Placer County, CA GENERAL DEVELOPMENT REGULATIONS

Article 17.54 General Development Regulations

17.54.010 Purpose and applicability of article.

Purpose. The purpose of this article is to provide general regulations to guide the location, design and development of new land uses and the alteration of existing uses. The provisions of this article supplement and work with the requirements for development in each zone and combining district established by Article 17.06 (Zone Districts and Allowable Land Uses).

Applicability. No land use permit shall be approved pursuant to Article 17.58 (Discretionary Land Use Permits), no zoning clearance shall be granted pursuant to Section 17.06.040 (Zoning clearance procedure), and no subdivision of land shall be approved pursuant to Chapter 16 of this code unless the proposed land use or subdivision satisfies all applicable provisions of this article.

(Ord. 5126-B, 2001)

17.54.020 Height limits and exceptions.

Applicability of Height Limits. Height limits for buildings and structures are established by Articles 17.06 through 17.52 (Zone Districts and Allowable Uses of Land), 17.56 (Specific Use Requirements) and this article (see Section 17.54.030 for fence height limits, and 17.54.170 et seq., for sign height limits). No building or structure shall be constructed or altered to exceed the height limit established by this article, except as otherwise provided by this section. NOTE: Relief from height limit standards may be granted through administrative approval per Section 17.60.105 (A)(3).

Measurement of Height. The height limits for buildings and structures established by Articles 17.06 through 17.52 (Zone Districts and Allowable Uses of Land) and 17.56 (Specific Use Requirements) or other provisions of this code shall be measured as the vertical distance from the highest point of the structure to the average of the highest and lowest points where the exterior walls touch the grade, as shown in Figure 17.54-A, or from an approved house pad. Height limits in the Tahoe Basin are based on Figure 17.54-B and Table 40-1 found in the definition of "building height" and Tahoe Regional Planning Agency (TRPA) Codes.

Where building setbacks are tied to the height of a structure (e.g., five-foot side setback for one-story buildings; seven and one-half foot setback for two-story buildings), the structure may be built to the maximum height specified if the setback for that height is provided (this may result in a building that is two stories on one side [with a seven and one-half foot side setback] and one story on the other side [with a five-foot side setback]).

FIGURE 17.54-A BUILDING HEIGHT MEASUREMENT

FIGURE 17.54-B BUILDING HEIGHT MEASUREMENT (APPROVED GRADE)

FIGURE 17.54-C BUILDING HEIGHT MEASUREMENT (TAHOE)

Fence Retaining Wall Combinations. Except as described under subsection 1 or 2, in order for a fence's height to be considered separately from the combined height of a retaining wall and fence, the fence must be located a minimum distance from the retaining wall equal to one-half the combined retaining wall/fence height (½(x+y)). If the fence is constructed at a distance less than one-half the combined retaining wall/fence height, the fence's height is the distance from the lowest finish grade or approved pad grade elevation at the base of the retaining wall to the highest point on the fence (x+y). (See Figure 17.54-A-1.)

Figure 17.54-A-1 MEASUREMENT OF FENCE HEIGHT

The height of a retaining wall and fence may be up to eight feet in height, as measured from the lowest finished grade, when such a fence and retaining wall would be located in a side or rear yard area, and not within any required front or street-side setback. The height of a retaining wall and fence on any side or rear yard area may be up to 10 feet in height if approved by the granting authority as part of the project design. Approved tentative maps may request to increase combination retaining wall and fence height pursuant to a finding of substantial conformance pursuant to Section 17.58.180(C): Changes to approved tentative maps.

The height of a retaining wall and fence may be up to 12 feet, as measured from the lowest finish grade, when such a fence and retaining wall height would result in improved resource protection within open space lots and resource protection areas adjoining development lots, as determined by the granting authority.

Exceptions to Height Limits. The height limits for buildings and structures established by this chapter are subject to the following exceptions:

Public and Quasi-public Buildings and Structures. In a zone district with a height limit of less than 50 feet, public and quasi-public buildings, communications equipment buildings, schools, houses of worship, hospitals, and other institutions permitted in the zone, may be erected to a maximum height of 50 feet; provided, that all required setbacks shall be increased by one foot for each one foot of height that the building exceeds the normal height limit established by the zone.

Hotels, Public and Quasi-public Buildings and Structures. In a zone district with a height limit of up to 50 feet, hotels, public and quasi-public buildings, communications equipment buildings, schools, houses of worship, hospitals, and other institutions permitted in the zone, may exceed the prescribed height limit if the additional height is authorized through a conditional use permit process that includes an analysis of visual impacts including photo simulations.

Residential Exception—Sloping Lots. The maximum height allowed for a dwelling may be increased when the average natural slope of a proposed building envelope is 15% or more, as follows:

Building Site Slope (%)	Maximum Allowed Height Increase (in feet)
15	5.0
16	5.7
17	6.3
18	7.0
19	7.7
20	8.3
21	9.0
22	9.6
22.5	10.0
23	10.3
24	11.0
25	11.6
26	12.3
27	13.0
28	13.6
29	14.3
≥30	15

The maximum allowed height for a dwelling on a site with slope between 15 and twenty-two and one-half (22½) percent may be increased over the five feet specified above by the same proportion that the actual site slope exceeds 15%. The maximum allowed height for a dwelling on a site with slope between twenty-two and one-half (22½) and 30% may be increased over the 10 feet specified above by the same proportion that the actual site slope exceeds twenty-two and one-half (22½) percent.

Exceptions for Specific Types of Structures.

Architectural Features, Mechanical Equipment. Chimneys, vents, and other architectural or mechanical appurtenances on buildings may be a maximum of 15% higher than the height limit of the applicable zone.

Freestanding Structures. Towers, poles, water tanks, and similar structures may be constructed higher than the height limit of the applicable zone if the additional height is authorized through minor use permit approval.

Utility and Communications Facilities. Individual radio and television receiving antennae, transmission and distribution poles and towers for public utilities are not subject to the height limits of this chapter; however, community receiving antennae and cellular telephone/personal communications services (PCS) facilities and satellite dish antennae are subject to the provisions of Section 17.56.060 (Antennae, communications facilities).

Tahoe Basin. All structures located within the Tahoe Basin (defined as all of that area of Placer County designated by the Bi-state Compact as being within the jurisdiction of the Tahoe Regional Planning Agency (TRPA)) shall conform to the height requirements as contained in Chapter 22 of the TRPA Code of Ordinances (see Appendix "B"). Where any conflict occurs between Chapter 22 of the TRPA Code of Ordinances and Section 17.54.020 of this code, and where the property lies within the Tahoe Basin as defined above, the provisions of Chapter 22 of the TRPA shall apply (including the method of height measurement contained therein—see Section 22.2.A of the TRPA).

(Ord. 5126-B, 2001; Ord. 5339-B (Exh. B), 2004; Ord. 5375-B § 10, 2005; Ord. 5960 § 2, 2019; Ord. 6164-B § 3, 2022)

17.54.030 Landscaping and fencing.

Purpose. The purpose of fencing and landscaping standards are to provide privacy, security and the visual screening of unsightly areas or activities, reduce glare and noise, enhance the appearance of property, and for landscaping, provide areas on sites that can absorb rainfall to assist in reducing runoff and controlling erosion.

Height Limits for Fencing and Landscaping. The following height limits for fencing and landscaping apply to sites in the RA, RF, RM, RS, C1, HS, and INP districts. No fence, earth berm or hedge of any kind shall be constructed or grown to a height greater than the following, except where a greater height is required by state or federal law:

Within the Front Setback. Three feet, except that open wire, chain link, wood rail, or other similar types of fencing (consisting of only such materials as do not conflict with vehicle sight distance, as determined by the department of public works) may be constructed to a height of six feet in the residential agricultural (RA) and residential forest (RF) districts, and to a height of four feet in the residential single-family (RS) and residential multifamily (RM) districts where the site and surrounding parcels are at least one acre in size.

Within the Side, Street-Side, or Rear Setback. A maximum of seven feet within a required side or rear setback. Fences may be up to seven feet within a street-side setback, provided the fencing is not within a public utility easement or multi-purpose easement, steps down to three feet in the front setback (or a six-foot open-style fencing such as open wire, chain link, wood rail in the RA and RF zone districts), and does not conflict with vehicle site distance as demonstrated as a "clear view triangle." A "clear view triangle" is an area of unobstructed sight distance for the traveling public at the intersection of two streets, which can generally be determined by measuring 80 feet from the center of two intersecting streets along the centerline of each street, then connecting the two points with a straight line forming the hypotenuse of the "clear view triangle," as illustrated in the following diagram:

Street-side fencing higher than three feet shall not be permitted on any corner lot within the area designated as the "clear view triangle."

Along Freeway or Major Arterial. Fences, walls, berms and/or other sound attenuation features that border freeways or major arterial streets/roads may be constructed to a height of six feet above natural grade or to such other height as is required, in the opinion of the planning director, to adequately mitigate the adverse effects of noise and/or for aesthetic reasons in the following instances:

Such a fence, wall, berm, etc. is discussed as a mitigation measure in an environmental document (e.g., EIR or negative declaration) certified or approved by placer county; or

Such a fence, wall, berm, etc. is requested by a property owner (or owners) who has had a similar feature erected on the opposite side of a street/road which borders the owner's property and such a fence, wall, berm, etc. does not adversely affect drivers' sight distance on adjacent roadways.

Along Other Roadways. Fences, walls and/or landscaping required by the county as a condition of approval of any permit, entitlement, or other discretionary decision may be six feet high or at such other height as is required to mitigate the adverse effects of noise and/or for aesthetic reasons as discussed in an environmental document (e.g., an EIR or negative declaration) certified or approved by Placer County.

Landscaping.

When Required. Landscaping shall generally be provided for all new development that is required by this chapter to obtain an administrative review permit, a design review approval, a minor use permit, a conditional use permit or any other discretionary approval, as set forth in the Placer County landscape design guidelines, and as may be required by any conditions of approval or other provisions of this chapter, unless such new developments are specifically exempted from the landscaping requirement by the hearing body with appropriate jurisdiction or by the planning director.

Timing of Installation. In any case where landscaping is required by this chapter, the landscape design guidelines, or a condition of approval of a land use permit (Article 17.58), the landscaping shall be installed or properly secured for installation (Section 17.58.190 Security for performance) before project occupancy.

Plan Review. The following must meet the standards, requirements and procedures set forth in the Placer County Building Code (Placer County Code Chapter 15, Article 15.75) and the Placer County landscape design guidelines for both design and water efficient landscaping:

New landscapes in single-family residential, multi-family residential, commercial, industrial, and public agency projects requiring a permit, plan check, or design review.

Rehabilitated landscapes requiring a permit, plan check, or design review.

See the Placer County landscape design guidelines for size thresholds where the water efficient landscaping requirements apply.

Maintenance Required. All landscaping materials shall be properly installed and continuously maintained. Any plants that do not survive shall be replaced with new live plant materials within a reasonable time period, as determined by the planning director.

Fencing/Screening Requirements. Fencing in the form of solid wood fencing, a masonry wall, or other materials which shall form an opaque screen, shall be constructed and maintained with new development as follows, in addition to any fencing required by building codes, state or federal law. No land use permit is required for fencing, provided that it complies with the provisions of this chapter, including the provisions of Section 17.52.070 (Design review).

Outdoor Use and Storage Areas. Outdoor storage, manufacturing, fabrication, assembly or work areas shall be screened with a minimum six-foot high solid wall or fencing, or a combination of landscaping, berm and fencing, on all sides not occupied by building walls. The fence shall screen such areas from adjacent property.

Side and Rear Lot Lines. The side and rear property lines of all non-residential uses shall be fenced as follows:

Adjacent to a Residential Use or Zone. A minimum six-foot high fence or a combination of landscaping, berm and fencing, shall be located on the side and rear property lines of any nonresidential or non-agricultural use abutting a residential use or zone, except for parks, golf course greens and fairways, and dedicated open space areas.

Commercial and Industrial Zones. A minimum six foot solid wall or fencing (up to maximum eight foot solid wall or fencing for all storage yard areas), or combination of landscaping, berm and fencing, shall be located on the side and rear property lines of any site within a commercial or industrial zone that abuts a zone district that is not commercial, industrial, or professional office. Such fencing shall be constructed as part of the first project approval on the commercial or industrial site. Barbed wire is allowed if included with the total height of the fence. Appurtenant fence features such as pillars and pilasters shall not exceed the height of the fence.

Exceptions to Fencing and Screening Requirements.

Buildings Abutting Property Lines. Fencing is not required along any lot line where a building wall at least six feet high is immediately adjacent to the lot line.

Adjustments.

The fencing requirements of this section may be modified or waived, provided the planning director first finds that specific characteristics of the site or site vicinity would make required fencing unnecessary or ineffective.

ii.

Where property line fencing is required, the location may be adjusted so the fencing may be constructed at or within the setback line, provided the areas between the fence and the property lines are landscaped, or in rural areas, retained in natural vegetation.

Crop Production. A maximum eight foot high open wire agricultural fence is allowed for the protection of growing agricultural crops in the Residential Agricultural (RA), Residential Forest (RF) and Farm (F) zones.

(Ord. 5126-B, 2001; Ord. 5887-B § 2, 2017; Ord. 6164-B § 4, 2022)

17.54.040 Minimum parcel standards.

Each existing parcel proposed for development or a new land use, and each new parcel proposed in a subdivision shall comply with the provisions of this section. New parcels proposed in a subdivision shall also satisfy all applicable provisions of Chapter 16 of this code (Subdivisions).

Minimum Lot Area. As determined by Sections 17.06.060 et seq. (Zone District Regulations) and 17.52.010 et seq. (Combining District Regulations). Lot area shall be defined as the gross area of the lot excluding all road easements, for lots less than five acres in area. Lot area for lots of five acres or more shall be the gross area.

Minimum Width. The minimum width of a lot proposed for development, for a new land use, or for a new subdivision shall be as determined by Sections 17.06.060 et seq. (Zone District Regulations) and 17.52.010 et seq. (Combining District Regulations).

Parcel Frontage. Each parcel shall have at least as much frontage on a road as will equal the minimum lot width required by the applicable zoning district (Sections 17.06.060 through 17.48.010), unless the parcel:

Is nonconforming as to its frontage but is considered to be a legal non-conforming lot; or

Is a flag lot (see Figures 17.54-G and 17.54-H, Section 17.54.130(C) (Setbacks and Yards)) that satisfies the minimum width requirement where the access strip intersects the main body of the lot; or

Is shown on a recorded subdivision map; or

Is a lot located at the end of the cul-de-sac portion of a street (see Figures 17.54-G and 17.54-H), Section 17.54.130(C) (Setbacks and Yards)) or is similarly irregular in shape, and where such lot meets the minimum lot front width shall be the front setback line; or

Is authorized for development by a variance being approved pursuant to Section 17.60.100.

Maximum Length. The length of any parcel shall not exceed five times the width.

(Ord. 5126-B, 2001; Ord. 6048-B § 28, 2020)

17.54.050 Off-street parking standards.

Purpose and Intent. The requirements for off-street parking established by this section are intended to minimize traffic congestion and hazards to motorists and pedestrians, to provide safe and convenient vehicular access to all land uses, and to make the appearance of parking areas more compatible with surrounding land uses.

Type and Location of Parking Required. All approved land uses shall be designed and developed so as to provide the type and number of off-street parking spaces required by Section 17.54.060 (Parking space requirements by land use), and shall be designed as required by Section 17.54.070 (Design and improvement of parking). All parking spaces required by this section shall be located on the same site as the use for which parking is required, except as otherwise allowed by Section 17.54.075 (Off-site parking).

Standard Parking Spaces. Parking spaces designed pursuant to the provisions of Section 17.54.070 to accommodate full-sized or compact passenger vehicles shall be provided as required by Section 17.54.060.

Disabled Accessible Parking. Parking lots shall include the number of disabled accessible parking spaces as required by Title 24 of the California Code of Regulations. Such spaces shall be designed as required by Section 17.54.070(F). Disabled spaces count toward the total number of parking spaces required by Section 17.54.060.

Total Number of Spaces on Site	Number of Accessible Spaces Required
1—25	1
26—50	2
51—75	3
76—100	4
101—150	5
151—200	6
201—300	7
301—400	8
401—500	9
501—1,000	2% of the total # of spaces
1,001 and over	20, plus one accessible space for each 100 required or proposed parking spaces, or fraction thereof over 1,001

Note: When less than five parking spaces are provided at buildings and facilities subject to these regulations, one shall be 14 feet (4,267 mm) wide and lined to provide a nine-foot (2743 mm) parking area and a five-foot (1524 mm) loading and unloading area. However, there is no requirement that the space be reserved exclusively for use by persons with disabilities only.

