Title 18 — DEVELOPMENT CODE

Article II

Truckee Zoning Code · 2026-06 edition · ingested 2026-07-07 · Truckee

Zoning Districts and Allowable Land Uses

Chapter 18.06 - Establishment of Zoning Districts, Adoption of Zoning Map ............................ II-3 18.06.010 - Purpose of Chapter .................................................................................................. II-3 18.06.020 - Zoning Districts Established .................................................................................... II-3 18.06.030 - Zoning Maps Adopted ............................................................................................. II-3 18.06.040 - Zoning District Regulations ..................................................................................... II-6 Chapter 18.08 – Residential Zoning Districts ................................................................................. II-9 18.08.010 - Purpose of Chapter .................................................................................................. II-9 18.08.020 - Purposes of Residential Zoning Districts ................................................................. II-9 18.08.030 - Residential Zoning District Land Uses and Permit Requirements ........................ II-11 18.08.040 - Residential Zoning District General Development Standards ............................... II-18 18.08.050 - Minimum and Maximum Density.......................................................................... II-21 18.08.060 - Residential Zoning District Performance Standards .............................................. II-24 18.08.070 - Maximum Gross Floor Area for Single-Family Residential Uses ......................... II-24 Chapter 18.12 - Commercial and Manufacturing Zoning Districts ........................................... II-25 18.12.010 - Purpose of Chapter ................................................................................................ II-25 18.12.020 - Purposes of Commercial and Manufacturing Districts .......................................... II-25 18.12.030 - Commercial and Manufacturing District Land Uses and Permit ........................... II-26 18.12.040 - Commercial and Manufacturing District General Development Standards .......... II-40 18.12.050 - Downtown Commercial District Development Standards ..................................... II-42 18.12.060 - Commercial and Manufacturing Zoning District Performance Standards............. II-43 18.12.070 - Retail Trade Uses ................................................................................................... II-43 Chapter 18.14 – Mixed Use Zoning Districts ................................................................................ II-45 18.14.010 - Purpose of Chapter ................................................................................................ II-45 18.14.020 - Purposes of Mixed Use Districts ........................................................................... II-45 18.14.030 – Mixed Use District Land Uses and Permit Requirements ..................................... II-46 18.14.040 – Mixed Use District General Development Standards ........................................... II-54 18.14.050 - Mixed Use Component .......................................................................................... II-55 18.14.060 – Mixed Use Zoning District Design Standards ...................................................... II-56 18.14.070 – Mixed Use Zoning District Performance Standards ............................................. II-56 18.14.080 - Retail Trade Uses ................................................................................................... II-57 Chapter 18.16 - Special Purpose Zoning Districts ........................................................................ II-59 18.16.010 - Purpose of Chapter ................................................................................................ II-59 18.16.020 - Purposes of Special Purpose Zoning Districts ....................................................... II-59 18.16.030 - Special Purpose District Land Uses and Permit Requirements ............................. II-60 18.16.040 - Special Purpose District General Development Standards .................................... II-66 18.16.050 - RC (Resource Conservation) District Development Standards ............................. II-68 18.16.060 - PC (Planned Community) District Development Standards .................................. II-68 18.16.070 - REC (Recreation) District Development Standards .............................................. II-68

General Development Standards .................................... II-66 18.16.050 - RC (Resource Conservation) District Development Standards ............................. II-68 18.16.060 - PC (Planned Community) District Development Standards .................................. II-68 18.16.070 - REC (Recreation) District Development Standards .............................................. II-68

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

Article II

Contents

18.16.080 - DMP (Downtown Master Plan) District Development Standards ......................... II-68 18.16.090 - Special Purpose District Performance Standards ................................................... II-68 Chapter 18.20 - Overlay Zoning Districts ..................................................................................... II-69 18.20.010 - Purpose of Chapter ................................................................................................ II-69 18.20.020 - Applicability .......................................................................................................... II-69 18.20.030 - Airport Operations (-AO) Overlay District ........................................................... II-69 18.20.040 - Historic Preservation (-HP) Overlay District ......................................................... II-70 18.20.050 - River Protection (-RP) Overlay District ................................................................ II-73 18.20.060 - Snow Avalanche (-SA) Overlay District ............................................................... II-74 18.20.070 – Commercial Core (-CC) Overlay District ............................................................. II-76 Chapter 18.24 - Design Guidelines ................................................................................................. II-79 18.24.010 - Purpose of Chapter ................................................................................................ II-79 18.24.020 - Applicability .......................................................................................................... II-79 18.24.030 - Organization .......................................................................................................... II-80 18.24.040 - General Design Guidelines .................................................................................... II-80 18.24.050 - Building Characteristic Design Guidelines ............................................................ II-86 18.24.060 - Site Design Guidelines .......................................................................................... II-97 18.24.070 - Sustainability Design Guidelines ......................................................................... II-101 18.24.080 - Landscaping and Hardscape Design Guidelines .................................................. II-102 18.24.090 - Services and Utility Placement Design Guidelines ............................................. II-103 18.24.100 - Fence and Wall Design Guidelines ...................................................................... II-105 18.24.110 - Design Guidelines for Specific Land Uses .......................................................... II-106 Chapter 18.25 – Objective Design Standards ............................................................................. II-125 18.25.010 - Purpose of Chapter .............................................................................................. II-125 18.25.020 - Applicability ........................................................................................................ II-125 18.25.030 - Review Process .................................................................................................... II-127 18.25.040 - Definitions ........................................................................................................... II-128 18.25.050 – Multifamily Site Design ...................................................................................... II-129 18.25.060 - Multifamily Massing and Articulation ................................................................ II-139 18.25.070 - Building Entries and Stairwells ........................................................................... II-145 18.25.080 - Multifamily Colors and Materials........................................................................ II-148 18.25.090 - Multifamily Architectural Elements .................................................................... II-153 18.25.100 - Multifamily Utilities and Service Areas .............................................................. II-156 18.25.105 – Design Standards for Projects in the Historic Preservation (-HP) Overlay District ..... .............................................................................................................................. II 157 18.25.110 - New Single-Family Subdivision .......................................................................... II-163 18.25.120 - Residential Mixed-Use Development .................................................................. II-168 Chapter 18.26 - Historic Preservation Design Guidelines ......................................................... II-171 18.26.010 - Purpose of Chapter .............................................................................................. II-171 18.26.020 - Applicability ........................................................................................................ II-171

