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Appeal of a Zoning Administrator action 97-100/CUP
• • 7 / TOWN OP rhJClE DATE: February 19, 1998 TO: Honorable Mayor and Town Council FROM: Tony Lashbrook, Community Development Director SUBJEC : Appeal of a Zoning Administrator action to approve land use application 97- 100/CUP; Carl Granger,Property Owner. AGENDA ITEM: �I / APPROVED BY: RECOMMENDATION: Uphold the Zoning Administrator's action to approve the conditional use permit application based upon the findings and subject to the conditions of approval acted upon by the Zoning Administrator and attached to this staff report. BACKGROUND: In April, 1997 the town staff initiated ,a comprehensive code enforcement effort in response to numerous illegal second residential unit complaints submitted to the Community Development Department. The initial code enforcement notification provided two options for the confirmed violators: (i)agree in writing to discontinue use of the unit pending approval of the second unit through the revised process / standards contained within the upcoming Zoning Ordinance or (ii) submit the appropriate land use application subject-to the current process/standards. On December 10, 1997 the Zoning Administrator considered and approved the Granger conditional use permit application submitted in response to this April, 1997 code enforcement effort. The Zoning Administrator acted to approve the permit application subject to a number of conditions intended to ensure conformance with the applicable development standards and to address public comment provided at the hearing. This action by the Zoning Administrator to approve the conditional use permit application is the basis of this appeal hearing. • DISCUSSION: Basis of the Appeal The appellant and neighboring property owner, Calvin and Eileen Boyes, has filed an appeal of the . February 19,1998 97-100/CUP,Granger—Appeal Page 2 Zoning Administrator's decision to approve this project based upon the small size of the existing lots, high density of the subdivision, and lack of adequate infrastructure to serve the existing residents of the subdivision. The appeal application specifically references the inadequacy of the current roadways, snow removal, fire protection, water/sewer service, parking, and drainage. Many comments from property owners within the immediate area have been submitted in opposition to approval of the second unit and substantially parallel the basis of the appeal. A detailed description of the appeal has been prepared by the appellant and attached to this staff report. Current Development Standards The current Zoning Ordinance permits the establishment of second residential dwelling units without restriction (ie: age or disability) subject to the approval of a conditional use permit. Approval of a conditional use permit is contingent upon the applicant demonstrating consistency with specific development standards applicable to second residential units and a finding by the hearing body of the project satisfying these requirements. The current second unit development standards regulate the size and use of the unit,require minimum parking/driveway improvements, and ensure the availability of water/sewer service. Additionally, as a conditional use permit application the hearing body must find the project to be consistent with the General Plan (see GP discussion within ZA staff report), to be compatible with the surrounding community, and to have adequate vehicular access to the project site. The Zoning Administrator acted to find the project consistent with the second unit development standards and mandatory conditional use permit findings as recommended by staff. The current development standards do not provide specific minimum infrastructure requirements in support of a second unit,providing staff,responsible service providers, and the Zoning Administrator discretion in determining the adequacy of the existing infrastructure improvements. Lacking specific infrastructure standards,the minimum infrastructure improvements required for single family residential construction • on an existing parcel are applied to the review of second unit proposals. Staff review of the additional traffic volumes associated with the second unit and discussion with the Truckee Fire Protection District determined no significant impact to the current carrying capacity of the roadways serving the second unit or ability to provide adequate fire protection service. No additional concern has been expressed by any responsible emergency service provider. The existing infrastructure was determined to adequately accommodate the cumulative,impact of this and potential future second units within the area. FISCAL IMPACT: None Identified COMMUNICATION: Notification of this appeal hearing was sent to all concerned parties and neighboring properties within 300 feet from the subject property boundary. Notice of this hearing was published within the February 5, 1998 Sierra Sun. Comments generated from these public notifications are attached to this staff report. ATTACHMENTS: 1. Appeal Application and Description • February 19,1998 97-100/CUP,Granger—Appeal Page 3 2. Public comment letters, including: • Farinha • Tanghetti • Thomas • Baumsteiger(two comment letters • Arrigo —one from ZA meeting) • Smith • Crowl (two comment letters—one • Eakin from ZA meeting) • • Frates • Boyes (Appellant — ZA comment • Cartney "' letter) • Elespuru 3. 97-100/CUP Final Conditions of Approval 4. December 10, 1997 Zoning Administrator Meeting Minutes 5. December 10, 1997 Zoning Administrator Staff Report • . • .....__ _ :lit_ c.. ., • : : , ::APPEAL REQCJEST "--- 7: . - Cat]. 'GRANGER Project No. 97-100/CUP :-•'' .. . .. : . Case Name/Number of Project being Appealed: -- ti - tyjr:••=?. .:). - . ‘._ • _ - •::9.2T- ype of Project: (i.e. use permit, parcel map, area variance, zoning change, etc.) •••.,:• 7:cc ..- • 7::::, l• - Conditional Use Permit • • This project pro-posea e establiahment of an unrestricted '•:•-t•• -, •• Project Description: — . — 'I" '.'" • 7 - 'Second dwellirg unit in an R-1 .fesidence. c•::::: --.., • - • , .. ., .t...-c •22%::•".:.:....::.'.. .;..-S :::: . . .. - , . . _ ..—. ,... , - - --- ---- - - - - .1-I/we hereby appeal the action taken on this project as follows; ... _,,,.., , . -. . ; ,: : "f.:(1.-:.;:'--•:/:::::Gn•-i,..‘, : - - • • ' • . : L. ._ . , - - _ .. t.,‘• e Project Description: • • - ,-_;- - . • • r . ' Ett-=-1:1-•'P-tvir'-'-'1itt ::Detail what is being appealed and what action Cr changes you seek. Specifically address 'It.tf..-"iLl'.:-.:'••••':....€::'---'2.:•! '-' the findings, mitigation measures, conditions andior policies with which you disagree;0, tH-‘,:.:: • 4 ',•,:t-ir-'t...:5•:9Y:: " Attach additional pages if necessary - ;- . , - :-'4; /,:---ff .-,"1/4;-)-;;ii- --r-,, •- :.;?• ,::;-- - c :.:-. , ..::-.. .. --:.-it.:: , -1.1 •.•?!e :appeal :--the 'approval -orf',2this }.-t•-•Niii..:C:''•::'',;' ..tlebolinait-i-Onail Use Permit. 1.2 We request that this application for .. .',.. • . ;c -.....‘,..,,: • t o attachment .. _._ .-- -- , A -nr„,•10-1::•-;,&:•:,-/• „.••-•. tsi.-:::,:;.,*,';-7•,`-:a CUP be denied. 1.3 Please refer ,-:- - • -• - h - 4,.::: ::,..:-.,-1/4:::-, e(..!,14...":•.;...i.07014;., , .. appealing -be specific. 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'.