Dolores planners weigh ADU rules and tiny-home definitions amid rising housing costs

The Dolores Planning and Zoning Commission spent substantial time Feb. 4 examining whether tiny homes and accessory dwelling units (ADUs) should be permitted under the town's land-use code and what standards would apply.

The Chair opened the discussion after staff reported receiving a request about placing a tiny house on 7th Street and asked the commission to determine whether such a unit could be treated as an ADU. "As the zoning administrator I received a request about building a tiny house on 7th Street," the Chair said, framing the policy question for the board.

Commissioners reviewed the town's existing code definitions and a recent addition to Article 2 that defines "tiny homes" but noted the code currently lacks detailed provisions implementing those definitions. The group examined dimensional standards in Chapter 4 and the bulk-area tables, and discussed constraints such as rear-yard coverage limits (30 percent) and the ADU size relation to the principal unit (up to 80 percent).

On minimum habitable size, commissioners and staff referenced building-code requirements as the controlling standard and discussed a working estimate of about 400 square feet for the smallest livable ADU. "I'm pretty sure it is around 400 square ft but we'll get it," the Chair said when asked about a specific minimum.

Two recurring issues emerged. First, whether tiny homes on wheels could be allowed if placed on a permanent foundation and meet building-code requirements; commissioners noted the state statute distinguishes tiny homes on wheels from tiny houses placed on foundations and that a unit moved off wheels would be evaluated under building-code standards. Second, the group raised safety and infrastructure concerns, including fire-resistance materials, setbacks between structures, and surface-water absorption and lot-coverage effects on drainage.

Commissioners also discussed practical implications for lot coverage and housing density, including the impact on sewer and water hookups, and how ADU rules interact with requirements that the primary owner occupy the main residence to avoid speculative subdivision. Several members said the town may already have adequate ADU language for some zones but needs clearer implementation standards for tiny-home designs and exceptions.

The commission agreed to gather building-code specifics (the manager offered to get the precise minimum dimensions from the adopted building code), consider inviting a vendor or specialist to present (a company from Montrose was mentioned as willing to speak), and revisit whether code amendments are needed to allow tiny homes that meet building-code and lot-coverage requirements.

The meeting record shows no final vote on a policy change; commissioners directed staff to research building-code minimums and return with options at a future meeting.