TENTATIVE MAP INFORMATION SHEET GENERAL INFORMATION This information sheet explains how your Tentative Map application will be processed, what fees you must pay, and what plans you must submit. If you have any questions after you have read this information, please contact the Planning Division. REVIEW AND APPROVAL AUTHORITY The creation of four or fewer lots requires the recordation of a Parcel Map and is sometimes referred to as a minor subdivision. The creation of five or more lots requires the recordation a Final Map and is sometimes referred to as a major subdivision. Both Parcel Maps and Final Maps must be processed through the Town by means of a Tentative Map in accordance with State law. After approval of the Tentative Map and compliance with all conditions, a Parcel or Final Map may then be approved by the Town Engineer and recorded with the County of Nevada. It is generally unlawful to sell, lease, finance or convey, any portion of real property until the division of the property has been approved by the Town, all conditions of that approval satisfied, and a Parcel or Final Map has been recorded. There are two levels of review for Tentative Maps. Tentative Maps with four or less proposed parcels will be reviewed and acted upon by the Zoning Administrator. Tentative Maps with five or more proposed parcels will be reviewed and acted upon by the Planning Commission. Please see the Public Hearing Information Sheet for additional information on hearing format and presentation expectations. HOW YOUR APPLICATION WILL BE PROCESSED The steps involved in reviewing your Tentative Map application are summarized below: 1. Within thirty (30) days after submittal of the application, Tentative Maps and appropriate fee, Town staff will review the submittal for completeness. If the submittal is complete, the application is formally accepted for processing and continues through the review process. If the application submittal is incomplete and additional information or clarification is required, you will be notified in writing. Until the application is deemed complete, it will not proceed through the process. 2. After the application is deemed complete, Town staff will route the Tentative Map and other materials to Town departments and other agencies for review and comment. All responses, comments and corrections will be forwarded to the applicant for your information. At this stage of the review process, Town staff will analyze the agency comments and the project to determine if additional information is required to complete the environmental document for the project and determine if the project complies with the Truckee Development Code. If additional information is needed, the applicant will be notified in writing within 30 days of the additional information required. If additional information is not needed, staff will continue with the review of the project and the preparation of the environmental document in accordance with California Environmental Quality Act (CEQA) Guidelines.
Page 2 3. Once Town staff has completed the necessary environmental review/document preparation, the application is considered ready for Zoning Administrator or Planning Commission consideration. A public hearing will be scheduled, and a public hearing notice will be published in the newspaper and provided by mail to surrounding property owners and other interested parties. At the public hearing, the public (including neighboring property owners and residents) will be given the opportunity to provide input. 4. Town staff will then complete a staff report that includes a staff recommendation on the approval or denial of the Tentative Map and any recommended conditions of approval. The staff report on the project will be provided in writing to the applicant at least five days prior to the public hearing. 5. At the public hearing, the Zoning Administrator or Planning Commission will consider the staff report and all written and verbal input submitted on the project by the applicant and any other interested party. At the conclusion of the hearing, the Zoning Administrator or Planning Commission will take action to approve, conditionally approve, or deny the Tentative Map. A written report on the findings of the action taken at the public hearing will be provided to the applicant after the hearing. Please note that approval of a Tentative Map does not finalize the subdivision and that approval of either a Parcel Map or Final Map is required. For additional information please see the Parcel Map/Final Map Application Information Sheet. APPEAL Any decision on the Tentative Map made by the Zoning Administrator or Planning Commission may be appealed to the Town Council within ten (10) days after the action is taken. An appeal must be submitted in the form specified by the Planning Division along with appropriate fee. FEES The fees for processing a Tentative Map application with four or less proposed parcels will be based on the actual costs of Town staff time spent on processing the application and any direct costs (publication costs for the hearing notice, etc.). A fee deposit of $2,500.00 must be submitted with the application to cover these anticipated costs. If the actual application costs are less than the fee deposit, the applicant will be given a refund of the unused fees at the end of the application process. The fees for processing a Tentative Map application with five or more proposed parcels will be based on the actual costs of Town staff time spent on processing the application and any direct costs (publication costs for the hearing notice, etc.). A fee deposit of $6,500.00 must be submitted with the application to cover these anticipated costs. If the actual application costs are less than the fee deposit, the applicant will be given a refund of the unused fees at the end of the application process. If project review is determined to be required by Nevada County Department of Environmental Health (NCDEH), an additional review fee will be required based on the current NCDEH hourly rate. For projects with a deposit, the NCDEH fee will be deducted from the project deposit. For set free applications, the NCDEH fee will be collected separately as part of the application review process. There are special rules and fees for the conversion of existing multi-family residential projects into condominiums or townhouses. Please contact the Planning Division for further information.
