County staff propose ordinance to allow temporary dwellings tied to active building permits

Community development staff presented a proposed text amendment (ZTA‑202403) that would permit temporary dwellings on a parcel when tied to an active building permit for repairing or constructing a permanent residence.

Planning Director Alan explained to the Board that the county’s current ordinances lacked specific provisions for temporary dwellings such as FEMA units, recreational vehicles (RVs) or other temporary sleeping accommodations. The proposed draft would allow temporary dwellings tied to an active building permit for repair of a home, building a new home, or adding an accessory dwelling on the same parcel. Alan said the intent is not to enable permanent residential occupancy of RVs; the temporary use would be time‑limited and contingent on the permanent dwelling permit.

Alan told commissioners the county reviewed coastal‑county ordinances and state guidance and drafted language that would cover a range of temporary structures, including RVs, campers, FEMA units and state‑recognized primitive insulated shelters. He said the planning board spent about an hour reviewing the draft, asked for clarifications (septic, utility connections, permitting for temporary service poles) and voted to forward the recommended text to the board.

During the pre‑agenda discussion commissioners questioned how temporary service poles and septic access would be managed. Alan said temporary power permits would be handled through the inspection department in coordination with power companies and that, where a permanent septic system exists, a temporary dwelling could tie into it; vacant parcels that will be developed are likely to use self‑contained RVs until septic is installed.

Commissioners also asked whether the draft should include broader disaster exceptions—such as allowing temporary occupancy at a separate property when a home’s lot is not usable after a storm. Staff said permitting temporary dwellings on parcels other than where the new permanent dwelling will be built would be challenging to tie to a permit and therefore was not included in the draft; staff noted the number of severely damaged riverfront parcels was believed to be small.

The planning board recommended the draft text amendment and the item was left on the regular meeting agenda for further action.

Ending: Staff will present the recommended text amendment at the regular meeting; the board may choose to adopt, amend or further revise the ordinance language after public review.