168 Chapter 18.26 - Historic Preservation Design Guidelines ......................................................... II-171 18.26.010 - Purpose of Chapter .............................................................................................. II-171 18.26.020 - Applicability ........................................................................................................ II-171

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II-2

TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.06

Establishment of Zoning Districts

– CHAPTER 18.06 ESTABLISHMENT OF ZONING DISTRICTS, ADOPTION OF ZONING MAP

Sections:

18.06.010 - Purpose of Chapter 18.06.020 - Zoning Districts Established 18.06.030 - Zoning Maps Adopted 18.06.040 - Zoning District Regulations

18.06.010 - Purpose of Chapter

This Chapter establishes the zoning districts applied to property within the Town, determines how the zoning districts are applied on the Zoning Map, and provides general permit requirements for development and new land uses.

18.06.020 - Zoning Districts Established

Truckee shall be divided into zoning districts which implement the General Plan. The zoning districts shown in Table 2-1 are hereby established, and shall be shown on the official Zoning Map (Section 18.06.030).

18.06.030 - Zoning Maps Adopted

The Council hereby adopts the Town of Truckee Zoning Map (hereafter referred to as the “Zoning Map”), which is on file with the Department.

  • A. Inclusion by reference. The Zoning Map, together with all legends, symbols, notations, references, zoning district boundaries and other information on the maps, has been adopted by the Council in compliance with Government Code Sections 65800 et seq., and is hereby incorporated into this Development Code by reference as though it were fully included here.

  • B. Zoning district boundaries. The boundaries of the zoning districts established by Section 18.06.020 (Zoning Districts Established) shall be shown upon the Zoning Map.

  • C. Relationship to General Plan. The Zoning Map shall implement the General Plan, specifically including the Land Use Diagram.

  • D. Map amendments. Amendments to the Zoning Map shall follow the process established in Chapter 18.160 (General Plan, Zoning Map and Development Code Amendments).

  • E. Zoning Map interpretation. The Zoning Map shall be interpreted in compliance with Section 18.03.020.D (Zoning Map Boundaries).

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.06

Establishment of Zoning Districts

TABLE 2-1 ZONING DISTRICTS

Zoning Map
Symbol		 Zoning District Name General Plan or Downtown Truckee Plan
(DTP) Land Use Classification
Implemented by Zoning District
Residential Zoning Districts
RR Rural Residential Rural Residential
OpenSpaceRecreation
RL Low Density Residential Very Low Density Residential
Low Density Residential
Open Space Recreation
Tahoe Donner Plan Area
Public (Hospital/Office)
RM Medium Density Residential Medium Density Residential
Tahoe Donner Plan Area
RH High Density Residential Medium High Density Residential
High Density Residential
Tahoe Donner Plan Area
DRL Downtown LowDensityResidential DTP – Downtown LowDensityResidential
DRM Downtown Medium DensityResidential DTP – Downtown Medium DensityResidential
DRH Downtown High Density Residential DTP – Multifamily Downtown High Density
Residential
Commercial and Manufacturing Zoning Districts
CN Neighborhood Commercial Tahoe Donner Plan Area
Public(Hospital/Office)
CG General Commercial Commercial
Industrial
Public (Hospital/Office)
DTP – DowntownCommercial
CS Service Commercial Industrial
Commercial
M Manufacturing/Industrial Industrial
BI Business Innovation Business Innovation
DC DowntownCommercial DTP - DowntownCommercial
DM Downtown Manufacturing/Industrial Industrial
Mixed Use Zoning Districts
CMU Corridor Mixed Use Corridor Mixed Use
DMU Downtown Mixed Use DTP – Downtown Mixed Use
NMU Neighborhood Mixed Use Neighborhood Mixed Use

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

Establishment of Zoning Districts

18.06

TABLE 2-1 ZONING DISTRICTS (Continued)

General Plan or Downtown Truckee Plan
Zoning Map (DSP) Land Use Classification
Symbol Zoning District Name Implemented by Zoning District
Special Purpose Zoning Districts
Zoning Map
Symbol		 Zoning District Name
General Plan or Downtown Truckee Plan
(DSP) Land Use Classification
Implemented by Zoning District
--- --- ---
Special Purpose Zoning Districts
RC Resource Conservation Resource Conservation/Open Space
National Forest
OS OpenSpace All
REC Recreation Open Space Recreation
Residential
Tahoe Donner Plan Area
Resource Conservation/Open Space
PF Public Facilities Public
Public (Hospital/Office)
Tahoe Donner Plan Area
DTP - Public
PC_1_ Planned Community Planned Community 1, 2 and 3
SpecialStudyArea
MP_1_ Downtown Master Plan DTP - Master Plan
RTC Rail Transportation Corridor DTP – All
Rail TransportationCorridor
**Overlay Zoning ** Districts
-AO Airport Operations All
-HP HistoricPreservation All
-RP River Protection All
-SA SnowAvalanche All
-CC Commercial Core DTP - Downtown Mixed Use and Downtown
Commercial

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.06

Establishment of Zoning Districts

18.06.040 - Zoning District Regulations

  • A. Purpose. Chapters 18.08 through 18.20 determine which land uses are allowed in each zoning district established by Section 18.06.020 (Zoning Districts Established), what land use permit is required to establish each use, and the basic development standards that apply to allowed land uses in each zoning district.

  • B. Determination of allowable land uses and permit requirements. The uses of land allowed by this Development Code in each zoning district are identified in Chapters 18.08, 18.12 and 18.16, together with the type of land use permit required for each use.

