STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION
NORTH COAST DISTRICT OFFICE
1385 8TH STREET, SUITE 130
ARCATA, CA 95521
VOICE (707) 826-8950
WEB: www.coastal.ca.gov
Th10a
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg Accessory Dwelling Units / Junior ADUs) May 14, 2026
APPENDICES
Appendix A – Proposed Implementation Plan (IP) Amendments as Adopted by the City of Fort Bragg, with Coastal Commission Suggested Modifications Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 1 of 16)
APPENDIX A
PROPOSED IMPLEMENTATION PLAN (IP) AMENDMENTS
AS ADOPTED BY THE CITY OF FORT BRAGG
WITH COASTAL COMMISSION SUGGESTED MODIFICATIONS
Text adopted by the City of Fort Bragg and submitted to the Coastal Commission for certification in Ordinance Nos. 1005-2025 and 1016-2025 is shown in single underline and single strikethrough text. The text of suggested modifications imposed by the Commission is shown in bold double underline and bold double strikethrough. Each of the sections listed below correspond to the different sections of the IP with proposed changes.
I. Amendments to Land Use Tables 2-1 and 2-6 of IP secs. 17.21.030 &
17.22.030 (respectively):
TABLE 2-1
Allowed Land Uses and Permit
Requirements for Residential
Zoning Districts
P Permitted Use, Zoning Clearance required
MUP Minor Use Permit required (see
Section 17.71.060)
UP Use Permit required (see Section 17.71.060)
S Permit requirement set by Specific Use
Regulations
— Use not allowed
LAND USE (1)
PERMIT REQUIRED BY
DISTRICT Specific
Use Regs. RR RS RL RM RH RVH
RESIDENTIAL USES
… … … …
Duplex P P P P P P 17.42.170
Second units Accessory
Dwelling Unit
P P P P P P 17.42.170
Single-family dwelling Residential
Unit
P P P P P P
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 2 of 16)
TABLE 2-6
Allowed Land Uses and Permit
Requirements
for Commercial Zoning Districts
P Permitted Use, Zoning Clearance required
MUP Minor Use Permit required (see Section 17.71.060)
UP Use Permit required (see Section 17.71.060)
S Permit requirement set by Specific Use
Regulations
— Use not allowed
LAND USE (1)
PERMIT REQUIRED BY DISTRICT Specific
CN CO CBD CG CH Use Regs.
RESIDENTIAL USES
… … … …
Residential component mixed
use project
P UP P(2) UP UP 17.42.100
Single-Family Residential Unit P(3) -- P(4 3) P(4 3) -- ADU Accessory Dwelling Unit P(5) P(5) P(5) P(5) P(5) 17.42.170 Notes:
(4 3) Use permitted only for existing non-conforming single-family homes that have the appearance of a single-family home, per the Citywide Design Guidelines. (5 4) Use permitted only on parcels with an existing non-conforming single family primary unit or existing/proposed multifamily development, and only in compliance with § 17.42.170.
(6 5) Use permitted only on parcels with existing single residential unit or existing/ proposed multifamily development, and only in compliance with § 17.42.175.
II. Amendments to Table 2-4 of IP sec. 17.21.050 to clarify that a duplex would be allowed in lieu of a single-family residential unit:
TABLE 2-4 - RR, RS, AND RL DISTRICT DEVELOPMENT STANDARDS Development
Feature
Requirement by Zoning District
RR
Rural Residential
RS
Suburban Residential
RL
Low Density Residential
Density Maximum number of dwelling units allowed on a single parcel. 1 dwelling unit single-family home or one duplex per parcel; or 1 single-family home and one converted ADU, and plus one second unit detached or attached ADU, and one JADU, where allowed by Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 3 of 16)
TABLE 2-4 - RR, RS, AND RL DISTRICT DEVELOPMENT STANDARDS Development
Feature
Requirement by Zoning District
RR
Rural Residential
RS
Suburban Residential
RL
Low Density Residential
17.42.170.