`. k-• "--,Z-': '1.-E:r: ' ' ' '‘'41.fE:1;alc.4.'1 --1/we certify that I/we are the;' t4,.1 txtl'Iii.}:Effi.erkicia,\ArcIlL-a lc' ,----.•:-. ••••••-• -c,-. t.--k-':-.. • ---.:--- :••••...:It?.124.sq.i,-„ „i. : 7 *: •;, .,,,e1,„;,..,,„„;;-.'..'r ' ..;..,v,,..n...;;,.,..,.,z ,,?,„ ;,,c c:,.,cii, v.,a _k :3, .4?:),,,,,p)-..y.rcr;frz,:!.., pen.,1):•`;:p04.•-”-^(•••::% . -.47 ' ; ••."121-;'itlaitt"121-1.31'...4.:C;T.7-gtol •,*:••:".1,"?•_ :,,,•9ti'zt.in, -.:.--,-7 tr.•-•-;"-.4r: .';... 4 ______Authorized Legal Agent(s) ?:,- _P-' -Other Interested Persons •••••:4-3ic,-.41,, Ot's41-'7-1;• --, fc• ...-ac=2.,,,:::44 ; [4:10 )(I . Name: Calvin & Eileen BOYES)=- ..}„,..,,,,,k,,,2., s 1 - -- - 44.1. .1--(1,_.•--$..-- ,..z. , . •i nr-5. - -,-1, •-:.: • .. 1 ' .: : e:r.-:.'92 fr41,, A"Signature of Appellant(s) 'k :::-L. '"H:t 1.(:: fr. .-..n. ' t-w' t iltgo0-2D-gii.iie; -iass Road5 . Address: :... ::-,,,,,...,....:,,,..-._,.•:;„ .: 1 • ,2 .4..- Date: Truckee, CA 96161 ..-.2,".a •.; 11.10 •... :&:,.,- zrr ,:'.'ii --...:••-i.`:,....: .:4,,,.....s .0.,scez-,:•.,...• ...,•2-._.•.. , • • • • ' :- •' 'It' *: : '‘ ' . . : .5872106 ri• '4 - ate Accepted by Town: _ Li. - Telephone:--=Telephone: , - •• - — - - - - - ''-'' --:•••,11- -, :-": -: : ':i-, ; '.."..'•- • 1!-!::::: •..,...,,,,.....FCRMS14tAPPEAL - 2:-...'"ttr,:.•4;r:t:F. _ _. ATTACHMENT 1. „ .. ......_ APPEAL APPLICATION AND DESCRIPTION ,..,:: •Ttitf"'14;-:- t'SQ.-tt '-bOMMUniv Development Department .11570 Donner Pass Road Truckee, California 96161-4947 ::3., .. 7.4..•-,-?c,t1,. .r. :,-. - Project Description#1 Attachment: 1.3 We request that subsequent similar applications from Lakeview Subdivision be considered for denial based upon the inadequacy of the infrastructure and the existing smallness of the individual property parcels which create high density already. Please refer to Project Description#2 with attachments for specifics. • • s 1 • Project Description#2 Attachment: Finding 1 "The site is adequate in size and shape to accommodate the use." Our Response: The lots in Lakeview Subdivision are small: 50 feet wide by a depth of about 100 feet (plus or minus) equaling 5,000 square feet. This creates a density of 8.7 residences per acre. The minimum size for a lot in Truckee subdivision is 10,000 sq. ft. and the average is 24,000 sq. ft. The lots are on a hillside and are steep from the front to rear, which makes it difficult to provide adequate parking. Conclusion: The site is inadequate in this subdivision to accommodate the requested second dwelling unit since the parcel is only half the minimum size of 10,000 sq. ft. Finding 2 "The use will have no significant adverse effect on abutting property or on the permitted use thereof." Our Response: The density created by 50 ft. wide lots is doubled when a second dwelling unit is permitted. This impacts on everyone's space and taxes the already inadequate infrastructure. Many neighbors complain about parked vehicles all along Donner Avenue protruding onto the street. It is crowded and this will impact more. The quality of life enjoyed in an R-1 single family residence area will be diminished when compared to areas where second dwellings are prohibited by zoning or CC&R's. Conclusion: The granting of this CUP will have a significant and far reaching impact on neighboring property owners. • Finding 3 "The project is consistent with the Town of Truckee General Plan." Our Response: A policy of promoting second dwelling units, such as this project, has a significant impact on a community. It was not properly addressed initially in the General Plan. A change bice this is controversial and will seta precedent for the future. It - therefore requires more than an environmental assessment by staff It may well require a CEQA Environmental Impact Report. The General Plan does not call for a policy of promoting second dwelling units. Nor does it call for the sending of letters to those property owners having illegal second dwelling units to come in and apply for a conditional use permit to legitimatize the units, as was the case in this request. We respectfully question whether the Policy of the Town Council to promote second dwelling units is in compliance with the General Plan and whether its adoption met all the requirements of public notification and public hearing. We further question the misuse of the Council's Policy encouraging second dwelling units by applying it indiscriminately to areas for which it is not suited. 2 Finding 4 "The attached conditions are reasonable, adequate and necessary to protect the public health, safety and general welfare." Our Response: Conditions 1, 2, 3 and 7 refer to requirements for the applicant to follow in building the second dwelling unit. These are clearly superfluous since the second unit has already been built and has been occupied for years. Condition 4 required an addition to the standard wording of Article 3, General Provisions, Section 3.33, Second Dwelling Units, Paragraph B. 2. We question the source and the legality of this addition. Condition 8 refers to snow plowing. Donner and Reed Avenues are plowed of snow through voluntary contributions from some, but not all, of the Avenues' residents. Should the owners along the avenues discontinue their contributions the occupant of the second dwelling unit would have no access to the property in the winter. There are no dedicated snow storage easements. Again there is an addition to Article 3. Condition 9 refers to road impact fees. The roads in Lakeview Subdivision are not acceptable to the Town of Truckee because they do not meet town standards. They are private roads, privately paved and privately maintained by the owners. Since the roads in Lakeview Subdivision are too sub-standard to be accepted by Nevada County or the Town of Truckee,the roads must be deemed inadequate to support the added congestion of second dwelling units. Conditions 10 and 11 refer to requirements the home owner must satisfy with Truckee Donner PUD and the Donner Lake Water Company. To the best of our knowledge the owner is in non-compliance even though the second dwelling unit has been occupied. Compliance with sewage and garbage requirements were not mentioned but to the best of our knowledge are also in a state of non-compliance. The findings did not adequately evaluate or consider the requirements found in the Town of Truckee Subdivisions Ordinance, 6/18/95 Article 3. Regulations. Lakeview Subdivision having been platted in 1919 is seriously deficient in meeting nearly all of the standards in Article 3, to wit: Sec 3.1 Street Standards Sec 3.2 Water Supply and Distribution Requirements Sec 3.4 Fire Protection Standards Sec 3.5 Drainage Standards Sec 3.6 Grading Sec 3.7 Surveying, Staking and Monumentation Sec 3.10 Formation of Service Entities Sec 3.11 Improvements Plans 3 To illustrate some of these deficiencies the following information is respectfully submitted: Sec 3.1 Street Standards. B. Streets do not conform to the General Plan.. C. Roads do not meet the Collector Class I standard of 18 feet. The roads: • Donner, Reed, Denton, Eddy and Pioneer Avenues are only 12 feet wide. They are so narrow two cars cannot meet and pass, one has to back up and pull into a parking area to let the other pass. The roads are accessible in winter by 4-wheel drive vehicles. Others frequently cannot make it up the steep grades. Reed Avenue is very difficult, particularly when coming down hill. Residents who front both Dormer and Reed Avenues park on Donner Avenue when conditions are too slippery on Reed Avenue. G. There are no street, stop or yield signs. There are no stop signs where Eddy and Pioneer enter Dormer Pass Road. This same situation caused a serious accident near Nevada City resulting in a paraplegic injury. The injured party sued the homeowners in the subdivision and Nevada County for failure to provide adequate signs and was awarded a significant settlement, especially • from Nevada County. H. No Snow Stakes. _ I. No slope easements. Soil and rocks regularly crumble onto the roads. J. No snow storage easements. 