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Planning Board declines to recommend petition articles on tiny homes, minimum size and manufactured housing
Summary
After public comment and discussion about livability, financing and taxation, the Planning Board voted not to recommend petition warrant articles that would set a 120 sq ft minimum, permit tiny houses on wheels, or adopt that tiny-house definition; it also voted not to recommend a manufactured-housing amendment (one abstention).
The Winchester Planning Board voted Jan. 5 not to recommend several citizen petition warrant articles addressing minimum house size, tiny houses on wheels, and manufactured housing.
Alternate member Margaret Sharra spoke during the public hearing opposing a petition that would require "All single-family homes shall be at least 120 sq ft in size," saying in part: "That is the size of the bedroom you are in right now, 10x12." She argued the town recently reduced the minimum house size from 800 square feet to 400 square feet and said 120 square feet would be too small to be livable. She also gave cost estimates for a 400-sq.-ft. home and associated site work, saying a 400-sq.-ft. structure alone costs about $110,000 and adding land, well and septic would push total costs to roughly $230,000.
On tiny houses on wheels, Sharra and others raised concerns about financing, permanence and taxation. Sharra said tiny homes on wheels are typically not taxed because they are not permanent structures, which she called "a huge detriment to the town." The LUA said the town needs a clearer definition and handling of tiny houses on wheels — whether they are temporary, permanent or treated like recreational vehicles — and noted enforcement problems arise when definitions are unclear.
Board members voted on recommendations for the petition articles as follows: the proposal to require a minimum single-family-home size of 120 sq ft was not recommended (motion by Jack Marsh; second by Neal Stetson; vote 6–1 not to recommend). The petition to permit tiny houses on wheels on individual lots where single-family homes are permitted was not recommended (motion by Jack Marsh; second by Jordan Sharra; vote 6–1 not to recommend). The petition to adopt a definition for tiny houses on wheels (describing a structure 400 sq ft or smaller built on a permanent metal chassis and built to Appendix AQ or the International Residential Code) was not recommended (motion by Jack Marsh; second by Jordan Sharra; vote 6–1 not to recommend). For an amendment to allow manufactured housing in all districts on individual lots or in manufactured housing parks or planned residential developments, Robert Browne moved not to recommend; Jordan Sharra seconded and the vote was 5–1 not to recommend with one abstention.
During discussion, Jack Marsh acknowledged that previous code enforcement efforts consumed staff time and that enforcement resources can limit the town's ability to address structural and safety issues. Neal Stetson said he would refrain from signing petition warrant articles in the future to avoid conflicts of interest; Jordan Sharra read RSA 673:14 aloud regarding recusal guidance. The board closed the public hearing and adjourned at 7:50 p.m.
The Planning Board will meet next on Feb. 2, 2026, at 7:00 p.m.
