Taft planning commission reviews proposed zoning changes to ease housing constraints

The City of Taft Planning Commission on Jan. 8 reviewed a package of proposed zoning ordinance changes intended to remove local barriers to housing development, including smaller minimum unit sizes in several residential zones, revised front-yard setback rules, an updated definition of "family," and the start of a rewrite of rules covering residential care facilities. The commission did not vote on the ordinance changes at the special meeting.

Planning Director (title: Planning Director) told commissioners the amendments stem from the city's housing element "removal of constraints" work and are intended to make more housing feasible in Taft. "We're looking at another set of zoning ordinance amendments, that were, derived out of the housing element preparation process," the Planning Director said. The director also told the commission, "We're not acting on it tonight," indicating the item was for review and feedback rather than final approval.

Why it matters: the package is part of the city's state-required housing element work to reduce regulatory barriers that can limit housing supply. Several proposed numeric changes would directly affect where and how small housing units can be built in Taft.

Key proposals discussed

- Minimum unit sizes: The draft would lower minimum single-family unit sizes in RS and R-1 zones to 850 square feet (matching the manufactured-home minimum in the code) and set a minimum of 400 square feet for units in R-2 (duplex) and R-3 (multifamily) zones. The Planning Director described 400 square feet as the upper end for single-room-occupancy-style units.

- Setbacks and parking: The proposal would reduce front-yard setback requirements in R-1 and R-2 from 20 feet to 15 feet and set the R-3 front setback at 10 feet; garages and other accessory structures would be required to be set back 20 feet to provide a 20-foot driveway pad so vehicles do not block sidewalks, the Planning Director said. Side- and rear-yard setbacks in most single-family zones would remain 5 feet; the director noted R-3 may include larger side-yard buffering.

- Minimum lot size and density: The Planning Director said the R-1 minimum lot size would be reduced from 6,000 square feet to 5,000 square feet, while the zone's allowed density would remain tied to the existing standard of about 7 units per acre. The change is intended to align R-1 and R-2 lot-size requirements and allow more practical development on historically smaller lots.

- Definition of "family": The draft updates the code's family definition to align with state case law and to limit discriminatory exclusions based on household composition. "It's not so much saying what a family is," the Planning Director said, "it's just that family is one of the things that's under the anti discrimination laws." The director said the change aims to avoid definitions that hinge on whether a household has children.

- Residential care facilities: Staff described "residential care facilities" as a broad category (covering child, adult and senior care, group homes, foster/adoption-related facilities and similar uses). That portion of the code is complex and references state law; the Planning Director said it will likely be pulled out of this package and considered separately at a later meeting after staff completes a more detailed review.

Planning director report: ADU preapproved plans and process

In a separate update, the Planning Director said the city is preparing preapproved accessory dwelling unit (ADU) plan packages to speed construction and reduce permit complexity. The director said staff and the consultant are focusing on smaller ADUs likely to fit Taft lots and infrastructure constraints: "one-bedroom and smaller units," with the intent that most packages will be studio or one-bedroom options. The director said the city will provide a homeowner's guide and place the preapproved plan packages on the city website; applicants would still go through plan check but could choose a small preapproved option to simplify approvals.

What the commission asked

Commissioners asked about side-yard and rear-yard setbacks (confirmed as 5 feet in R-1 and R-2), how narrow lots are handled, alley-access garage setbacks (the director cited building-code rules allowing garages closer than living areas when they have no openings, and the 30—6-inch building-code guidance when openings exist), and the practical use of variances for narrow lots or unusual designs. The Planning Director said staff will research referencing the building code for firewall/distance rules and may propose a clearer variance pathway for narrow, older lots.

Votes at a glance

- Approval of minutes (agenda item 2): Motion made and seconded; roll call recorded as yes by Commissioner Dowden, Commissioner Johnson, Vice Chairman Shirts and Chairman Livingston. Outcome: approved.

- Appointment of a Planning Commission representative to the City Council (agenda item 7): A commissioner nominated "Jerry" for the representative role, the nomination was seconded, and the commission approved the nomination; the individual who accepted said, "I'll be glad to do it." Outcome: approved (representative identified in the meeting by first name only: "Jerry").

Next steps

The Planning Director said staff will continue refining the draft ordinance and related definitions and will return with a final package when the residential care facility section is clarified. The director also said the city will submit the next housing-element draft to the California Department of Housing and Community Development for a 60-day review once the edits are complete.