A Fully Comprehensive Guide to Starting a Tiny House Village in San Juan County

Welcome to the exciting world of tiny house villages! As we face the challenges of affordable housing, environmental sustainability, and community building, tiny house villages emerge as a viable and innovative solution.

Tiny house villages are communities where multiple tiny houses—small, fully equipped homes typically ranging from 100 to 400 square feet— are clustered together. These villages offer a unique blend of private living spaces and shared community areas, fostering a sense of community while preserving individual privacy.

In San Juan County, the concept of tiny house villages aligns perfectly with the principles outlined in the San Juan County Comprehensive Plan. The plan emphasizes the importance of diverse housing types, protecting the natural environment, and preserving the rural character of the islands. Tiny house villages can help meet these goals by providing affordable housing options, reducing environmental impact through smaller living spaces and shared resources, and maintaining the rural charm that makes San Juan County so special.

The benefits of tiny house villages are manifold:

Affordability: Tiny houses are less expensive to build and maintain than traditional houses, making them a more affordable housing option. This can help address the housing needs of low and moderate-income households in San Juan County.

Community Living: Tiny house villages foster a sense of community by design. Shared spaces such as gardens, community kitchens, and recreational areas provide opportunities for social interaction and mutual support.

Environmental Sustainability: Tiny houses have a smaller environmental footprint compared to traditional houses. They require fewer building materials, less land, and less energy for heating and cooling. This aligns with the Comprehensive Plan's emphasis on environmental protection and sustainability.

Flexibility: Tiny house villages can be designed to meet the unique needs of various populations, including seniors, veterans, low-income families, and those seeking a minimalist lifestyle.

In the following sections, we will delve deeper into how to plan, design, and manage a tiny house village in San Juan County, guided by the principles and goals of the San Juan County Comprehensive Plan. Whether you're a potential tiny house resident, a community planner, or just interested in sustainable living, we hope this guide will inspire you to explore the potential of tiny house villages.

Understanding the San Juan County Comprehensive Plan

The San Juan County Comprehensive Plan is a guiding document that outlines the county's vision for its future growth and development. It is designed to ensure that the county's unique character, natural environment, and quality of life are preserved and enhanced as it evolves and grows.

The Comprehensive Plan covers a wide range of topics, including land use, housing, transportation, capital facilities, utilities, and more. It sets goals and policies that guide decisions about how and where development should occur in the county.

When it comes to housing and development, the Comprehensive Plan emphasizes several key points:

Preserving Rural Character: The plan recognizes the unique rural character of San Juan County and seeks to preserve it. It encourages development that is in harmony with the natural environment and the existing character of the islands. This includes maintaining open spaces, scenic views, and the dark night sky, and ensuring that the natural landscape and vegetation predominate over the built environment.

Protecting the Natural Environment: The Comprehensive Plan places a strong emphasis on environmental protection. It promotes development practices that minimize air and water pollution, protect critical areas, and maintain the health of the shoreline environment. It also encourages the use of green and alternative building materials, energy conservation, and the sustainable reuse of building materials.

Meeting Diverse Housing Needs: The plan acknowledges the diverse housing needs of the county's residents and aims to provide a range of housing options. It supports the development of housing stock that meets the needs of moderate, low, very low, and extremely low-income households. It also encourages the development of various types of housing, including multi-family and mixed-use developments, communal living arrangements, and tiny house villages.

In summary, the San Juan County Comprehensive Plan provides a roadmap for sustainable growth and development in the county. It seeks to balance the need for housing and development with the desire to preserve the county's unique rural character and protect its natural environment. As we explore the concept of tiny house villages, we will see how they can align with and support the goals and policies of the Comprehensive Plan

Identifying Suitable Locations for a Tiny House Village in San Juan County

Identifying the right location for a tiny house village is a crucial step in the planning process. The San Juan County Comprehensive Plan provides guidance on how to choose suitable locations for housing development. Here are some key factors to consider:

Proximity to Urban Growth Areas and Activity Centers: The Comprehensive Plan encourages high-density residential and mixed-use development in Urban Growth Areas and Activity Centers to prevent sprawl and relieve growth pressure in the surrounding rural areas (Page 53). Therefore, locating your tiny house village near these areas can help ensure access to essential services and amenities.

