A.
Purpose. Sections 17.52.020 through 17.52.140 provide regulations applicable to the combining districts established by Section 17.06.010 (Zone and combining districts established). The combining districts are used in combination with the zone districts to address special needs or characteristics of the areas of Placer County to which they are applied, including but not limited to potential hazards and/or land use conflicts created by aircraft overflight, flooding, unique community character or visual quality.
B.
Applicability. The requirements of Sections 17.52.020 through 17.52.140 apply to proposed land uses in addition to all applicable requirements of Sections 17.08.010 through 17.48.010 (Zone district regulations), Article 17.54 (General Development Regulations) and Article 17.56 (Specific Use Requirements) of this chapter.
C.
Conflicts Between Provisions. In the event of any conflict between these combining district regulations (Sections 17.52.020 through 17.52.140) and the zone district regulations of this chapter (Sections 17.08.010 through 17.50.010), the combining district regulations shall control. In the event of any conflicts between the provisions of Sections 17.52.020 through 17.52.140 and the provisions of Articles 17.54 or 17.56, the latter shall control.
(Ord. 5126-B, 2001)
A.
Purpose
and Intent. The purpose of the agriculture (-AG) combining district
is to identify residential areas where parcel sizes and neighborhood
conditions are suitable for the raising and keeping of a variety of
farm and exotic animals, in addition to household pets, without compatibility
problems with surrounding residential uses.
B.
Allowable Land Uses and Permit Requirements. The following agriculturally related land uses are allowed on properties to which the -AG combining district is applied in addition to the land uses allowed by the applicable zone district in Sections 17.06.030 et seq. (Allowable land uses and permit requirements). These uses are allowed subject to the land use permit shown for each use in the following table, any applicable specific standards, and all other applicable provisions of this chapter.
|
ALLOWABLE LAND USES
|
LAND USE PERMIT
|
SPECIFIC STANDARDS IN SECTION
|
|---|---|---|
|
Agricultural, Resource and Open Space Uses
| ||
|
Agricultural accessory structures
|
C
|
17.56.020
|
|
Animal raising and keeping
|
See Section 17.56.050
| |
|
Crop production
|
A
| |
|
Equestrian facilities
|
C
|
17.56.050
|
(Ord. 5126-B, 2001)
A.
Purpose
and Intent. The purpose of the aircraft overflight (-AO) combining
district is to regulate land uses in the vicinity of public airports
and below areas where aircraft perform approach and departure maneuvers,
recognizing that certain land uses and site development characteristics
may conflict with the safe and efficient operation of airports and
aircraft. The intent of this combining district is to protect people
and property both in the air and on the ground by regulating buildings
and structures that may affect navigable airspace, consistent with
federal regulations, and to minimize noise and other conflicts between
airport operations and surrounding land uses.
B.
Applicability.
The aircraft overflight combining district is applied to:
1.
Areas
below the imaginary surfaces above and around each airport established
by the U.S. Federal Aviation Administration (FAA) in its Federal Aviation
Regulations, Volume XI, Part 77;
2.
Safety
areas surrounding each airport as identified in the applicable airport
land use plan adopted by the airport land use commission:
3.
Areas
subject to high noise levels from aircraft operations.
C.
Combining District Requirements. The requirements and standards that apply to land uses within the -AO combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -AO district is combined, except as follows:
1.
Allowable
Land Uses. The land uses allowed in the aircraft overflight combining
district shall be the same as those allowed in the zone with which
the -AO district is combined; provided, that no proposed use shall
be approved unless it is identified as a compatible land use by the
applicable airport land use plan based on the policies of such plan
regarding height, noise and safety.
2.
Land
Use Permit Requirements.
a.
Permit Required. Zoning clearance is required for any land use proposed
within the -AO combining district, except where the zone with which
the -AO district is combined would otherwise require an administrative
review permit, a minor use permit or a conditional use permit approval.
b.
Referral Required. All discretionary land use permit applications filed pursuant to Article 17.58 (Discretionary Land Use Permit Applications) shall be referred to the applicable airport land use commission for review and comment before action is taken on the application pursuant to Sections 17.58.080 et seq. (Permit approval or disapproval), if the proposed use is not identified as a compatible land use by the applicable airport land use plan.
3.
Development
Standards.
a.
Height Limits. Proposed uses shall be subject to the height limits as established by the zoning requirements of Sections 17.06.060 et seq. (Zone district regulations).
b.
Noise Mitigation. Proposed uses shall be designed and constructed
to provide noise insulation to reduce interior noise levels to the
community noise equivalent level (CNEL) recommended by the applicable
airport land use plan.
4.
Other Regulations. This zoning ordinance includes other regulations regarding airfields and heliports in Section 17.56.040 (Airfields and heliports). In the event of conflict between any provisions of this -AO and other zoning districts, the more restrictive provision shall apply.
5.
