Town of Truckee. Contents. Article I - Development Code Enactment and Applicability. Chapter Purpose and Effect of Development Code...

Transcription

1 Town of Truckee TITLE 18 - DEVELOPMENT CODE Article I - Development Code Enactment and Applicability Chapter Purpose and Effect of Development Code... I Title... I Purposes of Development Code... I Authority, Relationship to General Plan... I Applicability of the Development Code... I Responsibility for Administration... I Partial Invalidation of Development Code... I-7 Chapter Development and Land Use Approval Requirements... I Purpose of Chapter... I Requirements for Development and New Land Uses... I Exemptions from Development Code... I Exemptions from Land Use Permit Requirements... I Temporary Uses... I Additional Permits or Approvals May be Required... I-13 Chapter Interpretation of Code Provisions... I Purpose of Chapter... I Rules of Interpretation... I Procedures for Interpretations... I-18 Article II - Zoning Districts and Allowable Land Uses Chapter Establishment of Zoning Districts, Adoption of Zoning Map... II Purpose of Chapter... II Zoning Districts Established... II Zoning Maps Adopted... II Zoning District Regulations... II-6 Chapter Residential Zoning Districts... II Purpose of Chapter... II Purposes of Residential Zoning Districts... II Residential Zoning District Land Uses and Permit Requirements... II Residential Zoning District General Development Standards... II Minimum Lot Area and Maximum Density... II-21 i

2 Residential Zoning District Performance Standards... II-24 Chapter Commercial and Manufacturing Zoning Districts... II Purpose of Chapter... II Purposes of Commercial and Manufacturing Districts... II Commercial/Manufacturing District Land Uses and Permit Requirements... II Commercial/Manufacturing District General Development Standards... II Floor Area Ratio Criteria... II Mixed Use Component... II Downtown Commercial District Development Standards... II Commercial/Manufacturing District Performance Standards... II Retail Trade Uses... II-48 Chapter Special Purpose Zoning Districts... II Purpose of Chapter... II Purposes of Special Purpose Zoning Districts... II Special Purpose District Land Uses and Permit Requirements... II Special Purpose District General Development Standards... II RC (Resource Conservation) District Development Standards... II PC (Planned Community) District Development Standards... II REC (Recreation) District Development Standards... II DMP (Downtown Master Plan) District Development Standards... II Special Purpose District Performance Standards... II-58 Chapter Overlay Zoning Districts... II Purpose of Chapter... II Applicability... II Airport Operations (-AO) Overlay District... II Historic Preservation (-HP) Overlay District... II River Protection (-RP) Overlay District... II Snow Avalanche (-SA) Overlay District... II Commercial Row (-CR) Overlay District... II-66 Chapter Design Guidelines... II Purpose of Chapter... II Applicability... II Organization... II General Design Guidelines... II Building Characteristic Design Guidelines... II Site Design Guidelines... II Sustainability Design Guidelines... II Landscape and Hardscape Design Guidelines... II Service and Utility Placement Design Guidelines... II Fence and Wall Design Guidelines... II Design Guidelines for Specific Land Uses... II-96 ii

3 Chapter Historic Preservation Design Guidelines... II Purpose of Chapter... II Applicability... II-115 Article III - Site Planning and General Development Standards Chapter General Property Development and Use Standards... III Purpose and Applicability... III Access... III Air Emissions... III Archeological/Cultural Resources... III Drainage and Storm Water Runoff... III Easements... III Exterior Lighting and Night Sky... III Fences, Walls and Hedges... III Grading and Vegetation Removal... III Height Measurement and Height Limit Exceptions... III Property Maintenance... III Public Improvement and Maintenance... III Screening and Buffer... III Setback Requirements and Exceptions... III Snow Storage... III Solar Access and Solar Equipment Guidelines... III Solid Waste/Recyclable Materials Storage... III Storage Containers... III Tree Preservation... III Undergrounding of Utilities... III Vibrations... III-59 Chapter Floodplain Management... III Purpose of Chapter... III Applicability... III Definitions... III Warning and Disclaimer of Liability... III Variance Required... III General Provisions... III Provisions for Flood Hazard Reduction... III Consideration for Variances... III Conditions for Variance Issuance... III-71 Chapter Hillside Development Standards... III Purpose of Chapter... III Applicability... III Application Content... III-74 iii

