Board adopts zoning amendments implementing housing-element changes: density bonus, emergency shelters and supportive housing

The Board of Supervisors on Dec. 17 approved a package of amendments to the noncoastal zoning ordinance and the coastal zoning ordinance to implement housing-element programs addressing the state density bonus and several special‑needs housing categories.

What changed: For density bonus law (Housing Element Program M) staff repealed and replaced the county's outdated local density‑bonus section and incorporated California’s state density‑bonus statute by reference in the noncoastal ordinance; the coastal zoning ordinance will adopt a companion section, clarified to require consistency with the certified Local Coastal Program where coastal resource protection applies.

For special‑needs housing (Housing Element Program N), the county added or revised rules for emergency shelters, low‑barrier navigation centers, transitional and supportive housing, residential care facilities and reasonable accommodations for people with disabilities. Key points: - Emergency shelters and low‑barrier navigation centers now have objective standards for on-site management, parking, intake space, lighting, security and maximum capacity; shelters that require permits are allowed in commercial and PD (plan‑development) zoning where appropriate. - Low‑barrier navigation centers (LBNCs) will be allowed by right in mixed‑use and non‑residential zones that permit multifamily housing (county listed three applicable zones). - Supportive housing and transitional housing were clarified to be allowed where multifamily housing is permitted; supportive housing meeting ministerial criteria will be allowed as a use‑by‑right in qualifying zones. - The county revised its reasonable‑accommodation procedure to align with state and federal fair‑housing requirements and clarified that requests may be made orally and that staff will engage in an interactive process.

Why it matters: The amendments implement state law and the county’s certified housing element, clarifying local rules so developers and service providers can site supportive and temporary housing more consistently with state mandates. Coastal zoning changes will be submitted to the California Coastal Commission for certification.

CEQA and review: Planning staff concluded the noncoastal amendments are exempt from CEQA under the “common-sense” exemption and as implementation of a previously‑approved housing element environmental document; the coastal ordinance amendments fall under Public Resources Code 21080.9 and will be submitted to the Coastal Commission for certification.

Board action: The board voted unanimously to adopt the proposed ordinances, with the planning commission’s recommended edits included.

Ending: Staff will forward coastal ordinance changes to the Coastal Commission for certification and will update county web pages and staff guidance to reflect the new standards and application requirements.