Agenda 06/09/2016 sio1Z \1mm
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Spokane Valley Planning Commission
Regular Meeting Agenda
City Hall Council Chambers, 11707 E. Sprague Ave.
June 9, 2016 6:00 p.m.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES: May 26, 2016 minutes
VI. COMMISSION REPORTS
VII. ADMINISTRATIVE REPORT
VIII. PUBLIC COMMENT: On any subject which is not on the agenda.
IX. COMMISSION BUSINESS:
a) Study Session: Comprehensive Plan - Tiny Homes
X. FOR THE GOOD OF THE ORDER
XI. ADJOURNMENT
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: June 9, 2016 Department Director Approval:
Check all that apply: ❑ consent ❑ old business ❑ new business ❑ public hearing
❑ information ® admin. report ❑ pending legislation ❑ executive session
AGENDA ITEM TITLE: Administrative report—Tiny Houses - Comprehensive Plan Update
GOVERNING LEGISLATION: RCW 36.70A, SVMC 17.80.150 and 19.30.040
PREVIOUS COUNCIL ACTION TAKEN: None
BACKGROUND: Staff has compiled information regarding the latest tiny house trends,
regulations and siting tools for consideration as the Comprehensive Plan Update process
continues. Staff presented this information to the Council on April 26, 2016. The Council
indicated an interest in exploring each of the housing alternatives further.
Currently, the Spokane Valley Municipal Code addresses RV's, Accessory Dwelling Units, and
to a certain extent park model homes. Tiny homes, tiny home communities, and cottage
housing were not considered during the 2008 development regulations update. In order to
address smaller house option inquiries from the public, the current zoning regulations are being
reviewed. A memo has been prepared that describes types of tiny houses and tools for siting
tiny home developments and how several jurisdictions are regulating them. The document is
attached for your review.
Staff will present an overview of the housing alternatives, pertinent regulations, including a
comparison of City requirements to that of other jurisdictions, and discuss tiny house issues.
This is the same information provided to Council.
OPTIONS: N/A
RECOMMENDED ACTION OR MOTION: N/A
BUDGET/FINANCIAL IMPACTS: N/A
STAFF CONTACT: Micki Harnois, Planner
ATTACHMENTS: PowerPoint Presentation, Memorandum with attachments
1. Staff Memo April 6, 2016
2. Presentation
000° ,.„
Spokane
..000Valley
11707 E Sprague Ave Suite 106 ♦ Spokane Valley WA 99206
509.921.1000 ♦ Fax: 509.921.1008 • cityhall®spokanevalley.org
Memorandum
To: John Hohman, Community and Economic Development Director
From: Micki Harnois, Planner
Date: April 6, 2016
Re: Tiny Houses
This memorandum provides information on tiny houses, and other emerging trends of alternative
housing including, but not limited to, how they are defined, the demand, and process or
regulations applicable from the Spokane Valley Municipal Code (SVMC).
Demand: There has been an emerging demand for smaller than typical housing. "Empty nesters"
or those who desire a simple lifestyle are seeking a smaller house size. Others may be potential
first-time home buyers or may be experiencing low income and require a dwelling that is
affordable. Smaller houses are also appealing for the elderly who can't continue to maintain their
existing home and yard but are still independent, and nonprofit groups are utilizing the
movement as a solution for the homeless.
Tiny Homes: The tiny house movement has gained a lot of attention due to popular TV shows
such as Tiny House Nation and Tiny House Hunters. Often times the tiny house is perceived to
be a catchall for smaller than typical housing options. However, the most common type of tiny
house is constructed similar to an RV -it's a vehicle structure, with electric systems, water tanks
and sewage tanks that operate for a while before they need support systems. Generally they are
not designed for permanent occupancy. In order to use the structure for full time occupancy it
must meet the residential building code and or manufactured housing code standard. However,
changing state building codes, such as WAC 51-16-030 Exemptions for indigent housing
guidelines, are giving deference to individual communities to choose options to provide housing
for indigent persons so long as certain criteria is met.
In some jurisdictions tiny homes have been a solution to the homeless and the poverty-stricken
population as far as a safe and sanitary alternative. Other jurisdictions have allowed tent cities
located on church parking lots to be relocated to public land and owned and operated by a non-
profit organization.
