Chapter 18.18

TINY HOMES ON WHEELS

The purpose and intent of this chapter is to implement the Mt. Shasta 2019-31 Housing Element Program HO-5.1.6 creating provisions for tiny homes on wheels to improve housing diversity and encourage development of new low-cost housing. This chapter establishes zoning regulations to allow a new housing configuration, tiny homes on wheels, as a permanent housing type pursuant to objective performance standards and all applicable provisions of the Mt. Shasta Municipal Code to protect public health, safety and welfare. (Ord. CCO-25-04, 2025)

(A) “Tiny home on wheels (THOW)” shall be defined as an independent dwelling unit, maximum 400 gross square feet, excluding loft area space if that loft area space meets the requirements of Government Code Section 18009.3(b) (Park Trailer) and Section 18033 (Loft Areas), and maximum 14 feet in width at the maximum horizontal projection. It shall be constructed to all applicable standards of the 2022 California Residential Code and Appendix AQ thereto featuring independent living facilities built upon a single chassis towable by a hitch mechanism and unable to move under its own power, is designed and built to look like a conventional residential structure using conventional building materials, and is thus architecturally distinct from traditional mobile homes and recreational vehicles. It may only be transported upon the public highway with a permit issued pursuant to Vehicle Code Section 35780 (travel permit).

(B) American National Standards Institute (ANSI) Certification. The THOW shall comply with ANSI 119.2 or 119.5 (Safety Standards for Mobile Units) and exceed ANSI energy standards by either providing insulation of R13 for the walls and R19 for the floor and ceiling; or ensure that the stud/joist/rafter space in the walls, floors, and ceiling are completely filled with insulation. (Ord. CCO25-04, 2025)

(A) Planning Director or designee shall serve as the review authority for individual THOW proposed as a primary single-family dwelling or accessory dwelling unit.

(B) Planning Commission shall serve as the regulatory authority for THOW villages consisting of multiple THOW not to exceed nine units. (Ord. CCO-25-04, 2025)

(A) Tiny Home Villages. THOW as tiny home villages are allowed in R-2, R-3, C-1 and C-2 zoning districts. Multiple THOW, not exceeding nine units, may function as a tiny home village in compliance with the provisions of this chapter such that the total number of dwelling units on a parcel does not exceed the total number of dwelling units allowed on that parcel, per provisions of State and local regulations. Tiny home villages are subject to all applicable standards in Chapter 18.50 MSMC, Objective Design Standards.

(B) Primary Residential Units. THOW as primary residential units are allowed in zoning districts as conveyed by provisions for single-family-dwellings within Chapter 18.16 MSMC, District Regulations, in addition to the requirements of this section.

18-48

(Revised 11/25)

MT. SHASTA MUNICIPAL CODE

18.18.060

(C) Accessory Dwelling Units. THOW that function as an ADU shall be subject to all provisions of Chapter 18.22 MSMC as they apply to new construction ADUs in addition to the requirements in this section. A THOW as an ADU shall be detached from the primary dwelling unit and shall not be located in a driveway.

(D) Long-Term Housing Only. Shall not be rented for periods of less than 30 days in duration. Short-term rentals (STR) are prohibited in all THOW.

(E) Movement Restriction. THOW movement on and/or off site shall be limited to no more than annually or as required for registration, certification or related compliance at the discretion of the Planning Director. (Ord. CCO-25-04, 2025)

(A) Parking Pad. Each THOW parking pad shall feature the following:

(1) Surface. The parking pad shall be a level surface paved with two inches of asphalt concrete over five inches of Class II base rock or equivalent permeable or nonpermeable surface so as to provide a durable, dustless surface, and shall be graded and drained so as to prevent erosion and disperse surface water.

(2) Anchoring. THOWs shall be securely anchored to the ground with anchors, blocking, pier pads, jacks or similar.

(3) Decking. The parking pad shall feature a THOW entry porch or decking with steps and perimeter landscaping.

(4) Access. The THOW parking pad shall be accessible by a path of travel such that the THOW is towable onto and off the property.

(B) Parcel Size. No minimum parcel size standards apply to THOW under the following provisions:

(1) Density and Intensity. Density (units/acre) and intensity (lot coverage) shall not exceed what is allowed by the General Plan.