III. Repeal & replace IP sec. 17.42.170 in its entirety:
17.42.170 Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU)
Purpose. This Section establishes standards for accessory dwelling units (ADU) and junior accessory dwelling units (JADU), located in conjunction with a single-family home or multifamily development, where allowed by Article 2 (Zoning Districts and Allowable Land Uses) and in compliance with California Government Code (66310- 66342).
a. “Accessory Dwelling Unit” means an attached, detached or converted residential dwelling unit that provides complete independent living facilities for one or more persons. ADUs shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a proposed or existing single-family residential unit or multifamily dwelling structure. An “Accessory Dwelling Unit” also includes the following: an efficiency unit or a manufactured home, as defined in Section 18007 of the Health and Safety Code.
b. “Junior accessory dwelling unit” means a living space not more than 500 square feet in size and contained entirely within the walls of a single-family residential unit. A JADU shall include permanent provisions for living, sleeping, eating and cooking and sanitation (Sanitation facilities may be separate or may be shared with the primary unit).
c. “Multi-Family Housing.” For purposes of this Section only, A dwelling unit is the part of a structure that contains two or more other dwelling units. For the purposes of ADU law only Multi-family dwellings include duplexes, triplexes, fourplexes (buildings under one ownership with three, or more dwelling units in the same structure); apartments (five or more units under one ownership in a single building); and townhouse developments (three or more attached dwellings where no unit is located over another unit), and other building types containing multiple dwelling units (for example, courtyard housing, rowhouses, stacked flats, etc.).
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 4 of 16)
A. Coastal Development Review & Permit Requirements.
All ADU permit processing shall comply with the review timelines and deemed approval requirements of Government Code sections 66317 and 66329 (as amended as of the date of Coastal Commission certification or conditional certification). Coastal Development Permits for “ADU/JADU only” projects may be approved by the City Planning Director pursuant to an administrative CDP and are not appealable to the Coastal Commission regardless of project location (see procedures for non-appealable, non-hearing CDPs under section
17.71.045). However, ADU projects that include infrastructure for, or which are part of a larger residential project (single family or multi family, remodel, or new construction), may be appealable to the Coastal Commission pursuant to Coastal Act Section 30603(a).
1. ADUs. ADUs that require new construction and/or the conversion of an accessory structure or uninhabited space into a habitable living space shall require an administrative CDP. No public hearing is required for the approval of an administrative CDP for an ADU within the Coastal Zone.
2. JADUs & ADU Conversions of Inhabited Space. The conversion of an existing, legally established habitable space to a JADU or an ADU within an existing residence is exempt from the requirement to obtain a CDP if the following requirements are met:
a. The ADU/JADU incorporates an existing bedroom of the primary residence into the structure or eliminates an existing bedroom as part of the ADU conversion.
b. The construction of the Junior ADU will not include the removal or replacement of major structural components (e.g., roofs, exterior walls, foundations, etc.).
c. The construction of the JADU does not result in an increase in habitable floor spaces on the parcel.
d. The ADU/JADU will not change the intensity of use of the structure (total occupiable bedrooms).
e. The ADU/JADU does not constitute development within the definition in the Coastal Act.
f. The ADU/JADU will have no impact on Coastal Resources.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 5 of 16)
If an ADU/JADU conversion does not comply with all the requirements of
17.42.170(A)(2), an administrative Coastal Development Permit is required.
3. The City of Fort Bragg shall not impose any objective development or design standard that is not authorized by this section upon any accessory dwelling unit (attached, detached, conversion, JADU, or ADUs that are requested as part of a planned or existing multifamily project that meets the requirements of this section).
4. Demolition Permits. The demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed and issued at the same time as the building permit for ADU.
