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

Town of Truckee TITLE 18 - DEVELOPMENT CODE 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-13 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 18.08.050 - Minimum Lot Area and Maximum Density... II-21 i

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-52 18.16.050 - RC (Resource Conservation) District Development Standards... II-54 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-91 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 18.24.110 - Design Guidelines for Specific Land Uses... II-96 ii

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 and Night Sky... 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 and 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-48 18.30.150 - Solid Waste/Recyclable Materials Storage... III-50 18.30.151 - Storage Containers... III-52 18.30.155 - Tree Preservation... III-53 18.30.160 - Undergrounding of Utilities... III-59 18.30.170 - Vibrations... III-59 Chapter 18.34 - Floodplain 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 18.36.020 - Applicability... III-73 18.36.030 - Application Content... III-74 iii

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 18.46.020 - Applicability... III-119 18.46.030 - Definitions... III-119 18.46.040 - Wetlands... III-120 18.46.050 - Open Space Standards... III-121 18.46.060 - Open Space and Clustering Guidelines... III-125 iv

18.46.070 - Open Space Incentives... III-126 18.46.080 - 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-139 18.48.060 - Disabled/Handicapped Parking Requirements... III-140 18.48.070 - Development Standards for Off-Street Parking... III-140 18.48.080 - Driveways and Site Access... III-146 18.48.090 - Bicycle Parking and Support Facilities... III-147 18.48.100 - Off-Street Loading Space Requirements... III-148 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... III-164 18.54.050 - Temporary Sign Permit Requirements... III-166 18.54.060 - Prohibited Signs... III-171 18.54.070 - General Requirements for All Signs... III-173 18.54.080 - Standards for Specific Types of Permanent Types... III-176 18.54.090 - Sign Requirements for Specific Land Uses... III-179 18.54.100 - Nonconforming or Abandoned Signs... III-184 Chapter 18.56 - Sign Design Guidelines... III-188 18.56.010 - Purpose of Chapter... III-188 18.56.020 - Applicability... III-188 18.56.030 - Sign Guidelines... III-188 v

Chapter 18.58 - Standards for Specific Land Uses... III-194 18.58.010 - Purpose of Chapter... III-194 18.58.020 - Applicability... III-194 18.58.030 - Accessory Retail Uses... III-195 18.58.040 - Accessory Uses General Standards... III-195 18.58.050 - Adult Entertainment Establishments... III-196 18.58.060 - Animal Raising and Keeping... III-199 18.58.070 - Bed and Breakfast Inns... III-202 18.58.075 - Cannabis Delivery Services... III-203 18.58.080 - Child Day Care Facilities... III-211 18.58.090 - Churches, Community Centers, and Membership Organizations... III-214 18.58.100 - Detached Living Areas... III-215 18.58.110 - Drive-In and Drive-Through Facilities... III-216 18.58.114 - Electrical Utility Facilities... III-218 18.58.120 - Home Occupations... III-220 18.58.130 - Live/Work and Work/Live Units... III-222 18.58.135 - Makerspaces... III-225 18.58.140 - Mixed-Use Development... III-227 18.58.150 - Mobile Home Parks and Subdivisions... III-228 18.58.160 - Mobile Home, Tiny Homes, or Recreational Vehicle Temporary During Construction... III-231 18.58.170 - Mobile Homes On Permanent Foundation Systems... III-231 18.58.180 - Multi-Family Residential Projects... III-232 18.58.190 - Outdoor Display and Sales Standards... III-235 18.58.200 - Outdoor Storage and Work Areas... III-240 18.58.210 - Recycling Facilities... III-241 18.58.220 - Residential Accessory Uses and Structures... III-245 18.58.230 - Secondary Residential Units... III-248 18.58.240 - Senior Citizen Projects... III-251 18.58.250 - Telecommunications Facilities... III-253 Chapter 18.60 - Surface Mining and Reclamation Standards... III-258 18.60.010 - Purpose of Chapter... III-258 18.60.020 - State Standards... III-259 18.60.030 - Applicability... III-259 18.60.040 - Vested Rights... III-261 18.60.050 - Process... III-261 18.60.060 - Standards for Reclamation... III-263 18.60.070 - Statement of Responsibility... III-264 18.60.080 - Findings for Approval... III-264 18.60.090 - Financial Assurances... III-265 18.60.100 - Interim Management Plans... III-268 18.60.110 - Annual Report Requirements... III-269 18.60.120 - Inspections... III-269 18.60.130 - Violations and Penalties... III-270 18.60.140 - Appeals... III-270 18.60.150 - Fees... III-270 vi

