‘A Different Kind of Animal’

 The Tiny House Movement Takes Off In Colorado, But Challenges Persist In Denver

The tiny house movement is active in Colorado, according to an industry leader, but strict regulations inhibit placement of the little buildings in Denver.

A tiny house is essentially a full home, downsized to150 to 400 square feet. It’s usually built on an eight-and-a half foot wide trailer that can be pulled by a standard pickup truck or similar utility vehicle. A tiny house generally has a living room, kitchen, bathroom, and a sleeping area, which is typically a loft arrangement. Prices range up and down from about $50,000.

“Tiny houses are not prohibited in Denver per se, but there are aspects such as being on wheels which do not align with our current codes,” said Andrea Burns of Denver’s Community Planning and Development.

A national TV network calls tiny houses one of the hottest new trends in home building. Darin Zaruba, President of Eco Cabins of Colorado Springs, says tiny houses represent a means to a smaller, simpler, more sustainable lifestyle.

“The tiny house movement is a complete paradigm shift on housing in America,” Zaruba said. “The movement is here to stay.”

Laws are just catching up

In interviews with the Greater Park Hill News, both Zaruba and Burns agreed that smaller dwellings often clash with local zoning, health, and safety rules.

“Mobility is probably the largest consideration; zoning is only one small component of the conversation,” says Burns. “Like any other structure, a small dwelling must meet codes to ensure the safety and quality-of-life of all city residents.”

“Tiny houses represent a huge movement nationwide and the laws are just catching up,” said Zaruba. “There are conflicts with local governments regarding both location and building codes. Right now, a tiny house is a different kind of animal.”

In Park Hill last year, differences of opinion over a home-made structure in a backyard in the 1500 block of Grape Street led to some spirited conversations about regulations. For several months, a city inspector issued multiple citations, ending in a cease-and-desist order upheld by an administrative judge. The case was complicated because the homeowner was also found to be engaging in unlawful short-term property rental.

According to Zaruba, Denver has some of the most restrictive zoning and building codes. But Burns noted that CPD officials are actively looking at how tiny houses might fit in the city’s overall housing scheme.

In Denver, every dwelling unit must have a complete bathroom, a kitchen area with sink, and be connected to the municipal water supply. On wheels, the unit cannot “be lived in or otherwise occupied.” The first occupant must have “150 square feet of habitable space,” and each additional occupant must have 100 square feet.

Burns says tiny houses on a foundation and with a water connection are allowed in Denver as a single building on a lot, or where there is zoning for a second house. In some limited parts of Park Hill zoned for multiple dwellings, a second residence is permissible.

Living more simply

According to Zaruba, tiny houses are typically not built to be set on a housing foundation, although his company does make larger models for more permanent placement. Technically, houses over 400 square feet are defined as small. Zaruba says tiny houses are built to recreational vehicle standards, not building codes, which Denver requires for houses.

“A tiny house is definitely not a recreational vehicle. The house can have both a custom exterior and interior, and is intended to always be affordable,” says Zaruba. “People like the idea of living more simply, without a mortgage, and of being able to live and travel with less debt and not being tied down.”

Zaruba says his company specializes in helping tiny house owners understand the complexities of dealing with various regulations. “I use the analogy of an onion. There are many layers that all have to fit just right.”

Mobile homes and recreational vehicles can provide housing alternatives at similar or even lower cost. But there are construction and occupancy restrictions on these modes of living as well.

“The tiny houses are cool and serve a good purpose,” acknowledges Jeff Hancock, Sales Manager of Denver’s CamperWorld. “In many ways, they are very similar to a fully-equipped recreational vehicle designed for full-time placement and occupancy.”

RV prices start at about $50,000 for a fifth wheel (trailer) unit on a 20×8-foot frame. Some units are well over 400 square feet with the sides expanded, according to Hancock.

Denver’s last licensed mobile home park is being phased out, says Burns.

At the Bayshore Community in Sheridan, Manager Antonia Diaz says mobile homes must be approved by both the Departments of Commerce and Housing and Urban Development, and have title and vehicle identification.

Diaz says a fully configured two-bedroom, 900 square foot mobile home can be purchased for as little as $30,000.

Tiny House Communities

Both Hancock and Diaz observe that their products are immediately available at reasonable cost, but do not necessarily offer the range of design and customization options of tiny houses.

In 2014, a 390 square foot unit from Zaruba’s company won “People’s Choice” award at the Colorado Springs Parade of Homes. This tiny house has one bedroom, one bathroom, a loft, and porches in front and back.

In early August this year, the first national Tiny Homes Jamboree was held in Colorado Springs. In November, Zaruba is opening a tiny house community in western North Carolina. He also sees tiny and small houses as a viable second-home option.

Zaruba says “enlightened communities” could use tiny houses to immediately help resolve the problems of housing shortages and homelessness. He says he continues to work closely with communities, notably in El Paso and Adams Counties, to get revisions, adaptations, and variances in the zoning and building codes.

For those who want additional information, there are extensive resources available on the Internet, including a documentary for purchase at: http://tiny-themovie.com/.

Dave Felice is an At-Large Board Member of Greater Park Hill Community Inc. He is a member of National Writers Union, Local 1981, and recipient of an award this year from the Society of Professional Journalists for news column writing. He can be contacted at gelato321@aol.com.