B. Location, Number & Size of Units. ADUs in compliance with this section shall be allowed as follows:
1. On a lot with an existing or proposed single-family residential unit:
a. One JADU constructed within an existing or proposed single residential unit, which complies with the requirements of 17.42.170 (K)(3); and/or
b. One new attached or detached ADU, that complies with the requirements of 17.42.170 (K)(1) or (2); and/or
c. One Conversion ADU that is within the proposed or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. The space has exterior access from the proposed or existing single-family dwelling and the side and rear setbacks are sufficient for fire and safety.
2. On a lot with an existing multifamily dwelling:
a. Interior ADUs. ADUs may be constructed in areas that are not used as livable space within an existing multifamily attached or detached structure (i.e., storage rooms, boiler rooms, passageways, attics, basements, or garages), provided the spaces meet state building standards for dwellings. The number of interior ADUs permitted on the lot shall not exceed 25% of the current number of units of the multifamily complex on the lot and at least two such units shall be Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 6 of 16)
allowed.
b. Detached ADUs. Additional detached ADUs may be constructed as follows:
i. On a lot with an existing multifamily dwelling, a maximum of eight detached accessory dwelling units; however, the total number of ADUs shall not exceed the number of existing units on the lot.
ii. On a lot with a proposed multifamily dwelling, not more than two detached accessory dwelling units.
c. Condominiums. ADU and JADUs are permitted within condominiums as rentals or homeowner-occupied units.
C. Conversion of Accessory Structures or Existing Living Area to ADUs. The conversion of a pre-existing accessory structure (garage, barn, shed, etc.) or portion of an existing accessory structure or living area (within a single or multi-family unit) to an ADU is not subject to size limits, setback or height limitations of this ordinance.
D. Density. Both ADUs and JADUs shall be exempted from the calculation of the maximum allowable density for the lot on which it is located and shall be deemed to be a residential use that is consistent with the existing General Plan and zoning designation for the lot.
E. Lot Size. There is no minimum lot size for ADUs or JADUs.
F. Lot Coverage. Projects are required to conform to Lot Coverage requirements for their zoning district unless lot coverage requirements do not allow at least one 800- square-foot ADU, in which case the lot coverage requirement shall be waived.
Detached, new construction ADUs on multifamily properties are not subject to the lot coverage requirement. Conversion ADUs on single-family properties may include a 150 square foot addition in order to facilitate ingress and this expansion is exempt from the lot coverage requirement.
G. Timing. An ADU may be constructed with or after the primary dwelling unit(s). In addition, an existing dwelling that complies with the standards for an ADU in Subsection (K) of this Section may be considered an ADU, and a new primary unit may be constructed.
H. Sale of ADUs. The separate sale or conveyance of an ADU as a tenancy in common (TIC) is only permitted if: 1) both the primary unit and the ADU were built or developed by a qualified non-profit whose mission is to provide housing units to Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 7 of 16)
low-income households; 2) an enforceable restriction is placed on the property between the low-income buyer and the non-profit that satisfies the requirements of Section 402.1 of the Revenue and tax code; and 3) the property is held as a tenants in common that includes all the requirements of Section 66341 of the government code. Additionally, the ADU shall have separate water, sewer, and electrical utility connections.
I. Short-term Rentals Prohibited. Accessory dwelling units and JADUs shall not be rented for periods of less than 31 days.
J. Deed Restriction. Prior to the issuance of a building permit for an JADU, the owner shall record a deed restriction in a form approved by the City that includes: 1) a prohibition on the sale of the JADU separate from the sale of the primary residential unit; and 2) restricts the size and attributes of the JADU to conformance with section 66333 of the Government Code.
K. ADU/JADU Standards.
1. Exceptions to Accommodate at least one 800 SF ADU. The Community Development Director shall modify or eliminate any objective development standards from Section K if they prevent the construction of an ADU of at least 800 square feet in size.
