Town of Truckee
TITLE 18 - DEVELOPMENT CODE
Contents
Article I - Development Code Enactment and Applicability
Chapter 18.01 - Purpose and Effect of Development Code ...... I-3
18.01.010 - Title ...... I-3 18.01.020 - Purposes of Development Code ...... I-3 18.01.030 - Authority, Relationship to General Plan ...... I-4 18.01.040 - Applicability of the Development Code ...... I-4 18.01.050 - Responsibility for Administration ...... I-7 18.01.060 - Partial Invalidation of Development Code ...... I-7
Chapter 18.02 - Development and Land Use Approval Requirements ...... I-9
18.02.010 - Purpose of Chapter ...... I-9 18.02.020 - Requirements for Development and New Land Uses ...... I-9 18.02.025 - Exemptions from Development Code ...... I-10 18.02.030 - Exemptions from Land Use Permit Requirements ...... I-11 18.02.040 - Temporary Uses ...... I-13 18.02.050 - Additional Permits or Approvals May be Required ...... I-14
Chapter 18.03 - Interpretation of Code Provisions ...... I-15
18.03.010 - Purpose of Chapter ...... I-15 18.03.020 - Rules of Interpretation ...... I-15 18.03.030 - Procedures for Interpretations ...... I-18
Article II - Zoning Districts and Allowable Land Uses
Chapter 18.06 - Establishment of Zoning Districts, Adoption of Zoning Map ...... II-3
18.06.010 - Purpose of Chapter ...... II-3 18.06.020 - Zoning Districts Established ...... II-3 18.06.030 - Zoning Maps Adopted ...... II-3 18.06.040 - Zoning District Regulations ...... II-6
Chapter 18.08 - Residential Zoning Districts ...... II-9
18.08.010 - Purpose of Chapter ...... II-9 18.08.020 - Purposes of Residential Zoning Districts ...... II-9 18.08.030 - Residential Zoning District Land Uses and Permit Requirements ...... II-11 18.08.040 - Residential Zoning District General Development Standards ...... II-18
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18.08.050 - Minimum and Maximum Density ...... II-21 18.08.060 - Residential Zoning District Performance Standards ...... II-24
Chapter 18.12 - Commercial and Manufacturing Zoning Districts ...... II-27
18.12.010 - Purpose of Chapter ...... II-27 18.12.020 - Purposes of Commercial and Manufacturing Districts...... II-27 18.12.030 - Commercial/Manufacturing District Land Uses and Permit Requirements ...... II-29 18.12.040 - Commercial/Manufacturing District General Development Standards ...... II-42 18.12.050 - Floor Area Ratio Criteria ...... II-45 18.12.060 - Mixed Use Component ...... II-46 18.12.070 - Downtown Commercial District Development Standards ...... II-47 18.12.080 - Commercial/Manufacturing District Performance Standards ...... II-47 18.12.090 - Retail Trade Uses ...... II-48
Chapter 18.16 - Special Purpose Zoning Districts ...... II-49
18.16.010 - Purpose of Chapter ...... II-49 18.16.020 - Purposes of Special Purpose Zoning Districts ...... II-49 18.16.030 - Special Purpose District Land Uses and Permit Requirements ...... II-50 18.16.040 - Special Purpose District General Development Standards ...... II-56 18.16.050 - RC (Resource Conservation) District Development Standards ...... II-58 18.16.060 - PC (Planned Community) District Development Standards ...... II-58 18.16.070 - REC (Recreation) District Development Standards ...... II-58 18.16.080 - DMP (Downtown Master Plan) District Development Standards ...... II-58 18.16.090 - Special Purpose District Performance Standards ...... II-58
Chapter 18.20 - Overlay Zoning Districts ...... II-59
18.20.010 - Purpose of Chapter ...... II-59 18.20.020 - Applicability ...... II-59 18.20.030 - Airport Operations (-AO) Overlay District ...... II-59 18.20.040 - Historic Preservation (-HP) Overlay District ...... II-60 18.20.050 - River Protection (-RP) Overlay District ...... II-63 18.20.060 - Snow Avalanche (-SA) Overlay District ...... II-64 18.20.070 - Commercial Row (-CR) Overlay District ...... II-66
Chapter 18.24 - Design Guidelines ...... II-69
18.24.010 - Purpose of Chapter ...... II-69 18.24.020 - Applicability ...... II-69 18.24.030 - Organization ...... II-70 18.24.040 - General Design Guidelines ...... II-70 18.24.050 - Building Characteristic Design Guidelines ...... II-76 18.24.060 - Site Design Guidelines ...... II-86 18.24.070 - Sustainability Design Guidelines ...... II-90 18.24.080 - Landscape and Hardscape Design Guidelines ...... II-92 18.24.090 - Service and Utility Placement Design Guidelines ...... II-93 18.24.100 - Fence and Wall Design Guidelines ...... II-95