This table reflects the requirements of Table 11B-7 of the Uniform Building Code at the time the current edition of the zoning ordinance was printed. Applicants should refer to the most recent version of the UBC regulations to determine if these requirements have changed.

Company Vehicles. Commercial or industrial uses shall provide one parking space for each company vehicle which is parked on the site during normal business hours. The space may be located within a building.

Bicycle Racks. Parking lots with 20 or more spaces shall provide one bicycle rack for each 20 parking spaces required by this section. Bicycle racks shall be designed to provide a minimum of four bicycle spaces in each rack, and so that a bicycle can be locked to the rack.

Accessibility and Usability. All required off-street parking spaces shall be designed, located, constructed and maintained so as to be fully and independently usable and accessible at all times, except when the closure of such parking areas is authorized by the development review committee or the sheriff's office in order to provide for the security of the property in question or for public safety purposes. The usability of required parking spaces shall be maintained as follows:

Required off-street parking spaces and driveways shall not be used for any purpose that at any time would preclude the parking of motor vehicles.

No owner or tenant shall lease, rent, or otherwise make a parking space required by this chapter unavailable to the intended users of the parking space.

(Ord. 5126-B, 2001)

17.54.060 Parking space requirements by land use.

The number of off-street parking spaces required for the land uses identified by Section 17.06.050 (Land use and permit tables) and Sections 17.06.060 et seq. (Zone District Regulations) shall be as provided by this subsection, except where parking requirements are established by Article 17.56 (Specific Use Requirements) for a specific use.

Interpretation of Parking Requirements. The requirements in subsections B and C of this section shall be interpreted according to the following provisions:

Uses Not Listed. The number of parking spaces required for land uses not listed in subsection B that do not have parking requirements set by Article 17.56 (Specific Use Requirements), shall be the same as is required for the use determined by the planning director to be most similar; except that the planning commission or zoning administrator shall determine the number of spaces required for such use where a conditional use permit, a minor use permit or an administrative review permit is required.

New Buildings Without Tenants. If the type of rental tenants that will occupy a commercial, office or industrial building are not known at the time of land use or building permit approval, the amount of parking to be provided shall be:

The maximum number of parking spaces required by subsection B for any land use allowed on the site by the applicable zoning, provided that the planning director determines the proposed building as designed can reasonably accommodate such use, and a zoning clearance or administrative review permit is needed to authorize the use.

As determined by the zoning administrator or planning commission, when a minor use permit or conditional use permit is required for the proposed use.

Mixed Use Sites. Where a site contains more than one principal use (such as a shopping center), the amount of parking to be provided shall be the total of that required for each individual use, except as otherwise provided by subsection D of this section (Adjustments to Required Parking).

Mixed Function Buildings and Storage Areas.

Where a building occupied by a single use (or separate tenancy rental space within a building) contains several functions, such as sales, office and storage areas, the amount of parking to be provided shall be as required by subsection B for the principal use, for the gross floor area (total area of all internal functions).

When accessory storage areas associated with a principal use will be larger than 2,000 square feet, the required parking ratio for such areas shall be as specified by subsection (B)(7) of this section for warehousing, instead of that required for the principal use.

Changes in Use. Whenever the occupancy or use of any site that is not in compliance with the off-street parking requirements of this chapter is changed to a different use or the existing use is altered, enlarged, or intensified, off-street parking shall be provided as required by this chapter for the new use or occupancy. This requirement shall not apply to additions or alterations to single-family dwellings that do not increase the total floor area more than 50%.

Rounding Off. When the required number of parking spaces is other than a whole number, the total number of spaces shall be rounded up to the nearest whole number.

Basis for Parking Calculation. When calculating the number of parking spaces required for a specific land use, the gross floor area of any building and the gross land area of any outdoor activity shall be used.

Number of Spaces Required. The number of off-street parking spaces required for new uses shall be based upon the type of land use, as follows. Where the tables of this subsection show more than one parking ratio for any use, the required number of spaces is the total of all ratios shown. (For example, mortuaries must provide one space for each 1,500 square feet of building area and one space for each four seats in an assembly area.) (See subsection C for parking requirements for other specific uses.)

Minimum Required Parking. Unless a specific number of parking spaces is required by subsections (B)(2) through (B)(9) of this section or Article 17.56 (Specific Use Requirements) for a listed land use, improved off-street parking spaces are not required, as long as sufficient usable area is provided to meet the parking needs of all employees, visitors, and loading activities entirely on the site of the use.

Agricultural, Resource and Open Space Uses. Except for the specific uses listed in the following table, parking is required for agriculture, resource and open space uses as provided by subsection (B)(1) of this section.

Agricultural, Resource and Open Space Land Uses	Number of Parking Spaces Required
Agricultural processing	1 per 1,500 sq. ft. of use area
Equestrian facilities	1 per 4 stalls
Plant nurseries, retail	1 per 2,000 sq. ft. of land area

Recreation, Education and Public Assembly shall provide the following numbers of off-street parking spaces, except for ski facilities, which shall satisfy the parking requirements of subsection (C)(2) of this section:

Recreation, Education and Public Assembly Land Uses	Number of Parking Spaces Required
Campgrounds	See Section 17.56.080
Cemeteries (see also Mortuaries, columbariums)	As provided by the internal circulation system
Community center	See Section 17.56.340
Commercial event center	See Section 17.56.340
Small agricultural event center	See Section 17.56.340
Intermediate agricultural event center	See Section 17.56.340
Large agricultural event center	See Section 17.56.340
Houses of worship	1 per 4 fixed seats; 1 per 40 sq. ft. of multi-use floor area if no fixed seats; 1 per office or classroom
Libraries	1 per 500 sq. ft. of public use area
Membership organization facilities	1 per 100 sq. ft. of building area
Mortuaries, columbariums	1 per 1,500 sq. ft. of building area, 1 per 4 seats of assembly area
Museums	1 per 400 sq. ft. of use area
Outdoor commercial recreation	Determined by MUP or CUP
Golf driving range separate from course	1 per tee
Parks and playgrounds	1 per 10,000 sq. ft. of use area
Golf courses	4 per hole
Recreation and fitness centers	1 per 300 sq. ft. of floor area
Bowling alleys	4 per bowling lane
Health and athletic clubs	1 per 2 exercise machines, 1 per game court, 1 per 50 sq. ft. of open exercise area
Rural recreation	Determined by MUP or CUP
Schools - College and university	Determined by MUP or CUP
Schools – Elementary	1 per classroom and office, 1 per 10 assembly seats
Schools – Secondary	Determined by MUP or CUP
Schools - Specialized education and training	1 per 300 sq. ft. of floor area
Ski lift facilities and ski runs	See Section 17.54.060
Sport facilities and outdoor public assembly	1 per 4 seats
Temporary events	Determined by MUP or CUP
Theaters and meeting halls	1 per 4 seats

Manufacturing and Processing Uses shall provide the following number of off-street parking spaces at a ratio of one space per 1,500 square feet of use area, but no less than two spaces for each separate manufacturing or processing use or rental tenancy unless otherwise shown in the following table.

Manufacturing & Processing Land Uses	Number of Parking Spaces Required
Chemical products	1 per 1,500 sq. ft. of use area
Clothing products	1 per 500 sq. ft. of use area
Concrete, gypsum & plaster products	1 per 1,500 sq. ft. of use area
Electric generating plants	1 per 1,500 sq. ft. of use area
Electrical & electronic equipment, instruments	1 per 500 sq. ft. of use area
Explosives manufacturing and storage (Sec. 15.300)	1 per 5000 sq. ft. of use area
Food products	1 per 500 sq. ft. of use area
Furniture and fixtures manufacturing	1 per 500 sq. ft. of use area
Glass products	1 per 500 sq. ft. of use area
Industrial subdivisions	See specific uses
Lumber and wood products	1 per 1,500 sq. ft. of use area
Machinery manufacturing	1 per 1,500 sq. ft. of use area
Metal products fabrication	1 per 1,500 sq. ft. of use area
Motor vehicles & transportation equipment	1 per 1,500 sq. ft. of use area
Paper products	1 per 1,500 sq. ft. of use area
Paving materials	1 per 1,500 sq. ft. of use area
Petroleum refining and related industries	1 per 1,500 sq. ft. of use area
Plastics and rubber products	1 per 1,500 sq. ft. of use area
Printing and publishing	1 per 500 sq. ft. of use area
Recycling, scrap and wrecking yards (Sec. 15.600)	1 per 500 sq. ft. of use area
Slaughterhouses and rendering plants	1 per 1,500 sq. ft. of use area
Small scale manufacturing
Stone and cut stone products	1 per 1,500 sq. ft. of use area
Structural clay and pottery products	1 per 1,500 sq. ft. of use area
Textile and leather products	1 per 1,500 sq. ft. of use area
Weapons manufacturing	1 per 1,500 sq. ft. of use area
Wholesaling and distribution	1 per 1,500 sq. ft. of use area

Residential Uses shall provide off-street parking spaces at a ratio of two spaces per dwelling unit, except where the following table requires a different number or type of spaces for a specific use, and except as provided below.

Any single-family dwelling that fronts on a road which is signed for "No Parking," or which has an improved width of less than 32 feet, shall provide four off-street parking spaces, inclusive of carports or garages.

Any multifamily dwelling, live/work unit, or residential units approved as part of a mixed use project shall be provided with one off-street parking space per unit, and with one additional off-street parking space required for units with two bedrooms or more inclusive of carports or garages. No additional parking is required for units greater than one bedroom if the proposed multifamily dwelling is: (1) Within one-half mile of a public transit stop; or (2) Within an architecturally and historically significant historic district; or (3) Within one block of a car/vehicle share vehicle pickup location; or (4) Where a shared parking agreement is approved; or (5) Where on street parking is available excluding public roads. In addition, one off-street guest parking space shall be provided for every four units in an apartment complex, rounded upward to the nearest whole number.

Residential Land Uses	Number of Parking Spaces Required
Accessory and junior accessory dwelling units	See Section 17.56.200
Caretaker and employee housing	1 space per dwelling unit
Farmworker dwelling unit	See Section 17.56.095
Farmworker housing complex	See Section 17.56.095
Home occupations	See Section 17.56.120
Mobile home parks	See Section 17.56.140
Residential accessory uses	No additional parking required
Residential care homes	1 per each 2 persons cared for
Senior housing	See Section 17.56.210
Temporary dwelling	2 spaces per dwelling unit

Retail Trade Uses shall provide the following number of off-street spaces, but no less than two spaces for each separate retail trade use or rental tenancy.

Retail Trade Land Uses	Number of Parking Spaces Required
Auto, manufactured home, vehicle and parts sales	1 per 1,500 sq. ft. of use area
Building material and hardware stores	1 per 1,500 sq. ft. of use area
Farm equipment and supplies sales	1 per 700 sq. ft. of use area
Fuel and ice dealers	1 per 1,500 sq. ft. of use area
Furniture, furnishings and equipment stores	1 per 1,500 sq. ft. of use area
Grocery and liquor stores	1 per 300 sq. ft. of floor area
Mail order and vending	1 per 300 sq. ft. of floor area
Mixed use development	See Section 17.56.135
Nursery products	1 per 1,500 sq. ft. of use area
Outdoor retail sales	As required by subsection (B)(1) for seasonal sales
	As required for principal use for other outdoor sales
Restaurants and bars	1 per 100 sq. ft. of floor area
Restaurants, fast food	1 per 100 sq. ft. of floor area
Restaurants, outdoor eating areas	1 per 100 sq. ft. of outdoor eating area, or 1 per 4 seats within an outdoor eating area, whichever is more restrictive*
Retail stores, general merchandise	1 per 300 sq. ft. of floor area
Roadside stands for agricultural products	1 per 100 sq. ft. of use area
Secondhand stores	1 per 300 sq. ft. of floor area
Shopping centers	1 per 200 sq. ft. of floor area

*Seasonal outdoor eating areas established by relocating seating from the interior of the restaurant to the exterior of the restaurant that do not change the total possible number of patrons to be served shall not be required to provide additional parking required by this standard.

Service Uses shall provide the number of off-street spaces required by the following table, but no less than two spaces for each separate service use or rental tenancy.

Service Land Uses	Number of Parking Spaces Required
Banks and financial services	1 per 300 sq. ft. of floor area
Business support services	1 per 300 sq. ft. of floor area
Child day care	See Section 17.54.060(C)
Construction contractors	1 per 1,500 sq. ft. of use area
Correctional institutions	As determined by MUP or CUP
Kennels and animal boarding	1 per 300 sq. ft. of floor area
Laundries and dry cleaning plants	1 per 1,500 sq. ft. of use area
Medical services - Doctors' offices and clinics	1 per 175 sq. ft. of floor area
Medical services - Laboratories	1 per 200 sq. ft. of floor area
Medical services - Hospitals and extended care	1 per bed
Medical services - Veterinary clinics and hospitals	1 per 300 sq. ft. of floor area
Offices	1 per 300 sq. ft. of floor area
Offices, temporary	1 per 300 sq. ft. of floor area
Personal services	1 per 300 sq. ft. of floor area
Public safety facilities	As required by MUP or CUP
Public utility facilities	1 per 1,500 sq. ft. of use area
Repair and maintenance - Accessory to sales	As required for retail use
Repair and maintenance - Vehicle	1 per 300 sq. ft. of floor area
Repair and maintenance - Consumer products	1 per 300 sq. ft. of floor area
Service stations (1)	1 per service bay, plus 1 per gas service nozzle
Storage, accessory	As required for principal use
Storage of explosives	1 per 1,500 sq. ft. of use area
Storage of petroleum products for on-site use	As required for principal use
Storage yards and sales lots	1 per 1,500 sq. ft. of site area
Warehousing/mini-storage facilities	1 per 1,500 sq. ft. of use area
Waste disposal sites	As required by MUP or CUP

Notes:
(1)	Where a mini-market is operated in conjunction with a service station, one space per 300 square feet of floor area in the store must be provided in addition to those spaces otherwise required by this section.

Transient Lodging Uses shall provide the following numbers of off-street parking spaces:

Transient Lodging Land Uses	Number of Parking Spaces Required
Bed and breakfast	2 spaces plus 1 space per guest room
Hotels and motels	1 per guest room, 1 per 300 sq. ft. of office, 50% of the parking required by this section for other uses associated with the business
Recreational vehicle parks	See Section 17.56.080

Transportation and Communications Uses shall provide the number of off-street spaces required by the following table, but no less than two spaces for each separate transportation and communication use or rental tenancy.

Transportation and Communications Land Uses	Number of Parking Spaces Required
Airfields and landing strips	1 per private hanger space, 2 per tie-down for based aircraft, 5 per regular commercial flight, 1 per 1,500 sq. ft. of site area
Broadcasting studios	1 per 500 sq. ft. of floor area
Communications facilities	1 per full-time employee
Harbor facilities and marinas	As required by CUP or MUP
Heliports	1 per 1,500 sq. ft. of use area
Pipelines and transmission lines	None required
Transit stations and terminals	As determined by MUP or CUP
Truck stops	1 per 1,500 sq. ft. of use area
Vehicle and freight terminals	2 per loading bay
Vehicle storage	1 per 300 sq. ft. of office area As needed for stored vehicles
Wholesaling and distribution	1 per 1,500 sq. ft. of use area

Parking Requirements for Specific Uses. The following are parking requirements for specific land uses, where such requirements are determined through calculations that are more complex than can be accommodated on the preceding tables.

Child Day Care. Child day care facilities shall provide off-street parking and loading facilities as follows:

Large and Small Family Day Care Homes. A minimum of two parking spaces shall be provided.

Child Care Centers. Parking shall be provided based upon the number of staff required by the capacity of the center, as determined by the license issued by the California State Department of Social Services:

One space shall be provided for every four children under the age of two.

ii.

One space shall be provided for every 12 children from the ages of two to five.

iii.

One space shall be provided for every 15 children who attend the center after elementary school.

iv.

One drop-off/loading space shall be provided for every 10 children.

Ski Facilities. Each operator (an owner, sublessee or other operator) of a ski lift facility shall provide off-street parking spaces, as follows:

Number of Spaces Required. As specified in the MUP/CUP conditions of approval.

Enlargement of Existing Facility. For ski lift facilities that are enlarged or increased in capacity after the effective date of this section, the additional parking required shall be determined by the hearing body considering the MUP/CUP.

Cross Country Ski Areas. The number of required parking spaces shall be determined by the hearing body which approves the MUP/CUP.

Adjustments to Numbers of Required Spaces. The number of parking spaces required by subsection B of this section, may be reduced as follows:

Compact Car Space Substitution. Parking lots with 20 or more spaces may substitute compact car spaces for up to 30% of the total spaces required.

