City of Simi Valley
Staff Report
July
27, 2026
T
O: City Council
F
ROM: Department of Environmental Services
Stratis Perros, Environmental Services Director
SUBJECT: Second reading of O rdinance No. 1373 to consider Simi Valley Municipal Code amendments (Z -S-2026-0001) to update regulations for Accessory Dwelling Units; a determination that these amendments are exempt from the California Environmental Quality Act
STAFF RECOMMENDATION
It is recommended that Ordinance No. 1373 be adopted.
BACKGROUND
The attached Ordinance No. 13 73 was introduced for f irst reading at t he City C ouncil meeting of June 22, 2026, without modifications.
SUGGESTED CITY COUNCIL MOTION
I move to adopt Ordinance No. 1373 without modifications.
Prepared by: Lucy Blanco, City Clerk
Attachments
Attachment A - Ordinance No. 1373
Agenda Item No.
8C
Attachment A
ORDINANCE NO. 1373
A
N ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SIMI VALLEY FOR SIMI VALLEY MUNICIPAL CODE
AMENDMENTS (Z -S-2026-0001) TO UPDATE
REGULATIONS FOR ACCESSORY DWELLING UNITS;
AND A DETERMINATION THAT THESE AMENDMENTS
ARE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
W
HEREAS, on October 25, 2025, the State Department of Housing and Community Development (HCD) notified the City that the City’s current ADU regulations do not comply with recent changes to California law; and W
HEREAS, the proposed Development Code Amendments (Z -S-2026- 0001) bring City regulations for Accessory Dwelling Units into conformance with California law and exercise those regulatory options as allowed in State law; and W
HEREAS, on April 8, 2026, the Planning Commission recommended that the City Council adopt the proposed ordinance updating regulations for Accessory Dwelling Units; and
W
HEREAS, the City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 2100, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”); and
W
HEREAS, the City scheduled a public hearing regarding the proposed Project before the City Council for June 22, 2026. Notice of the public hearing on the proposed Project was posted as required by the Simi Valley Municipal Code; and W
HEREAS, on June 22, 2026, the City Council conducted a public hearing to consider the Project, including, without limitation, this ordinance; and W
HEREAS, this ordinance, and its findings, are based upon the entire administrative record considered during the June 22, 2026, public hearing, including, without limitation, the staff report and accompanying documents.
NO
W, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS:
S
ECTION 1. The City Council adopts the attached amendments to Title 9 of the Simi Valley Municipal Code as set forth in Exhibit A.
S
ECTION 2. The City Clerk shall cause this ordinance or a summary hereof to be published in a newspaper of general circulation, published in the County of Ventura and circulated in the City, and if applicable, to be posted, in accordance with Section 2 36933 of the California Government Code; shall certify to the adoption of this ordinance and shall cause a certified copy of this ordinance, together with proof of publication, to be filed in the Office of the Clerk of this City.
SECTION 3. This ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.
PASSED and ADOPTED this 27th day of July 2026.
Attest:
Lucy Blanco, City Clerk Dee Dee Cavanaugh, Mayor of the City of Simi Valley, California
Approved as to Form: Approved as to Content:
Algeria R. Ford, City Attorney Samantha C. Argabrite, City Manager
Stratis Perros
Environmental Services Director
3 Exhibit A
Proposed Simi Valley Municipal Code (SVMC) Title 9 Amendments (Z-S-2026- 0001)
The following sections of the SVMC are amended in their entirety. 9-44.160 Accessory Dwelling Units
A. General Provisions
1. Intent and purpose. The intent and purpose of this section is to provide a means by which the City's existing housing resources and infrastructure may be more effectively utilized to produce less costly rental housing through the creation of new accessory dwelling units (ADUs) on residentially zoned lots that already contain one legally established unit, or with the construction of a new residential unit, or in conjunction with a Two-Unit Residential or Multi-Family Development.
2. Authority. This section is adopted in compliance with Government Code § 66310- 66342, as amended.
3. A ministerial Zoning Clearance may be required by this code.
4. Consistent with Government Code § 66314(a), as may be amended, the City may apply objective standards relating to infrastructure capacity, traffic flow, and public safety, provided such standards do not conflict with Government Code §§ 66310– 66342, as may be amended, and are not applied so as to unreasonably restrict the creation of ADUs otherwise authorized by California law.
