Commission adopts wide-ranging Title 10 zoning changes to add tiny-home definitions, extend temporary housing pilot

Washington County commissioners on Feb. 18 voted to adopt Ordinance 2025-1282-0, a package of amendments to the county code that revise Title 10 zoning definitions, add tiny-home provisions and extend a temporary housing pilot.

The ordinance, presented by county planning staffer Victoria (last name not given), updates the county's open-space definition for the recently established Harmony Valley overlay zone, adds definitions for tiny homes on foundations and tiny homes on wheels, inserts street-frontage requirements in several zones, clarifies the county's two-house allowance tied to certain BLM easements, and makes technical changes to the mining-and-gravel (MG) zone and Title 4 health-and-safety regulations. Victoria told commissioners the package also extends the county's temporary housing accommodation pilot for three years and adds tiny homes on wheels and RVs as temporary options.

Why it matters: the changes change how certain housing types and land uses are regulated across the county, affect the Harmony Valley overlay, and add clarity for mining-and-gravel operations and temporary housing. Planning staff asked that the commission also adopt the findings included in the staff report as part of the ordinance adoption.

Key points and details

- Tiny-home definitions: The ordinance inserts specific definitions for tiny homes on foundations and tiny homes on wheels to support affordable-housing goals, Victoria said.

- Street frontage and live-work units: Planning staff added street-frontage requirements where code previously had none, and added definitions for "live work unit" and "work live unit." Victoria referenced line numbers in the draft and said the changes appear on pages for the New Harmony Valley overlay and related sections.

- Two-house rule and BLM easements: The ordinance codifies a customary practice that allows up to two houses on properties that rely on BLM easements for access, providing clarity where the code previously lacked explicit language.

- Temporary housing pilot: Staff proposed a three-year extension of the county's temporary housing accommodation pilot and to permit tiny homes on wheels and recreational vehicles under the pilot. Victoria said the draft includes a sunset date in the staff materials; commissioners were told staff added specific violations that allow termination of temporary housing if required utility hookups are not completed.

- Mining-and-gravel changes: Public Works requested minor clarifications about blasting permits and criteria; the ordinance adds that clarification rather than creating a new permit requirement.

- Title 4 cross-reference: The package also includes a change to Title 4 (health and safety) to add required findings related to land-use nuisances; staff asked that those findings be adopted with the ordinance as required under state law.

Commission action and process

Planning staff presented the ordinance, described the changes and pointed commissioners to the staff report and proposed findings. A motion to adopt the ordinance and the associated findings carried; the commission voted in favor and the chair declared the motion passed.

What the county will do next

Staff will implement the code amendments and make the revised definitions and criteria available in the county code and in future planning reviews. The temporary housing pilot will be allowed to continue under the terms in the adopted ordinance and staff will enforce the new utility-connection violation the ordinance adds.

Attribution and sources

The presentation and most substantive explanations of the changes came from Victoria, planning staff. The commission adopted the ordinance and the findings contained in the staff report during the Feb. 18 meeting.

Ending

The ordinance passed at the Feb. 18 meeting; staff will publish the amended code sections and apply them in future land-use reviews.