A. Purpose: To provide for the temporary occupancy of recreational vehicles on property not located within a mobilehome park or a campground.

B. Definitions:

1. Recreational Vehicle - Shall be as defined by Section 18010 of the California Health & Safety Code.

C. Standards: A recreational vehicle may be used for temporary occupancy subject to zoning compliance and building permit issuance, if necessary, based on the following standards which shall be met before any temporary occupancy of a recreational vehicle occurs or is allowed to continue pursuant to this subsection C:

1. Unless specifically exempted by the Section, a Temporary Residence Permit shall be obtained from the Building Department upon proof of compliance with applicable standards. A reasonable fee may be collected for issuance of the Permit, and renewals thereof. Said fee shall be as established pursuant to the latest adopted resolution of the Nevada County Board of Supervisors.

2. No more than one recreational vehicle may be occupied per parcel for any and all permitted occupancies.

3. All site development standards and separation requirements applicable to single-family dwellings shall apply to placement of the recreational vehicle to be occupied.

4. Sewage disposal and water for service supply shall be approved by the Department of Environmental Health.

5. A recreational vehicle used for temporary occupancy shall be structurally sound and protect its occupants against the elements.

6. The County Fire Marshal or his/her designee shall inspect the site to ensure that the placement of the recreational vehicle complies with the flammable vegetation clearance requirements of Public Resources Code 4291.

7. Smoke and Carbon Monoxide Detectors: Every sleeping area and the hallway providing access to the sleeping area shall be provided operable smoke detectors. If an internal combustion generator powers the recreational vehicle, and such generator is incorporated into or within 10’ of the qualified recreational vehicle, a minimum of one carbon monoxide monitor/alarm shall be required.

8. Heating Systems: Heating systems shall be maintained in accordance with the manufacturer’s requirements. Any additional or new solid- or liquid-fuel burning appliances to be used in a recreational vehicle shall be installed, used and maintained in accordance with the listing for the appliance and the manufacturer’s requirements, including provisions allowing their use in recreational vehicles.

9. LP-Gas System: LP-gas storage and delivery system shall be maintained in accordance with the manufacturer’s requirements. In lieu of complying with the manufacturer’s requirements, additional storage of LP-gas is permitted provided the storage and delivery systems comply with the current editions of the Uniform Fire, Building and Mechanical Codes as adopted in Chapter V of this Code.

10. Any water, sewage drain, electrical, fuel supply or other utility connection and installation shall conform to State and local regulations and require inspection by the Building Department and a permit.

11. A current DMV registration and operating permit shall be required and maintained on the recreational vehicle at all times.

12. The recreational vehicle shall be set up in compliance with the manufacturer’s minimum specifications and shall remain mobile. No ancillary structures (except ramadas where necessary to meet the applicable snow load requirements) may be permitted with regard thereto for the temporary occupancies provided for herein.

13. No rent may be charged or collected for any of the temporary occupancies provided for herein.

14. Upon request of a County code enforcement officer investigating any complaint, satisfactory evidence shall be presented of continuing compliance with the applicable standards for temporary occupancy or the occupancy shall cease.

D. Security Housing. Security personnel may occupy a recreational vehicle on the site of a community facility, church or other organization requiring on-site Security, for a maximum 3-year period, subject to the issuance of a use permit. No more than one 2-year extension of time for the use permit, for length of occupancy, shall be allowed.

E. Temporary Urgent Medical Care. A recreational vehicle may be used as a temporary residence, in addition to a legally established permanent dwelling existing on any parcel, when one is occupied by a person in serious medical need of 24-hour on-site care, and the other is occupied by a qualified person providing such care, subject to issuance of an Administrative Development permit from the Planning Department, if all the general criteria established in Subsection C of this Section are complied with, and so long as the following special criteria are also met:

1. There shall be no other available accommodations (i.e. second units, guest houses) on the property that could be utilized for the purpose of providing urgent medical care, and evidence of such shall be submitted to the satisfaction of the Planning Department;

2. Permits shall be valid for six months, renewable every six (6) months, at an at-cost hourly planning fee, so long as the serious urgent medical need continues, and require current confirmation of a licensed physician of the medical need for continual care. The Permit shall expire and the use discontinued when the need ceases. The RV shall be unoccupied within ten (10) days of permit expiration.

3. Where the unit is to be placed on property subject to recorded deed restrictions or CC&R provisions, not required by the County, that may preclude such a unit, any approval shall not become effective until thirty (30) days after the applicant has given written notice thereof to the active Homeowners’ Association or other entity entitled to enforce such restrictions or CC&Rs. If no such entity can reasonably be located, the applicant shall provide notice to all property owners subject to same restrictions or CC&RS. The applicant shall provide the County with proof of notice to be included in the Building Department file.

F. Seasonal Use. Seasonal stays in a recreational vehicle are permitted for the owners of any parcel with no permanent dwelling thereon, not to exceed a total of 90 days between April 15th and October 15th of any one calendar year. Seasonal use is not subject to a Temporary Residence Permit, provided that:

1. The recreational vehicle must be currently licensed.
2. Siting of the recreational vehicle must satisfy Public Resources Code (PRC) Section 4291 for vegetation clearance around the recreational vehicle.
3. The property owner is required to notify his/her Fire District, or the California Department of Forestry where there is no local Fire District, of  the location of and access to, the recreational vehicle, and to obtain PRC Section 4291 regulations.
4. The property owner must have an operating 2A10BC fire extinguisher available within or on the recreational vehicle at all times.

G. Overnight Guest Stays. Overnight stays in a recreational vehicle are permitted for non-paying guests of the occupants of any legally established permanent dwelling on the parcel, not to exceed a total of 90 days per parcel in any calendar year, without a Temporary Residence Permit, provided that standards of Section 3.15.F.1 through Section 3.15.F.4, above, are satisfied.

H. Severability of Provisions. If any subsection of this Section or the application thereof to any person or circumstance is held invalid or unconstitutional, such invalidity or unconstitutionality shall not affect any other subsection or application of this Section which can be given effect without the invalid or unconstitutional provision or application and, to this end, the provisions of this Section are severable.

(Ord. #2247)