5. The City must approve or deny an application to create or serve an ADU or JADU ministerially, without discretionary review or a hearing, within 60 days from the date it receives a completed application if there is an existing single- family or multi- family dwelling on the lot, as required by Government Code §§ 66317 and 66320, as may be amended.
6. Where an ADU or JADU is proposed with the construction of a new single- family dwelling and/or Multi-family Dwelling Residential use, that proposed single-family dwelling or Multi-family Dwelling Residential must be approved for occupancy before an ADU or JADU may be approved for occupancy.
7. Renting ADUs or JADUs must comply with applicable law. At the time this section became effective, the time period for rental of ADUs pursuant to Government Code § 66323 must be 30 days or longer when required by State law.
8. ADUs proposed on lots subject to the Hillside Performance Standards are limited to those ADUs permitted pursuant to Government Code § 66323, or as amended.
Any access driveways or other site improvements associated with such ADUs must comply with the standards set forth in Chapter 9-32.
9. For Government Code § 66322 ADUs or JADUs, the Director may not deny a permit due to nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the ADU or JADU.
B. Classes of Accessory Dwelling Units
1. Class 1-s: Junior Accessory Dwelling Unit (JADU).
4 a. A JADU is a dwelling unit contained entirely within an existing or proposed single-family dwelling, consistent with Government Code § 66333, and limited to a maximum of 500 square feet.
2. Class 2-s & Class 2: Detached Accessory Dwelling Unit (Detached ADU). a. A detached ADU is a newly constructed dwelling unit that is a separate, freestanding structure from the primary dwelling.
i. U p to 800 square feet , consistent with Government Code § 66323 (Class 2-s); or
ii. Otherwise allowed up to 1,000 square feet on lots up to 8,000 square feet (Class 2); or
iii. Up to 1,200 square feet on lots over 8,000 square feet (Class 2)
3. Class 3: Attached Accessory Dwelling Unit (Attached ADU). a. An attached ADU is a newly constructed dwelling unit that is attached to the primary dwelling and shares a minimum of 10 feet of wall area with the primary dwelling.
b. 850 square feet or 50% of the square footage of the primary dwelling up to a maximum of 1,000 square feet, whichever is larger.
c. Garages, patios, and other attached accessory structures do not count towards existing square footage of single-family residence.
4. Class 4-sp & Class 4-sa: Converted Accessory Dwelling Unit (Conversion ADU). a. A conversion ADU is a dwelling unit created entirely within the existing or proposed floor area of:
i. A primary dwelling (Class 4-sp); or
ii. An existing accessory structure (Class 4-sa).
b. Conversion ADUs may include up to 150 square feet of additional floor area solely to accommodate ingress and egress, subject to minimum required ADU setbacks.
5. Class 5-s: Multi-family Conversion ADU.
a. A multi-family conversion ADU is a dwelling unit created within portions of an existing multi- family structure that are not used as livable space, including but not limited to storage rooms, boiler rooms, basements, attics, passageways, or garages, and having a separate entrance with no internal connection to other units.
6. Class 6-s: Multi-family Detached ADU.
a. A multi-family detached ADU is a new, freestanding dwelling unit located on a lot developed with an existing or proposed multi-family dwelling. b. Subject to 4-foot setbacks from all property lines
5 C. Number and Combination of Accessory Dwelling Units Multiple ADUs may be combined pursuant to Government Code § 66323 or as amended. The Director must allow all combinations of ADU types authorized by Government Code § 66323(a), as may be amended.
D. Development Standards
Tables 4-4 and 4-4.5 detail the development standards applicable to all ADUs and JADUs. Additional requirements for ADUs and JADUs are listed in Sections E through H.
Table 4-4: “State Exempt” ADUs and JADUs Development Standards Applicability. The following standards apply only to ADUs and JADUs qualifying under Government Code § 66323(a), as may be amended. No additional local development or design standards apply to such units.
Development
Standards
Class 1-s
Class 4-sp Class 2-s
Class 4-sa
Rear & side yard
setbacks
N/A 4 feet N/A
Height limits N/A Limited to
one story
and 18 feet
in height***
N/A
Maximum size Refer to Section B
Minimum number of
parking spaces
No additional parking required
Required cooking
facilities
Review SVMC § 9-
80.020 for the
minimum
requirements for
efficiency kitchens
A kitchen as defined by California Building
Code
Required sanitation
facilities
May be separate from
or shared with the
primary dwelling
Must be separate from the primary dwelling
Internal connection Must have an internal
connection to the
primary dwelling if
sanitation facilities
are shared.