(2) Setbacks. Building setback standards for the underlying zones shall apply as conveyed in this title. (Ord. CCO-25-04, 2025)

(A) Parking. A minimum of one car parking space for every one unit on the site.

(B) Skirting. When parked on its parking pad, skirting shall be installed to conceal the wheels and undercarriage. Skirting material shall have a rigid appearance complementary to the THOW siding and be insulated.

(C) Definition. Shall meet the definition of MSMC 18.18.020 herein.

(D) Design Character. Shall incorporate design features and materials to suit the architectural character of vicinity residential development context, including features such as siding material, roof form, roof pitch, eaves, and double-pane residential windows. (E) Siding Materials. Exterior siding shall be natural or simulated natural products conventional to the residential home building industry.

(F) Windows. Windows shall be at least double pane glass and shall include exterior trim or other design features to mimic residential windows.

(G) Roofs. Roofs shall have a minimum 1:12 pitch for greater than 50 percent of the roof area. The roof and exterior walls shall be fixed with no slide-outs, tip-outs, or other forms of mechanically articulating extensions that expand the interior space of the THOW.

(H) Mechanical Equipment Screening. Mechanical equipment that is not incorporated within the structure shall be screened from public view and shall not be located on the roof. Plumbing vents and low-profile exhaust fans may be located on the roof. Electrical and plumbing hook ups shall similarly be screened from public view.

(I) Electricity. The THOW shall be connected to a source of electricity in compliance with the latest edition of the California Electrical Code and local ordinance. If not connected to the local electric utility power source, an off-grid system may be used that is designed to provide sufficient power based on the expected loads. All off-grid systems shall include solar panels and battery storage. A THOW shall not rely on a generator as a primary or stand-by source of electric power.

18-48.1

(Revised 11/25)

TINY HOMES ON WHEELS

18.18.070

(J) Water and Sewer. All THOW shall be connected by hard pipe to public water and wastewater systems where those services are available, in compliance with the latest edition of the California Plumbing Code and MSMC Title 13, Utility Enterprises – Water, Wastewater and Drainage.

(K) Height. The maximum height of a THOW shall be as established by the California Department of Motor Vehicles for towing on public roads, but not to exceed 14 feet.

(L) Refuse Service Required. THOW shall comply with MSMC 13.04.100 requiring all structures permitted for human habitation to have refuse service consistent with building codes and laws. (M) Insulation. Insulation of R13 for the walls and R19 for the floor and ceiling; or ensure that the stud/joist/rafter space in the walls, floors, and ceiling are completely filled with insulation. (Ord. CCO25-04, 2025)

(A) Purpose. The purpose of these regulations is to provide clear and objective standards for tiny home villages consisting of multiple THOW up to nine units. All standards in MSMC 18.18.060 shall also apply.

(B) General Provisions. (1) Ministerial Review. A tiny home village that meets the requirements of this section is permitted by right in R2, R3, C1 and C2 zones subject to the provisions of MSMC 18.18.030, Regulatory authority.

(2) Density and Intensity. Maximum permitted density and lot coverage shall be no greater than allowed by the General Plan or as may be modified by a density bonus.

(3) Setbacks. Building setback standards for the underlying zones shall apply as conveyed in this title.

(4) Objective Design Standards. All applicable provisions of Chapter 18.50 MSMC, Objective Design Standards, shall apply in addition to the requirements of this section.

(5) Types and Number of Structures. Groups of no more than nine tiny homes or tiny homes on wheels area permitted on one parcel.

(6) Density Bonus. A tiny home village may be eligible for a density bonus or as may be modified by Government Code Section 65915.

(7) HOA/CCRs. All occupants of a tiny home village shall be members of a homeowners association (HOA). The homeowners association shall be responsible for administering covenants, conditions and restrictions (CCRs) regulating use, appearance and maintenance of the tiny home village. HOA/CCRs shall be established prior to permit approval and reviewed annually by the Planning Commission. Noncompliance with CCRs shall be enforceable pursuant to the abatement provisions of this code including, but not limited to, Title 1 MSMC, General Provisions, and Title 6 MSMC, Health and Sanitation.