    1. Permit requirements. Tables 2-2, 2-3, 2-6, 2-7 and 2-9 provide for land uses that are subject to all applicable provisions of this Development Code, and: 

    - a. Permitted subject to first obtaining: 

   - (1) A Zoning Clearance (Chapter 18.72) for projects involving: 

      - (a) For non-residential projects, new structures or additions to existing structures with a total gross floor area of less than 7,500 square feet (less than 5,000 square feet in Downtown Residential and Downtown Commercial and Manufacturing zoning districts); or 

      - (b) For projects of a single-family dwelling, accessory dwelling unit, and/or residential accessory structure, a change in land use, creation of a timeshare, new structures or additions to existing structures with a total gross floor area of less than 7,500 square feet (less than 5,000 square feet in Downtown Residential and Downtown Commercial and Manufacturing zoning districts); or 

      - (c) For non-residential projects involving a change in land use within an existing permitted structure; or 

      - (d) For multifamily residential projects, a change in land use, new structures or additions to existing structures with 10 or less residential units; and/or 

      - (e) For all projects, a change in land use, new structures, additions to existing structures, new improvements or additions to existing improvements with site disturbance (grading, impervious surfaces and/or the removal of natural vegetation) of less than 26,000 square feet. 

   - (2) A Development Permit (Chapter 18.74) for projects, including incremental or phased projects per Section 18.74.020.B, involving:

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.06

Establishment of Zoning Districts

  • (a) For non-residential projects, new structures or additions to existing structures with a gross floor area of 7,500 square feet or more (5,000 square feet or more in Downtown Residential and Downtown Commercial and Manufacturing zoning districts); or

  • (b) For projects of a single-family dwelling, accessory dwelling unit, and/or residential accessory structure, a change in land use, creation of a timeshare, new structures or additions to existing structures with a total gross floor area of more than 5,000 square feet in Downtown Residential and Downtown Commercial and Manufacturing zoning districts); or

  • (c) For multifamily residential projects, a change in land use, new structures or additions to existing structures with eleven or more residential units; and/or

  • (d) For all projects, a change in land use, new structures, additions to existing structures, new improvements or additions to existing improvements with site disturbance (grading, impervious surfaces and/or the removal of natural vegetation) of 26,000 square feet or more

These are shown as "P" uses in the tables;

  • b. Allowed subject to the approval of a Minor Use Permit (Chapter 18.76) and shown as “MUP” uses in the tables;

  • c. Allowed subject to the approval of a Use Permit (Chapter 18.76) and shown as “UP” uses in the tables.

All uses shall also obtain Building and/or Grading Permits where required by the Municipal Code.

2. Uses not listed. Land uses that are not listed in the tables or are not shown in a particular zoning district are not allowed, except as otherwise provided by Section 18.03.020.E (Rules of Interpretation – Allowable Uses of Land), or Section 18.02.030 (Exemptions from Land Use Permit Requirements).

  • C. Standards for parcels with multiple zoning districts. The following standards apply to the proposed development, use or subdivision of parcels that are or may be designated with more than one zoning district:

    1. Existing parcel in multiple zoning districts. Where an existing parcel is zoned in two or more zoning districts, each portion of the parcel in a separate district shall be developed/used in compliance with the requirements of the applicable district.

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.06

Establishment of Zoning Districts

2. Parcels proposed for lot line adjustment, merger and subdivision. Where a Lot Line Adjustment or Tentative Map application proposes the adjustment of lot lines, the merger of two or more parcels, or subdivision of a parcel so that a single parcel would be covered by two or more zoning districts, the application for adjustment or map approval shall be accompanied by an application for rezoning the lot into a single zoning district, in compliance with Chapter 18.160 (General Plan, Zoning Map and Development Code Amendments). The review authority may waive this requirement for a rezoning application where the review authority finds that the site is appropriately designated in two zoning districts or may impose conditions requiring the rezoning of the lot into a single zoning district.

  • D. Conflicts between provisions. Rules for resolving conflicts between different Development Code provisions may be found in 18.03.020.G (Rules of Interpretation – Conflicting Requirements).

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.08

Residential Zoning Districts

– CHAPTER 18.08 RESIDENTIAL ZONING DISTRICTS

Sections:

18.08.010 - Purpose of Chapter 18.08.020 - Purposes of Residential Zoning Districts 18.08.030 - Residential Zoning District Land Uses and Permit Requirements 18.08.040 - Residential Zoning District General Development Standards

18.08.050 - Minimum Lot Area and Maximum Density 18.08.060 - Residential Zoning District Performance Standards 18.08.070 - Maximum Gross Floor Area for Single-Family Residential Uses

18.08.010 - Purpose of Chapter

This Chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 18.06.020 (Zoning Districts Established).

18.08.020 - Purposes of Residential Zoning Districts

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

  • A. RR (Rural Residential) District. The RR zoning district identifies areas intended for rural residential homes on large parcels, including the keeping of livestock and other large animals, with supporting corrals and barns. Parcels in the RR zoning district are appropriate for clustered infill development away from environmentally sensitive areas, and to preserve open space. The density of development for this zoning district generally includes properties of one acre or larger. The RR zoning district is consistent with the Rural Residential 10 acres per dwelling unit, Rural Residential 5 acres per dwelling unit, Rural Residential 1-2 acres per dwelling unit and OSR classifications of the General Plan.

The designation of areas in the RR zoning district may also include:

  1. Establishing separate RR zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RR Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, RR 1 to 2 means a minimum of one dwelling unit per acre and a maximum of two dwelling units per acre.

  2. Establishing separate RR zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an “X” suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RL-X district on the Zoning Map shall not be further subdivided unless further subdivision is allowed pursuant to State law.

  • B. RL (Low Density Residential) District. The RL zoning district applies to parcels with existing residential development and areas appropriate for new clustered development. Allowable densities range from 1 dwelling unit per 2 acres to 6 dwelling units per acre. The

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.08

Residential Zoning Districts

RL zoning district is consistent with the Very Low Density Residential, Low Density Residential, Open Space Recreation (OSR), Public (Hospital/Office) and Tahoe Donner Plan Area land use classifications of the General Plan.

The designation of areas in the RL zoning district may also include:

  1. Establishing separate RL zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RL Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, RL 1 to 6 means a minimum of one dwelling unit per acre and a maximum of 6 dwelling units per acre.

  2. Establishing separate RL zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an “X” suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RL-X district on the Zoning Map shall not be further subdivided unless further subdivision is allowed pursuant to State law.

  • C. RM (Medium Density Residential) District. The RM zoning district is applied to parcels appropriate for multifamily residential and small-lot single-family residential uses. Appropriate densities range from six to 12 housing units per acre. The RM zoning district is consistent with the Medium Density Residential and Tahoe Donner PC land use classification of the General Plan. For the Tahoe Donner Plan Area, the appropriate density is 15 housing units an acre.

