Planning Workshop April 27, 2016

Proposed Topics “Tiny Homes” What are they, and where do they fit? Bed & Breakfasts How do we balance commerce and neighborhood integrity? Buffer & Compatibility Requirements Can we increase land use efficiency? Co-housing & Dormitories Workforce housing solutions need to evolve!

“Tiny Homes” An umbrella category Subjective definition Personal Design oriented RVs, park models, stick built, covered wagons Size oriented Small (400 – 1000 sq. ft.) Tiny (<400 sq. ft.)

Important Terms IRC = International Residential Code Adopted standard for residential construction statewide in Utah HUD = Department of Housing and Urban Development Less stringent construction standard for manufactured homes ANSI = American National Standards Institute (A119.5 Standard) A certification that a unit complies with requirements of the Recreation Vehicle Industry Association (RVIA), including park models

Tiny Home Categories Description Primary structure Stick built or modular affixed to ground IRC approved Regulatory Considerations: None - No minimum building size in GC

Tiny Home Categories Description Secondary or accessory structure Attached or detached Stick built or modular affixed to ground IRC approved Regulatory Considerations: Minimal: Renter only as an ADU with use- specific standards

Tiny Home Categories Description Primary or accessory structure Stick built or modular affixed to ground Non-IRC, Non-HUD approved Regulatory Considerations: Moderate to Severe: Only commercial RV/CGs can accommodate these units

Tiny Home Categories Description Primary or accessory structure Stick built or modular NOT affixed to ground until installed on-site HUD approved Regulatory Considerations: Moderate: GC permits HUD approved “tiny homes” using the same regulations as other manufactured homes

Tiny Home Categories Description Primary or accessory structure Stick built or modular NOT on a foundation ANSI approved or no standard at all Regulatory Considerations: Moderate to Severe: Only commercial RV/CGs can accommodate these units (includes Park Model RV)

Planning & Zoning Goals 1. To enable the development of housing that is not IRC or HUD approved, but can otherwise be viewed as safe, accessible, and affordable for Grand County’s workforce; and, 2. To enable the development of IRC approved structures on small lots. How and where should Grand County accommodate non-IRC, non-HUD “tiny houses?” How and where should Grand County accommodate IRC approved “tiny houses?”

Planning & Zoning Solutions SolutionImpactComments Relax regulations in Sec B, Accessory Dwelling Unit Increase infill development Expand rental market Decrease housing costs for owners and renters Planning commission approval. Awaiting council approval – see 5/3/16 agenda.

Planning & Zoning Solutions SolutionImpactComments Create a “tiny home” zone designation and associated use-specific standards Enable IRC or HUD approved “tiny homes” on “tiny lots” A “tiny house” is still expensive if it is placed on an expensive, large lot Without tiny lots, tiny houses don’t reduce inefficient/ expensive land use (sprawl)

Planning & Zoning Solutions SolutionImpactComments Create a non-commercial RV/CG zone designation and associated use-specific standards Enable non-IRC, non-HUD approved units on parcels without commercial zoning Grand County doesn’t necessarily need more commercial RV/CGs. Long-term occupancy in a commercial RV/CG can still be expensive, and doesn’t provide a neighborhood feel

Planning & Zoning Solutions SolutionImpactComments Add dormitories to Sec D Employee Housing, Accessory Enable high density, deed- restricted workforce housing for seasonal and service- industry employees Grand County is in dire need of housing for this population group

Planning & Zoning Solutions SolutionImpactComments Add non-IRC units to Sec D, and regulate the same as non-commercial RV/CGs Better regulate outfitters’ on- site employee housing, and expand employee housing options Currently, only IRC approved housing may be constructed on-site Illegal on-site camping may be prevalent throughout the County

Economic Realities Detached tiny homes on large, expensive lots are ok Detached tiny homes on tiny lots are better Attached tiny homes are the best Land costs are the real hurdle Kitchen and bathroom costs are relatively fixed… Cost/sq. ft. decreases significantly as building size increases

Bed & Breakfasts Categorically different from vacation rentals Regulatory differences Any residential zone district On-site manager Maximum 5 bedrooms

Impacts Impacts on housing affordability Neighborhood & community character Neighborhood tension “Party houses” Building safety Permit and tax compliance Noise Parking Trash/debris Difficulty responding to neighbor complaints Balance between traditional and non- traditional lodging

Planning & Zoning Solutions SolutionImpactComments Require land-use permit in addition to business license Easier to revoke non- compliant businesses Land-use permit triggers a “change of use.” Possibility of charging commercial transportation impact fees Currently, only a business license is required

Planning & Zoning Solutions SolutionImpactComments Prohibit any and all on- street parking by B&B guests Minimize impacts to local, public streets Enforcement challenges

Additional Ideas Noticing requirements Increase B&B (and vacation rental) business license fees Encourage GWSSA to charge commercial user rates for water & sewer

Additional Questions Buffer distances and cul-de-sac/dead-end street restrictions Minimum lot dimensional standards Prohibit construction solely for B&B uses

Buffer & Compatibility Requirements Regulatory Considerations Land use efficiency Protecting existing residential development “Looming effect” Solar access Canyon views

Land Use Impacts of Buffer Requirements

Planning & Zoning Solutions SolutionImpactComments Reduce buffer requirement to the maximum setback requirement of 20 feet Increased land use efficiencyCompatibility across existing and proposed development is maintained

Planning & Zoning Solutions SolutionImpactComments Reduce 150 ft. setback for buildings over 28 ft. high to 50 ft. Increased land-use efficiencyThe only way to maximize land use with equivalent building footprints is to increase building heights