Motorcycle Space Substitution. Parking lots with 40 or more spaces may replace regular spaces with motorcycle spaces. One regular space may be replaced for each 40 required spaces. Motorcycle spaces shall be a minimum size of three by six feet.

Parking Variances. As provided by Government Code Section 65906.5, variances from the parking requirements of this chapter to allow some or all required spaces to be located off-site, or to allow in-lieu fees or facilities to be provided instead of required spaces, may be approved for nonresidential uses only if the granting authority first finds that:

The alternative parking proposal will be an incentive to, and a benefit for, the nonresidential development; and

The alternative parking proposal will facilitate access to the nonresidential development by patrons of public transit facilities, particularly guideway facilities; and

Where required, parking for a nonresidential use cannot be feasibly provided on the same site as an approved use. The planning director may allow the required parking to be located on an adjacent parcel without a formal variance provided that:

The most distant parking space is not more than 400 feet from the use; and

ii.

The parking lot site is covered by a recorded easement in a form approved by County Counsel that links the parking to the site of the principal use for as long as the principal use exists.

iii.

The parking lot site is not located in a residential zone unless the principal use requiring the parking is also allowed in a residential zone.

iv.

The parking lot site is not within a road easement or private street.

NOTE: See also the specific exceptions to the on-site parking requirements in the combining design historic district (Section 17.52.070).

Variances to the parking requirements of this chapter for residential projects may be considered pursuant to the provisions of Section 17.62.060 (Variance).

(Ord. 5126-B, 2001; Ord. 5304-B (Exh. 1), 2004; Ord. 5565-B § 2, 2009; Ord. 5692-B § 9, 2012; Ord. 5746-B § 15, 2014; Ord. 6022-B § 14, 2020; Ord. 6144-B § 20, 2022)

17.54.070 Design and improvement of parking.

Required parking spaces and areas shall be located on their sites and designed as provided by this section, the Placer County design guidelines manual, and, where applicable, the West Placer Storm Water Quality Design Manual.

Parking Lot and Parking Space Design and Layout. Except where otherwise provided by Section 17.54.060(D) (Adjustments to number of required spaces) or subsection (E)(2) of this section (Disabled space location and design), parking spaces shall be designed as follows:

Parking Space Size. Parking spaces shall be a minimum of nine feet by 20 feet; compact car spaces shall be a minimum of eight feet by 16 feet.

Parking Lot Design. The design and layout of parking lots shall conform to the following standards, and as shown in Figure 17.54-B (Parking Lot Design). The following subsection identification letters correspond to the same in Figure 17.54-B.

Circulation Aisle Width. The minimum width of an aisle providing access to parking spaces or between parking rows shall be 25 feet, except where one-way circulation or an alternative space layout is approved by the planning director as provided by subsection (A)(3) of this section.

Parking Row Width. The minimum width between curbs of a parking row with spaces on both sides of a circulation aisle shall be 65 feet (as shown in Figure 17.54-C for "Typical 90°" spaces); 61 feet where planter islands are designed to provide a two-foot vehicle overhang; or as shown in Figure 17.54-C for alternative space arrangements, when approved as set forth in subsection (A)(3) of this section.

Disabled Spaces and Ramps. Disabled parking spaces and access ramps shall be designed and located as provided in subsection (E)(2) of this section.

Planter Islands. Planter islands shall be located at least every 10 parking spaces and shall be designed as follows:

Minimum Width. Five feet where separate wheel stops are provided two feet away from the planter island; nine feet if cars overhang.

ii.

Curbing and Landscaping Required. Planter islands shall be surrounded by six-inch wide curbing and landscaped.

iii.

Curbing at Island Ends. Rounded curbing is required as shown in Figure 17.54-B, with a minimum radius of three feet, or half the planter width.

Perimeter Landscaping. All parking lots shall be provided a perimeter landscaping strip: a minimum of five feet wide where wheel stops are placed two feet away from the landscaping strip; a minimum of seven feet wide if cars overhang; and 10 to 20 feet wide where the parking lot abuts a residentially-zoned lot. Perimeter landscaping shall be protected by a six-inch curb.

Perimeter Wall. A perimeter wall between the parking lot and any adjacent land use shall be provided when the parking lot abuts a residentially-zoned lot.

Trash Storage. Trash storage within or adjacent to a parking lot shall be of solid masonry or wood construction and approved by the local sanitary district.

Fire Hydrants. Fire hydrants shall be provided as required by the Placer County land development manual, the local fire district, and/or the California Department of Forestry and Fire Protection (CDF). The most stringent requirements shall apply.

Lighting. Lighting shall be provided as required by project conditions of approval, or as deemed appropriate by the development review committee (DRC), based upon the lighting standards contained within the Placer County design guidelines manual. The lighting patterns (i.e., the amount of light provided to the paved circulation areas) shall be coordinated with the design of the parking spaces and aisles so that maximum lighting benefit is derived from the placement of all approved light fixtures.

Street Access. Driveway aprons providing access to a parking lot from a street shall be a minimum of 25 feet wide and a maximum of 35 feet wide to serve two-way traffic. Driveway aprons providing access to a parking lot from a street and serving one-way traffic only shall be a minimum of 12 feet wide and a maximum of 16 feet wide.

Required Setbacks. The first parking space adjacent to a street shall be set back a minimum of 40 feet from the curb line of the street where such spaces are directly accessed by any drive aisle connecting to a public or private roadway (to ensure adequate queuing area for vehicles to exit the roadway while waiting for another vehicle to complete parking maneuvers). Parking spaces that are served by a drive aisle that does not provide direct connection to a public or private roadway shall be set back as required to meet minimum frontage landscaping requirements as listed in the applicable community plan or the Placer County Design Guidelines Manual where no community plan standard is specified.

Slope. The maximum surface slope of parking spaces and aisles shall not exceed six percent in any direction.

FIGURE 17.54-B PARKING LOT DESIGN

(Note: the identification letters and titles in Figure 17.54-B (e.g., "d. Planter islands"), correspond to the same letters in Section 17.54.070(A)(2).)

Design Alternatives. The planning director may approve alternate parking space sizes and aisle widths as shown in Figure 17.54-C (Alternative Parking Space Layouts) where parking spaces are proposed to be arranged at other than 90 degree angles, and other alternatives to the planter island and landscaping requirements of subsection (A)(2) of this section where the Director determines that a site contains insufficient area to accommodate the required number of parking spaces and required planter islands or landscaping.

FIGURE 17.54-C ALTERNATIVE PARKING SPACE LAYOUTS

Controlled Access Required. All parking spaces (including garage spaces) required for any land use other than a single-family dwelling shall be designed and located to enable the maneuvering of vehicles on the site so that they may leave the building site to enter any public or private road in a forward direction.

Surfacing of Parking Areas. Required parking and circulation areas shall be surfaced as follows:

Single-family Dwellings. Surfacing shall be all-weather surfacing (e.g., aggregate base, chip seal, asphalt, concrete) and capable of supporting a 40,000 pound vehicle load. Within the Tahoe Basin, any more restrictive standards established by the Tahoe Regional Planning Agency shall apply. (Advisory comment: the Tahoe Regional Planning Agency (TRPA) may impose special driveway construction requirements. Applicants should contact TRPA directly to determine if such requirements apply.)

Agriculture and Open Space. Agricultural and open space uses that require 25 or fewer parking spaces shall provide all weather surfacing (e.g., aggregate base, chip seal, asphalt, concrete) and capable of supporting a 40,000 pound vehicle load. Within the Tahoe Basin, any more restrictive standards established by the Tahoe Regional Planning Agency shall apply. (Advisory comment: the Tahoe Regional Planning Agency (TRPA) may impose special driveway construction requirements. Applicants should contact TRPA directly to determine if such requirements apply.)

Other Commercial, Industrial, Recreational, Institutional, Multifamily Residential and Other Uses. For all uses other than those specified in subsections (1) and (2) above, surfacing shall be a minimum of asphaltic concrete or Portland cement concrete, as approved by the applicable county department.

Approved Use Permits in Residential and Agricultural Zone Districts. Parking and circulation areas for non-residential uses requiring a conditional use permit or minor use permit in these zone district(s) shall be surfaced as specified above in this subsection. An alternative all-weather parking surface such as chip-seal, compacted road base, or compacted asphalt grindings may be authorized with the use permit provided all the following criteria are met:

Requires Five or Fewer Parking Spaces. For uses that require fewer than 10 parking spaces, circulation areas and/or the roadway encroachment may be required to be surfaced per this subsection on a case-by-case basis; however, the required parking spaces may be constructed of an alternative all-weather surface.

ii.

Vehicle trips to the site is limited under the use permit such that the use, through an operational mechanism such as requiring visitors to make appointments, or is a temporary use (i.e., seasonal or in operation for 30 days or less);

iii.

Is located on a parcel size of one acre or larger;

iv.

Is low-intensity (i.e., uses that conform to the visitation allowances of the home occupation ordinance with minimum visitor turnover and does not generate excessive vehicular traffic).

Excess and Overflow Parking. Permeable paving may be used in all excess and overflow parking areas and installed and maintained in accordance with manufacturer recommended specifications and as required by the county. Excess parking includes any parking areas provided above the minimum requirements specified in Section 17.54.060 (Parking space requirements by land use).

Landscaping of Parking Areas. Parking areas for multifamily dwellings, commercial and industrial uses shall be landscaped as provided by the Placer County landscape design guidelines, and design guidelines manual.

Specialized Parking and Circulation. The standards of this subsection apply to the design and construction of specialized parking and on-site circulation facilities.

Drive-through Facilities. The following requirements apply to any use with drive-through facilities:

Separation and Marking of Lanes. Each drive-through lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking space. Each such lane shall be striped, marked, or otherwise distinctly delineated.

Stacking Capacity—Application Contents. The vehicle stacking capacity of the drive-through facility and the design and location of the ordering and pick-up facilities will be determined by the development review committee or design review committee, based on the following information which shall be submitted as part of the use permit or design review application for the project:

Nature of the product or service being offered;

ii.

How orders are processed and time required to serve a typical customer;

iii.

Expected arrival rate of customers, peak demand hours and anticipated vehicle stacking required.

Disabled Space Location and Design. The location and design of parking spaces required for the disabled by Title 24 of the California Code of Regulations shall be as follows, instead of as provided by subsection A of this section. The number of disabled spaces required is determined by Section 17.54.050(B)(2). Project applicants should be advised that the federal Americans with Disabilities Act may impose different or additional requirements for disabled accessibility.

Location of Spaces. Disabled parking spaces shall be located as near as practical to a primary building entrance, and shall be located so that a disabled person will not be required to pass behind other parked vehicles in order to gain access to the building.

Minimum Space Length. Twenty feet.

Minimum Space Width. If only one disabled space is provided, it shall be 14 feet wide and outlined to provide a nine-foot parking area and a five-foot loading and unloading area. Where more than one space is provided, two spaces can be located within a 23 foot wide area striped to provide a nine-foot parking area on each side of a five-foot loading and unloading area in the center. See Figure 17.54-D.

Maximum Space Slope. The surface slope of disabled parking spaces shall not exceed two percent in any direction.

Identification. Disabled parking spaces shall be striped and provided with identification signing as set forth in Section 2-7102, Title 24, California Code of Regulations.

Parking Structures. Entrances to and areas within parking structures shall have a minimum vertical clearance of eight feet, two inches where disabled parking spaces are required.

Van Spaces. One in every eight accessible spaces, but not less than one, shall be served by an access aisle that is a minimum of 96 inches wide and all such spaces shall be designed "Van Accessible." All such spaces may be grouped on one level of a parking structure.

Arrangement of Parking Space. In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways. Also, the space shall be so located that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own. Pedestrian ways that are accessible to persons with disabilities shall be provided from each such parking space to related facilities, including curb cuts or ramps as needed. Ramps shall not encroach into any parking space, except:

Ramps located at the front of accessible parking spaces may encroach into the length of such spaces when such encroachment does not limit the capacity of a person with a disability to leave or enter a vehicle, thus providing equivalent facilitation; and/or

ii.

Where the planning director, in consultation with the chief building official, determines that compliance with the requirements of this subsection would create an unreasonable hardship, if equivalent facilitation is provided.

iii.

Parking spaces may be provided which would require a person with a disability to wheel or walk behind other accessible parking spaces when the planning director, in consultation with the chief building inspector, determines that compliance with these regulations or providing equivalent facilitation would create an unreasonable hardship.

Additional Requirements. The requirements for disabled site development established by the state of California "Regulations for the Accommodation of the Handicapped," including but not limited to curbs, ramps, and landing requirements, shall apply in addition to the provisions of this section. Information on such requirements is available from:

Office of the State Architect

Access Compliance Unit

1500 5th Street

Sacramento, CA 95814

Project applicants should be advised that the federal Americans with Disabilities Act may impose requirements for disabled accessibility that are different from those of Placer County or the state of California.

FIGURE 17.54-D DESIGN OF DISABLED PARKING SPACES

Parking Areas/Driveways in Front of Garages/Carports. A parking area/driveway shall be a minimum of 20 feet in length as measured from the edge of the public or private roadway or driveway to the face of the garage/carport, or where a sidewalk is present or required, from the back of the sidewalk to the face of the garage/carport.

(Ord. 5126-B, 2001; Ord. 5526-B § 18, 2008; Ord. 5824-B §§ 11, 12, 2016; Ord. 6048-B § 29, 2020; Ord. 6164-B § 5, 2022)

17.54.075 Off-site parking.

Where required parking for a nonresidential use cannot be feasibly provided on the same site as an approved use, the planning director may allow the required parking to be located on an adjacent parcel, provided that:

The most distant parking space is not more than 400 feet from the use; and

The parking lot site is covered by a recorded easement in a form approved by county counsel that links the parking to the site of the principal use for as long as the principal use exists.

The parking lot site is not located in a residential zone unless the principal use requiring the parking is also allowed in a residential zone.

The parking lot site is not within a road easement or private street.

Note. See also the specific exceptions to the on-site parking requirements in the combining design historic district, Section 17.52.070.

(Ord. 5126-B, 2001)

17.54.080 Planned residential developments (PDs) and cluster lot developments.

Purpose and Intent. It is the purpose of this section and Sections 17.54.090 through 17.54.115 to further the public health, safety, peace, morals, comfort, and general welfare by addressing the simultaneous needs of the county, including, but not limited to: the protection of environmentally sensitive areas; the preservation of natural, cultural, and historical resources; the conservation of visual and aesthetic resources; the maintenance of a given area's existing quality of life; the need to provide for an increasing variety of housing types, designs, and layouts; the efficient use of land; and the effective development and use of public facilities and services. It is the intent of this section to respond to such needs by encouraging innovations in residential development and renewal through regulations that will:

Reflect changes in the technology of land development so that resulting economies may be passed on to those who need housing;

Provide a procedure that can relate the type, design, and layout of residential development to the particular site on which it is proposed in a manner consistent with the preservation of important environmental characteristics and the property values in the area and is compatible with existing adjacent land uses and land use districts as shown on the general plan or any applicable specific or community plans;

Provide a procedure whereby the planning and design of residential development may involve the developer proposing to transfer permitted dwelling units to locations that are more appropriate in terms of: preserving specific environmental, cultural, or historical features; providing or protecting natural corridors and wildlife habitat; preserving areas most suitable for the production of food and fiber; preserving quality of life characteristics; significantly increasing the opportunities for the public to enjoy trails and recreational facilities; or affording substantially more efficiency in providing infrastructure and public services;

Furnish a more flexible mechanism for land development to be used in the implementation of the applicable policies of the general plan or community plans. All planned residential developments (PDs) and cluster lot developments shall be consistent with the goals and policies of the Placer County general plan and/or any applicable community plan;

Where specified in the Placer County general plan or applicable community plans, encourage compact communities with adequate affordable housing and permanent open spaces.

Cluster lot developments will also create community space, intended to maximize social interaction between residents. A cluster lot development encourages a strong sense of community while preserving personal privacy and promoting a variety of housing choices to meet the needs of a diverse population.

The use of the planned residential development (PD) and cluster lot development as an effective planning tool to achieve the above purposes is encouraged and supported by Placer County; however, it is not the purpose to: confer special privileges to any land owner; provide a means to protect an investment; or compensate a land owner for areas of their property that are unbuildable under standard development policies and procedures due to existing features and/or constraints on the property.

Applicability and Development Standards.

Where Permitted. A planned residential development (PD) consistent with the provisions of this section may be permitted only on a site to which the planned residential development (-PD) combining district is applied (Section 17.52.120) or where the zone district allows condominiums or townhouses or other types of attached for sale units, or cluster lot developments.

