Tiny houses & Missing Middle Housing presentation

Darin@buildbrite.com with Daniel F.

Improving Housing Choice
• Missing middle housing overview
• Small Unit Demand
• Average House Size
• Tiny Homes are Not RV's and look and feel like a traditional house
• Tiny Homes improve housing choice and affordability
Quality Design
• Tiny Homes on wheels vs stick built
• Design Guidelines
• Certifications
• Tiny Homes as ADU
• Finding a Builder
Case Studies
• TinyHouse Villages impact on property value - survey
• Arizona and local/regional projects/codes

Dinsmore Sierra, LLC
MISSING MIDDLE HOUSING STRATEGY
CHAPTER 4
Mammoth Lakes Missing Middle Housing Building Types: Dinsmore & Wolff Lyon Architects
Examples:
◆ Duplexes
◆ Four-plexes
◆ Bungalow courts
◆ Mansion apartments
◆ Live/work units
◆ Carriage house/ADU
◆ Work/Live Unit
◆ Townhouse
Missing Middle Housing consists of multi-unit housing types such as micro
units, ADU’s, duplexes, four-plexes, bungalow courts, and mansion
apartments that are not bigger than a large house. They provide diverse
housing choices and generate enough density to support transit and locally-
serving commercial amenities. Many of the neighborhoods in Mammoth
Lake were built in the 1970’s in large condo blocks that are difficult to
change and evolve/improve over time. Examples of traditional community
‘Missing Middle’ housing are listed here, while a Mammoth Lakes specific
Missing Middle housing types have been identified and are outlined in detail
in the appendix.
.
◆ Micro-units
◆ Emergency workforce housing
◆ Tiny House
◆ Mixed-use building
◆ Shopkeeper Unit
◆ Co-housing
◆ Row house
◆ Courtyard apartments
98
16 Total Housing Types Identified by the Public that may be part of an integrated Missing Middle housing strategy for Mammoth Lakes
Housing NOW prototypes for Downtown

Dinsmore Sierra LLC.
WORKFORCE HOUSING NEEDS
NAHB regularly conducts national polls of American adults and home buyers in order to understand new trends and
preferences in the housing market.
Tiny House Research
Yosemite Conservancy 83

Who is looking to live big in a small home?
Kerry from PHX, "I work remote and
am looking for a community for me
and my son."
Lynn, "I am a retired fortune 500 exec, I lost
my husband, and am looking for a
sustainable community with like minded
people. Now I like to paint."
Diana, "Interested
in owning a Tiny
Home for
sustainablity and
smaller living" 48
years old.
Rick , " I work in
Cottonwood but
live in Prescott,
would love to be
local.
Terri, Sky - my
blue healer
and I would
like to get out
of the Oregon
Fog and into
the sun. I teach
remotely -
Born in AZ.
Nathan, I am looking for a small ADA compliant affordable space in the sun for my
mom. I heard about wheel pad, could I put one in a community in AZ?
- Looking for a community. From upstate NY.

Darindinsmore@buildbrite.com
darin@buildbrite.com - 530-277-0196

Adaptive Reuse of existing underutilized office
space may be a first order Housing Now
Solution.
TEMPORARY MICRO UNIT
Single unit on wheels, may be placed on
foundation or garage later
• 2-4 pillows– 300-475 SF
• Single/Couple
• Roommate Version
Possible locations – 4+
+/-30 Units
May be used to replace mobile homes in existing
mobile home parks. No Garage in Phase 1.
PERMANENT MICRO UNIT LOFTS
May be arranged in Single, Duplex or Row house
or combined into larger units
Residential – 475 - 950 SF
• one bedroom
• studio apt.
• Area under stairs may be enclosed for
laundry/storage
• Garage included
Possible locations – 3-5
+/-30 Units
PERMANENT MICRO UNIT 2+ STORY
May be arranged in Single, Duplex or Row house
or combined into larger units
Residential – 475 - 950 SF
• one bedrooms
• studio apt.
• Area under stairs may be enclosed for
laundry/storage
• Garage Included
Possible locations – 3-5
+/-30 Units
Cost - Prefab units that meet snow load $115-165k
Plus foundations, land, fees and services/utilities
This strategy could result in anywhere from
40 to 180 pillows for employee housing for
couples/singles.
MAMMOTH LAKES DOWNTOWN Revitalization
HOUSING NOW
PROTOTYPES
FOR DISCUSSION ONLY
T
T
T
MIXED USE
CATALYST
Micro Unit on Wheels
THOW
Micro Unit on Foundation
THOF
Multi Story Micro
Temporary Employee Housing Solution
Micro units (tiny houses on wheels) that are
being used for employee housing by Aspen
ski Corp. Could be quickly planned &
delivered to help solve local employee
housing needs. These could be temporary
facilities designed to evolve with permanent
foundation/garages in the same and/or
different permanent locations.
Multi-Story Micro Units
Multi-story micro units could be
placed individually, in duplexes or
row houses and oriented to capture
the sunlight while preserving trees.
Off-site prefab construction will
save between 2% and 30% in costs
and speed up project delivery time
Pocket Neighborhood
Multi-story micro units
could be oriented around a
central green that would
function as snow storage in
the winter
T
T
T
T
T
T
T
T
T
T
TT
T
See Conceptual
Implementation
101Dinsmore Sierra, LLC
No garage, 1st
Phase
Garage/storage
Garage/storage