SVMC CODE:
The ability to use the tiny home for permanent occupancy on a traditional residential lot is
related to a requirement for a permanent foundation and connections to utilities. Wheels, and
sometimes axles, are removed. Tiny homes can be placed in RV Parks while remaining on
wheels. Generally, it is required to be placed on a permanent foundation and connect to water,
sewer and electric systems. This converts the unit to a stationary unit and makes the utility
systems safe for long term use. SVMC allows tiny homes on wheels in a manufactured home
park as they are similar to a self-contained recreational vehicle. They are not allowed on a single-
family residential lot for longer than 30 days. Currently the SVMC does not address
development standards for the placing of tiny homes in regard to lot size, e.g. Although in regard
to park model homes for example, they are not allowed on an individual residential lot as they do
not meet the standards of a manufactured home due to the fact that they measure less than 24 feet
wide and 36 feet long as defined in the SVMC. The existing character of the neighborhood
should also be considered. Will they fit in?
Tiny House Communities: Tiny house communities or entire neighborhoods of tiny houses are
emerging as solutions to affordable housing and lifestyle alternatives. Most tiny house
communities constructed so far have been created to address homeless issues or other specific
issues. The Olympia-Quixote Village and Fuller Center Village are examples of tiny house
communities.
Olympia-Quixote Village
The 30 cottage village was previously built for homeless adults. All residents pay 30% of
their income (minimum $50/month)in rent and sign a lease agreement. There is no
option to buy a dwelling in this development. Each 144 square foot house is equipped
with a single captain's bed, a table, a sink and a toilet. A community building is on-site
that contains a shared kitchen, dining area, living room, showers, laundry and office and
meeting space. There is also a community garden in the open space among the houses.
Fuller Center Villages
There are 23 cottage village contains homes that range in size from 133 square feet(a
single bedroom that sleeps two)to 258 square feet(three bedrooms, including a futon in
the living room that will sleep eight) The units are available to rent and eventually the
tenant may pursue owning the tiny house. The future homeowner may either continue to
live in the village or move their home off-site. The complex consists of an outdoor
recreation area, greenhouse, fish pond and a community center.
There are various tools for siting tiny home developments:
1) A new zoning district or overlay zone for tiny house subdivisions
2) A Planned Unit Development(PUD) - A PUD allows a slight deviation from the
development requirements in regard to such standards as lot size and building setbacks,
e.g. to encourage the development of a variety of housing types. Lots in a PUD may be
sold.
3) A manufactured home park(MHP)MHPs allow houses that are considered recreational
vehicles regardless of the length of time it is located on-site. The lot is rented to the home
owner. The RV must be self-contained or there is a facility in the park for sanitary
services. This would be a suitable location for those houses that can not be placed on a
permanent foundation or not equipped to connect to utilities.
4) A designated area for tiny house villages on church property. This option has been
suggested by a local developer. However, this could be accomplished by amending the
permitted use matrix.
Other examples of tiny house types:
Park model homes
Park model homes are a temporary, recreational vehicle that is built on a chassis, mounted on
wheels, and may be connected to utilities to operate the trailer's fixtures and appliances. Lofts or
overhead storage with a maximum ceiling height of five feet are not included in the park model
home's square feet. With the park owner's or manager's permission, park trailers may be sited in
manufactured home parks if they have the ability to hook up to sewer and water or the park has
an existing facility for toilets and showers.
Staff has received many inquiries from the public in regard to being able to place park model
homes on individual lots. The attraction is that they are smaller in size and have efficient floor
plans. Park model homes do not exceed 400 square feet in size. The minimum dimensions are
intended to protect the character of the neighborhood by insuring structures are at least consistent
with smaller dwelling footprints.
Accessory dwelling units (ADUs)
ADUs are an affordable housing alternative for seniors, single parents or persons with disabilities
who might otherwise have difficulty finding homes within the city that support independent
living. These units can either be attached to a dwelling unit or detached, but can only be placed
on property where there is an existing residence. An attached ADU could be created within a
residence or an addition to a residence. The SVMC criteria require that each ADU must be a
minimum of 300 square feet in size and limits the units to a maximum of two bedrooms. The
units must be designed to match the appearance of the primary dwelling unit in regard to exterior
materials, roof pitch, trim and windows. ADUs- Chapter 19.40.100 in the SVMC describes the
criteria for ADUs which are allowed in all of the single-family residential zones (R-1 to R-4).
