ZONING DISTRICTS AND STANDARDS
Sections:
20.702.010 Zoning districts and uses.
20.702.020 Designation of zoning districts.
20.702.030 Allowable uses.
20.702.040 Uses in community plan areas.
Community Plan Use Table (Table 20.702.1)
20.702.050 Uses in plan area statement areas.
PAS 057-066 use tables - Table 20.702.2A
PAS 067-074, use tables - Table 20.702.2B
PAS 075-086 use tables - Table 20.702.2C
20.702.060 Lot size and density standards.
20.702.070 Setback standards
20.702.080 Height standards
Specific standards - Table 20.702.3
20.702.100 General property development standards
20.702.110 Access and circulation standards
20.702.120 Parking standards
Required parking - Table 20.702.4
20.702.130 Loading standards
20.702.140 Landscape standards
20.702.150 Visual impact and screening
20.702.160 Lighting standards
20.702.170 Grading and drainage standards
20.702.180 Noise standards
20.702.190 Floodplain standards
20.7021200 Snow standards
20.702.010 Zoning districts and uses.
Chapters 20.650 through 20.658 inclusive, Zoning Districts and Standards,
do not apply. Chapter 20.660 does not apply except as specifically provided
in this section. The applicable zoning districts and the uses allowed are described
below in sections 20.702.020 through 20.702.050. (Ord. 898, 2000)
20.702.020 Designation of zoning districts.
The zoning districts are identified by a three-part designator consisting
of a prefix, an area identifier, and a suffix, to be separated in the district
name by a slash (/).
A. The prefix consists of a letter that indicates the primary character
of the zoning district. In addition, the letter may be followed by a number
used to distinguish additional zones with the same primary use, but with different
development standards or combinations of allowable uses. The following letter
prefixes are used:
1. The letter R indicates a primarily residential character.
2. The letter C indicates a primarily commercial character.
3. The letter T indicates a primarily tourist accommodation
character.
4. The letter S indicates a primarily sports-oriented or recreation
character.
5. The letter P indicates a primarily public service character.
6. The letter M indicates a primarily managed resource character.
B. The area identifier consists of three numbers or three numbers followed
by a letter, either of which indicate the TRPA Plan Area in which the parcel
is located, or two letters that indicate the community plan area in which the
parcel is located. The Round Hill Community Plan is identified by RH,
the Kingsbury Community Plan is identified by KB, and the Stateline Community
Plan is identified by SL.
C. The suffix, which is not used in the designation of all zoning districts,
consists of a combination of letters and numbers used to designate sub-areas
within the district. The following suffixes are used:
1. The letters SA followed by a number indicate that the parcel
is in a special area as described in the applicable Plan Area Statement or Community
Plan.
2. The letters TD followed by a number indicate that the parcel
is subject to the applicable TRPA shore zone regulations regarding uses. (Ord.
898, 2000)
20.702.030 Allowable uses.
A. The uses allowed in the zoning districts are prescribed by the tables
in section 20.702.040 and section 20.702.050.
B. In case of conflicts between the list of uses in section 20.702.040
or section 20.702.050 and in the applicable Plan Area Statement or Community
Plan, the rule to be applied is that the uses and levels of review shown in
section 20.702.040 or section 20.702.050 cannot be less restrictive than the
uses and levels of review shown in the Plan Area Statement or Community Plan.
(Ord. 898, 2000)
20.702.040 Uses in community plan areas.
Table 20.702.1 designates the uses that are allowed, allowed subject to
a special use permit, and prohibited in the areas subject to one of the three
adopted community plans.
A. The definitions of the uses are contained in chapter 18 in the TRPA
Code of Ordinances.
B. The table contained herein does not include the uses allowed or subject
to special use provisions for shorezone tolerance districts (zoning districts
with a TD suffix). The uses in these areas shall be determined by referring
to chapter 51 in the TRPA Code of Ordinances.
