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The existing standards for Home Occupations allow no outside
storage to occur in conjunction with a Home Occupation.
Keeping a trailer outside would be considered outside
storage of the trailer, and therefore it would not be
allowed. This limitation is more restrictive than the
restriction residential uses have. The following provision
of the Zoning Ordinance governs storage of trailers for
residential and rural uses:
6-102.12
Parking of small cargo trailers and major recreational
equipment in an R District including but not limited to
boats, boat trailers, camping trailers, travel trailers,
motorized dwellings, tent trailers, houseboats and horse
vans, but subject to the following limitations:
A. Such equipment shall not be used for living, sleeping or
other occupancy when parked, or stored on a residential lot
or in any other location not approved for such use.
B. Such equipment six (6) feet or more in average height,
not parked or stored in a garage, carport or other
structure:
(1) Shall not be located in any required front or side
yard.
(2) Shall be located at least three (3) feet from all
buildings.
Zoning routinely receives applications for home occupations
where a trailer is utilized in the business and that trailer
is stored outside. In some cases items related to the
business are also stored within the trailer and in other
cases it is only the trailer that is stored. Based on the
existing limitation in the Zoning Ordinance for Home
Occupations, the trailer is only authorized in cases where
the owner indicates it can be stored within a structure or
off-site. When stored in a structure, a portion of the 500
square foot maximum space for Home Occupations is allocated
to the trailer.
Applicants have routinely objected to this limitation,
noting in many cases that they had the trailer before they
utilized it for the business, that it was then allowed and
that many of their neighbors have similar trailers for
personal use. Staff agrees and is concerned that the
existing provision is unnecessarily restrictive for a home
occupation, disallowing something that is not unusual for
other residents in an area and counter to the County’s
business-friendly policies. This proposed text amendment
seeks to allow any trailer that is allowed for residential
use under the above provision to also be utilized for a
business as a Minor Home Occupation, which is approved
administratively, provided:
1. The trailer is stored according to the rules for
residential trailers,
2. Equipment and materials are not stored in the
trailer unless it is fully enclosed,
3. The area of the trailer is counted toward the 500
square footage accessory building limitations for Home
Occupations; and
4. No commercial signage, logo, etc. is located on
the trailer.
The Planning Commission initiated the proposed text
amendment on February 28, 2008. After a public hearing on
March 27, 2008, the Planning Commission unanimously
recommended approval of the proposed text amendment.
The Board of Supervisors held an initial public hearing on
the item on May 8, 2008. The following additional
information is provided to respond to Board of Supervisors’
concerns raised during that initial meeting.
Types and Size of Trailers
Concerns were raised about the types of trailers that would
be allowed, and their size, with particular concern on large
cargo containers or trailers typically found on
tractor-trailers. As currently drafted, the amendment
allows only those trailers now allowed in residential
districts under the accessory use provisions of Section
6-102.12. That provision allows only small cargo
trailers and recreational vehicles for residential
uses. The proposed text amendment would not allow anything
more or larger than what is already authorized by that
section. It has been the consistent interpretation of the
Zoning Administrator that transport containers or
tractor-trailer type trailers are not authorized under that
section and they would not, therefore, be allowed. In
addition, the size of the space utilized by a Home
Occupation is limited to 500 square feet, or 25 percent of
the total square footage of the dwelling. The proposed
amendment specifically states that any trailer stored
outdoors must be counted as part of this size allocation,
providing additional limitations that do not exist for
trailers allowed for residential use.
Need for Screening if Equipment is to be Stored Outside on
Open Trailers
The language of the proposed text amendment does not allow
equipment to be stored outside on an open trailer in
conjunction with a home occupation. Equipment must be
stored indoors, or the trailer parked indoors if it is open
and equipment will be left stored on it. This prohibition
against storing equipment outdoors was maintained with the
proposed amendment because a fundamental limitation for all
Home Occupations is that no activity or storage occur
outdoors.
Commercial Advertising on Trailers
The language of the amendment only allows a trailer to be
stored outside, consistent with the residential regulations,
provided it displays no commercial signage or logo. To
allow otherwise would effectively allow for commercial
signage on residential lots, in conflict with other
provisions of the Zoning Ordinance. A trailer with
commercial signage or logo on it could only be utilized in
the business and stored on the property if it was stored
inside.
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