11 - Amend Zoning Ordinance to Modify Regulations for Residential Dwellings Minimum Square footage

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Item No. 11 TO: Mayor & City Council FROM: John Godwin, City Manager SUBJECT: SMALL HOMES UNDER 700 SQUARE FEET DATE: April 26, 2019 BACKGROUND: Very small homes, popularly called tiny houses, are not a significant issue for Paris at this point, other than a few owners who have tried to convert storage sheds into homes, which is not allowed by the building code. Small houses can be built to comply with the codes however, and very well may be at some point in the future. For this reason addressing tiny houses was Recommendation 15.16 in the 2018 updated comprehensive plan. One viable use is for low and moderate income housing, especially as in -fill projects. In some cases, they might also be used as in -fill projects—if designed to fit in—in an historical area. On the end of the spectrum, our existing zoning ordinance does not have a minimum size of housing in any of our residential districts, nor does it prohibit tiny houses, so currently they can be built within any single family zoning district. STATUS OF ISSUE: We are therefore first of all proposing to establish minimum sizes for each of our three single-family zoning districts: SF -1, 1800 SF; SF -2, 1500 SF; and SF -3, 1000 SF (700 SF with an SUP). Using this common zoning tool, we can better maintain the feel and integrity of zoning districts. This would also ensure we do not have very small residential structures showing up within established neighborhoods. However, as indicated above, small homes can offer a viable alternative for housing to some owners and renters in Paris. In the proposed ordinance revision, small homes are defined as those residential structures greater than 700 SF, but less than 1,000 SF. We propose they be allowed only by SUP, and through one of two means: 1) Stand-alone, one at a time small homes would be allowed in SF -3, the required SUP allowing the city to deny the zoning in inappropriate areas while also placing conditions on approval as needed. 2) The other option would be in a "small home park", very much like a mobile home park, also requiring an SUP. These parks would be allowed in SF -3, LI, and HI. We believe these provisions allow opportunities to develop small homes, but only in appropriate and controllable locations and manners.