C. The following notations apply for the table:
1. The letter P indicates that the use is permitted (TRPA review
required);
2. The letter D indicates that the use is subject to TRPA review,
and County design review is required;
3. The letter S indicates that the use is subject to issuance
of a County special use permit, and County design review is required;
4. The letter T indicates that the use is subject to issuance
of a TRPA special use permit, and County design review is required; and
5. A blank space indicates that the use is prohibited. (Ord. 898,
2000)
Click here for Community Plan Use Table (Table
20.702.1)
20.702.050 Uses in plan area statement areas.
Table 20.702.2 designates the
uses that are allowed and those that are prohibited in the areas subject to
the plan area statements.
A. The definitions of the uses are contained in chapter 18 in the TRPA
Code of Ordinances.
B. The table contained herein does not include the uses allowed or subject
to special use provisions for shorezone tolerance districts (zoning districts
with a TD suffix). The uses in these areas shall be determined by referring
to the applicable Plan Area Statement.
C. The following notations apply
for the table:
1. The letter P indicates that the use is permitted (TRPA review
required);
2. The letter D indicates that the use is subject to TRPA review,
and County design review is required;
3. The letter S indicates that the use is subject to issuance
of a County special use permit, and County design review is required;
4. The letter T indicates that the use is subject to issuance
of a TRPA special use permit, and County design review is required; and
5. A blank space indicates that the use is prohibited.(Ord. 898, 2000)
Click here for Table 20.702.2A
(PAS 057-066 use tables)
Click here for Table 20.702.2B
(PAS 067-074, use tables)
Click here for Table 20.702.2C
(PAS 075-086 use tables)
20.702.060
Lot size and density standards.
A. The minimum size of any lot must comply with the following:
1. Zoning districts with a prefix of R have a minimum lot size
of 8,000 square feet.
2. Zoning districts with a prefix of C have a minimum lot size
of 10,000 square feet.
3. Zoning districts with a prefix of T have a minimum lot size
of 10,000 square feet.
4. Zoning districts with a prefix of S have a minimum lot size
of 20,000 square feet.
5. Zoning districts with a prefix of P have no minimum lot
size requirements.
6. Zoning districts with a prefix of M have a minimum lot size
of 40 gross acres.
B. The density of any building used for multi-family or multi-person residential
purposes and for mobile home parks must not exceed the limits in chapter 21
of the TRPA Code of Ordinances. (Ord. 898, 2000)
20.702.070 Setback standards.
A. Except as provided by subsections E and F (scenic corridors and stream
environment zone) of this section, and by chapters 1,2, and 3 of Appendix B,
Design Standards and Guidelines to the Community Plans, setback standards for
single-family dwellings apply as follows to all principal structures and to
all accessory structures 15 feet or greater in height:
1. The front yard and street side-yard setback is a minimum of 20
feet measured from the edge of the pavement. This setback may be reduced up
to 50 percent provided both of the following conditions are met:
a. The slope within the front or street side-yard and building
footprint is 25 percent or greater; and
b. A minimum 20 feet of driveway exists between the garage and
the edge of the pavement.
2. The rear yard setback is a minimum of 20 feet from the property
line.
3. The side yard setback is a minimum of 7 feet from the property
line to the foundation or wall. Where the roof is designed to convey runoff
to the side yard and size of such roof runoff area exceeds 1,500 square feet,
an additional setback of 1 foot for each additional 250 square feet of runoff
area must be provided. This setback may be reduced, but not to less than 7 feet,
upon an analysis provided by the applicant demonstrating that snow will not
shed across the property line. Factors to be considered in this reduction include
historical records of amount of snow, roof orientation, roof pitch, exposure
of roof to sunlight, drifting patterns, and installation of properly engineered
snow-slide restraint devices.
B. Except as provided by subsections E and F (scenic corridors and stream
environment zones) of this section, and by chapters 1, 2, and 3 of Appendix
B, Design Standards and Guidelines to the Community Plans, setback standards
for multi-family dwellings and commercial uses apply as follows to all principal
structures and to all accessory structures 15 feet or greater in height:
1. The front yard setback is a minimum of 10 feet from the property
line.
