Board Of Supervisors Approve Agenda Jan. 26th, 2021
Santa Cruz County, California Board Of Supervisors received unanimous approval for the Jan. 26th, 2021 agenda to allow tiny homes on wheels to be legal accessory dwelling units ( ADUs) as well as the creation of a standalone ordinance to allow tiny homes as primary residences.
Consider directing the Planning Department to explore a permitting process for Tiny Homes, including Movable Tiny Homes (MTH), Tiny Homes on Wheels (THOW), and Tiny Homes on Foundation (THOF), in the ADU Code Amendments as legal Accessory Dwelling Units (ADUs), as outlined in the memorandum of Supervisor Koenig and Supervisor McPherson
1) Directed the Planning Department to explore a permitting process for Tiny Homes to include, but not be limited to, the addition of Tiny Homes within the County’s Accessory Dwelling Unit ordinance and/or the recognition of Tiny Homes as primary residences within a new stand alone ordinance; and
Directed The Planning Department To Return On March 9th, 2021
Subject: Permitting Process For Tiny Homes
2 ) Directed the Planning Department to return on March 9th, 2021 with a proposed process and timeline for gathering input about the permitting of Tiny Homes from members of the public, Planning Commission, and individual Board offices; and, in addition to reviewing other ordinances already in effect, that the proposal go to the Housing Advisory Commission and Planning Commission in advance of coming back to the Board.
| RESULT: | APPROVED AS AMENDED [UNANIMOUS] | |
| MOVER: | Manu Koenig, Vice Chair, First District Supervisor | |
| SECONDER: | Zach Friend, Second District Supervisor | |
| AYES: | Manu Koenig, Zach Friend, Ryan Coonerty, Greg Caput, Bruce McPherson | |
Executive Summary
Santa Cruz County is facing rising housing costs and a shortage of available affordable housing. This ongoing challenge has been further exacerbated in recent months by the COVID-19 pandemic and the displacement of residents due to the CZU Complex Fires. Low-income residents, the elderly, the unhoused, individuals with disabilities, students, and many others in our community face ongoing hardship in securing and maintaining truly affordable housing.
This proposal builds on the work of other California counties and cities that have revised and updated building, planning, and zoning codes to include Tiny Homes, including Movable Tiny Homes (MTH), Tiny Homes on Wheels (THOW), and Tiny Homes on Foundation (THOF), as legal Accessory Dwelling Units (ADUs) and primary residences.
The revision of existing County planning and building codes to include Tiny Homes carries the promise of increasing affordable housing options for all County residents, including those impacted by the CZU Complex Fires, the COVID-19 pandemic, and homelessness. Further, the inclusion of Tiny Homes as permitable residences will help the County come closer to meeting Regional Housing Needs Allocation (RHNA) requirements, as well as accomplish housing-related goals stated in the 2018-2024 County Strategic Plan.
Background
The County of Santa Cruz has been identified as one of the country’s most expensive places to live based on the costs of housing relative to median income, and in recent years has seen an exponential increase in housing costs, both in rent and purchase price of homes. The high cost of housing has resulted in a shortage of affordable homes and has made purchasing a home or renting in the County an unattainable goal for many County residents. The lack of affordable housing is a problem not only in the County of Santa Cruz but throughout California, and the State of California Health and Safety Code (HSC), Section 65583(c)(7) requires that cities and counties address this shortage by developing a plan that incentivizes and promotes the creation of ADUs that can be offered at affordable rent for very low to moderate-income households. Additionally, the County of Santa Cruz must plan to meet its RHNA goals as determined by the State.
The County of Santa Cruz 2016-2023 Housing Element (Chapter 4 of the Santa Cruz County General Plan), the Sustainable Santa Cruz County Plan, and the Santa Cruz County Affordable Housing Guidelines address these issues of providing affordable housing and attainable housing for all county residents. While these existing guidelines do address the need for affordable housing units, current Santa Cruz planning and building codes do not specifically include Tiny Homes as legal structures.