Development Standards. Within a planned residential development, lot size, bulk or type of dwelling, density, lot coverage and required open space shall be subject to the provisions of this section rather than to the requirements of the applicable zone district established by Articles 17.06 through 17.52 of this chapter. The number of dwelling units to be permitted shall be determined by considering a number of factors related to the specific site, the specific content of the proposed project, the base zoning, and the provisions of this section. All other features of PD development and cluster lot development shall comply with requirements of the applicable zone district and other applicable provisions of this chapter.

Community Plan Consistency. All PDs and cluster lot developments shall be consistent with the goals and policies of the Placer County general plan, or any applicable specific or community plan.

PD Guidelines. All PDs should also be designed to comply with the planned residential development guidelines and rural design guidelines where applicable.

Cluster Lot Developments. All cluster lot developments shall be designed consistent with Section 17.54.115.

Allowable Land Uses. The following land uses may be allowed in a planned residential development or cluster lot developments, provided that the conditional use permit authorizing the PD (see Section 17.54.090) or cluster lot developments shall specify the permitted uses and may restrict the uses allowed to one or more of the uses allowed in the underlying zone to which the -PD combining district is applied or the zoning district in which the cluster lot development is approved. For cluster lot developments allowed by zoning clearance (Section 17.06.050) all uses permitted in the underlying zone would be permitted.

Any use permitted in the zone applicable to the site;

Any of the land uses identified by Section 17.06.050(D) (Land use and permit tables) as residential uses or recreational uses, except for farmworker dwelling units and farmworker housing complexes.

(Ord. 5126-B, 2001; Ord. 5375-B § 11, 2005; Ord. 5692-B § 10, 2012; Ord. 6144-B § 21, 2022)

17.54.090 PD and cluster lot development permit and processing requirements.

A proposed PD or cluster lot development shall require conditional use permit approval pursuant to Section 17.58.130 (Conditional use permits) or if allowed by zoning clearance a design review approval shall be required pursuant to Section 17.58.110 (Design review approval) whichever is applicable, and the approval of a subdivision tentative map or vesting tentative map pursuant to Chapter 16 of this code, with the following additional requirements:

Application Contents. In addition to the application information required by Section 17.58.030 (Required application contents) and Chapter 16 (Subdivisions) of this code, the applicant shall furnish the following information:

Project Description Information.

Type of residences to be constructed (e.g., detached single-family dwellings, condominiums, duplexes, cottage housing, etc.) including elevations, floor plans, etc., as deemed necessary by the planning department;

Proposed staging of construction, by units, if the PD or cluster lot development is to be constructed in stages;

Location and proposed uses of open spaces, location and layout of recreational facilities and parking areas, general location of trees and other vegetation, hydrologic, geologic, topographic, cultural, and historic features on the site, and a specific identification of any features that are proposed to be removed or disturbed.

Computations. The developer shall prepare a computation exhibit that demonstrates how the project will satisfy the requirements of Section 17.54.100 or Section 17.54.115 regarding permitted density and required parking, building coverage and open space ratios. The following is a sample computation for a single-family dwelling planned residential development on a 40 acre tract of land designated on the zoning map as RS-B-20 with a -PD combining district of 3.0 (a maximum residential intensity factor of 3.0 dwelling units per acre):

SAMPLE COMPUTATION
PD ORDINANCE DENSITY AND DEVELOPMENT STANDARDS
Permitted Density
Base zone = RS-B-20
Parcel size is 40 acres less existing road easements of 2 acres = 38 acres, less 85% x 5 acres of floodplain area = 33.75 acres net buildable area
Standard deduction for subdivision roads = 20% of buildable area = 6.75 acres 33 ac - 6.75 acres = 26.25 acres
26.25 ac x 43,560 sq. ft. per ac = 1,143,450 sq. ft.
1,143,450 sq. ft. 20,000 sq. ft. per unit = 57 units permitted by the base zoning
Maximum units permitted by -PD designation:
Net buildable area from above = 33.75 acres
33.75 ac x the PD designation of maximum 3 dwelling units per acre = 101 units
With a 50% cap on the permitted density over the base zoning, the maximum permitted number of units = 57 x 1.50 = 85 units
Number of units proposed = 80 units
80 units = 40% increase over base zoning
Required open space = 20%, 7.6 acres (5% density increase)
Proposed open space = 35%, 13.3 acres (15% density increase)
Proposed recreation facilities = 3 acres public park (1 acre required minimum 3 times proposed = 20% density increase)
Total density increase proposed = 40%
Required parking = 2 spaces/unit x 80 units = 160 parking spaces
Proposed parking = 160 garage spaces

The computations required above shall be formatted in a manner similar to the example, and shall be clearly shown on the proposed tentative map or vesting tentative map.

Legal documents. The legal requirements and documents required by Section 17.54.110.

Required Findings for PD. In addition to the findings required for approval of a conditional use permit by Section 17.58.130 (Permit issuance), the approval or disapproval of a PD by written action shall include not only conclusions, but also findings of fact related to the specific proposal. The findings of the hearing body shall explain the specific reasons for approval or denial, and shall specifically explain how the plan would or would not be in the public interest including, but not limited to, findings and conclusions on the following, where applicable:

The consistency or inconsistency of the PD proposal with any applicable community plan, the extent to which the PD proposal is or is not consistent or inconsistent with the general land use district and characteristics of the area, and the degree to which the PD proposal is or is not compatible with adjacent properties and their existing or allowed land uses, including minimum lot sizes proposed.

In what respects the PD is or is not consistent with the purposes of a planned residential development as specified in Section 17.54.080.

The extent to which the PD varies from otherwise applicable zoning and subdivision regulations, including, but not limited to, density (as defined in Section 17.54.100(A)), bulk and use, and the reasons why such departures are or are not deemed to be in the public interest.

The purpose, location and amount of the common open space in the PD, the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and purpose of the common open space as related to the proposed density and type of residential development.

The physical design of the PD and the manner in which the design does or does not make adequate provision for public services, control over vehicular traffic, and the amenities of light and air, recreation and visual enjoyment.

The relationship, beneficial or adverse, of the proposed PD to the neighborhood wherein it will be located.

In the case of a phased PD project, the sufficiency of the terms and conditions intended to protect the interests of the public and of the residents of the PD throughout the phased project's construction period.

The extent to which the PD proposal does or does not identify and protect the environmental, cultural, or historical features of the site.

A summary of the benefits or adverse impacts to the community as a result of density increases realized by the PD project by using this process, and a conclusion regarding the appropriateness of any increased density in the project based upon specific features of the PD proposal.

10.

A comparison of the benefits or adverse impacts of the PD proposal versus traditional lot and block development of the property, and a conclusion that the PD proposal is or is not the superior method of development for the site in question.

Approval of PD. If the proposed PD is approved, the planning commission shall, as part of its action, specify the drawings, specifications and form of security that shall accompany such approval.

Expiration of Approval. A conditional use permit for a planned residential development, a cluster lot development, or design review for a cluster lot development shall be subject to the same time limits and provisions for extension as are established for the PD tentative map by Chapter 16 of this code (Subdivisions) instead of Section 17.58.160 (Permit time limits and extensions). Note: 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 17.52.120(E) and 17.60.090(E)(3).)

Modifications of PD or cluster lot development. After Final Map Recordation. In PDs and cluster lot developments, changes to lot lines can be accomplished through the MBLA process (without a CUP or design review modification), described in Chapter 16 of this code, where all of the following conditions are found:

The change affects no more than four lots in the PD or cluster lot development;

The density of the project is not increased;

The total open space area of the subdivision is not reduced;

The boundary change does not reduce minimum development standards, such as lot width, lot size, setbacks, etc.;

Such a change does not alter the approved building site on a given lot;

The proposed change does not alter a lot line placed in a specific location, due to a natural feature of the site (i.e., a lot line placed along a drainage course, ridge line, etc.) to the extent that equal protection for such a resource is no longer provided.

Also in PDs or cluster lot developments, changes to lot coverage, height and setback standards may be processed by the zoning administrator as a CUP modification or underlying entitlements or approvals if such changes meet all of the following criteria:

The change affects no more than four lots in the PD or cluster lot development;

Such a modification does not result in a larger structure (i.e., no larger building footprint) than could otherwise be constructed pursuant to the limitations shown in Section 17.54.100(A)(2) or 17.54.100 (A)(3), or 17.54.115 or the basic standards listed as being applicable to the use/property in question in the basic zone district wherein that use/property is located, whichever is the least restrictive; and

The proposed structure does not violate any applicable CC&Rs; and

10.

The required findings for approval of a use permit are made.

If the above criteria are not applicable to the modifications proposed, such modifications must be considered by the planning commission or approving body pursuant to the processes discussed in Section 17.58.180 (Changes to an approved project) and in Section 17.58.130 (Conditional use permits) or in Section 17.58.110 (Design review).

Note. An application to modify any aspect of a PD or cluster lot development which affects a property ownership interest in the common area, a property ownership interest in any private roadways and/or conditions applicable to all of the lots must contain the signatures of all property owners in the PD or cluster lot development.

(Ord. 5126-B, 2001; Ord. 6144-B § 22, 2022)

17.54.100 Planned residential development (PD) design and development standards.

Proposed planned residential developments shall be designed and developed consistent with the following standards:

Density, Open Space, Coverage. The maximum residential density, minimum open space area and maximum building coverage area allowed in a PD shall be governed by the base zoning and the maximum residential intensity factor that is applied to the property by the planned residential development (-PD) combining district (Section 17.52.120).

Determining Allowable Density. Density, or maximum residential intensity is expressed as the number of dwelling units permitted per acre of land within the development project site. The maximum number of dwelling units per acre permitted within a PD is determined by the maximum residential intensity number shown on the zoning map that applies to the site (e.g., 3.0 du/ac) multiplied by the net buildable area of the site. In single-family dwelling planned residential developments (subsection (A)(2) below), the maximum number of dwelling units is further limited by the base zoning of the site.

The net buildable area is defined as the gross acreage of the site less existing public road rights-of-way, dedications for frontage improvements along such public road rights-of-way, major electrical transmission easements for facilities which carry 60 kv or greater, and a portion of the site area within a 100 year floodplain (as defined in the PCGP) of any lake, waterway, or similar body of water, and a portion of the site which has a slope of 30% or greater, as indicated in the following chart. Projects in the Dry Creek/West Placer community plan area, where the transfer of development rights out of the floodplain area is specifically authorized in the community plan, are not required to deduct any portion of the 100 year floodplain to determine the net buildable area.

NET BUILDABLE AREA
Base Zoning Lot Size	Required deduction of 100-year floodplain and area which has a slope of 30% or greater
1 acre or less	85%
1+ acre up to 5 acres	70%
5+ acres to 10 acres	55%
10+ acres up to 20	40%
20 acres or more	0

*	No deduction required if slope and floodplain area is less than 10% of gross site area

Public Dedication of Land: Land donated in whole or in substantial part by the PD developer for the public's benefit, including, but not limited to, recreation, fire or police stations, public schools, habitat reserve areas for the PCCP or other environmental protection by a public agency or nonprofit land trust organization may be included in the area to which the maximum residential density factor may be applied.

Privately Owned Recreation Facilities. PDs which propose to build public-use golf courses, or other types of recreation facilities, and provide sufficient guarantees that the facility will be available to the public, in perpetuity, without limitation during the same hours and for the same fees as the facility is available to any other person(s), and meet all of the PD requirements, may be permitted to transfer density off the golf course or recreation facility.

Guarantees of public benefit may include irrevocable offers of dedication to a public agency, open space, habitat or agricultural conservation easements, development agreements, or comparable methods.

ii.

Projects which propose a PD and a private-use recreation facility, which is owned and operated by an entity other than the homeowners' association, or is operated for other than the sole benefit of the homeowners within the PD, shall not be permitted to transfer residential density off the private-use recreational facility, or private use portion, of the property.

Other Recreational Facilities. In PDs, which propose a golf course, or other recreation facility, and seek approval to transfer density off of the property (and don't fit into subsection (A)(1)(a) or (b) above), the percentage of allowed density transfer shall be determined based on the following factors. It is recognized that significant county discretion will remain, given the varying circumstances possible.

The extent of public use to be allowed in conjunction with the facility.

ii.

The amount of use reserved for homeowners within the project, hours per day, days per week, etc.

iii.

The relative preference given to homeowners for membership/use of the facility (i.e., reduced membership fees, guaranteed availability of memberships, automatic use rights with lot purchase, etc.).

iv.

The extent to which the proposed project protects open space and natural resources within a project and places the developed areas (including that portion of the golf course, or recreation facility, to be graded, planted with turf or similarly altered) on the less sensitive portions of a project site.

Note. Although a maximum residential density is identified by the numerical factor shown on the zoning map, the appropriate residential density for each parcel with such a designation must be established and justified by considering other factors such as: geologic, hydrologic, and topographic features; trees and other vegetation; natural, cultural, or historic resources; compatibility with surrounding land use districts and existing neighborhood uses; requirements of the applicable community plan and the county general plan; and the significance of the definitive benefit to the community.

Single-family Dwelling PDs. Where a PD proposes to subdivide the land into lots for detached single-family dwellings instead of subdividing air space or only the land under the footprint of each dwelling unit, the following standards apply:

Maximum Density. For single-family PDs, the allowed number of dwelling units shall not exceed the number permitted by the base zoning on the property, plus five percent if the minimum 20% open space is provided, unless the following standards (subsection (A)(2)(b) below) are met. The maximum number of units that can be allowed, even with the increases described above and in subsection (A)(2)(b) below, is governed by subsection (A)(1) above.

The number of units permitted by the base zoning shall be calculated as follows:

Determine the net buildable area of the site as described in subsection (A)(1) above;

ii.

Take any deductions required by subsection (A)(1)(a), (b), or (c);

iii.

Subtract a standard deduction for future roads and area lost due to irregular lot design (see following chart);

BASE ZONING STANDARD DEDUCTION
Minimum Lot Size - Base Zoning	% Deduction
20,000 sq. ft. or less	20%
20,001 sq. ft. up to 43,560 sq. ft.	12%
43,561 sq. ft. to 100,000 sq. ft.	6%
100,001 sq. ft. to 217,799 sq. ft.	5%
Five acres or larger	0%

*	Deduction is taken from net area

iv.

Divide the area established by subsections (A)(2)(a)(i), (ii) and (iii) of this section by the minimum lot size established by the base zoning. This is the number of units permitted by the base zoning. Where the base zoning includes a minimum lot size which is larger than the range indicated by the applicable general plan or community plan land use designation, the number of units permitted by the base zoning shall be calculated by using the lot size equivalent of the PD designation (i.e., F-B-X- 20 ac. min., -PD 0.44, use 2.3 acre minimum to determine number of units permitted by the base zoning).

Additional Density/Units. The planning commission may grant additional density/units, beyond that permitted by the base zoning, not to exceed a 50% increase over the number of units permitted by the base zoning, only when PDs include one or more of the following public benefits. Under no circumstances can the density/units exceed the number permitted by the -PD designation.

Open space, beyond the minimum required by subsection (A)(2)(d) of this section, that protects significant ecological resources, aquatic resources, habitat for species covered by the HCP/NCCP, or agricultural land, as defined in the Placer County general plan. The increase in density for additional open space may not exceed 30% (i.e. 10% for 10% more than the minimum required open space, 20% for 20% more than the minimum, etc.) and may result in up to a one percent increase in density for each one percent increase in open space (plus a five percent increase in density for the minimum 20% open space required (See Section 17.54.100(A)(2)(a)).

ii.

Additional public recreation land and/or facilities, beyond the minimum required by Section 17.54.100(D), that meets a county recognized and documented need, in the area proposed. A maximum increase of 30% may be granted for such additional facilities (i.e. 10% for twice the required recreational land or facilities, 20% for triple, 30% for quadruple).

iii.

At the planning commission's discretion additional density/units may be permitted, not to exceed a 20% increase over the base zoning, where a project includes one or more of the following:

(A)

Construction of major arterial or collector roads with a capacity greater than required to serve the proposed project seeking the increase in density when no reimbursement nor fee waiver is connected to the additional improvements and the need for the roadway capacity has been recognized and documented by the county.

(B)

Storm drainage retention or detention beyond that required for the proposed project when the new facility assists in solving an existing county recognized and documented problem and no reimbursement nor fee waiver is connected to the additional improvements.

(C)

Additional construction of facilities or payment of fees for public facilities necessary to provide a public service, beyond the minimum required to accommodate the proposed project (i.e., fire station, library, sheriff's substation, etc.) where the county has documented the need for such facilities.

(D)

A larger number of low or very low income housing units than the number of affordable housing units required by other county provisions.

