Moraga planning commission recommends council accept 2025 general plan and housing element progress reports

The Moraga Planning Commission voted 4-0 Tuesday to recommend that the Town Council accept the 2025 annual general plan report and the housing element progress report and authorize staff to submit both documents to the governor's Office of Land Use and Climate Innovation and the California Department of Housing and Community Development by the April 1 deadline.

Assistant Planner Brian Horn laid out the staff recommendation and schedule, saying, “The deadline is April 1 to have this submitted, so we intend to bring the general plan annual report and housing element progress report to the Town Council on March 25 and then submit by April 1.” Horn told commissioners the reports include a general plan matrix tracking 137 programs and the housing element’s Table D listing 43 programs.

Horn said housing production remains short of the target for the element cycle: “We've issued, in 2025, 10 new permits, and they're all ADUs,” he said, adding that 19 units have been produced since the housing element cycle began in 2023 and that the town still has roughly 99 units remaining to meet its target for the cycle. Horn also summarized recent actions to support housing: the town adopted ordinances 3-16 (a package of zoning changes including adjustments to parking and reasonable accommodation provisions and allowances for low-barrier navigation centers in mixed-use zones) and 3-17 (a scenic corridor update), and the commission approved two multifamily projects totaling about 115 units, including “one 100% senior affordable” project with 48 restricted units and a manager’s unit.

Commissioners used the staff presentation to press for clarity on several implementation items. Commissioner Helber asked whether the 10 ADUs counted by staff were building permits; Horn confirmed that only building permits issued for construction count toward housing element totals and that design-review approvals or entitlements are not included until permits are issued. On larger projects, staff said some developments are delayed by funding cycles or applicant-driven timing rather than by a single permitting barrier.

Commissioner Polsky raised neighborhood maintenance concerns tied to PG&E pipeline work and asked whether the town will require restoration and perform oversight of resealed streets; staff said such work is reviewed by public works through encroachment permits and inspections and promised to follow up with the public works director. Polsky also asked whether a vacant-storefront tax mentioned by a council member had become a town priority; staff said the council had not given formal direction to staff on that item.

On regulatory reforms, commissioners urged clearer, objective standards to reduce ambiguity for applicants. Horn said the general plan actions include amending plan development regulations (including R-12 and R-20 standards), developing small-lot and townhome standards, and updating townwide design guidelines to be more objective; he clarified that optional small-lot subdivision standards are intended to streamline some steps but would still require design review and Planning Commission review of subdivisions.

The commission’s motion asked the Town Council to accept the annual reports and authorize staff to submit them to the state agencies for their review and records. A commissioner moved the recommendation and Commissioner Polsky seconded; the motion passed with four ayes and no recorded opposition. Staff said the reports will be brought to the Town Council on March 25 for action and then submitted to the state by April 1.

Before adjourning, staff called attention to a March 25 joint Town Council–Parks and Recreation Commission meeting to review the Parks, Recreation and Open Space Master Plan and encouraged commissioners to attend. The meeting adjourned after routine items.