Note: The provisions of Section 17.56.200 (Secondary dwellings) may be superseded by the limitations imposed within the -AO district. The applicable airport comprehensive land use plan (CLUP) and/or the airport land use commission (Placer County transportation planning agency (PCTPA)) should be consulted.
(Ord. 5126-B, 2001; Ord. 6113-B § 1, 2021)
A.
Purpose
and Intent. The purpose of the building site (-B) combining district
is to provide for different parcel sizes in new subdivisions than
would otherwise be required by an applicable zone district, based
upon special characteristics of the site or area to which the combining
district is applied, including but not limited to sensitive environmental
characteristics, limited resource capacities, and community character.
B.
Applicability.
The building site combining district shall be designated on the Placer
County zoning maps by the letter "-B" followed by a number, where
the number refers to the minimum building site established by subsection
(C)(1) of this section for the area to which the combining district
is applied.
C.
Combining District Requirements. The requirements and standards that apply to land uses within the -B combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -B district is combined, except as follows:
1.
Minimum
Lot Area, Setbacks, and Lot Width. Within the building site combining
district, minimum lot area, minimum setbacks, and minimum lot width
shall be as follows:
|
District
|
Minimum Lot Area (sq. ft.)
|
Minimum Setbacks (feet) (1) (3) (4)
|
Minimum Lot Width (feet)
| |||
|---|---|---|---|---|---|---|
|
Front
|
Street-side
|
Side (2)
|
Rear
| |||
|
B-3
|
3,000
|
12.5
|
10
|
5
|
10
|
35
|
|
B-4
|
4,000
|
12.5
|
10
|
5
|
10
|
45
|
|
B-6
|
6,000
|
12.5
|
10
|
5
|
10
|
50
|
|
B-8
|
8,000
|
12.5
|
10
|
5
|
10
|
55
|
|
B-10
|
10,000
|
20
|
10
|
15/5
|
10
|
55
|
|
B-20
|
20,000
|
35
|
15
|
15
|
15
|
100
|
|
B-40
|
40,000
|
50
|
20
|
20
|
20
|
135
|
|
B-43
|
43,560
|
50
|
30
|
30
|
30
|
135
|
|
B-100
|
100,000
|
50
|
30
|
30
|
30
|
160
|
|
B-X
|
Minimum Parcel Size and/or if applicable, Special Setbacks per
GPA or REA
| |||||
|
Notes:
| |
|---|---|
|
(1)
|
Additional requirements for setbacks from watercourses and all roads identified in the highway deficiency report and countywide capital improvement program, setbacks between structures, on the same site, and setbacks in other situations are established by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks) and Article 17.56 for certain specific land uses. NOTE: Different setbacks may apply if the RS zone district is combined with other zone districts in this chapter (i.e., -B, -DL, -DR, -PD, etc.).
|
|
(2)
|
Side setbacks shall be minimum five feet—one story; minimum
seven and one-half feet—two or more stories.
|
|
(3)
|
Or outside of a minimum twelve and one-half (12.5) foot multi-purpose
easement or public utility easement that is adjacent to any public
roadways, streets, or driveways and no less than 20 feet to the face
(vehicle entrance) of any garage or carport.
|
|
(4)
|
As required by the California Board of Forestry Fire Safe Regulations
(§ 1276.01, Title 14, California Code of Regulations) if
lot is one acre or larger in size.
|
2.
Maximum Building Height. Thirty feet on lots of less than 20,000 square feet; 36 feet on lots that are 20,000 square feet or larger. NOTE: An increase in height of not more than five feet, or 10% may be granted per Section 17.60.105(A)(3). Exception: This does not apply to the Tahoe Basin (North Tahoe, West Shore and Tahoe City). Refer to Section 17.04.030, definition of building height (Table with Maximum Heights for Buildings – Tahoe) or conditions of approval for a subdivision – Use Figure 17.04.030-2B and Table 40-1 found in the definition of "building height" and Tahoe Regional Planning Agency (TRPA) Codes.
3.
Maximum
Lot Coverage. The maximum lot coverage permitted on any lot designated
with a -B combining district shall be as specified by the base zone
district. Exception: Maximum coverage in the Tahoe Basin (Tahoe Basin
Area Plan) is regulated by Tahoe Regional Planning Agency (TRPA) ordinances.
(Ord. 5126-B, 2001; Ord. 6048-B § 26, 2020; Ord. 6144-B § 17, 2022)
A.
Purpose and Intent. The purpose of the conditional use permit required (-UP) combining district is to identify sensitive areas of Placer County where any proposed use or development will raise significant land use policy issues and/or community concerns and, therefore, should not be considered for approval or disapproval without the level of public participation and review afforded by the conditional or minor use permit process, Section 17.58.130.
B.
Combining District Requirements. The requirements and standards that apply to land uses within the -UP combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -UP district is combined, except that conditional or minor use permit approval (Section 17.58.130) shall be required for all uses.
The Planning Director shall determine, based on the proposed
use, site and circumstances, whether a conditional use permit (heard
by the Planning Commission) or a minor use permit (heard by the zoning
administrator) shall be required.
