Carpinteria Council Discusses Potential Rezone for Site 21 Amid Housing Need

The Carpinteria City Council convened on July 14, 2025, to discuss a significant proposal regarding the potential rezoning of Site 21, a parcel located on Carpinteria Avenue. This site, currently zoned for industrial use, has been under consideration for a shift to a Residential Mixed Use (RMU) designation, aimed at addressing the city's pressing need for affordable housing.

During the meeting, city staff clarified that the discussion was not about immediate approval of a rezone but rather the initiation of a multi-step process to explore the possibility. The proposed development could yield 178 rental units, with 20% designated for low-income households. The project aims to provide workforce housing in a location that is close to employment opportunities and recreational areas, which has been a growing concern for local businesses struggling to retain employees due to housing affordability issues.

The landowner, Victor Schaff, and his team presented a conceptual plan that includes a mix of studio, one-bedroom, and two-bedroom units, all designed to meet the city's objective design standards. However, the proposal also seeks concessions under state density bonus laws, which would allow for a higher density than typically permitted in the RMU zone. This aspect raised concerns among council members and community members regarding the potential impact on parking and the overall density of the project.

Public comments reflected a mix of support and opposition. Supporters emphasized the urgent need for affordable housing and the benefits of having residential units close to jobs. Conversely, opponents expressed concerns about the environmental sensitivity of the site, potential parking shortages, and the risk of setting a precedent for future developments in the area.

In response to these concerns, council members debated the merits of moving forward with the rezone initiation versus waiting for further public input and a more comprehensive review process. Ultimately, the council voted to decline the initiation of the rezone at this time, opting instead to consider the site in the next phase of housing element rezones, which will be bundled with the upcoming general plan update.

This decision reflects the council's commitment to ensuring that any future development aligns with community values and environmental considerations, while also addressing the critical need for affordable housing in Carpinteria. The council's next steps will involve further discussions on how to balance these priorities effectively.