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Nevada County adopts 'Tiny Homes on Wheels' ordinance after months of debate
Summary
The Board of Supervisors adopted an ordinance allowing certified tiny homes on wheels as permanent dwelling units consistent with parcel density, prohibiting short‑term rentals and requiring building and utility standards; the measure passed 4–1 amid broad public comment urging broader inclusion of RVs and trailers.
The Nevada County Board of Supervisors voted to adopt a new ordinance allowing certified tiny homes on wheels (THOW) as legally recognized dwelling units in unincorporated parts of the county.
The ordinance defines a tiny home on wheels as a chassis‑mounted, DMV‑titled dwelling no larger than 400 gross square feet (excluding loft space) with a bathroom, kitchen and sleeping area, built and insulated to specified standards and connected to approved water, septic and electrical systems. Installations must meet local fire‑safe driveway and anchoring requirements; short‑term rentals are prohibited under the ordinance.
Planning staff told the board the ordinance treats THOW similarly to single‑family homes or accessory dwelling units (ADUs) for density purposes, so it does not increase overall allowable units on a parcel. Staff recommended adoption after the Planning Commission voted 4–0 (one vacancy) to forward the draft code, and the board separately found the ordinance categorically exempt under CEQA Guideline §15305.
The measure passed on a roll call vote (four supervisors in favor, one opposed). Supervisors said the ordinance is one tool among many to expand affordable options in a rural county where building permanent homes can be costly and slow. The board also directed staff to return with a one‑year assessment of the ordinance’s implementation and to continue work on a broader “all homes on wheels” policy that would examine inclusion of RVs, travel trailers and other mobile units.
Public commenters filled the hearing room and the meeting’s phone queue. Supporters included service providers, advocates and residents who described living in RVs or small trailers as the only affordable option they found and urged legal pathways to safety, inspections and utility hookups. Builders and a local land trust said THOW can provide workforce housing and owner‑builder opportunities.
Opponents and several residents urged caution, particularly in very high wildfire risk areas and narrow single‑access neighborhoods. Fire‑safety concerns included evacuation logistics, road congestion and the need for coordination with local fire agencies on defensible space and infrastructure. Planning staff and environmental health officials said utility, water and septic adequacy will be evaluated on a case‑by‑case basis; temporary septic and some other alternative systems will require additional review and potential changes to local management plans.
The ordinance allows “dwelling groups” in R2 zones where density and site standards permit, and includes design requirements (exterior finishes, screened undercarriage, double‑paned windows, insulation and minimum construction assemblies). Staff noted many of these standards aim to ensure THOW are safe, long‑lasting and integrated into neighborhoods.
The board’s action does not immediately change rules for RVs and older park trailers; supervisors asked staff to continue studying broader options and return with proposals later in 2025. The ordinance is effective as adopted, and staff will report publicly on implementation and any recommended refinements.