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18.24.110 - Design Guidelines for Specific Land Uses ...... II-96
Chapter 18.26 - Historic Preservation Design Guidelines ...... II-115
18.26.010 - Purpose of Chapter ...... II-115 18.26.020 - Applicability ...... II-115
Article III - Site Planning and General Development Standards
Chapter 18.30 - General Property Development and Use Standards ...... III-7
18.30.010 - Purpose and Applicability ...... III-7 18.30.020 - Access ...... III-8 18.30.030 - Air Emissions ...... III-9 18.30.040 - Archeological/Cultural Resources ...... III-10 18.30.050 - Drainage and Storm Water Runoff ...... III-12 18.30.056 - Easements ...... III-20 18.30.060 - Exterior Lighting ...... III-20 18.30.070 - Fences, Walls, and Hedges ...... III-26 18.30.080 - Grading and Vegetation Removal ...... III-30 18.30.090 - Height Measurement and Height Limit Exceptions ...... III-30 18.30.100 - Property Maintenance ...... III-33 18.30.105 - Public Improvement Maintenance ...... III-35 18.30.110 - Screening and Buffer ...... III-36 18.30.120 - Setback Requirements and Exceptions ...... III-37 18.30.130 - Snow Storage ...... III-47 18.30.140 - Solar Access and Solar Equipment Guidelines ...... III-49 18.30.150 - Solid Waste/Recyclable Materials Storage ...... III-50 18.30.151 - Storage Containers...... III-53 18.30.155 - Tree Preservation ...... III-53 18.30.160 - Undergrounding of Utilities ...... III-60 18.30.170 - Vibrations ...... III-60
Chapter 18.34 - Flood Plain Management ...... III-61
18.34.010 - Purpose of Chapter ...... III-61 18.34.020 - Applicability ...... III-62 18.34.030 - Definitions ...... III-63 18.34.040 - Warning and Disclaimer of Liability ...... III-66 18.34.050 - Variance Required ...... III-66 18.34.060 - General Provisions...... III-67 18.34.070 - Provisions for Flood Hazard Reduction ...... III-67 18.34.080 - Consideration for Variances ...... III-70 18.34.090 - Conditions for Variance Issuance ...... III-71
Chapter 18.36 - Hillside Development Standards ...... III-73
18.36.010 - Purpose of Chapter ...... III-73
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18.36.020 - Applicability ...... III-73 18.36.030 - Application Content ...... III-74 18.36.040 - Standards for Hillside Development ...... III-74 18.36.050 - Design Criteria for Hillside Development ...... III-76 18.36.060 - Criteria for Use Permit Approval ...... III-80
Chapter 18.38 - Lake and River/Stream Corridor Development ...... III-81
18.38.010 - Purpose of Chapter ...... III-81 18.38.020 - Applicability ...... III-81 18.38.030 - Application Content ...... III-81 18.38.040 - River and Stream Development Standards ...... III-82 18.38.050 - Donner Lake Development Standards ...... III-84
Chapter 18.40 - Landscape Standards ...... III-87
18.40.010 - Purpose of Chapter ...... III-87 18.40.020 - Applicability ...... III-87 18.40.030 - Landscape Plan Requirements ...... III-87 18.40.040 - Site Landscaping Requirements ...... III-88 18.40.050 - Landscape Standards ...... III-90 18.40.060 - Water Efficient Landscape Standards ...... III-95
Chapter 18.42 - Landscape Design Guidelines ...... III-105
18.42.010 - Purpose of Chapter ...... III-105 18.42.020 - Applicability ...... III-105 18.42.030 - General Guidelines ...... III-105 18.42.040 - Landscaping Along Streets ...... III-107 18.42.050 - Project Entry Landscaping ...... III-107 18.42.060 - Pedestrian Area Landscaping ...... III-108 18.42.070 - Installation of Landscaping ...... III-108 18.42.080 - Recommended Plant Materials ...... III-109
Chapter 18.44 - Noise ...... III-111
18.44.010 - Purpose of Chapter ...... III-111 18.44.020 - Noise Complaints ...... III-111 18.44.030 - Noise Measurement Criteria ...... III-112 18.44.040 - Exterior Noise Standards ...... III-112 18.44.050 - Residential Interior Noise Standards ...... III-114 18.44.060 - Prohibited Acts ...... III-115 18.44.070 - Exceptions ...... III-116
Chapter 18.46 - Open Space/Cluster Requirements ...... III-119
18.46.010 - Purpose of Chapter ...... III-119
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18.46.020 - Applicability ...... III-119 18.46.030 - Definitions ...... III-119 18.46.040 - Wetlands ...... III-120 18.46.050 - Open Space Requirements ...... III-121 18.46.060 - Open Space and Clustering Guidelines ...... III-125 18.46.070 - Open Space Incentives ...... III-126 18.46.070 - Scenic Corridor Standards ...... III-127
