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2026-03-17 CC Agenda Packet - ITEM H12 - Legislative Update© 2026 Hensley Law Group www.hensleylawgroup.com to Governarati Transpar�i Mr. 4 The Ralph M. Brown Act Member may join a meeting from a remote location provided that the public is given notice and public could attend meeting in person at that remote location. At least a quorum of the members of the legislative body must participate in the meeting from locations within the boundaries of the city. Non -Traditional Teleconferencing • New non-traditional teleconferencing rules that apply to all "legislative bodies," including planning commissions: • Just cause: "Emergency circumstance" no longer separate grounds, now folded into "just cause" basis. • Must have quorum of members in physical location within city open to the public. • Proclaimed state or local emergency: • No physical meeting location required for the public. Members with disability may participate remotely as reasonable accommodation. • Member still counts toward physical quorum. • traditional/non-traditional teleconferencing requirements do not apply (ex: posting teleconferencing location). COMMENCING JULY 19 2026, PUBLIC MUST BE ALLOWED TO ATTEND REMOTELY — DETAILS AT UPOMING COUNCIL MEETING SB 827 NEW Financial Training for City Council and Department Heads and Department Heads now required to complete AB 1234 Training © 2026 Hensley Law Group www.hensleylawgroup.com Housing arltl Deg ... v n California Residential Private Permitting Review Act • City must provide estimated timeframe to residential permit applicants for plan -check and determination of application compliance with permit standards. • If timeframe is longer than 30 days, or City takes more than 30 days to perform plan -check and make determination, developer may hire a private plan check company and must provide a report to the City. • Within 10 days of receiving report, City must either issue residential building permit or notify applicant that plans and specifications are non -compliant, or else will be deemed approved. • If non -compliant, applicant may submit corrected plans, subject to same timeline and requirements as new application. • City must prepare a residential building permit fee schedule and post it on its website. © 2026 Hensley Law Group www.hensleylawgroup.com Local Emergencies • If a local emergency, city must approve or deny a building permit application, or an equivalent permit, within 10 business days. o Limited to structures intended to be used by person rebuilding or repairing an "affected property." "Affected property" includes residential property that was destroyed or rendered a substandard building by disaster resulting in declared local emergency. City must provide information relating to this law on its website by March 31, 2028. 0 2026 Hensley Law Group www.hensleylawgroup.com Residential Building Permits: Inspections • City's building department must inspect the following residential projects, containing only residential units, within 10 business days of receiving notice of completion: • (1) New residential construction with at least 1 unit but no more than 10 units; and • (2) A single residential addition to an existing building with 1-9 dwelling units. • Failure to inspect permitted work within 10 days is a violation of the Housing Accountability Act, which may result in a court order. Failure to follow court order will result in at least a $10,000 fine per housing unit in the development project. © 2026 Hensley Law Group www.hensleylawgroup.com Transit -Oriented Developments. • Effective July 1, 2026, SB 79 creates a streamlined, ministerial approval process for certain housing developments that satisfy all the following requirements: • In an "urban transit county"; • Within 1 /4 mile of a transit -oriented development stop; • Zoned residential, mixed, or commercial development; • With at least 5 dwelling units; • Provides a certain percentage of affordable units; and • Eliminated refinery exception. "Ministerial approval" is an administrative process for development project approval with no public hearings or discretionary reviews. Project must only meet objective zoning and design standards. 0 2026 Hensley Law Group www.hensleylawgroup.com r; n C 0 0 0 ko r:l a l J 3 m rD � co 90 � A T r 3 I rn m � �• (D rr VJ 0 In DZ O N O�ININIIIIIIm 11111111111111 uiuiaunIIP-. - I / :,;NIN�Nlllin gtlll �III1�II !I�IINii •. 8 ' � 0 ?gpmiu nilTouiiinil mauum_" • uun unullnuuu unmmn=' i4pllllln11111111 nlll lllllu� t ® �i _• %�,, tlllllllllnil mll 111 11 ll. � t] ® I• 111�•..• u ununllis 11.111UIII IIIIIItIIIL=ti IIIIIpB IIL Y. :nT'i NIIIIIIIII lluuNll.. 4 n111unm.. INMNIgot III IIIIIIIIIIINIi�, _ 111iNN111111111111111111 a � - • r .� 0 11111111 � , - ■ r- ��� iiulLmAIII miil InSui li iudlinil�.ry ----- _ili 92 9 �11 ■11 , __ E EE •® .� , __ �_ _' -' _- -- ' Illllr\ _ � _ii � ,■��1�■ - __ -_ - _- __ �� �� �� � '� �, :_ - __ '_ _- -- -_ Illllr! __ �lq �•�l���t:�r - -_ __ =��i�.En ® __ - -- - 72 Ill1/t �` y 111'lll "` \\ice . I�_-1 .. � N __•_ It Kim �® - •� Junior Accessory Dwelling Units (JADU). • JADU owner -occupancy requirement changed: • JADU with shared sanitation facilities (i.e., a bathroom) with primary dwelling = owner -occupancy required. • JADU with its own separate bathroom = owner -occupancy is not required. • The City must require in its JADU ordinance that rental of a JADU must be for a term longer than 30 days. © 2026 Hensley Law Group www.hensleylawgroup.com Accessory Dwelling Units & Junior Accessory Dwelling Units JADU is defined to be <_ 500 sq. ft. of "interior livable space" • Livable space = a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation. • The City must provide determination of whether application for ADU or JADU is complete within 15 business days or else it is automatically deemed complete. • The City must also provide a process to appeal incompleteness determinations - final written determination within 60 days. • HCD has approval authority over new ADU ordinances. © 2026 Hensley Law Group www.hensleylawgroup.com Env ironmenQ u a tv lru••i ■a � �1' • .IY Vi r' ♦ w AB 130 - 20 Acre Residential Projects CEQA Exemption • Exempts any aspect of a housing development, including any permits, approvals, or public improvements required for a housing project, if it: • The project site is not more than 20 acres. • 15 units per acre in metropolitan area. • Must pay prevailing wage for all work. • Other requirements but notable for erosion of CEQA for residential projects © 2026 Hensley Law Group www.hensleylawgroup.com Any questions.? Thank you! werift6l- tout mmm HENSLEY LAW GROUP