The term “Tiny Home” is defined in Appendix Q of the 2018 International Residential Code simply as a home of less than 400 sq. ft. in floor area, excluding lofts. More specifically, a Tiny Home can be defined as a habitable structure between 100 sq. ft. and 400 sq. ft., providing separate, independent living quarters and including basic functional areas for cooking, sleeping, and toilet and bathing facilities. Tiny Homes may or may not be on a foundation and may be on wheels.
Photo Courtesy: Paul Nyulassie Digz2Go
Analysis
In response to the State of California’s requirements as well as local needs for more affordable housing, several California cities and counties have recently updated and/or revised their building, planning, and zoning codes to include Tiny Homes.
In March 2020, neighboring Santa Clara County amended their zoning code to include Tiny Homes as ADUs. Other jurisdictions that have recently amended their codes to accommodate the use of Tiny Homes include: Contra Costa County, Humboldt County, Sacramento County, San Diego County, San Mateo County, City of Fresno, City of Los Angeles, City of San Diego, and the City of San Luis Obispo. In an October 2018 letter of support for the City of Los Angeles’ ordinance, the State of California indicated their support for Movable Tiny Homes as ADUs. Additionally, the State has adopted Appendix Q of the 2018 International Residential Code (IRC), which relaxes various requirements in the IRC as they apply to houses that are 400 square feet or less (Tiny Homes).
The State of California and several other California cities and counties have set the course for Santa Cruz County to similarly amend and update building, planning, and zoning codes to allow Tiny Homes. The revision of existing County codes to potentially include Tiny Homes (including Movable Tiny Homes/Tiny Homes on Wheels and Tiny Homes on Foundation) as ADUs will increase the number of ADUs in the County, creating increased affordable housing opportunities for all County residents, including those impacted by the CZU Complex Fires, the COVID-19 pandemic, and homelessness.
More broadly, the revision of relevant County code to include Tiny Homes as possible primary residences could help to alleviate the housing affordability and homelessness crises Santa Cruz County is experiencing, and would be a key step toward meeting the State mandated RHNA requirements, as well as County Strategic Plan Elements related to attainable housing.
Big Thank You
To County Supervisor Manu Koenig
The credit should go to our new County Supervisor Manu Koenig. During the election process it became clear that Supervisor Koenig was interested in solving some of the long-standing problems in Santa Cruz County. Housing is one of our major problems since very little housing has been built here since the 1970s when Santa Cruz was a much smaller town.
I introduced him to the idea that tiny homes would be an expedient solution to increase housing, and thus reduce the housing shortage. He campaigned on this idea and won! True to his word, his first action as Supervisor was to work with the other Supervisors to build consensus and a unanimous vote directing the Planning Department to write tiny home ordinances. We have two approaches. One is adopting California’s 2020 Appendix Q to allow tiny homes on foundations (THOF) as accessory dwelling units. The second is a new ordinance allowing tiny homes on wheels (THOW) as accessory dwelling units adjacent to single-family and multifamily housing. The details are in the works right now. But please know that the new ordinances may help lead the way to expanded uses for tiny homes.
Santa Cruz has always been a leader in creative expression. And under the leadership of Supervisor Koenig, we may set an example of creative problem solving using tiny homes.
Jenifer Levini Housing Lawyer
Author Of ”Building, Occupying And Selling Tiny Homes Legally”
Join The Santa Cruz Meetup
What They Are About
Are you wondering about tiny home living? Have you shopped for a tiny home but given up because there is nowhere to put it? Are you currently shopping for a tiny home? This group brings together tiny home owners, want-to-be owners, tiny home builders, village developers, and others who are curious. Let’s meet, learn about these homes and see how we can build an alternative to giant, expensive homes. One goal is building a sustainable village between Santa Cruz and San Jose. Another goal is bringing together like-minded people to share ideas.
Featured Photos Courtesy: E & J Builders
Lawton Street ADU
Tiny House Alliance USA Editor
The Future Of Tiny Is Now!
Janet Thome Founder And President
janet@tinyhouseallianceusa.org
509 345 2013
Founder Of Tiny Portable Cedar Cabins