Planning commission forwards emergency and transitional tiny-home zoning amendment to City Council

The Planning Commission on Jan. 14 voted unanimously to forward a proposed zoning-ordinance amendment that would create a mechanism to approve emergency and transitional tiny-home communities managed by nonprofit or social-service organizations.

The draft ordinance was prepared after comparative review of other municipalities' tiny-home policies and multiple work sessions with Planning Commission and City Council. Planning staff said the ordinance is intended to accommodate tiny homes as a non-congregate transitional housing option and to be managed by nonprofit or religious organizations; for-profit (commercial) tiny-home communities would require a separate ordinance.

Speakers urged approval. George Clare, president of Aiken County Homeless Housing, described tiny homes as a cost-effective, privacy-respecting transitional housing model and said the organization expects to fund homes mostly through private donations; he estimated materials for an individual tiny home at about $35,000 and urged the commission to forward the ordinance so the group can submit a concept plan in the coming months. “Tiny homes make that easy…we need you to endorse the draft zoning ordinance this evening,” Clare said. Other supporters included Dave Paulin (who cited Habitat for Humanity-style volunteer construction) and Theresa Callahan, who described a successful, city-supported tiny-home project she had visited in Spartanburg.

Staff explained why the ordinance was drafted as a distinct zoning category rather than amending existing residential zoning: conventional residential districts carry lot-size and density rules that the commission and staff found incompatible with the smaller, phased tiny-home approach. Commissioners asked clarifying questions and confirmed the draft limits initial operators to nonprofit or social-service organizations; a separate ordinance would be needed for commercial tiny-home developments.

After discussion, Commissioner Stevens moved and Commissioner Matthews seconded a motion to forward the draft emergency and transitional tiny-home ordinance to City Council for approval; the motion carried unanimously.

Why it matters: The ordinance opens a local zoning pathway for nonprofit-managed tiny-home transitional housing, a model advocates say can help unhoused residents move toward stability with private bathrooms and kitchen space while requiring lower upfront capital than conventional housing.

Next steps: City Council will consider the ordinance. If approved, applicants (typically nonprofits) will return with a concept plan and required engineering and permitting documents for project-level review.