Moraga council introduces zoning amendments to implement certified housing element; vote waives first reading

The Moraga Town Council unanimously introduced on May 14 a package of zoning-text amendments intended to implement the town’s 2023–2031 certified housing element and to address specific items raised by the California Department of Housing and Community Development (HCD).

Barry Miller, planning consultant, told the council the amendments update Title 8 to add definitions (for cohousing, live–work, manufactured homes, group homes, residential care, employee housing), to explicitly permit certain housing types in appropriate districts, and to update parking standards. Miller said the changes largely reflect state requirements or HCD comments received during the element’s certification and that certain changes (for example, allowing carryover sites to develop by right when at least 20% of units are affordable) are mandated by state law.

Miller walked council members through major items: carryover sites (two in Moraga that were carried from prior housing cycles), explicit permissibility for cohousing and live–work in multifamily and mixed-use districts, clarifying residential-care and residential-care‑facility definitions (including state rules distinguishing small facilities of six or fewer residents), adding supportive and transitional housing as allowed uses in mixed-use zones, adding low‑barrier navigation centers to mixed‑use and commercial zones where housing is permitted, and revising multifamily parking standards to scale required spaces by unit size and reduce guest-parking burdens.

Council members asked for clarifications about ministerial approvals vs. by‑right entitlements, the impact of state density‑bonus law and how the town’s code will reflect state supremacy when conflicts arise, and whether the changes could allow undesired uses in certain priority development areas. The town manager and planning staff said those broader permitted‑use reviews will be considered separately and cautioned against unintended consequences that could block housing production or conflict with HCD requirements.

After public comment (none on the item), Councilmember Carrie Hillis moved to waive first reading and introduce the ordinance as recommended by staff. Councilmember Brian Dolan seconded. The council then approved the motion in a roll‑call vote recorded as unanimous (aye votes recorded for ‘‘Bridal,’’ Gary, Graham, Lisa, and Steve in the roll call as read aloud). The ordinance will return for a second reading and adoption at a subsequent meeting; if adopted, it becomes effective 30 days after adoption.