(Ord. 5126-B, 2001)
A.
Purpose
and Intent. The density limitation (-DL) combining district provides
special minimum lot size and density standards for certain areas where
residential development may occur, where sensitive site characteristics
or other special circumstances exist.
B.
Applicability.
The density limitation combining district shall be designated on the
Placer County zoning maps by the letters "DL" followed by a number.
The number shall mean the maximum number of dwelling units per acre
allowed in the designated area. For the purposes of calculating the
maximum number of permitted units, the DL factor shall be multiplied
by the gross area of the site less all existing road easements.
C.
Combining District Requirements. The requirements and standards that apply to land uses within the -DL combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -DL district is combined, except as follows:
1.
General Plan Consistency. Under no circumstances shall the number of dwellings proposed within a density limitation combining district exceed the maximum number of dwelling units permitted by the general/community plan designation applicable to the parcel, except as otherwise permitted by Section 17.54.120 (Residential density bonuses and incentives).
2.
Residential
Use Prohibition. A designation of -DL 0 prohibits residential uses
in zoning districts that would otherwise allow such uses.
3.
Minimum
Lot Area. The minimum area for proposed parcels and the development
of existing sites within the -DL combining district shall be as established
by the following table for the -DL factors (numbers of dwelling units
per acre) listed. In cases where the zoning maps show a different
number of units per acre than is shown below, interpolation is permitted
(up to eight du/ac. for single-family dwellings and in all instances
for multifamily dwellings). In such cases, the minimum building site
area shall be calculated as follows: One acre (43,560 square feet)
divided by the -DL factor shown on the zoning map, corrected to remove
the average percentage of a parcel taken up by road rights-of-way
(20%) equals the net minimum building site area required per unit.
(Example: 43,560 sq. ft. -DL 5.5 = 7,920 sq. ft. x .8 = 6,336 sq.
ft. net minimum building site area per unit.)
|
Net Minimum Lot Area Per Unit in -DL Combining District (Square
Feet)
| |||||
|---|---|---|---|---|---|
|
Type of Development
|
-DL Factor (Dwelling Units Per Acre):
| ||||
|
4
|
5
|
6
|
7
|
>8
| |
|
Single-family dwelling (1)
|
8,712
|
6,970
|
5,808
|
4,979
|
4,356
|
|
Type of Development
|
-DL Factor (Dwelling Units Per Acre):
| ||||||||
|---|---|---|---|---|---|---|---|---|---|
|
4
|
5
|
6
|
7
|
8
|
9
|
10
|
12
|
>14
| |
|
Multifamily dwelling (2)
|
8,712
|
6,970
|
5,808
|
4,979
|
4,356
|
3,872
|
3,485
|
2,904
|
2,489
|
|
Notes:
| |
|---|---|
|
(1)
| |
|
(2)
|
Multifamily dwellings includes zero lot line developments.
|
4.
Site Coverage, Setbacks and Lot Width Requirements. The maximum site coverage (see Section 17.04.030 for definition) and the minimum setbacks and lot widths for parcels within a -DL combining district shall be as established by the following table for the -DL factors listed.
|
-DL Factor
|
Site Coverage (square feet)
|
Setbacks (feet) (1) (3)
|
Lot Width (feet)
| |||
|---|---|---|---|---|---|---|
|
Front (2)
|
Street-side (2)
|
Side (2)
|
Rear
| |||
|
4
|
40%
|
20
|
10
|
15/5
|
10
|
55
|
|
5
|
50/40%
|
12.5
|
10
|
15/5
|
10
|
55
|
|
6
|
50/40%
|
12.5
|
10
|
15/5
|
10
|
50
|
|
7
|
50/40%
|
12.5
|
10
|
15/5
|
10
|
50
|
|
8
|
50/40%
|
12.5
|
10
|
15/5
|
10
|
45
|
|
9
|
70%
|
12.5
|
10
|
5/5
|
10
|
35
|
|
10 or greater
|
70%
|
12.5
|
10
|
5/5
|
10
|
35
|
|
Notes:
| |
|---|---|
|
(1)
|
Additional requirements for setbacks from watercourses and all roads identified in the highway deficiency report and countywide capital improvement program, setbacks between structures on the same site, and setbacks in other situations are established by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks) and Article 17.56 for certain specific land uses.
|
|
(2)
|
The front and street-side setbacks shall be a minimum of twelve
and one-half (12.5) feet for any portion of a structure, but no less
than 20 feet to the face (vehicle entrance) of any garage or carport
and outside of a minimum twelve and one-half (12.5) foot multi-purpose
easement or public utility easement that is adjacent to any public
roadways, streets or driveways. The side setbacks shall be a total
of 15 feet, minimum five feet to any structure for both sides. NOTE:
Where there is only one side (as on a corner lot), a street-side setback
of 10 feet minimum shall apply.
|
|
(3)
|
As required by the Calif. Board of Forestry Fire Safe Regulations
(Section 1276.01, Title 14, California Code of Regulations), if lot
is one acre or larger in size.
|
(Ord. 5126-B, 2001; Ord. 6048-B § 27, 2020)
A.