0. There is no formal Maintenance Entity, only informal contributions from some . home owners. P. Angles of intersections are not in compliance. U. Grades are not in compliance, they are much too steep. One section of Denton is too steep to plow in the winter. V&W. Grade at intersections. The grades are not in compliance and are . dangerous, especially in winter at the intersections of: Eddy&Dormer Avenues, Eddy&Reed Avenues,Pioneer&Donner Avenues. X. &Y. Curves. Two curves in Eddy and one in Pioneer are not in compliance. These are obtuse angles, blind and on steep grades. Sec 3.1 Table III calls for a width of surfacing of 18 feet. This subdivision's roads are 12 feet wide. Sec 3.2 Water Supply and Distribution. Not up to standards. Size of mains is below standard, rate of flow is below standard. Sec 3.4 Fire Protection Standards. Not in compliance. Access roads are too narrow and congested. Water flow is below 1,000 gallons per minute standard. Fire hydrants are virtually non-existent. The standard is 500 feet. The closest fire hydrant to the property in this appeal is 1200 feet. Requests to have more fire hydrants installed at owners' expense have been denied because the water mains are too small and will not support a proper hydrant flow. The fire department relies on tanker trucks and the back-up pumping • from the lake across Donner Pass Road. Sec 3.5 Drainage Standards. Not in compliance.. Drainage is virtually all natural toward natural drainage courses. There is a home-owner installed culvert under Pioneer that carries drainage from the area and major runoff from I-80. There is a home-owner 4 • installed culvert near the middle of Donner Avenue. There is no subdivision wide system for properly carrying off drain water from the streets, roofs and parking areas. Each • owner has had to work with his neighbors to take care of their situation. Note: No mention is made in Article 3 about access for ambulances. This is of concern to all of us. The same inadequacies previously noted for fire access also apply to ambulances and other emergency vehicles. The issue of parking needs to be addressed. The access to the second dwelling unit is on Donner Avenue, not Reed Avenue. The standard for a parking area is 9 feet by 18 feet. This parking area does not meet that standard. In summers it is closer to use Donner Avenue than Reed. In winter Reed is very difficult to use because of steep, slippery grades. Therefore the renters park off Donner Avenue. Finding 5 "All findings required ... can be made by the Zoning Administrator." Our Response: It is our opinion that our objections to this application and the rationale for our objections were not fairly and impartially considered in the public hearing held on December 10, 1997. It is our view that the hearing was unduly influenced by the Town's desire to implement its policy of promoting second 4welling units in R-1 Truckee areas. It was our impression that the tone was one of leaning over backward to do all that could be done to approve this conditional use permit to the exclusion of fair and impartial consideration of the evidence and testimony against it. No evidence is contained in the report of findings as to whether an interior inspection was • made of this second dwelling unit to ascertain its size and to determine what is contained. A site inspection was made on the morning of the hearing, December 10, 1997, to look at the road and the parking. This application and the precedent it may set affects everyone in the Lakeview Subdivision not just those 300 feet from the applicant's property. Many owners are not here in the winter and all should have a chance to participate in the decision making process either by mail or in person. It will also affect other subdivisions and areas not protected by CC&R's or zoning restrictions that prohibit second dwelling units. It is a far reaching precedent that needs the fullest study and consideration. We request the use of clear criteria in written law, and that these criteria be interpreted and applied in a firm, fair and consistent manner. Findings must be made after a thorough investigation with due regard for all parties concerned and full consideration of the concerns that are best known to the people who actually live in the area and know it first- hand. 5 Finding 6 "Consistent with the Town Zoning Ordinance." A related relevant section 15303 pertaining to new construction or conversion of small structures states: "(a) ... In urbanized areas, up to three single-family residences may be constructed or converted under this exemption." (Our underlining) Lakeview Subdivision is not an urbanized area. Webster's Dictionary defines urban as follows: "pertaining to, comprising, living in or characteristic of a city." Lakeview Subdivision is a non-urban subdivision. • - All home owners are entitled to equal protection under the law, including those in Lakeview Subdivision which was platted in 1919 before CC&R's and zoning restrictions were deemed necessary and which protect other areas such as Tahoe-Donner from the incursion of second dwelling units. Our protection is the good sense and fairness of our elected officials. • • • • 6 • Project Description#3 Attachment: Summary 1. The subdivision is not in an area where second dwelling units are appropriate. 2. The residential density of 8.7 residences per acre on 5,000 square foot parcels renders these lots inadequate for a second dwelling unit. 3. The infrastructure is completely inadequate to support second dwelling units. Steep, narrow roads; inadequate water for fire fighting; crowded parking; inadequate snow • removal storage; inadequate drainage. 4. Lack of consideration for the adverse affects on the environment and the quality of life. 5. Inappropriateness of concluding that every area of Truckee not protected by CC&R's or zoning restrictions can support second dwelling units. 6. Approval of this application would legitimatize the illegal acts of building and renting . these second dwelling units. Precedent for others to do the same would be established. - 7. Non-existence of a service entity for the area. 8. All owners in the subdivision or at the last those along Donner Avenue who are most impacted by increased density should have been notified,not just those within 300 feet. 9. Pressure to provide alternative housing in Truckee prejudices the decision making process and skews it unfairly toward approving these projects. .10.A thorough study of the environmental impact was not made. 11. Insufficient weight was given in the decision process to the severe inadequacy of the infrastructure. • 12. Clear legal written criteria and objective weighting of the criteria were absent from the decision process. 