4 Standards for Hillside Development... III Design Criteria for Hillside Development... III Criteria for Use Permit Approval... III-80 Chapter Lake and River/Stream Corridor Development... III Purpose of Chapter... III Applicability... III Application Content... III River and Stream Development Standards... III Donner Lake Development Standards... III-84 Chapter Landscape Standards... III Purpose of Chapter... III Applicability... III Landscape Plan Requirements... III Site Landscaping Requirements... III Landscape Standards... III Water Efficient Landscape Standards... III-95 Chapter Landscape Design Guidelines... III Purpose of Chapter... III Applicability... III General Guidelines... III Landscaping Along Streets... III Project Entry Landscaping... III Pedestrian Area Landscaping... III Installation of Landscaping... III Recommended Plant Materials... III-109 Chapter Noise... III Purpose of Chapter... III Noise Complaints... III Noise Measurement Criteria... III Exterior Noise Standards... III Residential Interior Noise Standards... III Prohibited Acts... III Exceptions... III-116 Chapter Open Space/Cluster Requirements... III Purpose of Chapter... III Applicability... III Definitions... III Wetlands... III Open Space Standards... III Open Space and Clustering Guidelines... III-125 iv

5 Open Space Incentives... III Scenic Corridor Standards... III-127 Chapter Parking and Loading Standards... III Purpose of Chapter... III Applicability... III General Parking and Loading Regulations... III Number of Parking Spaces Required... III Adjustments to Off-Street Parking Requirements... III Disabled/Handicapped Parking Requirements... III Development Standards for Off-Street Parking... III Driveways and Site Access... III Bicycle Parking and Support Facilities... III Off-Street Loading Space Requirements... III Downtown Parking... III-150 Chapter Parking Design Guidelines... III Purpose of Chapter... III Applicability... III General Parking Guidelines... III Access and Circulation... III Parking Lot Design... III Pedestrian Connections... III-157 Chapter Rail Corridor Standards... III Purpose of Chapter... III Applicability... III Land Use Limitations... III-159 Chapter Signs... III Purpose of Chapter... III Applicability... III Sign Plan Review Requirements... III Comprehensive Sign Program... III Temporary Sign Permit Requirements... III Prohibited Signs... III General Requirements for All Signs... III Standards for Specific Types of Permanent Types... III Sign Requirements for Specific Land Uses... III Nonconforming or Abandoned Signs... III-184 Chapter Sign Design Guidelines... III Purpose of Chapter... III Applicability... III Sign Guidelines... III-188 v

6 Chapter Standards for Specific Land Uses... III Purpose of Chapter... III Applicability... III Accessory Retail Uses... III Accessory Uses General Standards... III Adult Entertainment Establishments... III Animal Raising and Keeping... III Bed and Breakfast Inns... III Cannabis Delivery Services... III Child Day Care Facilities... III Churches, Community Centers, and Membership Organizations... III Detached Living Areas... III Drive-In and Drive-Through Facilities... III Electrical Utility Facilities... III Home Occupations... III Live/Work and Work/Live Units... III Makerspaces... III Mixed-Use Development... III Mobile Home Parks and Subdivisions... III Mobile Home, Tiny Homes, or Recreational Vehicle Temporary During Construction... III Mobile Homes On Permanent Foundation Systems... III Multi-Family Residential Projects... III Outdoor Display and Sales Standards... III Outdoor Storage and Work Areas... III Recycling Facilities... III Residential Accessory Uses and Structures... III Secondary Residential Units... III Senior Citizen Projects... III Telecommunications Facilities... III-253 Chapter Surface Mining and Reclamation Standards... III Purpose of Chapter... III State Standards... III Applicability... III Vested Rights... III Process... III Standards for Reclamation... III Statement of Responsibility... III Findings for Approval... III Financial Assurances... III Interim Management Plans... III Annual Report Requirements... III Inspections... III Violations and Penalties... III Appeals... III Fees... III-270 vi

7 Mineral Resource Protection... III-270 Chapter Temporary Uses and Events... III Purpose of Chapter... III Applicability... III Exempt Temporary Uses and Events... III General Requirements for All Temporary Uses... III Requirements for Specific Temporary Uses and Events... III Conditions of Approval... III-276 Chapter Truckee-Tahoe Airport Area Restrictions... III Purpose of Chapter... III Applicability... III Airport Height Zones and Height Limits... III Airport Compatibility Zones... III Airport Noise Zones... III Nonconforming Uses and Structures... III-280 Article IV - Land Use and Development Permit Procedures Chapter Applications, Processing, and Fees... IV Purpose of Article... IV Authority for Land Use and Zoning Decisions... IV Concurrent Permit Processing... IV Application Preparation and Filing... IV Application Fees... IV Initial Application Review/Environmental Assessment... IV Application Review and Decision... IV Appeals... IV Post Approval Procedures... IV-10 Chapter Zoning Clearance... IV Purpose of Chapter... IV Applicability... IV Review and Decision... IV Conditions of Approval... IV-16 Chapter Development Permits... IV Purpose of Chapter... IV Applicability... IV Findings and Decision... IV Conditions of Approval... IV-19 Chapter Minor Modifications... IV-21 vii