The designation of an area in the RM zoning district may include establishing separate RM zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RM Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, RM 6 to 12 means a minimum of six dwelling units per acre and a maximum of 12 units per acre.

  • D. RH (High Density Residential) District. The RH zoning district is applied to parcels appropriate for multifamily residential uses. Appropriate densities range from 12 to 24 housing units per acre. The RH zoning district is consistent with the Medium High Density Residential and High Density Residential land use classifications of the General Plan.

  • E. DRL (Downtown Low Density Residential) District. The DRL zoning district applies to areas in the Downtown Study Area with existing residential development or are appropriate for new low density residential infill and clustered development. Allowable densities range from one to six dwelling units per acre. The DRL zoning district is consistent with the Downtown Low Density Residential land use classification of the Downtown Truckee Plan.

Separate DRL zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRL Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, DRL 1 to 6 means a minimum of 1 dwelling unit per acre and a maximum of 6 dwelling units per acre.

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.08

Residential Zoning Districts

  • F. DRM (Downtown Medium Density Residential) District. The DRM zoning district is applied to parcels in the Downtown Study Area with existing residential development and areas appropriate for new medium density infill and clustered development in the form of single family and multifamily dwellings. The allowable density is 7 to 14 dwelling units per acre. The DRM zoning district is consistent with the Downtown Medium Density Residential land use classification of the Downtown Truckee Plan.

Separate DRM zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRM Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, DRM-10 to 15 means a minimum of 10 dwelling units per acre and a maximum of 15 dwelling units per acre.

  • G. DRH (Downtown High Density Residential) District. The DRH zoning district is applied to areas appropriate for multifamily residential uses. The allowable density is 12 to 24 dwelling units per acre. The DRH zoning district is consistent with the Downtown HighDensity Residential land use classification of the Downtown Truckee Plan

Separate DRH zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRH Zoning Map symbol which denotes the minimum and maximum allowable number of dwelling units per acre. For example, DRH-12 to 24 means a minimum of 12 dwelling units per acre a maximum of 24 dwelling units per acre.

18.08.030 - Residential Zoning District Land Uses and Permit Requirements

  • A. General land use permit requirements. Tables 2-2 and 2-3 identify the uses of land allowed by this Development Code in each residential and downtown residential zoning district, and the land use permit required to establish each use, in compliance with Section 18.06.040 (Zoning District Regulations).

Note: Where the last column in the tables (“See Standards in Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.

  • B. Activities within railroad rights-of-way. Railroad and railroad-related operations, activities and facilities within the Union Pacific railroad right-of-way and operating properties are not subject to the requirements of this Development Code.

  • C. Mobile Home Park Conversion. Any affordable units lost in the RM zoning district through conversion of a mobile home park to non-affordable housing or another use that would remove affordable manufactured housing units shall be replaced at a one-for-one replacement to ensure no net loss. Mobile home park conversion is subject to approval of a Use Permit by the review authority in accordance with Chapter 18.76 (Use Permits and Minor Use Permits).

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

Residential Zoning Districts

18.08

TABLE 2-2 – ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS

**LAND USE **(1) PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 See standards
inSection:
RR RL RM RH

AGRICULTURE, RESOURCE & OPEN SPACE USES

Agriculturalaccessory structures P 18.58.060
Agriculturalprocessing uses UP
Animal raising and keeping of livestock, other large
animals, fowl and other small animals and birds,
accessory to a primaryresidentialuse		 P(2) 18.58.060
Nature reserves P P P P
Trails P P P P

RECREATION, EDUCATION & PUBLIC ASSEMBLY USES

Communitycenters UP UP UP UP
Equestrian facilities,commercial orpublic UP UP 18.58.060
Membershiporganization facilities UP UP UP UP
Outdoor commercial recreation UP UP UP UP
Parks andplaygrounds UP UP UP UP
Private residential recreational facilities MUP MUP MUP MUP
Public AssemblyUses UP UP UP UP
Recreational vehicle(RV) parks UP(3) UP(3) UP(3) UP(3) 18.58.150
Religious retreats and organizational camps UP
Schools – Public andprivate UP UP UP UP
Schools – Specialized education and training UP UP UP UP
Ski lift facilities and ski runs UP UP UP UP

KEY TO PERMIT REQUIREMENTS

**Symbol ** Permit Requirement Procedure is in
Section:
P Permitted use, Zoning Clearance required for projects with less than 7,500 sq. ft. of
floor area, less than 26,000 sq. ft. of site disturbance, and multifamily residential
projects with 10 or less units; Development Permit required for permitted projects
with 7,500 sq. ft. or more of floor area, 26,000 sq. ft. or more of site disturbance,
and/or 11 or more multifamily residential units.		 18.72
MUP Conditional use, Minor Use Permit approval required. 18.76
UP Conditional use, Use Permit approval required. 18.76
TUP Temporary use,Temporary UsePermit approval required. 18.80
Usenot allowed. See18.03.020.E regarding usesnotlisted.

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

(2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals and household pets, the raising and keeping of animals or household pets over a certain number, and/or the raising and keeping of animals on small parcels.

(3) Allowed only as part of a mobile home park in accordance with Section 18.58.150.

Continues on next page.

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

18.08

Residential Zoning Districts

TABLE 2-2 – ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS (Continued)