18.60.160 - Mineral Resource Protection... III-270 Chapter 18.62 - Temporary Uses and Events... III-272 18.62.010 - Purpose of Chapter... III-272 18.62.020 - Applicability... III-272 18.62.030 - Exempt Temporary Uses and Events... III-273 18.62.040 - General Requirements for All Temporary Uses... III-273 18.62.050 - Requirements for Specific Temporary Uses and Events... III-275 18.62.060 - Conditions of Approval... III-276 Chapter 18.64 - Truckee-Tahoe Airport Area Restrictions... III-277 18.64.010 - Purpose of Chapter... III-278 18.64.020 - Applicability... III-278 18.64.040 - Airport Height Zones and Height Limits... III-278 18.64.050 - Airport Compatibility Zones... III-279 18.64.060 - Airport Noise Zones... III-279 18.64.080 - Nonconforming Uses and Structures... III-280 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-9 18.70.070 - Application Review and Decision... IV-10 18.70.080 - Appeals... IV-10 18.70.090 - Post Approval Procedures... IV-10 Chapter 18.72 - Zoning Clearance... IV-3 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-17 18.74.010 - Purpose of Chapter... IV-17 18.74.020 - Applicability... IV-17 18.74.030 - Findings and Decision... IV-18 18.74.040 - Conditions of Approval... IV-19 Chapter 18.75 - Minor Modifications... IV-21 vii

18.75.010 - Purpose of Chapter... IV-21 18.75.020 - Applicability... IV-21 18.75.030 - Review and Decision... IV-22 18.75.040 - Conditions of Approval... IV-24 Chapter 18.76 - Use Permits and Minor Use Permits... IV-25 18.76.010 - Purpose of Chapter... IV-25 18.76.020 - Applicability... IV-25 18.76.030 - Findings and Decision... IV-26 18.76.040 - Conditions of Approval... IV-27 Chapter 18.77 - Historic Design Review... IV-29 18.77.010 - Purpose of Chapter... IV-29 18.77.020 - Applicability of Historic Design Review... IV-29 18.77.030 - Historic Design Review Procedures... IV-30 18.77.040 - Findings and Decision for Certificate of Appropriateness... IV-31 18.77.050 - Conformance to Plans... IV-32 18.77.060 - Certificate of Economic Hardship... IV-32 Chapter 18.78 - Planned Developments... IV-37 18.78.010 - Purpose of Chapter... IV-37 18.78.020 - Applicability... IV-37 18.78.030 - Application Filing... IV-38 18.78.040 - Mandatory Project Features... IV-38 18.78.040 - Findings and Decision... IV-39 18.78.060 - Conditions of Approval... IV-40 Chapter 18.80 - Temporary Use Permits... IV-41 18.80.010 - Purpose of Chapter... IV-41 18.80.020 - Applicability... IV-41 18.80.030 - Findings and Decision... IV-41 18.80.040 - Conditions of Approval... IV-42 18.80.050 - Post Approval Procedures... IV-42 Chapter 18.82 - Variances and Historic Variances... IV-43 18.82.010 - Purpose of Chapter... IV-43 18.82.020 - Applicability... IV-43 18.82.030 - Findings and Decision... IV-44 18.82.040 - Conditions of Approval... IV-45 18.82.050 - Historic Variance... IV-45 Chapter 18.83 - Demolition Review... IV-47 18.83.010 - Purpose of Chapter... IV-47 viii

