CITRUS HEIGHTS, CA (MPG) - At the May 27 meeting, the Citrus Heights City Council considered a municipal code amendment regarding massage establishments. 

The existing ordinance outlines licensing and operational requirements, but updates were needed to deter illegal conduct while still supporting legitimate massage businesses within the city. The amendments also align with neighboring jurisdictions for regional consistency.  

Updates include clarifications on revocation or suspension of licenses, enhanced enforcement mechanisms, restrictions on alcoholic beverages and prohibited conduct, sanitation requirements, mandated notices about human trafficking, etc.

The council voted unanimously to move forward with the municipal code updates.  

They also considered staff recommendations for the updates to the zoning code. This annual process provides an opportunity to clarify existing standards, implement changes, and ensure the city’s code complies with new state laws. 

A notable update for 2026 is increased flexibility in the construction of accessory dwelling units (ADU), which are smaller dwellings built on the same lot as existing homes. New state legislation aims to create easier pathways for building ADUs to address the lack of affordable housing. 

Under the new California Housing Opportunity and More Efficiency (HOME) Act, two primary units and two ADUs are allowed on a single-family residential parcel — up to four total dwellings on one lot. 

Other updates include allowing accessory educational uses within existing religious facilities and employee housing for up to six workers in residential homes. In residential zones, murals will now be allowed on walls or fences facing arterial streets. Clarifications were added to ensure animal keeping in residential zones cannot be the primary use and is prohibited on vacant lots. 

In response to an inquiry from a potential business, staff also recommended an update to existing auto and vehicle sales to reclassify all-terrain vehicles (ATV) as general retail sales. Under the updated definition, non-street-legal motorized vehicles would be considered general retail sales and be stored inside retail centers. 

Councilmember Tim Schaefer said the upside is that the sales tax on general retail goes to the jurisdiction where the item is purchased, as opposed to vehicle sales where the tax goes to the jurisdiction where the vehicle is registered. 

The council voted unanimously to approve the zoning code updates. 

Staff then presented a report on ADUs and cottage court housing types as ways to increase affordable housing options within the city. 

Even before the state implemented ADU legislation in 2017 — establishing standards such as reduced setbacks, elimination of parking requirements, and other streamlining measures — Citrus Heights had already approved similar provisions. The city has also seen significant success with their Pre-Approved ADU (PRADU) Program, which reduces design and development costs, saving homeowners approximately $10,000 per ADU project. 

ADUs are a lower-cost housing option that helps the city meet their housing goals. Citrus Heights averages 30 ADU permits per year, with more than 150 issued since 2021. 

Local surveys show most ADUs in Citrus Heights are occupied by family members, providing affordable options for young adults, new families, or aging relatives. 

Staff explained that ADU allowances are expanding, with spaces like garages and other non-livable structures now eligible for conversion to living space. 

In 2024, Assembly Bill 1033 allowed for the separate sale of primary residences and ADUs by following a condominium sale structure. However, the bill is not mandatory, and cities must op in to allow those types of sales. Staff said the process is largely untested across the state, with unclear arrangements for access, parking, maintenance, and utilities. They recommended waiting to see how it works in other jurisdictions before considering local implementation. 

Staff also highlighted cottage courts, which feature clusters of smaller homes with front porches that face a shared open space like a courtyard or garden. These neighborhoods emphasize walkability, community interaction and efficient land use. 

Currently, Citrus Heights allows modified housing standards for small-lot developments on irregular or constrained parcels within certain residential zones. However, the existing ordinance requires each small lot unit to have a private open space, with no requirement for a shared open space.

Councilmember Schaefer worried that converting garages into living spaces would reduce parking for current residents, pushing more people to park on the streets. 

Community Development Director Casey Kempenaar said that under state law, the city can’t require the development of replacement parking under the ADU framework. But staff will monitor the impacts and recommend changes as necessary. 

This was an informational item, and no council action was required.

The next meeting of the Citrus Heights City Council is scheduled for June 10.