Otherwise, an internal
connection is optional
No internal
connection is
permitted
N/A
Required external
entrances
Requires a separate entrance
6 Table 4-4.5: “Non - State Exempt” ADU Development Standards (Not subject to Govt. Code § 66323)
Applicability. The following standards apply only to ADUs and JADUs not governed by Government Code § 66323, as may be amended, and will not be applied so as to preclude construction of an ADU of at least 800 square feet with four -foot side and rear yard setbacks.
Development
Standards
Class 2
Class 3
Front yard setback 20 feet*****
Rear & side yard
setbacks*
4 feet
Colors & Materials i) Must incorporate a
minimum of one
material and one color
from the existing or
proposed primary
dwelling.
ii) A garage attached to a
detached ADU must
be of the same
materials and colors
as the ADU.
iii) A patio cover attached
to a detached ADU
must be a color that is
present on the ADU.
The materials and colors of exterior
walls, roof, eaves, windows, and
doors must match those of the
primary dwelling.
Window Placement No windows will be permitted
to extend or be above the first
10 vertical feet of the wall
plane as measured from the
finished floor to the top of the
roof surface an ADU.
i) No windows will be
permitted to extend or be
above the first 10 vertical
feet of the first floor wall
plane as measured from the
finished floor to the top of the
roof surface on any story of
an ADU.
ii) No windows facing adjacent
properties will be permitted
on a second story portion of
an ADU that does not meet a
10-
foot side setback and a
20-foot rear setback.
Height Limits Limited to one story and 18
feet in height***
Limited to two stories or may be
built above a garage or on a second
story with a height limit of 25 feet or
the maximum height permitted by
7 the underlying zoning, whichever is
lower**
Maximum Size See Section B
Minimum number of
parking spaces
One parking space is required per ADU with the following exceptions:****
a) The proposed ADU is a studio unit;
b) If the ADU is located within one-half mile walking distance of public transit;1
c) When the ADU is within the footprint of the proposed or existing primary single-family dwelling;
d) When an ADU is created by the conversion of a garage, carport or covered parking structure that provides required parking pursuant to Chapter 9-34;
e) When on-street parking permits are required but not offered to the occupant of the ADU;
f) When there is a car share vehicle located within one block of the ADU;
g) When the ADU is located in an architecturally or historically significant district; or
h) When the ADU is proposed in conjunction with a new
Single-family or Multi-family application.
Required cooking
facilities
A kitchen per California Building Code
Required sanitation
facilities
Must be separate from primary dwelling
Internal
connection/breeze
ways
May not be attached to the
existing single -family home
by breezeways or any similar
structure and must be
separated from any proposed
or existing structure by a
minimum of six feet . This
separation requirement may
not be applied to preclude
construction of an ADU of at
least 800 square feet with
four-foot side and rear yard
setbacks.
No internal connection is permitted.
Must share a minimum of 10 feet of
the wall of the main single- family
home.
Required external
entrances
Each ADU requires a separate entrance . Where a street -facing entrance is the only location that satisfies minimum California Building Standards Code egress requirements , given the lot configuration and existing structures, a street -facing entrance will be permitted.
* If an attached ADU is proposed with a height between 25 and 30 feet, it must maintain a minimum 10- foot side yard setback and a 20- foot setback for both front and rear yards.
8 ** This height can be increased to a maximum of 30 feet if a minimum of 10-foot side yard and 20-foot front yard and rear yard setbacks are provided for the proposed attached ADU.
*** The height of any detached ADU may be increased by up to two feet for a maximum of 20 feet if the ADU is within ½ mile of a major transit stop or a high-quality transit corridor, if the increase is required in order to accommodate a roof pitch that is aligned with the roof pitch of an existing or proposed primar y dwelling. Elevation plans for the primary dwelling must be submitted to obtain this allowance.
**** Required parking may be provided as uncovered parking, tandem parking, or parking that meets the standards in § 9-34.040. All parking spaces must be located paved surfaces. At the property owner's option, an automobile parking lift will be allowed, but will be considered a structure for the purposes of setbacks and permit requirements. The Director may waive the required parking if front yard landscaping requirements are not being met or if it is determined that there are no feasible locations for the required parking locations on site.