Chapter 18.48 - Parking and Loading Standards ...... III-129
18.48.010 - Purpose of Chapter ...... III-129 18.48.020 - Applicability ...... III-129 18.48.030 - General Parking and Loading Regulations ...... III-130 18.48.040 - Number of Parking Spaces Required ...... III-131 18.48.050 - Adjustments to Off-Street Parking Requirements ...... III-138 18.48.060 - Disabled/Handicapped Parking Requirements ...... III-139 18.48.070 - Development Standards for Off-Street Parking ...... III-139 18.48.080 - Driveways and Site Access ...... III-145 18.48.090 - Bicycle Parking and Support Facilities ...... III-146 18.48.100 - Off-Street Loading Space Requirements ...... III-149 18.48.110 - Downtown Parking ...... III-150
Chapter 18.50 - Parking Design Guidelines ...... III-153
18.50.010 - Purpose of Chapter ...... III-153 18.50.020 - Applicability ...... III-153 18.50.030 - General Parking Guidelines ...... III-154 18.50.040 - Access and Circulation ...... III-154 18.50.050 - Parking Lot Design ...... III-155 18.50.060 - Pedestrian Connections ...... III-157
Chapter 18.52 - Rail Corridor Standards ...... III-159
18.52.010 - Purpose of Chapter ...... III-159 18.52.020 - Applicability ...... III-159 18.52.030 - Land Use Limitations ...... III-159
Chapter 18.54 - Signs ...... III-161
18.54.010 - Purpose of Chapter ...... III-161 18.54.020 - Applicability ...... III-161
18.54.030 - Sign Plan Review Requirements ...... III-162 18.54.040 - Comprehensive Sign Program Requirements ...... III-164 18.54.050 - Temporary Sign Permit Requirements ...... III-166 18.54.060 - Prohibited Signs ...... III-171 18.54.060 - General Requirements for All Signs ...... III-173
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18.54.080 - Standards for Specific Types of Permanent Signs ...... III-176 18.54.090 - Sign Requirements for Specific Land Uses ...... III-181 18.54.100 - Nonconforming or Abandoned Signs ...... III-184
Chapter 18.56 - Sign Design Guidelines ...... III-189
18.56.010 - Purpose of Chapter ...... III-189 18.56.020 - Applicability ...... III-189 18.56.030 - Sign Design Guidelines ...... III-189
Chapter 18.58 - Standards for Specific Land Uses ...... III-195
18.58.010 - Purpose of Chapter ...... III-195 18.58.020 - Applicability ...... III-195 18.58.025 - Accessory Dwelling Units ...... III-196 18.58.030 - Accessory Retail Uses ...... III-205 18.58.040 - Accessory Uses — General Standards ...... III-206 18.58.050 - Adult Entertainment Establishments ...... III-206 18.58.060 - Animal Raising and Keeping ...... III-209 18.58.070 - Bed and Breakfast Inns ...... III-212 18.58.075 - Cannabis Delivery Services ...... III-213 18.58.080 - Child Day Care Facilities ...... III-221 18.58.090 - Community Centers, Membership Organizations, and Public Assemblies ...... III-224 18.58.100 - Detached Living Areas ...... III-225 18.58.110 - Drive-In and Drive-Through Facilities ...... III-226 18.58.114 - Electrical Utility Facilities ...... III-228 18.58.120 - Home Occupations ...... III-230 18.58.130 - Live/Work and Work/Live Units ...... III-232 18.58.135 - Makerspaces ...... III-235 18.58.140 - Mixed-Use Development ...... III-236 18.58.150 - Mobile Home Parks and Subdivisions ...... III-238 18.58.160 - Mobile Home, Tiny Home, or Recreational Vehicle—Temporary During Construction ...... III-241 18.58.170 - Mobile Homes, Manufactured home, and Tiny Homes on Permanent Foundation Systems ...... III-241 18.58.180 - Multi-Family Residential Projects ...... III-242 18.58.190 - Outdoor Display and Sales Standards ...... III-245 18.58.200 - Outdoor Storage and Work Areas ...... III-250 18.58.210 - Recycling Facilities ...... III-250 18.58.220 - Residential Accessory Uses and Structures ...... III-255 18.58.240 - Senior Citizen Projects ...... III-258 18.58.245 - Supportive Housing ...... III-260 18.58.250 - Telecommunications Facilities ...... III-262
Chapter 18.60 - Surface Mining and Reclamation Standards ...... III-267
18.60.010 - Purpose of Chapter ...... III-267 18.60.020 - State Standards ...... III-268