13. Ambiguities exist in the zoning ordinances relative to where these second dwelling units may be permitted. • 7 • Project Description#4 Attachment: It is respectfully requested that similar future applications regarding second dwelling units be held in abeyance until such time that the factors involved here can be properly addressed, such as, but not limited to: 1 -Bringing the infrastructure of the subdivision up to acceptable standards, i.e.,roads, water, drainage, fire protection, snow removal, etc. and the establishment of a Service Entity. 2 -Full and open addressing of the impact made on our community by these small and incremental changes which were not properly addressed in the original General Plan. We are concerned with other owners in our Subdivision who have allegedly built illegal second or third dwelling units which are being rented today. Of particular import are large four story units that are allegedly used for this purpose. We are asking not for special consideration but rather for a fair and impartial judgment based upon the facts. . • • • • • • 8 • tpti --7- /YPE JAN 9 ' 1998 !J Truckee Town Council Jan 27, 1998 Truckee, CA Dear Council Members, My name is Claude J. Farinha, we own a cabin at 14539 Reed • Avenue and we are in opposition to the granting of second dwelling permits in our subdivision. We purchased this cabin in 1973 with the understanding that this subdivision was residential, (1) one family houses. We were not notified by the Town of Truckee Zoning Administration (or anyone else) regarding this issue. We oppose second dwelling permits for the following reasons : 1. Reed Avenue is, a very narrow road with limited parking space on the road that narrows it to one way traffic. This problem is getting worse with more people and their guests coming to visit. Adding two family dwelling will lead to more conflict and bad neighbor relations . (You need to come to Reed Avenue on a good weather weekend and certain Holidays to experience this problem) . 2. The fact that this subdivision does not have any _ --CC&R's or zoning restrictions prohibiting second dwelling units does not give anyone (at this late) , the right to build as proposed. This subdivision has been a single dwelling for all these years and I doubt the courts would agree to infringe on the rights of single family owners. 3. This subdivision already has problems with small lot sizes and is too density populated. The substandard one way roads, inadequate fire hydrants, drainage, parking and road conditions are problems now - why would the zone administrator want to add to these and other existing problems. 4. By granting approval for second dwelling permits on this occasion, the council opens the door for other similar permits and depreciates the value of our property. (There is a vacant lot next door and several vacant lots across the street) . Even single dwelling homes will add to the problems cited. I strongly advise the Council not to approve this application. LAUDE .. FARINHA Lot 25 , 14539 Reed Avenue FAX (916) 487-9421 - ATTACHMENT2 PUBLIC COMMENT LETTERS hJanuary 24, 1998 Town of Truckee Town Council airii5M9/Ill Town Hall JAN 2 7 1998 !U 11570 Donner Pass Rd Truckee, CA 96161 Dear Council, We own the single family dwelling located on lot 10, Block 19, in the Donner Lakeview subdivision (address: 14489 Reed Ave. E). It has been brought to our attention that Mr. Granger who owns the property located at 14469 Reed Ave. E has applied and been granted a Conditional Use Permit for multiple family use of the structure. Those of us who have owned property in the area for many years are a bit shocked that this could happen. The peace, tranquillity and privacy that drew us here is now at risk with this kind of action. We believe Donner Lake is a special place and had hoped it would remain that. As we see other similar recreational areas overcome with too many people and commercial developments that eventually pollute the lake and semi-trash the area, we had held out hope for Donner Lake. When the city of Truckee was in the planning stages and incorporation put to vote there were many who predicted that, once a City, proponents of growth and development would eventually allow the destruction of the small town atmosphere and peace and tranquillity of the area. It appears that they could be correct. I know that allowing multiple family occupation in a Donner Lake subdivision seems to some to be a very minor step towards overcrowding but history will bear out that at other locations in California this exactly how it started. My wife and I are vehemently against the approval of this Conditional Use Permit. • 4 _ ///9- #17 Clined0 ire .‘14V Garfield & Gretchen Thomas Charles R. Arrigo Nancy P. Arrigo 14225 Donner Ave . Truckee, Ca 96161 January 25, 1998 To Truckee Town Council, We have been notified by our neighbors in Lakeview Subdivision that you have granted a Conditional Use Per- mit for a second dwelling unit in our subdivision. We adamantly oppose this for the following reasons : 1 . It violates the integrity of an R-1 residential area. 2. Inadequate parking. 3. Narrow private road maintained by a fraction of homeowners. - - 4. Inadequate sewer facilities and limited water supply. 5. Overcrowding of schools necessitating property tax increases. We do not expect our elected representatives in our city council to overcrowd and overbuild our beautiful Donner Lake area. Please recons de , • C 'arles R. Arrigo dUily tic7R.eAr �III� ilk JAN;g g it3: 11 itgalttinwan PE8 0 9 1998 U February 5, 1998 . Town of Truckee Town Council Town Hall 11570 Donner Pass Road Truckee, Ca 96161 • Dear Council Members, It is my understanding that on February 19th you are scheduled to hear an appeal as a result of the Council's decision to allow second dwelling units in the Lakeview subdivision. As a homeowner on Donner Avenue, I want to go on record as strongly opposing the Council's decision. As you are no doubt aware, the roads in this subdivision are maintained by the homeowners and are very narrow with emergency access and parking problems, It is my feeling that the existence of two family dwelling units will only contribute to our problems. I urge you to reconsider your earlier decision. Very truly yours, v4W. . 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G10,1111/4) taALt.. �m®tAtear Yowl 14AL�- FEB 0 9 1998 0 t1 S?O I7omueft ass Ro4o .......... Travcka, c4t-W 9ei61 So.tecT : AceLICAi to'J * 91-100/carp Outs O13Lectt o0-1 T o THE APPaov fit, OF A PERttfl 'Mon R l (st sue. FAMuLq Z85tDE�1 rtgt.) It RES 1't Ci restUEkz-C1A1.. 1- 2. PWE►.uvtt Darts pew iraa) Gi1AK1 ti -Co 14469 REeD AVE . Tits 2rs_D UNrr HAs B££ 'v A Rco-Tau_ uNt1 FORMANt{ eniA2S . QL.Wwtiuer '[-41tS : r3/4 rt U JAN 981998U Truckee Town Council M. Town Hall 11570 Donner Pass Road Truckee, CA. 96161 22 January 1998 Dear Town Council; As owners in the Lakeview Subdivision of Donner Lake, we are writing this to object to the second dwelling units being allowed in this area. This area already has a high density of homes, and the small narrow roads do not need more traffic, or parking. We have owned in this area for 38 years, and have watched it develope to its present crowded conditions. Hopefully you will understand this and stop the second dwelling units in these homes. - Sincerely 0'19 ' 4 Thomas .. artn' w Carole Cartney .a 4 41.