2. The rear yard setback is a minimum of 10 feet from the property
line where the parcel or lot is adjacent to a commercial or multi-family use
and a minimum of 15 feet from the property line where the parcel or lot is adjacent
to a single-family use.
3. The side yard setback is a minimum of 10 feet from the property
line to the foundation or wall. If the structure exceeds two stories, an additional
1-foot setback for each 2 feet of height is required.
C. Setbacks for accessory structures must comply with section 20.664.020.
D. Projections, construction, or equipment are permitted within the required
setbacks for all uses only as allowed in this section. Building code requirements
may further restrict the distance required to be maintained from the property
lines and other structures:
1. Roof overhangs and eaves, oriel and bay windows, porte cocheres,
decks, stairway landings, fireplace chimneys, awnings, canopies, and unenclosed
porches may encroach up to 50 percent into the required front yard and street-side
yard setback. Access stairs may encroach into the required front yard and street
side-yard setback a maximum of 5 feet on parcels with an average slope of 16
percent or greater. Elevated driveways and parking decks may be located within
the required front yard or street side-yard setback provided they are no more
than 30 inches above the highest adjacent grade.
2. Roof overhangs and eaves, pools, patio covers, tennis courts gazebos,
awnings, oriel and bay windows, decks, access stairs and stairway landings,
fireplace chimneys, canopies, and unenclosed porches may encroach up to 50 percent
into the required rear yard setback.
3. Roof overhangs and eaves, oriel and bay windows, porches, fireplace
chimneys, awnings, and canopies may encroach into the side yard a maximum of
30 inches provided that a minimum 54 inches of clearance is provided for access.
4. Setbacks between structures must conform to current Uniform Building
Code provisions.
E. Buildings and structures must be set back 20 feet from the highway right-of-way
line in accordance with the TRPA Scenic Threshold Roadways standards in chapter
16 of the TRPA Code of Ordinances for designated corridors except when superseded
by chapters 1, 2 and 3 of Appendix B, Design Standards and Guidelines, to the
Community Plans. Deviation from this standard is subject to the findings of
section 30.5.D of the TRPA Code of Ordinances.
F. Buildings, structures and other land coverage or disturbance must be
set back from stream environment zones (SEZ’s) in accordance with chapter 37
of the TRPA Code of Ordinance. Deviation from this standard is only permissible
as provided for in the TRPA Code of Ordinances.
G. Building setbacks from cuts and fills must be as set forth in chapter
20.690 and as illustrated in Appendix C. (Ord. 898, 2000)
20.702.080 Height standards.
A. Building heights must comply with chapter 22 of the TRPA Code of Ordinances.
B. Notwithstanding the provisions of subsection A, above, the height of
structures must not exceed the height of existing forest cover in the vicinity
of the structure, except as permitted under the Tahoe Compact for structures
that house gaming.
20.702.090 Specific standards.
In addition to the general development standards in contained in section
20.702.100, certain uses are subject to the specific standards in chapters 20.662
through 20.668 inclusive, Specific Standards. The applicable specific standards
are shown in Table 20.702.3. (Ord. 898, 2000)
Click here for Table 20.702.3 (Specific
standards)
20.702.100 General
property development standards.
A. The Property Development Standards at chapter 20.690 apply unless they
conflict with this section or with the TRPA Code of Ordinances.
For purposes of interpreting Table 20.690, the term Residential Districts
as used in the table refers to zoning districts with a prefix of R and
the term Agricultural Districts refers to zoning districts with a prefix
of M. (Ord. 898, 2000)
20.702.110 Access and circulation standards.
A. Access and circulation standards must comply with chapter 20.692 except
when in conflict with the provisions of this section.
B. Driveways must not exceed 10 percent slope for single-family houses
or secondary residences and 5 percent slope for all other uses unless the approving
authority finds that a steeper driveway would minimize the amount of grading
and site disturbance and not be a threat to public health and safety. A driveway
may not exceed 14 percent for a residential use or 8 percent for all other uses.
