§ 85.15.080  Allowed Short-Term Activities.
   A Temporary Use Permit may authorize the following short-term activities within the specified time limits, but in no event for more than 12 months. Other short-term activities that do not fall within the categories defined below, or within § 85.15.070 (Exempt Short-Term Activities), above, shall instead comply with the planning permit requirements and development standards that otherwise apply to the property.
   (a)   Batch Plants.  Batch plants necessary for the construction of major public infrastructure improvements provided proper review in compliance with the California Environmental Quality Act (CEQA) is completed.
   (b)   Construction Yards - Off-Site.  Off-site contractors’ construction yards, for an approved construction project. The construction yard shall be removed immediately upon completion of the construction project, or the expiration of the Building Permit authorizing the construction project, whichever first occurs.
   (c)   Events.  Art and craft exhibits, carnivals, circuses, concerts, fairs, farmer’s markets, festivals, flea markets, food events, open-air theaters, outdoor entertainment/sporting events, religious revivals, rummage sales, second hand sales, swap meets, and other special events for up to five consecutive days, or four two-day weekends, within a 12-month period, allowed only on nonresidential properties. Refer to Chapter 85.16 (Temporary Special Event Permits) for specific requirements for a Temporary Special Event Permit.
   (d)   Model Homes.  A model home or model home complex may be authorized before the completion of subdivision improvements in compliance with the following standards.
      (1)   The sales office and any off-street parking shall be converted back to residential use and/or removed before the issuance of the Final Occupancy Permit or within 14 days from the sale of the last parcel in the subdivision, whichever first occurs.
      (2)   The model home complex shall be used to sell only units within the subdivision within which the complex is located.
      (3)   Model home permits will be finaled and the model homes will be allowed to be open to the public only after all subdivision improvements are completed and accepted by the County.
      (4)   Model home sign permits will be issued only after all subdivision improvements are completed and accepted by the County.
      (5)   The review authority may require other conditions of approval deemed necessary to protect the public health, safety, and general welfare of persons residing or working in the neighborhood.
   (e)   Seasonal Sales Lots.  Seasonal sales activities (e.g., Christmas, Halloween, Thanksgiving, etc.) including temporary residence/security trailers, on nonresidential properties, for up to 45 days.
   (f)   Temporary Occupancy During Construction.
      (1)   Major development projects.  Temporary structures and property may be used during the construction phase of an approved major development project (e.g., residential projects with five or more dwelling units or any commercial or industrial project). The structures or property may be used as offices or for the storage of equipment and/or tools.
      (2)   Minor Development Projects.  An existing dwelling unit or a temporary structure and property may be used during the construction phase of an approved minor development project (e.g., residential projects with four or fewer dwelling units). The structure or property may be used as a temporary residence, an office, or for the storage of equipment and/or tools.
      (3)   Appropriate Conditions.  The permit shall contain reasonable and necessary conditions regarding the following matters:
         (A)   Provisions for adequate ingress and egress.
         (B)   Provisions for the work to be performed on-site.
         (C)   Provisions for the storage of asphalt, concrete, and dirt at designated sites within the subject property; provided, the applicant furnishes a schedule, acceptable to the Director, for the periodic disposal or recycling of these materials.
         (D)   Provisions designed to minimize potential conflicts between the work to be performed on-site and the ordinary business and uses conducted within the County.
      (4)   Length of Permit.  The permit may be approved for up to 12 months following the issuance of the companion Building Permit, or upon completion of the subject development project, whichever first occurs.
      (5)   Extension of Permit.  The permit may be extended by the Director if a written request for extension is submitted at least 14 days before expiration of the permit and reasonable reasons are provided by the applicant to justify the requested extension (e.g., the delay was caused by reasons beyond the control of the applicant). The permit may be extended for up to an additional 12 months. Multiple extensions may be approved, but in no case shall these extensions exceed a total of five years.
      (6)   Condition of Site Following Completion.  All temporary structures and related improvements shall be completely removed from the subject site following expiration of the Temporary Use Permit or within 30 days of completion of the development project, whichever first occurs.
   (g)   Temporary Real Estate Sales Offices. A temporary real estate sales office may be established within the area of an approved subdivision, solely for the first sale of homes. An application for a temporary real estate office may be approved for a maximum of 12 months from the date of approval.
   (h)   Temporary Structures. A temporary classroom, office, or similar structure, including a manufactured or mobile unit, may be approved for a maximum of 12 months from the date of approval, as an accessory use or as the first phase of a development project.
   (i)   Temporary Work Trailers.  A trailer or mobile home used as a temporary work site for employees of a business; provided, that:
      (1)   The use is authorized by a Building Permit for the trailer or mobile home, and the Building Permit for the permanent structure;
      (2)   The use is appropriate because:
         (A)   The trailer or mobile home will be in place during construction or remodeling of a permanent commercial or industrial structure for a maximum of 12 months, or upon expiration of the Building Permit for the permanent structure, whichever first occurs; or
         (B)   The applicant has demonstrated that the temporary work site is a short-term necessity for a maximum of 12 months, while a permanent work site is being obtained; and
      (3)   The trailer or mobile home is removed before final building inspection or the issuance of a Certificate of Occupancy for the permanent structure.
   (j)   Similar Temporary Activities.  A temporary activity that the Director determines is similar to the other activities listed in this Section and compatible with the applicable land use zoning district and surrounding land uses.
(Ord. 4011, passed - -2007)