Purpose
and Intent. The purpose of the design review (-Dc, -Dh, -Ds) combining
districts is to provide special regulations to protect and enhance
the aesthetic character of lands and buildings within public view;
to protect historic buildings; to minimize any adverse impacts of
conflicting land uses; to enhance tourism through the protection of
lands and buildings having unique aesthetic characteristics; and to
provide special project review procedures for lands and uses which
by their nature require special attention to architectural design
and massing, landscaping, circulation, and/or energy conservation.
B.
Establishment
of District. The design review combining district may be applied to
lands within Placer County through the rezoning of property as a "design
scenic corridor" (Dc), "design historical" (Dh), or "design sierra"
(Ds) district. The following criteria and findings shall determine
which type of design review combining district is applied:
1.
Design
Scenic Corridor or Sierra (-Dc, -Ds). The Dc or Ds designations shall
be applied only to:
a.
Areas of special natural beauty and aesthetic interest that constitute
a basic resource in the county economy, the preservation of which
in its most nearly natural state would enhance tourism; or
b.
Areas, places, sites, structures or uses, including multifamily and mixed use projects where application of the design review combining district will serve to carry out the other purposes stated in subsection A of this section. The adoption of the Dc or Ds designations shall require that the board make findings of fact stating: the special problems present within the district; how specific areas, places, sites, structures or uses serve to implement the purposes of subsection A of this section; and the reasons why the district should receive the benefit of special regulation.
|
The adoption of the Dc or Ds designations shall require that the board make findings of fact stating: the special problems present within the district; how specific areas, places, sites, structures or uses serve to implement the purposes of subsection A of this section; and the reasons why the district should receive the benefit of special regulation.
|
2.
Design
Historical (-Dh). The Dh designation shall be applied only to areas,
places, sites, structures or uses that have special historical interest.
In adopting the Dh designation, the board shall first make findings
of fact that identify the specific historical interest, and state
that a significant percentage of the buildings covered by the Dh classification
were constructed before 1920.
3.
General
Findings. In addition to the findings required above to enable the
rezoning of property to the design review combining district, the
board shall also identify the specific places, sites, structures,
uses or areas to be included within the district.
C.
Combining District Requirements. The requirements and standards that apply to land uses within the design review combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the design review district is combined, except as follows:
1.
Buildings
and Projects. No construction, renovation, remodeling, reconstruction,
demolition, or other alteration of a building, structure or site (see
Section 17.52.070(D)(3)), including any change in the exterior appearance
of an historic building shall occur within a design review combining
district before obtaining design review approval as required by this
section.
2.
Issuance
of Building Permits. No building permit for a project subject to design
review shall be issued before design review approval, or contrary
to any conditions of design review approval.
3.
Applicability
to Designated General Plan/Community Plan Areas. Unless specifically
excepted in the implementing ordinances of the Squaw Valley General
Plan (Chapter 17, Appendix A), the Tahoe City Community Plan or the
Tahoe City Area General Plan (Chapter 17, Appendix B), or the North
Tahoe Community Plans (Chapter 17, Appendix C), the provisions of
this section shall apply to areas requiring design review approval
within these general plan/community plan areas.
4.
Applicability
to Multifamily and Mixed Use Development with Housing. Proposed multifamily
or mixed use development with housing located in residential or commercial
district with the design scenic corridor or sierra (-Dc, -Ds) districts
shall demonstrate conformance with the Multifamily and Mixed Use Design
Manual. In the -Dc or -Ds districts, design review of a single-family
structure is only required when that structure is converted into a
multifamily, commercial, or mixed use structure.
5.
Special
Provisions in Design Historical Districts. When any commercial zone
district is combined with the design historical (-Dh) designation,
special provisions to meet the requirements for on-site parking and
front setback regulations shall apply as follows:
a.
Parking. During the design review process, the granting authority is empowered to consider the availability of readily available off-site parking to meet the otherwise required on-site parking space standards of this chapter for the land use being proposed. Where it is determined that adequate parking exists off-site and within 400 feet of the entrance to the commercial use, and it is further determined to be impractical or unnecessary to construct additional on-site parking, the granting authority may approve such commercial use without the necessity of obtaining a variance to the parking requirements noted in Section 17.54.050 et seq., of this chapter and without the construction of new on-site parking spaces.
b.
Front Setbacks. The otherwise required front setback requirements
of this chapter may be waived by the granting authority in any combining
design historical (-Dh) district when it is found that new structures
in such areas will complement the historic character of the area without
meeting such setback requirements.
D.
Procedure
for Design Review Approval. The authority to grant or deny design
review approval pursuant to this section is assigned to the planning
director. Applications for development projects within the design
review combining district shall be processed according to the provisions
of this section.