C. Driveway widths must conform to the following standards:
1. Where a single-family residence includes a garage, the driveway
must be at least as wide as the garage door for a distance of 10 feet and must
taper to the appropriate width, but no less than that allowed in chapter 20.692.
The access-drive requirements in chapter 20.692 for residential property also
apply to accessory dwelling units located on the property.
2. As an alternative to a two-way driveway, driveways for uses other
than single-family residences may use one-way driveways with each driveway having
a minimum width of 10 feet and a maximum width of 15 feet. Minimum driveway
widths may be reduced due to unique site conditions and approval by fire and
emergency service providers.
D. Pedestrian circulation systems are required for Commercial, Tourist
Accommodation, Public Service and Multi-family residential projects. Sidewalks
must be a minimum 48 inches wide, with gradients less than five percent. Ramps
for use by the handicapped must not exceed the maximum allowed by the Uniform
Building Code, CABO/ANSI Codes, or other applicable codes. Sidewalk dimensional
standards are applicable to public and right-of-way easement walkways only,
and not to pedestrian facilities and structures within the private property,
unless otherwise required by safety and fire codes.
E. Adequate provision must be made for the access and movement of emergency
vehicles. (Ord. 898, 2000)
20.702.120 Parking standards.
A. Parking standards must comply with chapter 20.692 except when in conflict
with the provisions of this section.
B. General.
1. A parking facility is defined as a clearly identifiable
location for vehicular parking. A parking facility may be a parking area, parking
lot, or parking structure.
2. A compliance program must apply to new or expansion of existing
development that creates a demand for parking, including recreation and public
service projects. Projects not involving new or expanded development are required
to comply with the standards set forth herein unless the approving authority
finds the resultant situation would not otherwise cause or continue to cause
significant adverse impacts on traffic, transportation, air quality, or water
quality.
C. Parking requirements.
1. The number of required parking spaces is set forth in chapter 20.660,
except as modified by Table 20.702.4.
2. In lieu of meeting the above requirements in subsection C.1, an
applicant may prepare and submit a technically adequate parking analysis including
a parking demand estimate, proposed alternatives to standards, and methods to
ensure compliance with alternatives. This analysis must be approved concurrently
with any other development permit or building permit under consideration.
Click here for Table 20.702.4 (Required parking)
D. Joint use of parking facilities,
in accordance with the provisions of section 20.692.070, are encouraged in order
to limit ground coverage and reduce runoff.
E. Parking requirements for uses other than single-family dwellings
may be reduced 20 percent if a traffic analysis indicates public transit service
exists within 300 feet of the property and is a viable alternative for the parking
reduction. For each space reduced, the project must contribute annual fees
to the County.
F. Off-site parking is not considered in determining the adequacy
of parking facilities except as follows:
1. Off-site parking may be permitted for a temporary
use on the basis of an approved parking analysis.
2. Based upon an approved parking analysis, off-site
parking may be allowed, provided an appropriate deed restriction is recorded
which documents the relationship of the two parcels.
3. Off-site parking provided pursuant to an assessment
district and a related parking analysis may be approved.
4. Off-site location may be approved if the approving
authority finds that it will not violate other TRPA applicable standards. Such
parking must be located within 300 feet of the facility it serves or must be
directly connected by transit during the hours of operation. Off-site parking
may occur on public roadways or on the shoulders of public roads, provided it
does not interfere with snow removal or emergency services, or exceed 25 percent
of the total required parking.
G. Except for single-family driveways all maneuvering must be accomplished
on site. Backing out onto a street is not allowed.
H. Wheel stops must not be allowed in parking facilities in order
not to interfere with snow removal.
I. Uncovered parking facilities and snow storage areas must be sloped
on average at least 2 percent to prevent ponding and icing.
J. Commercial, tourist accommodation, public service, recreation
and multi-residential projects must provide, within the project area, snow storage
areas of a size adequate to store snow removed from parking, driveway and pedestrian
access areas, or arranged by means of recorded easements or an equivalent to
remove and store accumulated snow off-site. The minimum area required for snow
storage is 25 percent of all uncovered parking and driveway areas. (Ord. 898,
2000)
20.702.130 Loading standards.
A. Loading requirements and standards must comply with chapter 20.692
except when in conflict with the provisions of this section or as determined
as part of project review by a loading analysis.