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18.60.030 - Applicability ...... III-268 18.60.040 - Vested Rights ...... III-270 18.60.050 - Process ...... III-270 18.60.060 - Standards for Reclamation ...... III-272 18.60.070 - Statement of Responsibility ...... III-273 18.60.080 - Findings for Approval ...... III-273 18.60.090 - Financial Assurances ...... III-274 18.60.100 - Interim Management Plans ...... III-277 18.60.110 - Annual Report Requirements ...... III-278 18.60.120 - Inspections ...... III-278 18.60.130 - Violations and Penalties ...... III-279 18.60.140 - Appeals ...... III-279 18.60.150 - Fees ...... III-279 18.60.160 - Mineral Resource Protection ...... III-279
Chapter 18.62 - Temporary Uses and Events ...... III-281
18.62.010 - Purpose of Chapter ...... III-281 18.62.020 - Applicability ...... III-281 18.62.030 - Exempt Temporary Uses and Events ...... III-282 18.62.040 - General Requirements for All Temporary Uses ...... III-282 18.62.050 - Requirements for Specific Temporary Uses and Events ...... III-284 18.62.060 - Conditions of Approval ...... III-285
Chapter 18.64 - Truckee-Tahoe Airport Area Restrictions ...... III-287
18.64.010 - Purpose of Chapter ...... III-287 18.64.020 - Applicability ...... III-287 18.64.040 - Airport Height Zones and Height Limits ...... III-287 18.64.050 - Airport Compatibility Zones ...... III-288 18.64.060 - Airport Noise Zones ...... III-288 18.64.080 - Nonconforming Uses and Structures ...... III-289
Article IV - Land Use and Development Permit Procedures
Chapter 18.70 - Applications, Processing, and Fees ...... IV-5
18.70.010 - Purpose of Article ...... IV-5 18.70.020 - Authority for Land Use and Zoning Decisions ...... IV-5 18.70.030 - Concurrent Permit Processing ...... IV-5 18.70.040 - Application Preparation and Filing ...... IV-7 18.70.050 - Application Fees ...... IV-8 18.70.060 - Initial Application Review/Environmental Assessment ...... IV-8 18.70.070 - Application Review and Decision ...... IV-9 18.70.080 - Appeals ...... IV-10 18.70.090 - Post Approval Procedures ...... IV-10
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Chapter 18.72 - Zoning Clearance ...... IV-13
18.72.010 - Purpose of Chapter ...... IV-13 18.72.020 - Applicability ...... IV-13 18.72.030 - Review and Decision ...... IV-14 18.72.040 - Conditions of Approval ...... IV-16
Chapter 18.74 - Development Permits ...... IV-19
18.74.010 - Purpose of Chapter ...... IV-19 18.74.020 - Applicability ...... IV-19 18.74.030 - Findings and Decision ...... IV-20 18.74.040 - Conditions of Approval ...... IV-21
Chapter 18.75 - Minor Modifications ...... IV-23
18.75.010 - Purpose of Chapter ...... IV-23 18.75.020 - Applicability ...... IV-23 18.75.030 - Review and Decision ...... IV-24 18.75.040 - Conditions of Approval ...... IV-26
Chapter 18.76 - Use Permits and Minor Use Permits ...... IV-27
18.76.010 - Purpose of Chapter ...... IV-27 18.76.020 - Applicability ...... IV-27 18.76.030 - Findings and Decision ...... IV-28 18.76.040 - Conditions of Approval ...... IV-29
Chapter 18.77 - Historic Design Review ...... IV-31
18.77.010 - Purpose of Chapter ...... IV-31 18.77.020 - Applicability of Historic Design Review ...... IV-31 18.77.030 - Historic Design Review Procedures ...... IV-32 18.77.040 - Findings and Decision for Certificate of Appropriateness ...... IV-33 18.77.050 - Conformance to Plans ...... IV-34 18.77.060 - Certificate of Economic Hardship ...... IV-34
Chapter 18.78 - Planned Developments ...... IV-39
18.78.010 - Purpose of Chapter ...... IV-39 18.78.020 - Applicability ...... IV-39 18.78.030 - Application Filing ...... IV-40 18.78.040 - Mandatory Project Features ...... IV-40 18.78.040 - Findings and Decision ...... IV-41 18.78.060 - Conditions of Approval ...... IV-42
Chapter 18.80 - Temporary Use Permits ...... IV-43
18.80.010 - Purpose of Chapter ...... IV-43
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18.80.020 - Applicability ...... IV-43 18.80.030 - Findings and Decision ...... IV-43 18.80.040 - Conditions of Approval ...... IV-44 18.80.050 - Post Approval Procedures ...... IV-44
Chapter 18.82 - Variances and Historic Variances ...... IV-45
18.82.010 - Purpose of Chapter ...... IV-45 18.82.020 - Applicability ...... IV-45 18.82.030 - Findings and Decision ...... IV-46 18.82.040 - Conditions of Approval ...... IV-47 18.82.050 - Historic Variance ...... IV-47
Chapter 18.83 - Demolition Review ...... IV-49
18.83.010 - Purpose of Chapter ...... IV-49 18.83.020 - Applicability of Demolition Review ...... IV-49 18.83.030 - Demolition Review Procedures ...... IV-49 18.83.040 - Findings and Decision ...... IV-50 18.83.050 - Enforcement ...... IV-51