1.
Applications:
a.
Content. Requests for design review approval shall be filed on the forms provided by the planning department, and shall include the information and materials required by Section 17.58.030 (Required application contents).
b.
Concurrent Filing. Design review applications may be filed concurrently with applications for other land use permits required for the same project pursuant to this chapter, but not building permits (see Section 17.52.070(C)(2). When a design review application is filed concurrently with another land use permit, the time limit for final county action on the design review application shall be that required by Section 17.58.160 (Permit time limits and extensions—Time limits for action by county), instead of the time limit established by sub-section E of this section.
c.
Request for Conceptual Approval Only. If authorized by the planning
director, an applicant may submit a partial design review application
in order to request conceptual approval of the site plan and basic
architectural elements of larger projects; provided that the planning
director shall reserve the right to review the required later complete
submittals for conformance with all applicable guidelines and standards.
2.
Design/Site Review Committee Evaluation. Where a citizen's design site review committee has been established pursuant to Section 17.60.070 (design/site review committee), the planning director shall transmit the design review application to the committee before rendering a decision. The committee shall review the application and make comments, if any, to the planning director within 14 days of the filing of a complete application as determined by the planning director. The staff design/site review committee (as appointed by and acting on behalf of the planning director, pursuant to Section 17.60.070) shall also review the application and shall render its decision within 30 days of the filing of a complete application. The residential component of a multifamily or mixed use project will be reviewed by the design/site review committee.
3.
Issues
to be Considered. Design review by the committee and the planning
director shall include, but not be limited to, review of proposed
building design and arrangements, setbacks, walls and fences, building
exterior appearance, off-street parking, grading, drainage, circulation
(including pedestrian and bicycle circulation), landscaping, lighting,
and signs, unless the planning director determines that any such items
are unnecessary in any specific case.
4.
Approval or Disapproval. Within 30 calendar days of the acceptance of a complete application as set forth in Section 17.58.050 (Initial review of applications), the planning director shall decide whether the application conforms to the provisions of this section, and shall approve or disapprove the application, as follows:
a.
Basis for Approval or Disapproval. If the plans conform to the provisions
of this section, the planning director shall issue a written design
approval. A design review application may be denied for failure to
meet any of the requirements of this section or other county ordinances,
or for failure to meet the conditions of a related conditional use
permit, variance, or other applicable permit.
b.
Conditions of Approval. The planning director may impose conditions
on design review approval to more effectively achieve the purposes
of this section, and to establish time periods within which specified
conditions must occur.
c.
Automatic Approval. Failure of the planning director to render a
decision within 30 days shall constitute approval of the permit.
E.
Design Review Time Limits and Extensions. A design review approval is subject to the same time limits and procedures for extension that are established by this chapter for discretionary land use permits in Section 17.58.160 (Permit time limits and extensions).
F.
Design
Review Modification or Revocation. An approved design review may be
modified or revoked by the planning director if:
1.
Conditions
have substantially changed since the time of approval and the holder
of the permit/approval has not materially changed his/her position
by detrimentally relying on the approval; or
2.
Such
action is necessary to protect public health, safety, and/or welfare;
or
3.
The
holder of the permit has not complied with applicable conditions of
approval. Modification or revocation resulting from this subsection
may only proceed after written notification to the permit holder of
the pending action;
4.
The
applicant requests modification of a design review approval. Such
a request shall be processed as a new application for design review
approval pursuant to this section.
G.
Noticing
for Multifamily or Mixed Use Projects. Multifamily and mixed use projects
undergoing design review shall be noticed as follows:
1.
Noticing
of an Application. Upon receipt of a complete application, notice
shall be mailed to all owners of real property as shown on the latest
equalized assessment roll within 300 feet of the property that is
the subject of the hearing, unless fewer than 30 properties are within
300 feet, then the notification radius shall be extended to include
the 30 nearest properties; or where the number of property owners
to whom notice would be mailed is more than 1,000, the planning director
may choose to provide the alternate notice allowed by California Government
Code Section 65091(a)(3). Staff shall allow 10 days for comments from
noticed individuals.
2.
Notice
of Approval/Denial. Within two days of a determination, notice of
the decision shall be mailed to all individuals who submitted comments
on an application. For the purposes of appeals, the period for filing
appeals shall begin on the date the notice is mailed.
(Ord. 5126-B, 2001; Ord. 6144-B § 18, 2022)
A.
Purpose
and Intent. The purpose of the development reserve (-DR) combining
district is to provide for the future development of limited residential,
commercial or industrial uses in areas that are identified by the
general plan (or any community plan adopted pursuant thereto) for
such uses, but which:
1.
May
not be prepared at the time the district is adopted to accommodate
the planned levels of full development until additional infrastructure
or resources have been provided, or additional population growth has
occurred; or
2.
May
require special treatment as provided for in specific or general plans.
B.
