Mariposa County Planning Commission members spent substantial time on May 2 debating whether to allow tiny homes on wheels, recreational vehicles (RVs) and other transportable units as temporary or longer‑term housing options in the draft development code.

Staff described a suite of options under consideration: temporary permits (for caregivers, medical needs, or reconstruction), seasonal workforce housing (drafted at up to 180 days), and a proposed new workforce‑housing overlay that could allow several temporary unit types. Staff said many of the proposed provisions are meant to remain ‘‘temporary’’ and not automatically count toward housing density, though commissioners asked staff to explore options to treat some units as lawful long‑term housing where feasible.

Planning staff highlighted examples from other counties. They cited Santa Cruz County’s definition of a ‘‘tiny home on wheels’’ as a park trailer registered with the DMV under Health and Safety Code 18009.3 and inspected to a national park‑trailer standard. Staff said Santa Cruz’s approach is one model but noted local differences in service capacity and CEQA risk could alter how Mariposa proceeds.

Commissioners and several speakers emphasized two constraints. First, permanent residential occupancy of tiny homes on private parcels can run into state regulatory limits and potential CEQA analysis if the new use would cause a physical environmental change beyond existing zoning. Staff said they will flag possible CEQA triggers and return with an evaluation of whether a permanent allowance would be classified as a new use in any zone.

Second, commissioners repeatedly pointed to public‑utility capacity: Yosemite West and Wawona were cited as places where water or sewer systems may be at or near capacity. Planning staff said the county can and should require will‑serve letters or other documentary evidence of utility capacity before approving any long‑term occupancy proposal and that emergency or temporary post‑disaster allowances (e.g., for the Detwiler and Oak Fire responses) have different legal bases.

Commissioner discussion also covered how to structure enforcement and permitting. Staff recommended a permitting/installation checklist that focuses on utility hookups, electric (blue‑tag) service, and site safety (including fire clearance). Commissioners asked staff to simplify any process language and to consider delegating limited interpretation authority to the building official for hookup and foundation specifications.

Ending: Staff will prepare a focused draft that: (1) preserves temporary seasonal and caretaker allowances (including the 180‑day option) with clearer timelines; (2) evaluates the CEQA risk of permitting permanent tiny‑home occupancy on private parcels and, if advisable, proposes findings or an opt‑in mechanism; (3) adopts Santa Cruz‑style definitions where applicable; and (4) requires will‑serve documentation and specific building/installation checklists for any proposed long‑term use.