Cottages
Cottage housing supports the diversity of housing, increases the variety of housing types for
smaller households and provides the opportunity for small, detached single-family dwelling units
within existing neighborhoods. Municipal Research Services Center (MRSC) defines cottage
housing as, "generally a grouping of small, single family dwelling units clustered around a
common area and developed with a coherent plan for the entire site." They are often used as a
type of infill development on small sites, within existing developed areas. Advantages of cottage
housing include higher densities than typical single-family neighborhoods, with minimal impacts
to adjacent residential areas and for some an increased sense of privacy as compared to multi-
family living. However, while it does represent a reduction in living and maintenance costs,
since maintenance costs are typically shared, it does represent an increase in density which can
be controversial. The SVMC does not contain development regulations for the cottages
specifically, but the Planned Residential Development regulations could be utilized so long as
the final density is not greater than 20%than the underlying zoning district.
Other jurisdictions:
All of the city codes that have been researched allow for the placement of accessory dwelling
units in the residential zones. Park model homes are being placed in manufactured home parks in
Spokane and Spokane Valley. New cottages that are placed around open space are becoming
popular as they create a sense of community. As far as the tiny house communities, Quixote
Village was the only example to be found in the northwest for the homeless. Portland, OR and
Seattle, WA are allowing similar types of villages but the dwellings are made of recycled
materials. There are no other local Fuller Center projects listed on their website.
Table of jurisdictions and allowed housing types
Park ADUs Cottages Tiny house
Model communities
Homes
Everett x x
Spokane Valley in MHP x
Spokane In MHP x x
Spokane County x
Kent x
Olympia x
j ' COMMUNITY and ECONOMIC DEVELOPMENT PLANNING "-
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Planning Commission
June 9, 2016
Tiny Houses
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Emerging trends of alternative housing
Demographics Types of Alternative Housing
• Empty nesters • "Tiny House"
• Those who want a simple lifestyle • Park model homes
• First time home buyers • Accessory dwelling units
• Elderly who can't maintain home • Cottages
and yard but are still independent
• Nonprofits who are finding a
solution for the homeless
Spokane COMMUNITYandECONOMICDEVELOPMENT '""IP�►NNoNG
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What is a tiny house ?
• The most common type of tiny house is similar
to an RV in that it is a vehicle structure, with
electricity, water tanks and sewage tanks and
usually on an axle and wheels
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SVMC regulations — tiny houses
• Allowed in RV parks
• Allowed in manufactured home parks
• Treated as a recreational vehicle
• Not allowed on a single-family residential for
more than 30 days
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New Code - Exemptions for indigent
housing guidelines
Cities and counties are permitted the option of adopting
exemptions from the state building code requirements for
buildings whose character of use or occupancy has been
changed in order to provide housing for indigent
(impoverished) persons
(WAC 51-16-030)
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Other emerging Alternatives
• Park model homes
• Accessory dwellings (ADUs)
• Cottages
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AccessoryDwelling Unit
A structure that is subordinate and incidental to the
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property, providing complete, independent living
facilities exclusively for a single housekeeping unit,
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cooking and sanitation ( SVMC)
Comprehsneive Plan Amendments 14
sPokat COMMUNITY and ECONOMIC DEVELOPMENT
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SVMC Regulations for Accessory Dwelling Units
• Can be either attached or detached from a primary residence
• Must be a minimum of 300 square feet in size
• Have a maximum of two bedrooms
• Must be on a foundation
• Have similar appearance as the primary dwelling unit in
regard to exterior materials, roof pitch, trim and windows.
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Siting tools for tiny home developments
• A new zoning district or overlay zone
• A Planned Unit Development
• A manufactured home park
• A designated area for tiny house villages on
church property — suggested by developer
Spc�"lca�ne'at COMMUNITY and ECONOMIC DEVELOPMENT INNING ` +
` DIVISION
Discussion: Next Steps:
• Are these housing types • Bring Back additional
consistent with Council information for Council if
focus? requested;
• Continue the Comp Plan
• Are there other housing update process building in
types that Council would goals, policies and
like to discuss? development regulations to
support a diverse range of
• Is more information housing alternatives that
needed? include "Tiny Houses" and
other options to be
determined;