We have a space available Jan. 1st. Use our Contact Us page to claim it!
About
Our location
The Lake Dallas Tiny Home Village is located at 204 Gotcher Avenue in Lake Dallas, Texas 75065 and is in the Lake Dallas Downtown District, just two blocks from Main Street. We're just north of Dallas and between Denton and Lewisville. We're located on the last acre of a farm.
Our Tiny Homes
The Lake Dallas Tiny Home Village can accept tiny homes on wheels built to the International Residential Code and Appendix Q. Homes must a NOAH (National Organization of Alternative Housing) or Bildsworth International certified or inspected by a Texas certified inspector. Maximum sizes are 8.5 feet wide and up to 40 feet long. We cannot accept recreational vehicles, park models, mobile homes or shipping containers.
Visit/Tours
Tours are given from time to time. Times and dates are posted on our Facebook page. No one is allowed on the property unless on a tour or escorted by staff.
Find us on Facebook
We have an extensive Facebook group under "Lake Dallas Tiny Home Village." You'll need to ask to join to enter.
Our lots
The Lake Dallas Tiny Home Village has 13 lots. Eight lots are 20x40 for a total of 800 square feet. Five lots are larger at 900 square feet.
Washateria
A washateria is available onsite for residents and includes four washers and four dryers as well as a utility sink and sitting area. Washers and dryers are not coin operated.
Community Garden
A large area is available for residents to have their own gardens. Blackberry plants line one of the sides of the garden.
Backyard
A large tree-covered back yard area includes classic metal chairs, benches, picnic tables and a fire pit.
Trash
A central trash bin is located on site.
Courtyard
The Courtyard is the space at the center of the village. A large part of the coutyard is an area of "grasscrete." Grasscrete is concrete with open cells filled with soil to allow grass to grow. Our grasscrete area also serves as a fire lane.
Lot rent
Lot rents range from $700-$750 and includes water, sewer, trash, mowing and minor weedeating of each lot and the washateria. A security deposit of $1000 is required and will be returned upon departure. Electric is metered separately. Leases are one year but may be renewed.
Education
We're located in the Lake Dallas Independent School District. The Lake Dallas Elementary School is a short walk from the Village. The Lake Dallas Middle School can be seen from our back parking area. The Lake Dallas High School is a bus ride away. North Central Texas College has a campus in nearby Corinth. University of North Texas and Texas Woman's University are in nearby Denton.
Library
The Lake Dallas Library is located across the street from the Village.
Parks
The Lake Dallas City Park is located across the street from the Village. The Lake Dallas Community Park is located down the street from the Village. Willow Grove Park on the banks of Lewisville Lake is located near the Village.
Post Office
Locking mail boxes are located across the street. The Lake Dallas Post Office is located a block from the Village.
Parks
The Lake Dallas City Park is located across the street from the Village. The Lake Dallas Community Park is located down the street from the Village. Willow Grove Park on the banks of Lewisville Lake is located near the Village.
Parking
Vehicle parking in on the North and East perimeter of the Village. Early in the planning stages our tiny home mentors suggested removing cars from the Village. There are no covered parking spaces.
Fencing/Decks/Carports/Storage Buildings
Residents may install an approved fence on their lot up to 36 inches in height. Fencing requires a permit from the city.
Residents may install a deck on their lot. Fencing and decks must be approved by Village management prior to install.
Carports are not allowed.
Storage buildings are allowed near the back parking lot as space is available. It's first some, first served until space is all utilized. Storage buildings may be four feet wide, six feet deep and seven feet tall. The front of the storage building must be painted to match the resident's home.
Can I build on site?
The ordinance does not allow for tiny homes to be built on-site. All homes must be on wheels.
Can I build my own home?
Yes, but it must be built to current International Residential Code and Appendix Q. You'll probably want to get a licensed plumber and electrician. Typically, there are several tiny homes being built by individuals here in the Dallas/Fort Worth area. A great way to learn about building your own home is volunteering to help with one or more of these builds.
What size home can I have?
Homes must be at least 7.5 feet wide and no wider than 8.5 feet. Homes can be up to 40 feet long.
Are "Park Model" homes allowed?
No, Lake Dallas specifically wanted (preferably custom built) homes on wheels with a maximum width of 8.5 feet.
Can I bring my Skoolie or Bus?
No, the city of Lake Dallas specifically wants Tiny Homes on wheels.