„Naf• 9;r:'4 k LC ` t .y -1 f �- x. - t. 4'i roi 'rc • ?S}�3 rJA � 4.. }�M a�TYC ' -�''�" 1�s ^f��D �,'9. '.fr .. Y.• . dgMVidi FEB 0G1998 119 Town of Truckee Town Council `2._-• 4/. /cl 9 Town Hall 11570 Donner Pass Road Truckee, Ca. 96161 My wife and I want to go on record opposing the granting of second dwelling permits in R-1 subdivision for the following reasons: I. The one way roads within the R-1 subdivision — they do not meet standards. There is no provision for parking of vehicles. Home owners have provided parking on their personal property for their personal vehicles. This lack of space on the one way road causes big problems, especially when we have snow. At times the roads are impassable. Also, because of the snow plowing there is less room to park. We find rat unauthorized people are using our private parking space. We must keep constant vigil to keep our space open for our own use. - 2. Inadequate access for emergency vehicles. 3. Lack of adequate fire hydrants. 4. The lots within R-1 subdivision are not large enough to support multiple dwelling units. enry E spu7u ~ cdayne O• EIesP Si 14210 onner Pass Road Truckee, Ca. 06161 2360 Hernando Road Sacramento, Ca.95825 • January 29, 1998 Town of Truckee Town Council Town Hall Iracgmnstm 11570 Donner Pass Road LIA�1 Truckee, Ca 96161 FEB O n 1998 3 - Dear Town Council Members: My family, homeowners in the Lakeview Subdivision, would like to go on record as being opposed to application number 97-100 granting Mr. Granger a Conditional Use Permit for a second dwelling unit. Moreover, we are extremely opposed to any other future second dwelling permits in our Lakeview Subdivision. The infrastructure within the Lakeview Subdivision was not designed to safely accommodate these types of additional structures. These are usually enormous structures (in terms of square footage and height) on very small lots. This is also diminishing the appeal of our community. Furthermore,as the parent of a two year old,we appreciate and need a safe walk to Donner Lake down our narrow quaint roads. With the increased traffic,which structures like this would bring, • we would be unable to safely enjoy such daily outings. Please help to preserve the good quaint aspect of our small happy community and oppose any • further building of second dwelling units in the Lakeview Subdivision. Sincerely, Are,- srliatiaitL? Angela M. Tanghetti Lakeview Subdivision Homeowner s • FEB 0 9. 1998 I a, aditte • 646 datst-c‘but- • J • • V ad • / • Y Y<SCSY _'NI.`J __ • .: l / AOPMI 24-64 Carl A. Baumsteiger P.E. Ir: Civil Engineer 20381 DEC 1 . 1997 �DJ 1 Monterey Terrace San Anselmo, CA 94960 (415) 456-1407 December 8, 1997 Mr. Gavin Ball, Associate Planner Town of Truckee 11570 Donner Pass Road Truckee, CA 96161 Subject: Proposed Second Dwelling Unit at 11570 Donner Pass Road Dear Mr. Ball: Please record our opposition to the formation of any legal seconds units in the Lake View Subdivision at Donner Lake. We feel that allowance of illegal units in the subdivision will give strong incentive to those owners who have already built illegal multiple units to also request similar status. Allowance of spot zoning will irreparably compromise the original R1 zoning of this subdivision. We feel it would be more appropriate to either abate all existing illegal units or rezone the entire subdivision to a higher usage if that is the desire of the majority of the property owners. Yours very truly, =, `` Y` > Carl A. 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OM.c�:9. Q9a rise.- 40..- itS.A' `., 2 - 3 %s..s...,, ... . p\i,) A+.%.w- ¼ -& Qau*-"ev. gia4) -a.arieTh er.'516wt'A'‘ a. i.r .:�4. .., bat -,km. w tiw i o e.� r aNan o.. than...,) S•44" L' SalbSStL kfAra a� , ,,/,r.,-99.9 - ., -ts.e..t,.. 1- .-a, C.-cow. WM�.� Vl..a..._ 1.0, 5, 1-ts. A)-▪32-1-- oma. tAn..0.x..e.. , .• ._ 0. nom-.,; ..y°o_ l,.,.r,Th .ios a ` O r .. . w�lr.::... ..a� c�&Lt� e ' :.,7 I.+.::rwar••: ,.apt. kart. .a -‘.w-aec.. • e DEC-09-1997 16:36 FROM LKSHRE PRNTG 9162683299 TO 5827710 P.01 • Tot • Mr. pain Ball, Associate Planner; Tgwn of Truckee From; Celviin and Eileen Boyes, 14500 Donner ;Pass Road DateDecem Date: ber• 9 , ' 1997 Subjt : Opposition to Conditional Use Permit 97,-100 for • Carl Granger , 14469 Reed Avenue . . • We ateIstrongly opposed to the granting _of second residential dwelling unilts in the 2-1 zoned Lakeview Subdivision for the following. rejasonsc ,A . ▪ - 1. Ih plat years we , and other residents in.`?our .area, have made - ; ! complalinti to Nevada 'County and their building inspectors and to , : the Townjof Truckee .and. their building inspectors that illegal second Ssidential :dweiling units have been built and ate ;being occupiedIin residences in our area. To our knowledge no action has been 'taken to require ;.the ,owners of these illegal dwellings to• cease ,landidesist 'There"has been: discussion among owners : of taking .leal action against these second dwelling units. 2.• . The 1otsi"ih this area are (•small; `50 feet"Wide by a depth of about :100 1eSt .plus ,or ;minus which makes for high density already CO an 'R-1 areae - 3. The •lots! are on •-:steep slopes which limit the size of: parking areas. . : 4. Pita Sadsc ';;Danner Avenue, .Reed 'Avenue, Denton Avenue , etc . ▪ do not meet street standards for :Width or ,construction. They . . • cannot sujport, more ttari single .residence requirements for safety and • manageability. •The .roads were paved and arelmain- tained bye funds; provided byJsameof the homeowners. Some home owners allsp provide funds for sngw, plowing., _I • 5. Grani:ng this rE4ues•t� -woul'ds�et' t' a precedent that would lead to: others who have ,.illegal .second dwellings to also apply,° and far stilt Imoretto request permission to build: similar second • residential dwelling units , thus exacerbating the situation. • 6 . . The seiquiremenGs of R-1 zoning must be upheld,. theyare , there fartMaty valid reasons that have stood the test of time: • : for sound ;planning. LThos.e owners Who •wish to: build multi- ' , • dwelling 1.01:its should do so in :those •areas specifically : • • zoned for; R-2. - . . i . , � 1'6' ..eis • 97-100/CUP,Granger Page 1 FINAL CONDITIONS OF APPROVAL The following conditions of approval are for Town of Truckee application no. 97-100/CUP proposing the construction of an unrestricted second residential dwelling unit on Assessor's Parcel Number 17-301-57: COMMUNITY DEVELOPMENT DEPT., PLANNING DIVISION • 1. This conditional use permit application is approved for the construction of an unrestricted second residential dwelling unit as detailed on the approved plans and as modified by these conditions of approval. All required improvements shall be completed or adequately bonded for prior to occupancy of the structure. Minor alterations to the approved plans must be reviewed and approved by the Town Planner. 2. Final building plans shall reflect all required design conditions approved by the Zoning Administrator at the December 10, 1997 public hearing. Minor changes to the final detail shall be reviewed and approved by the Town Planner. Substantial modifications to the final design of the structure will require the review and approval by the Zoning Administrator if determined to be necessary by the Town Planner. 