Agenda Item: 1
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: April 14, 2026
SUBJECT: ACCESSORY DWELLING UNIT ORDINANCE AND HOUSING
LAW UPDATES – FIRST READING
DEPARTMENT: Community Development
PRESENTER: Andy Olson
RECOMMENDED ACTION
City Council:
1. Conduct the public hearing.
2. Find the Accessory Dwelling Unit Ordinance and Housing Law Updates project exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), the common-sense exemption.
3. Introduce an ordinance entitled: “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 26-011 (UDC26-001), AMENDING THE SANTA CLARITA MUNICIPAL CODE,” and pass to second reading.
BACKGROUND
REQUEST
Since the 2021 adoption of the Accessory Dwelling Unit (ADU) ordinance and the two-unit development ordinance in 2022, the California Legislature and Department of Housing and Community Development (HCD) have continued to expand state housing laws, further limiting the City of Santa Clarita’s (City) ability to regulate ADUs, junior ADUs (JADUs), two-unit developments, and urban lot splits. Recent updates to state law, including Government Code § 66323, require the City to approve ADUs that meet state standards, without applying additional local regulations on these ADUs, such as regulations regarding fire zones, protected oak trees, or Significant Ecological Areas (SEAs). Additionally, Government Code §§ 65852.21 and 66411.7
require ministerial approval of two-unit developments and urban lot splits. To address these changes, City staff prepared amendments to the Santa Clarita Municipal Code (SCMC) to update the City’s regulations consistent with state law and HCD’s interpretation of those laws.
The City proposes to amend the SCMC, including text amendments to Chapter 16 (Subdivisions) and Chapter 17 (Zoning) to change regulations governing: 1) accessory dwelling units (ADUs); 2) two-unit residential development (Senate Bill 9 [SB9]); and 3) implementation of Housing Element Program HP-2.1.
Accessory Dwelling Unit Regulations
California state (state) law regulates both ADUs and JADUs. Both ADUs and JADUs provide additional units on properties with proposed or existing single-family and multifamily development. The existing regulations were adopted by the City Council (“ADU ordinance”) on January 26, 2021. These ADU regulations provided local control over development standards (e.g., design, setbacks, and parking requirements) that were allowed at that time. The ordinance further limited ADUs in high-fire-severity zones for public safety and included protections for oak trees and significant ecological areas (SEAs). The following is a brief summary of the City’s ADU ordinance since its adoption by City Council:
• February 17, 2021: City submitted ordinance to HCD within 60 days of adoption, as required by state law
• March 24, 2023: HCD provided a review letter
• April 21, 2023: City replied to HCD, within a 30-day timeline • May 27, 2025: City Council adopted 2025 SCMC Updates, including minor ADU ordinance amendments in response to three state ADU bills • June 27, 2025: City submitted revised ordinance to HCD as required by law • December 10, 2025: HCD provided a review letter on both the ADU ordinance and the two-unit development ordinance
• January 7, 2026: City replied to HCD, within a 30-day timeline
Two-Unit Development Ordinance (SB9)
On September 16, 2021, the Governor signed SB9, which became effective on January 1, 2022.
As a result, the City must ministerially (i.e., the City does not have discretion) approve two-unit residential developments on parcels zoned for a single-family unit, and must ministerially approve parcel maps for lot splits on parcels zoned for single-family uses (urban lot splits), subject to qualifying criteria.
On January 25, 2022, the City Council adopted Ordinance No. 22-2, implementing development standards into the SCMC to regulate the two-unit residential developments and urban lot splits required by SB9. This ordinance was not submitted to HCD because state law did not require it.
However, the review letter HCD sent to the City in December 2025, included comments on the City’s SB9 ordinance in addition to the ADU ordinance. As a result, the City must propose revisions to these regulations. The proposed amendments would address HCD’s review letter related to the implementation of SB9 and ensure these units are permitted in compliance with state law and HCD’s comments.
Housing Element Program HP-2.1
The City’s 6th Cycle Housing Element was originally adopted by the City Council on May 10, 2022. City staff went through multiple rounds of review with HCD, receiving comments from HCD on July 7, 2022, and February 14, 2023. The final Housing Element was adopted by the City Council on June 27, 2023, and certified by HCD on August 22, 2023. There are a number of programs in the Housing Element aimed at implementing the goals and policies established in the Housing Element. This includes Program HP-2.1: Zoning Code Changes for Consistency with State Law. This program intends to update the SCMC to incorporate current state law related to a variety of housing-related uses. This includes compliance with legislation regarding transitional housing, supportive housing, emergency shelters, low-barrier navigation centers, and employee and agricultural worker housing, as well as updating the City’s ADU ordinance in accordance with state law. The proposed amendments would ensure these housing types are permitted in conformance with state requirements.
PLANNING COMMISSION ACTION
On March 17, 2026, the City’s Planning Commission held a public hearing on the proposed amendments at its regularly scheduled meeting. The Planning Commission voted 3-2 to adopt Resolution No. P26-02, recommending that the City Council adopt an ordinance to codify the proposed amendments. A copy of the Planning Commission’s staff report is available in the City Clerk’s reading file.
PROJECT DESCRIPTION
The proposed project would update the SCMC with amendments to the City’s ADU ordinance and SB9 ordinance, as well as zoning updates to implement Housing Element Program HP-2.1.
