Clusters

From Unregulated Trailer Parks to Tiny House Villages: Breaking Free from the Poverty Cycle and Empowering Local Entrepreneurs

Rent-controlled apartments and subsidized housing provide some stability but offer no path to ownership. Renters can afford to live—but not to grow. There’s no space to garden or start a business, and no time to learn skills, rest, and recover. The system provides just enough to stay afloat—but never enough to move forward.

For those who can’t even access these rentals, the situation is worse. Many workers end up in unregulated trailer rentals, paying cash for substandard housing with no lease or protections. These setups exist only because legal alternatives don’t.

But it’s not just about money—poor living conditions actively harm people. Many of these trailers are uninsulated, moldy, or have unsafe wiring and plumbing. Living in these conditions causes chronic stress, health problems, and constant instability. 

Affordable housing should be a foundation for independence, not a ceiling that limits how far people can go.

By shifting from temporary, restrictive rental models to housing that supports ownership, flexibility, and community-driven work, we can break out of the cycle.

Tiny house villages, worker-owned land, and sustainable housing aren’t just possible—they’re necessary for a future where people can thrive, not just survive.

The time to start is now.

What Is a Rural Housing Cluster?

A rural housing cluster is a planning model that allows several modest homes to be built close together on a portion of rural land, while preserving the rest of the property as open space, farmland, or forest.

These clusters:

  • Conserve land through compact building footprints.

  • Reduce infrastructure costs by sharing driveways, utilities, and septic systems.

  • Support affordability through flexible ownership models and low-impact design.

  • Preserve rural character by minimizing sprawl and avoiding suburban-style development.

CCR Guided developments are designed to include:

  • Small, efficient homes with a low environmental footprint

  • Shared infrastructure, including driveways, water systems, and renewable energy

  • Opportunities for ownership through work-exchange, shared equity, and rent-to-own structures

  • Flexible governance, using models like LLCs, nonprofits, and co-ops

  • Dedicated areas for food growing, service work, cultural events, education, and creative repair- all contributing to a resilient local economy.

  • Increased biodiversity and healthier wild spaces, because critters need homes too.

  • Unified Themes, agreed upon by the residents.

    Navigating land use regulations isn’t easy, but we’re committed to finding legal, workable pathways that allow more people to live in safe, functional, and inspiring spaces.

Supporting Work-Trade, Low-Income, and Intergenerational Communities

Work-Trade & No-Income Residents:
Many highly skilled and self-motivated individuals struggle with traditional employment due to disabilities, neurodivergence, chronic illness (including long COVID), or trauma. These conditions create a need for flexible, self-paced work that prioritizes nervous system regulation and sustainability over rigid productivity standards. Some people naturally thrive in a barter-based system where they can exchange skills, care, and maintenance in return for housing and resources.

For these individuals, on-site work-exchange positions provide stability while allowing them to contribute to a functioning ecosystem—whether through repairs, teaching, creating, farming, or organizing shared resources. Work-exchangers receive access to tools, materials, and education, offering a pathway to financial independence if they choose to transition into income-generating roles. Over time, this model can foster low-cost entrepreneurship, cooperative businesses, and community-based economic resilience.

Low-Income Residents & Long-Term Locals:
This is the largest demographic in need of stable housing, and is primarily working class individuals. Typically, an apartment complex or trailer park would be created, but given the desire to preserve Orcas Island’s natural and rustic character, we should have villages with tiny homes and movable, prebuilt units.

    • Residents would pay for their plot space, which covers utilities and maintenance.

    • A situation-based income contribution ensures fairness—lower for those with minimal income or other duties, higher for those who can afford more or need more space.

    • Those financing their own tiny homes could opt for a rent-to-own model, helping them achieve ownership over time.

    • Applications could be open to individuals, groups, or cohabitating households, depending on the location and site infrastructure.

Retirees & Students, Intergenerational Exchange:
Many retired individuals seek to downsize while staying engaged in a meaningful, social environment. Our community surveys found that many retirees want to mentor, teach, or participate in knowledge-sharing but lack an accessible, built-in space to do so.
Communal villages that integrate workshops, learning spaces, and childcare support allow for natural mentorship and intergenerational skill-sharing. Students and young professionals benefit from stable, affordable housing while gaining access to a built-in support network of experienced mentors, teachers, and tradespeople.

  • Seasonal Workers: A Modular Approach
    Given the fluctuating workforce needs of agriculture, tourism, and land-based industries, seasonal workers would have access to a dedicated camping and temporary housing zones connected to the larger village. This would include:

    • Camping platforms, electric hookups, and vehicle lots

    • Shared kitchens, bathrooms, and tool sheds

    • Seasonal-use yurts, bell tents, and canvas structures, which could be dismantled or repurposed after the season ends

    • Emergency-use shelters for housing-insecure individuals during transition periods

Conclusion:
By integrating work-trade, cooperative housing, rent-to-own models, and seasonal workforce accommodations, these villages provide not just stability but also paths toward economic mobility and community resilience. The goal is to create systems that support people wherever they are in life—whether they need long-term affordable housing, a temporary stepping stone, or a place to launch their next chapter.

