Planning Commission approves Development Code Update No. 4; asks for deeper review of residential zoning and Affordable Housing Task Force input

The Santa Paula Planning Commission on May 27 adopted a resolution forwarding Development Code Update No. 4 with amendments directing staff to return with a deeper review of residential zoning, to solicit feedback from the Affordable Housing Task Force on the inclusionary housing provisions, and to remove a commercial-only requirement from the Mills Act definition.

The action came after a staff presentation that said the update consolidates and renumbers sections, brings density bonus and inclusionary housing rules into compliance with state law, and revises a new chapter addressing the mobile home park zone. The presenter said the commission would see monthly code updates and that Update No. 5 will address the city’s wireless chapter and related federal requirements.

The update makes state law the default for the density bonus and revises inclusionary housing requirements, including an enforcement provision that, in staff’s description, “gave the city attorney's office the ability to go after any of the developers that don't uphold their part of the inclusionary housing.” The presenter also said references to “planning director” were changed to “Community Development and Economic Director or his or her designee.”

Commissioner Dunkel raised a series of concerns and suggestions about the residential zone standards, saying some requirements make it difficult to build diverse housing types. “We have a minimum housing square footage of 700 square feet. My house is smaller than that. I have a 576 square foot house,” Dunkel said, arguing that lot sizes, setbacks and lot-coverage rules could be adjusted to allow more varied housing types, accessory dwelling units and smaller units for seniors or households without children.

Commissioner Dunkel asked that staff bring the residential-zone provisions back for a more detailed study session so commissioners could review minimum sizes, lot widths, setbacks and parking standards. Staff said they would highlight sections for deeper review and set them aside for future discussion.

On mobile home parks, the staff presentation described how the code would bring the city into compliance with state law while preserving discretion where possible. Staff explained that existing mobile home parks would generally be grandfathered unless owners undertake new permits or substantial changes that would trigger compliance. The presentation also discussed how capital improvements can justify rent increases: under the city’s current rules, a park owner may apply for a 12% increase within one year for capital improvements; in one example staff provided, a park needed a 19% increase but spread that cost over 15 years. Staff also noted the city's maximum annual increase is capped at 75% of CPI.

Commissioner Auger and others emphasized caution about immediate cost impacts on park residents from new development standards and urged staff to consider affordability consequences when drafting technical standards.

Before voting, one commissioner asked that the Affordable Housing Task Force be given an opportunity to review the redlined inclusionary housing language; staff said the task force had reviewed past projects and elements but had not yet seen this specific draft language. Commissioners also discussed and agreed with staff guidance to remove the draft requirement that only commercial properties be eligible under the Mills Act definition for qualified historic property.

A motion to adopt the resolution with amendments—bringing back residential zoning for further review, striking the commercial-only Mills Act requirement, and requesting Affordable Housing Task Force feedback on the inclusionary housing language before the item goes to City Council—was made, seconded and approved unanimously in a roll-call vote by Commissioners Keeswetter, Herbert, Dunkel, Vice Chair Auger and Chair Kelly.

The commission directed staff to return with the flagged residential-zone sections for more detailed consideration and to incorporate the task force’s input on the inclusionary housing language prior to city-council consideration.