Page 3 SUBMITTAL REQUIREMENTS The items listed in the Tentative Map Application Submittal Checklist must be submitted as part of the application package in order for the application to be considered complete for processing. The signed checklist must also be submitted with the application. Your application will not be accepted if all of the items listed are not submitted. After your project is assigned to a planner, you will be contacted and asked to provide additional hard copies of the plan sets as required. In addition, the planner may request an electronic version of documents from the application submittal package. Electronic files may be submitted via email (if less than 15 MB), CD, thumb drive or Dropbox.
Page 4 Tentative/Final Map Fee The following is a list of fees that the applicant can anticipate paying before recording the Parcel Map or Final Map. The intent of this list is to outline the major fees that are anticipated. Affordable Housing In-Lieu Fee as adopted by Town Council. QUIMBY Fees for Truckee Donner Recreation and Park District. QUIMBY fees are the fees collected by the Town on behalf of the TDRPD to mitigate the impact of growth on recreation and park facilities (Resolution 2013-40). Prior to the approval of the Tentative Map or Parcel Map, the applicant must meet with the TDRPD to determine fees. These fees must be paid prior to Parcel Map or Final Map recordation (TDPRD 530-582-7720). The Truckee Donner Public Utility District and Water/Electric Hookup fees may be required prior to recordation. Please call the TDPUD to determine fees (530-587-3896). Please note that some properties within the Town of Truckee use Sierra Pacific Power (1-800-782-2506). The Town of Truckee Engineering Division may require road improvements for Tentative/Final Maps. Please call the Town of Truckee Engineering Division at 530-582-2911 to determine what fees may be applicable, if any. Said improvement plans shall be accompanied by appropriate plan check fees to be calculated by the Town Engineer at the time of plan approval. Public improvement plan check fees and inspection fees are calculated using the estimated construction costs. The plan check fee is equal to the following formula; based upon the estimated construction costs: 5% of valuation from $0 to $50,000 3% of valuation from $50,000 to $250,000 1% of valuation above $250,000 The inspection fee is also based upon the estimated construction costs based upon the following formula: 6% of valuation from $0 to $50,000 4% of valuation from $50,000 to $250,000 1.5% of valuation above $250,000 -Traffic Mitigation Fees may be applicable if constructing non-residential space. Public Notice Fees: o Projects are required to be noticed within the Sierra Sun. Project applicants are required to pay all applicable noticing fees (Sierra Sun 530-587-6061). Building Department Fees: o Fire Fees, School Fees, Building permit fees o Please contact the Town of Truckee Building Division at 530-582-7820 option 1. Sewer Hookup Fees: o The Truckee-Tahoe Sanitation Agency often requires that the sewer system be brought up the property lines when lots are created through a subdivision. Please call T-TSA to determine what the fees may be (530-587-2525).
