Ashland staff outline how new Kentucky law limits and enables manufactured homes, and how tiny homes fit into zoning

Chris Pullum, Ashland’s director of community development, told the Board of City Commission on March 26 that a 2024 change in state law (KRS 100.348) requires local governments to adopt compatibility standards if they want to regulate where “qualified manufactured homes” may be placed in single-family residential zones. “That statute gives us the ability to set our own compatibility standards,” Pullum said, adding that cities can address roof pitch, exterior materials, minimum square footage and foundational skirting so manufactured homes “fit into the aesthetic theme of that neighborhood.”

Pullum read key elements of the statute and described the technical thresholds officials must consider: to qualify under the statute, a manufactured home must generally be constructed within five years of placement, be at least 20 feet wide at its narrowest point and provide at least 900 square feet of living area. Pullum said those requirements, plus removing mobility features and meeting HUD-code construction standards where applicable, distinguish a qualified manufactured home from older mobile homes built before 1976.

Why it matters: Pullum framed the change as a compromise that preserves local influence while complying with state law. “Essentially, it must fit into the aesthetic theme of that neighborhood so it doesn’t affect negatively property values,” he said. He said Ashland staff are preparing ordinance language to add compatibility standards and an approval process; planner Catherine Utzinger (referenced by Pullum) is compiling example ordinances from other Kentucky communities.

Pullum also addressed tiny homes and container-style units. He said an owner can build a tiny home in Ashland provided the structure meets modern building codes, is inspected and receives a final certificate of occupancy. “There’s nothing stopping anyone from building a tiny home in Ashland on any piece of property,” Pullum said, but he cautioned that conversions of storage containers or off-site construction still require plumbing, electrical and foundation inspection and are often costly. He said tiny-home neighborhoods would go through the city’s planned unit development (PUD) and planning commission review before final commission approval.

Questions and next steps: Commissioners pressed staff on inspection authority and aesthetic controls; Pullum said the statute allows compatibility standards based on assessed value and appearance within one-eighth of a mile and that the city will draft ordinance language for a future meeting. He recommended potential builders consult planning staff (Pullum, Katherine/Katherine Utzinger, Scott Nies/Scott Neece or Greg Weston in transcript references) before proceeding to avoid costly mistakes.

The commission did not vote on zoning changes at the March 26 meeting; Pullum said the proposed amendments will come back for consideration at a future session.