Availability of Public Services: The availability of public services is a key factor in determining suitable locations for housing. The plan suggests considering site capabilities and existing development patterns when determining the appropriate locations and intensities of various uses of the land (Page 53). This means that the chosen location should have access to necessary services such as water, sewage, electricity, and transportation.

Environmental Considerations: The plan emphasizes the importance of protecting the natural environment. It suggests that extensive housing development in rural areas could be detrimental to natural resources and the environment, and could alter the San Juan Islands’ sense of place (Page 165). Therefore, when choosing a location for your tiny house village, it's important to consider the potential environmental impact and aim to minimize it.

Residential Character: The plan encourages protecting and enhancing the residential character by regulating the type, location, scale, and timing of new shoreline development (Page 117). This means that the tiny house village should be designed in a way that fits in with the existing character of the area.

Affordability and Availability: The plan identifies affordability and availability as two overarching challenges in housing. It suggests that while there appear to be more than enough units to house everyone who lives in the county, there are not enough units actually available for purchase by low and moderate-income people or rentals for long-term or seasonal workers (Page 165). Therefore, the tiny house village should aim to address these challenges by providing affordable and available housing options.

Designing Your Tiny House Village

Designing a tiny house village involves careful planning and consideration of various factors. The San Juan County Comprehensive Plan provides guidelines that can help ensure your village aligns with the county's vision and goals. Here are some key considerations:

Maintaining Rural Character: The design of your tiny house village should preserve and enhance the rural character of the area. This can be achieved by optimizing the use of natural screening provided by the topography and existing vegetation between structures and the shoreline, and by using exterior materials that blend with the existing vegetation and topographic features of the site (Page 134).

Incorporating Open Spaces and Scenic Views: The design of buildings and site layout should incorporate open spaces and scenic views. Open space areas, in the form of squares, green spaces, and parks, should be an integral part of the village to provide settings for recreation and public gatherings, and to protect critical areas, scenic qualities, and historic features (Page 68).

Minimizing Environmental Impact: The design should aim to minimize environmental impact. This includes designing the development to minimize air pollution and untreated stormwater runoff to maintain excellent air and water quality (Page 69). The plan also encourages the use of environmentally responsible prefabricated building materials and the sustainable reuse of building materials (Page 183).

Meeting the Needs of Diverse Populations: The design should consider the needs of diverse populations. The plan supports the development of housing stock that meets the needs of those in moderate, low, very low, and extremely low-income households. It also encourages the development of various types of housing, including communal living arrangements and tiny house villages (Page 181).

Affordability and Availability: The design should aim to increase the affordability and availability of housing stock. The plan identifies affordability and availability as two overarching challenges in housing and suggests that the tiny house village should aim to address these challenges by providing affordable and available housing options (Page 180).

Climate Resiliency: The design should promote climate resiliency by minimizing the environmental impacts, such as greenhouse gas emissions, of the existing and future housing stock in San Juan County. It should encourage investments in energy conservation, efficiency, and renewable energy generation for new and existing housing units (Page 183).

Preparing a Stewardship Plan

A stewardship plan is a vital component in maintaining a tiny house village and preserving its surrounding environment. It outlines the strategies and practices that will be used to manage the village and its impact on the environment. The San Juan County Comprehensive Plan emphasizes the importance of stewardship in various aspects, from marine resources to tourism. Here are some elements to include in your stewardship plan:

Maintenance Schedules: Regular maintenance is crucial to keep the tiny house village in good condition and ensure the safety and comfort of its residents. This includes maintaining the tiny houses themselves, as well as shared facilities and infrastructure. Your stewardship plan should outline a maintenance schedule, detailing what tasks need to be performed and when.

Community Rules: Establishing community rules can help maintain a peaceful and harmonious living environment. These rules might cover noise levels, pet ownership, use of shared spaces, and other aspects of community life. They should be clearly communicated to all residents and enforced in a fair and consistent manner.

Environmental Conservation Measures: The stewardship plan should include measures to protect and conserve the natural environment. This could involve practices such as waste management, water conservation, energy efficiency, and protection of local flora and fauna. The plan should also consider the potential impacts of climate change and include strategies for climate resilience.

Education and Outreach: The stewardship plan could include strategies for educating residents and visitors about the importance of environmental stewardship and how they can contribute. This could involve workshops, information sessions, or educational materials.

