Commission backs general plan amendment to reflect West Ontario widening and to add FEMA-aligned LHMP language

The Planning and Housing Commission on Feb. 10 adopted a resolution recommending City Council approve General Plan Amendment (GPA) 2024-0002, which would revise the circulation element to reflect widening a portion of West Ontario Avenue from a major four-lane arterial to a six-lane arterial and would update the public safety element to include a Federal Emergency Management Agency–aligned Local Hazard Mitigation Plan (LHMP) definition.

Senior Planner Evan Langen told commissioners the amendment makes two limited changes to the general plan: one map exhibit in the circulation element to reflect the already-approved West Ontario Avenue widening, and one textual definition in the public safety element to bring the LHMP language into compliance with federal requirements. "The amendment before you this evening would revise two of those elements, specifically the circulation element and the public safety element," Langen said. He noted the widening is a City capital improvement project approved by the City Council in 2022 and that the GPA does not alter the previously approved construction project.

CEQA and documentation: For the circulation-element change staff prepared an addendum to the general-plan EIR that determined the exhibit change would not create new environmental impacts; for the LHMP text update staff relied on CEQA's common-sense exemption and cited CEQA Guideline section 15061(b)(3). Staff recommended adoption of an addendum to the certified general plan EIR and adoption of GPA 2024-0002.

Public comment: Resident Steve Felix asked for clarification about outreach and which resident concerns were incorporated into the design, raising issues including sewer stub-outs the council previously agreed to pay for, driveway slopes, medians and notification reach. Felix said residents were unsure what feedback had been incorporated into project design and whether notices reached all affected homes. Public works staff replied the project is in approximately 30% design, that outreach will continue and that utility relocations and adjustments (including potential relocation of a shed encroaching into city right-of-way and relocation of fire hydrants and other utilities) are part of the design process. Public works staff said design completion is expected by the end of the calendar year with construction likely the following spring.

Commission discussion focused on timing (several commissioners noted the widening had been approved by council in 2022 and asked why the GPA is proceeding now), the relationship between the GPA and the capital improvement project, outreach radius (staff said notices were sent to properties within 500 feet of the project site), and FEMA/LHMP requirements. A fire-department representative said an approved LHMP is required for a jurisdiction to seek FEMA public-assistance reimbursement after a declared disaster; the city updated its LHMP in 2023 and follows a five-year review cycle.

Action: Commissioner Alexander moved that the commission adopt Resolution No. 2659 granting GPA 2024-0002 and recommending City Council approval; Commissioner Woody seconded and the motion passed. The staff record includes an addendum to the certified general plan EIR for the circulation-element change and cites CEQA Guideline section 15061(b)(3) for the public-safety language update.

Why it matters: The GPA updates the general plan to match an approved capital improvement project and to ensure FEMA-aligned language in the safety element so the city remains eligible for certain disaster reimbursement funds. Public comments at the hearing underscored residents' ongoing concerns about notice and the need for continued outreach as design advances.