The proposed amendments were prepared by City staff in coordination with the City Attorney’s Office, and consist of text amendments only; no changes to the City’s zoning map, land use designations, or development densities are proposed. No construction or development is proposed as part of the project.
Accessory Dwelling Unit Ordinance
As described above, the City’s original ADU ordinance was prepared to provide for maximum local control as permitted by state law at the time of adoption. State law has continued to evolve, and today, adoption of a local ADU ordinance no longer provides the same local control benefits that previously existed. State legislation regarding ADUs continues to change on a yearly basis, and the proposed amendments will keep the City’s code compliant and not in conflict with state law.
The proposed amendments to the ADU regulations implement the Legislature’s mandate that requires the City to approve ADUs that meet the requirements of state law, including Government Code § 66323. These “state-mandated” or “state-exempt” ADUs must be allowed under state law regardless of: (1) whether the City implements an ADU ordinance, and (2) any development or design standard adopted by the City. These mandatory ADUs include:
• On a single-family property:
o A conversion ADU within the existing home or accessory structure o A JADU within the existing home or accessory structure o A detached ADU, up to 800 square feet, and with four-foot side and rear setbacks • On a multifamily property:
o Conversion of ADUs within existing non-livable space (e.g., attics, garages). This includes at least one ADU and up to 25 percent of the number of units on-site o Detached ADUs (up to eight ADUs for an existing multifamily development, not to exceed the number of units on-site, and up to two ADUs for a proposed multifamily development)
These ADUs are largely exempt from local development standards. As discussed, the City will no longer be able to restrict ADUs and JADUs in High Fire Zones, or based on the oak tree preservation ordinance, or proximity to an SEA. Residents would continue to be responsible for any impacts to protected species regardless of any ADU or JADU regulations.
As of the writing of this staff report, however, the City remains able to impose development impact fees on some ADUs. In addition, the City is required by state law to prohibit short-term rental of ADUs and JADUs. The proposed ordinance implements all of the mandates imposed on the City by state law and responds to HCD’s comments.
Two-Unit Development Ordinance
The proposed amendments addressing SB9, similarly to the ADU amendments described above, would align the SCMC standards with state law, including, without limitation, Government Code §§ 65852.21 and 66411.7. Senate Bill 9 mandates that the City must ministerially approve two residential units on a single-family lot. The proposed amendments are necessary to implement this existing state mandate. Under the proposed amendments, the only standards the City can apply are the objective development standards of the underlying zone (such as setbacks, height limits, and lot coverage), unless state law provides an exemption. The City would no longer be able to regulate these types of developments based on standards such as High Fire Zones or based on the oak tree preservation ordinance.
Senate Bill 9 also mandates that the City approve urban lot splits. The proposed amendments would also repeal SCMC Chapter 16.28, which currently contains the City’s subdivision requirements for urban lot splits. As permitted by state law, urban lot splits would be required to comply with the objective parcel map standards in Title 16 of the SCMC, the same standards that apply to a typical Tentative Parcel Map application.
Housing Element Program HP-2.1
Housing Element Program HP-2.1 aims to implement SCMC amendments to ensure that the City’s zoning code remains consistent with state housing law. The City is already implementing these items as mandated by state law, and HCD requires the City to codify these housing-related changes. The proposed amendments address the following items from Program HP-2.1:
• Transitional housing
• Supportive housing
• Emergency shelters
• Low barrier navigation centers
• Employee and agricultural worker housing
• ADUs
• Group homes
Implementation of Program HP-2.1 would be primarily achieved through proposed amendments to the Residential Use Charts (SCMC Chapter 17.43) and the Homeless Shelter Development standards (SCMC § 17.66.070). This includes the creation of a new permitted use chart category identified as “State-Designated Housing Use Types.” This chart would reference applicable state legislation for these use categories. These housing types are regulated by state law, which limits the City’s ability to enforce local regulations and standards.
The proposed amendments also include a minor strikethrough to residential service/care homes (group homes) to remove the limitation on the number of residents for these uses. Under state law, the City cannot restrict the number of residents in these facilities; Residential Service/Care Homes are licensed and regulated by the state and subject to state regulations on the number of residents. The proposed amendments ensure the City permits these uses in compliance with state law and will remain compliant as state regulations change in the future.
The proposed amendments to the Homeless Shelter development standards ensure that development criteria are objective and are in compliance with state regulations for these uses.
ENVIRONMENTAL
A draft Notice of Exemption was prepared for the proposed project. The project is exempt from additional environmental review pursuant to CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.) § 15061(b)(3), the common-sense exemption. The activity is covered by the general rule that CEQA applies only to projects that 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.
NOTICING
All notices required by law were completed, which consisted of a one-eighth page legal advertisement in The Signal newspaper on March 24, 2026. As of the writing of this staff report, City staff has received no correspondence from the community on this item.
CONCLUSION
As described above, the proposed amendments are necessary to update the SCMC in accordance with current state law; to address HCD’s review letter regarding ADUs and SB9 developments; and to implement Program HP-2.1 of the City’s Housing Element. City Council action is required to approve amendments to the SCMC.
ALTERNATIVE ACTION
Other action as determined by the City Council.
FISCAL IMPACT
There is no fiscal impact.
ATTACHMENTS
Public Notice
Ordinance
Proposed SCMC Amendments - Clean Version
2023 and 2025 HCD Review Letters and City Responses
Housing Element Program HP-2.1
Notice of Exemption
Planning Commission Agenda Packet (available in the City Clerk's reading file)