CC 2022-10-25_09a PP Presentation_THOW
Introduction of the
Tiny Homes on Wheels
Ordinance
11/3/2022
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Background
February 8, 2022: Staff introduced amendments to the ADU Ordinance
Included provisions for permitting THOW as a type of ADU
Council directed staff to separate provisions for THOW from the ADU ordinance and return for a study session
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City Council Study Session
Draft presented to Council on September 13th
Primary change is that a THOW is no longer considered a type of ADU
Supportive Two recommendations
1) Add language that would allow additional agencies to certify a THOW as a habitable structure when approved by HCD
2) Prohibit rooftop decks
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Planning Commission
Ordinance presented to PC on October 4, 2022
PC supported the ordinance as proposed, recommends adoption by Council
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Definition
THOW is defined in the ordinance as a structure built on a chassis and intended for separate, temporary, independent living quarters for one household and meets the following conditions
Self-contained unit that includes facilities to support daily living routines
Licensed and registered with DMV
Towable and cannot move under its own power
Min. area of 100 square feet and max. of 400 square feet
Shall comply with standards of the appropriate code regulations as determined by the Building Official
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THOW – Park Trailer
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Defined by Health and Safety Code Section 18009.3
Built on chassis w/ wheels
Complies with RVIA standards for safety and habitation
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THOW – Manufactured Home
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Defined by HSC Section 18007
Built on permanent chassis
Complies with HUD standards
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Prohibited THOW
Motor home, travel trailer, fifth wheel, etc. are prohibited
Camping cabin - a relocatable hard sided shelter without plumbing that is designed to be used within a recreational vehicle park only by a camping party
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Eligible Properties & Uses
Allowed as an accessory use on any lot with an existing single family dwelling
Properties with a permanent ADU would not be eligible to add a THOW
Ineligible for use as a short term rental
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Development Standards
Must be located behind the existing dwelling
Minimum 4 foot setbacks from rear and interior property lines
Ten foot setback from a street side property line
Parked on paved pad with curbs, or similar alternative, to prevent movement of the THOW
No parking is required for the THOW
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Utilities
Must connect to City water and sewer utilities
Can connect to existing connections (no new meters) serving the primary dwelling for no fee
Will see an increase on the bi-monthly utility bill for the second unit
If new meters are proposed, the full connection fees will be assessed
May be off-grid for electrical and natural gas service but must meet Energy Code requirements for heating, ventilation, and energy efficiency
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Design
THOW shall resemble the general appearance of a traditional home
Windows with double pane glass and exterior trim
Mechanical equipment shall be incorporated into the unit and not located on the roof
Attached patios and decks are allowed up to an area equal to the size of the THOW
The undercarriage shall be hidden from view by use of skirting or landscaping
Limited to one-story or 16 feet, whichever is less
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Environmental Review
Adoption of an ordinance will be categorically exempt per Section 15303 and 15305 of the CEQA Guidelines regarding projects consisting of new construction or conversion of small structures
and minor alterations in land use limitations
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Public Notification
Tonight’s agenda and staff report were posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2
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