Local Context
The cottage
courtyard design
utilizes some of the
best time-tested
planning and design
ideas from leading
courtyard projects
Planner Darin Dinsmore
Buildbrite
darin@buildbrite.com
Habitat For Humanity
City Riverside
Housing Authority
1.1.
1.
1.
Three Optional Elevations
A. Traditional Cottage
B. Gable Cottage
C. Sideyard Porch House
Legend
1. Roof pitch matches those in the neighborhood
2. Roof brackets and open rafter tails match those in the neighborhood
3. Elevated 6ft porches reflect porches on surrounding homes
4. Entrance Pergola Inspired by neighboring home
5. Exterior siding could be stucco, shiplap or board and batten to match local design character
6. “Good neighbor design” ensures that windows are proportioned to match human scale of buildings
7. Quality design is continued through the details with min 3 ½ inch window casements for exampleElevations inspired by Moser Design Group
A. Traditional Cottage B. Gable Cottage C. Sideyard Porch House
2.
2.
3.
3.4.5.
5.6. 7.

How are they different from other housing products?
Tiny Homes on Wheels
Fear of RV/Mobile Home Parks

 CITIES AS DIVERSE AS ATLANTA GA, MADISON WI,
FRESNO CA, ROCKLEDGE FL, WASHINGTON DC
AND NANTUCKET MA, TO NAME A FEW, HAVE
EMBRACE TINY HOMES AND/OR TINY HOME ON
WHEELS
 CITIES, TOWNS AND COUNTIES NATIONALLY ARE
BEGINNING THE DISCUSSIONS ON HOW THIS NEW
PRODUCT FITS INTO THEIR COMMUNITIES AND
CODES
 TINY HOME EXPEDITION HAS FILMED A NUMBER OF
THESE EARLY EFFORTS AND PRODUCED “LIVING
TINY LEGALLY”

Tiny Home Movement:
Back to the Future??
Average # of people
per household has
been dropping for
50 years – now at 2.6
Today….
households are more
diverse …thus a mix
of housing is needed to meet changing demographics

Tiny Homes on Wheels are NOT
your conventional travel trailer or motor home

Tiny Homes on Wheels are built to
resemble a typical cottage or bungalow

Built like a conventional house,
But on wheels!

Designs that aesthetically
fit the community
Options that can
complement any setting

Interiors for independent daily living
Compact
-living
-sleeping
-cooking
-sanitation
-work & recreation

Sleeping Loft
Kitchens
Building options
are unlimited
Bathroom

Benefits of Tiny Homes on Wheels
to Community and User
•Affordable
•Energy efficient – Reduced carbon footprint
•Low water/sewer consumption
•Sustainable

Tiny Home on Wheels benefits: continued
•Easy to locate, hookup and maintain
•Infill – Increased Density without sprawl
•Better use of Community resources/services
•No taxpayer subsidy required for affordable units

Affordability Analysis
Average THOW cost = $65-$115,000.
Lot prep cost = $19,500 (utility hookup + shade structure/
decking inspection fee, certification fees, setting/level,
screening, coordinated outdoor furniture, dark sky lighting) =
Total Investment: $85,000 - $125,000
Park model Designs (RVIA) may approach $140-$200k
Lending - Working on 23 year loans with local lending
institutions. 8 year is typical for RV's. A mortgage on real
property.