LAND USE(1) LAND USE(1) PERMIT REQUIREMENT PERMIT REQUIREMENT PERMIT REQUIREMENT PERMIT REQUIREMENT
BY DISTRICT See standards
RR RL RM RH in Section:
RESIDENTIALUSES
Accessorydwellingunits P P P P 18.58.025
Animal raising and keeping of household pets and backyard
chickens, accessory to a primary residential use		 P P MUP MUP 18.58.060
Detached livingareas P P P P 18.58.220
Emergencyshelters UP UP
Employee housing P(3) P(3)
Farmworker housing,upto 12 units or 36 beds ingroup quarters UP(4)
Junior AccessoryDwellingUnits P P 18.58.025.O
Manufactured home P P P(5) P(5) 18.58.170
Mobile home, tiny home or recreational vehicle as a temporary
residence during construction		 P P P P 18.58.160
Mobile homeparks UP UP UP UP 18.25
Multifamilydwellings,2 to 10 units P P 18.25
Multifamilydwellings,11 and more units DP DP 18.25
Multifamilydwellings,individual ownership,10 or less units UP P P 18.25
Multifamilydwellings,individual ownership,11 or more units UP DP DP 18.25
Residential care facilities,1 to 6 clients P P P P
Residential care facilities,7 to 12 clients UP UP UP UP
Roomingand boardinghouses UP UP
Senior citizen congregate care/congregate care housing UP UP 18.58.240
Single-familydwellings P P P(6) P(6) 18.25
Supportive housing P(3) P(3) P(3) P(3) 18.58.255
Transitional housing P(3) P(3) P(3) P(3)
RETAIL TRADE USES
Accessoryretail uses UP UP 18.58.030
KEY TO PERMIT REQUIREMENTS
Symbol Permit Requirement Procedure is
in Section:
P Permitted use, Zoning Clearance required for projects with less than 7,500 sq. ft. of floor area,
less than 26,000 sq. ft. of site disturbance, and multifamily residential projects with 10 or less
units; Development Permit required for permitted projects with 7,500 sq. ft. or more of floor
area, 26,000 sq. ft. or more of site disturbance, and/or 11 or more multifamily residential units.		 18.72
UP Conditional use, Minor Use Permit approval required. 18.74
MUP Conditional use, Use Permit approval required. 18.76
TUP Temporaryuse, TemporaryUse Permit approval required. 18.76
Use not allowed. See 18.03.020.E regardinguses not listed. 18.80

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

(2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals and household pets, the raising and keeping of animals or household pets over a certain number, and/or raising and keeping of animals on small parcels.

(3) Employee, supportive, and transitional housing are subject to the same regulations that apply to other residential uses of the same type in that zone.

(4) Farmworker housing is subject to the same regulations that apply to other agricultural uses in the same zone.

(5) Manufactured homes within the multifamily residential zone shall meet the requirements of the “Dwelling, Multifamily definition.

(6) Small lot single-family subdivisions that comply with all requirements of Gov. Code, § 66499.40 are permitted in zoning districts that allow multifamily residential uses.

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TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE

Residential Zoning Districts

18.08

TABLE 2-2 – ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS (Continued)

LAND USE(1) LAND USE(1) PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 See standards
in Section:
RR RL RM RH
SERVICE USES
Bed and breakfast inns MUP MUP MUP MUP 18.58.070
Bikeshares P P 18.58.072
Cemeteries and columbariums UP
Child day care centers UP UP UP UP 18.58.080
Child day care, large family day care homes P P P P 18.58.080
Public buildings and structures UP UP UP UP
Public safetyand utilityfacilities UP UP UP UP
Snow removal business UP
Snow removal business with seasonal contractorsyard UP
Storage,accessoryto multifamilyresidentialproject UP UP UP UP
TEMPORARY USES
Commercial filming TUP TUP TUP TUP
Off-site contractor’s construction yard TUP TUP TUP TUP 18.62
Model homes MUP MUP MUP MUP
Offices, temporary TUP TUP TUP TUP
Offices, temporary real estate MUP MUP MUP MUP
Temporary work trailers TUP TUP TUP TUP
TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES
Electric utility facilities UP UP UP UP 18.58.114
Pipelines UP UP UP UP
Railroad andrailroad-related operations (3)
Utility lines P P P P
Wireless Communication Facility (4) P 18.58.270
KEY TO PERMIT REQUIREMENTS
**Symbol ** **Permit Requirement ** Procedure is
inSection:
P Permitted use, Zoning Clearance required for projects with less than 7,500 sq. ft. of floor
area, less than 26,000 sq. ft. of site disturbance, and multifamily residential projects with
10 or less units; Development Permit required for permitted projects with 7,500 sq. ft. or
more of floor area, 26,000 sq. ft. or more of site disturbance, and/or 11 or more
multifamily residential units.		 18.72
MUP Conditional use, Minor Use Permit approval required. 18.76
UP Conditional use, Use Permit approval required. 18.76
TUP Temporaryuse, TemporaryUse Permit approval required. 18.80
Use not allowed. See 18.03.020.E regardinguses not listed.
Procedure is
--- --- ---
**Symbol ** **Permit Requirement ** inSection:
P Permitted use, Zoning Clearance required for projects with less than 7,500 sq. ft. of floor 18.72
area, less than 26,000 sq. ft. of site disturbance, and multifamily residential projects with
10 or less units; Development Permit required for permitted projects with 7,500 sq. ft. or
more of floor area, 26,000 sq. ft. or more of site disturbance, and/or 11 or more
multifamily residential units.
MUP Conditional use, Minor Use Permit approval required. 18.76
UP Conditional use, Use Permit approval required. 18.76
TUP Temporaryuse, TemporaryUse Permit approval required. 18.80
Use not allowed. See 18.03.020.E regardinguses not listed.

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

  • (2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals, or the raising and keeping of animals over a certain number.

(3) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-ofway and operating properties are not subject to the land use permit and development standards of the Development Code.

  • (4) Permit requirements vary by type of facility. See Section 18.58.270 (Wireless Communications Facilities).

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Residential Zoning Districts

TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS

LAND USE(1) PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 See
standards
in Section:
DRL DRM DRH
AGRICULTURE, RESOURCE & OPEN SPACE USES
Nature reserves P P P
Trails P P P
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Communitycenters UP UP
Membershiporganization facilities UP UP
Parks andplaygrounds UP UP UP
Private residential recreational and communityfacilities MUP MUP MUP
Public AssemblyUses UP UP UP 18.58.090
Schools – Public andprivate UP UP UP

KEY TO PERMIT REQUIREMENTS

Symbol Permit Requirement Procedure is
in Section:
P Permitted use, Zoning Clearance required for projects with less than 5,000 sq. ft. of floor
area, less than 26,000 sq. ft. of site disturbance, and multifamily residential projects with
10 or less units; Development Permit required for permitted projects with 5,000 sq. ft. or
more of floor area, 26,000 sq. ft. or more of site disturbance, and/or 11 or more
multifamilyresidential units.		 18.72
MUP Conditional use, Minor Use Permit approval required. 18.76
UP Conditional use, Use Permit approval required. 18.76
TUP Temporary use, Temporary Use Permit approval required. 18.80
Usenot allowed. See18.03.020.E regarding usesnotlisted.