18.83.020 - Applicability of Demolition Review... IV-47 18.83.030 - Demolition Review Procedures... IV-48 18.83.040 - Findings and Decision... IV-48 18.83.050 - Enforcement... IV-49 Chapter 18.84 - Permit Implementation, Time Limits,and Extensions... IV-51 18.84.010 - Purpose of Chapter... IV-51 18.84.020 - Effective Date of Permits... IV-51 18.84.030 - Applications Deemed Approved... IV-52 18.84.040 - Performance Guarantees... IV-52 18.84.050 - Time Limits and Phasing... IV-52 18.84.055 - Time Extensions... IV-53 18.84.060 - Time Extensions for Building Permits... IV-54 18.84.070 - Changes to an Approved Project... IV-54 18.84.080 - Resubmittals... IV-56 18.84.090 - Covenants of Easement... IV-56 Chapter 18.86 - Lot Line Adjustments... IV-57 18.86.010 - Purpose of Chapter... IV-57 18.86.020 - Applicability... IV-57 18.86.030 - Adjustment Application and Processing... IV-57 18.86.040 - Lot Line Adjustment Standards... IV-58 18.86.050 - Approval or Denial of Adjustment... IV-58 18.86.060 - Conditions of Approval... IV-58 18.86.070 - Completion of Adjustment... IV-59 Chapter 18.88 - Vacations... IV-61 18.88.010 - Purpose of Chapter... IV-61 18.88.020 - Applicability... IV-61 18.88.030 - Findings and Decision... IV-61 Chapter 18.89 - Improvement Plans... IV-65 18.89.010 - Purpose of Chapter... IV-65 18.89.020 - Applicability... IV-65 18.89.030 - Improvement Plans... IV-65 18.89.040 - Installation of Improvements... IV-66 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 ix

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 DesignGuidelines... 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 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... 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-38 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 x

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-43 18.96.160 - Applications Deemed Approved... V-44 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 Conversion... V-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 18.102.030 - Application... 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... V-66 Chapter 18.106 - Dedications, Exactions, Reservations, Easements... V-67 xi

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 - Improvement Plans and Agreements... V-71 18.108.010 - Purpose of Chapter... V-71 18.108.020 - Improvement Plans... V-71 18.108.030 - Installation of Improvements... V-71 18.108.040 - 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 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-10 18.130.060 - Nonconforming Parcels... VI-13 18.130.070 - Reactivation of Use... VI-13 18.130.080 - Extensions of Time for Discontinuance... VI-14 18.130.090 - Unlawful Uses and Structures... VI-14 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 xii

18.140.030 - Filing and Processing of Appeals... VI-18 Chapter 18.150 - Development Agreements... VI-21 18.150.010 - Purpose of Chapter... VI-21 18.150.020 - Application... VI-22 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 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 xiii

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-45 18.190.010 - Purpose of Chapter... VI-45 18.190.020 - Hearings and Notice... VI-45 18.190.030 - Review Authority Action... VI-45 Chapter 18.200 - Enforcement... VI-47 18.200.010 - Purpose of Chapter... VI-47 18.200.020 - Authority to Issue Citations... VI-47 18.200.030 - Remedies are Cumulative... VI-47 18.200.040 - Inspection... VI-48 18.200.050 - Initial Enforcement Action... VI-48 18.200.060 - Violations... VI-53 18.200.070 - Legal Remedies... VI-53 18.200.080 - Recovery of Costs... VI-55 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 18.210.030 - Administrative Guidelines and Procedures... VII-5 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-12 18.212.050 - Eligibility for Bonus, Concessions and/or Incentives... VII-14 18.212.060 - Bonus, Concessions and/or Incentives for Very Low Income Residential Project... VII-15 18.212.070 - Bonus, Concessions and/or Incentives for Lower Income Residential Project... VII-17 18.212.080 - Bonus, Concessions and/or Incentives for Moderate Income Residential xiv