(E)

All public improvements/amenities/fees are paid or constructed for the entire project with the first phase in a multi-phased PD.

(F)

Additional habitat for covered species or aquatic resources.

iv.

Increases in density that are permitted, as described in this section, will be supported unless such an increase results in a negative finding as described in Section 17.54.090(B) or Section 17.58.130 (Findings for CUPs).

Minimum Lot Area. In order to maintain a reasonable compatibility with the adjacent properties and the land use district, the minimum lot size permitted in a planned residential development shall be no less than the minimum lot size permitted by the general plan/community plan land use designation for the property in question, or a smaller minimum lot size that the planning commission determines is appropriate on a specific site for one of the following reasons:

A significant buffer of common area open space is provided between the project lots and neighboring properties of larger lot sizes;

ii.

Proposed lots, adjoining neighboring properties, are at least as large as the minimum lot size permitted by the general/community plan land use designation on the adjoining property; or

iii.

An amount of additional open space, over that amount credited to the project under Section 17.54.100(A)(2)(b)(i), is provided which protects a significant ecological resource as identified in the Placer County general plan, aquatic resources, and/or habitat for species covered by the HCP/NCCP.

Minimum Open Space Area. Every single-family PD shall include a minimum of 20% of the site dedicated for use as open space. Such open space cannot include existing public road rights-of-way, dedications for frontage improvements along such public road rights-of-way, other road easements, or major electrical transmission line easements for facilities which carry 60kv or greater. The open space may include common areas, recreational improvements (i.e., those owned and operated by a public entity, those owned and operated by a private party but available to the general public and/or residents of the PD, and any owned by a homeowners' association), areas transferred to public or non-profit land trusts for the preservation of environmental, cultural, or historical resources, and other areas subject to easements created by the PD that restrict residential development and which are left as open space or recreational land. Open space does not include roads, or undeveloped portions of subdivision lots held in the ownership of private individuals.

Maximum Coverage. The maximum coverage (area covered by buildings—see Section 17.04.030 et seq.) permitted for each residential lot in the subdivision shall be as calculated from the following chart, expressed as a percentage of the total lot area. The term "buildings" includes all land covered by residential buildings, garages and carports, covered decks, and other enclosed and covered areas, but not uncovered decks or paved areas such as walkways, driveways, patios, uncovered parking areas or roads. All areas of coverage are computed at ground level.

Lot Size	Maximum Coverage
>29,999 sq. ft.	20%
27,000 - 29,999 sq. ft.	21%
24,000 - 26,999 sq. ft.	22%
21,000 - 23,999 sq. ft.	23%
18,000 - 20,999 sq. ft.	24%
15,000 - 17,999 sq. ft.	25%
10,000 - 15,000 sq. ft.	30%	(one story)
10,000 - 15,000 sq. ft.	25%	(two or more stories)
<10,000 sq. ft.	40%	(one story)
<10,000 sq. ft.	35%	(two or more stories)

Other Residential Developments. Planned residential developments proposing subdivision of air space or only the land under the footprint of each dwelling unit shall provide the minimum open space area and maximum area of building coverage shown on the following table, expressed as percentages of the total site area.

Dwelling Units Per Acre	Minimum Open Space Area (%)	Maximum Coverage (%)
0.1	90	2
0.2	90	2
0.5	85	4
1.0	80	8
2.0	75	12
3.0	70	16
4.0	65	18
5.0	60	20
6.0	55	22
7.0	45	24
8.0	45	26
9.0	40	28
10.0	35	30
and more

Setbacks. Front, side and rear setback requirements, and height requirements for structures shall be those of the district with which the planned residential development (-PD) designation is combined, unless different standards are specifically established by the project conditional use permit.

Circulation and Parking.

Roads. Street design shall satisfy the following criteria:

Dwelling areas shall only have limited access to major traffic arteries, but adjacent properties/ communities shall be linked by an interior street or streets without creating an unintended and convenient detour for through-traffic, whenever possible.

Collector streets of appropriate width and flowing alignment shall feed traffic between the arterial streets and to a network of minor streets on which most of the homesites are located.

Where terrain permits, short loop streets and short cul-de-sacs should be used for minor streets.

At least two vehicle entry/exit points shall be provided or planned for adequate circulation and emergency purposes unless otherwise determined by the planning commission. If two vehicle entry/exit points are required by the commission, these entrances shall be constructed and available for use with the first and all stages of a phased project, unless otherwise determined by the planning commission.

Parking. Parking shall satisfy the criteria of Sections 17.54.050 (Off-street parking standards) and 17.54.060 (Parking standards requirements by land use), or, at the hearing body's discretion, shall comply with special parking provisions established by the conditions of approval of the project conditional use permit. Condominium-style PD developments shall provide the same parking as required of apartment projects (see Section 17.54.060(B)(5)(b)) unless otherwise deter-mined by the hearing body by way of the conditional use permit approval.

Pedestrian Ways. Walkways (i.e., paths or sidewalks) shall be designed to provide convenient access to recreation, service, parking, common areas, and adjacent properties. Pedestrian corridors should be designed to encourage walking rather than the use of motor vehicles.

Recreation Facilities. Because a PD is also a subdivision and is, therefore, governed by the subdivision ordinance (Chapter 16 of the Placer County Code) as well as the Subdivision Map Act (Section 66410 et seq., of the California Government Code), the recreation facilities requirements are those of both this chapter (the Zoning Ordinance is adopted pursuant to the authority of California Government Code Section 65000 et seq.) as well as the "Quimby Act" (California Government Code Section 66477 et seq.). The authority for the recreation facilities requirements derives from two different sources, and these requirements are separately listed below. A proposed PD shall provide recreational facilities as follows:

In order to foster the unique sense of community associated with planned residential developments, the PD recreation facilities requirements shall include in-tract recreation improvements that will meet at least that proportion of the total park and recreation demand for such facilities created by the residents of the project. The total recreation facilities requirement for the PD project shall be the combination of the standards specified in this subsection and subsection (D)(2) of this section, and shall not be less than that needed to accommodate the total demand for such facilities created by residents of the project, as determined by the planning commission in consultation with the Placer County department of facilities services. These facilities are intended to provide in-tract neighborhood recreational amenities to the residents of the PD in excess of those required by the subdivision ordinance (Chapter 16, Placer County Code), and the parks and recreational facilities fee ordinance (Chapter 15, Placer County Code). In the alternative, in the discretion of the department of facility services, the developer may pay a fee which shall be established by resolution of the board of supervisors after a noticed public hearing in accordance with the provisions set forth in Section 15.34.040. For projects of 20 or fewer dwelling units, or for projects with more than 20 dwelling units where each unit is on a lot/parcel that is five acres or larger in size the developer may pay the required fee instead of installing on-site recreation facilities.

In addition to the recreational facilities requirements enumerated in subsection (D)(1) of this section, the PD project applicant shall also meet all requirements for public park and recreation facilities as required by the subdivision ordinance (Section 16.08.100, Chapter 16 of the Placer County Code), and the parks and recreational facilities fee ordinance (Chapter 15, Placer County Code).

As an alternative to subsections (D)(1) and (D)(2) of this section, the applicant may propose to develop and dedicate to Placer County, or an appropriate recreation district serving the area of the project, a public park, consistent with the park needs of the community in which the PD is located (subject to the approval of and in coordination with the Placer County facility services department) in lieu of creating commonly owned, on-site park and recreational improvements and/or as a credit toward the fees required by this section, as deemed appropriate by the planning commission.

If none of the above alternatives are determined by the planning commission to be feasible in a specific instance and after the commission adopts findings to that effect, the applicant may pay a fee equivalent to the value of the park and recreation improved land and park improvements required by subsections (D)(1) and (D)(2) of this section to the Placer County facility services department to be used to provide public park and recreation facilities in the vicinity of the PD. The value of the park and recreation land improvements shall be as determined by the Placer County facility services department.

(Ord. 5126-B, 2001; Ord. 5301-B, 2004; Ord. 6041-B § 9, 2020; Ord. 6144-B § 23, 2022)

17.54.110 Legal documents.

In planned residential developments and cluster lot developments with areas of common ownership, the subdivision map, dedications, covenants, and other recorded legal agreements shall provide for the following:

Requirements to be Included. The required legal documents shall:

Legally create an automatic membership non-profit homeowners' association or similar instrument;

Place title to any common property with the association, a nonprofit land trust, or an appropriate public agency (e.g., Placer County, the state of California, etc.), or give definite assurance that any such common property will be so placed within a reasonable and specific time period;

Appropriately and permanently limit the use of the common property, including but not limited to prohibiting the further subdivision of such common area;

Give each lot owner the right to the use and enjoyment of the common property, subject to any applicable limitations established by the county, state, or others;

Assign responsibility for the operation and maintenance of the common property to the homeowners' association, an alternative entity approved by Placer County, or a designee acceptable to Placer County;

Place an association charge on each lot in a manner that will:

Assure sufficient funds for the perpetual maintenance and upkeep of common areas, such charge to be a lien on the property (normally including an inflation factor), and

Provide adequate safeguards for the lot owners against undesirably high charges;

Restrict the use of the property to the uses permitted by the conditional use permit if the uses are restricted pursuant to Section 17.54.080(C).

Approval and Enforceability of Documents. All legal documents required pursuant to this section shall not be acceptable until they are approved as to legal form and effect by the county counsel or an authorized designee. Wherever the county has a direct interest and/or where required by the project conditions of approval, deed restrictions and association rules shall be enforceable by the county of Placer, as well as by the association. As an alternative, an instrument approved by Placer County or a designee acceptable to Placer County may serve as an enforcement mechanism for such restrictions and rules.

(Ord. 5126-B, 2001; Ord. 6144-B § 24, 2022)

17.54.115 Cluster lot development design and development standards.

Cluster Lot Development Requirements.

All cluster lot developments shall be consistent with the goals and policies of the Placer County Conservation Program.

Number of Dwellings Permitted. The number of dwelling units permitted shall be calculated by dividing the project area by the minimum lot area required by the underlying zone district.

Common Space. Common space shall provide for community necessities and passive and/or active recreational activities, and may consist of uses such as shared lawns, gardens, patios, pools, and community buildings or common houses. More active uses such as playing courts are permitted as long as they do not dominate the common space. Common space shall be organized with houses fronting onto or streets fronting onto such spaces, and pedestrian connections to such open space provided that:

At least 20% of all housing units shall be adjacent to designated common or open space, unless otherwise noted below.

The walking distance between all housing units and a portion of the common or open space, measured along street frontages or pedestrian walkways, shall on average not exceed 1,320 feet (one-quarter mile).

Landscaping. Landscaping and common space shall be maintained for the life of the project. The applicant shall submit proof that a property owners association or other organization has been established for this purpose before any building permits for construction in a cluster lot development shall be issued.

Dedication. The minimum required dedicated common space shall be 400 square feet per dwelling unit. Such space cannot include existing or proposed public road right-of-ways, other road easements, or major electrical transmission line easements for facilities which carry 60 kv or greater. Common space does not include undeveloped portions of subdivision lots held in the ownership of private individuals. The common space shall be preserved from development in perpetuity through the use of a dedication and shall be conveyed to a property owners association or other organization with responsibility for maintenance of the common/open space and the ability to collect assessments or dues for such purpose. The applicant must submit proof that: (a) such a deed restriction and/or conservation easement has been recorded; and that (b) non-profit homeowners' association or similar entity has been legally created per Section 17.54.110 prior to any building permits for construction in a cluster lot development shall be accepted.

General Standards for All Cluster Lot Developments.

Garages and Alleys. Alleys and lots with garages accessed from alleys, are encouraged.

Fences. Fences may not be located within required common open space areas unless required for agricultural uses or active recreational areas.

Windows. Placement of windows shall avoid creating privacy issues for adjacent units and neighboring properties.

Storage. All accessory storage shall comply with Section 17.56.250 (Storage, Accessory-Indoor and outdoor).

Zero Lot Line Development. The side setback on one side of the property may be reduced to zero for a grouping of cluster lots sharing a common street frontage, subject to the following requirements

The subdivision map shall specify the specific location of each zero-lot line house on the cluster lot.

The side setback reduction shall not apply to the side building setback adjacent to a street or to lots that are not part of the zero lot line cluster lot project.

A 10-foot minimum separation distance shall be maintained between adjacent principal dwelling structures.

An easement between adjacent property owners for maintenance shall be required if the sidewall or eaves of one house is closer than four feet to the adjacent property line.

If the side wall of the house is three feet or less from the property line, windows or other openings that allow for visibility into the side yard of the adjacent lot are not allowed. Windows or other openings that do not allow visibility into the side yard of the adjacent lot, such as a translucent window, are allowed.

Cluster Housing Type Development Standards.

Cottage Housing. Proposed cluster cottage housing shall be designed and developed consistent with the following standards:

Development Feature⁽¹⁾	Requirement⁽⁴⁾
Maximum house (excludes garage)	1,000 square feet (1-story) 2,000 square feet (2-story)
Minimum Lot Width at Street (Interior/Corner)	30 feet / 35 feet
Setbacks⁽²⁾⁽⁵⁾
Front Yard Setback to House/Garage⁽²⁾⁽⁵⁾	10 feet / 20 feet
Front Yard Setback to Porch	10 feet
Side Yard Setback (Interior/Interior Total)⁽³⁾	0 feet / 10 feet
Street Side Yard (Corner)⁽⁵⁾	12 feet
Parking	Each dwelling shall have one covered designated parking space. Project with 10 or more units shall provide one guest space for every 2 units. Spaces shall be marked as guest parking.

Notes:
(1)	When cluster cottage housing units are grouped on one parcel, structural setbacks shall meet the development standards set forth in Section 17.56.135. If developed as a subdivision the setback standard in this table shall apply.
(2)	Detached garages/covered parking space are considered accessory structures and allowed within five feet of the interior side and rear yard property lines. Detached garages may be attached across common side or rear yard property lines. Alley-loaded garages/covered parking spaces shall be setback five feet from the alley edge of pavement.
(3)	Interior lot side yards setbacks are set as a minimum distance to the side yard property line and as a minimum total distance or separation between two adjacent side yard setbacks. Interior lot and interior lot side setbacks are represented, respectively, as: five feet min / 12 feet total.
(4)	The county may use its design review/site review permitting process to review and approve other housing product types and/or deviations to these development standards. Example of such other housing product types would include courtyard/ paseo cluster, detached townhomes, or other housing types that do not meet the conventional development standard regulation set forth in this table but can be found consistent with the spirt and intent of cluster cottage housing and associated development standards.
(5)	A 10 foot front and 12 foot street-side setback (or outside of a minimum twelve and one-half (12.5) foot multi-purpose easement or public utility easement that is adjacent to any roadways, streets or driveways).

Private Open Space. In addition to the required common open space, each cottage housing residential unit shall have a 200 square feet (minimum) usable private yard. Private open space dimension shall not be less than 10 feet.

Common Open Space. Four hundred square feet per dwelling unit. At least 75% of the dwelling units of a cottage housing cluster lot development shall abut a common open space.

Front Porch. Every dwelling shall have a covered entry porch oriented toward the common open space or street. This porch shall be open on at least two sides and shall not be enclosed. Live-work units may have covered entry porches located off of an access alley lane. The covered porch shall be greater than 70 square feet in area, with a minimum dimension of six feet. Exception: Dwellings less than 700 square feet in size may have a porch greater than 50 square feet in area and five feet minimum dimension.

Community Facilities. Cottage housing developments may include shared amenities designed to foster social interaction. These can include a common house, which may include a large kitchen and dining area, laundry, and recreational spaces, but may also include work space such as artist studios and galleries.

Moveable Tiny House Community. Proposed moveable tiny housing developments shall be designed and developed consistent with the following standards:

Development Feature⁽¹⁾	Requirement
Maximum house	400 square feet
Minimum Lot Width at Street (Interior/Corner)	30 feet / 35 feet
Minimum Parcel Size	3,000 square feet
Setbacks
Front Yard Setback to Tiny Mobile Home/Garage⁽²⁾⁽⁴⁾	10 feet / 20 feet
Side Yard Setback (Interior/Interior Total)⁽³⁾	0 feet / 10 feet
Street Side Yard (Corner)⁽⁴⁾	12 feet
Parking	Each dwelling shall have one designated parking space.