8 Purpose of Chapter... IV Applicability... IV Review and Decision... IV Conditions of Approval... IV-24 Chapter Use Permits and Minor Use Permits... IV Purpose of Chapter... IV Applicability... IV Findings and Decision... IV Conditions of Approval... IV-27 Chapter Historic Design Review... IV Purpose of Chapter... IV Applicability of Historic Design Review... IV Historic Design Review Procedures... IV Findings and Decision for Certificate of Appropriateness... IV Conformance to Plans... IV Certificate of Economic Hardship... IV-32 Chapter Planned Developments... IV Purpose of Chapter... IV Applicability... IV Application Filing... IV Mandatory Project Features... IV Findings and Decision... IV Conditions of Approval... IV-40 Chapter Temporary Use Permits... IV Purpose of Chapter... IV Applicability... IV Findings and Decision... IV Conditions of Approval... IV Post Approval Procedures... IV-42 Chapter Variances and Historic Variances... IV Purpose of Chapter... IV Applicability... IV Findings and Decision... IV Conditions of Approval... IV Historic Variance... IV-45 Chapter Demolition Review... IV Purpose of Chapter... IV-47 viii

9 Applicability of Demolition Review... IV Demolition Review Procedures... IV Findings and Decision... IV Enforcement... IV-49 Chapter Permit Implementation, Time Limits,and Extensions... IV Purpose of Chapter... IV Effective Date of Permits... IV Applications Deemed Approved... IV Performance Guarantees... IV Time Limits and Phasing... IV Time Extensions... IV Time Extensions for Building Permits... IV Changes to an Approved Project... IV Resubmittals... IV Covenants of Easement... IV-56 Chapter Lot Line Adjustments... IV Purpose of Chapter... IV Applicability... IV Adjustment Application and Processing... IV Lot Line Adjustment Standards... IV Approval or Denial of Adjustment... IV Conditions of Approval... IV Completion of Adjustment... IV-59 Chapter Vacations... IV Purpose of Chapter... IV Applicability... IV Findings and Decision... IV-61 Chapter Improvement Plans... IV Purpose of Chapter... IV Applicability... IV Improvement Plans... IV Installation of Improvements... IV-66 Article V - Subdivisions Chapter Subdivision Map Approval Requirements... V Title... V Purpose of Article... V Applicability... V Exemptions from Subdivision Approval Requirements... V Review Authority for Subdivision Applications... V-8 ix

10 Exceptions to Subdivision Standards... V Violations and Enforcement... V Notice of Judicial Challenge... V-9 Chapter Subdivision Design and Improvements... V Purpose of Chapter... V Applicability of Design and Improvement Standards... V Access, Circulation, Streets... V Energy Conservation and Solar Access... V Fire Hydrants... V Grading, Erosion and Sediment Control... V Major Structures... V Monuments... V Parcel and Block Design... V Parks and Recreation... V Public Utilities and Utility Easements... V Residential Density... V Sewage Disposal... V Street Lighting... V Street Names... V Storm Drainage and Watercourses... V Traffic Safety Devices... V Water Supply... V Zoning Standards... V-21 Chapter Residential Subdivision DesignGuidelines... V Purpose of Chapter... V Applicability... V Development Context and Continuity... V Project Site Planning... V Energy Conservation and Solar Orientation... V-28 Chapter Tentative Map Filing and Processing... V Tentative Map Preparation, Application... V Tentative Map Filing, Initial Processing... V Evaluation of Application... V Review and Decision... V Tentative Map Public Hearings... V Tentative Map Approval or Denial... V Conditions of Approval... V Appeal... V Effective Date of Tentative Map Approval... V Changes to Approved Tentative Map or Conditions... V Completion of Subdivision Process... V Vesting Tentative Maps... V-41 x

