The Northfield Planning Commission took a little look at Tiny Houses back in January, but the city really needs to build tiny houses into the much bigger picture of housing in Northfield.
What’s a Tiny House? Tiny Houses are, of course, small houses. Typically less than 400 square feet, these small homes can be constructed in different ways, used for a variety of reasons, and placed in multiple locations/situations; this flexibility ties the zoning code (and building code) in knots. Here are a small variety:
- The City should not try to guess why people may choose to live in or build a Tiny House; there is no compelling government interest I can identify which requires regulating this.
- Create a simple taxonomy of Tiny Houses:
- houses on wheels which remain mobile and not connected to city services and
- houses built on permanent foundations and connected to sewer, water, etc.
- Decide whether Tiny Houses should be tightly regulated and allowed in a very limited way (if at all) or whether Tiny Houses are a housing choice which should be broadly available to anyone who chooses this type of dwelling (or chooses to build them to sell to others) and craft regulations which are simple and easy to navigate.
Tiny Houses are a problem
Right now, Tiny Houses are a problem because they cut across categories of regulations. Whether on wheels or permanent foundations, there is no regulatory place for Tiny Houses in Northfield.
Tiny Houses On Wheels are not manufactured homes which must be located in the R4 zone, but are somewhat more like transient dwellings “designed to be regularly moved on wheels” like campers or motor homes which can be licensed to be parked and occupied for no more than 30 days. Or, something more like the Temporary Family Health Care Dwelling without the use requirements about family and healthcare. I’m going to suggest we could license Tiny Homes on Wheels in flexible ways to ensure some accountability in time limits and location for a mobile dwelling, plus health and safety items without (like the granny pods) stipulating the reasons people might want to live in a Tiny House on Wheels.
Tiny Houses on Foundations are permanent, but are they primary or accessory dwelling units?
- As primary dwellings, their small size does not fit well with typical lot sizes and setbacks in residential areas (nor could two primary dwellings be on the same lot), would run afoul of the neighborhood compatibility rules for the R1 older areas, and we do not currently have a location where a cottage court or Tiny Subdivision with appropriately sized lots (or multiple dwellings on the same lot or small lots with shared common space) could be located.
- As accessory dwellings they are not permitted anywhere in Northfield, since the only accessory dwellings allowed are as part of detached garages.
Northfield’s current approach
The first stab at Tiny House regulation in the proposal presented to the Planning Commission is to add Tiny Houses as primary dwellings to the N2 Residential zoning district.
The N2 district will create a pedestrian-friendly environment, such as found in the R1 district, with strong neighborhood qualities, such as a grid-like street pattern, consistent block size, compact development, a range of housing types and architectural styles, street connectivity, sidewalks, and homes located in close relationship to the street.
This purpose statement suggests Tiny Homes as primary dwellings would be appropriate as part of that range of housing types and compact development. N2 areas are currently undeveloped, so there is no conflict with neighborhood compatibility standards or, more important, no conflict with existing neighbors of R1 (the older areas near Carleton and St. Olaf). This strategy is politically and technically easy; dropping a new column of small-scale site design into the code to be applied to as yet unplatted land provides for one place to build Tiny Houses or Tiny Subdivisions. This proposal is promising, but very limited.
A more expansive approach
Following the guidance of the Comprehensive Plan and Strategic Plan which call for creating more affordable housing, workforce housing, senior housing, a range of housing types, more intensive development and removing regulatory barriers to building affordable housing. I’d call allowing Tiny Houses in Northfield an opportunity to add another tool to the housing toolbox which can be affordable, environmentally sustainable, and flexible for many types of residents.
Where should they go?
In all low-density, primarily single-family zoning districts; these would include R1-B (older, grid-street neighborhoods near downtown), N1-B (most newer single family home areas), and N2-B (the undeveloped land to be more “R1-B-like”) where Tiny Houses would offer one way to add housing incrementally in older, desirable and well-connected neighborhoods, as well as planning for them in undeveloped places. So, I could build a Tiny House in my backyard in the R1-B district as an accessory dwelling unit to rent now or to move into and rent my primary dwelling if I would like to downsize or income needs change. Someone with a large or double lot could seek a minor subdivision to create a new Tiny Lot or two for Tiny Primary Houses. The HRA could build a new Tiny Subdivision in N2-B. And more, I’m sure.
The Strategic Plan, Comprehensive Plan and Age-Friendly Northfield initiatives (AARP supports Tiny ADUs) provide plenty of policy level support for more housing choices (at more price points) and permitting and encouraging infill development.
At the ordinance level, though, there’s trouble. What ordinances need to be changed or eliminated to make Tiny Houses easy to build?
- Basics: Allowing Tiny Houses as a specific use in low-density neighborhoods and reviewing lot size and setback requirements to allow for smaller dwellings would be required.
- Accessory Dwellings: Currently limited to dwelling units only as part of detached garages in residential zoning districts, Northfield would need to relax those requirements to provide for freestanding ADUs (and here’s a model code which allows for a range of ADUs which would accommodate Tiny Houses well or this one). The bonus for making these changes would be to allow for a range of accessory dwellings whether on garages, attached to primary dwellings, or freestanding units.
- Neighborhood compatibility regulations for R1-B: In order to maintain neighborhood character, R1-B regulations include “compatibility” requirements where the “primary focus of these compatibility standards is to ensure that new infill development, redevelopment, or building expansion relates to the massing and scale of the surrounding structures.” Tiny Houses, mostly likely, would be out of scale with neighboring homes as primary dwelling units; accessory structures are exempt but ADUs are limited as noted above. I’d argue that regulations intended to preserve “character” can be code for protecting neighbors (often affluent neighbors) from what is seen as undesirable change.
- Parking regulations: ADUs must provide one off-street parking space in addition to the two required for each primary dwelling (so, two spaces for a single family home, four for a two-family dwelling, etc.). Requiring two spaces for each single family primary dwelling Tiny House might also be counterproductive. Rather than requiring parking, leaving this decision up to property owners would increase flexibility and possibly reduce costs.
- Rental code: Even if physical standards were changed, ADUs could be detached, neighborhood compatibility issues were resolved and parking was not a problem, the rental code could still be an obstacle. While the rental code exempts owner-occupied rentals (say, a rental apartment contained within the owner’s home), ADUs which are not part of the primary dwelling do not appear to be covered. The limit on rental licenses in low-density neighborhoods to 20% of the “houses” on a block measures the proportion based on a house as a “single structure containing one or more rental units.” Is a freestanding ADU Tiny House counted as a “house?”As with neighborhood compatibility standards, the rental code is another attempt to preserve neighborhood character in ways which discriminate against renters as “people not like us” in higher income neighborhoods (students, for example, or lower income families). Northfield city staff are already looking at this; the staff report addressing Tiny Houses states “Northfield staff are currently investigating changes to the rental ordinance as part of the strategic plan objectives on affordable housing. The current feeling is that instead of introducing Tiny Houses into the mix, Northfield might be better served by modifying the existing ADU standards to allow ground level development as part of a garage or as a free standing unit. We are also evaluating the impact of the rental ordinance on the Northfield housing market.” Indeed.
So Northfield, read the Plans and policies which call for more housing choices and really consider how to help Tiny Houses be one of those choices without fear of what the neighbors will say. YIMBY!