Notes:
(1)	When moveable tiny house community units are grouped on one parcel, structural setbacks shall meet the development standards set forth in Section 17.56.135. If developed as a subdivision the setback standard in this table shall apply.
(2)	Detached garages/covered parking space are considered accessory structures and allowed within five feet of the interior side and rear yard property lines. Detached garages may be attached across common side or rear yard property lines. Alley-loaded garages/covered parking space shall be setback five feet from the alley edge of pavement.
(3)	Interior lot side yards setbacks are set as a minimum distance to the side yard property line and as a minimum total distance or separation between two adjacent side yard setbacks. Interior lot and interior lot side setbacks are represented, respectively, as: five feet min / 12 feet total.
(4)	A 10 foot front and 12 foot street-side setback (or outside of a minimum twelve and one-half (12.5) foot multi-purpose easement or public utility easement that is adjacent to any roadways, streets or driveways).

Occupancy. Moveable tiny houses shall be owner occupied or rented on a long-term basis. For purposes of this section, "long-term rental" is defined as 31 consecutive calendar days or more. Failure to comply with this requirement shall be a violation of the county code and subject to enforcement action by the county.

Durations. Moveable tiny houses shall occupy the site for a minimum of 120 days.

Agricultural, Conservation or Open Space Cluster Lot Development.

Minimum Requirement. At least 60% of the property shall be preserved as agricultural, conservation or open space. Of that area, at least three-fourths shall be designed as contiguous open space located and designed consistent with the standards below. Agricultural, conservation or open space shall meet the requirements of subsection (B)(2)(d) above.

Location. Agricultural, conservation and open space cluster lot developments proposed within the Placer County Conservation Program Area (Article 19.10) shall be consistent with the program and only located within the potential future growth area. Other agricultural, conservation and open space cluster lot developments are encouraged to be located within rural transition areas.

Minimum Cluster Lot Size. The minimum size for an agricultural, conservation, or open space cluster lot development shall be 20 acres.

Residential Siting Standards.

All residential lots and dwellings shall be grouped into clusters. Each cluster shall contain no more than 12 dwelling units and no less than four units.

Residential clusters shall be located to minimize negative impacts on the agricultural, natural, scenic and cultural resources of the site and conflicts between incompatible uses. Particular attention should be provided to existing established agricultural land uses.

Residential clusters shall avoid encroaching on waters of Placer County, rare plant communities, special habitat sites, or endangered species identified by the Placer County Conservation Program or other wildlife regulator agency.

When possible, open space shall connect with existing or potential open space lands on adjoining parcels and local or regional recreational trails.

Residential clusters should be sited to achieve the following goals, to the extent practicable.

Minimize impacts to prime farmland soils and large tracts of land in agricultural use and avoid interference with normal agricultural practices.

ii.

Minimize disturbance to woodlands, wetlands, grasslands, streams, wildlife species' habitat, and mature trees.

iii.

Prevent downstream impacts due to runoff through adequate on-site storm water management practices.

iv.

Protect scenic views of open land from adjacent roads. Visual impact should be minimized through use of landscaping or other features.

Protect archaeological sites and existing historic buildings or incorporate them through adaptive reuse.

Open Space Designation Standards.

The uses within the open space shall be accessible to the residents of the development. If uses include open space trails that connect to the local or regional trail systems, these uses shall be available to the general public. The required open space shall be restricted in perpetuity from future development. The minimum open space required shall be owned and maintained under one of the alternatives listed below.

A homeowners' association.

ii.

A condominium association established in accordance with California law.

iii.

A nonprofit conservation organization.

iv.

The county of Placer or another governmental body empowered to hold an interest in real property.

An individual who will use the land for open space purposes as provided by a conservation easement.

Open Space Conservation Ranking (in order of significance). The areas to be preserved shall be identified on a case-by-case basis in an effort to conserve and provide the best opportunities to restore and expand the best quality natural features of each particular site.

First priority will be given to intact natural communities, rare and endangered species, environmental corridors, natural and restored prairies, significant historic and archaeological properties, and steep slopes.

ii.

Second priority will be given to areas providing some plant and wildlife habitat and open space values.

iii.

Third priority will be given to areas providing limited wildlife habitat but providing protections of viewshed, recreation opportunities, or a sense of open space.

The following areas or structures may be located within the open space area and shall be counted toward the overall open space percentage required:

Parking areas for access to and use of the open space developed at a scale limited to the potential users of the open space.

ii.

Privately held buildings or structures provided they are accessory to the use of the open space.

iii.

Shared septic systems and shared potable water systems.

No more than 50% of the required open space may consist of water bodies, ponds, floodplain, or wetlands.

That portion of open space designed to provide plant and animal habitat shall be kept as intact as possible. Trails shall be designed to avoid fragmenting these areas.

Accessible open space in upland areas shall be available for recreational uses such as trails, play fields, or community gardens but should be designed in a manner that avoids adversely impacting conservation values.

A pathway system connecting open space areas accessible to neighborhood residents and connecting these areas to neighborhood streets and to planned or developed trails on adjacent parcels shall be identified in the plan.

(Ord. 6144-B § 25, 2022)

17.54.120 Residential density bonuses and incentives.

Purpose. The purpose of this section is to implement requirements of the State Density Bonus Law (California Government Code Title 7, Division 1, Chapter 4.3, Sections 65915, et seq., "State Density Bonus Law"), and the county's housing element by specifying how the county shall provide density bonuses and other incentives, concessions, or waivers for certain housing projects affordable to lower income, very low income, senior citizen housing, moderate income condominium projects, and child care facilities.

The State Density Bonus Law, which provides a 50% density bonus maximum to eligible projects, shall apply county-wide to eligible residential projects as defined in this chapter and in state law. In addition, provisions for a supplemental density bonus above the state density bonus maximum, or above the allowed general plan residential density, is available for eligible projects as outlined in subsection (I).

Definitions. For purposes of this section, the following definitions apply.

"Affordable rent"

means monthly rent, including utilities and all fees for housing services, affordable to households earning less than 50% of the median income or less than 80% of the median income as defined herein. Affordable rent shall be based on presumed occupancy levels of one person in a studio unit, two persons in a one-bedroom unit, three persons in a two-bedroom unit, and one additional person for each additional bedroom thereafter.

"Affordable sales price"

means the maximum purchase price that will be affordable to households earning less than 120% of the median income as defined herein.

A maximum purchase price shall be considered affordable only if each monthly owner-occupied housing payment is affordable to households earning less than 120% of the median income in Placer County.

In setting the affordable sales price, realistic assumptions regarding down payment, mortgage interest rate and term will be required and those assumptions must demonstrate that targeted income families can reasonably qualify.

If evidence is presented which shows to the satisfaction of the county that targeted income buyers can qualify for financing even though the percentage of their income allocated to housing is higher than 30%, then a corresponding increase may be approved in the affordable sales price.

Affordable sales price shall be based upon presumed occupancy levels of one person in a studio unit, two persons in a one-bedroom unit, three persons in a two-bedroom unit, and one additional person for each additional bedroom thereafter.

"Affordable units"

mean, and are limited to, those dwelling units which are required to be rented at affordable rents or sold at an affordable sales price to households of specified income levels.

"Common interest development"

means as defined in Section 4100 of the State Civil Code.

"Condominium project"

means as defined in Civil Code Section 6542.

"Density bonus"

means a density increase over the otherwise maximum allowable residential density under the applicable zoning designation and land use element of the general plan as of the date of application by the applicant to the county, as defined in the State Density Bonus Law (see Government Code Section 65915, Subdivision (f)).

"Disabled veterans"

are as defined in State Government Code Section 18541.

"Homeless persons"

are as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Section 11301 et seq.).

"Housing development"

is as defined in State Density Bonus Law, (see Government Code Section 65915, subdivision (i)), to mean a development project for five or more residential units, including mixed use developments.

"Large project"

means a "housing development" consisting of five or more dwelling units.

"Lower income households"

are as defined by Health and Safety Code Section 50079.5.

"Moderate income households"

are as defined by Health and Safety Code Section 50093.

"Small project"

means a project that includes the construction of fewer than five units in a zoning district that allows for the construction of duplexes, triplexes, and fourplexes.

"Transitional foster youth",

is as defined in Section 66025.9 of the State Education Code.

"Very low income households"

are as defined by Health and Safety Code Section 50105.

State Density Bonus.

The county will allow a residential development a 50% maximum density bonus and concessions or incentives meeting all the applicable eligibility requirements of this section.

Very Low-Income Households. If an applicant elects to construct units for very low-income households for at least five percent of the total dwelling units, the development shall be entitled to the following density bonus calculation:

Very Low-Income Unit Percentage	Density Bonus	Incentives or Concessions
5% - 9%	20% - 30%*	1
10%	32.5%	2
11%	35%	2
12%	38.75%	2
13%	42.5%	2
14%	46.25%	2
15% or more	50%	3

*	The allowed increase is the percentage over the total number of units that would be allowed without a density bonus. Additional bonus for each 1% increase in target units is 2.5%.

Density Bonus for Low-Income Households. If an applicant elects to construct units for low-income house-holds for at least 10% of the total dwelling units, the residential development shall be entitled to the following density bonus calculation:

Low-Income Unit Percentage	Density Bonus	Incentives or Concessions
10% - 16%	20% - 29%*	1
17% - 20%	30.5% - 35%*	2
21%	38.75%	2
22%	42.5%	2
23%	46.25%	2
24% or more	50%	3

*	The allowed increase is the percentage over the total number of units that would be allowed without a density bonus. Additional bonus for each 1% increase in target units is 1.5%.

Moderate Income Units in a Common Interest Development. If an applicant elects to construct units for moderate income households for at least 10% of the total dwelling units, the development shall be entitled to the following density bonus calculation.

Moderate Income Units Percentage	Density Bonus	Incentives or Concessions
10% - 19%	5% - 14%*	1
20% - 29%	15% - 24%	2
30% - 40%	25% - 35%	3
41%	38.75%	3
42%	42.5%	3
43%	46.25%	3
44% or more	50%	3

*	The allowed increase is the percentage over the total number of units that would be allowed without a density bonus. Additional bonus for each 1% increase in target units is 1%.

Senior Housing. If an applicant elects to construct a senior citizen housing development, the density bonus shall be 20% of the total number of allowed housing units without the density bonus.

Transitional Housing. If an applicant elects to construct a housing development with at least 10% of the total dwelling units for transitional foster youth, disabled veterans, or homeless persons, the density bonus shall be 20% of the total number of allowed housing units without the density bonus.

Student Housing. If an applicant elects to construct a student housing development used exclusively for students enrolled full time at an institution of higher education accredited by the Western Association of Schools and Colleges or the Accrediting Commission for Community and Junior Colleges with at least 20% of the total dwelling units for lower income students, the density bonus shall be 35% of the total number of allowed student housing without the density bonus as well as one incentive or concession.

Eighty percent density bonus for the number of units for lower income households. If an applicant elects to construct units for low income households with 100% of the total dwelling units, exclusive of manager's unit(s), except that up to 20% of the total units in the development may be for moderate-income households. If the housing development is located within one-half mile of a major transit stop, as defined in Section 21155 of the Public Resources Code, there shall be no maximum density.

The units described above shall be subject to the continued affordability requirements of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time, as described in State Density Bonus Law (see Government Code section 65915, Subdivision (c), Paragraph (1)). Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code.

Incentives or Concessions. An applicant may request the following state defined incentives for affordable housing only when the residential project is eligible for, and the applicant requests, a density bonus pursuant to this section. For the purposes of this section, an incentive means the following:

A reduction of development standards or a modification of zoning code requirements or architectural design requirements which exceed the minimum applicable building standards approved by the State Building Standards Commission pursuant to Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to building heights, setback, coverage, and/or parking requirements, which result in identifiable, financially sufficient, and actual cost reductions, based upon financial analysis and documentation accepted by the county.

Allowing mixed use development in conjunction with the proposed residential project, if nonresidential land uses will reduce the cost of the residential project and the nonresidential land uses are compatible with the residential project and existing or planned surrounding development.

Other regulatory incentives proposed by the applicant or the county which result in identifiable, financially sufficient, and actual cost reductions, based upon appropriate financial analysis and documentation if required by county.

A residential project is eligible for incentives or concessions as follows:

One incentive or concession for projects that include at least 10% of the total units for lower income households, at least five percent for very low income households, or at least 10% for persons and families of moderate income in a development in which the units are for sale.

Two incentives or concessions for projects that include at least 17% of the total units for lower income households, at least 10% for very low income households, or at least 20% for persons and families of moderate income in a development in which the units are for sale.

Three incentives or concessions for projects that include at least 24% of the total units for lower income households, at least 15% for very low income households, or at least 30% for persons and families of moderate income in a development in which the units are for sale.

Four incentives or concessions for a project meeting the criteria of subsection (G)(1)(b) below. If the project is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.

Each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.

EXAMPLE: State Density Bonus Calculation An applicant for a rental housing development is seeking to build 48 units on a 1.7-acre site that is eligible for a State density bonus:
Project Profile:
Site Land Use Designation:	High Density Residential
Max Density per General Plan:	21 du/acre
Max Units per General Plan:	1.7 acres x 21 du/acre = 36 units ("Base Project")
Density Desired:	48 units ÷ 1.7 acres = 28.23 du/acre
Density Bonus Desired:	(28.23 ÷ 21) – 1 = 34%
Calculation of State Density Bonus of 50%:
Base Project, Total Units:	36 units
Market Rate Units:	27 units
Affordable Housing Units:	9 units at the low-income level
Percent Affordable:	9 ÷ 36 = 25%
State Density Bonus:	25% at the low-income level results in a 50% density bonus and 2 incentives or concessions

Large Project Applications.

In order to submit a complete application to the county for a density bonus and other incentives and concessions for a large project, in accordance with the State Density Bonus Law, the application shall satisfy the following requirements:

Identify the section and/or subdivision of the State Density Bonus Law under which the application is made. See Government Code Section 65915, subdivision (b), paragraph (1) for requirements related to lower income households, very low income households, senior citizen housing development, transitional foster youth housing development, disabled veterans housing development, housing development for homeless persons, and moderate income common interest development; see Government Code Section 65915, subdivision (g) for donations of land; see Government Code Section 65915, subdivision (h) for child care facilities; and see Government Code Section 65915.5 for conversion of apartments to condominium projects.

Quantify the total density bonus requested, along with the factual and legal basis for the request in accordance with the State Density Bonus Law and this section.

Identify any incentives or concessions requested by the applicant, along with the factual and legal basis for the request in accordance with the State Density Bonus Law and this section.

Identify any waivers, reductions, or modifications of development standards requested by the applicant, along with the factual and legal basis for the request in accordance with the State Density Bonus Law and this section.

Provide a preliminary sketch plan showing the context and compatibility of the proposed project within the surrounding area, the number, type, size, and location of buildings, and parking. The design of proposed affordable dwelling units shall be compatible with the market-rate dwelling units within the project.

Provide information satisfactory to the director to enable the county to determine whether the requirements of the State Density Bonus Law and this code have been met by the applicant, including, for example, the project cost per unit and whether any requested incentive or concession is necessary to make the housing units economically feasible (see Government Code Section 65915, subdivision (d)). Such information may include capital costs, equity investment, debt service, projected revenues, operating expenses, and any other information deemed necessary by the director.

The director shall review the information provided by the applicant and shall make a recommendation to the decision-making body for the proposed project regarding the density bonus and any requested concessions, incentives, waivers, reductions, or modifications; or, alternatively, shall report to the decision-making body for the proposed project the basis upon which the director recommends finding that the requested density bonus, concession, incentive, waiver, reduction, or modification is not authorized under the State Density Bonus Law and this code. To the extent the director recommends the grant of a density bonus, concession, incentive, waiver, reduction, or modification, any such grant shall be conditioned upon the applicant's compliance with all relevant obligations set forth in the State Density Bonus Law and this code.

The decision-making body for the proposed project shall also make the final decision on behalf of the county related to any application submitted in accordance with this section, based on the director's recommendation, and based on substantial evidence.

Affordable units under this section shall be constructed at the same time as the market-rate units. The right to a density bonus or any other concession, incentive, or waiver under this section shall not be transferred to another development. Subject to director approval, if a developer proposes to simultaneously develop two or more parcels in the county, that are contiguous or that are the subject of one development application, the density bonus and/or concession/incentive granted for one of the parcels may be transferred to another parcel(s).

The developer and/or property owner shall provide the county a yearly accounting of the total project units occupied and vacant, the total occupied and vacant units designated for households of moderate income, households of low income, and households of very low income.

Small Project Requirements.

An applicant may request a density bonus to construct a duplex, triplex or fourplex in any residential district where duplexes, triplexes, and fourplexes are allowed subject to meeting the following requirements. Duplex development applications under Government Code Section 65852.21 are not subject to these requirements.

The total number of units in the overall project is fewer than five.

No more than two such duplex, triplex or fourplex buildings shall be constructed per block in accordance with this section.

Any duplex, triplex, or fourplex unit that exceeds the general plan density range shall be affordable to households of moderate income, households of low income, and households of very low income.

