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
Th10b
LCP-1-FTB-25-0064-1-Part B
(City of Fort Bragg Tiny Homes/Tiny Home Communities)
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 B
(City of Fort Bragg)
Tiny Home & Tiny Home Community Regulations
Adopted IP Text Changes with Commission Suggested Modifications (page 1 of 10)
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. 1000-2005 & 1001-2005 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 text. Each of the sections listed below correspond to the five 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
… … … …
Mobile Home Park UP UP UP UP UP UP 17.42.110
Mobile / Manufactured
home
P P P P P P 17.42.110
Tiny Home / Manufactured
Home Community
- - UP UP UP UP 17.42.110
Tiny Home P P P P P P 17.42.175
Appendix A
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Tiny Home & Tiny Home Community Regulations
Adopted IP Text Changes with Commission Suggested Modifications (page 2 of 10)
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 Use
CN CO CBD CG CH Regs.
RESIDENTIAL USES
… … … …
Primary Single Family
Residential Unit P(3) -- P(4 3) P(4 3) --
Tiny Home P(6 5) P(6 5) UP(6 5) 17.42.175
Tiny Home / Manufactured
Home Community UP UP - UP UP 17.42.115
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. Add new IP sec. 17.42.175:
17.42.175 Tiny Homes, Model Park RVs & Mobile Homes
A. Applicability. Where allowed by Article 2 (Zoning Districts and Allowable Land Uses), Tiny Homes and Park Model RVs shall obtain an administrative Coastal Development Permit and comply with the standards of this section.
B. Tiny Home and Park Model RV Standards. Tiny Homes and Park Model RVs shall be subject to all of the following additional criteria:
1. Limitations on Location & Timing & Permit Requirements a. Accessory to a Primary Residence. A Tiny Home or Park Model RV is Appendix A
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allowed as an accessory residential use to a Primary Residential Unit and may be constructed/installed before, during or after the Primary Residential Unit. If installed prior to the primary residential unit, the Tiny Home or PMRV must be installed in the back half of the parcel.
b. As an ADU Equivalent in Multifamily. One Tiny Home or one Park Model RV is permitted in Multifamily Residential Zoning Districts as a type of detached ADU under Section 17.42.170 or as part of a Tiny Home Community under Section 17.42.110.
c. Permit Requirements. A Tiny Home or Park Model RV shall be subject to a Coastal Development Permit if it is located on a permanent foundation or, including if site improvements are required to establish it.
2. Development Standards. Tiny Homes and Park Model RVs (Unit) shall conform with the following requirements:
a. Height. The unit shall have a maximum height of 13’ 6” to comply with Department of Motor Vehicles (DMV) towing requirements. b. Setbacks. A unit shall comply with front and street side setbacks but may have a 4+-foot setback from the inside or rear parcel lines. The unit must be located a minimum distance of 10 feet from all other structures. c. Size. Units shall be at least 150 square feet in compliance with the California Health & Safety Code, but no more than 400 square feet. d. Number of Units Allowed. Units are allowed on a parcel in the following configurations:
i. On a parcel with an existing primary unit, a maximum of one Tiny home or Park Model RV unit is permitted. One tiny home or Park Model RV is permitted in addition to one detached ADU on the property. Neither is permitted if there are four or more residential units on a low density residentially zoned parcel.
ii. Tiny homes and Park Model RVs are permitted in Tiny Home Communities, and the maximum allowed is determined by Section
17.42.110.
e. Foundation. Tiny Homes shall not be placed on a temporary or permanent foundation unless the Tiny Home has been constructed in compliance with the Appendix Q Tiny Houses of the UBC. Park Model RVs may be placed on a permanent foundation.
Appendix A
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f. Fire Inspection. Prior to occupancy, each Tiny home and Park Model RV shall be inspected by the Fire Marshal to ensure adequacy of the smoke alarm and fire extinguisher.