Chapter 18.84 - Permit Implementation, Time Limits,and Extensions ...... IV-53
18.84.010 - Purpose of Chapter ...... IV-53 18.84.020 - Effective Date of Permits ...... IV-53 18.84.030 - Applications Deemed Approved ...... IV-54 18.84.040 - Performance Guarantees ...... IV-54 18.84.050 - Time Limits and Phasing ...... IV-54 18.84.055 - Time Extensions ...... IV-55 18.84.060 - Time Extensions for Building Permits ...... IV-56 18.84.070 - Changes to an Approved Project ...... IV-57 18.84.080 - Resubmittals ...... IV-58 18.84.090 - Covenants of Easement ...... IV-58
Chapter 18.86 - Lot Line Adjustments ...... IV-61
18.86.010 - Purpose of Chapter ...... IV-61 18.86.020 - Applicability ...... IV-61 18.86.030 - Adjustment Application and Processing ...... IV-61 18.86.040 - Lot Line Adjustment Standards ...... IV-62 18.86.050 - Approval or Denial of Adjustment ...... IV-62 18.86.060 - Conditions of Approval ...... IV-62 18.86.070 - Completion of Adjustment ...... IV-63
Chapter 18.88 - Vacations ...... IV-65
18.88.010 - Purpose of Chapter ...... IV-65 18.88.020 - Applicability ...... IV-65 18.88.030 - Findings and Decision ...... IV-65
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Chapter 18.89 - Improvement Plans ...... IV-69
18.89.010 - Purpose of Chapter ...... IV-69 18.89.020 - Applicability ...... IV-69 18.89.030 - Improvement Plans ...... IV-69 18.89.040 - Installation of Improvements ...... IV-70
Article V – Subdivisions
Chapter 18.90 - Subdivision Map Approval Requirements ...... V-5
18.90.010 - Title ...... V-5 18.90.020 - Purpose of Article ...... V-5 18.90.030 - Applicability ...... V-5 18.90.040 - Exemptions from Subdivision Approval Requirements ...... V-6 18.90.050 - Review Authority for Subdivision Applications ...... V-8 18.90.060 - Exceptions to Subdivision Standards ...... V-8 18.90.070 - Violations and Enforcement ...... V-9 18.90.080 - Notice of Judicial Challenge ...... V-9
Chapter 18.92 - Subdivision Design and Improvements ...... V-11
18.92.010 - Purpose of Chapter ...... V-11 18.92.020 - Applicability of Design and Improvement Standards ...... V-11 18.92.030 - Access, Circulation, Streets ...... V-12 18.92.040 - Energy Conservation and Solar Access ...... V-15 18.92.050 - Fire Hydrants ...... V-16 18.92.060 - Grading, Erosion and Sediment Control ...... V-16 18.92.070 - Major Structures ...... V-16 18.92.080 - Monuments ...... V-16 18.92.090 - Parcel and Block Design ...... V-16 18.92.095 - Parks and Recreation ...... V-16 18.92.100 - Public Utilities and Utility Easements ...... V-17 18.92.110 - Residential Density ...... V-18 18.92.120 - Sewage Disposal ...... V-19 18.92.130 - Street Lighting ...... V-20 18.92.140 - Street Names ...... V-20 18.92.150 - Storm Drainage and Watercourses ...... V-20 18.92.160 - Traffic Safety Devices ...... V-21 18.92.170 - Water Supply ...... V-21 18.92.180 - Zoning Standards...... V-21
Chapter 18.94 - Residential Subdivision Design Guidelines ...... V-23
18.94.010 - Purpose of Chapter ...... V-23 18.94.020 - Applicability ...... V-23 18.94.030 - Development Context and Continuity ...... V-24 18.94.040 - Project Site Planning ...... V-26
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18.94.050 - Energy Conservation and Solar Orientation ...... V-28
Chapter 18.96 - Tentative Map Filing and Processing ...... V-31
18.96.010 - Tentative Map Preparation, Application Contents ...... V-31 18.96.020 - Tentative Map Filing, Initial Processing ...... V-31 18.96.030 - Evaluation of Application ...... V-34 18.96.040 - Review and Decision ...... V-34 18.96.050 - Tentative Map Public Hearings ...... V-35 18.96.060 - Tentative Map Approval or Denial ...... V-35 18.96.070 - Conditions of Approval ...... V-37 18.96.080 - Appeal ...... V-38 18.96.090 - Effective Date of Tentative Map Approval ...... V-39 18.96.100 - Changes to Approved Tentative Map or Conditions ...... V-39 18.96.110 - Completion of Subdivision Process ...... V-40 18.96.120 - Vesting Tentative Maps ...... V-41 18.96.130 - Tentative Map Time Limits ...... V-43 18.96.140 - Expiration of Approved Tentative Map ...... V-43 18.96.150 - Extensions of Time for Tentative Maps ...... V-44 18.96.160 - Applications Deemed Approved ...... V-45
Chapter 18.98 - Parcel Maps and Final Maps ...... V-47
