City Council revises ADU ordinance to comply with California's new state laws

In the heart of St. Helena's city hall, council members gathered to address pressing changes in local housing regulations, specifically focusing on Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). The meeting, held on April 22, 2025, was marked by a significant presentation from Senior Planner O'Neil, who outlined necessary amendments to the city’s municipal code to align with recent state legislation.

The backdrop of this discussion was the introduction of two pivotal state bills, AB 2533 and SB 1211, which took effect in January 2025. These laws impose new limits on local authority regarding the regulation of ADUs and JADUs, prompting the city to revise its existing ordinances for clarity and compliance. The Planning Commission had already approved these changes on April 1, paving the way for the city council's endorsement.

O'Neil explained that AB 2533 expands the protections for unpermitted ADUs, now including JADUs and extending the cutoff date for construction from January 1, 2018, to January 1, 2020. This means that cities can no longer deny permits for these units based on non-compliance with local standards unless there are specific health and safety concerns. Meanwhile, SB 1211 addresses parking requirements, prohibiting cities from demanding replacement parking for both covered and uncovered spaces when they are demolished.

Another significant change introduced by SB 1211 is the increase in the number of detached ADUs allowed on existing multifamily lots, raising the limit from two to as many as eight, depending on the number of primary dwelling units present. This shift aims to enhance housing availability in a region grappling with a housing shortage.

The council also discussed various definitions and requirements related to ADUs, ensuring they align with state law. Notably, the definition of "livable space" was clarified to encompass areas intended for human habitation, including essential facilities for cooking and sanitation.

As the meeting progressed, it became clear that these amendments are not just bureaucratic adjustments; they represent a broader commitment to addressing housing needs in St. Helena. By complying with state mandates, the city aims to facilitate the development of more affordable housing options, a critical issue for many residents.

The council's decision to move forward with these changes reflects a proactive approach to urban planning, aiming to balance local governance with state requirements while addressing the pressing need for housing solutions in Napa County. As the city prepares to implement these new regulations, residents can expect a shift in the landscape of housing availability, potentially easing some of the pressures faced by the community.