2. Accessory Dwelling Unit. An ADU shall comply with the following standards:
a. Location. An ADU may be located on the front, the back, or the side of a parcel and it may be larger or smaller than the primary singlefamily residential unit so long as it complies with the size limitations of this code. An ADU can be (i) a remodeled portion of a primary dwelling unit; (ii) attached to a primary dwelling unit; (iii) one of the units of a duplex (iv) a detached unit, (v) located in a converted Accessory Structure such as a shop or garage or (vi) one of the units of a multifamily structure.
b. Height limit. A detached ADU shall be limited to a maximum height as follows:
i. A height of 16 feet for a detached ADU on a lot with an existing or proposed single family dwelling unit. An additional two feet in height is permissible to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 8 of 16)
ii. A height of 18 feet for a detached accessory dwelling unit on a lot with an existing or proposed single family or multifamily dwelling unit that is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. A local agency shall also allow an additional two feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit. iii. A height of 18 feet for a detached ADU on a lot with an existing or proposed multifamily dwelling. An additional two feet in height is permissible to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
iv. A height of 25 feet or the height limitation in the local zoning ordinance that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a singlefamily or multifamily dwelling. v. ADUs are also permitted over a garage and are limited to 28 ft in height.
c. Setbacks. An ADU shall have a minimum rear and side setback of 4 feet unless the ADU is located in a nonconforming structure as defined by § 17.90.020. Notwithstanding the foregoing, no setbacks are required for ADUs that are conversions of existing living areas or existing accessory structures, or for any new structures in the same location and to the same dimensions as an existing structure, or for expansions of existing structures that have less than a four-foot rear or side yard setback and are sufficient for fire and safety based on the requirement of the California Building Code and type of construction.
Front yard setbacks are defined in 187.22, however, a reduced front setback is required if the applicant proposes an 800 SF ADU on the front of the property.
d. Maximum floor area. The maximum floor area of a detached ADU shall not exceed 1,200 square feet and the maximum floor area for an attached ADU shall be 50% of the existing primary dwelling unit or 1,200 SF whichever is more. The conversion of an existing structure to an ADU shall not be limited in size so long as it is enclosed within the existing structure.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 9 of 16)
e. Separate entrance required. An attached ADU shall have an entrance separate from the entrance to the primary dwelling. f. Building code compliance. Fire sprinklers shall not be required if they are not required for the primary residence. Construction of an ADU shall not trigger the requirement for fire sprinklers in the primary dwelling.
3. Junior Accessory Dwelling Unit. A JADU shall comply with the following standards:
a. Location. JADUs may be located in an attached garage or within the walls of the primary dwelling. JADUs are allowed to share bathroom facilities with the primary dwelling. JADUs are not permitted in detached accessory structures or ADUs.
b. Maximum floor area. The living space shall not exceed 500 square feet in size and shall be contained entirely within the walls of an existing or proposed single residential unit.
c. Separate entrance required. A JADU shall have a separate entrance from the main entrance to the primary residence. If a JADU unit does not include a separate bathroom, the ADU shall also include an interior entry to the main living area of the single-family unit. d. Efficiency kitchen. A JADU shall include an efficiency kitchen with cooking appliances, a food preparation counter, and storage cabinets reasonably sized in relation to the unit.
e. Fire protection. For purposes of any fire or life protection ordinance or regulation, a JADU shall not be considered a separate or new dwelling unit.
f. Utility service. For the purpose of providing service for water, sewer, or power, a JADU unit shall not be considered a separate or new unit and shall not require separate connections or fee.
g. Owner occupancy. Owner-occupancy of either the remaining portion of the single-family home of the JADU is required, unless the JADU is owned by a governmental agency, land trust or housing organization.
L. Building Code Compliance. The construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code (Title 24 of the California Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 10 of 16)
Code of Regulations), unless the building official makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. The City may change the occupancy code of a space that was unhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section.
M. Parking Requirements
1. ADU/JADU Parking Exemptions & Requirements. No on-site parking is required. On-site parking is permitted within rear and side yard setbacks or through tandem parking, unless findings are made that parking in setbacks or tandem parking is not feasible based upon specific topographical or fire and life safety conditions.
