11/13/2017

1

Tiny Houses(Keyo Park West / Coulwood Neighborhood)

Transportation & Planning Committee

November 13, 2017

• Council and City Staff have received a number of questions regarding a proposed development (Keyo Park West) that is being marketed as a “tiny home” community in the Coulwood Neighborhood.

• A Community Meeting occurred on August 30th 2017

• City Manager referred this issue to the Transportation & Planning Committee on September 11th.

• TAP Committee briefing, September 25, 2017.

Background

Tiny HousesBackground

11/13/2017

2

• Review terminology & regulations

• Tiny Houses - what are they?

• How to regulate?

• Next Steps

Agenda

Tiny HousesAgenda

1. Detached Dwellings:

• Built in compliance with the State Building Code on site or;

• Made of components assembled in an off-site manufacturing plant and transported to the building site for final assembly on a permanent foundation.

Where in Charlotte?

• Allowed under all zoning districts which permit detached dwelling units.

• Zoning Ordinance has no minimum square footage requirement for single family dwelling units

Tiny HousesTerminology

11/13/2017

3

2. Manufactured (Mobile) Home:

• Built in accordance with Federal Manufacturing Home Construction and Safety Standards of 1974.

• Built on a permanent chassis.

• Has a permanent foundation when set-up and skirting is installed.

Where in Charlotte?

• Manufactured Housing District (R-MH)

• Manufactured Home Overlay District

• There are a number of legal non-conforming mobile home parks existing in a variety of zoning districts throughout the City

Tiny HousesTerminology

3. Motorhome or Recreational Vehicles

• Vehicles that have living quarters permanently attached to the vehicle.

• Types include travel trailers that are towable, and are primarily intended for leisure activities such as camping and vacations.

• Motorhomes and RV’s require DMV Licenses Plates, and insurance other than a homeowners policy.

Where in Charlotte?

• Limited to I-2 zoning district with prescribed conditions

Tiny HousesTerminology

11/13/2017

4

Tiny Houses:

Recreational Vehicle (on wheels)

Detached Dwelling (on foundation)

Tiny HousesTerminology

Proposed Development

• 18.9 acre parcel

• No plans have been submitted for site plan or subdivision approval

Tiny HousesKeyo Park West / Coulwood Neighborhood

Background: Keyo Park West

Existing Development

• 3 lots on Cathey Rd. subdivided consistent with R-3 zoning

• A small (approx. 500 s.f.) house has been constructed on one lot.

11/13/2017

5

Issues:

• Impact of small (“tiny”) houses on existing neighborhood character

• Appropriate locations for small detached dwelling units

• How to regulate

Tiny HousesHow to Regulate

Goals:Guiding Principles (adopted Growth Framework)

• Protection of established neighborhoods

• Residential opportunities to accommodate a diverse population in quality and livable neighborhoods

Tiny HousesHow to Regulate

Options:

• Dwelling Size

• Lot Size & Dimensions

• Neighborhood Character

How to Regulate?

Goals:

Protection of established neighborhoods

Residential opportunities to accommodate a diverse

population in quality and livable neighborhoods

11/13/2017

6

Tiny HousesHow to Regulate

Option: Dwelling Size• Ordinance does not currently regulate

minimum size.

How to Regulate?

Goals:

Protection of established neighborhoods

Residential opportunities to accommodate a diverse

population in quality and livable neighborhoods

Not Recommended:

• Setting minimums is counter to City’s policies on housing diversity and inclusion

Tiny HousesNational Examples

Cottages at Hickory Crossing - Dallas, TXDeveloped by Central Dallas Community Development Corporation (50 units)

Community First! Village - Austin, TXDeveloped by local Mobile Loaves & Fishes Organization

Cass Community – Detroit, MIDeveloped by Cass Community Social Services (25 units)

11/13/2017

7

Tiny HousesHow to Regulate

Option: Lot Size & Dimensions• Tree Ordinance allows for cluster

(smaller) lots in return for increased dedicated tree save.

How to Regulate?

Goals:

Protection of established neighborhoods

Residential opportunities to accommodate a diverse

population in quality and livable neighborhoods

Not Recommended:

• Tree Ordinance provision is a valuable incentive supporting City’s policies on tree canopy

Tiny HousesHow to Regulate

R-3R-3

Cluster R-4R-4

Cluster R-5R-5

Cluster R-6R-6

Cluster

Minimum Lot Area (s.f.) 10,000 8,000 8,000 6,000 6,000 4,500 4,500 3,500

Minimum Lot Width 70’ 60’ 60’ 50’ 50’ 40’ 40’ 40’

Greater than 25% Tree Save

10%-25% Tree Save

Single-Family Development Incentives

Intended to maintain and enlarge the tree canopy cover across the City through tree

preservation & tree planting that exceed minimum requirements

Incentive Goals

1) Enhance tree canopy in residential settings

2) Improve overall quality of life within larger residential areas

3) Further City land use policies (encouraging open spaces & preservation of wooded sites)

4) Discourage clear cutting of sites (when constructing single-family developments)

Example Tree Save Incentive

11/13/2017

8

Tiny HousesHow to Regulate

Option: Neighborhood Character• Neighborhood Conservation Overlay (not

currently in zoning ordinance).

• Focuses on defining & regulating neighborhood character (lot size, lot width, setback, height)

How to Regulate?

Goals:

Protection of established neighborhoods

Residential opportunities to accommodate a diverse

population in quality and livable neighborhoods

Tiny HousesHow to Regulate

• Overlay district that adds additional requirements on top of existing zoning

• Focuses on defining & regulating neighborhood character (lot size, lot width, setback, height)

• Requires a neighborhood-based public process to define characteristics

Neighborhood Conservation

Overlay District

What is it?

11/13/2017

9

Tiny HousesHow to Regulate

• Tool that can be used in other neighborhoods to address issues of growth and neighborhood character

• It is an identified priority area as part of the advance development and implementation of the Unified Development Ordinance

• Proven tool used in North Carolina (e.g. Raleigh)

Neighborhood Conservation

Overlay District

Why this approach?

Tiny HousesHow to Regulate

Neighborhood Character• Lot Size, Lot Width, Setback, Height

Coulwood Neighborhood

11/13/2017

10

Tiny HousesHow to Regulate

Example Analysis:Neighborhood Conservation Overlay

Define study boundary

• Lot size

• Lot width

• Setback

• Height

Tiny HousesHow to Regulate

Lot Size: +/- 25,000 s.f.

Example Analysis:Neighborhood Conservation Overlay

Existing R-3 Zoning

Minimum Lot Width: 70’

Minimum Lot Size: 10,000 s.f.

Typical Coulwood Parcel

Lot Width: 140’

Lot Size: 25,000 s.f.

Coulwood Neighborhood

11/13/2017

11

Staff team is defining:

• Public process and steps for ordinance development, review and adoption

Next TAP Meeting:

• Progress update

• Report on process & schedule for development & adoption of Neighborhood Conservation Overlay Ordinance)

Next Steps

Tiny HousesNext Steps

Discussion & Questions

Tiny Houses