11 Tentative Map Time Limits... V Expiration of Approved Tentative Map... V Extensions of Time for Tentative Maps... V Applications Deemed Approved... V-44 Chapter Parcel Maps and Final Maps... V Purpose of Chapter... V Parcel Maps... V Waiver of Parcel Map... V Parcel Map Form and Content... V Filing and Processing of Parcel Maps... V Parcel Map Approval... V Final Maps... V Final Map Form and Content... V Filing and Processing of Final Maps... V Final Map Approval... V Supplemental Information Sheets... V Recordation of Maps... V Effect of Recorded Map... V Amendments to Recorded Maps... V-54 Chapter Common Interest Developments and Common Interest Development Conversion... V Purpose of Chapter... V Applicability... V Common Interest Developments... V Common Interest Development Conversions... V-58 Chapter Certificates of Compliance... V Purpose of Chapter... V Applicability... V Application... V Review and Approval... V Conditional Certificates of Compliance... V-62 Chapter Reversions to Acreage... V Purpose and Applicability... V Application and Processing... V Findings for Approval of Reversions... V Conditions of Approval for Reversions... V Final Map... V-66 Chapter Dedications, Exactions, Reservations, Easements... V-67 xi

12 Purpose of Chapter... V Applicability... V Findings Required for Dedications and Exactions... V Right-of-Way Dedications... V Access to the Truckee River and Donner Lake... V Reservations of Land for Public Uses... V Easements... V-69 Chapter Improvement Plans and Agreements... V Purpose of Chapter... V Improvement Plans... V Installation of Improvements... V Improvement Agreements and Security... V-72 Chapter Surveys and Monuments... V Purpose of Chapter... V Survey Procedure and Practice... V Monuments... V Survey Information on Parcel or Final Map... V-77 Article VI - Development Code Administration Chapter Administrative Responsibility... VI Purpose of Chapter... VI Planning Agency Defined... VI Planning Commission... VI Zoning Administrator... VI Community Development Director... VI Housing Discrimination... VI-6 Chapter Nonconforming Uses, Structures, and Parcels... VI Purpose of Chapter... VI Definitions... VI Nonconforming Uses... VI Nonconforming Structures... VI Loss of Nonconforming Status... VI Nonconforming Parcels... VI Reactivation of Use... VI Extensions of Time for Discontinuance... VI Unlawful Uses and Structures... VI Nuisance Abatement... VI-15 Chapter Appeals... VI Purpose of Chapter... VI Allowable Appeals... VI-17 xii

13 Filing and Processing of Appeals... VI-18 Chapter Development Agreements... VI Purpose of Chapter... VI Application... VI Public Hearings... VI Findings and Decisions... VI Content of Development Agreement... VI Execution and Recordation... VI Environmental Review... VI Periodic Review... VI Amendments to an Approved Development Agreement... VI Effect of Development Agreement... VI Approved Development Agreements... VI-26 Chapter General Plan, Zoning Map, and Development Code Amendments... VI Purpose of Chapter... VI Initiation of Amendments... VI Notice and Hearing... VI Commission s Action on Amendments... VI Council s Action on Amendments... VI Findings for Amendments... VI Conditional Rezonings... VI-29 Chapter Specific Plans... VI Purpose of Chapter... VI Specific Plan Preparation and Content... VI Filing and Processing... VI Adoption of Specific Plan... VI Implementation, Amendments... VI-33 Chapter Master Plans... VI Purpose of Chapter... VI Master Plan Preparation and Content... VI Filing and Processing... VI Adoption of Master Plan... VI Land Uses and Densities... VI Findings and Decision... VI Amendments... VI-38 Chapter Public Hearings... VI Purpose of Chapter... VI Notice of Application... VI Notice of Hearing... VI-40 xiii

14 Notice of Decision - Zoning Administrator... VI Notice of Decision - Commission... VI Effective Date of Decision... VI Recommendation by Commission... VI Notice of Decision - Council... VI-42 Chapter Revocations and Modifications... VI Purpose of Chapter... VI Hearings and Notice... VI Review Authority Action... VI-45 Chapter Enforcement... VI Purpose of Chapter... VI Authority to Issue Citations... VI Remedies are Cumulative... VI Inspection... VI Initial Enforcement Action... VI Violations... VI Legal Remedies... VI Recovery of Costs... VI-55 Article VII Housing Chapter Affordable Housing Controls... VII Purpose and Intent... VII Definitions... VII Administrative Guidelines and Procedures... VII Administrative Fees... VII Affordability Controls... VII Duration... VII Occupancy Restrictions... VII Locals Preference... VII Affordable Housing Agreement... VII In-Lieu Affordable Housing Fee... VII-7 Chapter Density Bonuses, Concessions and Incentives... VII Purpose of Chapter... VII Density Bonus... VII Concessions and Incentives for Cost Reduction... VII Concessions and Incentives for Physical Development... VII Eligibility for Bonus, Concessions and/or Incentives... VII Bonus, Concessions and/or Incentives for Very Low Income Residential Project... VII Bonus, Concessions and/or Incentives for Lower Income Residential Project... VII Bonus, Concessions and/or Incentives for Moderate Income Residential xiv