3. Construction approved as part of this permit shall commence within two (2) years from the date of the Zoning Administrator approval, otherwise the approval shall become null and void unless an extension of time is granted pursuant to the Town Zoning Ordinance. The project shall be completed within four(4)years from the date of the approval. The granting of an extension shall require the project to be completed within five(5) years from the date of the initial action. Time extensions contained within the Zoning Ordinance at the time of an extension application will be applied to the project. 4 The owner of the parcel shall occupy and continue to occupy one of the residential units }rntU as their permanent structure. Note: Occupancy of one of the units by the owner of the parcel need not be full-time. Use of one of the units by the property owner as a secondary residence permitted Lease/rental of only one of the two units is permitted consistent with this requirement of the Zoning Ordinance. 5. A deed restriction stating the provisions of the approved conditional use permit shall be recorded with the Nevada County Recorder's Office prior to legal occupancy of the second dwelling unit. 6. Any fees due to the Town of Truckee for processing this project shall be paid to the Town within thirty (30) calendar days of final action by the Zoning Administrator. ATTACHMENT 3 97-100/CUP FINAL CONDITIONS OF APPROVAL 97-100/CUP,Granger Page 2 Failure to pay such outstanding fees within the time specified shall invalidate any approval or conditional approval granted by this action. COMMUNITY DEVELOPMENT DEPT.,BUILDING AND SAFETY DIVISION • 7. Floor plans of the second unit shall be submitted for review by the Chief Building Official,to include details of the space prior to establishment of the second unit and subsequent improvements. Building permit requirements,if any, will be determined by the Chief Building Official based upon the review of these floor plans. DEPARTMENT OF PUBLIC WORKS/TOWN ENGINEER 8. All required parking spaces must be kept clear of snow so they are useable. Snow must be kept within the confines of the property and may not be moved onto or stored on the Town maintained right-of-way or private drive,dedicated snow storage easements or drainage facilities,unless otherwise approved by the Town Engineer and Public Works Director. Dedicated snow storage areas shall be utilized as designed. Vehicles parked off the property, which block the use of the roadway and/or occupy off-site parking areas, shall constitute a violation of this use permit approval and may be grounds for revocation of the permit.. Note: Italicized language added by the Zoning Administrator at the December 10, 1997 public hearing 9. The road impact fee adopted by the Town of Truckee, creating and establishing the authority for imposing and charging a road improvement fee within the Town, shall be paid to the Department of Public Works prior to the issuance of a building permit for this development. The fee shall be based on the latest fee schedule adopted by the Town Council in effect at the time of building permit issuance. The current amount of said fee is $1700.00 per dwelling unit. The developer,however, is responsible for payment of the road impact fee for the amount in effect,at the time of building permit issuance. TRUCKEE DONNER PUBLIC UTILITY DISTRICT 10. The developer will be required to enter into agreements with the District outlining the terms and conditions of electric service. Once the conditions of the agreement have been satisfied, the District will provide service. Fees for electric service shall be determined based upon the final plans submitted to the District. DONNER LAKE WATER COMPANY 11. Prior to occupancy of the second unit, obtain a will-serve letter for water service associated with the second unit. Evidence of payment of any required connection and/or user fees for the second unit shall be submitted to the Planning Division prior to , occupancy of the second unit. Town of Truckee ZONING ADMINISTRATOR MEETING December 10, 1997 2:00 P.M. Truckee Donner Public Utility District Board Room 11570 Donner Pass Road, Truckee, California MINUTES 1. CALL TO ORDER The meeting was called to order at 2:05 p.m. 2. PUBLIC COMMENTS. None. 3. APPROVAL OF MINUTES. • 3.1 November 26, 1997 -Regular Meeting Zoning Administrator Tony Lashbrook approved the November 26, 1997 meeting minutes. 4. PUBLICHEARINGS. 4.1 97-100/CUP (Conditional Use,Permit); Carl Granger, owner/applicant; Staff Planner, Gavin Ball. Applicant Carl Granger was not present. Neighbors Cal and Eileen Boyes were both present. Mr. Ball presented a brief staff report and history of the property. He mentioned that three letters in opposition of this project were generated from the public notice. Zoning Administrator Lashbrook clarified that the second dwelling unit was on the bottom floor and Mr. Ball confirmed. Mr. Lashbrook opened the public hearing. Mr.Cal Boyes,second home owner at Donner Lake since 1970,explained that he notified Nevada County and the Town of the illegally built and established second unit, and stated that nothing was done to stop the use of this second dwelling unit. He pointed out that all lots in this area are approximately 5,000 s.f.with steep slopes allowing owners to fill in the unfinished floors below with second units. The roads are one lane wide with few fire hydrants and are not wide enough for even Nevada County standards. He mentioned there were 4 to 5 similar uses in this same area, and he expressed concern that approval of this request would open the door for Mr. Granger and the rest of these illegally established units with others following suit. ,He requested that the Rl zoning be retained, and that second units should be built in those areas zoned for multifamily residential. ATTACHMENT 4 _- -_ DECEMBER 10, 1997 ZONING ADMINISTRATOR MEETING MINUTES Mrs.Boyes asked about the distance from the subject property line for surrounding property owner notification of this and other projects, and Mr. Ball answered 300 feet is the standard requirement. Mr. Lashbrook pointed out that one year ago a full code enforcement program was established, and there were approximately 30 to 40 cases opened on illegally established second units within the town. He explained that the reason for non-compliance of these second units was primarily due to the difficulty of owners meeting the parking requirements and the fees associated with second units. The current code enforcement options are to permit the use or to cease the use. He added that the policy direction from the Town Council was to promote second units to accommodate the affordable housing needs within the town and to avoid building large multifamily projects. He stated that the biggest issue with this project were the narrow roads with the lack of snow storage areas and the lack of written road standards. He commented that as the zoning standards are revised,staff should think about this issue and take into consideration future road standards for second units. The Boyes further expressed their concern with the accessibility to the parking area, snow storage, fire truck and ambulance access with the narrow roads, and the