Combining District Requirements. The requirements and standards that apply to land uses within the -DR combining district shall be the same as otherwise required by Sections 17.60.060 et seq., for the applicable zone with which the -DR district is combined, except as follows:
1.
Land Use Permit Requirements. Development within the development reserve combining district, including the division of land by subdivision or parcel map, shall be authorized only through the approval of a specific plan except as provided by subsection D of this section. The preparation and approval of a specific plan as set forth in Section 17.58.200 (Specific plans) and in California Government Code Section 66450 et. seq., shall occur before the approval of any other permit to authorize development. The specific plan shall address, but need not be limited to, the effects of the proposed upon land use, population density, transportation and circulation, drainage and flood control, forest and wildlife conservation, pollution control, sewers, community design, water supply, recreation, and schools.
2.
Development
Standards. All land uses permitted within this district shall be subject
to the development standards required by the applicable specific plan.
C.
Effect of Development Reserve Designation on Planned Residential Development (-PD). Any development project resulting from the adoption of a specific plan by the board of supervisors is subject to the development standards of that specific plan. Such standards may or may not be consistent with the development standards of the planned residential development (-PD) combining district, depending upon the precise language included within the specific plan. (See Section 17.52.120 (Planned residential developments), Section 17.58.200 (Specific plans) and Section 17.58.210 (Development agreements)).
D.
Uses
Permitted in Basic Zone Allowed Without Specific Plan. Uses otherwise
allowed within any basic or combining zone with which the -DR district
is combined are permitted without the approval of a specific plan,
subject to the development standards for such uses in those zones.
(Ord. 5126-B, 2001)
A.
Purpose
and Intent. The purpose of the flood hazard (-FH) combining district
is to identify areas where hazards to life or property exist because
of the potential for inundation by a 100 year frequency flood. The
intent of this combining district is to:
1.
Advise
the public about areas subject to flooding during a 100 year storm.
2.
Require
the careful review of new development by the county, so as to ensure
that such development is located and designed to both avoid being
at risk from flooding, and to avoid increasing the hazard of such
flooding on other properties by changing the characteristics of a
watercourse.
3.
Identify
areas where the stream system is coterminous with the 100 year floodplain.
B.
Applicability.
The flood hazard combining district may be applied to areas of flood
hazard (100 year flood plain) identified by the Federal Insurance
Administration, through the Federal Emergency Management Agency (FEMA)
and shown on the flood insurance rate maps (FIRM), or identified by
Placer County as being within the future mitigated 100 year flood
plain of a stream, creek, other waterway or body of water.
C.
Combining District Requirements. The requirements and standards that apply to land uses and new development within the -FH combining district shall be as provided by Sections Article 15.52 et seq., of this code (the Placer County flood damage prevention ordinance), and as provided by Sections 17.06.060 et seq., for the applicable zone with which the -FH district is combined, except that where the provisions of Sections Article 15.52 et seq., may conflict with the requirements of the underlying zone, the provisions of Sections Article 15.52 et seq., shall control.
(Ord. 5126-B, 2001; Ord. 6041-B § 8, 2020)
A.
Purpose
and Intent. The purpose of the geological hazard (-GH) combining district
is to identify areas where geological and soil conditions may present
hazards to life or property from potential earthquakes, landslides,
avalanches or soil liquefaction. The intent of this combining district
is to advise the public about areas subject to geological hazard,
and to require the careful review of new development by the county,
so as to ensure that such development is located and designed to avoid
being at risk from geological hazards.
B.
Applicability.
The geological hazard combining district may be applied to areas of
potential landslide or liquefaction risk identified by the seismic
safety element of the Placer County general plan, to any seismic special
studies zone that may be established in Placer County by the State
Geologist pursuant to Section 2621 et seq., of the California Public
Resources Code (the Alquist-Priolo Special Studies Zones Act), or
to any avalanche hazard area identified by Placer County. The requirements
of this section shall apply to all land uses proposed within a -GH
combining district, except:
C.
Combining District Requirements. The requirements and standards that apply to land uses within the -GH combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -GH district is combined, except as provided by Subsection D of this section.
D.
Application
Content—Geology and Soils Report. All land use permit applications
for projects located within a geological hazard district shall be
accompanied by a report prepared by a certified engineering geologist
or registered civil engineer (as to soils engineering) or recognized
avalanche expert approved by the planning director, as appropriate.
The report shall identify, describe and illustrate, where applicable,
potential hazard of liquefaction, landslide, surface fault rupture,
seismic shaking, or avalanche as provided by this section. Provided,
however, that no report is required for an application located in
an area for which the chief building official determines that sufficient
information exists because of previous geology, soils or avalanche
hazard reports. Where required, a geology or avalanche report shall
include:
1.
A
review of the local and regional seismic and other geological conditions
that may significantly affect the proposed use;
2.