Partnerships and Collaboration: The stewardship plan could also consider partnerships with local organizations or government bodies to support the management and conservation efforts of the tiny house village. This could include partnerships for waste management, energy provision, or conservation initiatives.

Monitoring and Evaluation: Finally, the stewardship plan should include a process for monitoring and evaluating the effectiveness of its strategies and practices. This could involve regular reviews and updates to the plan as needed.

Navigating the Permitting Process

The permitting process is a crucial step in the development of a tiny house village. It ensures that your project complies with local regulations and safeguards the interests of the community and the environment. The San Juan County Comprehensive Plan provides some guidance on this process. Here's a general overview:

Application: The process begins with the submission of a permit application. This application should include detailed information about your project, such as the location, design, and potential environmental impact.

Review: Once your application is submitted, it will be reviewed by the relevant authorities. This review process aims to ensure that your project aligns with the goals and policies of the Comprehensive Plan and other local regulations. The plan encourages efficient and effective administration of this process at a reasonable cost (Page 286).

Public Notice and Review: The plan also emphasizes the importance of public notice and review for all significant proposed land use changes. This gives community members the opportunity to provide feedback on your project (Page 286).

Monitoring and Evaluation: If your permit is approved, your project may be subject to ongoing monitoring and evaluation. This could involve monitoring of environmental conditions and provisions for adjustment or termination of the project if significant adverse environmental impacts are identified (Page 125).

Utility Services: The plan suggests that permit applicants should consult with utility providers during the permitting process for the installation of utility systems (Page 262). It also mentions the importance of providing utility service providers with the six-year capital improvement financing plan to aid in their ability to coordinate necessary system improvements (Page 244).

Environmental Considerations: The plan emphasizes the importance of protecting the natural environment. It suggests that permits should include provisions to protect the shore process corridor and its elements through the location, design, and management of all development (Page 119).

Securing Funding for Constructing a Tiny House Village

Securing funding is a critical step in the development of a tiny house village. The San Juan County Comprehensive Plan provides some guidance on potential funding sources and strategies. Here are some options to consider:

Grants: The plan encourages the utilization of state and federal housing resources and grant programs to the maximum extent possible for affordable housing development, rental and homeownership down payment assistance, weatherization assistance, and infrastructure development related to affordable housing (Page 185).

Loans: Consider exploring loan options, such as USDA Rural Development Farm Labor Housing Direct Loans & Grants programs that provide construction, improvement, repair, and purchase of housing for farm laborers (Page 184).

Crowdfunding: While not mentioned in the plan, crowdfunding can be a viable option to raise funds for community projects like a tiny house village. Platforms like GoFundMe, Kickstarter, and Indiegogo can be used to reach a wide audience and gather donations.

Partnerships with Non-Profit Organizations: The plan suggests collaborating with non-profits to provide housing support services such as rental, homeownership, and utilities assistance programs for low to moderate-income households (Page 185). Non-profits may also have access to funding sources and resources that can support the development of a tiny house village.

San Juan County Home Fund: In 2018, voters approved the San Juan County Home Fund, which will generate funds over time to develop, produce and/or preserve affordable housing. This fund is generated by a Real Estate Excise Tax (REET) on the purchase and sale of real property in the County and is projected to generate $15.2 million for affordable housing over a 12-year period (Page 180).

Local Funding Sources: The plan encourages leveraging local funding sources to attract state, federal, and private dollars to support the development of housing affordability programs (Page 185).

Remember, securing funding can be a complex process and may require a combination of different strategies.

Constructing the Tiny House Village

Constructing a tiny house village is a significant undertaking that requires careful planning and execution. The San Juan County Comprehensive Plan provides some guidance on this process. Here's a general overview:

Hiring Skilled Labor: The plan emphasizes the importance of developing construction trades on the islands. It suggests supporting the Economic Development Council to provide training and certification courses at Skagit Valley College (Page 183). This could help ensure that your project is carried out by skilled and qualified workers.

Sourcing Sustainable Building Materials: The plan encourages the use of environmentally responsible prefabricated building materials and the sustainable reuse of building materials (Page 183). This can help reduce the environmental impact of your project and align with the county's sustainability goals.

