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Home My Public Portal AboutTitle 18TITLE 18 ZONING (Zoning Ordinance) Town of Truckee DEVELOPMENT CODE Truckee Municipal Code, Title 18 Amended Date: September 3,2001 Town of Truckee DEVELOPMENT CODE Amendments Ord.# 2000-04 2001-04 Effective Date November 6, 2000 September 3, 2001 Description Adoption of Development Code and Town Zoning Map "Clean-Up" Amendments to Development Code and Town Zoning Map Town of Truckee DEVELOPMENT CODE User's Guide Contents Introduction .......................................................................................................................... 3 Organization of the Development Code ............................................................................. 3 I. Development Code Enactment and Applicability .......................................................... 3 II. Zoning Districts and Allowable Land Uses ................................................................... 4 III. Site Planning and General Development Standards ....................................................... 4 IV. Land Use and Development Permit Procedures ............................................................ 4 V. Subdivisions .................................................................................................................. 4 VI. Development Code Administration ............................................................................... 4 5 5 Vii. Development Code Definitions .................................................................................... Design Guidelines .................................................................................................................. C. Format of the Development Code ....................................................................................... 5 1. Outline ........................................................................................................................... 5 2. References, Citations ..................................................................................................... 6 3. Terms ............................................................................................................................. 6 D. Using the Development Code ..............................................................................................7 1. Determining the Zoning Regulations for a Specific Site ............................................... 7 2. Determining Where a Specific Use May Locate ............................................................ 9 September 2001 1 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE September 2001 2 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE Town of Truckee DEVELOPMENT CODE User's Guide A. Introduction The Truckee Development Code consists of Title 18 of the Truckee Municipal Code, and contains the Town's zoning, land use, and subdivision regulations. These provisions comprise most of the Town's requirements for the development and use of private and public land, buildings and structures within the Town. Additional requirements for building construction, and other aspects of development and land use can be found in other Titles of the Municipal Code. These include Title 13 (Streets and Sidewalks) and Title 15 (Building and Construction). The Development Code is a reference document. It is not intended to be read from cover to cover, but is instead organized so that you may look up only the specific information needed. The list of articles, chapters, and sections in the table of contents is, therefore, very important, as are the chapter and section listings at the beginning of each article. Later portions of this guide explain two different methods to use the Development Code for commonly asked questions. There are many other ways to use the Development Code, depending on your objectives. This User's Guide to the Truckee Development Code is intended to provide a basic orientation in the organization and use of the Code and provide answers to some frequently asked questions. This User's Guide is not adopted as part of the Development Code, and information provided hem does not supersede or replace any information in the Development Code. The Development Code itself and any other applicable provisions of the Truckee Municipal Code must be used to find the Town's actual requirements for land use and development. B. Organization of the Development Code The regulations of the Development Code that cover related topics have been grouped together into chapters, and then into seven articles. The following are summaries of the contents of each article. I. Development Code Enactment and Applicability Article I contains basic information on the legal framework of the Development Code, describes the land uses and development-related activities that are regulated by the Development Code, and provides information on how to use the Code. September 2001 3 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE Il. Zoning Districts and Allowable Land Uses Article II contains chapters on the different types of zoning districts (residential, commercial, etc.) that are applied to public and private property within the Town. These chapters list the specific types of land uses allowed in each zoning district, and the type of land use/development permit that must be obtained prior to initiating each use. They also provide basic development standards for each zoning district, among which are maximum height limits and setback/yard requirements for new structures. Design standards for residential and commercial development can also be found in Article II. III. Site Planning and General Development Standards Article III provides development and design standards that apply across zoning districts, including requirements for landscaping, off-street parking and loading, and signs. These chapters also contain regulations for specific land uses and development types that may be allowed in a variety of zoning districts (for example, child day care facilities, home occupations, multi-family housing, etc.). There are references in the zoning district chapters of Article II to the requirements in Article III, when applicable. The regulations in Article III generally supplement those in Article II. IV. Land Use and Development Permit Procedures Article IV describes each type of land use and development permit required by the Development Code and the Town's require~nents for the preparation, filing, processing, and approval or disapproval of each permit application. The article also sets time limits for the establishment of a land use or the commencement of development as authorized by an approved permit, and provides for permit extensions when needed. Some land use/development approvals may be granted by the Community Development Director (for example, Zoning Clearances, Sign Permits), while others require review and approvalat a public hearing by the Zoning Administrator or Planning Commission (for example, Variances, Conditional Use Permits). V. Subdivisions Article V comprises the Town's Subdivision Ordinance. This article provides both site planning/design regulations for new subdivisions, and the procedural requirements for subdivision approval, consistent with the mandates of the California Subdivision Map Act. VI. Development Code Administration Article VI provides information on the Town's administrative framework and procedures that relate to land use. Information on review bodies, public hearings, and appeals is included along with other provisions on administering, amending, and enforcing the Development Code. September 2001 4 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE VII. Development Code Definitions Article VII contains definitions of the specialized and technical terms and phrases used in the Development Code, as well as definitions of each type of land use allowed in the various zoning districts by Article II (Zoning Districts and Allowable Land Uses). Design Guidelines Several sections of the Development Code in various chapters are called "design guidelines." General design guidelines for multi-family and commercial uses appear in Article II, guidelines for landscaping, parking, and signs appear in Article II1, and guidelines for residential subdivision design appear in Article V. Unlike zoning "standards," design "guidelines" express Town preferences for development, but may be applied to projects with greater flexibility than other zoning standards. The design guidelines will be used during the land use/development permit review process as additional criteria for project review. Design guidelines may be applied to specific projects with flexibility, because not all design criteria may be workable or appropriate for each project. In some circumstances, a guideline may be relaxed in order to accomplish another guideline that the project review body determines is more important in the specific case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed, and to attain the best possible design within reason. Appendices Appendices have been included with the Development Code to make it easier and faster for the reader to find information. Appendix 1 is an index of page references to key terms and requirements in the Development Code. Appendix 2 is a "master" table of the allowed uses and permit requirements and combines Tables 2-2, 2-3, 2-6, 2-7, and 2-9 into one easy-to- read table. Appendix 3 contains the Official Zoning Maps including the overlay zones and instructions on how to read the zoning maps. C. Format of the Development Code 1. Outline The format of the Development Code follows the same layout as the other parts of the Truckee Municipal Code. The chapter and section numbers use an expandable decimal numbering system. Major divisions within the Development Code are called articles. Major divisions within articles are called chapters. Chapters divide into sections and subsections. The format of the divisions in the Development Code is shown below. Title 18 - Development Code Article X-Name of Article Chapter 18.xx - Name of Chapter September 20t}1 5 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE 18.xx.xxx - Section A. Subsection I. Subsection a. Paragraph ( 1 ) Subparagraph (a) Subparagraph References, Citations Provisions of the Development Code often include cross-references to other parts of the Code, other Town documents, and requirements of California State law that relate to the particular Development Code section where the cross-reference appears. Cross-references and citations of other documents are handled as follows. Outside of the same section. When a cross-reference is to text outside of the same section being referenced, the cross-reference starts with the Title number (i.e., 18) and continues to the appropriate level for the reference. For example, 