18.98.010 - Purpose of Chapter ...... V-47 18.98.020 - Parcel Maps ...... V-47 18.98.030 - Waiver of Parcel Map ...... V-47 18.98.040 - Parcel Map Form and Content ...... V-49 18.98.050 - Filing and Processing of Parcel Maps ...... V-49 18.98.060 - Parcel Map Approval ...... V-50 18.98.070 - Final Maps ...... V-51 18.98.080 - Final Map Form and Content ...... V-51 18.98.090 - Filing and Processing of Final Maps ...... V-51 18.98.100 - Final Map Approval ...... V-51 18.98.110 - Supplemental Information Sheets ...... V-53 18.98.120 - Recordation of Maps ...... V-54 18.98.130 - Effect of Recorded Map ...... V-54 18.98.140 - Amendments to Recorded Maps ...... V-54
Chapter 18.100 - Common Interest Developments and Common Interest Development ConversionV-57
18.100.010 - Purpose of Chapter ...... V-57 18.100.020 - Applicability ...... V-57 18.100.030 - Common Interest Developments ...... V-57 18.100.040 - Common Interest Development Conversions ...... V-58
Chapter 18.102 - Certificates of Compliance ...... V-61
18.102.010 - Purpose of Chapter ...... V-61 18.102.020 - Applicability ...... V-61
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18.102.030 - Application Contents ...... V-61 18.102.040 - Review and Approval ...... V-61 18.102.050 - Conditional Certificates of Compliance ...... V-62
Chapter 18.104 - Reversions to Acreage ...... V-65
18.104.010 - Purpose and Applicability ...... V-65 18.104.020 - Application and Processing ...... V-65 18.104.030 - Findings for Approval of Reversions ...... V-65 18.104.040 - Conditions of Approval for Reversions...... V-66 18.104.050 - Final Map Contents ...... V-66
Chapter 18.106 - Dedications, Exactions, Reservations, Easements ...... V-67
18.106.010 - Purpose of Chapter ...... V-67 18.106.020 - Applicability ...... V-67 18.106.030 - Findings Required for Dedications and Exactions ...... V-67 18.106.040 - Right-of-Way Dedications ...... V-67 18.106.050 - Access to the Truckee River and Donner Lake ...... V-68 18.106.060 - Reservations of Land for Public Uses ...... V-69 18.106.070 - Easements ...... V-69
Chapter 18.108 - Subdivision Improvement Plans and Agreements ...... V-71
18.108.010 - Purpose of Chapter ...... V-71 18.108.020 - Subdivision Improvement Plans ...... V-71 18.108.030 - Installation of Improvements ...... V-71 18.108.040 - Subdivision Improvement Agreements and Security ...... V-72
Chapter 18.110 - Surveys and Monuments ...... V-75
18.110.010 - Purpose of Chapter ...... V-75 18.110.020 - Survey Procedure and Practice ...... V-75 18.110.030 - Monuments ...... V-76 18.110.040 - Survey Information on Parcel or Final Map ...... V-77
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Article VI - Development Code Administration
Chapter 18.120 - Administrative Responsibility ...... VI-5
18.120.010 - Purpose of Chapter ...... VI-5 18.120.020 - Planning Agency Defined ...... VI-5 18.120.030 - Planning Commission ...... VI-5 18.120.040 - Zoning Administrator ...... VI-6 18.120.050 - Community Development Director ...... VI-6 18.120.060 - Housing Discrimination ...... VI-6
Chapter 18.130 - Nonconforming Uses, Structures, and Parcels ...... VI-7
18.130.010 - Purpose of Chapter ...... VI-7 18.130.020 - Definitions ...... VI-7 18.130.030 - Nonconforming Uses ...... VI-10 18.130.040 - Nonconforming Structures ...... VI-10 18.130.050 - Loss of Nonconforming Status ...... VI-12 18.130.060 - Nonconforming Parcels ...... VI-13 18.130.070 - Reactivation of Use ...... VI-14 18.130.080 - Extensions of Time for Discontinuance ...... VI-14 18.130.090 - Unlawful Uses and Structures ...... VI-15 18.130.100 - Nuisance Abatement ...... VI-15
Chapter 18.140 - Appeals ...... VI-17
18.140.010 - Purpose of Chapter ...... VI-17 18.140.020 - Allowable Appeals ...... VI-17 18.140.030 - Filing and Processing of Appeals ...... VI-17
Chapter 18.150 - Development Agreements ...... VI-21
18.150.010 - Purpose of Chapter ...... VI-21 18.150.020 - Application ...... VI-21 18.150.030 - Public Hearings ...... VI-22 18.150.040 - Findings and Decisions ...... VI-23 18.150.050 - Content of Development Agreement ...... VI-23 18.150.060 - Execution and Recordation ...... VI-25 18.150.070 - Environmental Review ...... VI-25 18.150.080 - Periodic Review ...... VI-25 18.150.090 - Amendments to an Approved Development Agreement ...... VI-26 18.150.100 - Effect of Development Agreement ...... VI-26 18.150.110 - Approved Development Agreements ...... VI-26
Chapter 18.160 - General Plan, Zoning Map, and Development Code Amendments ...... VI-27