Median family income Yavapai Cty-- $48,259
- Cost of Housing = $48,259 x 30% = $14,477.70/yr
Attainable Housing
Improving housing Choices

Cost of Tiny House on Wheels vs Stick Built
Added costs for stick built housing:
• Architectural Plans
• City Plan Check
• Inspection Fees
• Foundation
• Additional Time
• Additional square feet for IRC code requirements
Adding $35-45,000 over the cost of THOWs
Costs are now $125-$140,000 vs $85-$90,000

Flexibility of Use
• Live/work office
• In-Law Suite
• Guest House
• Caregiver Unit
• Student Housing
• Studio
• Affordable Rental
• Site Security
• Employee Housing
 Darin@buildbrite.com with Daniel F.

Code amendments required to permit
Tiny Homes on Wheels as
2nd dwelling units
•Define tiny
homes on wheels
•Establish design criteria
•Establish building code standards

ANSI: American National Standards Institute
https://www.ansi.org/
provides standards for stick built dwellings
-- Nationally recognized
ANSI provides comprehensive
building standards for Tiny
Homes on Wheels, just as the
Uniform Building Code

 Stick Built & Modular
 Mobile Homes
 Tiny Homes on
Wheels
 IRC Standards
 HUD Regulations
 ANSI Standards

Builders of Tiny Homes on Wheels are becoming
“Certified” through:
--Pacific West Tiny Homes, Inc (also has a DIY program), or
--RVIA – Recreational Vehicle Industry Association
These organizations provide oversight of builders
conformance with ANSI Standards

When located in a "park" setting or in a pocket
neighborhood. Homes should be designed with high
ceilings and plenty of natural light. Identifying active
sides of the building with plenty of doors and windows,
and a passive side should have fewer and higher
windows - enabling privacy for the adjacent home.
Design Active and Passive Design

Design Criteria
How do we ensure quality?

•Design criteria may include
private outdoor shaded
areas
•Screening of
foundations and trailers
may be accomplished
with container gardens

Design for Specific Site Conditions
Homes fronting onto an open space or park may have porches
fronting onto the common area.
Homes close together (25' wide lots) should have designs to
animate the outdoor space on one side while promoting privacy
on the other.

Storage:
• On-site bicycle storage
• Provide storage benches and
cabinets to match design theme
• On-site Garages or nearby storage
units for rent.
• Minimalism and Marie Kondo - Spark
Joy by choice, Life Edited
•
Building Community:
•
Long term rentals - ie. 1 Year Lease
•
Medium Term - New hires, people in
transition, traveling nurses etc.
•
Demonstration Units - Try Tiny
House Living
Examples: Tiny Estates, Tiny
Tranquility, Escalante Village

Goals: Build to create enduring value and beauty
Finding a quality builder - Large Factory or Small Certified Local
Builder?

Community First!Village Austin, TX.
500 Units
Neighborhood Average $264k
Project Units: All Units are Rental Only
The Hiatus, Bend, ORT.
22 Units
Neighborhood Average $615k
Project Units $265 - $304K
The Hiatus, Bend, OR.
5 Units
Neighborhood Average Varies
Project Units: Rental Only, Demo Units
Recent Sale Across Street Set new High
Price in the Canyon
Three infill locations were analyzed for impacts to existing property values, with no demonstrated impact at this time.
Property Value Impacts