May I rent out my home?
No, with only 13 homes we want owner-occupied units only. No home may be rented or used as an AirB&B or similar program.
Are there homes for rent?
Urban-Retro does have the right to have homes in the village available for lease but we'd prefer the homes to be owner occupied.
Are animals allowed?
Animals are allowed on a case-by-case basis. Residents are limited to two pets per home unless a special exception is made by management.
What about Lake Dallas?
The community of Garza was developed when the train came through town in the late 1800s. In 1929 when the Garza-Little Elm Reservoir was built, the town changed its name to Lake Dallas. There are about 7,000 people who live in Lake Dallas. There are many churches, restaurants, a marina, parks and an elementary and middle school. High school students are bused to Lake Dallas High School located in Corinth.
What about the neighborhood?
The Village is located between office warehouses and residential and is near the heart of Lake Dallas in the Lake Dallas Downtown District. It's two blocks from Main Street. A park with an open area for playing ball, a children's playground and the Lake Dallas Library is located directly across the street. Another park with a covered children's play area, ball fields, a pavilion and tennis courts are located at the end of Gotcher Avenue. Lake Dallas Elementary and Lake Dallas Middle School are just a few blocks away. There are several restaurants and eating establishments within a four-block area and includes Sonic, Subway, two Mexican food establishments and Beatitudes Tea Room and Cafe. There's also a Romano's Pizza and Godfather's Pizza within a few blocks.
Who is Gotcher Avenue named for?
Dr. Gotcher was an early old-time doctor who lived with his wife and large family in a large turn-of-the-century home that can be seen behind Sonic. At some point he was helping sick people during an epidemic and caught whatever was going around and died, leaving his wife and young children.
International Residential Code - Appendix Q
2018 International Residential Code, Appendix Q - Tiny Homes
APPENDIX Q
TINY HOUSES
This provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
User note:
About this appendix: Appendix Q relaxes various requirements in the body of the code as they apply to houses that are 400 square feet in area or less. Attention is specifically paid to features such as compact stairs, including stair handrails and headroom, ladders, reduced ceiling heights in lofts and guard and emergency escape and rescue opening requirements at lofts.
SECTION AQ101
GENERAL
AQ101.1 Scope.
This appendix shall be applicable to tiny houses used as single dwelling units. Tiny houses shall comply with this code except as otherwise stated in this appendix.
SECTION AQ102
DEFINITIONS
AQ102.1 General.
The following words and terms shall, for the purposes of this appendix, have the meanings shown herein. Refer to Chapter 2 of this code for general definitions.
EGRESS ROOF ACCESS WINDOW. A skylight or roof window designed and installed to satisfy the emergency escape and rescue opening requirements of Section R310.2.
LANDING PLATFORM. A landing provided as the top step of a stairway accessing a loft.
LOFT. A floor level located more than 30 inches (762 mm) above the main floor, open to the main floor on one or more sides with a ceiling height of less than 6 feet 8 inches (2032 mm) and used as a living or sleeping space.
SECTION AQ103
CEILING HEIGHT
AQ103.1 Minimum ceiling height.
Habitable space and hallways in tiny housesshall have a ceiling height of not less than 6 feet 8 inches (2032 mm). Bathrooms, toilet rooms and kitchens shall have a ceiling height of not less than 6 feet 4 inches (1930 mm). Obstructions including, but not limited to, beams, girders, ducts and lighting, shall not extend below these minimum ceiling heights.
Exception: Ceiling heights in lofts are permitted to be less than 6 feet 8 inches (2032 mm).
TINY HOUSE. A dwelling that is 400 square feet (37 m2) or less in floor area excluding lofts.
SECTION AQ103
CEILING HEIGHT
AQ103.1 Minimum ceiling height.
Habitable space and hallways in tiny houses shall have a ceiling height of not less than 6 feet 8 inches (2032 mm). Bathrooms, toilet rooms and kitchens shall have a ceiling height of not less than 6 feet 4 inches (1930 mm). Obstructions including, but not limited to, beams, girders, ducts and lighting, shall not extend below these minimum ceiling heights.
Exception: Ceiling heights in lofts are permitted to be less than 6 feet 8 inches (2032 mm).
SECTION AQ104
LOFTS
AQ104.1 Minimum loft area and dimensions.
Lofts used as a sleeping or living space shall meet the minimum area and dimension requirements of Sections AQ104.1.1 through AQ104.1.3.