2. Replacement Parking Exemption. No replacement parking space(s) are required for the primary unit, when a garage, carport, covered or uncovered parking structure is demolished or converted in conjunction with the construction of an ADU or JADU.
N. No Capacity or Impact Fees. JADUs are exempt from paying capacity or impact fees. ADUs of 750 SF or less and ADUs of any size created from the conversion of a portion of a single-family home are exempt from paying capacity and impact fees.
Other ADU types (detached, new attached, detached conversion) that are greater than 750 SF shall pay a prorated share of the capacity and impact fees.
O. No off-site Improvements. No physical improvements, such as installation of sidewalks or off-site drainage improvements, shall be required for the creation or conversion of an ADU or JADU.
P. No Correction of Nonconforming Conditions. The City shall not deny an application for a permit for an ADU nor require an applicant to correct existing nonconforming zoning or building code violations or obtain permits for unpermitted structures that do not present a threat to coastal resources (including as described in subsection (S) below) or public health and safety (Section 17920.3 of the Health and Safety Code) and are not affected by the construction of the accessory dwelling unit (Section 17920.3 of the Health and Safety Code) as part of the creation or conversion of an ADU or JADU.
Q. Non-Conforming ADUs. An existing substandard ADU or JADU shall have five years to correct a violation so long as the violation is not a health and safety issue as determined by the Building Department.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 11 of 16)
1. The City shall not deny a permit for an unpermitted ADU or JADU that was constructed before January 1, 2020, if the ADU/JADU is: 1) in violation of building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code; or 2) or Article 2 and Article 3 (Government Code Sections 66314-66339), as applicable, or any local ordinance regulating accessory dwelling units or junior accessory dwelling units.
2. A homeowner applying for a permit for a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with Section 17920.3 of the Health and Safety Code.
3. Upon receiving an application to permit a previously unpermitted ADU or JADU, constructed before January 1, 2020, a building inspector shall inspect the unit for compliance with health and safety standards and provide recommendations to comply with health and safety standards necessary to obtain a permit. If the inspector finds noncompliance with health and safety standards (per Section 17920.3 of the Health and Safety Code), the local agency shall not penalize an applicant for having the unpermitted ADU or JADU and shall approve necessary permits to correct noncompliance with health and safety standards.
R. Restrictive Covenants Void. ADUs and JADUs shall be allowed on all parcels regardless of covenants, conditions or restrictions as enumerated in Civil Code 4751.
S. Sensitive Habitats, Scenic Areas, and areas subject to Sea Level Rise. ADUs that require new construction and/or the conversion of an accessory structure or uninhabited space, shall obtain an administrative CDP and shall be reviewed for:
1. Visual Resources. ADUs shall be reviewed for impacts to public visually resources in visually sensitive areas as designated in Map CD-1 of the Coastal General Plan as part of the required administrative CDP process. ADUs located in visually sensitive areas as designated in Map CD-1 shall not significantly obstruct public views of the ocean or harbor from any public road or recreation area as demonstrated by a visual analysis as required by Policy CD-1.3. ADUs in all areas shall avoid impacts to visual resources consistent with LUP policies CD1.1, 1.4, 1.5, 1.6, 1.9, 1.11, 1.13, 2.3, and 2.5.
2. Sensitive Habitat. ADUs, proposed concurrently with new development of a Single-Family Home or a Multifamily project, shall be reviewed for impacts to Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 12 of 16)
environmentally sensitive habitat areas as defined in LUP Policy OS-1.1 as part of the required CDP for the entire project. ADU projects and associated development shall avoid impacts to ESHA, wetlands, and streams consistent with LUP Policies OS-1.3, 1.5, and 1.6. ADUs proposed for existing development shall be sited in already developed areas, or and except when exempt, shall obtain an administrative CDP. ADUs proposed in or adjacent to areas mapped as ESHA or open space shown on Map OS-1 or other sites identified by City staff that have the possibility of containing ESHA shall submit an updated (within the past two years) biological report consistent with LUP policy OS-1.16 and CLUDC sec.