18.010.050.B refers to Subsection B. of Section 050, of Chapter 010, of Title 18. The terms Title, Chapter, and Section are used if the reference is to an entire Title, Chapter, or Section. Cross-references will include the applicable Title, Chapter, or Section number, followed by the name of the Title, Chapter, or Section in parenthesis (for example, "Chapter 18.02 (Development and Land Use Approval Requirements)"). Within the same section. When a cross-reference is to text within the same section, the name of the division level is used (i.e., Subsection) and the reference "number" starts with the appropriate subsection letter. For example "See Subsection D.2, below," refers to Paragraph 2., of Subsection D., of the same Section. External documents. Provisions of State law that are cited in the Development Code will be referenced by the name of the applicable State Code, and either individual or multiple section numbers (for example, "Government Code Section 65091," "Map Act Section 66749," etc.). The reference will include the abbreviation "et seq." (the Latin "et sequitur," which means "and following") when also referring to all following sections that are relevant to the reference. For example, "Government Code Section 65090 et seq." refers to Section 65090 of the California Government Code, and all the following sections of the Government Code that relate to the same topic. Availability of cited documents. Any external document referenced or cited in the Truckee Development Code, including the Truckee General Plan, Truckee Municipal Code, California Government Code, Subdivision Map Act, and others, is available for review at the offices of the Truckee Community Development Department. Terms The Development Code has been written in a "plain English" style and the meaning is intended to be clear as read. However, it is also a legal document and because of the need for technical terms with specific meanings, the Development Code also provides guidance on how specific terms are used. Article VII (Definitions), defines words that have a specific meaning in the Development Code. Chapter 18.03 (Interpretation of Code Provisions) contains other information on how terms are used in the Development Code. September 2001 6 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE D. Using the Development Code 1. Determining the Zoning Regulations for a Specific Site To determine the zoning regulations applicable to a specific property, you must first find the site on the Truckee Zoning Maps. The Zoning Maps, contained in Appendix 3, will show the zoning applied to the site, and whether the site is subject to any overlay zoning districts or limitations on maximum residential density. After determining the zoning of the property, you use the Development Code to look up all the corresponding regulations. ao Allowed uses and zone-based development standards. Look in Article II (Zoning Districts and Allowable Land Uses) under the applicable zoning district or the Master Use Table in Appendix 2 to determine which land uses are possible on the property, and what type of land use permit is required for each use. Chapter 18.08 covers the residential zoning districts, Chapter 18.12 the commereial and manufacturing districts, and Chapter 18.16 a series of "special purpose" districts. These zoning districts are referred to as a base or primary zoning district. Each chapter contains tables listing land uses allowed in each zoning district, and the permit required for each use. Where the Development Code provides unique standards and requirements for a particular land use (for example, child day care centers, home occupations, etc.), these tables also list the Development Code section where the specific standards can be found. Additional tables describe the basic standards for development in each zoning district: the minimum size for lots proposed in new subdivisions; the maximum allowed residential density; maximum floor area ratio; maximum site coverage; minimum setback/yard requirements; and the maximum height for proposed structures. In some cases, a property in a particular base or primary zoning district may also have an overlay zoning district applied to the property that can limit the land uses normally allowed. For example, a site in the RS (Single Family Residential) zoning district could also be designated within the Snow Avalanche (-SA) overlay district. The requirements of the Snow Avalanche overlay district (Section 18.20.060) will need to be reviewed in addition to those of the base or primary zoning district. be Additional development standards. Look in Article III to find the remaining development standards that apply to proposed uses (in addition to those established for each zoning district in Article II). Each chapter in Article III applies to all development and new land uses within the Town, depending upon the specific land use proposed, the characteristics of the particular site and its location. Each of the chapters in Article III should be reviewed in the following order to find the development standards that apply to a proposed land use. · Chapter 18.30 - General Property Development and Use Standards. September 2001 7 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE This chapter contains sections that each cover one topic, and that apply to most land use types. Each section should be reviewed to determine whether it applies to a particular use. Chapter 18.32 - Affordable Housing. This chapter applies to residential development projects proposing 10 or more housing units that include an affordable housing component. Chapter 18.34 - Flood Plain Management. This chapter applies to development proposed within areas subject to flooding, and carries out the federal requirements for flood safety. Chapter 18.36 - Hillside Development. This chapter establishes requirements for development proposed on property with slopes of 10 percent or greater. Chapter 18.38 - Lake and River/Stream Corridor Development. This chapter establishes requirements for development proposed on parcels which include river or stream frontage, and/or are adjacent to Donner Lake. Chapters 18.40 and 18.42 - Landscape Standards and Design Guidelines. These chapters apply to all land uses and development, and provide standards and guidelines for the planting and installation of landscaping for various types of projects. Chapter 18.44 - Noise. This chapter contains the Town's Noise Ordinance. Chapter 18.46 - Open Space/Cluster Requirements. This chapter applies to all projects and establishes requirements for the preservation of open space. Chapters 18.48 and 18.50 - Parking and Loading Standard and Design Guidelines. These chapters applies to all land uses and development, and provide standards and guidelines for the location and layout of parking facilities for various types of projects. Chapter 18.52 - Rail Corridor Standards. This chapter applies to parcels adjacent to the Union Pacific Railroad right-of-way. Chapters 18.54 and 18.56 - Signs. These chapters contain the Town's sign ordinance and sign design guidelines, and apply to all land uses and development proposing signs. Chapter 18.58 - Standards for Specific Land Uses. The sections in this chapter each provide standards applicable to specific land uses and activities, such as child day care facilities, home occupations, multi-family residential projects, and others. Chapter 18.60 - Surface Mining and Reclamation. This chapter provides standards for surface mining operations and their reclamation, as required by the California Surface Mining and Reclamation Act (SMARA). September 2001 8 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE Chapter 18.62 - Temporary Uses and Events. This chapter provides standards for temporary uses and events, which also require permits in compliance with Chapter 18.80 of the Development Code (Temporary Use Permits). Chapter 18.64 - Truckee-Tahoe Airport Area Restrictions. This chapter applies to parcels in the Aircraft Operations (-AO) overlay district and establishes special height, noise, and land use standards to implement the Airport Comprehensive Land Use Plan. 2. Determining Where a Specific Use May Locate The allowable use tables. To determine in what zones a specific use may be located, first review the Master Use Table in Appendix 2 or the tables on "zoning districts and allowable land uses" in the various chapters of Article II dealing tvith the specific residential, commercial, manufacturing, special purpose, or downtown zoning district that applies to the property in question. The left column of the tables lists the land uses allowed in each zoning district, organized into categories: Agriculture, Resource, and Open Space Uses · Manufacturing and Processing Uses · Recreation, Education, and Public Asse~nbly Uses Residential Uses Retail Trade Uses · Service Uses · Temporary Uses Transportation, Infrastructure, and Communications Uses Under each land use type is a list of the individual land uses that may be allowed in each zoning district. The names of the individual land uses are intended to generally describe each use so that the lists do not need to exhaustively itemize every possible land use that may be allowed. Each land use is then defined in detail in Article VII (Development Code Definitions), with examples of the specific land uses that are included under the general heading. For an example of how this works, review the table of Commercial District Land Uses and Permit Requirements in Development Code Section 18.12.030. The page of the table that lists "Retail Trade Uses" includes "Retail Stores, General Merchandise" as one of the general land uses allowed in the commercial zoning districts. The definition of "Retail Stores, General Merchandise" in Development Code Article VII then lists 30 separate land uses/businesses as examples of those that are considered to be included under the general title of "Retail Stores, General Merchandise". Each of the middle colunms in the tables covers one zoning district, and the rows in the tables corresponding to each land use show whether a particular use may be allowed in the zoning district, and what permit is required to obtain permission for the September 2001 9 TRUCKEE DEVELOPMENT CODE - USER'S GUIDE Co use. A key at the bottom of each page explains the meaning of the symbols found within the tables. The left column of the tables shows whether any unique Development Code standards apply to the particular land use, which are located in Article III under the cited Development Code section. Using the tables. Use the tables by first finding the general type of your land use as described above, and then look down the alphabetical list of specific uses to find your use. If your use cannot readily be found, try to find a use that looks similar, or appears to generally describe your use, and then look up the definition of the land use in Article VII (Development Code Definitions). If your use is not listed in the tables for a particular zoning district, it is prohibited in that zoning district. Checking overlay zone requirements. In some cases, a property in a particular base or primary zoning district may also have an overlay zoning district applied to the property that can limit the land uses normally allowed. For example, a site in the RS (Single Family Residential) zoning district could also be designated within the Snow Avalanche (-SA) overlay district. The requirements of the Snow Avalanche overlay district (Section 18.20.060) will need to be reviewed in addition to those of the base or primary zoning district. Checking specific use standards. In some cases, the standards for specific land uses in Chapter 18.58 of Article III may have the effect of prohibiting a particular land use based on the characteristics of its proposed site. For example, Section 18.58.080.B.8 notes that a proposed large family day care home shall not be located within 300 feet of a parcel with another child day care facility. The left column of the allowable use tables in Article III will show a section number if the Development Code provides unique standards for a particular use. The listed section should be carefully reviewed to determine whether a particular site and project plan can qualify for approval. September 2001 10 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 ............................................................................ 