Staff Report
City Council
Item No. 6.E
Meeting Date: February 25, 2026
From: Sandra Molina, Community and Economic Development Director Title: Zoning Ordinance Amendment 25-0005 - An amendment to Chapter
9.114 (Accessory Dwelling Units) of Title 9 Planning and Zoning of the Cathedral City Municipal Code for consistency with new State legislation regulating accessory dwelling units.
RECOMMENDATION:
Find Zoning Ordinance Amendment 25-0005 exempt from the California Environmental Quality Act and introduce an ordinance amending Chapter 9.114 (Accessory Dwelling Units) of Title 9 Planning and Zoning of the Cathedral City Municipal Code for consistency with new Sate legislation regulating accessory dwelling units.
BACKGROUND:
On September 14, 2022, the City Council adopted Ordinance No. 862, adding Chapter 9.114 (Accessory Dwelling Units) to the zoning ordinance. On December 13, 2023, the City Council adopted Ordinance No. 874, updating the ADU regulations in Chapter 9.114 for consistency with new legislation regulating accessory dwelling units (ADUs), including Senate Bill 897, Assembly Bill 2221.
On September 3, 2025, City staff proposed amendments to Chapter 9.114, needed for consistency with recent changes to state ADU law, to the Planning Commission for discussion. The Planning Commission subsequently conducted a public hearing for the proposed Zoning Ordinance Amendment on November 5, 2025. The Commission voted unanimously in favor of recommending that the City Council adopt the proposed amendments.
The Planning Commission held a second public hearing for the proposed amendments on January 21, 2026, to incorporate modified development standards for attached accessory dwelling units. The Planning Commission voted unanimously to recommend City Council adopt the proposed Zoning Ordinance Amendment, including additional changes necessary to conform with Senate Bill (SB) 543, which had recently been enacted on January 1, 2026.
Senate Bill 1211 and Assembly Bill 2533
Senate Bill (SB) 1211 and Assembly Bill (AB) 2533, which both took effect on January 1, 2025, include numerous changes to the state ADU laws. As a result of the requirements set forth in these new state laws, CCMC Chapter 9.114 must be amended for consistency. The following are new requirements of SB 1211 and AB 2533:
SB 1211:
•Amends Government Code Section 66323 to establish specific categories of ADUs that are exempt from any local objective development or design standard. ADUs that are covered by this law will be subject to state regulations for side and rear setbacks as well as height limits but will now be exempt from most of the City’s current ADU standards.
•Prohibits local agencies from requiring the replacement of off-street parking spaces if an uncovered parking space is demolished in conjunction with the construction of, or conversion to, an ADU.
•Defines “livable space” for the purpose of the provisions governing ADUs to mean a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
•Authorizes up to 8 detached ADUs to be created on a lot with an existing multi-family dwelling, provided that the number of ADUs does not exceed the number of existing units on the lot, and up to 2 detached ADUs on a lot with a proposed multi-family dwelling.
AB 2533:
Prohibits local agencies from denying permits for unpermitted ADUs and JADUs that were constructed before January 1, 2020, unless they are deemed substandard. The bill also requires local agencies to inform the public about this prohibition and applies additional administrative requirements for unpermitted ADUs and JADUs.
Senate Bill 543
Senate Bill (SB) 543 was adopted in the most recent legislative session and became effective on January 1, 2026. The bill clarifies existing laws regulating accessory dwelling units, including provisions related to size standards, impact fees, and number of units permitted.
Specifically, SB 543:
•Amends Government Code Section 66323 to specify that, on a lot with an existing or proposed single-family dwelling, any combination of one JADU, one conversion ADU, and one detached ADU with up to 800 square feet of livable space, shall be allowed. •Amends the ADU and JADU size standards, including as applicable to impact fees, to specify that area shall be measured based on square feet of interior livable space, rather than gross floor area.
DISCUSSION:
The proposed amendments to Chapter 9.114 of the Cathedral City Municipal Code include changes for conformance with SB 1211, AB 2533, and SB 543, as well as a reorganization of the ADU development standards for clarity and ease of use. Attachment 1 (Exhibit 1) provides the proposed ordinance, Attachment 2 provides a summary of the proposed changes, and Attachment 3 provides a redline copy of Chapter 9.114.