17.50.050-B to confirm that impacts to ESHA will be avoided. Development adjacent to ESHA shall provide adequate buffer areas to protect the resources of the ESHA consistent with LUP Policy OS-1.7, 1.8, and 1.9 and shall include landscaping conditions consistent with LUP Policy OS-1.13.
3. Hazard Areas Sensitive to Sea Level Rise. ADUs that are proposed for areas that are vulnerable to sea level rise and other coastal hazards, including blufftop development, shall meet LCP requirements for new development to be safe from such hazards, but that also addresses the need for future sea level rise adaptations including future removal and risk disclosure for a projected 100 year economic life without reliance on a shoreline protective device, as required by LUP policies SF-1.4 and SF-1.10. Areas that are subject to coastal hazards are noted in Map SF-1 and Map OS-2 of the Coastal General Plan, and applications for development located in or adjacent to these mapped hazard areas shall be required to submit a geotechnical study consistent with LUP policy SF-1.3.
4. Water Quality. ADU projects classified as a “development of special water quality concern” under LUP Policy OS-12.1 shall comply with the requirements of LUP policy OS-12.2.
IV. Amendments to Design Review requirements of IP secs.
17.71.050(B)(1), (B)(2) and (B)(3) regarding improvements subject to and exempt from Design Review:
1 B. Applicability. All new structures, any relocation, exterior addition(s), or changes of or to existing structures, and any other physical improvements shall be subject to Design Review, whether or not a Building Permit is required, unless exempt in compliance with Subsection B.3 (Improvements exempt from Design Review), below. 1 Note – changes to the Design Review chapter (IP sec. 17.71.050) were adopted both in Ordinance 1005-2025 and 1016-2025. These two ordinances were separately considered and adopted at different hearings. The changes shown here reflect the totality of adopted changes, as reflected in adoption of Ordinance 1016-2025, which was adopted after adoption of Ordinance 1005-2025 and further amended earlier adopted changes.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 13 of 16)
Design Review shall be required in addition to all other planning permit or approval requirements of this Development Code and the Municipal Code, including but not limited to a Coastal Development Permit.
1. Improvements subject to Design Review by the Commission. a. The following improvements shall always require Design Review by the Commission.
I. A structure located within 100 feet of a coastal bluff.
II. A project resulting in three or more residential dwelling units on a single parcel, including apartments, condominiums, townhouses, and other multifamily residential development projects.
III. All nonresidential development projects including:
(a) Commercial, offices, and industrial structures;
(b) Marinas and yacht harbors; and
(c) Cultural, fraternal, quasi-public, religious, social, and similar structures for places of assembly.
IIIV. The aesthetic impact of grading or filling of land. b. The following improvements shall require Design Review by the Commission only if in conjunction with a development project:
I. Removal of natural ground cover, trees, or vegetation.
II. Installation of a fence, wall, or retaining wall visible from a public right-ofway.
III. Landscaping including vegetation, irrigation systems, and low level lighting.
IV. Signs included with plans for any project listed above.
V. Exterior lighting.
2. Improvements subject to Design Review by the Director. a. The following improvements shall be subject to Ministerial Design Review by the Director:
I. A project resulting in three or more residential dwelling units on a single parcel, including apartments, condominiums, townhouses, the residential component of a mixed use project, and other multifamily residential development projects; and
a II. The construction or rehabilitation/remodeling of a secondary dwelling unit or duplex; b. The construction or rehabilitation/remodeling/addition of any Appendix A
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(City of Fort Bragg)
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Adopted IP Text Changes with Commission Suggested Modifications (page 14 of 16)
detached accessory structure or garage that exceeds 16 feet in height if approved by Minor Use Permit.
b. The following improvements shall be subject to Design Review by the Director, except when not in conjunction with a new development project.