(C) Development Standards. Tiny home villages are subject to the following development standards:

(1) Electricity. All units in a tiny home village shall be connected to a source of electricity in compliance with the latest edition of the California Electrical Code and local ordinance. If not connected to the local electric utility power source, an off-grid system may be used that is designed to provide sufficient power based on the expected loads. All off-grid systems shall include solar panels and battery storage. A THOW shall not rely on a generator as a primary or stand-by source of electric power. Submetering of individual THOWs may be permitted at the discretion of the electric service provider.

(2) Water and Wastewater. All units within a tiny home village shall connect to public water and wastewater systems where those services are available. Where connection to public water or wastewater system is not available, tiny homes will require approval by the Public Works Director and shall be served by on-site water and wastewater treatment that meets County Code and State requirements. Separate water meters shall be required for all THOWs. All provisions of MSMC Title 13, Utility Enterprises – Water, Wastewater and Drainage, apply.

ilable. Where connection to public water or wastewater system is not available, tiny homes will require approval by the Public Works Director and shall be served by on-site water and wastewater treatment that meets County Code and State requirements. Separate water meters shall be required for all THOWs. All provisions of MSMC Title 13, Utility Enterprises – Water, Wastewater and Drainage, apply.

(3) Access. All units within a tiny home village shall be located on a parcel with direct driveway access to a public right-of-way. The road and driveway shall have a minimum width of 20 feet for fire safe regulations.

18-48.2

(Revised 11/25)

MT. SHASTA MUNICIPAL CODE

18.18.070

(4) Addresses. Each individual unit of a tiny home village shall have an assigned address by the Planning Department prior to occupancy permit issuance.

(5) Parking. A minimum of one car parking space for every one unit on the site. Parking location layout shall comply with MSMC 18.50.030, Part I, subsection (B)(4), Parking.

(6) Solid Waste and Recycling.

(a) One or more areas shall be set aside for covered and enclosed trash and recycling containers. If a waste service is used, the areas must be directly accessible for garbage and recycling trucks.

(b) The property owner of record is responsible for the satisfactory removal of all refuse accumulated at the tiny home village by contracting with a franchised collector in a manner consistent with State requirements and all applicable provisions of MSMC 13.04.100.

(7) Open Space. Shall comply with objective design standards (cottage court building type in Chapter 18.50 MSMC, Appendix A, Part II, subsection (B)(7)(7.6), Open Space. The common open space shall be improved for shared lawn, outdoor seating and garden space. This shall not include required setbacks or patio areas, and a maximum of 25 percent of this area can be used to create common buildings for recreation, workspace, or storage.

(8) Privacy. Units shall not be designed or placed so that a window of one unit would provide a direct view into a neighboring unit resulting in a loss of privacy.

(9) Design Standards. THOW shall comply with the following design standards:

(a) Design Character. Shall incorporate design features and materials to suit the architectural character of vicinity residential development context, including features such as siding material, roof form, roof pitch, eaves, and residential windows.

(b) Siding Materials. Exterior siding shall be natural or simulated natural products conventional to the residential home building industry.

(c) Windows. Windows shall be at least double pane glass and shall include exterior trim or other design features to mimic residential windows.

(d) Roofs. Roofs shall have a minimum 1:12 pitch for greater than 50 percent of the roof area. The roof and exterior walls shall be fixed with no slide-outs, tip-outs, or other forms of mechanically articulating extensions that expand the interior space of the THOW.

(e) Mechanical Equipment Screening. Mechanical equipment that is not incorporated within the structure shall be screened from public view and shall not be located on the roof. Plumbing vents and low-profile exhaust fans may be located on the roof. Electrical and plumbing hookups shall similarly be screened from public view.

(f) General Design Standards. All tiny home villages shall comply all applicable standards of MSMC 18.50.030, Objective design standards.

(g) Site Design Standards. All tiny home villages shall comply with the site layout standards of Chapter 18.50 MSMC, Appendix A, Part II, subsection (B)(7), cottage court building type standards.

(h) Landscaping Standards. All tiny home villages shall comply with Chapter 18.50 MSMC, Objective Design Standards, landscaping requirements cited in Chapter 18.50 MSMC, Appendix A, Part I, subsection (B)(2). (Ord. CCO-25-04, 2025)

18-48.3

(Revised 11/25)

GENERAL REGULATIONS

18.20.010