1-3 18.01.030 - Authority, Relationship to General Plan ...............................................................I-4 18.01.040 - Applicability of the Development Code ............................................................... 1-4 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 ...................................... 1-9 18.02.010 - Purpose of Chapter ............................................................................................... I-9 18.02.020 - Requirements for Development and New Land Uses ........................................... 1-9 18.02.030 - Exemptions from Land Use Permit Requirements .............................................. 1-10 18.02.040 - Temporary Uses .................................................................................................. 1-13 18.02.050 - Additional Permits or Approvals May be Required ............................................ 1-13 Chapter 18.03 - Interpretation of Code Provisions ................................................................... I-15 18.03.010 18.03.020 18.03.030 - Purpose of Chapter ............................................................................................. 1-15 - Rules of Interpretation ........................................................................................ I- 15 - Procedu res 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 ................................................................................ I1-3 18.06.030 - Zoning Maps Adopted ......................................................................................... I1-3 18.06.040 - Zoning District Regulations ................................................................................. 11-6 Chapter 18.08 - Residential Zoning Districts .............................................................................. 11-9 18.08.010 - Purpose of Chapter .............................................................................................. I1-9 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 ...................................................... 11-21 September 2001 i Truckee Development Code Contents Chapter 18.12 - Commercial and Manufacturing Zoning Districts ........................................ II-25 18.12.010 - Purpose of Chapter ............................................................................................ 11-25 18.12.020 - Purposes of Commercial and Manufacturing Districts ...................................... II-25 18.12.030 - Commercial and Manufacturing District Land Uses and Permit Requirements II-27 18.12.040 - Commercial and Manufacturing District General Development Standards ....... II-40 18.12.050 - Floor Area Ratio Criteria ................................................................................... 11-43 18.12.060 - Mixed Use Component ...................................................................................... 11-44 18.12.070 - Downtown Commercial District Development Standards ................................. II-44 18.12.080 - Manufacturing District Performance Standards ................................................. II-45 Chapter 18.16 - Special Purpose Zoning Districts .................................................................... 11-47 18.i6.010 18.16.020 18.16.030 18.16.040 18.16.050 18.16.060 18.16.070 18.16.080 - Purpose of Chapter ............................................................................................ II-47 - Purposes of Special Purpose Zoning Districts ................................................... I1-47 - Special Purpose District Land Uses and Permit Requirements .......................... 11-48 - Special Purpose District General Development Standards ................................ 11-54 - RC (Resource Conservation) District Development Standards .......................... II-56 - PC (Planned Community) District Development Standards .............................. II-56 - REC (Recreation) District Development Standards ........................................... 11-56 - DMP (Downtown Master Plan) District Development Standards ..................... II-56 Chapter 18.20 - Overlay Zoning Districts ................................................................................. II-57 18.20.010 - 18.20.020 - 18.20.030 - 18.20.040 - 18.20.050 - 18.20.060 - Purpose of Chapter ............................................................................................ II-57 Applicability ...................................................................................................... I1-57 Airport Operations (-AO) Overlay District ........................................................ I1-57 Historic Preservation (-HP) Overlay District ..................................................... II-58 River Protection (-RP) Overlay District ............................................................. I1-59 Snow Avalanche (-SA) Overlay District ............................................................ 1I-61 Chapter 18.24 - Design Guidelines ............................................................................................. 11-63 18.24.010 - Purpose of Chapter ............................................................................................ II-63 18.24.020 - Applicability ...................................................................................................... I1-63 18.24.030 - Organization ...................................................................................................... 11-63 18.24.040 - General Design Guidelines ................................................................................ 11-64 18.24.050 - Design Guidelines for Specific Land Uses ........................................................ 11-86 Chapter 18.26 - Historic Preservation Design Guidelines ...................................................... 11-103 18.26.010 18.26.020 18.26.030 18.26.040 18.26.050 18.26.060 - Purpose of Chapter .......................................................................................... II-103 - Applicability .................................................................................................... II-103 - Building Design Guidelines ............................................................................. 11-103 - Lighting .......................................................................................................... I1-106 - Signs ............................................................................................................... 11-106 - Landscaping .................................................................................................... II- 107 September 2001 ii Truckee Development Code Contents 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 - 18.30.040 - 18.30.050 - 18.30.056 - 18.30.060 - 18.30.070 - 18.30.080 - 18.30.090 - 18.30.100 - 18.30.110- 18.30.120 - 18.30.130- 18.30.140 - 18.30.150 - 18.30.160 - 18.30.170 - Air Emissions ..................................................................................................... III-9 Archeological/Cultural Resources ................................................................... III- 10 Drainage and Storm Water Runoff .................................................................. Ili-12 Easements ........................................................................................................ III- 15 Exterior Lighting ............................................................................................. Ili-15 Fences, Walls, and Hedges .............................................................................. Ili-17 Grading and Vegetation Removal .................................................................... 111-21 Height Measurement and Height Limit Exceptions ......................................... III-21 Property Maintenance ...................................................................................... Ili-24 Screening and Buffer ....................................................................................... III-26 Setback Requirements and Exceptions ............................................................ II1-27 Snow Storage ................................................................................................... 111-37 Solar Access and Solar Equipment Guidelines ................................................ III-38 Solid Waste/Recyclable Materials Storage ...................................................... III-39 Undergrounding of Utilities ............................................................................. 111-41 Vibrations ........................................................................................................ III-42 Chapter 18.32 - Affordable Housing ........................................................................................ III-43 18.32.010 - Purpose of Chapter .......................................................................................... III-43 18.32.020 - Eligibility for Bonus and Incentives ................................................................ Ill-43 18.32.030 - Types of Bonuses and Incentives Allowed ...................................................... Ili-44 18.32.040 - Continued Availability ..................................................................................... Ili-45 18.32.050 - Location of Bonus Units .................................................................................. Ill-45 18.32.060 - Processing of Bonus and Incentive Requests ................................................... 111-45 18.32.070 - Priority Processing of Affordable Housing Projects ........................................ Ill-46 18.32.080 - Findings for Denial of Affordable Housing Projects ....................................... Ill-46 Chapter 18.34 - Flood Plain Management ............................................................................... 111-47 18.34.010 18.34.020 18.34.030 18.34.040 18.34.050 18.34.060 18.34.070 18.34.080 18.34.090 - Purpose of Chapter .......................................................................................... II1-47 - Applicability .................................................................................................... III-48 - Definitions ....................................................................................................... II1-48 - Warning and Disclaimer of Liability ............................................................... III-50 - Variance Required ........................................................................................... Ill-51 - General Provisions ........................................................................................... III-51 - Provisions for Flood Hazard Reduction ........................................................... III-52 - Consideration for Variances ............................................................................. 111-54 - Conditions for Variance Issuance .................................................................... 111-56 Chapter 18.36 - Hillside Development Standards ................................................................... III-57 18.36.010 18.36.020 18.36.030 18.36.040 - Purpose of Chapter .......................................................................................... III-57 - Applicability .................................................................................................... iii-57 - Application Content ......................................................................................... 111-58 - Standards for Hillside Development ................................................................ III-58 September 2001 iii Truckee Development Code Contents 18.36.050 - Design Criteria for Hillside Development ....................................................... III-60 18.36.060 - Criteria for Use Permit Approval ..................................................................... III-64 Chapter 18.38 - Lake and River/Stream Corridor Development .......................................... III-65 18.38.010 18.38.020 18.38.030 18.38.040 18.38.050 Purpose of Chapter .......................................................................................... III-65 Applicability .................................................................................................... III-65 Application Content ......................................................................................... III-65 River and Stream Development Standards ...................................................... III-66 Donner Lake Development Standards ............................................................. III-68 Chapter 18.40 - Landscape Standards ..................................................................................... Ill-71 18.40.010 - Purpose of Chapter .......................................................................................... III-71 18.40.020 - Applicability ................................................................................................... III-71 18.40.030 - Landscape Plan Requirements ......................................................................... II1-71 18.40.040 - Site Landscaping Requirements ....................................................................... III-72 18.40.050 - Landscape Standards ........................................................................................ III-74 Chapter 18.42 - Landscape Design Guidelines ........................................................................ III-79 18.42.010 18.42.020 18.42.030 18.42.040 18.42.050 18.42.060 18.42.070 18.42.080 - Purpose of Chapter .......................................................................................... III-79 - Applicability .................................................................................................... III-79 - General Guidelines .......................................................................................... III-79 - Landscaping Along Streets .............................................................................. III-81 - Project Entry Landscaping ............................................................................... II1-81 - Pedestrian Area Landscaping ........................................................................... III-82 - Installation of Landscaping .............................................................................. III-82 - Recommended Plant Materials ........................................................................ III-83 Chapter 18.44 - Noise ................................................................................................................ III-95 18.44.010 18.44.020 18.44.030 18.44.040 18.44.050 18.44.060 18.44.070 Purpose of Chapter .......................................................................................... III-95 Noise Complaints ............................................................................................. III-95 Noise Measurement Criteria ............................................................................ Iii-96 Exterior Noise Standards ................................................................................. III-96 Residential Interior Noise Standards ................................................................ III-98 Prohibited Acts ................................................................................................ III-99 Exceptions ..................................................................................................... III-100 Chapter 18.46 - Open Space/Cluster Requirements ............................................................. III-103 18.46.010 - Purpose of Chapter ........................................................................................ III-103 18.46.020 - Applicability .................................................................................................. 111-103 18.46.030 - Cluster Development ..................................................................................... 111-103 18.46.040 - Wetlands ........................................................................................................ III- 104 18.46.050 - Minimum Open Space Requirements ............................................................ II1-105 18.46.060 - Open Space Standards ................................................................................... 1II-107 18.46.070 - Scenic Corridor Standards ............................................................................. II1-108 September 2001 iv Truckee Development Code Contents Chapter 18.48 - Parking and Loading Standards ................................................................. III-11 i 18.48.010 - 18.48.020 - 18.48.030 - 18.48.040 - 18.48.050 - 18.48.060 - 18.48.070 - 18.48.080 - 18.48.090 - 18.48.100 - 18.48.110 - Purpose of Chapter ........................................................................................ III-I 11 Applicability .................................................................................................. III-111 General Parking and Loading Regulations .................................................... III-112 Number of Parking Spaces Required ............................................................. III-112 Adjustments to Off-Street Parking Requirements .......................................... II1-120 Disabled/Handicapped Parking Requirements ............................................... III- 121 Development Standards for Off-Street Parking ............................................. III-121 Driveways and Site Access ............................................................................ 1II-126 Bicycle Parking and Support Facilities .......................................................... III-128 Off-Street Loading Space Requirements ....................................................... 1II-129 Downtown Off-Site Parking .......................................................................... IIi-131 Chapter 18.50 - Parking Design Guidelines .......................................................................... III-133 18.50.010 - 18.50.020 - 18.50.030 - 18.50.040 - 18.50.050 - 18.50.060 - Purpose of Chapter ........................................................................................ III-133 Applicability .................................................................................................. 1II-133 General Parking Guidelines ........................................................................... 111-134 Access and Circulation .................................................................................. III-134 Parking Lot Design ........................................................................................ 1II-135 Pedestrian Connections .................................................................................. III- 137 Chapter 18.52 - Rail Corridor Standards ............................................................................. III-139 18.52.010 - 18.52.020 - 18.52.030 - 18.52.040 - Purpose of Chapter ........................................................................................ 111-139 Applicability .................................................................................................. III- 139 Land Use Limitations ..................................................................................... III-139 Additional Uses ............................................................................................. II1-140 Chapter 18.54 - Signs .............................................................................................................. III-141 18.54.010 - Purpose of Chapter ........................................................................................ II1-141 18.54.020 - Applicability .................................................................................................. III- 141 18.54.030 - Sign Plan Review Requirements .................................................................... III-142 18.54.040 - Comprehensive Sign Program ....................................................................... III-145 18.54.050 - Prohibited Signs ............................................................................................. II1-147 18.54.060 - General Requirements for All Signs ............................................................. III-148 18.54.070 - Standards for Specific Types of Signs ........................................................... III-150 18.54.080 - Sign Standards by Zoning District ................................................................. III-156 18.54.090 - Nonconforming or Abandoned Signs ........................................................... III-176 Chapter 18.56 - Sign Design Guidelines ................................................................................ III-177 18.56.010 18.56.020 18.56.030 - Purpose of Chapter ........................................................................................ III-177 - Applicability .................................................................................................. Ili-177 - Sign Guidelines .............................................................................................. 111-177 Chapter 18.58 - Standards for Specific Land Uses ............................................................... 111-185 18.58.010 - Purpose of Chapter ........................................................................................ III-185 18.58.020 - Applicability .................................................................................................. 111-185 September 2001 v Truckee Development Code Contents 18.58.030 - Accessory Retail Uses .................................................................................... III-186 18.58.040 - Accessory Uses -- General Standards ........................................................... III- l 86 18.58.050 - Adult Entertainment Establishments .............................................................. II1-187 18.58.060 - Animal Raising and Keeping ......................................................................... III-190 18.58.070 - Bed and Breakfast Inns .................................................................................. Ili-191 18.58.080 - Child Day Care Facilities ............................................................................... III-192 18.58.090 - Churches and Fraternal Organizations ........................................................... III-195 18.58.100 - Detached Living Areas .................................................................................. Ili-196 18.58.110 - Drive-In and Drive-Through Facilities .......................................................... III-198 18.58.114 - Electrical Utility Facilities ............................................................................. III-199 18.58.120 - Home Occupations ......................................................................................... III-201 18.58.130 - Live/Work (Loft) Standards ........................................................................... III-203 18.58.140 - Mixed-Use Development ............................................................................... III-204 18.58.150 - Mobile Home Parks and Subdivisions ........................................................... Ill-206 18.58.160 - Mobile Home or Recreational Vehicle--Temporary During Construction ... III-208 18.58.170 - Mobile Homes On Permanent Foundation Systems ...................................... III-208 18.58.180 - Multi-Family Residential Projects ................................................................. 1II-209 18.58.190 - Outdoor Display and Sales Standards ............................................................ 111-211 18.58.200 - Outdoor Storage and Work Areas .................................................................. Ill-214 18.58.210 - Recycling Facilities ........................................................................................ 111-215 18.58.220 - Residential Accessory Uses and Structures .................................................... III-219 18.58.230 - Secondary Residential Units .......................................................................... 111-222 18.58.240 - Senior Citizen Projects ................................................................................... III-224 18.58.250 - Telecommunications Facilities ....................................................................... Ili-226 Chapter 18.60 - Surface Mining and Reclamation Standards ............................................. Ill-231 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 - Purpose of Chapter ........................................................................................ III-231 - State Standards ............................................................................................... II1-232 - Applicability .................................................................................................. III-232 - Vested Rights ................................................................................................. II1-234 - Process ........................................................................................................... 1II-234 18.60.060 - Standards for Reclamation ............................................................................. III-236 18.60.070 - Statement of Responsibility ........................................................................... Ill-237 18.60.080 - Findings for Approval .................................................................................... Ill-237 18.60.090 - Financial Assurances ..................................................................................... III-238 ! 8.60.100 - Interim Management Plans ............................................................................ Ill-240 18.60.110 - Annual Report Requirements ......................................................................... III-241 18.60.120 - Inspections ..................................................................................................... III-241 18.60.130 - Violations and Penalties ................................................................................. 1II-241 18.60.140 - Appeals .......................................................................................................... III-242 18.60.150 - Fees ................................................................................. ~ .............................. 111-242 18.60.160 - Mineral Resource Protection .......................................................................... 1II-242 Chapter 18.62 - Temporary Uses and Events ....................................................................... 111-245 18.62.010 18.62.020 18.62.030 18.62.040 18.62.050 18.62.060 - Purpose of Chapter ........................................................................................ Ili-245 - Applicability .................................................................................................. III-245 - Exempt Temporary Uses and Events ............................................................. III-246 - General Requirements for All Temporary Uses ............................................. 1II-246 - Requirements for Specific Temporary Uses and Events ................................ 111-248 - Conditions of Approval ................................................................................. III-249 September 2001 vi Truckee Development Code Contents Chapter 18.64 - Truckee-Tahoe Airport Area Restrictions ................................................. III-251 18.64.010 18.64.020 18.64.030 18.64.040 18.64.050 18.64.060 18.64.070 18.64.080 - Purpose of Chapter ........................................................................................ III-251 - Applicability .................................................................................................. II1-251 - Definitions ..................................................................................................... 111-251 - Airport Height Zones and Height Limits ....................................................... 1II-252 - Airport Safety Restriction Areas .................................................................... III-254 - Airport Noise Zones ....................................................................................... Ili-257 - Subdivisions ................................................................................................... III-258 - Nonconforming Uses and Structures .............................................................III-258 Article IV - Land Use and Development Permit Procedures Chapter 18.70 - Applications, Processing, and Fees ................................................................. IV-5 18.70.010 18.70.020 18.70.030 18.70.040 18.70.050 18.70.060 18.70.070 18.70.080 18.70.090 - Purpose of Article .............................................................................................. IV-5 - Authority for Land Use and Zoning Decisions .................................................. IV-5 - Concurrent Permit Processing ............................................................................ IV-5 - Application Preparation and Filing .................................................................... IV-7 - Application Fees ................................................................................................ IV-8 - Initial Application Review/Environmental Assessment ..................................... IV-8 - Application Review and Decision ...................................................................... IV-9 - Appeals .............................................................................................................. IV-9 - Post Approval Procedures .................................................................................. IV-9 Chapter 18.72 - Zoning Clearance ........................................................................................... IV-11 18.72.010 - 18.72.020 - 18.72.030 - 18.72.040 - Purpose of Chapter .......................................................................................... IV-11 Applicability .................................................................................................... IV- 11 Review and Decision ....................................................................................... IV-11 Conditions of Approval ................................................................................... IV- 13 Chapter 18.74 - Development Permits ..................................................................................... IV-15 18.74.010 18.74.020 18.74.030 18.74.040 Purpose of Chapter .......................................................................................... IV-15 Applicability .................................................................................................... IV-15 Findings and Decision ..................................................................................... IV-16 Conditions of Approval ................................................................................... IV- 17 Chapter 18.76 - Use Permits and Minor Use Permits ............................................................. IV-19 18.76.010 - Purpose of Chapter .......................................................................................... IV- 19 18.76.020 - Applicability .................................................................................................... IV- 19 18.76.030 - Findings and Decision ..................................................................................... IV-20 18.76.040 - Conditions of Approval ................................................................................... IV-21 Chapter 18.77 - Historic Design Review .................................................................................. IV-23 18.77.010 - Purpose of Chapter .......................................................................................... IV-23 18.77.020 - Applicability of Historic Design Review ......................................................... IV-23 18.77.030 - Historic Design Review Procedures .................................................................IV-23 September 2001 vii Tmckee Development Code Contents 18.77.040 18.77.050 18.77.060 - Findings and Decision for Certificate of Appropriateness ............................... IV-25 - Conformance to Plans ...................................................................................... IV-25 - Certificate of Economic Hardship .................................................................... IV-26 Chapter 18.78 -Planned Developments ................................................................................... IV-29 18.78.010 - Purpose of Chapter .......................................................................................... IV-29 18.78.020 - Applicability .................................................................................................... IV-29 18.78.030 - Application Filing ............................................................................................ IV-30 18.78.040 - Findings and Decision ..................................................................................... IV-30 18.78.050 - Conditions of Approval ................................................................................... IV-31 Chapter 18.80 - Temporary Use Permits ................................................................................. IV-33 18.80.010 18.80.020 18.80.030 18.80.040 18.80.050 Purpose of Chapter .......................................................................................... IV-33 Applicability .................................................................................................... IV-33 Findings and Decision ..................................................................................... IV-33 Conditions of Approval ................................................................................... IV-34 Post Approval Procedures ................................................................................ IV-34 Chapter 18.82 - Variances and Historic Variances ................................................................. IV-35 18.82.010 - Purpose of Chapter .......................................................................................... IV-35 18.82.020 - Applicability .................................................................................................... IV-35 18.82.030 - Findings and Decision ..................................................................................... IV-36 18.82.040 - Conditions of Approval ................................................................................... IV-37 18.82.050 - Historic Variances ............................................................................................ IV-37 Chapter 18.83 - Demolition Review ......................................................................................... IV-39 18.83.010 18.83.020 18.83.030 18.83.040 - Purpose of Chapter .......................................................................................... IV-39 - Applicability of Demolition Review ................................................................ IV-39 - Demolition Review Procedures ....................................................................... IV-39 - Findings and Decision .................................................................................... IV-40 Chapter 18.84 - Permit Implementation, Time Limits, and Extensions ...............................IV-41 18.84.010 18.84.020 18.84.030 t8.84.040 18.84.050 - Purpose of Chapter .......................................................................................... IV-41 - Effective Date of Permits ................................................................................. IV-41 - Applications Deemed Approved ...................................................................... IV-42 - Performance Guarantees .................................................................................. IV-42 - Time Limits, Phasing, and Extensions ............................................................. IV-42 18.84.060 - Time Extensions for Building Permits ............................................................. IV-44 18.84.070 - Changes to an Approved Project ...................................................................... IV-44 18.84.080 - Resubmittals .................................................................................................... IV-45 18.84.090 - Covenants of Easement .................................................................................... IV-45 Chapter 18.86 - Lot Line Adjustments .................................................................................... IV-47 18.86.010 - t8.86.020 - 18.86.030 - Purpose of Chapter .......................................................................................... IV-47 Applicability .................................................................................................... 1V-47 Adjustment Application and Processing .......................................................... IV-47 September 2001 viii Truckee Development Code Contents 18.86.040 18.86.050 18.86.060 18.86.070 - Lot Line Adjustment Standards ....................................................................... IV-47 - Approval or Denial of Adjustment .................................................................. IV-48 - Conditions of Approval ................................................................................... IV-48 - Completion of Adjustment ............................................................................... IV-49 Chapter 18.88 - Vacations ......................................................................................................... IV-51 18.88.010 18.88.020 18.88.030 - Purpose of Chapter .......................................................................................... IV-51 - Applicability .................................................................................................... IV-51 - Findings and Decision ..................................................................................... IV-51 Article V - Subdivisions Chapter 18.90 - Subdivision Map Approval Requirements ...................................................... V-5 18.90.010 18.90.020 18.90.030 18.90.040 18.90.050 18.90.060 18.90.070 18.90.080 - Title ..................................................................................................................... V-5 - Purpose of Article ............................................................................................... V-5 - Applicability ....................................................................................................... V-5 - Exemptions from Subdivision Approval Requirements ..................................... V-6 - Review Authority for Subdivision Applications ................................................. V-8 - Exceptions to Subdivision Standards .................................................................. V-8 - Violations and Enforcement ............................................................................... V-9 - Notice of Judicial Challenge ............................................................................... V-9 Chapter 18.92 - Subdivision Design and Improvement ........................................................... V-11 18.92.010 - 18.92.020 - 18.92.030 - 18.92.040 - 18.92.050 - 18.92.060 - 18.92.070 - 18.92.080 - 18.92.090 - 18.92.095 18.92.100 18.92.110 18.92.120 Purpose of Chapter ........................................................................................... V-11 Applicability of Design and Improvement Standards ....................................... V-11 Access, Circulation, Streets .............................................................................. V-12 Energy Conservation and Solar Access ............................................................ V-15 Fire Hydrants .................................................................................................... V-16 Grading, Erosion and Sediment Control ........................................................... V-16 Major Structures ............................................................................................... V-16 Monuments ....................................................................................................... V-16 Parcel and Block Design ................................................................................... V-16 - Parks and Recreation ........................................................................................ V-16 - Public Utilities and Utility Easements .............................................................. V-17 - Residential Density ........................................................................................... V-18 - Sewage Disposal ............................................................................................... V-18 18.92.130 - Street Lighting .................................................................................................. V-18 18.92.140 - Street Names ..................................................................................................... V-18 18.92.150 - Storm Drainage and Watercourses ....................................................................V-19 18.92.160 - Traffic Safety Devices ...................................................................................... V-20 18.92.170 - Water Supply .................................................................................................... V-20 18.92.180 - Zoning Standards .............................................................................................. V-20 Chapter 18.94 - Residential Subdivision Design Guidelines ................................................... V-21 18.94.010 18.94.020 18.94.030 18.94.040 - Purpose of Chapter ........................................................................................... V-21 - Applicability ..................................................................................................... V-21 - Development Context and Continuity ..............................................................V-21 - Project Site Planning ......................................................................................... V-23 September 2001 ix Truckee Development Code Contents 18.94.050 - Energy Conservation and Solar Orientation ..................................................... V-25 18.94.060 - Pedestrian and Vehicular Circulation ................................................................V-27 Chapter 18.96 - Tentative Map Filing and Processing ............................................................ V-29 18.96.010 18.96.020 18.96.030 18.96.040 18.96.050 18.96.060 18.96.070 18.96.080 18.96.090 18.96.100 18.96.110 18.96.120 18.96.130 18.96.140 18.96.150 18.96.160 - Tentative Map Preparation, Application Contents ............................................ V-29 - Tentative Map Filing, Initial Processing ........................................................... V-29 - Evaluation of Application ................................................................................. V-3 l - Review and Decision ........................................................................................ V-32 - Tentative Map Public Hearings ......................................................................... V-32 - Tentative Map Approval or Denial ................................................................... V-33 - Conditions of Approval .................................................................................... V-35 - Appeal ............................................................................................................... V-36 - Effective Date of Tentative Map Approval ....................................................... V-36 - Changes to Approved Tentative Map or Conditions ......................................... V-36 Completion of Subdivision Process .................................................................. V-37 Vesting Tentative Maps .................................................................................... V-38 Tentative Map Time Limits .............................................................................. V-40 Expiration of Approved Tentative Map ............................................................ V-40 Extensions of Time for Tentative Maps ............................................................ V-40 Applications Deemed Approved ....................................................................... V-41 Chapter 18.98 - Parcel Maps and Final Maps ......................................................................... V-43 18.98.010 - Purpose of Chapter ........................................................................................... V-43 18.98.020 - Parcel Maps ...................................................................................................... V-43 18.98.030 - Waiver of Parcel Map ....................................................................................... V-43 18.98.040 - Parcel Map Form and Content .......................................................................... V-45 18.98.050 - Filing and Processing of Parcel Maps ............................................................... V-45 18.98.060 18.98.070 18.98.080 18.98.090 18.98.100 18.98.110 18.98.120 18.98.130 18.98.140 - Parcel Map Approval ........................................................................................ V-46 - Final Maps ........................................................................................................ V-47 - Final Map Form and Content ............................................................................ V-47 - Filing and Processing of Final Maps ................................................................. V-47 - Final Map Approval .......................................................................................... V-47 - Supplemental Information Sheets ..................................................................... V-49 - Recordation of Maps ......................................................................................... V-49 - Effect of Recorded Map .................................................................................... V-50 - Amendments to Recorded Maps ....................................................................... V-50 Chapter 18.100 - Condominiums and Condominium Conversion ......................................... V-51 ! 8.100.010 - Purpose of Chapter ......................................................................................... V-51 18.100.020 - Applicability ................................................................................................... V-51 18.100.030 - Condominiums ................................................................................................ V-51 18.100.040 - Condominium Conversions ............................................................................V-52 Chapter 18.102 - Certificates of Compliance ........................................................................... V-55 18.102.010- 18.102.020- 18.102.030 - Purpose of Chapter ......................................................................................... V-55 Applicability ................................................................................................... V-55 Application Contents ...................................................................................... V-55 September 2001 x Truckee Development Code Contents 18.102.040 - Review and Approval ..................................................................................... V-55 18. 102.050 - Conditional Certificates of Compliance .......................................................... V-56 Chapter 18.104 - Reversions to Acreage ................................................................................... V-59 18.104.010- 18.104.020- 18.104.030- 18.104.040- 18.104.050- Purpose and Applicability ............................................................................... V-59 Application and Processing ............................................................................. V-59 Findings for Approval of Reversions .............................................................. V-59 Conditions of Approval for Reversions ..........................................................V-60 Final Map Contents ......................................................................................... V-60 Chapter 18.106 - Dedications, Exactions, Reservations, Easements ...................................... V-61 18.106.010 - Purpose of Chapter ......................................................................................... V-61 18.106.020 - Applicability ................................................................................................... V-61 18.106.030 - Findings Required for Dedications and Exactions .......................................... V-61 18.106.040 - Right-of-Way Dedications .............................................................................. V-61 18.106.050 - Access to the Truckee River and Donner Lake ............................................... V-62 18.106.060 - Reservations of Land for Public Uses ............................................................. V-63 18.106.070 - Easements ....................................................................................................... V-63 Chapter 18.108 - Improvement Plans and Agreements .......................................................... V-65 18.108.010 - Purpose of Chapter ......................................................................................... V-65 18.108.020 - Improvement Plans ......................................................................................... V-65 18.108.030 - Installation of Improvements .......................................................................... V-66 18.108.040 - improvement Agreements and Security .......................................................... V-67 Chapter 18.110 - Surveys and Monuments .............................................................................. V-71 18.110.010 - Purpose o£ Chapter ......................................................................................... V-71 18.110.020 - Survey Procedure and Practice ....................................................................... V-71 18.110.030 - Monuments ..................................................................................................... V-72 18.110.040 - Survey Information on Final or Parcel Map ................................................... V-73 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-5 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 - Restrictions on Nonconforming Uses and Structures .................................... VI-10 18.130.040 - Elimination of Nonconforming Uses (By Use) .............................................. VI- 14 September 2001 xi Truckee Development Code Contents 18.130.050 18.130.060 [8.130.070 18.130.080 18.130.090 18.130.100 18.130.110 - Single Family Dwelling Unit Exemption ....................................................... VI-14 - Multi-Family Dwelling Unit Exemption ........................................................ VI-15 - Nonconforming Parcels ................................................................................. VI-15 - Conformity of Uses Requiring Use Permits ................................................... VI-16 - Extensions of Time for Discontinuance .........................................................VI-16 - Unlawful Uses and Structures ........................................................................ VI-16 - Nuisance Abatement ...................................................................................... VI-17 Chapter 18.140 - Appeals .......................................................................................................... VI-19 18.140.010 18.140.020 18.140.030 Purpose of Chapter ........................................................................................ VI-19 Allowable Appeals ......................................................................................... VI-19 Filing and Processing of Appeals .................................................................. VI-20 Chapter 18.150 - Development Agreements ............................................................................ VI-23 18.150.010- 18.150.020- 18.150.030- 18.150.040- 18.150.050- 18.150.060- Purpose of Chapter ........................................................................................ VI-23 Application .................................................................................................... VI-23 Public Hearings .............................................................................................. VI-24 Findings and Decision ................................................................................... VI-25 Content of Development Agreement ............................................................. VI-25 Execution and Recordation ............................................................................ VI-26 18.150.070 - Environmental Review .................................................................................. VI-27 18.150.080 - Periodic Review ............................................................................................. VI-27 18.150.090 - Amendments to an Approved Development Agreement ............................... VI-27 18.150.100 - Effect of Development Agreement ................................................................ VI-27 18.150.110 - Approved Development Agreements ............................................................. VI-28 Chapter 18.160 - General Plan, Zoning Map, and Development Code Amendments ......... VI-29 18.160.010 18.160.020 18.160.030 18.160.040 18.160.050 - Purpose of Chapter ........................................................................................ VI-29 - Initiation of Amendments .............................................................................. VI-29 - Notice and Hearing ........................................................................................ VI-29 - Commission's Action on Amendments ......................................................... VI-30 - Council's Action on Amendments ................................................................. VI-28 18.160.060 - Findings for Amendments ............................................................................. VI-30 18.160.070 - Conditional Rezonings ................................................................................... VI-31 Chapter 18.170 - Specific Plans ................................................................................................ VI-33 18.170.010 - Purpose of Chapter ........................................................................................ VI-33 18.170.020 - Specific Plan Preparation and Content ........................................................... VI-33 18.170.030 - Filing and Processing ..................................................................................... VI-34 18.170.040 - Adoption of Specific Plan .............................................................................. VI-35 18.170.050 - Implementation, Amendments ....................................................................... VI-35 Chapter 18.174 - Master Plans ................................................................................................. VI-37 18.174.010 - Purpose of Chapter ........................................................................................ VI-37 18.174.020 - Master Plan Preparation and Content ............................................................. VI-37 [ 8.174.030 - Filing and Processing ..................................................................................... VI-38 18.174.040 - Adoption of Master Plan ................................................................................ VI-39 September 2001 xii Truckee Development Code Contents 18.174.050 - Land Uses and Densities ................................................................................ VI-39 18.174.060 - Findings and Decision ................................................................................... VI-39 t 8.174.070 - Amendments .................................................................................................. VI-40 Chapter 18.180 - Public Hearings ............................................................................................ VI-41 18.180.010 - Purpose of Chapter ........................................................................................ VI-41 18.180.020 - Notice of Hearing ........................................................................................... VI-41 18.180.030 - Notice of Decision - Zoning Administrator ................................................... VI-42 18.180.040 - Notice of Decision - Commission .................................................................. VI-42 18.180.050 - Effective Date of Decision ............................................................................. VI-43 18.180.060 - Recommendation by Commission ................................................................. V1-43 18.180.070 - Notice of Decision - Council ......................................................................... VI-43 Chapter 18.190 - Revocations and Modifications ................................................................... VI-45 18.190.010 18.190.020 18.190.030 - Purpose of Chapter ........................................................................................ VI-45 - Hearings and Notice ....................................................................................... VI-45 - Review Authority Action ............................................................................... VI-45 Chapter 18.200 - Enforcement ................................................................................................. VI-47 18.200.010 18.200.020 18.200.030 18.200.040 18.200.050 - Purpose of Chapter ........................................................................................ VI-47 - Authority to Issue Citations ........................................................................... VI-47 - Remedies are Cumulative .............................................................................. VI-47 - Inspection ....................................................................................................... VI-48 - Initial Enforcement Action ............................................................................ VI-48 18.200.060 - Violations ....................................................................................................... VI-52 18.200.070 - Legal Remedies .............................................................................................. VI-53 18.200.080 - Recovery of Costs .......................................................................................... VI-55 Article VII - Development Code Definitions Chapter 18.220 - Definitions, Glossary ................................................................................... VII-3 18.220.010 - Purpose of Chapter ....................................................................................... VII-3 18.220.020 - Definitions of Specialized Terms and Phrases .............................................. VII-3 Tables Table 2-1 - Zoning Districts ............................................................................................................ I1-4 Table 2-2 - Allowed Uses and Permit Requirements for Residential Zoning Districts ................. 11-12 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 - Allowed Uses and Permit Requirements for Commercial and Manufacturing Districts ................................................................................................................ I1-28 Table 2-7 - Allowed Uses and Permit Requirements for Downtown Commercial and Manufacturing Districts ........................................................................................ II-34 Table 2-8 - Commercial and Manufacturing District General Development Standards ................ 11-40 September 2001 xiii Truckee Development Code Contents Table 2-9 - Allowed Uses and Permit Requirements for Special Purpose Districts ...................... 11-50 Table 2-10 - Special Purpose District General Development Standards ........................................ 11-54 Table 3-1 - Height Limits for Fences, Walls, and Hedges ........................................................... III-18 Table 3-2 - Allowed Projections into Setbacks ........................................................................... Ill-32 Table 3-3 - Required Setbacks-Residential Accessory Uses and Structures ................................ III-34 Table 3-4 - Multi-Family Solid Waste Storage Area Requirements ............................................ III-40 Table 3-5 - Commercial Solid Waste Storage Area Requirements .............................................. III-40 Table 3-6 - Required Mix of Plant Materials ............................................................................... 1II-75 Table 3-7 - Table 3-8 - Table 3-9 - Table 3-10 Table 3-11 Table 3-12 Table 3-13 Table 3-14 Table 3-15 Table Table Table Table Recommended Plant Materials ................................................................................. III-84 Noise Standard by Receiving Land use .................................................................... III-97 Minimmn Open Space Area .................................................................................... 111-106 - Parking Requirements by Land Use ...................................................................... III-114 - Minimum Parking Stall and Lot Dimensions for Residential Uses ....................... II1-122 - Minimum Parking Stall and Lot Dimensions for Non-Residential Uses .............. III-123 - Required Loading Spaces ..................................................................................... III-130 - Maximum Allowable Animals .............................................................................. 111-190 - Maximum Site Coverage (Churches and Fraternal Organizations) ....................... Ili-196 3-16 - Permit Require~nents for Recycling Facilities ....................................................... 111-215 3-17 - Cumulative Size of Accessory Structures ............................................................. 111-222 3-18 - Criteria for Parking Reductions (Senior Citizen Projects) .................................... Ill-224 3-19 - Minimum Floor Area for Residential Units (Senior Citizen Projects) .................. II1-225 Table 4-1 - Review Authority ........................................................................................................ IV-6 Table 6-1 - Nonconforming Uses and Structures ........................................................................ VI-1 ! September 2001 xiv