Adhering to Local Building Codes and Regulations: The plan emphasizes the importance of adhering to local building codes and regulations. It suggests expediting the permitting of approved stock construction plans to reduce building permit costs (Page 183). It also mentions the importance of providing utility service providers with the six-year capital improvement financing plan to aid in their ability to coordinate necessary system improvements (Page 244).

Environmental Considerations: The plan emphasizes the importance of protecting the natural environment. It suggests that permits should include provisions to protect the shore process corridor and its elements through the location, design, and management of all development (Page 119).

Infrastructure and Utilities: The plan suggests that utilities and capital facilities necessary to serve shoreline uses should be properly installed to protect the shoreline and water from contamination and degradation (Page 138). It also suggests locating utilities, capital facilities, and associated rights-of-way outside of the shoreline area to the maximum extent possible, or locating them within existing transportation and utility sites, rights-of-way, and corridors (Page 138).

Remember, this is a general overview and the specifics of the construction process may vary depending on your project and its location.

Managing the Tiny House Village

Effective management is crucial for maintaining a successful tiny house village. It ensures that the village remains a safe, welcoming, and sustainable place to live. The San Juan County Comprehensive Plan provides some guidance on this topic. Here are some key aspects to consider:

Community Governance: The plan suggests that developers must have a long-term stewardship plan, other than the County, for monitoring resales (Page 185). This could be interpreted as a need for a community governance structure, such as a homeowners' association or a cooperative, to manage the affairs of the tiny house village.

Conflict Resolution: While not explicitly mentioned in the plan, conflict resolution is an important aspect of community management. This could involve establishing a process for resolving disputes between residents, or between residents and the management.

Maintenance Responsibilities: The plan emphasizes the importance of maintaining existing homes and reducing the costs of maintaining existing homes (Page 183). This suggests that your management plan should clearly outline who is responsible for maintaining different parts of the tiny house village, from individual homes to shared facilities and infrastructure.

Financial Management: The plan suggests identifying alternative funding sources for development costs to reduce barriers to the construction of affordable housing (Page 183). This could involve establishing a budget for the tiny house village and a system for managing its finances.

Support for Vulnerable Populations: The plan supports the development of new housing opportunities for vulnerable populations such as safe homes for domestic violence victims, transitional housing for the recently homeless, and the host home program for at-risk youth and youth experiencing emergencies (Page 182). This suggests that the management of the tiny house village should consider the needs of these populations.

Education and Outreach: The plan encourages educating the public on the availability and affordability of housing (Page 180). This suggests that the management of the tiny house village should include efforts to educate residents and the wider community about the benefits of tiny house living and the availability of housing in the village.

By considering these aspects in your management plan, you can help ensure that your tiny house village remains a thriving, sustainable, and harmonious community.

Frequently Asked Questions:

How can I expedite the permitting of approved stock construction plans to reduce building permit costs?

The process of expediting the permitting of approved stock construction plans can vary depending on local regulations and procedures. However, here are some general strategies that might help

Pre-Approved Plans: Some jurisdictions offer pre-approved plans for certain types of construction, including tiny houses. If you use these plans, the review process can be significantly expedited because the plans have already been reviewed and approved by the local building department.

Complete and Accurate Applications: Ensure that your permit application is complete and accurate. Any missing or incorrect information can delay the review process. This includes detailed construction plans, site plans, and any other required documentation.

Hire a Professional: Consider hiring a professional, such as an architect or contractor, who is familiar with the local permitting process. They can help ensure that your application is complete and accurate, and they may be able to expedite the process through their professional relationships.

Early Consultation: Consult with the local building department early in the design process. They can provide guidance on the requirements and potential issues that could delay your permit approval.

Understand the Local Codes: Familiarize yourself with the local building codes and regulations. This can help you design your project to comply with these rules, which can expedite the review process.

What specific steps should I take to ensure that the design and construction of the tiny house village minimizes greenhouse gas emissions and other environmental impacts?

To ensure that the design and construction of the tiny house village minimizes greenhouse gas emissions and other environmental impacts, the San Juan County Comprehensive Plan suggests several steps:

Resource Efficient Design and Construction: The plan encourages establishing development standards and incentives to support resource-efficient design and construction (Page 64). This could involve using energy-efficient building methods, installing renewable energy systems, and incorporating green infrastructure into the design of the village.

