Commission receives staff study session on housing element rezoning and "Mixed Use Overlay" approach; scoping meeting set Dec. 10
Loading...
Summary
Staff and consultants outlined a plan to apply a Mixed Use Overlay District to Measure K sites, use SB 131 CEQA exemptions where possible, and pursue rezonings to meet the RHNA; commissioners and public urged clearer outreach and timing for the EIR scoping process.
City staff and outside consultants presented the Planning Commission on Monday with the city's approach to rezoning Measure K and housing element sites under a draft "Mixed Use Overlay District" (MUOD) to meet the Regional Housing Needs Allocation (RHNA) and to implement programs in the adopted housing element.
Senior planner Michelle Halligan described the effort as the city's pathway to "address housing needs and obtain housing element certification from the California Department of Housing and Community Development (HCD)." Consultants from Dudek (project manager Kathy Tang Saez and planner Elizabeth Dixon) walked commissioners through a two‑bucket strategy: rezoning Measure K sites with a clean, consolidated MUOD and implementing zoning code amendments to comply with new state law and create objective design standards.
Staff said there are roughly 1,000 Measure K parcels under consideration. The draft approach would apply the MUOD to Measure K sites and, where the parcel is also a housing element site, include special provisions requiring a minimum residential floor area and minimum density consistent with recent case law. Staff identified SB 131 as a potential mechanism to secure CEQA exemptions for housing element rezonings (the city is awaiting HCD technical guidance on SB 131), and announced an EIR scoping meeting for the draft program environmental review on Wednesday, Dec. 10 at 5:30 p.m. in City Council Chambers.
Commissioners asked detailed questions about whether existing urban plans and specific plans would be retired or carried forward in revised code language, how overlays would interact with base zoning, the limits of Measure Y (voter approval requirements), and whether property owners could opt out of being rezoned if their parcel is a housing element site. Staff said housing element sites cannot opt out at this stage and explained that for housing element parcels the overlay provisions would supersede other documents to meet statutory requirements. Staff also said it would carry forward necessary urban plan provisions into the MUOD where appropriate and would be careful not to remove existing development rights where specific plans provide unique benefits.
Public commenters urged better transparency and clearer materials. A resident asked that staff publish Measure K parcel lists with street addresses, not only parcel numbers, to make it easier for residents to understand which properties are affected. A member of the public said the scoping meeting and the comment deadline are scheduled too close to the holidays and urged the city to provide more time and post presentation materials online for public review.
Commissioner Martinez moved to receive and file the study session materials; the motion carried 6–1 with Vice Chair Zick dissenting. Staff said it would return in February with draft zoning code amendments and objective standards and would continue technical coordination with HCD and additional public outreach in early 2026.