*****Class 3 ADUs of 800 square feet or less are not subject to a front yard setback. 1 "Public transit" is defined as a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
E. JADU (Class 1-s) Requirements
1. Where a JADU is proposed in conjunction with an addition to an existing dwelling unit, the addition must meet the setback requirements for a single- family dwelling as required by the underlying zoning and/or any approved Planned Development Permit conditions.
2. Before the Director issues a Zoning Clearance for a JADU, a deed restriction must be recorded on the property in a form approved by the City Attorney. The deed restriction runs with the land and must include the following requirements:
a) The JADU may not be sold or otherwise conveyed separately from the primary single-family dwelling.
b) The property owner must occupy either the primary single-family dwelling or the JADU if the unit contains shared sanitation facilities with the primary structure.
F. Detached ADU (Class 2) Requirements
1. Detached ADUs, that are not subject to Government Code § 66323 are subject to the following lot coverage and rear yard width coverage limits:
a) No accessory structures inclusive of a proposed ADU may cumulatively cover
more than 40 percent of the first 10 feet of a side yard and the required 20- foot rear yard setback area.
b) A minimum of 50 percent of the rear yard width within 20 feet of the rear yard property line must be open, considering all proposed and existing structures.
9 G. ADUs on Multi-Family Lots (Class 5-s & Class 6-s)
1. ADUs on lots with existing or proposed multi -family dwellings must meet the requirements of this code. The development standards in Table 4-4.5 do not apply to Government Code § 66323 ADUs. The Director will allow the combinations of ADUs specified in Government Code § 66323, including both multi -family conversion ADUs and multi-family detached ADUs on the same lot.
H. Development standards for all Detached ADUs and ADUs converted from Accessory Structures (Class 2-s, Class 2, Class 4-sa, & Class 6-s)
1. May be developed with a garage or a patio cover, wherein these specific elements are subject to the below standards and the setback requirements in SVMC § 9-
30.080.
a. The proposed garage cannot be larger than 400 square feet. b. The size of any proposed patio cover is limited to 10 percent of the square footage of the proposed ADUs habitable space, excluding any attached garage.
SVMC § 9-24.030, Table 2-2. Changes to this Section are described as follows.
Within Table 2-2, Junior Accessory Dwelling Unit is to change the “P” (for Permitted Use) designation under Zones RH and RVH to “—” (for use not allowed).
TABLE 2-2
Allowed Uses and Permit Requirements for
Residential and Open Space Zoning
Districts
P Permitted Use (2)
CUP Conditional Use Permit required
HP Home Occupation Permit required
— Use not allowed
LAND USE (1) PERMIT REQUIRED BY DISTRICT Specific
Use
Regulation
s OS RE RVL RL RM RMod RH RVH MH
RESIDENTIAL USES
Junior
Accessory
Dwelling Units
P P P P P P(7) P— P— — 9-44.160
(7) Pursuant to Government Code § 66333, Junior Accessory Dwelling Units (JADUs) are only permitted in existing or proposed single-family dwellings.
10 SVMC § 9- 44.215. Changes to this section are strikeout and new language is underlined.
2. Kitchens and Bathrooms. Each SRO unit must include an private efficiency kitchen and bathroom, pursuant to the California Building Standards Code.
SVMC § 9 -80.020. Changes to this section are strikeout and new language is underlined.
9-80.020 Definitions of Specialized Terms and Phrases
D. Definitions, “D”
Detached Accessory Dwelling Unit. An Accessory Dwelling, consisting of new construction, that is separated from the main single- family dwelling and any other structures by a minimum of six feet when above 800 square feet and cannot be connected to the primary dwelling or any other structure by a covered walkway or breezeway. A garage or patio can be attached to a detached Accessory Dwelling Unit subject to the limitations described in SVMC 9-44.160.
K. Definitions, “K”
Kitchen. A kitchen for a Junior Accessory Dwelling Unit or Single Room Occupancy unit must, at minimum, provide a cooking area with a cooking appliance, refrigerator facilities, a food preparation counter that is at least 48" by 24" with a sink, and a storage cabi net that is at least 24" wide by 36" in length and 35" in height, each having a clear working space of not less than 30" in front.
E. Definitions, “E”
Efficiency Kitchen. Cooking facilities A kitchen for a Junior Accessory Dwelling Unit or Single Room Occupancy unit must, at minimum, provide a cooking area with a cooking appliance, refrigerator facilities, a food preparation counter that is at least 48" by 24" with a sink, and a storage cabinet that is at least 24" wide by 36" in length and 35" in height, each having a clear working space of not less than 30" in front.
11