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

Continues on next page.

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Residential Zoning Districts

TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS (Continued)

**LAND USE **(1) PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 See standards
in Section:
DRL DRM DRH
RESIDENTIAL USES
Accessorydwellingunits P P P 18.58.025
Animal raising and keeping of household pets and backyard
chickens, accessory to a primaryresidentialuse		 P P MUP 18.58.060
Detached livingareas P P P 18.58.220
Emergencyshelters UP
Employee housing P(2)
Junior AccessoryDwellingUnits P 18.58.025.O
Live/work units MUP UP UP 18.58.130
Manufactured Home P P(3) P(3) 18.58.170
Mobile home, tiny home or recreational vehicle as a temporary
residence during construction		 P P P 18.58.160
Mobile homeparks UP UP UP 18.58.150
Multifamilydwellings,10 or less units UP P P 18.25
Multifamilydwellings,11 and more units UP DP DP 18.25
Multifamily dwellings, individual ownership, 10 or less units UP P P 18.25
Multifamilydwellings,individual ownership,11 or more units UP DP DP 18.25
Residential care facilities,1 to 6 clients P P P
Residential care facilities,7 to 12 clients UP UP UP
Roomingand boardinghouses UP
Senior citizen congregate care/congregate care housing UP UP 18.58.240
Single-familydwellings(4) P(2) P(2) 18.25
Supportive housing P(2) P(2) P(2) 18.58.255
Transitional housing P(2) P(2) P(2)

KEY TO PERMIT REQUIREMENTS

Symbol Permit Requirement Procedure is
in Section:
P Permitted use, Zoning Clearance required for projects with less than 5,000 sq. ft. of
floor area, less than 26,000 sq. ft. of site disturbance, and multifamily residential
projects with 10 or less units; Development Permit required for permitted projects with
5,000 sq. ft. or more of floor area, 26,000 sq. ft. or more of site disturbance, and/or 11
or more multifamily residential units.		 18.72
MUP Conditional use, Minor Use Permit approval required. 18.76
UP Conditionaluse, UsePermit approval required. 18.76
TUP Temporary use,Temporary UsePermit approval required. 18.80
Use not allowed. See 18.03.020.E regarding uses not listed.

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

(2) Employee, supportive, and transitional housing are subject to the same regulations that apply to other residential uses of the same type in that zone.

(3) Manufactured homes within the multifamily residential zone shall meet the requirements of the “Dwelling, Multifamily definition and the standards of other multifamily residential dwellings of the same type in the same zone.

(4) Small lot single-family subdivisions that comply with all requirements of Gov. Code, § 66499.40 are permitted in zoning districts that allow multifamily residential uses.

Continues on next page.

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Residential Zoning Districts

18.08

TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS (Continued)

LAND USE(1) PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 PERMIT REQUIREMENT
BY DISTRICT		 See standards
in Section:
DRL DRM DRH
SERVICE USES
Bed and breakfastinns MUP MUP MUP 18.58.070
Bikeshares P P P 18.58.072
Child day care centers UP UP UP 18.58.080
Child day care, large family day care homes P P P 18.58.080
Public buildings and structures UP UP UP
Public safetyand utilityfacilities UP UP UP
Spring waterpumping UP UP
Storage, accessory to multifamily residential project UP UP UP
Studios for art, dance, music, photography, etc., secondary to
primaryresidential use		 UP UP
TEMPORARYUSES
Commercial filming TUP TUP TUP
Model homes MUP MUP MUP
Off-site contractor’s construction yard TUP TUP TUP 18.62
Offices, temporary real estate MUP MUP MUP
Temporary worktrailers TUP
TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES
--- --- --- --- ---
Electric utility facilities UP UP UP 18.58.114
Pipelines UP UP UP
Railroad andrailroad-related operations (2)
Utility lines P P P

KEY TO PERMIT REQUIREMENTS

Symbol Permit Requirement Procedure is
in Section:
P Permitted use, Zoning Clearance required for projects with less than 5,000 sq. ft. of floor
area, less than 26,000 sq. ft. of site disturbance, and multifamily residential projects with 10
or less units; Development Permit required for permitted projects with 5,000 sq. ft. or more of
floor area, 26,000 sq. ft. or more of site disturbance, and/or 11 or more multifamily residential
units.		 18.72
MUP Conditionaluse,MinorUsePermit approval required. 18.76
UP Conditional use, Use Permit approval required. 18.76
TUP Temporary use, Temporary Use Permit approval required. 18.80
Use not allowed. See 18.03.020.E regarding uses not listed.

Notes:

(1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary).

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18.08.040 - Residential Zoning District General Development Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed and/or established in compliance with the requirements in Table 2-4, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards).

TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS

Development Feature Requirement by Zoning District Requirement by Zoning District Requirement by Zoning District Requirement by Zoning District
RR RL RM RH
Minimum lot size(1) Minimum area and width for new parcels, except as otherwise provided by 18.08.050 (Minimum
Lot Area and Maximum Density) and 18.92 (Subdivision Design). The total number of lots that
may be allowedis determined by Section 18.08.050.
Lot area 3 acres with on-site water and on-site sewage
disposal;
1.5 acres with public water or public sewer; no
minimum lot area withpublic waterand sewer.		 No minimum lot area with public water and
sewer; no subdivision allowed otherwise.
Lot width(2) 70 ft. for interior lots,
75 ft. for corner lots in the RL district;
120ft. elsewhere.		 70 ft. for interior lots;
75 ft. corner lots.
Residential density(3) 1 single-family unit per lot, one accessory
dwelling unit, and one junior accessory dwelling
unit in compliance with 18.58.025 (Accessory
Dwelling Units).		 See 18.08.050 (Minimum Lot Area and
Maximum Density).
Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map or
Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback
measurement, allowed projectionsinto setbacks, and exceptions torequired setbacks.
Front (4) 20ft.;20ft. onparcels of3 acres or larger.
Sides (each) 10 ft.;30 ft. onparcels of 3 acres or larger.
Street-side (4) 15ft.; 30ft. onparcels of3 acres or larger.
Rear 20ft.; 30ft. onparcels of3 acres or larger.
Between structures As required byTown BuildingCode.