Project... VII-8 18.212.090 - Bonus, Concessions and/or Incentives for Condominium Conversion Residential Project... VII-20 18.212.100 - Bonus, Concessions and/or Incentives for Senior Citizen Residential Project... VII-21 18.212.110 - Bonus for Land Donation Residential Project... VII-22 18.212.120 - Bonus, Concessions and/or Incentives for Child Care Residential Project... VII-24 18.212.130 - Bonus, Concessions, and/or Incentives for Transitional Residential Projects... VII-25 Chapter 18.214 - Inclusionary Housing... VII-27 18.214.010 - Purpose and Intent... VII-27 18.214.020 - Administrative Guidelines and Procedures... VII-27 18.214.030 - Administrative Fees... VII-27 18.214.040 - Inclusionary Housing Requirements... VII-27 18.214.050 - Development Requirements... VII-30 18.214.060 - Density Bonuses, Incentives, and Concessions... VII-32 18.214.070 - Affordability Controls... VII-32 18.214.080 - Inclusionary Housing Plan... VII-32 18.214.090 - Adjustments and Waivers... VII-33 Chapter 18.216 - Workforce Housing.... VII-35 18.216.010 - Purpose and Intent.... VII-35 18.216.020 - Administrative Guidelines and Procedures... VII-35 18.216.030 - Administrative Fees.... VII-35 18.216.040 - Workforce Housing Requirements.... VII-36 18.216.050 - Development Requirements... VII-42 18.216.060 - Bonuses, Incentives, and Concessions.... VII-42 18.216.070 - Affordability Controls.... VII-43 18.216.080 - Workforce Housing Plan.... VII-43 18.216.090 - Adjustments and Waivers.... VII-45 Chapter 18.218 Reasonable Accommodations.... VII-47 18.218.010 - Purpose and Intent... VII-47 18.218.020 - Applicability... VII-47 18.218.030 - Application Requirements... VII-47 18.218.040 - Review Authority and Procedure... VII-48 18.218.050 - Findings and Decision... VII-48 18.218.060 - Appeal... VII-49 Article VIII - Development Code Definitions Chapter 18.220 - Definitions, Glossary... VIII-3 xv

18.220.010 - Purpose of Chapter... VIII-3 18.220.020 - Definitions of Specialized Terms and Phrases... VIII-3 xvi

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-28 Table 2-8 - Allowed Uses and Permit Requirements for Downtown Commercial and Manufacturing Districts... II-34 Table 2-9 - Commercial and Manufacturing District General Development Standards... II-40 Table 2-10 - Allowed Uses and Permit Requirements for Special Purpose Districts... II-50 Table 2-11 - Special Purpose District General Development Standards... II-54 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-50 Table 3-5 - Non-Residential Solid Waste Storage Area Requirements... III-51 Table 3-6 - Required Mix of Plant Materials... III-91 Table 3-7 - Noise Standard by Receiving Land use... III-113 Table 3-8 - Minimum Open Space Area... III-122 Table 3-9 - Parking Requirements by Land Use... III-133 Table 3-10 - Minimum Parking Stall and Lot Dimensions for Residential Uses... III-141 Table 3-11 - Minimum Parking Stall and Lot Dimensions for Non-Residential Uses... III-142 Table 3-12 - Required Loading Spaces... III-149 Table 3-13 - Maximum Allowable Animals... III-199 Table 3-14 - Maximum Allowable Backyard Chickens... III-201 Table 3-15 - Maximum Site Coverage... III-206 Table 3-16 - Permit Requirements for Recycling Facilities... III-232 Table 3-17 - Cumulative Size of Accessory Structures... III-239 Table 3-18 - Minimum Floor Area for Residential Units (Senior Citizen Projects)... III-244 Table 4-1 - 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 7-5 - Maximum Average Living Area... VII-31 Table 7-6 - Maximum Average Living Area Examples... VII-32 Table 7-7- Workforce Housing Requirements... VII-36 xvii

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