Coconino.AZ.Gov/625/Sustainable-Building-Program
TINY LIVING:
IS IT FOR YOU?
Changes in Zoning Rules Make Tiny Houses More Accessible in Coconino County
For several years, Coconino County Sustainability Manager
Amanda Acheson and her colleagues have fielded frequent calls
about the availability of “tiny houses” in unincorporated areas of
Coconino County.
Responding to the demand, the County developed rules and
regulations for tiny homes in 2016. The regulations weren’t
designed to add a layer of bureaucracy, Acheson said, but to make
it easier for residents to have the legal option of tiny living if they
wanted it.
“It’s a misunderstanding that a house on wheels requires no safety
oversight,” said Acheson. “People were investing time and money
and going into communities only to find out they were illegal.”
Since the tiny home permitting process was adopted, the County
has been working on 10 projects involving tiny houses.
PROS AND CONS OF
TINY HOUSES
Wondering if tiny living might be
right for you? Here’s a quick list of the
pros and cons of owning a tiny home.
PROS:
Lower Costs - With the median price of a home
in Coconino County in excess of $300,000, the
possibility of owning a home for what would
normally be a downpayment has lots of appeal.
Amanda Acheson, Sustainability Manager for
Coconino County, says depending on size,
materials and fixtures, a tiny home can run about
$15,000 to $80,000.
No Mortgage - According to The Tiny Life, an
online newsletter, the reduced cost of owning
a tiny home means that about 68 percent own
their house outright, compared to 29 percent of
traditional homeowners.
Eco-Friendly - Tiny living usually means being
more earth-friendly, as you consume less materials
building your home and less energy to run it.
Simpler Living - If you are looking to declutter
your life, living in 400-square-feet or less will force
you to simplify and truly chose the things that are
essential or give you joy.
Easier to Maintain - A tiny home means less time
cleaning and more time to devote to hobbies,
interests and being with friends.
Mobility - With a Tiny House on Wheels, you can
relocate with relative ease.
CONS:
Unexpected Costs - Although the cost of the tiny house might be low, there
is still land costs and infrastructure costs to consider. If your tiny home is a
permanent structure (i.e., not on a trailer vehicle), you need access to power,
heat, water and electricity. “If you have to install a septic system, that can be
as expensive as your tiny house,” said Acheson.
Difficulty Financing - If you cannot buy your tiny home outright, it can be
difficult to find financing. Most banks will not extend a traditional home loan
for tiny houses as the collateral does not have enough value. Often people
will borrow from friends and family or finance using personal loans, which is
more expensive.
Lack of Living Space - Many of the things we take for granted in a traditional
home or apartment get downsized when they are in a tiny house. It’s rare
to have a bathtub. It’s likely your stove and refrigerator will be significantly
smaller. Cabinets are often tight, so you might have to give up your dinner
plates and opt for salad bowls for meals.
Lack of Storage Space - You’ll need to rethink a large wardrobe or library of
books in a tiny house since storage space is at a premium. However, this
also tends to spur creativity in tiny home design. Almost everything can do
double duty. The space under your bed can become a drawer for clothes; a
Murphy bed can transform a living area into a bedroom; and the risers in the
stairs leading to a loft can become cubby holes or tiny bookcases.
Weight - If your tiny home is mobile, you need to consider its weight for
towing purposes and roadway weight restrictions. Heavier items or finishes,
such as porcelain, marble and even cast-iron pots and pans, can add up and
make your tiny home too heavy to travel.

Coconino.AZ.Gov/625/Sustainable-Building-Program
One of the first projects that was approved under
the County’s tiny home regulations was TinyCamp,
a small development of tiny homes developed by
urban planner Darin Dinsmore in Oak Creek Canyon.
The five homes - four of which are available for
short-term rentals - show the diversity of tiny
homes; three are built on skid foundations; one is
set on a mobile home foundation and one is a tiny
house on wheels.
In addition to being a resort-style location,
Dinsmore says the development is a demonstration
project for sustainable living through tiny homes.
He said the inspiration for TinyCamp came from
living on a houseboat in Sausalito, California, and
the sense of community that is created there.
Coconino County Sustainability Manager Amanda
Acheson says staying there is a great way for
individuals thinking of tiny living to try it out. You
can learn more about TinyCamp here.
TINY HOUSING
SPOTLIGHT:
TINYCAMP, OAK CREEK CANYON
The County defines a tiny house as a structure smaller than 400
square feet that can be site-built, partially site-built, or on an
approved trailer. If built on site, the houses must be at least 200
square feet. If built on an approved trailer, they cannot be smaller
than 160 square feet.
The mobility of your tiny house will determine where it can go.
In general:
MM Site-built tiny homes and those on trailers where the
suspension/axle components have been removed and the
chassis is attached to an approved foundation are permitted
in single-family, multi-family or accessory dwelling zones;
MM Those where the suspension/axle components remain, but
the chassis is attached to a foundation, are considered “semi-
permanent” and allowed in manufactured and mobile homes
areas;
MM Those on trailers that are not attached to a foundation are
considered travel vehicles. They are allowed in RV parks in
the County, need to be licensed and registered with the DMV,
require documentation showing the trailer can support the
weight of the tiny house, and have to have self-contained
wastewater systems.
No room in a tiny home can be smaller than 65 square feet,
excluding storage areas and bathrooms.
Ceilings have to be 6-feet-4-inches high in open livable areas,
including bedrooms, which means that tiny houses with a storage
loft can’t use it as a bedroom unless it meets the ceiling height
requirement.
You have to be able to get in and out of the tiny home in both the
sleeping and living areas.
Ladders and lapiers may replace stairways to
loft areas
A tiny home must have a minimum 60 amp electrical panel.
Tiny houses set on a permanent foundation will be required to
have a wastewater system sized to accommodate the occupancy
and fixture count.
65ft2
6’ 4”
Here are some of the basic rules about having a tiny home in unincorporated
portions of the County (incorporated cities and towns may have their own
rules regarding tiny homes):
TINY HOUSE RULES AND
REGULATIONS
Learn more about
TinyCamp

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