The design of designated units shall be compatible with the non-designated units within the project.

The duplex, triplex, or fourplex shall meet residential design guidelines and other county zoning standards.

The developer and/or property owner shall enter into an agreement with the county to ensure the continuing affordability of units designated for lower income households and very low income households for a term of at least 30 years.

The developer and/or property owner shall provide the county with a yearly accounting of the total occupied and vacant units designated for all affordable bonus units and the rents charged.

Land Donation.

If an application for a large project submitted pursuant to this section includes a request for a density bonus based on an offer to donate land in accordance with the State Density Bonus Law (see Government Code Section 65915, Subdivision (g)), then a complete application shall (in addition to other requirements of this section) satisfy the following requirements:

Identify the gross size and location of the parcel to be donated, along with the amount of developable acreage;

Identify a preliminary plan for development of at least 40 units affordable to very low-income households on the developable acreage;

Describe the public facilities and infrastructure that would serve the units on the donated parcel;

Identify the name of the public or private entity to whom the parcel will be donated;

Identify the means by which the parcel will be donated no later than the date of approval of the final subdivision map, parcel map, or residential development application;

The land shall be transferred to the county or county designee. The county may require the applicant to identify and transfer the land to the county designee;

The transfer of the land shall occur no later than the date of approval of the final subdivision map, parcel map, or residential development application. No later than the date of approval of the final subdivision map, parcel map or residential development, the land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low income housing units on the land.

The county shall approve, modify or disapprove the application to donate land in accordance with the requirements of this section and the State Density Bonus Law (see Government Code Section 65915, Subdivision (g)).

Unless the construction of at least 40 units affordable to very low income households on the donated land are the subject of a separate development application, the units shall be considered a part of the application for a tentative subdivision map, parcel map, or other residential development for purposes or review under the California Environmental Quality Act and other state and local laws and regulations.

Child care facilities.

If an application for a residential development is submitted pursuant to this section and includes a request for a density bonus in accordance with the State Density Bonus Law (see Government Code Section 65915, Subdivision (h)), then based on the inclusion of a child care facility on the premises of, as part of, or adjacent to, the project, the county shall require as a condition of approval that the following occur:

The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable, as pursuant to the State Density Bonus Law (see Government Code Section 65915, Subdivision (c)).

Of the children who attend the child care facility, the children of very low income households, lower income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income, as pursuant to the State Density Bonus Law (see Government Code Section 65915, Subdivision (b)).

If an application for residential development with the inclusion of a child care facility meets the county's requirements, then the county shall grant either of the following:

An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility.

An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility.

Notwithstanding any requirement of this section, the county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities.

Unit Equivalency.

Density based on number of bedrooms. Within the C1, C2, CPD, MU, RS, RM zoning districts, the allowed number of dwelling units shall also be based on the number of bedrooms in each unit, as shown in the table below.

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 on a multifamily zoned site shall be calculated by multiplying the total site area by the number of units allowed in the zoning district, general plan, specific plan, community or area plan, or master plan. Then divide the number of units allowed on the site by the desired equivalent number of dwelling units.

Further, the maximum density for a duplex, triplex, or fourplex in RS shall be up to four units per parcel of the minimum and maximum lot area required Section 17.50.010. 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 the above table does not exceed the calculated equivalent of 1.00 unit.

Supplemental Density Bonus.

Density bonuses (or additional incentives or concessions) in excess of the maximum amount provided for under the State Density Bonus Law may be granted by the decision making body for the proposed project up to a maximum total of 100%.

Developers wishing to apply for supplemental density bonuses, additional incentives or concessions shall provide evidence in their development application demonstrating that the proposed development project either provides affordable units in excess of the maximum percentage of affordable housing units for the different housing types set forth under the tables contained in California Government Code Section 65915(f), or that the proposed project incorporates amenities or public benefits that justify an increase over the maximum bonus provided for under the State Density Bonus Law.

The director shall review the proposed supplemental density bonus application materials and make a recommendation to the decision making body for the proposed project.

In determining whether to exercise discretion and approve a supplemental density bonus under this subsection, the decision making body for the proposed project may consider the following criteria:

(A)

Provision of affordable units in excess of the requirements for the maximum density bonus under the State Density Bonus Law;

(B)

High quality design that fits within the surrounding neighborhood;

(C)

Superior mitigation of potential impacts on neighborhoods;

(D)

Provision of on-site parking;

(E)

Other project amenities or public benefits that contribute to the surrounding neighborhood; or

(F)

The inclusion of attractive and functional common space areas.

In addition to the incentives provided by subsection (C)(3) above, a residential project, or mixed use project, within the mixed use community district (MU) or residential multifamily district (RM), of five or more base units shall be eligible for a density bonus of up to 100% above the maximum density allowed by the general plan and zone district, if the project provides a total of:

Ten percent or more of the base units for extremely low-income households;

ii.

Twenty percent or more of the base units for very low-income households;

iii.

Thirty percent or more of the base units for low-income senior households;

iv.

Thirty percent or more of the base units for low-income households, with 10% or more of those base units provided as fully accessible units for low-income disabled households;

Thirty percent or more of the base units for low-income households, with 10% or more of those base units provided as large rental units with three or more bedrooms for low-income large family (five or more persons) households; or 40% or more of the base units for low-income households, or

vi.

A state density bonus program-qualifying project for very-low or low-income households that also provides 33% or more of the total project units as powered by on-site renewable energy systems capable of generating at least 70% of the projected electrical energy demand of the units or results in an equivalent reduction in utility costs; or

vii.

Thirty percent or more of the base units for low-income households, with 100% of the total project units providing at least the three basic tenants of universal design (stepless entry and thresholds, complete single floor living area with 32-inch doorways, and environmental controls at accessible heights).

Further, a residential project, within the residential single-family (RS) or multifamily district (RM) of four or less base units shall be eligible for a density bonus of up to 100% above the maximum density allowed by the general plan and zone district, if the proposed project is served by municipal sewer and water, and located within a half mile from transit.

Floor Area Ratio Bonus.

In addition to any proposal for specific incentives or concessions pursuant to the California Government Code Section 65915, a development may also be eligible to receive a floor area ratio bonus. Developers wishing to apply for a floor area ratio bonus shall provide evidence in their development application demonstration that the proposed development project meets the eligibility criteria laid out in California Government Code Section 65917.2(a)(1).

Vehicular Parking Ratio.

Upon the request of the applicant, the county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subsection (C) above, that exceeds the following ratios, unless otherwise stated in subsection (K)(2) below:

Zero to one bedroom: one on-site parking space.

Two to three bedrooms: one and one-half on-site parking spaces.

Four and more bedrooms: two and one-half parking spaces.

If a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income households, then, upon the request of the applicant, the county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios:

If the development is located within one-half mile of a major transit stop the ratio shall not exceed 0.5 spaces per unit.

If the development is a for-rent housing development for individuals who are 62 years of age or older the ratio shall not exceed 0.5 spaces per unit.

If the development is a special needs housing development as defined in Section 51312 of the Health and Safety Code, the ratio shall not exceed 0.3 spaces per unit.

Applicability.

A project that is proposed to provide affordable housing units or to provide land for the affordable housing units, and which meets or exceeds the minimum thresholds of affordability specified below, may request a density bonus in compliance with one of the applicable density bonus programs provided by this section.

Only one density bonus program may be applied to each project.

Density bonus programs shall not be applied to general plan and zoning amendments, but rather may be approved only in conjunction with a development permit (i.e., tentative map, parcel map, conditional use permit, or design review).

Application Requirements. The density bonuses provided by this section shall be granted by the county only after the filing and approval of an application, as follows and as described above for large and small projects.

Application Filing. The applicant shall file an application for a density bonus and other incentives in compliance with this section either before, or concurrent with, the submittal of an application for a development permit (i.e., a tentative map, parcel map, conditional use permit or design review).

Processing of Density Bonus and Density Bonus Incentive Requests. Requests for density bonuses and density bonus incentives under this section shall be included as part of the land use permit required for the project by Section 17.06.050. Within 30 days of the acceptance of the project land use permit application as complete, the director shall notify the applicant whether the project qualifies for the requested additional density bonus and density bonus incentive(s). Modifications to an existing application for a density bonus shall be considered a new application.

(Ord. 5126-B, 2001; Ord. 5416-B (Exh. A) (part), 2006; Ord. 5567-B § 1, 2009; Ord. 6144-B § 26, 2022)

17.54.130 Setbacks and yards.

Required setbacks describe areas on lots where no buildings, structures, or additions to them may be located, and which thereby become yard areas. Setbacks may be required between buildings, structures and property lines; between structures and road easements; between buildings and structures themselves; between buildings, structures and natural features such as watercourses; or between other features of site development. These regulations are not intended to allow the placement of any structure within a road or utility easement without explicit permission from the easement holder.

Setbacks Established. Required setbacks are established by:

Sections 17.06.060 et seq., of this chapter (Zone district regulations) for development within each zone district;

The -B combining district (Section 17.52.040), the -DL combining district (Section 17.52.060), the -DR combining district (Section 17.52.080), and the -PD combining district (Section 17.52.120), for development within those combining districts;

Article 17.56 (Specific Use Requirements) for certain specific land uses;

Sections 17.54.140 et seq., for special circumstances, including exceptions;

The current California Building Code and Chapter 15 as adopted in the Placer County Code;

The environmental health division of the Placer County health department;

Applicable laws of the state of California (e.g., the California Board of Forestry Fire Safe Regulations (Section 1276.01, California Code of Regulations)); and

"Placer County highway deficiency report" and countywide capital improvement program means the report approved by the board of supervisors on July 25, 1967, with all amendments thereto.

Resolution of Conflicts. In the event of any conflicts between the setback requirements within this chapter or any conflicts between this chapter and other laws, codes, ordinances, etc., the order of priority for applying the setback requirements shall be as follows:

Applicable laws of the state of California (only where such laws specify greater setbacks than any applicable section below);

Development agreements approved and signed by the board of supervisors and recorded with the Placer County clerk/recorder;

"Placer County highway deficiency report" and countywide capital improvement program;

Setbacks shown in subdivision conditions of approval or on final maps or parcel maps for subdivisions recorded in 1970 or thereafter;

Conditions of land use permit approval;

The exceptions as provided in Section 17.54.150 (Projections into required setbacks—Building features and equipment);

Setbacks shown in subdivision conditions of approval or on final maps or parcel maps for subdivisions recorded prior to 1970;

General plan and community plan standards (see Section 17.02.050(D)(2));

The setback requirements of Article 17.56 (Specific Use Requirements);

10.

The setbacks required by the building site (-B) combining district (Section 17.52.040);

11.

The setback exceptions provided in Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks);

12.

Conditions of land use permit approval;

13.

The setbacks established for each zone by Sections 17.06.060 et seq.

Location and Measurement of Setbacks. The setbacks required by this chapter shall be located on parcels as shown in Figures 17.54-G and 17.54-H, and as follows, except where otherwise provided by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks):

Front setback is an area formed by a line parallel to a front property line where the main access to the primary structure enters from a public road easement or private road easement or driveway easement. The front setback is measured at right angles to the front property line or edge of easement, whichever is greater. Once the front property line of a parcel is established, it shall remain the front setback as long as any structures remain onsite. A lot (such as a corner lot) may have more than one front setback.

Street-side setback is an area formed by a line parallel to the side property line of a lot that abuts an adjacent public road easement or private road easement or driveway easement serving two or less parcels, and that extends between the front and rear setback areas. The street-side setback is measured at right angles to the property line or edge of easement, whichever is greater. NOTE: The street-side setback shall apply the larger measurement when a street-side and side setback applies.

Rear setback is an area formed by a line parallel to the rear property line. The rear property line is opposite the front property line of the parcel. In the case of a corner lot, there is a front, a street-side, a side, and a rear property line. Rear setbacks are measured at right angles to the rear property lines.

Side setback is an area formed by a line parallel to the side property lines of a lot, (property lines that are neither front or rear property lines), that extends between front and rear setback areas (except on corner lots where a streetside setback applies). Side setbacks are measured at right angles to the side property lines. NOTE: The side setback shall apply the lesser measurement when a street-side and side setback applies.

Interior setback is an area of separation between two structures on a single parcel. Interior setbacks are established by Section 17.54.160.

FIGURE 17.54-G LOCATION OF REQUIRED SETBACKS – LARGER THAN 2.3 ACRES

FIGURE 17.54-H LOCATION OF REQUIRED SETBACKS – 2.3 ACRES OR LESS

Use of Setbacks. No structure (including main or accessory buildings, building projections, enclosed or unenclosed decks, or any other structure) shall be permitted within any required setback area, except for:

Underground utilities and septic tanks;

Fences pursuant to Section 17.54.030 (Fencing and landscaping);

Signs pursuant to Section 17.54.170 et seq. (Signs);

Propane tanks as provided by the California Fire Code, and as subject to approval of the local fire districts, and Placer County Code, Chapter 15; and as otherwise provided by Sections 17.54.140 (Exceptions to front, street-side, side and rear setbacks) and 17.54.150 (Projections into required setbacks). A setback provided around any building for the purpose of complying with provisions of this chapter shall not be considered as providing a yard or setback for any other building.

(Ord. 5126-B, 2001; Ord. 5416-B (Exh. A), 2006; Ord. 6048-B § 30, 2020)

17.54.140 Exceptions to front, street-side, side and rear setbacks.

The following setbacks shall apply instead of those required by Sections 17.06.060 et seq. (Zone district regulations), as determined by each of the following subsections: (Advisory Note: Placer County has adopted design guidelines which may apply to projects in design review districts (i.e., -Dc, -Dh, -Ds) (Section 17.52.070) or to discretionary permits which have specific conditions of approval that require review of the project's design features by the DRC):

General Setback Exception.

Fences (including lattice or similar attachments) six feet or less in height; fences within the front setback of a flag lot six feet or less in height; retaining walls four feet or less in height are not subject to any structural setbacks including watercourse setbacks.

Children's playground equipment, trash enclosures and bear bins are not subject to any structural setbacks including watercourse setbacks.

Snow tunnels if located within Placer County Zoning Map No. P-11, in the Serene Lakes area are not subject to any structural setbacks including watercourse setbacks. However, snow tunnels are subject to the requirements of Section 17.56.240 (Snow tunnels, seasonal). NOTE: Within the Lake Tahoe Basin, a permit is required for a structure of any size (Per TRPA, Tahoe Regional Planning Agency).

Concrete flat work, such as patios or planters less than 30 inches in height and decks less than 30 inches from surrounding finished grade, are not subject to any structural setbacks including watercourse setbacks.

Pump houses less than 120 square feet and similar utility structures are not subject to any structural setbacks excluding watercourse setbacks per subsection E of this section.

A bridge, road easement or driveway is not subject to any structural setbacks including watercourse setbacks.

Alleys shall have a five foot setback that applies all man-made artifacts and structures as defined by the zoning code.

Front and Street-Side Setback Exceptions.

Special Building Setbacks—Placer County Highway Deficiency Report. Whenever the ultimate highway right-of-way for a particular segment of roadway is shown in the Placer County Highway Deficiency Report, the front and street-side setback for any parcel that has frontage on that segment of roadway shall be one-half of the special ultimate right-of-way plus the normal front and street-side setback or a minimum of twelve and one-half (12.5) feet for multi-purpose easement or public utility easement that is adjacent to any public roadway or street for the zone district within which the parcel is located, as measured from the physical centerline of the existing roadway (or the design centerline of the roadway if no physical road exists).

Sloping Lots of Forty thousand Square Feet or Less. Where an existing sloping lot contains 40,000 square feet or less in net area and setback requirements are not specified on the recorded subdivision map, the required front and street-side setback may be determined as set forth in this subsection instead of as otherwise required by Sections 17.06.060 et seq. (Zone district regulations), or by the -B combining district (Section 17.52.040). This section is not intended to allow the placement of any structure within any easement without explicit permission from all parties to the easement. This section is not intended to allow the creation of new lots that do not satisfy all applicable standards of this zoning ordinance.

Reduced Setback for Buildings. Where the average difference in elevation in the first 60 feet of the lot measured perpendicularly between the edge of the pavement or traveled way and the building is one vertical foot for every four horizontal feet or more, the front and street-side setback may be reduced by no more than 50% of that required for other lots in the same zone. Any structure placed at the reduced setback shall satisfy the requirements of subsection (B)(4) of this section.