On-Site Healing & Recovery Through Immersive Learning

For individuals recovering from trauma, chronic illness, burnout, or life transitions, having a stable, supportive environment is key to rebuilding health and purpose, especially after long periods of housing instability. These villages would provide a low-stress, self-paced living space where residents can focus on healing while engaging in hands-on learning that aids recovery.

  • Residents could live on-site while taking skill-based classes, art workshops, regenerative agriculture courses, or bodywork training—all designed to support physical, mental, and emotional well-being.

  • Access to natural spaces, movement-based practices (like yoga or dance), music, and therapeutic work-trade opportunities would allow people to regain energy at their own pace.

  • Some may eventually transition into work-trade, mentorship, or leadership roles once they feel ready, while others may use their time on-site as a stepping stone toward independent living.

By integrating healing with skill-building and community engagement, this model ensures that those in recovery don’t just receive support—they actively rebuild their confidence, capabilities, and sense of belonging in a way that is meaningful and sustainable.

Basic Infrastructure & Micro-loan Fund for Zone Stewardship, Housing Upgrades, & Buyouts

How It Works:

  1. Person Applies for a CCR Loan

    • They can request funding to:

      -buy into or develop a zone within a housing LLC or co-ownership structure

      -upgrade essential amenities within their existing dwelling.

    • CCR approves funding based on community fit, repayment ability, and development impact.

  2. Loan is Given, But Funds Are Restricted

    • The loan does not go to the individual directly—instead, it is deposited into the collective housing LLC or legal co-ownership entity.

    • This ensures all money stays within the community development system and isn’t used for unrelated expenses.

  3. Repayment Options

    • The borrower must pay back the full amount either:

      • In lump sum upon full buyout (if they sell or fully purchase their zone).

      • Over time through structured payments.

  4. What Happens If They Leave Early?

    • If they haven’t fully repaid, they must sell their payments or zone to someone approved by the collective.

    • If no replacement is found within the time frame, CCR gets first buyback rights, so the collective can lease the parcel until the right person is found.

    • The remaining debt follows the new occupant or is absorbed by the CCR fund.

Here's an overview of the key RHC aspects:

1. Applicability

  • Eligible Zones: Such developments are permitted in specific land use districts, including village residential, hamlet residential, rural residential, and rural farm forest areas. They are not allowed in urban growth areas or certain other districts like rural general use or conservancy areas. (sanjuancountywa.gov)

2. Development Standards

  • Density and Size: A cluster development can have a maximum density of two units per acre, with up to twelve dwelling units in total. Each dwelling, along with its accessory structures, must not exceed 2,000 square feet, and the average enclosed floor area per unit should be no more than 1,500 square feet. (sanjuancountywa.gov)

  • Ownership and Management: The project site should consist of one or more legal lots under single ownership by a public agency, business, or nonprofit corporation specializing in affordable housing. A restrictive use easement must be granted to the county to ensure the site's use for affordable housing. (sanjuancountywa.gov)

3. Design and Use Considerations

  • Site Design: Developments must comply with specific site design guidelines to maintain the rural and natural character of the area. This includes considerations for open space, landscaping, and building placement. (sanjuancountywa.gov)

  • Allowed Uses: Primarily residential, with accessory uses limited to those supporting residential and agricultural activities. This can include common kitchens, meeting spaces, agricultural buildings, and small on-site sales structures for products produced on-site. (sanjuancountywa.gov)

4. Procedural Requirements

  • Permitting: Developers must file a use permit application, along with subdivision or binding site plan applications as appropriate. The application should include a long-term stewardship plan for monitoring resales to maintain affordability. (sanjuancountywa.gov)

  • Development Timeline: There are specific milestones to ensure timely development, such as obtaining building permits for at least 50% of the units within 18 months of final approval and completing construction within a set timeframe. (sanjuancountywa.gov)

CCR RENT-TO-OWN LANDSHARE LLC STRUCTURE: 

This LLC structure is a community-driven, multi-purpose property and business venture. The company owns and manages unique property designed for sustainable development, creative collaboration, and shared ownership. The LLC structure ensures that members have clear rights, responsibilities, and opportunities for financial and operational participation.

Business & Property Purpose

This LLC is structured around the use, ownership, improvement, development, leasing, and management of the property. The company may expand its operations with unanimous member approval. The property is intended for residential, creative, and community-focused endeavors, including workshops, farming, sustainable building projects, and shared workspaces.

Ownership & Membership

  • Members have rights to use the property, subject to scheduling and agreements.

