TO: City Council DATE: September 14, 2026 DEPARTMENT: Community Development
PREPARED BY: Marie Jones Consulting
PRESENTER: Marie Jones
AGENDA TITLE: Consider adopting Coastal Land Use and Development Code Amendments (Ordinances) to implement “friendly modifications” requested by the California Coastal Commission for the City’s ADU ordinance (17.42.170) and Tiny Homes and Tiny Homes Communities (17.42.175) ordinances and a resolution notifying the Coastal Commission of the above action.
RECOMMENDED ACTION
Adopt an Ordinance of the City of Fort Bragg to Amend Division 17 to the Fort Bragg Municipal Code to: Amend Chapter 17.21.030(B)(C) & 17.21.050 “Zoning Districts And Allowable Land Uses”; Repeal and Replace 17.42.170 “Accessory Dwelling Units”; Amend Chapter 17.71.050 “Design Review” and Chapter 17.100 “Definitions” to include “Friendly Modifications” required by the Coastal Commission. (Attachment 1) Adopt an Ordinance Amending Division 17 of the Fort Bragg Municipal Code (CLUDC Amendment LCP 4-23) to Adopt Chapter 17.42.175 "Tiny Homes, Model Park RVs & Mobile Homes" to include “Friendly Modifications” required by the Coastal Commission. (Attachment 2) Adopt a Resolution of the Fort Bragg City Council: 1) Acknowledging Receipt of Coastal Commission Resolutions Regarding LCP AMENDMENT NO. LCP-1-FTB-25-0064-1-Part B (Tiny Home/Tiny Home Communities); 2) Acknowledging Receipt of Coastal Commission Resolutions Regarding LCP AMENDMENT NO. LCP-1-FTB-25-0064-1-Part A (Accessory Dwelling Units); 3) Accepting and agreeing to the Coastal Commission’s suggested modifications to both ordinances; 4) Relaying that the City has adopted new ordinances to implement the modifications; and 5) Relaying that the City agrees to issue coastal development permits subject to the approved Local Coastal Program (LCP). (Attachment 7)
BACKGROUND
Accessory Dwelling Unit Ordinance. In 2023 the City amended the ADU ordinance to comply with state law. However, State law changed in 2023 and 2024, and the City updated the ADU ordinances in 2025. As part of the approval process for the City 2023 ordinance, MJC submitted the draft ordinance to HCD for comment and review, and the revised ordinance has been approved by HCD.
In 2025, the City Council adopted a new ADU ordinance for both the Inland and the Coastal portion of the city. MJC submitted a master LCP amendment to the Coastal Commission for the ADU ordinance (along with ten additional ordinances) on November 18, 2025. On May 14, 2026, the Coastal Commission considered that ordinance and adopted the CCC staff’s amendments to the ordinance, which are in Attachment 3.
Tiny Home Ordinance. The 2019 Housing Element includes a program to change the zoning code to allow more flexibility in the permitting of Tiny Homes. In 2022 the City adopted a Tiny Home Ordinance for the inland zoning code. In 2024 the Planning Commission and City Council considered and adopted an ordinance to expand Tiny homes as second units and in Tiny Home Communities. MJC submitted an LCP amendment for the Tiny Homes ordinance to the Coastal Commission on November 18, 2025. On May 14, 2026, the Coastal Commission considered the Coastal zoning code ordinance and adopted the CCC staff’s amendments to the ordinance, which are in Attachment 4.
ANALYSIS
The Coastal Commission has final approval authority over all regulatory language in the City’s Coastal Land Use and Development Code. The Coastal Commission staff made a few proposed edits to both ordinances, which were certified by the Coastal Commission. The revisions are fully detailed in attachment 3 and 4 and summarized below:
ADU ordinance. Coastal Commission staff were primarily concerned that the ordinance be a stand-alone regulation (that it not rely on other regulations in the zoning code). To that end the revisions include specifically limiting the CDP approval process for ADUs to an administrative CDP and include requiring that ADUs comply with specific Coastal General Plan policies that protect coastal resources.
Tiny Homes, Tiny Home Communities Ordinance. Coastal Commission staff recommended changes are mostly minor edits. Key edits include requiring a normal CDP for all Tiny Homes and eliminating specific visual, sensitive habitat and sea level rise requirements in favor of requiring that Tiny home construction comply with all requirements of the CLUDC.
Per the letters from the Coastal Commission (Attachment 5 & 6) the City of Fort Bragg must acknowledge receipt of the commissions resolutions, and within six months of the May 14, 2026 action date, through an adopted resolution, the City must:
accept and agree to the modifications that are suggested; take whatever formal action is necessary to implement the modifications; and agree to issue coastal development permits subject to the approved Local Coastal Program (LCP); Attachment 7 includes the required resolution that will be transmitted to the Coastal Commission.