Environmentally Responsible Building Materials: The plan suggests providing information on environmentally responsible prefabricated building materials and encouraging their use (Page 183). This could involve using materials that are sustainably sourced, have low embodied energy, and are recyclable or biodegradable.

Reducing Transportation Demand: The plan suggests establishing land use patterns that reduce demand for transportation (Page 64). This could involve designing the village to be walkable, providing facilities for cycling, and ensuring good access to public transportation.

Minimizing Air Pollution and Stormwater Runoff: The plan suggests that development should be designed to minimize air pollution and untreated stormwater runoff (Page 69). This could involve incorporating features such as green roofs, permeable paving, and rain gardens into the design of the village.

Reducing Waste of Natural Resources: The plan encourages reducing waste of natural resources and decreasing greenhouse gas emissions generated by the transport of building materials (Page 65). This could involve sourcing building materials locally where possible, and designing buildings for disassembly and reuse or recycling.

Protecting Ecosystem Services: The plan suggests maintaining and enhancing ecosystem services that mitigate the effects of climate change (Page 65). This could involve preserving existing natural features on the site, and incorporating features such as trees and other vegetation that can sequester carbon and manage stormwater.

Energy Conservation and Greenhouse Gas Emission Reductions: The plan encourages energy conservation, greenhouse gas emission reductions, and the use of low-impact development techniques in the development of transportation systems and facilities (Page 194). This could involve providing facilities for electric vehicles, and designing streets and paths to encourage walking and cycling.

What specific strategies can I use to attract state, federal, and private dollars to support the development of housing affordability programs?

To attract state, federal, and private dollars to support the development of housing affordability programs, the San Juan County Comprehensive Plan suggests several strategies:

Collaboration with Non-Profits: The plan suggests collaborating with non-profits to provide housing support services such as rental, homeownership, and utilities assistance programs for low to moderate-income households (Page 185).

Maximizing Use of State and Federal Resources: The plan encourages utilizing state and federal housing resources and grant programs to the maximum extent possible for affordable housing development, rental and homeownership down payment assistance, weatherization assistance, and infrastructure development related to affordable housing (Page 185).

Leveraging Local Funding: The plan suggests leveraging local funding sources to attract state, federal, and private dollars to support the development of housing affordability programs (Page 185).

Sale or Lease of County-Owned Land: The plan suggests providing, as appropriate, for the sale or lease of County-owned land for permanently affordable housing development (Page 185).

Down Payment Assistance Programs: The plan suggests facilitating and supporting the development of down payment assistance programs such as the Equity Loan Program and working with banks to develop programs to roll down payments into mortgages (Page 185).

Lobbying for Funding Support: The plan suggests lobbying for funding support for affordable housing programs in rural areas using tax credits (Page 185).

Support for USDA Rural Development Programs: The plan supports USDA Rural Development Farm Labor Housing Direct Loans & Grants programs that provide construction, improvement, repair, and purchase of housing for farm laborers (Page 184).

Density Bonus Program: The plan suggests expanding the existing density bonus program to provide further incentives for creating affordable housing in Urban Growth Areas and Activity Centers (Page 184).

How can I establish a long-term stewardship plan for monitoring resales, as suggested by the Comprehensive Plan?

Establishing a long-term stewardship plan for monitoring resales is an important part of ensuring the ongoing affordability of housing in a tiny house village. Here are some steps you might consider, based on general practices and the guidance provided in the San Juan County Comprehensive Plan:

Define the Purpose: The purpose of the stewardship plan should be clearly defined. This might include ensuring ongoing affordability, maintaining the quality of the housing, and preserving the character of the tiny house village.

Establish Resale Restrictions: The plan should establish restrictions on the resale of homes in the tiny house village. This could include setting maximum resale prices, giving the stewardship organization the first right to purchase, or requiring that homes be sold to eligible buyers.

Set Up a Stewardship Organization: The plan suggests that developers must have a long-term stewardship plan, other than the County, for monitoring resales (Page 185). This could be a non-profit organization, a homeowners' association, or a community land trust.

Monitor Compliance: The stewardship organization should regularly monitor compliance with the resale restrictions. This could involve tracking sales, inspecting homes, and enforcing the restrictions.