18.160.010 - Purpose of Chapter ...... VI-27 18.160.020 - Initiation of Amendments ...... VI-27
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18.160.030 - Notice and Hearing ...... VI-27 18.160.040 - Commission’s Action on Amendments ...... VI-28 18.160.050 - Council’s Action on Amendments ...... VI-28 18.160.060 - Findings for Amendments ...... VI-28 18.160.070 - Conditional Rezonings ...... VI-29
Chapter 18.170 - Specific Plans ...... VI-31
18.170.010 - Purpose of Chapter ...... VI-31 18.170.020 - Specific Plan Preparation and Content ...... VI-31 18.170.030 - Filing and Processing ...... VI-32 18.170.040 - Adoption of Specific Plan ...... VI-33 18.170.050 - Implementation, Amendments ...... VI-33
Chapter 18.174 - Master Plans ...... VI-35
18.174.010 - Purpose of Chapter ...... VI-35 18.174.020 - Master Plan Preparation and Content ...... VI-35 18.174.030 - Filing and Processing ...... VI-36 18.174.040 - Adoption of Master Plan ...... VI-37 18.174.050 - Land Uses and Densities ...... VI-37 18.174.060 - Findings and Decision ...... VI-37 18.174.070 - Amendments ...... VI-38
Chapter 18.180 - Public Hearings ...... VI-39
18.180.010 - Purpose of Chapter ...... VI-39 18.180.020 - Notice of Application ...... VI-39 18.180.030 - Notice of Hearing ...... VI-40 18.180.040 - Notice of Decision - Zoning Administrator ...... VI-42 18.180.050 - Notice of Decision - Commission ...... VI-42 18.180.060 - Effective Date of Decision ...... VI-42 18.180.070 - Recommendation by Commission ...... VI-42 18.180.080 - Notice of Decision - Council ...... VI-42
Chapter 18.190 - Revocations and Modifications ...... VI-43
18.190.010 - Purpose of Chapter ...... VI-43 18.190.020 - Hearings and Notice ...... VI-43 18.190.030 - Review Authority Action ...... VI-43
Chapter 18.200 - Enforcement ...... VI-45
18.200.010 - Purpose of Chapter ...... VI-45 18.200.020 - Authority to Issue Citations ...... VI-45 18.200.030 - Remedies are Cumulative ...... VI-45 18.200.040 - Inspection ...... VI-46 18.200.050 - Initial Enforcement Action ...... VI-46 18.200.060 - Violations ...... VI-51 18.200.070 - Legal Remedies ...... VI-51 18.200.080 - Recovery of Costs ...... VI-53
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Article VII – Housing
Chapter 18.210 - Affordable Housing Controls ...... VII-3
18.210.010 - Purpose and Intent ...... VII-3 18.210.020 - Definitions ...... VII-3 18.210.040 - Administrative Fees ...... VII-5 18.210.050 - Affordability Controls ...... VII-5 18.210.060 - Duration ...... VII-6 18.210.070 - Occupancy Restrictions ...... VII-6 18.210.080 - Locals Preference ...... VII-6 18.210.090 - Affordable Housing Agreement ...... VII-6 18.210.100 - In-Lieu Affordable Housing Fee ...... VII-7
Chapter 18.212 - Density Bonuses, Concessions and Incentives ...... VII-9
18.212.010 - Purpose of Chapter ...... VII-9 18.212.020 - Density Bonus ...... VII-9 18.212.030 - Concessions and Incentives for Cost Reduction ...... VII-11 18.212.040 - Concessions and Incentives for Physical Development ...... VII-13 18.212.050 - Eligibility for Bonus, Concessions and/or Incentives ...... VII-15 18.212.060 - Bonus, Concessions and/or Incentives for Very Low Income Residential Project ...... VII-17 18.212.070 - Bonus, Concessions and/or Incentives for Lower Income Residential Project ...... VII-18 18.212.080 - Bonus, Concessions and/or Incentives for Moderate Income Residential Project ...... VII-20 18.212.090 - Bonus, Concessions and/or Incentives for Condominium Conversion Residential Project ...... VII-22 18.212.100 - Bonus, Concessions and/or Incentives for Senior Citizen Residential Project ...... VII-23 18.212.110 - Bonus for Land Donation Residential Project ...... VII-24 18.212.120 - Bonus, Concessions and/or Incentives for Child Care Residential Project ...... VII-26 18.212.130 - Bonus, Concessions, and/or Incentives for Transitional Residential Projects ...... VII-27 18.212.140 - Bonus, Concessions and/or Incentives for 100 Percent Affordable Projects ...... VII-28 18.212.150 - Bonus, Concessions, and/or Incentives for Student Housing Projects ...... VII-29 18.212.160 - Development Bonus for Partnered Commercial Project ...... VII-30
Chapter 18.214 - Inclusionary Housing ...... VII-33