3. Design Standards. A Tiny Home and Park Model RV shall maintain a residential appearance through the following design standards. a. Skirting. The undercarriage (wheels, axles, tongue and hitch) shall be hidden from view with a solid wood, metal or concrete apron when parked. b. Paved Pad. A paved parking pad shall be required, unless that Tiny Home or Park Model RV are placed on a permanent foundation (per C2e above), and include bumper guards, curbs, or other installations adequate to prevent movement of the unit. Alternative paving methods may be permitted at the discretion of the Community Development Director. c. Mechanical Equipment. Mechanical equipment shall be incorporated into the structure and not be located on the roof (except for solar panels). d. Materials. Materials for the exterior wall covering shall include wood, hardipanel or equivalent material as determined by the Community Development Director.
e. Windows. Windows shall be double pane glass or better, labeled for building use, and be trimmed out.
f. Utility Connections. The unit shall be connected to City water and sewer utilities through dedicated pipes. The unit shall be connected to electrical power in compliance with the Building Code.
4. Ownership. Ownership of the Tiny Home or Park Model RV is not required.
5. Short Term Rentals. Tiny Homes and Park Model RV shall not be used as short- term rentals of less than 30 days.
C. Parking Requirements.
1. Parking Exemptions & Requirements: No parking is required unless the Tiny Home is located in a neighborhood, which provides public parking and public access to the coast. In Fort Bragg this includes all residential parcels that directly abut Glass Beach Drive. All other parcels are not required to provide parking.
2. Replacement Parking Exemption. No replacement parking space(s) are required for the primary unit, when a garage, carport, or covered parking structure is demolished in conjunction with the construction of a Tiny Home.
Appendix A
LCP-1-FTB-25-0064-1-Part B
(City of Fort Bragg)
Tiny Home & Tiny Home Community Regulations
Adopted IP Text Changes with Commission Suggested Modifications (page 5 of 10)
D. Tiny Homes and Park Model RV’s Proposed for Sensitive Habitats, Scenic Areas, and areas subject to Sea Level Rise shall only be permitted if found in conformance with the policies and standards of the certified Coastal General Plan and Coastal Land Use and Development Code.
1. Visual Resources. Tiny Homes and Park Model RVs shall be reviewed for impacts to visually resources in visually sensitive areas as designated in Map CD-1 of the Coastal General Plan.
2. Sensitive Habitat. Tiny Homes and Park Model RVs shall be reviewed for impacts to sensitive habitats in areas as designated in Map OS-1 of the Coastal General Plan.
3. Areas Sensitive to Sea Level Rise. Tiny Homes and Park Model RVs that are proposed for areas that are vulnerable to sea level rise and other coastal hazards shall meet all 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.
E. Mobile Home Outside of a Mobile Home Park.
1. Development Standards. The site, and the placement of the mobile home on the site shall comply with all zoning and development standards applicable to a conventional single family dwelling or ADU on the same parcel.
2. Mobile homes are permitted as ADUs and/or as the primary residence.
3. Mobile home design and construction standards. A mobile home outside of a mobile home park shall comply with the following design and construction standards.
a. The exterior siding, trim, and roof shall be of the same materials and treatment found in conventionally built residential structures in the surrounding area and shall appear the same as the exterior materials on any garage or other accessory structure on the same site. b. The roof shall have eave and gable overhangs of not less than 12 inches measured from the vertical side of the mobile home, and the roof pitch shall be no less than 3:12.
c. The mobile home shall be placed on a foundation system, subject to the approval of the Building Official; and
d. The mobile home is certified under the National Mobile Home Construction and Safety Standards Act (42 USC Section 4401 et seq.).
Appendix A
LCP-1-FTB-25-0064-1-Part B
(City of Fort Bragg)
Tiny Home & Tiny Home Community Regulations
Adopted IP Text Changes with Commission Suggested Modifications (page 6 of 10)
III. Repeal IP sec. 17.42.110 (Mobile/Manufactured Homes and Mobile Home Parks) and replace it with new standards for Tiny Home / Manufactured Home Communities:
17.42.110 – Tiny Home / Manufactured Home Community
Purpose. This Section provides requirements and development standards for the development of communities with Tiny Homes, Park Model RVs and/or Manufactured Homes. The City intends that these communities be designed and landscaped to be compatible with adjacent residential and other uses. These standards are intended to provide a means of achieving a stable community in character with the surrounding area.