Page 5 o Nevada County Department of Environmental Health (NCDEH) needs to be contacted if the project is served by an onsite septic system (530-582-7884). Exemptions from fees: - Condominium conversions
Page 6 Tentative Map Application Submittal Checklist Applicant Name: Project Site APN: Application Number (to be filled out by Town staff) Applicant must fill out the checklist below by placing a check mark in the boxes listed under Column A (for Applicant) and signing below. Column S is for staff to verify that your submittal requirements have been met. A S 1. Completed Land Use/Zoning Application. (The property owner must sign the application or the applicant must submit a letter or other documentation signed by the property owner authorizing the applicant to submit the application.) 2. Completed Environmental Application. 3. Fee deposit. Checks must be made payable to the Town of Truckee; cash and credit cards are also accepted. 4. Legal Description The lot and parcel/tract number must be provided on the application forms and the site plan. If lot and parcel/tract numbers are not available, a metes and bounds description of the property or a copy of the most recent deed conveying the property must be submitted. 5. A preliminary title report on the subject property dated no earlier than six months prior to submittal of the application. 6. For those applications for which the Planning Commission or Town Council is the review authority, a sign(s) with the notice shall be posted on or near the location of the real property no later than 15 days after the application is determined complete. Please see Development Code Chapter 18.180 for more information. 7. Letter of Justification Provide a letter that discusses the following items: a. Proposed Use. (This discussion should provide a summary of the project and information that is not provided on the Tentative Map.) b. Information supporting the following findings. (Do not simply rewrite the findings. You must discuss why you believe the findings below can be made for your project.) 1) The proposed subdivision, together with the provisions for its design and improvement, is consistent with all applicable provisions of the Subdivision Map Act, the General Plan, any applicable Specific Plan and/or Master Plan, the Development Code, the Trails Master Plan, the Particulate Matter Air Quality Management Plan, and the Public Improvements and Engineering Standards; 2) The site is physically suitable for the type and density/intensity of development being proposed;
Page 7 A S 3) There are adequate provisions for public and emergency vehicle access, sanitation, water, and public utilities and services to ensure that the proposed development would not be detrimental to the public health and safety. Adequate provisions shall mean: A) There is available capacity in community sewer and/or water systems serving the subdivision or the subdivision will be served by on-site septic systems and/or private wells that comply with Nevada County Department of Environmental Health regulations; B) Distribution and collection facilities for sewer and water and other infrastructure are installed to lot boundaries; and C) Recreation development fees are paid prior to map recordation. 4) The tentative map approval is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there would be no potential significant adverse effects upon environmental quality and natural resources, including fish, wildlife, and their habitat, that would not be properly mitigated and monitored, unless a Statement of Overriding Considerations is adopted; 5) The subdivision will not be detrimental to the public health, safety, or welfare of the Town, or injurious to the property or improvements in the vicinity in which the property is located; 6) The proposed subdivision, together with the provisions for its design and improvement, will not conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision unless alternate easements for access or use will be provided and the alternate easements will be substantially equivalent to ones previously acquired by the public; 7) The discharge of sewage from the proposed subdivision into the community sewer system will comply with the requirements prescribed by the Lahontan Regional Water Quality Control Board. 8. If exemptions or modifications to Development Code standards will be requested for the project through a planned development, provide a letter that discusses the following: a. Each requested exemption or modification to the Development Code. b. Information in support of each exemption or modification (i.e., why the exemption or modification should be approved). c. Information supporting the following findings (Do not simply rewrite the findings. You must discuss why you believe the findings below can be made for your project.): 1) The proposed development generally complies with all applicable provisions of the Truckee Development Code and Public Improvement and Engineering Standards relating to both on- and off-site improvements that are necessary to accommodate maximum flexibility in site planning and property development and to carry out the purpose, intent, and requirements of the respective zoning district including prescribed development standards and applicable design guidelines.