FISCAL IMPACT/FUNDING SOURCE
The adoption of these ordinances is funded through ARPA funds for housing.
ENVIRONMENTAL ANALYSIS:
The “activities and approvals by a local government necessary for the preparation and adoption of a local coastal program or long-range development plan” pursuant to the California Coastal Act are statutorily exempt from compliance with CEQA, and this statutory exemption “shifts the burden of CEQA compliance from the local agency to the California Coastal Commission (CEQA Guidelines § 15265 (c)).
STRATEGIC PLAN/COUNCIL PRIORITIES/GENERAL PLAN CONSISTENCY This project implements many housing priorities of the Strategic Plan. The ordinances will help implement Goal 1: Invigorate Economic Opportunity and Community Vibrancy by increasing the number of housing units in Fort Bragg. ADUs are an important source of new housing units each year in Fort Bragg as more than 50% of all new units are ADUs. Additionally, the ordinances implement strategy1 E:
Develop affordable and market-rate housing that is accessible for every arc of residents’ lifetime experiences including Fort Bragg’s permanent and temporary workforce, students, retirees, and newcomers who want to share our rich cultural and natural home.
COMMUNITY OUTREACH
ADU Ordinance
Planning Commission public hearing on January 29, 2025
City Council public hearing on February 24, 2025
Coastal Commission public hearing on May 14, 2026
Tiny Homes Ordinance
City Council adopted Ordinance 980 establishing a Tiny Home Ordinance for the ILUDC on April 22, 2022 Community Development Committee discussed Tiny Home regulations on May 17, 2023.
Planning Commission public hearing on March 27, 2024, and April 10, 2024.
City Council public hearing on May 13, 2024, and February 24, 2025.
Coastal Commission public hearing on May 14, 2026
ALTERNATIVES:
City Council can choose to undertake the following alternative actions:
Retain existing regulations.
Provide other direction.
ATTACHMENTS:
Adopt an Ordinance of the City of Fort Bragg to Amend Division 17 to the Fort Bragg Municipal Code to Amend Chapter 17.21.030(B)(C) & 17.21.050 “Zoning Districts And Allowable Land Uses”, to Repeal and Replace 17.42.170 “Accessory Dwelling Units” and to Amend Chapter 17.71.050 “Design Review” and Chapter 17.100 “Definitions” to Establish Regulations and Standards for Accessory Dwelling Units Pursuant to State Law and to include “Friendly Modifications” required by the Coastal Commission.
An Ordinance Amending Division 17 of the Fort Bragg Municipal Code (CLUDC Amendment LCP 4-23) to Adopt Chapter 17.42.175 "Tiny Homes, Model Park RVs & Mobile Homes", of Division 17 of the Fort Bragg Municipal Code, to Establish Regulations and Standards for Tiny Homes, Model Park RVs & Mobile Homes and to include “Friendly Modifications” required by the Coastal Commission.
Coastal Commission item Th10a - LCP number LCP-1-FTB-25-0064-1-Part A. City of Fort Bragg Accessory Dwelling Units / Junior ADUs May 14, 2026. Proposed Implementation Plan (IP) Amendments.
Coastal Commission item Th10b, LCP number LCP-1-FTB-25-0064-1-Part B. City of Fort Bragg Tiny Homes/Tiny Home Communities. May 14, 2026, Appendix A – Proposed Implementation Plan (IP) Amendments.
Coastal Commission letter dated May 15, 2026 re Commission Action on Local Coastal Program (LCP) Amendment Application No LCP-1-FTB-25-0064-1 Part B (Tiny Homes & Tiny Home Communities) Coastal Commission letter dated May 15, 2026 re Commission Action on Local Coastal Program (LCP) Amendment Application No. LCP-1-FTB-25-0064-1 Part A (Accessory Dwelling Unit (ADU)/ Junior ADU) A Resolution of the Fort Bragg City Council: 1) Acknowledging Receipt of Coastal Commission Resolutions Regarding LCP AMENDMENT NO. LCP-1-FTB-25-0064-1-Part B (Tiny Home/Tiny Home Communities); 2) Acknowledging Receipt of Coastal Commission Resolutions Regarding LCP AMENDMENT NO. LCP-1-FTB-25-0064-1-Part A (Accessory Dwelling Units); 3) Accepting and agreeing to the Coastal Commission’s suggested modifications to both ordinances; 4) Relaying that the City has adopted new ordinances to implement the modifications; and 5) Relaying that the City agrees to issue coastal development permits subject to the approved Local Coastal Program (LCP).
NOTIFICATION:
The following “Notify Me” Agendas
AGENDA ITEM NO. 7A
CITY COUNCIL STAFF REPORT