AQ104.1.1 Minimum area.
Lofts shall have a floor area of not less than 35 square feet (3.25 m 2).
AQ104.1.2 Minimum dimensions.
Lofts shall be not less than 5 feet (1524 mm) in any horizontal dimension.
AQ104.1.3 Height effect on loft area.
Portions of a loft with a sloped ceiling measuring less than 3 feet (914 mm) from the finished floor to the finished ceiling shall not be considered as contributing to the minimum required area for the loft.
Exception: Under gable roofs with a minimum slope of 6 units vertical in 12 units horizontal (50-percent slope), portions of a loft with a sloped ceiling measuring less than 16 inches (406 mm) from the finished floor to the finished ceiling shall not be considered as contributing to the minimum required area for the loft.
AQ104.2 Loft access.
The access to and primary egress from lofts shall be of any type described in Sections AQ104.2.1 through AQ104.2.4.
AQ104.2.1 Stairways.
Stairways accessing lofts shall comply with this code or with Sections AQ104.2.1.1 through AQ104.2.1.5.
AQ104.2.1.1 Width.
Stairways accessing a loft shall not be less than 17 inches (432 mm) in clear width at or above the handrail. The width below the handrail shall be not less than 20 inches (508 mm).
AQ104.2.1.2 Headroom.
The headroom in stairways accessing a loft shall be not less than 6 feet 2 inches (1880 mm), as measured vertically, from a sloped line connecting the tread or landing platform nosings in the middle of their width.
AQ104.2.1.3 Treads and risers.
Risers for stairs accessing a loft shall be not less than 7 inches (178 mm) and not more than 12 inches (305 mm) in height. Tread depth and riser height shall be calculated in accordance with one of the following formulas:
1.The tread depth shall be 20 inches (508 mm) minus four-thirds of the riser height.
2.The riser height shall be 15 inches (381 mm) minus three-fourths of the tread depth.
AQ104.2.1.4 Landing platforms.
The top tread and riser of stairways accessing lofts shall be constructed as a landing platform where the loft ceiling height is less than 6 feet 2 inches (1880 mm) where the stairway meets the loft. The landing platform shall be 18 inches to 22 inches (457 to 559 mm) in depth measured from the nosing of the landing platform to the edge of the loft, and 16 to 18 inches (406 to 457 mm) in height measured from the landing platform to the loft floor.
AQ104.2.1.5 Handrails.
Handrails shall comply with Section R311.7.8.
AQ104.2.1.6 Stairway guards.
Guards at open sides of stairways shall comply with Section R312.1.
AQ104.2.2 Ladders.
Ladders accessing lofts shall comply with Sections AQ104.2.1 and AQ104.2.2.
AQ104.2.2.1 Size and capacity.
Ladders accessing lofts shall have a rung width of not less than 12 inches (305 mm), and 10-inch (254 mm) to 14-inch (356 mm) spacing between rungs. Ladders shall be capable of supporting a 200-pound (75 kg) load on any rung. Rung spacing shall be uniform within 3/ 8 inch (9.5 mm).
AQ104.2.2.2 Incline.
Ladders shall be installed at 70 to 80 degrees from horizontal.
AQ104.2.3 Alternating tread devices.
Alternating tread devices accessing lofts shall comply with Sections R311.7.11.1 and R311.7.11.2. The clear width at and below the handrails shall be not less than 20 inches (508 mm).
AQ104.2.4 Ships ladders.
Ships ladders accessing lofts shall comply with Sections R311.7.12.1 and R311.7.12.2. The clear width at and below handrails shall be not less than 20 inches (508 mm).
AQ104.2.5 Loft Guards.
Loft guards shall be located along the open side of lofts. Loft guards shall be not less than 36 inches (914 mm) in height or one-half of the clear height to the ceiling, whichever is less.
SECTION AQ105
EMERGENCY ESCAPE AND RESCUE OPENINGS
AQ105.1 General.
Tiny houses shall meet the requirements of Section R310 for emergency escape and rescue openings.
Exception: Egress roof access windows in lofts used as sleeping rooms shall be deemed to meet the requirements of Section R310 where installed such that the bottom of the opening is not more than 44 inches (1118 mm) above the loft floor, provided the egress roof access window complies with the minimum opening area requirements of Section R310.2.1.
https://codes.iccsafe.org/…/…/IRC2018/appendix-q-tiny-houses