approval of an illegally established second unit destroying the quality of the single family residential neighborhood. Mr. Ball added that two parking spaces are required for the second unit and two parking spaces for the single-family esidence. Because one of the parking spaces for the second unit is located in the main parking area,a connection must and does exist between the second unit and this parking area. Whether or not this access is actually used is unknown,but this could be made a condition of approval for the project. He pointed out that second units are allowed in all Rl zones with a conditional use permit, but some areas have CC&R's which say otherwise,and providing affordable housing was a community responsibility. He added that the primary residence has to be occupied by the property owner as the primary occupant, and that both units cannot be rented out. Mr. Lashbrook stated that this site had more parking than the other units in this area, and if the parking area was shoveled and plowed, there was adequate parking for this use. He also stated that parking was important on Reed and Donner Pass Road for emergency access, and he suggested adding language to Condition 8 not to block traffic on Donner Pass Road. Mr. Ball added that if this condition is violated,the town can revoke the use permit. Mr.Lashbrook pointed out there was no mechanism for punitive punishment saying a permit cannot be granted to make an illegal use legal, and the Town's major goal was to achieve compliance. is Mr. Lashbrook closed the public hearing. Mr. Lashbrook closed by stating that a tourist economy has the mechanism to maintain open space areas, but the downside is the need for employees of the tourist trades to have Zoning Administrator Meeting December 10, 1997 Page 2 affordable housing. The options for affordable housing are big apartment complexes or higher density housing areas providing second units. The General Plan says to pursue both options equally and his decision on this project does not affect any future decision. ar Zoning Administrator Lashbrook stated that the second unit meets the standards,and approved Conditional UsiPermit Application No. 97-100,with a change to Condition of Approval No. 8 adding language stating that the owner would be in violation of the conditional use permit if vehicles blocked the travel way. Mr. Lashbrook noted that his decision was based on written and established standards and was subject to appeal to the Town Council. 5. ADJOURNMENT. The meeting was adjourned at 2:45 p.m. Respectfully submitted, TONY LASHBROOK 'Community Development Director By: , -1i/ Ke ly Holm, '• strative Secretary Zoning Administrator Meeting December 10, 1997 ' Page 3 SOWN TRIJOUE Irl\^ L:F> s.a -/ • �)�ice .,/ .,/ •• ZONING ADMINISTRATOR STAFF REPORT DATE Staff Report Prepared: December 3, 1997 Hearing Date: December 10, 1997 TO: Town of Truckee Zoning Administrator FROM: Gavin Ball,Associate Planner PROJECT: Application No. 97-100/CUP(Conditional Use Permit; Carl Granger,Property Owner) 11 Agenda No.: / i Approved By: u AaktoCel Duane Hall, Town Planner RECOMMENDATION Staff recommends that the Zoning Administrator take the following action on this application: 1. Determine the project to be categorically exempt from California Environmental Quality Act review pursuant to Section 15303 of the Act ' 2. Approve the conditional use permit application,subject to the conditions of approval and- based upon the findings contained within the staff report. LOCATION The project site is located at 14469 Reed Avenue within the Lakeview Subdivision. GENERAL INFORMATION Assessor's Parcel Number: 17-301-57 Parcel Size: 5000 square feet ATTACHMENT 5 DECEMBER 10, 1997 ZONING ADMINISTRATOR STAFF REPORT 97-100/CUP,Granger Page 2 Current.Zone District: Rl (Single Family Residential) General Plan Designation: RES 1 —2 du/acre (Residential, 1 —2 dwelling units per acre average density) PROJECT DESCRIPTION This project proposes to legally establish an unrestricted(ie: age/disability) 520 square foot second residential dwelling unit. The second unit,previously constructed and currently occupied, is proposed to be located within a portion of the existing single family residence, specifically located on the lowest floor of the south(rear) elevation. The second unit is proposed to contain a single bedroom, living room,bathroom, and kitchen with no internal communicating access with the single family residence. DISCUSSION/ANALYSIS Conditional Use Permit Requirement The current Zoning Ordinance permits the establishment of an unrestricted second residential dwelling (ie: age or disability) unit on parcels zoned for residential use subject to the issuance of a conditional use permit by the Zoning Administrator. The use permit review is intended to ensure adequate on-site improvements, availability of public services, compatibility with the surrounding neighborhood, and consistency with applicable land use and zoning densities. Development Standard Consistency The project site,including both the existing improvements and proposed second unit, are ': consistent with all applicable development standards contained within the current Zoning Ordinance. Required setbacks, impervious surface coverage limitations, on-site parking, and driveway improvements have been adequately satisfied. Parking A total of four parking spaces will be required to be provided on the site to serve the two residential units. The primary access and parking area exists adjacent to Reed Avenue, including two exterior and one garage space, and a secondary single parking space located parallel to the Dormer Avenue right-of-way. This space is nearest to the proposed second unit and will likely be utilized as the primary parking space for this unit. A partially covered walkway connects this parking are; the second unit, and Reed Avenue parking area,providing access to the second required parking stall for the second unit. 97-100/CUP,Granger Page 3 Infrastructure Electric service will be provided to the proposed second unit by the Truckee Dormer Public Utility District. Terms and conditions of service will be dependent upon review of the final project plans by the District's water and power departments, including the installation of an independent electric meter for the unit if desired by the owner. The Dormer Lake Water Company is the domestic water provider for the area. User fees for a second residential unit have not been paid for water service. Evidence of payment for all applicable use fees to the Donner Lake Water Company will berequired to validate the conditional use permit if approved. User fees are currently being paid by the applicant to the Truckee Sanitary District for a second residential unit. No further connection or user fees will be required to be paid to their agency with the establishment of a second unit. GENERAL PLAN CONSISTENCY A primary goal of the General Plan Housing Element is to ensure that the housing needs of all segments of the community,are adequately satisfied, including a mix of housing types and costs. Partially implementing this goal is General Plan Housing Program 1.2.3 which provides direction to "permit secondary housing units by right in single family residential areas where it is determined that adequate infrastructure exists to serve the second unit." An