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Council introduces zoning amendment to speed ministerial approval for projects with 20% affordable units
Summary
The council introduced (waived first reading) a zoning text amendment implementing Housing Element program HE‑2L to allow ministerial permitting for housing projects that reserve at least 20% of units as affordable on designated opportunity sites, moving the city toward HCD compliance.
The Chowchilla City Council on Feb. 25 introduced and waived first reading of a zoning code amendment intended to expedite lower‑income housing on designated opportunity sites.
City Planner Perea told the council the text amendment (24‑0762) implements Housing Element program HE‑2L by requiring a ministerial entitlement process — rather than discretionary review — for housing developments that designate at least 20% of their units as affordable, and only for sites listed as housing element opportunity sites. "The goal of this program would be to increase housing opportunities for lower income households in the city of Chowchilla," Perea said, adding the change is limited to the opportunity‑site locations the council previously adopted in the housing element.
Perea said the city’s sixth‑cycle housing element was certified by the California Department of Housing and Community Development (HCD) on Sept. 10, 2024, and the amendment implements one of the element’s required programs. Planning staff noted the Planning Commission recommended approval (4–0, 1 abstention) at its Feb. 19 meeting and that the council will include the action in the city’s upcoming annual housing element progress report to HCD.
Councilmember Trost questioned whether the change ‘‘bypasses the council’’ on housing decisions; planning staff and the city administrator replied that the ministerial review remains an administrative process that coordinates department heads and city management and is limited to projects meeting the specified affordable‑housing threshold and site designation. Planning staff also said the city already allows some ministerial approvals depending on zoning and that this amendment is specific wording HCD required to maintain certification and eligibility for certain state planning grants.
Council voted to introduce and waive first reading of the ordinance amendment and approve the accompanying notice of exemption. Roll call was Ahmed yes; Chavez yes; Berrigan yes; Trost no; Smith yes — the motion passed 4–1.
Staff said additional housing‑element implementation items will be brought to the Planning Commission and council in coming months. The city will include approved items in its April 1 housing element progress report to HCD.
