San Gabriel council introduces zoning amendment to allow by‑right housing with 20% affordable units
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Summary
The council held a public hearing and introduced Ordinance 7‑25 (ZTA 25‑002), which adds a 'use by right' definition and would allow by‑right residential development in C‑1 and C‑3 zones when at least 20% of units are affordable to lower‑income households; staff said the change implements state housing law and triggers state density bonus and prevailing wage rules.
The San Gabriel City Council opened a public hearing and introduced Ordinance 7‑25, a zone text amendment (ZTA 25‑002) that would add a 'use by right' definition to the city’s zoning code and allow certain housing projects in C‑1 and C‑3 mixed‑use districts to proceed without discretionary approvals if at least 20% of the units are affordable to lower‑income households.
Assistant Community Director Samantha Tuwizard presented the staff report, saying the amendment implements state housing law and is consistent with the city’s housing element. Tuwizard said the Planning Commission reviewed the amendment on Oct. 13 and recommended adoption to the City Council by a 5–0 vote. The proposed ordinance includes underlined text for additions and strikeouts for deletions; staff said the ordinance would schedule a second reading and adoption at the next regular council meeting and would become effective 30 days after adoption.
Council members asked factual questions. Councilmember Wu sought clarification about whether projects qualifying as use‑by‑right (providing 20% affordable units) may also claim state density‑bonus incentives; staff confirmed they may. Wu also asked whether that eligibility would trigger state prevailing‑wage requirements; staff confirmed prevailing‑wage rules would apply.
No public speakers submitted comment on the item and council members moved to introduce the ordinance. The motion to waive full reading and introduce Ordinance 7‑25 passed by a 5–0 vote. The council scheduled the second reading and adoption for the next regular meeting.
The ordinance would amend Chapter 153 of the San Gabriel Municipal Code and specifically targets mixed‑use areas in the C‑1 and C‑3 zoning districts. Staff noted the zoning‑map exhibits presented at the hearing showing parcels identified for moderate‑ and lower‑income development potential and said the item stems from the city’s housing element update and site inventory required under state housing law.
Next steps: The council will consider second reading and adoption at the next regular meeting; if adopted the ordinance would take effect 30 days after adoption.