If in conjunction with a development project, each of the following shall be subject to review and approval by the Commission:
c I. Removal of natural ground cover, trees, or vegetation; d II. Installation of a fence, wall, or retaining wall visible from a public right-of-way;
e III. Landscaping including vegetation, irrigation systems, and low level lighting;
f IV. Signs included with plans for any project listed above, and that do not require Commission review; or
g V. Exterior lighting.
3. Improvements exempt from Design Review. The following improvements are exempt from Design Review:
a. The construction or rehabilitation/remodeling of any ADU, JADU or duplex; a. b. One single-family dwelling on a single parcel, including any related accessory structures and landscaping;
b. c. Structural improvements not visible from a public right-of-way; c. d. Signs in compliance with Chapter 17.38 (Signs), and which are to be located on an existing structure, or as approved under another development permit;
d. e. Work determined by the Director to be minor or incidental within the intent and objectives of this Section; and
e. f. Ordinary maintenance and repair of structures.
IV. Amendments to the Definitions of IP sec. 17.100:
Accessory Dwelling Unit. See definition in Section 17.42.170.
Duplex. See "Multi-Family Housing." Two primary residential units dwelling units on a single lot. These may be detached or attached either through a common wall and/or are stacked one on top of the other. Each unit must have its own entrance, kitchen, bathroom, and bedroom/living area. Duplexes do not have to be of equal size or have the same floor plan.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 15 of 16)
Junior accessory dwelling unit. See definition in Section 17.42.170.
Multi-Family Housing. A dwelling unit that is part of a structure containing three one or more other dwelling units, or a non-residential use. An example of the latter is a mixed-use project where, for example, one or more dwelling units are part of a structure that also contains one or more commercial uses (retail, office, etc.). Multifamily dwellings include: duplexes, triplexes, fourplexes (buildings under one ownership with two, three or four more dwelling units, respectively, in the same structure); apartments (five or more units under one ownership in a single building); and townhouse development (three or more attached dwellings where no unit is located over another unit), and other building types containing multiple dwelling units (for example, courtyard housing, rowhouses, stacked flats, etc.). Please see definition of Multifamily Structure in Section 17.42.170 regarding ADU’s as part of a multifamily structure.
Residential Accessory Use or Structure. Any use and/or structure that is customarily a part of, and clearly incidental and secondary to a residence, and does not change the character of the residential use. This definition includes the following detached accessory structures and other similar structures normally associated with a residential use of property. See also “Agricultural Accessory Structure.” garages studios
gazebos swimming pools
greenhouses (non-commercial) tennis and other on-site sport courts spas and hot tubs workshops
storage sheds
Also includes the indoor storage of automobiles (including their incidental restoration and repair), personal recreational vehicles and other personal property, and accessory to residential use. Does not include: second units ADU/JADUs, which are separately defined guest houses, which are included under the definition of second units; or home satellite dish and other receiving antennas for earth-based TV and radio broadcasts (see “Telecommunications Facilities”).
Single-Family Dwelling Residential Unit. A building house designed for and/or that is occupied exclusively by one family and designed with one overall living area for one group of people with one kitchen. Also includes factory-built, modular housing units, constructed in compliance with the Uniform Building Code (UBC), and mobile homes/manufactured housing units that comply with the National Manufactured Housing Construction and Safety Standards Act of 1974, placed on permanent foundation systems.
Appendix A
LCP-1-FTB-25-0064-1-Part A
(City of Fort Bragg)
Accessory Dwelling Units / Junior ADUs
Adopted IP Text Changes with Commission Suggested Modifications (page 16 of 16)
Second Unit or Carriage House. See Accessory Dwelling Unit. A second permanent dwelling that is accessory to a primary dwelling on the same site. A second unit or carriage house provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, sanitation, and parking, and if attached to the primary dwelling, is provided exterior access separate from the primary dwelling. A carriage house is a second unit located over a detached garage. Includes guest houses.