B. The number of loading spaces is based upon the operating characteristics
of the individual use, as anticipated for an average business day. Chapter
20.660 must be used as a guide in determining the number of spaces.
C. Parcels with uncovered loading spaces must provide snow storage
areas of a size adequate to store snow removed from the loading areas, or arrange
by means of recorded easements or an equivalent to remove and store accumulated
snow off-site. The minimum area required for snow storage is 25 percent of
all uncovered loading areas. (Ord. 898, 2000)
20.702.140 Landscape standards.
A. Landscape standards must comply with chapter 20.694 except when
in conflict with the provisions of this section, in which case these provisions
apply.
B. Street trees are not required.
C. Plant species listed in the TRPA Recommended and Approved Native
and Adapted Plants for the Tahoe Basin (Appendix E of this title) must be used
for lawns and landscaping. Plant species not found on the TRPA recommended
native and adapted plant list may only be used for landscaping as accent plantings.
Such plants must be limited to borders, entryways, flowerbeds, and other similar
locations to provide accents to the overall native or adapted landscape design.
D. For projects other than single-family home projects, a minimum
of 5 percent of the disturbed area of an entire site and 15 percent of the
parking and driveway area must be landscaped.
E. Required landscaping must meet the following requirements at the
time of planting:
1. All container-grown stock must be grown in its container
for at least six months prior to planting. At time of planting, container-grown
stock must be in the following minimum container sizes:
a. Trees must be in minimum 15-gallon containers;
b. Shrubs must be in minimum 5-gallon containers;
and
c. Ground covers must be in minimum 1-gallon
containers or 4-inch pots.
2. Field grown or bare root native trees are acceptable
if, in the judgment of a licensed landscape architect or certified arborist,
they are suitable for specific site conditions and may adapt faster than container
plants to challenging growing conditions.
F. An irrigation system is required in landscaped areas. Sections
20.694.070 and 20.694.080 apply.
G. Landscaping in parking lots must meet the following standards:
1. Planting beds must have a minimum width of 6 feet
for perimeter beds and 4 feet for interior beds, with a minimum area of 25 square
feet.
2. Each planting bed abutting traffic areas must be
enclosed by concrete or masonry curbing a minimum 6 inches in width and 6 inches
in height above the paving surface or other approved materials. Alternatives
may be considered on a case-by-case basis.
3. Each planting bed must contain a minimum of one tree
per 400 square feet of planting area.
H. In addition to other standards in this section, parking areas
for commercial, tourist accommodation, public service and multi-residential
projects must comply with the following:
1. Perimeter landscaping of parking areas should be
provided to reduce the visual impact of large expanses of paved area and to
provide shade. Planting should include trees, shrubs, and ground covers. Shrub
coverage from ground level to a height of 3 feet should be dense and opaque
in order to screen the zone of most intense visual impact.
2. On-site parking areas must be provided with landscaped
perimeters of a minimum of 6 feet in width. Where adjacent parking areas share
a joint landscape perimeter, a minimum width of 10 feet is required.
3. On-site parking areas greater than 3 acres in size
must be provided with landscaped islands designed in accordance with TRPA’s
Handbook of Best Management Practices.
4. Any off-street parking that abuts or faces a residential
lot must provide a planting screen, landscaped fence or wall at least 4 feet
in height along the side facing the residential lot.
5. Existing or proposed plant materials within public
rights-of-way adjacent to a landscaping project must be included on the landscape
plan but will not be counted toward the required landscape area.
6. Plant materials must be used to screen utility boxes,
storage areas, refuse areas, trash receptacles, and irrigation control boxes
that would not enhance the appearance of the site.
7. All landscape plantings must achieve the desired
landscaping or buffering effect within five years.