Continues on next page.

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TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)
Development Feature Requirement by Zoning District
RR RL RM RH
Clustered units Required for all development in compliance with Chapter 18.46 (Open Space/Cluster
Requirements).
Floor Area Ratio (FAR) 0.50 maximum for parcels adjacent to Donner Lake; no maximum FAR requirement
elsewhere.
Site coverage(5) 40% maximum or the maximum allowed
site disturbance, whichever is less; 50%
maximum on lots of 10,000 sq. ft. or
smaller.		 50% maximum
Site disturbance In compliance with 18.30.080.D
(Maximum site disturbance for single-
family residential uses).		 Reviewed as part of the land use permit.
Open space For individual lots, none required other
than provided by setback areas and
maximum site coverage requirements.		 30% or in compliance with 18.46 (Open
Space/Cluster Requirements), whichever is
greatest.
Height limit(6) 35 ft. or 3 stories, whichever is less.
See18.30.090 (HeightMeasurement andHeightLimitExceptions)forexceptions.
Landscaping Nonerequired. See Chapter 18.40.
Parking As required byChapter 18.48(Parkingand LoadingStandards).

Notes:

  • (1) Clustered residential projects, condominiums, townhome or planned development projects may be subdivided with smaller parcel sizes for ownership purposes with narrower lot widths, increased site coverage and decreased setbacks for new parcels, with these requirements determined through the subdivision review process.

  • (2) Measured at the front setback line.

  • (3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapters 18.212 (Density Bonuses, Concessions and Incentives) and 18.214 (Inclusionary Housing) for possible density bonuses.

  • (4) Garage may be allowed within front and street-side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.220 (Residential Accessory Uses and Structures) for garage setback exception.

  • (5) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).

  • (6) Maximum allowable height for structures.

Continues on next page.

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TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)
Development Feature Requirement by Zoning District
DRL DRM DRH
Minimum lot size(1) Minimum area and width for new parcels, except as otherwise provided by 18.08.050
(Minimum Lot Area and Maximum Density) and 18.92 (Subdivision Design). The total
numberof lots thatmay be allowedis determined by Section 18.08.050.
Lot area No minimum lot area
Lot width (2) 40ft.
Residential density(3) 1 single-family unit per lot,
one accessory dwelling
unit, and one junior
accessory dwelling unit in
compliance with
18.58.025.		 See 18.08.050
Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision
Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions)
for setback measurement, allowed projections into setbacks and exceptions to required
setbacks. The Director may reduce or waive the minimum setbacks if the Director finds
that reducing or waiving the setback will result in a design more compatible with the
historic development patterns ofthe area.
Front (4) 15 ft.
Sides (each) 5ft. 10ft.
Street-side (4) 10 ft.
Rear 20ft. 25ft.
Between
structures		 As required by Town Building Code
Clustered units Required for all development in compliance with Chapter 18.46 (Open Space/Cluster
Requirements).
Site coverage (5) 70%maximum 70%maximum 70%maximum
Site disturbance In compliance with
18.30.080.D (Maximum
site disturbance for single-
family residential uses).		 Reviewed as part of the
land use permit.
Open space None required, other than
provided by setback areas
and maximum site
coveragerequirements.		 30% or in compliance with 18.46 (Open Space/Cluster
Requirements), whichever is greatest.
Height limit(6) 35 ft. or 3 stories, whichever is less.
See18.30.090 (HeightMeasurement andHeightLimitExceptions)forexceptions.

Continues on next page.

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TABLE 2-4

RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)

Notes:

  • (1) Clustered residential projects, condominiums, townhome or planned development projects may be subdivided with smaller parcel sizes for ownership purposes with narrower lot widths, increased site coverage and decreased setbacks for new parcels, with these requirements determined through the subdivision review process.

  • (2) Measured at the front setback line.

  • (3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapters 18.212 (Density Bonuses, Concessions and Incentives) and 18.214 (Inclusionary Housing) for possible density bonuses.

nt density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapters 18.212 (Density Bonuses, Concessions and Incentives) and 18.214 (Inclusionary Housing) for possible density bonuses.

  • (4) Garage may be allowed within front and street-side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.220 (Residential Accessory Uses and Structures) for garage setback exception.

  • (5) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).

  • (6) Maximum allowable height for structures.

18.08.050 - Minimum and Maximum Density

The minimum and the maximum density of residential development is determined by this Section. In all cases, the approval of a residential project and/or subdivision through the land use permit and Tentative Map process must comply with the allowable density established by this Chapter and the zoning district.

A. RR, RL and DRL districts.

  1. The maximum number of dwelling units that may be allowed on a parcel in the RR, RL and DRL districts shall be one single-family dwelling, one accessory dwelling unit, and one junior accessory dwelling unit unless the parcel is subdivided into multiple parcels as may be allowed by the maximum density.

  2. Where minimum lot area and density requirements are established by the Zoning Map, a suffix to the zoning district map symbol shall state the minimum and maximum density, expressed as dwelling units per acre, for subdivision of the parcel. For example, RR-1-2 means a minimum of one dwelling unit per acre and a maximum of two dwelling units per acre. The minimum and maximum number of parcels and/or units allowed shall be equivalent to the density established on the Zoning Map. The minimum and maximum density shall be calculated pursuant to Development Code Section 18.03.020.C (Calculations—Rounding). Accessory dwelling units and junior accessory dwelling units shall not count towards the minimum and maximum allowed density.

  3. Where no further subdivision of existing parcels is allowed because the maximum density designated by the General Plan has been achieved through previous subdivisions, unless the further subdivision is allowed pursuant to State law, the Zoning Map symbol shall include an "X" suffix. For example: RL-X.

  4. The review body may approve a tentative map proposing parcels 2.5 to 10 acres in size only if all of the following findings can be made:

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  - a. The subdivision is located within or adjacent to an established rural subdivision or an area developed with similar size parcels; and 

  - b. Further subdivision of the parcels will not be permitted or a planned development has been adopted for the subdivision which will ensure the orderly subdivision and development of the parcels to sizes less than 2.5 acres.

