Chillicothe tightens tiny home rules, carves Mixed Use path

Chillicothe city council approved amendments on January 13 that change where and how tiny homes, modular homes, and mobile/manufactured homes can be placed inside city limits. The ordinance shifts tiny-home placements out of standard Residential zones into Mixed Use areas, raises and defines size limits for new tiny homes, and adds detailed appearance and foundation requirements for modular units.

Under the new rules, new tiny homes must be sited in properties zoned Mixed Use; they are no longer permitted in standard Residential zones. Size limits for new tiny homes were adjusted: the minimum is now 401 square feet and the maximum 720 square feet. Existing tiny homes are not affected by the update and remain legal where they currently sit.

Modular homes placed in residential zones now must meet residential-style appearance rules intended to help them blend with surrounding housing. Required features include pitched roofs and residential roofing materials, the main entrance oriented to face the street, and a 3 foot by 3 foot landing at stair exits. Foundations for these modular units must set the finished floor no more than 24 inches above finished grade. Single-wide manufactured homes will be restricted to mobile-home parks only, and all mobile and manufactured homes must include approved anchoring or tie-down systems.

Practically, the ordinance tightens design and siting standards while creating a clearer pathway for new tiny-home development in Mixed Use areas. For local builders and developers, the most immediate impact is a need to target Mixed Use parcels for new tiny-home projects and to adjust designs to meet the new appearance and foundation rules. Buyers and homeowners planning to place a tiny or modular unit on a lot in a Residential zone will need to reconsider site selection, or seek parcels already zoned Mixed Use.

Permit applicants should expect plan reviewers to look closely at roof pitch, exterior materials, door orientation, stair landings, foundation height, and anchoring details. Municipal requirements for tie-down systems and foundation construction can add cost compared with a simple trailer placement, so factor those into budgets and timelines. Because existing units are grandfathered, homeowners in place can rest easier, but anyone planning a replacement or new placement must comply.

Our two cents? Before you buy a shell or reserve a delivery date, verify the lot zoning with the planning department, sketch your elevations to show pitched roofs and door orientation, and budget for a low foundation plus an approved anchoring system. Small homes can still be big opportunities in Chillicothe, but the small print now matters more than ever.