An
assessment of conditions on or near the site that would contribute
to the potential for the damage of a proposed use from a seismic or
other geological event including avalanche, or the potential for a
new use to create adverse effects upon existing uses because of identified
geological hazards. The conditions assessed shall include, where applicable,
rainfall, snowfall, soils, slopes, water table, bedrock geology, and
any other substrate conditions that may affect seismic response, landslide
or avalanche risk or liquefaction potential;
3.
Conclusions
and recommendations regarding the potential for, where applicable:
a.
Active landsliding, slope failure, or avalanche,
b.
Adverse groundwater conditions,
c.
Liquefaction hazards,
d.
Surface rupture or other secondary ground effects of seismic activity
at the site,
e.
Recommended building techniques, site preparation measures, or setbacks
necessary to reduce risks to life and property from seismic damage,
landslide, avalanche, groundwater and liquefaction to insignificant
levels.
E.
Other
Ordinance Requirements. See also Chapter 12, Article 12.40 of the
Placer County Code, the avalanche management ordinance.
(Ord. 5126-B, 2001)
A.
Purpose
and Intent. The purpose of the mineral reserve (-MR) combining district
is to identify lands that may contain valuable mineral resources,
protect the opportunity for the extraction and use of such resources
from other incompatible land uses, to provide for the extraction of
mineral resources and the reclamation of lands subsequent to such
extraction, so as to maintain the economic viability of mining while
minimizing adverse impacts to the environment, public health, safety
and welfare.
B.
Combining District Requirements. The land use permit requirements, design and development standards that apply to land uses within the -MR combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the zone with which the -MR district is combined, except as follows.
1.
Findings
for Land Use Permit Approval.
a.
A land use proposed within the -MR combining district shall not be
approved unless the granting authority first makes the finding that
the proposed use will not impede or interfere with the establishment
or continuation of mineral extraction operations on the site; or
b.
Where the granting authority decides to approve a use that would
threaten the potential to extract minerals from a site in the -MR
district that is also designated by the State Geologist or Mining
and Geology Board pursuant to California Public Resources Code Section
2761 et seq., as an area containing significant mineral deposits,
an area of regional significance, or an area of statewide significance,
the review body shall prepare a statement specifying its reasons for
permitting the proposed use pursuant to California Public Resources
Code Section 2762 et seq.
(Ord. 5126-B, 2001)
A.
Purpose and Intent. The purpose of the planned residential development (-PD) combining district is to identify areas where development can occur within the context of a planned development and where a residential density for the planned unit development must be determined by the county to guide the design of the proposed project pursuant to the requirements and standards of Section 17.54.080 (Planned residential developments).
B.
Applicability.
The planned residential development combining district shall be designated
on the Placer County zoning maps by the letters "-PD" followed by
a number, where the number shall mean the maximum number of dwelling
units per acre allowed in the area so designated on the zoning maps.
C.
Combining District Requirements. The requirements and standards that apply to land uses and new development within the -PD combining district shall be as provided by Section 17.54.080 (Planned residential developments), and as provided by Sections 17.06.060 et seq., for the applicable zone with which the -PD district is combined, except that where the provisions of Section 17.54.080 may conflict with the requirements of the underlying zone, the provisions of Section 17.54.080 shall control.
D.
Effect of Specific Plan Development Standards. Where any planned residential development project is proposed within the boundary of an adopted specific plan, the provisions of subsection C of this section shall apply, except that where there is a conflict in the development standards specified in the specific plan and the development standards in the specific plan are more restrictive than those of the land use or combining district within which the project is located, then the specific plan's development standards shall apply. (See Section 17.58.200 (Specific plans) and Section 17.58.210 (Development agreements)).
E.
Reversion of -PD Designation Following Expiration of Tentative Map. When any subdivision tentative map approved in conjunction with the establishment of a -PD designation expires or such approval is otherwise revoked by the planning commission or the board of supervisors, the -PD designation established for the project shall either revert to the -PD density which existed prior to the project approval, or shall no longer be effective (if no -PD designation existed prior to project approval). (See also Sections 17.54.090(D) and 17.58.100(E)(3)).
(Ord. 5126-B, 2001)
A.
Purpose
and Intent:
1.
The
board of supervisors finds that mineral extraction operations, airports,
community sewage treatment plants, and waste disposal facilities are
of such importance to the health, safety, economy, and general welfare
of the public that special consideration of the issue of land use
must be afforded such uses. The special purpose combining zone is
created to identify specific areas in the vicinity of such uses where
land use compatibility issues are of particular importance.
2.
When
applied to a particular parcel of land, the purpose of the district
is to require a discretionary review of the proposed use of that land
and to restrict the use of that land to uses that are determined to
be compatible with the special use in the vicinity.
3.
The
board further finds that the above-mentioned special uses occur in
diverse areas where the geologic, topographic, biological and socio-economic
conditions governing the maintenance of land use compatibility may
vary accordingly.
B.
Combining District Requirements. The requirements and standards that apply to land uses within the -SP combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -SP district is combined, except as follows:
1.
Land
Use Permit Requirements. Proposed uses in the -SP combining district
shall require land use permit approval as follows:
a.
