Planning commission discusses allowing temporary housing shelters in B3 zones; Gathering Place seeks exception at 7 N. Congress

The Athens City Planning Commission on May 7 discussed two related communications: a recommendation to City Council to allow temporary housing structures at 7 North Congress (the Gathering Place site) and a proposed amendment to Title 23 of the city code to permit "temporary housing shelters" as an accessory use in B3 zones.

Staff presented the measures as parallel tracks so the Gathering Place's immediate request could move forward while the city develops a citywide code approach. "We didn't want the situation very specific to the Gathering Place and that location get bogged down by, perhaps, opposition to a city wide mechanism for approving these," a staff member explained.

Why it matters: the proposals would change where and under what conditions temporary, non‑permanent housing structures (for example, Conestoga‑style huts, tents, or other non‑fixed sleeping units) can be placed in the city and what sanitation and safety requirements must accompany them.

Key discussion points and provisions

- Two-track approach: Staff recommended that the commission forward a recommendation to City Council for the Gathering Place location (7 North Congress) as a site-specific exception, and separately consider code changes to Title 23 to allow temporary housing shelters as an accessory permitted use in B3 zones.

- Sanitation and oversight conditions: Staff proposed a sanitation standard of one sink and one toilet available within 200 feet for every three units, and that any use permit should receive prior approval from the Service/Safety Director.

- Renewal and time limits: Commissioners and commenters suggested time-limited permits with annual renewal as a condition. Staff agreed that an annual renewal could be recommended as part of a city‑council approval.

- Definitions and scope: Commissioners pressed for a clear definition of "temporary housing." Staff clarified the draft targets non‑fixed shelters without onboard restroom/kitchen facilities (distinct from campers/RVs, which generally have built-in sanitation and are already regulated differently). Under the proposed language, tents that are not affixed to the ground would fit the definition, whereas fixed shelters and shipping containers would not. A staff member said, "It's a housing structure that doesn't have a restroom or kitchen. So that's the way we've defined this temporary housing shelter."

Public testimony and capacity details

- The Gathering Place (represented by "Ginger") described a long-running local effort and requested two additional units to join one existing prototype on the organization's parking lot. Ginger said the site would provide on‑site services such as bathrooms, showers, laundry and staff oversight and emphasized that the structures are intended as interim shelter while residents pursue longer‑term housing. "This is not meant for individuals who live there forever, but to rotate as people need a place," Ginger said.

- Public commenters expressed support and concern: Tammy Kaye and David Herdinger urged more temporary spaces for people sleeping outdoors; Rob Delich recommended considering inclusion of R3 zones as well as B3.

Zoning scope and risks

- Zoning limits: Staff suggested B3 as the first appropriate zone for permitting temporary housing shelters but opened discussion on whether R3 or other zones should be included. A commissioner noted that allowing the use only in B3 might be too restrictive and could require future amendments.

- Potential misuse and safeguards: Staff warned of risks such as structures being used as permanent residences or improvised storage without services; the Service/Safety Director has veto authority at the permit stage to deny inappropriate proposals.

Actions and next steps

- The commission will forward a site‑specific communication for 7 North Congress to City Council; the staff noted that the Gathering Place request is time-sensitive and that the specific communication will become a case and likely be on the Planning Commission agenda for a vote in two weeks.

- Staff will continue drafting Title 23 changes to define temporary housing shelters, set sanitation and oversight requirements, and return with proposed ordinance language and mapping of zones (B3 and possible R3 implications) for commission review.

Ending

Commissioners asked staff to return with a clearer draft definition, mapped zone options, and proposed permit conditions (including renewal periods) for a future meeting so commissioners can vote on code changes and the site‑specific case.