18.214.010 - Purpose and Intent ...... VII-33 18.214.030 - Administrative Fees ...... VII-33 18.214.040 - Inclusionary Housing Requirements ...... VII-33 18.214.050 - Development Requirements ...... VII-36 18.214.060 - Density Bonuses, Incentives, and Concessions ...... VII-37 18.214.070 - Affordability Controls ...... VII-38 18.214.080 - Inclusionary Housing Plan ...... VII-38
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18.214.090 - Adjustments and Waivers ...... VII-39
Chapter 18.216 - Workforce Housing …...... VII-41
18.216.010 - Purpose and Intent …...... VII-41 18.216.030 - Administrative Fees …...... VII-41 18.216.040 - Workforce Housing Requirements …...... VII-42 18.216.050 - Development Requirements …...... VII-48 18.216.060 - Bonuses, Incentives, and Concessions …...... VII-48 18.216.070 - Affordability Controls …...... VII-49 18.216.080 - Workforce Housing Plan …...... VII-49 18.216.090 - Adjustments and Waivers …...... VII-51
Chapter 18.218 – Reasonable Accommodations …...... VII-53
18.218.010 - Purpose and Intent ...... VII-53 18.218.020 - Applicability ...... VII-53 18.218.030 - Application Requirements ...... VII-53 18.218.040 - Review Authority and Procedure ...... VII-54 18.218.050 - Findings and Decision ...... VII-54 18.218.060 - Appeal ...... VII-55
Article VIII - Development Code Definitions
Chapter 18.220 - Definitions, Glossary ...... VIII-3
18.220.010 - Purpose of Chapter ...... VIII-3 18.220.020 - Definitions of Specialized Terms and Phrases ...... VIII-3
Tables
Table 2-1 - Zoning Districts ...... II-4 Table 2-2 - Allowed Uses and Permit Requirements for Residential Zoning Districts ...... II-12 Table 2-3 - Allowed Uses and Permit Requirements for Downtown Residential Zoning Districts ...... II-15 Table 2-4 - Residential District General Development Standards ...... II-18 Table 2-5 - Dwelling Unit Equivalents Based on Number of Bedrooms ...... II-22 Table 2-6 - Minimum Density Requirements ...... II-23 Table 2-7 - Allowed Uses and Permit Requirements for Commercial and Manufacturing Districts ...... II-30 Table 2-8 - Allowed Uses and Permit Requirements for Downtown Commercial and Manufacturing Districts ...... II-36 Table 2-9 - Commercial and Manufacturing District General Development Standards ...... II-42 Table 2-10 - Allowed Uses and Permit Requirements for Special Purpose Districts ...... II-52 Table 2-11 - Special Purpose District General Development Standards ...... II-56 Table 3-1 - Height Limits for Fences, Walls, and Hedges ...... III-27 Table 3-2 - Allowed Projections into Setbacks ...... III-42 Table 3-3 - Required Setbacks-Residential Accessory Uses and Structures ...... III-44 Table 3-4 - Multi-Family Solid Waste Storage Area Requirements ...... III-51 Table 3-5 - Required Mix of Plant Materials ...... III-91 Table 3-6 - Noise Standard by Receiving Land use ...... III-113 Table 3-7 - Minimum Open Space Area ...... III-122
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Table 3-8 - Parking Requirements by Land Use ...... III-132 Table 3-9 - Minimum Parking Stall and Lot Dimensions for Residential Uses...... III-140 Table 3-10 - Minimum Parking Stall and Lot Dimensions for Non-Residential Uses ...... III-141 Table 3-11 - Bicycle Parking Requirements by Land Use ...... III-148 Table 3-12 - Required Loading Spaces ...... III-149 Table 3-13 - Maximum Allowable Animals ...... III-210 Table 3-14 - Maximum Allowable Backyard Chickens ...... III-212 Table 3-15 - Maximum Site Coverage ...... III-225 Table 3-16 - Permit Requirements for Recycling Facilities ...... III-251 Table 3-17 - Cumulative Size of Accessory Structures ...... III-258 Table 3-18 - Minimum Floor Area for Residential Units (Senior Citizen Projects) ...... III-259 Table 4-1 - Review Authority ...... IV-6 Table 5-1 - Minimum Density Requirement ...... V-18 Table 5-2 - Minimum Density and Inclusionary Housing Requirement Examples ...... V-19 Table 7-1- Density Bonus Percentage Allowance for Very Low Income Residential Projects ...... VII-18 Table 7-2- Density Bonus Percentage Allowance for Lower Income Residential Projects ...... VII-19 Table 7-3- Density Bonus Percentage Allowance for Moderate Income Residential Projects ...... VII-21 Table 7-4- Density Bonus Percentage Allowance for Land Donation Residential Projects ...... VII-25 Table 7-5 - Maximum Average Living Area ...... VII-37 Table 7-6 - Maximum Average Living Area Examples ...... VII-37 Table 7-7- Workforce Housing Requirements ...... VII-42
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