  • B. RM, DRM and DRH districts. The number of dwelling units allowed on a parcel within the RM, DRM and DRH zoning districts shall be determined as follows:

    1. Map symbol suffix. The suffix to the zoning district map symbol shall state the minimum and maximum number of dwelling units allowed per acre. For example, RM-10 to 15 means a minimum of 10 dwelling units per acre a maximum of 15 dwelling units per acre. The minimum and maximum density shall be calculated pursuant to Development Code Section 18.03.020.C (Calculations—Rounding). Accessory dwelling units shall not count towards the maximum allowed density.

mbol shall state the minimum and maximum number of dwelling units allowed per acre. For example, RM-10 to 15 means a minimum of 10 dwelling units per acre a maximum of 15 dwelling units per acre. The minimum and maximum density shall be calculated pursuant to Development Code Section 18.03.020.C (Calculations—Rounding). Accessory dwelling units shall not count towards the maximum allowed density.

  1. Density based on number of bedrooms. Within the RM, DRM and DRH zoning districts, a developer may request that the allowed number of dwelling units also be based on the number of bedrooms in each unit, as shown in Table 2-5.

TABLE 2-5 DWELLING UNIT EQUIVALENTS BASED ON NUMBER OF BEDROOMS

Number of Bedrooms in Unit Equivalent Number of
Dwelling Units
Studio 0.50 units
1 bedroom 0.67 units
2 bedrooms 0.80 units
3 bedrooms or more 1.00 unit

The maximum number of multifamily dwelling units that may be allowed on a site shall be calculated by multiplying the total site area by the number of units allowed in the zoning district, and then dividing the number of units allowed on the site by the desired equivalent number of dwelling units.

For example, the maximum number of units allowed on a 0.62-acre site in the RM10 to 15 zoning district would be calculated as: 0.62 acre x 15 units/acre = 9.3 units allowed. The site could accommodate any combination of studio and/or one-, two-, three-bedroom or larger units as long as the total number of equivalent dwelling units based on Table 2-5 does not exceed 9.3.

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  • C. Density Requirements for residential zoning districts (RR, RL, DRL, RM, RH, DRM, and DRH). In order to ensure efficient use of land and an adequate supply of housing to meet the housing needs of all segments of the community, residential projects shall be required to achieve minimum densities consistent with the density range of the zoning district except as follows:

    1. Exceptions to Minimum Density Requirements. The review authority may waive the minimum density requirements if one or both of the following findings can be made:

    2. There are special circumstances applicable to the property such as environmental or other site constraints that preclude construction of the minimum number of dwelling units on site;

    3. Requiring the minimum density on-site would be detrimental to the public health, safety, or welfare, or injurious to the property or improvements in the vicinity and zoning district in which the property is located.

  • D. Density Requirements for the RM-15 Zoning District in the Tahoe Donner Plan Area. In order to ensure efficient use of land and an adequate supply of housing to meet the housing needs of all segments of the community, residential projects shall be required to achieve minimum densities consistent with the following:

    1. Projects with 90 percent to 100 percent of the maximum allowable density shall be exempt from providing additional housing units beyond those required under Chapter 18.214 (Inclusionary Housing).
  1. For projects with less than 90 percent of the maximum allowable density, additional inclusionary housing units shall be provided as shown in Table 2-6 below:

TABLE 2-6 MINIMUM DENSITY REQUIREMENT

Minimum Density (% of
maximum allowed density for the
residential zoning district)		 Additional Required
Inclusionary Housing Units (%
of maximum density)
90-100% 0%
80-89% 5%
70-79% 10%
60-69% 15%
50-59% 20%

  1. All projects must provide a minimum of 50% of the maximum allowable density onsite unless an exception is granted by the review authority consistent with Subsection d below, or the review authority approves a Transfer of Development Rights or project phasing plan.

  2. Exceptions to Minimum Density Requirements. The review authority may waive the minimum density requirements if one or both of the following findings can be made:

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  1. There are special circumstances applicable to the property such as environmental or other site constraints that preclude construction of the minimum number of dwelling units on site;

  2. Requiring the minimum density on-site would be detrimental to the public health, safety, or welfare, or injurious to the property or improvements in the vicinity and zoning district in which the property is located.

  • E. Density Incentives. The review authority may increase the maximum density requirements established by this section in accordance with Chapter 18.212 (Density Bonuses, Concessions and Incentives).

18.08.060 - Residential Zoning District Performance Standards

All land uses proposed in a Residential Zoning District shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards:

  • A. Sewer requirement. No land use shall be approved with on-site sewage disposal. Connection to sewer shall be required.

    1. Exceptions. Residential subdivisions creating four or less parcels and existing legal single-family lots may use on-site septic systems with the approval of the appropriate health and environmental agencies. For new subdivisions of three or less parcels, the review authority may require connection to sewer if the project is located in close proximity to existing or future sewer lines. Portable toilets (e.g., port-apotties) may be used on a temporary basis during construction only when the site has an active building permit.

18.08.070 - Maximum Gross Floor Area for Single-Family Residential Uses

  • A. A single-family residential dwelling and any residential accessory structures, including attached and detached garages, but excepting agricultural accessory structures, shall not cumulatively exceed 7,500 s.f. in gross floor area on a parcel. Exemptions for accessory dwelling units may be applied consistent with Section 18.58.025.D.3.b (Deviations for smaller ADUs) and agricultural accessory structures provided that the single-family residential dwelling and residential accessory structures, other than the agricultural accessory structures, cumulatively equal 7,500 s.f. gross floor area or less. Agricultural accessory structures are subject to the maximum size requirements of Section 18.58.220 (Residential Accessory Uses and Accessory Structures. Projects with smaller ADUs that comply with Sections 18.58.025.D.3.b (Deviations for smaller ADUs) and agricultural accessory structures that comply with the maximum size requirements of Section 18.58.220 (Residential Accessory Uses and Accessory Structures) but exceed 7,500 s.f. of gross floor area due to the use of the smaller ADU and agricultural accessory structure exemptions are not subject to the Development Permit process (Chapter 18.74) for the purposes of gross floor area. The project shall be subject to Chapter 18.72 (Zoning Clearance). Other applicable land use entitlement processes for other requests, beyond the required maximum gross floor area, may be required.

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18.12

Commercial and Manufacturing Districts