increase in the availability of second units will be encouraged through a streamlined and less costly review process with the update to the Town Zoning Ordinance. Although a revised development review process has not been implemented to date, General Plan policy clearly supports the establishment of second units as proposed in an effort to provide needed affordable housing for the Truckee area. ENVIRONMENTAL REVIEW This project has been determined by staff to be Categorically Exempt from CEQA review pursuant to Section 15303 of the Act,providing an exemption category for the construction of small facilities and structures. No further environmental review is necessary to satisfy CEQA requirements. RECOMMENDED ACTION Staff recommends that the Zoning Administrator take the following action: 1. Determine the project to be categorically exempt from California Environmental Quality Act review pursuant to Section 15303 of the Act. 97-100/CUP,Granger Page 4 2. Approve the conditional use permit application, subject to the conditions of approval and based upon the findings contained within the staff report. ATTACHMENTS Attachment 1 - Findings Attachment 2 - Recommended Conditions of Approval Attachment 3 - Location Map Attachment 4 - Site Plan Attachment 5 - Floor Plan Attachment 6 - Building Elevations ATTACHMENT 1 FINDINGS The following findings are for Town of Truckee application no. 97-100/CUP proposing the construction of an unrestricted second residential dwelling unit on Assessor's Parcel Number 17- 301-57: 1. The site is adequate in size and shape to accommodate the use. 2. The use will have no significant adverse effect on abutting property or the permitted use thereof. 3. The project is consistent with the Town of Truckee General Plan. 4. The attached conditions are reasonable,adequate and necessary to protect the public health, safety and general welfare. ;5. All findings required of the Town Zoning Ordinance,Article 31, Conditional Use Permits, Section 31A,can be made by the Zoning Administrator. 6. The project is consistent with the Town Zoning Ordinance,Article 3, General Provisions, Section 3.33,Second Dwelling Units. ATTACHMENT 2 CONDITIONS OF APPROVAL The following conditions of approval are for Town of Truckee application no. 97-100/CUP proposing the construction of an unrestricted second residential dwelling unit on Assessor's Parcel Number 17-301-57: • 97-100/CUP,Granger Page 5 COMMUNITY DEVELOPMENT DEPT.,PLANNING DIVISION 1. This conditional use permit application is approved for the construction of an unrestricted second residential dwelling unit as detailed on the approved plans and as modified by these conditions of approval. All required improvements shall be completed or adequately bonded for prior to occupancy of the structure. Minor alterations to the approved plans must be reviewed and approved by the Town Planner. 2. Final building plans shall reflect all required design conditions approved by the Zoning Administrator at the December 10, 1997 public hearing. Minor changes to the final detail shall be reviewed and approved by the Town Planner. Substantial modifications to the final design of the structure will require the review and approval by the Zoning Administrator if determined to be necessary by the Town Planner. 3. Construction approved as part of this permit shall commence within two (2)years from the date of the Zoning Administrator approval, otherwise the approval shall become null and void unless an extension of time is granted pursuant to the Town Zoning Ordinance. The project shall be completed within four(4)years from the date of the approval. The granting of an extension shall require the project to be completed within five (5) years from the date of the initial action. Time extensions contained within the Zoning Ordinance at the time of an extension application will be applied to the project. 4. The owner of the parcel shall occupy and continue to occupy one of the residential units as their permanent structure. 5. A deed restriction stating the provisions of the approved conditional use permit shall be recorded with the Nevada County Recorder's Office prior to legal occupancy of the second dwelling unit. 6. " Any fees due to the Town of Truckee for processing this project shall be paid to the Town within thirty(30)calendar days of final action by the Zoning Administrator. Failure to pay such outstanding fees within the time specified shall invalidate any approval or conditional approval granted by this action. COMMUNITY DEVELOPMENT DEPT.,BUILDING AND SAFETY DIVISION 7. Floor plans of the second unit shall be submitted for review by the Chief Building Official, to include details of the space prior to establishment of the second unit and subsequent improvements. Building permit requirements,if any,will be determined by the Chief Building Official based upon the review of these floor plans. 97-100/CUP,Granger Page 6 DEPARTMENT OF PUBLIC WORKS/TOWN ENGINEER 8. All required parking spaces must be kept clear of snow so they are useable. Snow must be kept within the confines of the property and may not be moved onto or stored on the Town maintained right-of-way or private drive, dedicated snow storage easements or drainage facilities,unless otherwise approved by the Town Engineer and Public Works Director. Dedicated snow storage areas shall be utilized as designed. 9. The road impact fee adopted by the Town of Truckee,creating and establishing the authority for imposing and charging a road improvement fee within the Town, shall be paid to the Department of Public Works prior to the issuance of a building permit for this development. The fee shall be based on the latest fee schedule adopted by the Town Council in effect at the time of building permit issuance.The current amount of said fee is$1700.00 per dwelling unit. The developer,however,is responsible for payment of the road impact fee for the amount in effect at the time of building permit issuance. TRUCKEE DONNER PUBLIC UTILITY DISTRICT 11. The developer will be required to enter into agreements with the District outlining the terms and conditions of electric service. Once the conditions of the agreement have been satisfied,the District will provide service. Fees for electric service shall be determined based upon the final plans submitted to the District. DONNER LAKE WATER COMPANY 12. Prior to occupancy of the second unit, obtain a will-serve letter for water service associated with the second unit. Evidence of payment of any required connection and/or user fees for the second unit shall be submitted to the Planning Division prior to occupancy of the second unit. ,y 97-100/CUP,Granger SITE LOCATION 80 - H T_r RS �tttn wNt �Ittttttt� �� f \`� •��'. r,1}riot �t tri f f 1,ltu / _ ✓a f q ��� . 'Illy ✓s II�,Ntttt� k F y3.p f s 5Y �� `����,������,,j • .7..,..;,„,.„4,.;„..,„_. ...„,„ Fra e, ,l- L Y . all IIIIIIIIHIIIiiuint 3 Z &' F.. N 'y A ' 5 @ Y f x. ,^ P i sttrikfl ble,i 6 a. `s `% M1li''eGeNt i y i ryf£� �„ f. J N e ,::4 �rs vlP ,, w r ^p ` v - M x i "t `m 2 �g.x c v .• .+«;„ e a C^,iF ' ��a„gw& �.. y` Yee y�yuP r v�`rF� "k+ �� �� � AK`'. 2 ��f`��1� ,w`1 Y 5 G �.✓3i,7 t 'r`.475 £ .,p /:k f F h a+�"` y 5,.y' £�• - 3 k y '+w"'^ ✓ .� 'p"t z na'', .&-. 41'q. . Oitic itie4Ma tC'Y'- v.*"�e R��' `;. Sys K�' S. 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