Alpine staff clarifies housing terms, proposes renaming R‑4 and allowing small 'casita' homes

ALPINE, Texas — Building services staff explained proposed zoning‑code edits and housing definitions at the Alpine City Planning and Zoning Commission workshop on Jan. 27, 2025, saying the changes are meant to clear confusion in the city ordinance and create more small‑home options.

The proposed edits would rename the current R‑4 "mobile home district" to a mixed residential or similar term and explicitly allow several housing types in that district, including newer manufactured homes and small detached accessory houses commonly called casitas or cottages. Jessica, the city building services presenter, said the changes are based on definitions in the International Property Maintenance Code (2021 edition), which she said the city has adopted for these purposes: "The international property maintenance code book is the book that we've adopted for the city." She added that the city is using the International Zoning Code definitions as guidance where the city has not formally adopted that model code.

Why it matters: Commissioners and staff said the proposed language aims to avoid mislabeling structures and to make the zoning map more flexible for affordable housing. Jessica emphasized that some older terminology—specifically the phrase "mobile home"—no longer aligns with federal HUD standards: "Mobile homes are no longer acceptable housing or a word that should be used in our ordinance," she said, and noted that HUD considers units built before 1976 as not meeting current HUD standards.

Key clarifications offered by staff: - "Mobile home" was described as a legacy term for pre‑1976 units that are nonconforming; units newer than 1976 should be called "manufactured homes." Jessica said, "Manufactured is the new mobile home." - Manufactured homes (post‑1976, HUD‑built) would continue to be allowed in the R‑4/mixed residential district if they meet the department's standards. - Modular homes were clarified as factory‑built homes that are assembled on a permanent foundation, meet single‑family standards, and are treated as conventional houses (for example, allowable in R‑1 and R‑2 under standard lot and foundation rules). - Tiny houses on wheels are treated as RVs under the city's proposed language and would only be allowable in RV parks or similar commercial camping uses; they would not be permitted as permanent, foundation‑based housing unless they meet the minimum small‑house standard. - Staff proposed a minimum for the small detached units (casitas/cottages) of about 500 square feet; Jessica said the city would require them to be foundation‑based and meet single‑family residential standards.

Commissioners asked whether small houses could be allowed in other zones (for example, some R‑2 lots). Jessica said the R‑4 designation was suggested because it already contains special‑use allowances for alternative small‑footprint housing and because the department wants to protect the character and property values of existing R‑1 neighborhoods.

What comes next: Staff said they will incorporate the feedback and send a revised ordinance for Planning and Zoning to forward to city council as an action item. "I'll make the edits to the ordinance," Jessica said; the draft will return to the commission and then to council for final consideration.

Ending: The workshop was informational; no formal votes were taken. Staff said the item will be revised and presented as an action item at a future meeting for formal consideration by the commission and city council.