Provide Support and Education: The stewardship organization could also provide support and education to homeowners. This might include providing information about the resale process, offering financial counseling, and helping homeowners navigate the resale process.

Review and Update the Plan: The stewardship plan should be regularly reviewed and updated to ensure it continues to meet the needs of the tiny house village and aligns with any changes in local regulations or market conditions.

What specific measures can I take to ensure that the tiny house village meets the needs of vulnerable populations such as domestic violence victims, the recently homeless, and at-risk youth?

To ensure that the tiny house village meets the needs of vulnerable populations such as domestic violence victims, the recently homeless, and at-risk youth, the San Juan County Comprehensive Plan suggests several measures:

Supportive Services: Collaborate with non-profits to provide housing support services such as rental, homeownership, and utilities assistance programs for low to moderate-income households (Page 185).

Shelters and Safe Homes: Support organizations that host cold weather shelters on San Juan and Orcas islands and promote the development of a shelter on Lopez Island. Also, promote the development of new housing opportunities for vulnerable populations such as safe homes for domestic violence victims (Page 182).

Transitional Housing: Promote the development of transitional housing for the recently homeless (Page 182).

Host Home Program: Support the host home program for at-risk youth and youth experiencing emergencies (Page 182).

Veterans Assistance: Continue to implement housing assistance for eligible veterans through the Veterans Assistance Fund (Page 182).

Health-Related Improvements: Promote health-related improvements to older homes, such as accessibility and safety improvements and the abatement of lead-based paint, asbestos, and other potentially harmful materials (Page 182).

Support for First-Time Home Buyers: The plan puts an emphasis on supporting first-time home buyers (Page 180).

Affordable Units and Year-Round Rentals: The plan emphasizes supporting the development of permanently affordable units for residents and year-round rentals for residents as opposed to seasonal rentals (Page 180).

What specific strategies can I use to educate the public on the availability and affordability of housing in the tiny house village?

To educate the public on the availability and affordability of housing in the tiny house village, the San Juan County Comprehensive Plan suggests several strategies:

Public Education: The plan emphasizes the need to educate the public on the availability and affordability of housing (Page 180). This could involve hosting informational sessions, distributing flyers, or creating a website or social media campaign to raise awareness about the tiny house village.

Partnerships with Organizations: The plan suggests partnering with organizations that support housing affordability and leveraging the County’s access to resources to utilize and provide programs that increase access to housing for moderate to low-income households (Page 185). This could involve working with local non-profits, housing agencies, or community groups to spread the word about the tiny house village.

Incentives for Affordable Housing: The plan suggests expanding the existing density bonus program to provide further incentives for creating affordable housing in Urban Growth Areas and Activity Centers (Page 184). This could involve offering incentives to potential residents, such as reduced rent or down payment assistance.

Promotion of Specific Programs: The plan mentions several specific programs that could be promoted to potential residents, such as rental, homeownership, and utilities assistance programs for low to moderate-income households (Page 185), and support for first-time home buyers (Page 180).

Utilization of County Resources: The plan suggests utilizing state and federal housing resources and grant programs to the maximum extent possible consistent with the goals and policies of this Element for affordable housing development (Page 185). This could involve promoting these resources to potential residents and helping them navigate the application process.

How can I work with utility service providers during the permitting process for the installation of utility systems?

Working with utility service providers during the permitting process for the installation of utility systems is a crucial part of any construction project, including a tiny house village. Here are some general steps you might consider:

Early Engagement: Contact utility service providers early in the planning process. This can help you understand their requirements and timelines, which can inform your project schedule and design.

Understand Requirements: Each utility service provider will have its own requirements for the installation of their systems. This could include specific design standards, safety requirements, and inspection processes. Make sure you understand these requirements and incorporate them into your plans.

Coordinate Installation: Coordinate the installation of utility systems with your overall construction schedule. This can help avoid delays and ensure that the necessary infrastructure is in place when it's needed.

Apply for Permits: Apply for any necessary permits from the utility service providers. This is often a separate process from obtaining building permits from the local government.

Inspections: Arrange for any necessary inspections by the utility service providers. They will need to verify that their systems have been installed correctly before they can be activated.

Activate Services: Once the utility systems have been installed and inspected, you can arrange for the services to be activated.