15 Project... VII Bonus, Concessions and/or Incentives for Condominium Conversion Residential Project... VII Bonus, Concessions and/or Incentives for Senior Citizen Residential Project... VII Bonus for Land Donation Residential Project... VII Bonus, Concessions and/or Incentives for Child Care Residential Project... VII Bonus, Concessions, and/or Incentives for Transitional Residential Projects... VII-25 Chapter Inclusionary Housing... VII Purpose and Intent... VII Administrative Guidelines and Procedures... VII Administrative Fees... VII Inclusionary Housing Requirements... VII Development Requirements... VII Density Bonuses, Incentives, and Concessions... VII Affordability Controls... VII Inclusionary Housing Plan... VII Adjustments and Waivers... VII-33 Chapter Workforce Housing.... VII Purpose and Intent.... VII Administrative Guidelines and Procedures... VII Administrative Fees.... VII Workforce Housing Requirements.... VII Development Requirements... VII Bonuses, Incentives, and Concessions.... VII Affordability Controls.... VII Workforce Housing Plan.... VII Adjustments and Waivers.... VII-45 Chapter Reasonable Accommodations.... VII Purpose and Intent... VII Applicability... VII Application Requirements... VII Review Authority and Procedure... VII Findings and Decision... VII Appeal... VII-49 Article VIII - Development Code Definitions Chapter Definitions, Glossary... VIII-3 xv

16 Purpose of Chapter... VIII Definitions of Specialized Terms and Phrases... VIII-3 xvi

17 Tables Table Zoning Districts... II-4 Table Allowed Uses and Permit Requirements for Residential Zoning Districts... II-12 Table Allowed Uses and Permit Requirements for Downtown Residential Zoning Districts... II-15 Table Residential District General Development Standards... II-18 Table Dwelling Unit Equivalents Based on Number of Bedrooms... II-22 Table Minimum Density Requirements... II-23 Table Allowed Uses and Permit Requirements for Commercial and Manufacturing Districts... II-28 Table Allowed Uses and Permit Requirements for Downtown Commercial and Manufacturing Districts... II-34 Table Commercial and Manufacturing District General Development Standards... II-40 Table Allowed Uses and Permit Requirements for Special Purpose Districts... II-50 Table Special Purpose District General Development Standards... II-54 Table Height Limits for Fences, Walls, and Hedges... III-27 Table Allowed Projections into Setbacks... III-42 Table Required Setbacks-Residential Accessory Uses and Structures... III-44 Table Multi-Family Solid Waste Storage Area Requirements... III-50 Table Non-Residential Solid Waste Storage Area Requirements... III-51 Table Required Mix of Plant Materials... III-91 Table Noise Standard by Receiving Land use... III-113 Table Minimum Open Space Area... III-122 Table Parking Requirements by Land Use... III-133 Table Minimum Parking Stall and Lot Dimensions for Residential Uses... III-141 Table Minimum Parking Stall and Lot Dimensions for Non-Residential Uses... III-142 Table Required Loading Spaces... III-149 Table Maximum Allowable Animals... III-199 Table Maximum Allowable Backyard Chickens... III-201 Table Maximum Site Coverage... III-206 Table Permit Requirements for Recycling Facilities... III-232 Table Cumulative Size of Accessory Structures... III-239 Table Minimum Floor Area for Residential Units (Senior Citizen Projects)... III-244 Table Review Authority... IV-7 Table 7-1- Density Bonus Percentage Allowance for Very Low Income Residential Projects.. VII-16 Table 7-2- Density Bonus Percentage Allowance for Lower Income Residential Projects... VII-17 Table 7-3- Density Bonus Percentage Allowance for Moderate Income Residential Projects... VII-16 Table 7-4- Density Bonus Percentage Allowance for Land Donation Residential Projects... VII-23 Table Maximum Average Living Area... VII-31 Table Maximum Average Living Area Examples... VII-32 Table 7-7- Workforce Housing Requirements... VII-36 xvii

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