Page 8 A S 2) The proposed project would produce a comprehensive development of superior quality than which might otherwise occur from the strict application of the provisions and standards identified in the Development Code. 9. Copies of will serve letters from the TDPUD or private water company (for water service) and TSD (for sewer service). 10. Copies of any special studies required for the project, which may include the following. For Tentative Maps with five or more proposed parcels, a preliminary soils report prepared by a California registered engineer must be submitted with the application unless the applicant has received a written waiver from the Town Engineer: a. Traffic Study (General Plan Circulation Element Policy 1.8); b. Cultural Resource Analysis (Section 18.30.040); c. Geotechnical Study (Soils Report) (Section 18.96.010.B); d. Noise Analysis (for CEQA compliance); e. Biological Assessment Study (for CEQA compliance) f. Wetland Delineation (for CEQA compliance); 11. Tentative Map Requirements The Tentative Map must be of sufficient scale to show all information clearly and must be readable and understandable. If the Tentative Map is not legible, the application will not be accepted. One full-size set of plans (stapled and folded), one reduced-size copy (11 x 17 ) and one electronic copy (.pdf) must be submitted. The planner assigned to the project will contact you to request additional hard copies of the plan set or electronic documents as required. a. General Information 1) Name, address, and telephone number of applicant 2) Name, address, telephone number, license, registration number, and signature of map preparer 3) Assessor s Parcel Number and Street Address 4) North arrow and scale 5) Vicinity map of area that clearly identifies the relationship of the project site with adjacent streets and parcels 6) Total size of subdivision property (in square feet for parcels less than one acre, in acres for larger parcels) b. Property Information 1) Subdivision boundary (heavy double width solid line) 2) Distance and bearings of existing property lines (light solid line) 3) Existing topography indicated with contour lines of not greater than a five-foot interval, including natural features (e.g., trees, rock, outcroppings, watercourses, drainage channels). 4) Location of slopes between 20% and 30% 5) Location of slopes greater than 30% 6) Location, dimensions, boundaries and direction of flow of all watercourses 7) Location and elevation of 100-year flood plains within the property and within 100 feet of the property. 8) For properties along Donner Lake, the historic high-water mark of Donner Lake (elevation 5,935.8 feet ASL) 9) Location, width and name of streets and access easements that border or are
Page 9 A S located within the site (heavy single width solid line). 10) Location, width, grade and surfacing type of actual street and driveway improvements that border or are located within the site (light single width solid line) 11) If access to the subdivision is provided by an off-site private road or driveway, the location, width, grade, name and surfacing type of the easement and actual street improvements 12) Location, width and purpose of non-access easements within the property (e.g. recreational, drainage, public utility, snow storage) (light dashed line) 13) Location, type, and specifications of any existing and proposed utility lines (above and underground) within the property (heavy dashed line) 14) Location, dimension, and type/use of existing buildings adjacent to and within 150 feet of the project site and setback distance from property lines, streets, and 100- year flood plains 15) Location and dimensions of septic tank and leach lines including replacement area within the property 16) Location of wells within the property 17) Assessor s Parcel Number and property owner name of all adjoining parcels (including parcels across streets) c. Subdivision Information 1) Number, dimensions, and size of proposed parcels 2) Location, size, and purpose of all common areas designated for private use 3) Location, width and grade of proposed streets and access and driveway easements 4) Location, width and purpose of proposed non-access easements 5) Location and dimensions of proposed septic disposal areas and private wells 6) Building envelopes for future building sites and areas proposed to be designated as open space 12. Tree Protection Plan. Unless otherwise exempted, a tree protection plan is required prior to conducting development activities including, but not limited to, clearing, grading, excavation, or demolition work on a property or site, which requires a Zoning Clearance (Truckee Development Code Section 18.30.155). The tree protection plan shall clearly depict all trees to be preserved and/or removed from the site. The plan must be drawn to scale and include the following: 1) Location, species, and diameter of each tree on site greater than six inches DBH. 2) Location of each drip line of each tree. 3) Location of existing and proposed structures. 4) Location of existing and proposed roads, water, sanitary and storm sewer, irrigation and other utility lines/facilities and easements. 5) Location of existing and proposed structures. 6) Grade change or cut and full during or after construction. 7) Existing and proposed impervious surfaces. 8) Identification of a contact person and/or arborist or Registered Professional Forester who will be responsible for implementing and maintaining the tree protection plan. 9) Location and type of tree protection to be installed per Truckee Development Code Section 18.30.155.H. 13. Solar Evaluation. An evaluation of solar opportunities is required during review of all discretionary development projects (Truckee Development Code Section 18.30.140).
Page 10 A S 1) Submit a completed solar access shadow plan (please see the attached Solar Access Shadow Diagram Preparation Instructions for directions). 2) Please identify solar opportunities for the development as follows: A) Identification of building orientation for maximum solar gain: _ B) Appropriate landscaping: C) Lot size and shape: D) Building height: E) Roof eave design: F) Solar protection and street layout: G) Potential impacts to adjacent properties: Applicant Signature: I certify that I have completed and have included all material checked above in the attached application submittal.