Types of Accessory Dwelling Units
In the proposed amendment, the City’s ADU regulations are reorganized based on the type of unit proposed. The types of accessory dwelling units permitted in Cathedral City are as follows:
•Units permitted on a lot with a single-family dwelling:
oAn accessory dwelling unit constructed within an existing or proposed single- family dwelling, or within an existing accessory structure on a lot with a single- family dwelling (a.k.a., a conversion ADU)
oAn accessory dwelling unit constructed as an attachment to an existing single- family dwelling (a.k.a., an attached ADU)
oA junior accessory dwelling unit (no larger than 500 square feet, contained entirely within an existing or proposed single-family dwelling) oA detached accessory dwelling unit, no larger than 800 square feet, constructed on a lot with a single-family dwelling
oA detached accessory dwelling unit, larger than 800 square feet, constructed on a lot with a single-family dwelling
•Units permitted on a lot with a multiple-family dwelling:
oAccessory dwelling units constructed within portions of an existing multiple- family dwelling that are not used as livable space
oAccessory dwelling units that are detached from an existing or proposed multiple-family dwelling
Development Standards
Government Code Section 66323, as revised by SB 1211, establishes specific types of ADUs that are exempt from any local objective development or design standards. In some jurisdictions, these units are referred to as “state exempt ADUs” or “statewide exemption ADUs”. The categories of exemption ADUs that are subject to Government Code Section 66323 are:
•Conversion ADUs on a lot with a single-family dwelling; •Detached ADUs that are 800 square feet or less and on a lot with a single-family dwelling; and
•ADUs, conversion or detached, on a lot with a multiple-family dwelling.
Government Code Section 66323 also applies to junior accessory dwelling units; however, these units are also subject to other state requirements. These requirements are consistent with the City’s existing JADU regulations as set forth in CCMC Section 9.114.060, and therefore no changes to the JADU regulations are needed.
Exemption ADUs subject to Government Code Section 66323, as identified above, will be subject to height limits, as set forth in Section 9.114.050 of the Municipal Code, as well as four-foot side and rear yard setbacks (or setbacks sufficient for fire and safety, in the case of attached and conversion ADUs). In accordance with SB 1211, exemption ADUs are:
•Not required to match the design of the primary dwelling unit; •Not subject to the front setback;
•Not prohibited in front of the primary dwelling unit;
•Not subject to maximum lot coverage;
•Not required to install landscaping consistent with the landscaping surrounding the primary unit; and are
•Not required to provide an off-street parking space.
In accordance with state law, local governments can still apply additional development and design standards to units that do not meet the requirements in Government Code Section 66323. The only types of ADUs permitted in Cathedral City but that are not subject to Section 66323 are detached ADUs that are larger than 800 square feet and on a single-family lot, and attached ADUs on a single family lot. These units will continue to be subject to the development standards currently set forth in CCMC Section 9.114.050.
Number of Units
Currently, a maximum of one JADU and one ADU are permitted on a lot with a single-family dwelling. However, pursuant to Government Code Section 66323 as amended by SB 543, up to one JADU and two ADUs are permitted a lot with a single-family dwelling, provided one of the ADUs is a conversion ADU and the other is a detached ADU with less than 800 square feet of livable space.
ENVIRONMENTAL REVIEW:
The Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3), referred to as the commonsense exemption, which states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
PUBLIC NOTIFICATION:
The public hearing for this project was noticed for the meeting on February 11, 2026, in accordance with the Municipal Code. At the public hearing on February 11, the City Council approved staff’s request for the item to be continued to the February 25, 2026, meeting.
The continuance to a date certain does not require additional noticing.
CalHDF Letter
On January 21, 2026, prior to the Planning Commission hearing, a public comment letter (Attachment 5) was submitted by the California Housing Defense Fund (CalHDF) requesting an additional change to draft ordinance for conformance with Senate Bill 543. The requested change was determined appropriate and incorporated into the draft ordinance attached to this report.
FISCAL IMPACT:
There is no fiscal impact.
FIVE-YEAR STRATEGIC PLAN:
Goal F - EMBRACING, INCLUSIVE COMMUNITY
Objective: Cathedral City is valued and respected as a community that welcomes and embraces diversity, has an abundance of high quality and affordable housing options and vibrant businesses. Our neighborhoods are attractive, well-maintained, and issues surrounding homelessness have been compassionately addressed with thoughtful, coordinated, and collaborative programs.
ATTACHMENTS:
Attachment 1 – ZOA 25-0005 - Draft Ordinance
Attachment 2 – Summary of Proposed Text Amendments
Attachment 3 – Chapter 9.114 Revisions (Redline)
Attachment 4 – CEQA Notice of Exemption
Attachment 5 – Letter from CalHDF