A. Community Standards. Each community shall comply with the following requirements:
1. Permit Requirements. Each Community shall be subject to Design Review in addition to the Use Permit approval required by § 17.21.030 (Residential Zoning District Allowable Land Uses and Permit Requirements). A Coastal Development Permit is required for all Tiny Home Communities located in the Coastal Zone. Tiny Home Communities are subject to compliance with Mobile Home Park regulations as required by the Department of Housing and Community Development (Mobilehome Parks Act Section 18200 – 18712).
2. Allowable Uses.
a. Unit Type. Tiny Home Communities may be composed of any mix of Tiny Homes and Park Model RVs and may include up to 25% of units as Small Manufactured Homes and/or small site-built homes of less than 600 SF. A management office/residence may be required per HCD regulations.
Projects composed entirely of Manufactured Homes are regulated as Multi-Family developments under 17.42.120.
b. Accessory Uses. Use Permit approval for a Tiny Home Community may authorize accessory uses that are incidental to the planned residential use, exist for the sole purpose of service to the residents, are typically found in multifamily developments, and do not alter the character of the residential use.
1. Residential accessory uses are limited to awnings, fences, garages (maximum size 400 SF), and storage sheds (maximum size 120 SF).
Appendix A
LCP-1-FTB-25-0064-1-Part B
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Tiny Home & Tiny Home Community Regulations
Adopted IP Text Changes with Commission Suggested Modifications (page 7 of 10)
2. Laundry facility, community room, community kitchen, recreational facilities, common open space, playground, clubhouse, and similar uses are permissible as accessory uses.
3. A Tiny Home Community may contain accessory retail and service uses for park residents as authorized by Use Permit approval, and in compliance with § 17.42.020 (Accessory Retail and Service Uses).
3. Standards. This Section identifies standards for Tiny Home Community development, recognizing the dual need for moderately priced housing, and standards that will adequately protect residents of the communities and the City as a whole.
a. Phased Development. Development may be in phases, so long as each phase complies with the minimum standards of this Section, and all “lots/spaces” in a phase are developed/improved and authorized by a permit for occupancy in compliance with Health and Safety Code Section 18505.
b. Project Size. Tiny home communities may be located on any size parcel. c. Density. Tiny Home Communities are subject to zoning district density limitations.
4. Community Layout and Design. A Tiny Home Community shall comply with the following requirements:
a. Orientation. Tiny Homes that are adjacent to a street shall be oriented to the Street with either the front door or the side of the Tiny Home. Other units may be oriented around a central courtyard, promenade, or community garden.
b. Street Setbacks & Landscaping. All street side setback areas shall be landscaped and continually maintained, in compliance with Chapter
17.34 (Landscaping Standards).
c. Individual Unit “Lot Space” Size. The individual “lot space” for each unit within the Tiny Home Community shall include adequate space for the unit, internal setbacks, open space, and accessory storage as follows:
i. Unit. Between 150 to 400 SF of dedicated space depending on the size of the Tiny Home unit.
ii. Dedicated Open Space. Each Tiny Home shall have at least Appendix A
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100 SF of dedicated open space in the form of a patio, lawn or landscaped area.
iii. Required accessory structures. Each Tiny Home will be provided with 100 Cubic Feet of storage space, which may be consolidated into one or more central storage buildings or located at individual tiny home sites.
iv. Internal Setbacks. Each Tiny Home shall maintain a minimum setback of 10 feet from other units.
d. Recommended Community Facilities. Tiny Home Communities that include one or more of the following: shared open space, a community center, laundry facility, or a shared community garden are preferred. e. Landscaping & Paths. Each Tiny homes community shall include a network of landscaped walking paths that connect units to each other and to parking areas and sidewalks; and landscaping shall be provided in compliance with Chapter 17.34 (Landscaping Standards).
f. Parking. Parking shall be provided at the rate of one parking space for each Tiny Home or Park Model RV. Parking should be consolidated in parking lots at the rear or side of the property, where feasible.