Investment & Contribution Structure

  • Members can invest through financial capital or contribute to the development and management of the property.

  • Additional capital may be requested to cover taxes, insurance, and maintenance costs.

  • Work-trade or other contributions may be considered as equity.

Governance & Decision-Making

  • The LLC is managed by a designated Manager.

  • Members retain voting rights on key decisions such as:

    • Sale or lease of property

    • Major financial commitments

    • Structural changes to the land or business

    • New Members

  • Some decisions require a Majority Vote, while others require unanimous approval.

Financial Terms & Distributions

  • Capital Accounts: Each member’s contributions are tracked in a capital account.

Exit & Buy-In Strategy

  • Units may be purchased from existing members at a valuation determined by the company.

  • If a member exits, remaining members have the first right to purchase their shares.

  • In case of a dispute, mediation is the preferred resolution method.

Who This is For

This LLC structure is ideal for:

  • Community-minded developers interested in investing local culture.

  • Artists, builders, and innovators who want to contribute skills in exchange for partial ownership.

  • Long-term thinkers interested in cooperative ownership rather than short-term profit.


Proposal for Cluster Development under the CCR rent-to-own LLC

Creating Sustainable, Affordable Housing While Preserving Rural Character

Introduction: Why This Model?

San Juan County has long faced challenges in providing affordable housing while maintaining the rural landscape and environmental integrity. The CCR Community is proposing cluster developments that achieve both of these goals by utilizing an LLC-based, rent-to-own model to ensure long-term affordability and shared stewardship of the land.

Our approach aligns with the spirit and intent of San Juan County’s cluster development code while improving access to housing for local workers, artists, and community members. We respectfully request that the county recognize our LLC as a viable ownership entity for affordable housing under the cluster development framework.

1. Our Model Meets the Intent of the Cluster Development Code

A. We Are a Legally Structured, Mission-Driven Entity

  • While the county code currently specifies that nonprofits or public agencies must own cluster developments, our LLC is functionally equivalent to these entities in its commitment to affordability.

  • Our rent-to-own structure ensures that no single individual profits unfairly while guaranteeing stable housing for members over the long term.

  • Just like a nonprofit, our LLC is bound by an operating agreement that prevents speculative resale, keeping the housing permanently affordable.

B. Our Plan Exceeds County Requirements for Affordability

  • We do not allow traditional market-rate speculation—units are only available to people who live and work on the island, ensuring affordability for the local workforce.

  • Unlike conventional developments, we provide low-barrier entry to homeownership with a gradual buy-in system, reducing financial strain on residents.

  • The stewardship plan we’ve developed ensures that the housing remains affordable for decades, just as the county’s regulations require.

C. We Are Preserving Rural Character While Housing People Sustainably

  • Our cluster will reduce land impact compared to traditional single-family development by limiting sprawl and sharing resources.

  • Small-footprint homes, shared infrastructure, and sustainable building techniques will ensure minimal environmental impact while maximizing livability.

  • Our proposal aligns with San Juan County’s Comprehensive Plan goals of preserving rural land while promoting small-scale, community-driven housing solutions.

2. Our Proposal Benefits the Entire Community

A. Provides Affordable Housing Without Government Subsidies

  • Many affordable housing initiatives rely on public subsidies. Our model requires no taxpayer funding while achieving the same long-term affordability goals.

  • This reduces the county’s burden to provide housing while allowing local residents to take ownership of their community’s future.

B. Supports Local Economic and Cultural Growth

  • Our plan includes workshops, maker spaces, and community events, supporting local artists, farmers, and small businesses.

  • By integrating educational programs in arts, trades, and sustainable living, we create long-term economic resilience for residents.

  • A stable, affordable housing base for local workers will help small businesses retain employees and reduce commuter housing pressure.

C. Aligns With County’s Environmental and Infrastructure Priorities

  • Clustered development reduces the strain on infrastructure by sharing utilities, reducing road expansion needs, and encouraging sustainable wastewater solutions.

  • Tiny homes and shared spaces mean lower energy use, fewer resources consumed, and a significantly smaller carbon footprint per person.

  • We are actively working on an alternative wastewater plan to meet health standards without unnecessary environmental harm.

3. Our Request: Recognizing Our LLC as a Viable Ownership Model

A. Cluster Development Should Be Open to Mission-Driven LLCs

  • The county already allows for a restrictive use easement to ensure long-term affordability.

  • Our LLC is legally bound by an agreement that achieves the same result—permanent affordability and community governance.

  • Allowing our LLC to qualify expands housing solutions without requiring regulatory overhauls or costly new programs.

B. This Model Can Be a Blueprint for Future Housing Solutions

  • By recognizing cooperative LLCs as legitimate affordable housing entities, the county can support more community-led solutions that don’t rely on large developers or outside nonprofits.

This offers a flexible, replicable model for other small-scale housing initiatives that are struggling under current rules.