Normally Conditional Uses. Conditional use permit or minor use permit approval (Section 17.58.130) is required for uses that require conditional use permit or minor use permit approval, respectively, in the zoning district with which the -SP district is combined. (No additional administrative review permit (ARP) is required.)
b.
Nonconditional Uses. Administrative review permit approval (Section 17.58.100) is required for uses that do not require conditional use permit approval in the zoning district with which the -SP district is combined, except that agricultural accessory structures and residential accessory uses are subject to the normal permit requirements of the underlying zone.
c.
Major Subdivisions. Conditional use permit approval is required for
major subdivisions, pursuant to the other applicable provisions of
the underlying zone.
d.
Minor Subdivisions. Administrative review permit approval is required
for minor subdivisions, pursuant to the other applicable provisions
of the underlying zone.
2.
Development
Standards. Development standards for proposed land uses shall be set
forth in the conditional use permit, minor use permit or administrative
review permit, if such permits are required. Otherwise, development
standards are as set forth in the zoning district with which the -SP
district is combined.
(Ord. 5126-B, 2001)
A.
Purpose
and Intent.
1.
The
board of supervisors finds that the town center commercial (-TC) district
is an overlay district which allows flexibility in the underlying
general district regulations (including both permitted use types and
development standards) in a community plan, specific plan, area plan,
or master plan which applies to the property so classified.
2.
The
-TC, town center commercial district is intended to be applied in
circumstances where the desired mix of uses cannot be achieved with
standard commercial or residential zoning.
B.
Combining
District Requirements.
1.
Land Use Permit Requirements. The board of supervisors, in approving a zoning reclassification may combine the -TC, town center commercial district with any residential or commercial district. The –TC is intended to include a mix of residential and commercial uses consistent with the applicable community plan, specific plan, area plan, master plan, or as provided by Section 17.56.135 (Multifamily and mixed use development).
2.
Development Standards. Where property is zoned -TC, town center commercial district, -TC development standards provided in the applicable community plan, area plan, master plan, specific plan, or as provided by Section 17.56.135 (Multifamily and mixed use development) shall supersede development standards contained in this chapter for the underlying zone district. If a standard is not addressed within the applicable community plan, specific plan, area plan, or master plan, it shall be governed by the development standards established by the mixed use development standards in Section 17.56.135.
(Ord. 5761-B § 2, 2015; Ord. 5954-B § 1, 2019; Ord. 6144-B § 19, 2022)
A.
Purpose
and Intent. The purpose of the traffic management (-TM) combining
district is to regulate land uses within certain areas of the county
which require extraordinary measures to mitigate the adverse impacts
of traffic resulting from residential, commercial and industrial development.
B.
Applicability.
The -TM combining district may be used to modify the zone district
with which it is combined to:
1.
Prohibit
specifically identified uses normally allowed by the underlying zone
district that are high traffic generators; and/or
2.
Limit
the total volume of traffic generated by projects that include several
uses or occupants; and/or
3.
Require
that specified fees be paid for coordinated traffic improvements as
a condition of development within this combining district; and/or
4.
Require
that transportation systems management measures be implemented, trip
reduction ordinance requirements be imposed, or that a proposed land
use be modified to reduce transportation impacts.
C.
Establishment
of District. The traffic management combining district may be applied
to lands within Placer County through the rezoning of property whenever
the following findings are made by the board of supervisors:
1.
The
existing circulation system will not provide an adequate level of
service for projected development within the proposed -TM area.
2.
A
circulation capital improvement program or other transportation systems
management program has been prepared to improve the service to an
acceptable level for projected development within the -TM area.
3.
The
coordinated approach of the capital improvement program is necessary
to ensure the proper sequence and priority for road network improvements
in the -TM zoned area.
4.
Projected
development within the proposed -TM zoned area will directly benefit
from the capital improvement program.
5.
The
proposed funding method and fee schedule are equitable, necessary,
and sufficient to fund the capital improvement program.
D.
Combining District Requirements. The requirements and standards that apply to land uses within the -TM combining district shall be the same as otherwise required by Sections 17.06.060 et seq., for the applicable zone with which the -TM district is combined, except that specified road or other construction and/or fee requirements will be determined by the capital improvement program for each area designated -TM. A fee schedule shall be included as part of the financing section of each capital improvement program.
E.
Other Ordinance Requirements. In addition to the requirements of this section, the Placer County Code includes traffic management zoning programs in Sections 4.14 (Highway 49), 4.15 (Bowman/Lincoln Way), 4.17 (Highway 65), 4.18 (Granite Bay), 4.19 (Dry Creek/West Placer), and 40.126 (Squaw Valley). Other traffic mitigation ordinances which may be applicable include provisions of the subdivision ordinance (Chapter 16), the street improvement ordinance (Chapter 12, Article 12.08) and the trip reduction ordinance (Chapter 10, Section 10.20.010 et seq.).
(Ord. 5126-B, 2001)