Additionally, street parking may be utilized to meet up to 25% of the parking requirement through Minor Use Permit approval.
g. Internal Streets. Internal streets are discouraged but shall comply with City street standards where provided, except where superseded by a standard required by State law.
h. Solid Waste. Adequate solid waste and recyclable materials storage enclosures shall be provided in compliance with § 17.30.110. i. Utilities. All utility distribution facilities (including cable television, communication and electric lines and boxes) within a Tiny Home Community shall be placed underground. The developer is responsible for complying with the requirements of this Subsection and shall make the necessary arrangements with the utility companies for the installation of the required facilities. Each Tiny Home shall have a separate water meter.
j. Fencing. A fence, solid masonry wall, or other decorative landscape screening is required to hide utilities (propane tanks, trash enclosures, etc.) from public view from a public right of way. Other fencing may be Appendix A
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required by the review authority as part of the Design Review and Use Permit approval for the facility.
k. Signs. A Tiny Home Community may have up to two externally illuminated identification signs not exceeding 6 feet in height or 24 square feet in area. The signs shall be integrated into the Tiny Home Community landscaping, at a location specified in the Use Permit approval. All signs must also comply with the requirements of 17.38.
5. Ownership. A Community may be owned by a single entity, a cooperative of residents or through condominium ownership.
B. Standards for Individual Units.
1. Tiny Home Standards. Individual Tiny Homes located within a Tiny Home Community shall comply with the standards for Tiny Homes enumerated in
17.42.175 of this development code.
2. Park Model RV Standards. Park Model RVs shall comply with the individual standards enumerated in 17.42.175 of this development code.
3. Travel Trailers. A self-propelled travel trailer, camper, motor coach, motor home, trailer coach, or any similar vehicle shall not be allowed within a mobile home park.
IV. Amendments to the Definitions of IP sec. 17.100:
Manufactured Home. A small, manufactured home that complies with Title 24, Code of Federal Regulations, Chapter XX, Part 3280 and is a self-contained residential living unit, built off-site and placed on a permanent foundation. …
Mobile Home. A trailer, transportable in one or more sections, that is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, which is over eight feet in width and 40 feet in length, with or without a permanent foundation and not including recreational vehicle, commercial coach or factory-built housing. A mobile home on a permanent foundation is included under the definition of "Single-Family Dwellings." Mobile Home is a structure designed for human habitation and for being moved on a street or highway under permit pursuant to Section 35780 of the Vehicle Code. Mobile home includes a manufactured home, as defined in Section 18007 of the Health and Safety Code, and a mobile home, as defined in Section 18008 of the Health and Safety Code, but, except as provided in subdivision (b), it does not include a recreational vehicle, as defined in Section 799.29 of this code and Section 18010 of the Health and Safety Code or a commercial coach as defined in Section Appendix A
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18001.8 of the Health and Safety Code.
Mobile Home Park. Any site that is planned and improved to accommodate two or more mobile homes used for residential purposes, or on which two or more mobile home lots are rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and later converted to a subdivision, cooperative, condominium, or other form of resident ownership, to accommodate mobile homes used for residential purposes. May include a common storage area for recreational vehicles owned by residents only.
…
Park Model RV. Must comply with the Ansi Standard 119.5 and all of the following requirements as defined in Health and Safety Code Section 18009.3:
1. Contain 400 square feet or less of gross floor area, excluding loft area space if that loft area space meets the requirements of subdivision (b) and Section 18033.
2. May not exceed 14 feet in width at the maximum horizontal projection.
3. Built upon a single chassis.
4. May only be transported upon public highways with a permit issued pursuant to Section 35780 of the Vehicle Code. Park Model RVs shall be licensed and registered with the California Department of Motor Vehicles.
5. A park Model RV is not a self-propelled recreational vehicle, nor is it a 5th wheel or other trailer designed for recreational purposes.
…
Tiny Home. A tiny home is a small towable residential unit that meets the design and construction criteria listed in 17.42.175. Tiny homes shall meet the provisions of ANSI 119.5 or Appendix Q of the UBC (or a comparable updated standard). It shall be the burden of the applicant to show compliance with one of these standards. Tiny homes shall be licensed and registered with the California Department of Motor Vehicles.
Tiny Home Community. Is any area or tract of land where two or more lots are rented or leased or held out for rent or lease to accommodate Tiny Homes, Park Model RVs and/or Manufactured Homes.