I. No vegetation in excess of 2 feet high may be placed within a
triangular area formed by the street and driveway at property line and a line
connecting them at points 25 feet from their intersection, except that trees
pruned high enough to permit driver visibility are acceptable. (Ord. 898,
2000)
20.702.150 Visual impact and screening.
A. All external mechanical equipment, including trash enclosures,
electrical transformer pads and vaults, satellite receiving dishes, communication
equipment, and utility hardware on roofs, buildings or the ground must be screened
from public view from all directions through the architectural design elements
of the project.
B. Service yards, maintenance yards, warehousing, outdoor storage,
and trash and refuse collection areas which are visible to the public from view
corridors and public thoroughfares must be screened by the use of walls, fencing,
landscape plantings, berming, topographic screening, or combinations thereof.
Screening must be effective in both winter and summer.
C. Service yards, maintenance yards, warehousing, and outdoor storage
areas must be located in areas which are not highly visible from major transportation
corridors, scenic turnouts, public recreation areas or the waters or lakes in
the region.
D. Adequate refuse handling facilities must be provided to prevent
the accumulation of trash and litter.
E. Roofs, including mechanical equipment and skylights, must be
constructed of non-glare finishes that minimize reflectivity.
F. All metal flashings and mechanical equipment visible to the public
from view corridors and public thoroughfares must be painted to match the
exterior colors of the structure. (Ord. 898, 2000)
20.702.160 Lighting standards.
A. Exterior lighting must be deflected away from all adjacent properties,
public streets and public rights-of-way. Any light source over 10 feet in height
must incorporate a cut-off shield to prevent the light source from being directly
visible from areas offsite. Exterior light sources must be directed downward
to avoid sky lighting.
B. Exterior lighting must be stationary and not blink, flash, or
change intensity.
C. String lights, building or roofline tube lighting, and reflective
or luminescent wall surfaces are prohibited. Exterior lighting must not be
attached to trees except for the Christmas season.
D. Fixture mounting height must be appropriate to the purpose, but
not exceed 15 feet above ground level within 100 feet of residential properties
and 25 feet above ground level elsewhere.
E. Exterior lighting must be used for purposes of illumination only
and must not be designed for or used as an advertising display. Illumination
for aesthetic or dramatic purposes of any building or surrounding landscape
utilizing exterior light fixtures is authorized, provided the illuminated area
does not exceed 25 feet above grade on a vertical wall and the light source
is shielded from public view.
F. The commercial operation of searchlights for advertising or any
other purpose is prohibited.
G. Seasonal lighting displays and lighting for special events which
conflict with other provisions of this section may be permitted on a temporary
basis pursuant to chapter 7 of the TRPA Code of Ordinances. (Ord. 898, 2000)
20.702.170 Grading and drainage standards.
Grading and drainage activities must comply with chapter 25 and
chapters 61 through 65 of the TRPA Code of Ordinances. Grading and drainage
activities must also comply with subsection K, Hillside Grading, of section
20.690.030 except as they conflict with the TRPA regulations and, to the extent
practicable, those standards required in the Douglas County Design Criteria
and Improvement Standards. (Ord. 898, 2000)
20.702.180 Noise standards.
A. Exterior noise levels must comply with the provisions in the
Plan Area Statements, Community Plans, or subsection N of section 20.690.030,
whichever is most restrictive.
B. Interior noise levels must comply with the provisions in subsection
N of section 20.690.030. (Ord. 898, 2000)
20.702.190 Floodplain standards.
All development in floodplains that is allowed by section 28.3 of the
TRPA Code of Ordinances must comply with the provisions of chapter 20.50. (Ord.
898, 2000)
20.702.200 Snow standards.
A. In addition to the setback requirements in section 20.702.070, snow
shed impact areas must be provided as required to prevent snow from encroaching
on adjacent properties.
B. The roofs and eaves of all structures must be designed to avoid snow
shedding onto entries, exits, public areas, driveways, parking areas, and walkways.
C. Standards set forth in chapter 8 of the TRPA Code of Ordinances for
snow disposal requirements and road paving apply. (Ord. 898, 2000)
