Ceres staff outlines fast-track housing-element code changes tied to $320,000 REAP grant

City planning staff and a consultant reviewed how Ceres intends to implement its recently adopted 2023—2031 housing element and use a $320,000 REAP (STANCOG) allocation to finance consultant work and code updates.

Leah, the consultant presenting the study session, said the funding was authorized by council in February and "we were allocated $320,000," and that the grant requires the funds be spent by Dec. 31, 2026. She described the effort as an implementation push, not a funding appropriation: the planning commission's role is to consider consistency with the General Plan and provide input before staff returns with red-lined code amendments.

The packet and presentation listed about 14 near-term programs staff judged feasible in the short time window. Key program elements the commission reviewed included: reducing some single-family lot-size minimums in R-2 to 5,000 square feet (program 1.3); updating the accessory dwelling unit (ADU) ordinance and a policy to require 10% of new single-family homes in the West Landing neighborhood to include an ADU; formalizing permanent supportive housing as an allowed use consistent with state law; updating the city's density-bonus chapter to match current state law; and streamlining permit procedures and decision-authority checklists to speed multifamily approvals.

Staff also proposed a replacement-unit policy (requiring that demolished units be replaced) and a set of smaller zoning changes: increases to floor-area ratio and some height limits in selected zones, allowing mobile and manufactured homes that meet state standards in more zones, and removing some onsite-improvement requirements (for example, expensive masonry walls) that can make multifamily projects cost-prohibitive.

On parking, the presentation identified program 2.6, which would reduce multifamily parking ratios in higher-density zones to 1.5 spaces per unit and allow reduced parking for deed-restricted affordable units in some cases (the presentation described an approach that could permit as little as one-half space for certain affordable units). Commissioner questions focused on the likely on-street impacts of reduced parking and on whether changes would encourage rentals versus for-sale product. "Builders generally look for 3,500 to 5,000 square-foot lots," the consultant said, arguing that the proposed lot-size changes reflect market signals.

Staff emphasized many of the changes respond to requirements and scrutiny by the California Department of Housing and Community Development (HCD). Nubia (staff) added that the state has stepped up enforcement and that timely implementation helps preserve eligibility for regional and state funding.

Public comment included a question from Dave Paradis about where sites for navigation centers or affordable housing would be located; staff pointed to the housing-element site inventory adopted with the element.

The item was a workshop; no ordinance was adopted. Staff said commissioners' comments will be used to refine red-line code amendments and that the commission will review the proposed text at its June 15 meeting before the item goes to the city council as ordinances requiring council action.

What happens next: staff will produce red-line code amendments and an exhibit before the June 15 meeting for the commission's formal recommendation; the council will be the final decision-maker on ordinance changes.