Reduced Setback for Parking. Where the average slope between the edge of the pavement or traveled way and the front and street-side setback line prescribed for the zone district is more than 20%, a private garage, carport, uncovered paved parking pad or deck with at least two parking spaces may be built to the property line at the street right-of-way; provided that it is located at least eight feet from the nearest street-side or side lot line of the front half of an adjacent lot, and also satisfies the requirements of subsection (B)(4) of this section. Such structures may contain storage and workshop areas so long as they are below the street grade, or, if above the street grade, these facilities are outside of the required front and street-side setback area.

Reduced Setbacks on Zoning Map No. P-11 (Serene Lake and Ice Lakes). For parcels which are 40,000 square feet or less in net area and are located on Zoning Map No. P-11, garages or decks may be built to less than the building setbacks established by either the zone district or a recorded final map where the following criteria are met, as well as the requirements of subsection (A)(4) of this section, as applicable:

On a front and street-side (corner lot), the garage structure must be directly in line with the unit and have a minimum of a 30 foot setback from the edge of the pavement on both sides facing the intersecting streets. On interior lots, both garages and decks may be constructed within the front setback but not closer than 30 feet from the edge of the pavement.

For purposes of determining the setback from the edge of the pavement, the formula to be used is the entire width of the pavement or the traveled way divided by two, plus 30 feet (W / 2 + 30 feet), as measured from the centerline of the existing pavement or the traveled way.

The only exception to this section is in cases where the grade of the land falls within current zoning codes for a lesser setback (see subsections (A)(2)(a) and (b) of this section).

All persons applying to build a garage or deck using the provisions of this section shall be required to sign an agreement holding Placer County harmless for any structural damage or glass breakage resulting from Placer County snow removal operations.

The garage must be of sufficient size to accommodate two parking spaces of eight by 20 feet each.

Restrictions on Structures at Reduced Setbacks. Any building or structure approved for construction at the reduced front setbacks provided by this section shall satisfy the following:

Any proposed construction requiring a building permit shall first have been approved by the public works department.

No structure or improvement shall be allowed within any county road right-of-way without first obtaining an encroachment permit from the public works department. No structure shall encroach into an established easement unless the easement has first been abandoned.

No living area shall be permitted above, below or within any garage or other parking structure located within the front setback area under the provisions of Section 17.54.140(B)(2)(b), unless specifically approved by the zoning administrator or the planning commission in response to a formal variance application and at a legally noticed public hearing. Living area is permitted within any structure(s) located within the front setback area pursuant to the provisions of Section 17.54.140(B)(2)(a).

Any portion of a garage or other parking structure lying within the normal front setback area specified in the zone district within which the structure is located shall be no more than one story in height above the elevation of the street(s) upon which it fronts, unless specifically approved by the Zoning Administrator or the Planning Commission in response to a formal variance application and at a legally noticed public hearing.

Any parking structure permitted by this section at a reduced front setback shall still provide at least 20 feet of parking area between the edge of the roadway and the structure.

Street-Side, Side and Rear Setback Exceptions.

Common Wall Development. Any two dwelling units and/or their accessory garages, may be constructed on adjoining lots without setbacks between them (see Figure 17.54-I) provided that:

Waiver of the street-side and side setback requirement has been authorized through subdivision map, conditional use permit, or variance approval; and

A common wall or party wall agreement, deed restriction or other enforceable restriction has been recorded; and

The side setbacks opposite the common wall property line are not less than two times the minimum width required by this chapter;

Common wall construction is in compliance with the California Building Code and Chapter 15 as adopted in the Placer County Code.

Dwellings in Commercial or Industrial. A dwelling proposed in any commercial or industrial district shall provide front, street-side, side and rear setbacks as required in the residential multifamily (RM) district, except when the dwelling is located within a commercial or industrial building.

Narrow Lots. Where a lot is less than 60 feet wide, required side setbacks shall be equal to 10% of the lot width, but no less than three feet, unless the lot is designated with a -B combining zone (Section 17.52.040), a -DL combining zone (Section 17.52.060), a -DR combining zone (Section 17.52.080) or a -PD combining zone (Section 17.52.120), in which case the standards of the combining districts are required. NOTE: If a narrow lot has a street-side setback, it shall be 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 or streets and no less than 20 feet to the face (vehicle entrance) of any garage or carport.

Fire Safe Setbacks. On parcels which are one acre or larger in size and which are otherwise subject to the provisions of the California Board of Forestry Fire Safe Regulations (Section 1276.01, Title 14, California Code of Regulations), and if previous approval has been obtained from the California Department of Forestry and Fire Protection (CDF) and/or the serving local fire protection agency, as appropriate, the planning director is authorized to approve a reduction of the side and/or rear setback requirement from 30 feet to the standard setback that would be applicable in the zone district, or a setback depicted in the subdivision approval, upon the submittal of a building permit application by an applicant. Such an approval may take the form of a zoning clearance (see Section 17.06.040 of this chapter); no public hearing is required

Restrictions on Structures at Reduced Setbacks. Any building or structure approved for construction at the reduced front and street-side (corner lot) setbacks provided by this section shall satisfy the following:

No living area shall be permitted above, below or within any garage or other parking structure located within the front and/or street-side setback area under the provisions pursuant to subsection (B)(2)(b), unless specifically approved by the zoning administrator or the planning commission in response to a formal variance application and at a legally noticed public hearing. Living area is permitted within any structure(s) located within the front setback area pursuant to the provisions of subsection (B)(2)(a).

Any portion of a garage or other parking structure lying within the normal front and/or street-side setback area specified in the zone district within which the structure is located shall be no more than one story in height above the elevation of the street(s) upon which it fronts, unless specifically approved by the zoning administrator or the planning commission in response to a formal variance application and at a legally noticed public hearing.

Any parking structure permitted by this section at a reduced front and/or street-side setback shall still provide at least 20 feet of parking area between the edge of the roadway and the face of the structure, or where a sidewalk is present or required between the back of the sidewalk and the face of the structure.

Swimming Pools. Swimming pools*, including above ground pools, hot tubs, spas, and related equipment**, are subject to the following setback requirements*** (except where otherwise provided by Section 17.54.140 (Exceptions to front, street-side, side and rear setbacks), and except for any fencing requirements of the current California Building Code and Chapter 15 as adopted in the Placer County Code (Construction Requirements)).

Required Setbacks for Swimming Pools and Pool Equipment
Setback Location	Where Parcel is 2.3 Acres in Area or less:		Where Parcel is Greater than 2.3 Acres:
Setback Location	Pool	Equipment	Pool	Equipment
Front	25 feet	25 feet	50 feet	50 feet
Street-side	10 feet	5 feet	25 feet	25 feet
Side	3 feet	5 feet	25 feet	25 feet
Rear	5 feet	5 feet	25 feet	25 feet

*	Above-ground pools, with or without any associated deck structures requiring a building permit are subject to all setback requirements and as required by the current Building Code Chapter 15 as adopted in the Placer County Code.
**	"Related equipment" may include, but is not limited to, filters, pumps, solar heating panels, heaters, imitation waterfalls, etc., and other equipment less than 6′ in height.
***	Setbacks as required by this Section 17.54.140(C)(6)) are measured from the waterline of the pool, hot tub or spa to the nearest property line. For all other items governed by this subsection, setbacks shall be measured from the nearest property line to the closest point on the equipment/enclosure, 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 or streets.
Note:	Gazebos, storage/tool sheds, cabanas, pool houses, etc. are subject to the setbacks for a main building in the same zone district, except where otherwise provided by subsections C and E.

Northstar, Martis Valley, Truckee River Corridor, Donner Lake and Alpine Meadows street-side setbacks apply in these areas. Side setback requirements for new residential structures (or additions to existing structures) in these areas (Zoning Maps Q-11, R-8, R-9, R-10, R-11, S-7, S-8, S-9, S-10, S-11, T-11, U-11) are seven and one-half feet on each side for single-story structures, 10 feet on each side for two-story structures and 15 feet on each side for structures with three or more stories, due to special problems created by snow accumulations in those areas. NOTE: These setbacks are not applicable to the Lake Tahoe Basin area (Tahoe Basin Area Plan), Squaw Valley general plan area, and the Serene Lakes/Ice Lakes area which have their own land use ordinance and plan area statements. Refer to those documents for setback information. (Zoning Maps S-7, S-8, S-9, T-9, T-10, U-10).

Zero Lot Line Development. A group of dwellings on adjoining lots may be designed and constructed so that they all abut one side lot line (see Figure 17.54-I).

FIGURE 17.54-I ZERO LOT LINE / COMMON WALL DEVELOPMENT (Section 17.54.140(B)(1))

FIGURE 17.54-J MULTIFAMILY DWELLING SETBACKS

(Sections 17.54.140(B)(3) and 17.54.160)

FIGURE 17.54-K ZERO LOT LINE DEVELOPMENT

(Sections 17.54.140)

Temporary Structures. Structures that are temporary or can easily and readily be removed, have no more than 120 square feet of floor area (see current California Building Code provisions in effect for the county), are eight feet or less in height, and are not permanently attached to the ground (including, but not limited to, surface utilities and storage bins), may be allowed within the setbacks required by this chapter.

Non-Structure. Any man-made artifact that is lawfully constructed or erected or built into a building frame work or other object which is 120 square feet or smaller measured at the foundation and is eight feet or less in height may encroach into the required setbacks of this chapter, but are required to be outside of all utility easements and access easements. An example of such an artifact would be a small garden shed that is 120 square feet or less and eight feet or less in height. No more than three such artifacts can be located on a single parcel and must be set apart at least 10 feet. If more than three artifacts are located on a parcel, all the artifacts beyond the three are required to meet structural setbacks.

(Ord. 5126-B, 2001; Ord. 5824-B § 13, 2016; Ord. 6041-B § 10, 2020; Ord. 6048-B § 31, 2020)

17.54.145 Watercourse setbacks and stream system boundary standards.

Watercourse Setbacks Outside of the Placer County Conservation Plan (PCCP) Boundary. For all areas outside the PCCP boundary (Chapter 19, Section 19.10.050) all proposed structures shall be set back from any stream, creek, canal, pond, lake or river, as follows. The watercourse setbacks required by this subsection shall be measured from the centerline of the stream. These setbacks may be modified by a finding of good cause (including verified map errors, etc.) by the appropriate hearing body.

Permanent Streams. The required setback from the centerline of a permanent stream shown on the National Hydrography Dataset (NHD) shall be 100 feet.

Intermittent Streams, Ponds, Canals and Lakes. The required setback from a man-made canal or the centerline of an intermittent stream shown on the NHD shall be 50 feet. The required setback from any pond or lake whether man-made or natural shall be 50 feet measured from the high water line except as authorized by Section 17.54.140(D).

Exceptions for Community Plan and Special Zoning Areas. Within the areas covered by community plans (e.g., Dry Creek-West Placer, Granite Bay, Auburn/Bowman and others adopted by the county) required watercourse setbacks shall be as specified in those community plans. Watercourse setbacks in areas of the county which have special watercourse setbacks identified on adopted zoning maps or shown on subdivision final maps recorded prior to the effective date of the ordinance codified in this chapter shall be considered exceptions to the requirements of this section.

Discretionary Land Use Permit Projects. Projects required by Sections 17.06.050 and 17.06.060 et seq., to have discretionary land use permit approval may be required by conditions of approval to provide greater or lesser setbacks than those required by this section and/or be required to provide setbacks from watercourses that are not shown on the NHD.

Stream System Boundary. The stream system boundary standards apply to all creeks, streams, and rivers listed in Table 1 within the PCCP boundary (Chapter 19, Section 19.10.050). In addition to natural streams, the stream system boundary standards apply to artificial watercourses such as canals, channels, and flood water conveyances if the watercourse serves in lieu of a natural stream to maintain hydraulic continuity with the watershed above and where the channel is in an unlined, earthen condition. The stream system boundary standards also apply to any unnamed streams that are shown as "blue line" streams on United States Geological Survey (USGS) Quad maps as specified in California Public Resources Code Section 4528 and as located on the NHD. All streams shown on the NHD will be truncated at the point where the watershed falls below 40 acres. Small streams located above the point where the stream is truncated are not considered streams subject to the standards of this section but may be aquatic resources subject to the permitting requirements of the CARP.

To avoid and minimize impacts to the stream system boundary, the following requirements apply to construction of new structures and other ground disturbance activities.

Structural Setbacks. For areas within the PCCP boundary, all proposed structures shall be set back from any stream, creek, or river, as described in Table 1. For unnamed streams in the NHD, the default minimum is 50 feet. These setbacks may be modified by an administrative approval as defined in Section 17.60.105 of this code by the planning director or designee.

Non-Structural Ground Disturbance Requiring the Excavation or Deposition of Twenty-five or More Cubic Yards Within the Stream System. If ground disturbance within the stream system boundary exceeds twenty (25) cubic yards a grading permit or stream system grading permit is required (Sections 15.48.055 and 15.48.060(C)).

PCCP Covered Activities. All covered activities (structural and otherwise) that occur within the stream system boundary, irrespective of the amount of ground disturbance and vegetation removal, are subject to the standards, requirements, best management practices and mitigation measures of the PCCP (Chapter 19, Article 19.10, Section 19.10.070).

Exceptions. The following exceptions apply to land disturbance within the stream system boundary:

Removal of invasive species consistent with the requirements of the PCCP.

Habitat restoration activities consistent with the requirements of the PCCP.

Table 1
BASIC BOUNDARY WIDTHS FOR SPECIFIED STREAM REACHES
Stream Name Listed from North to South and from West to East	Basic Boundary in Feet Measured from OHWM*
Bear River downstream of Camp Far West Dam	600
Bear River upstream of Camp Far West Reservoir	400
Yankee Slough downstream of Sheridan Lincoln Blvd. crossing	200
Yankee Slough upstream of Sheridan Lincoln Blvd. crossing	100
Yankee Slough North Fork to Riosa Road	100
Raccoon Creek downstream of the Doty Ravine Confluence	600
Raccoon Creek between the Doty Ravine Confluence and McCourtney Road	300
Raccoon Creek between McCourtney Road and Garden Bar Road	200
Raccoon Creek upstream of Garden Bar Road	100
Orr Creek	100
Dry Creek tributary to Raccoon Creek	100
Rock Creek	100
Deadman Canyon	100
Doty Ravine downstream of Caps Ravine	300
Doty Ravine upstream of Caps Ravine	100
Caps Ravine	100
Sailors Ravine	100
Markham Ravine downstream of Dowd Road	200
Markham Ravine between Dowd Road and Sheridan-Lincoln Blvd	100
Markham Ravine North Fork	100
Auburn Ravine downstream of Moore Road crossing	600
Auburn Ravine between Moore Road and Lincoln Blvd	400
Auburn Ravine between Lincoln Blvd and Fowler Road	300
Auburn Ravine between Fowler Road and Auburn WWTP	200
Auburn Ravine upstream of Auburn WWTP	100
North Ravine	100
Dutch Ravine	100
Orchard Creek downstream of State Route 65	200
Orchard Creek upstream of State Route 65	100
Ingram Slough	100
King Slough	100
Pleasant Grove Creek – West of Reason Farms	400
Curry Creek downstream of Baseline Road	200
Curry Creek upstream of Baseline Road	100
Dry Creek downstream of Cook-Riolo Road	400
Dry Creek from Cook-Riolo to Roseville City Limits	300
Secret Ravine	200
Secret Ravine North Tributary	100
Secret Ravine South Tributary	100
Secret Ravine along Boardman Canal	100
Miners Ravine downstream of King Road	200
Miners Ravine upstream of King Road	100
Linda Creek downstream of Barton Road	200
Linda Creek upstream of Barton Road	100
Strap Ravine	100
Antelope Creek upstream of Loomis Town Limits	100
Mormon Ravine	100
Stream Reaches not Specified Above	50

Modification to Stream System Boundary Width Requirements. The standard stream system boundary widths described in Section 17.54.145(B) may be modified by averaging or reduction as follows:

Boundary Width Averaging. Boundary width averaging may be proposed through submittal of a habitat assessment study or report. Boundary width averaging shall be allowed only when the applicant demonstrates all of the following:

The decrease in the stream system boundary width is minimized by limiting the effects of the proposed land use along the boundary.

Boundary width averaging will not adversely impact the water body.

Boundary width averaging is consistent with other stream system boundary requirements set forth under this code including stormwater requirements, direct and indirect impacts to aquatic resources of Placer County and direct and indirect impacts to covered species under the HCP/NCCP.

Boundary width averaging will not increase the risk of slope failure or downslope stormwater drainage impacts.

The total stream system boundary area after averaging is no less than the boundary area prior to the averaging.

The minimum stream system boundary width after averaging will not be less than 50% of the widths established in subsection B of this section.

The averaging must be accomplished within the project boundaries.

The applicant demonstrates one or more of the following conditions:

The proposed stream system boundary area contains a diversity of native vegetation distributed within at least two stratum (i.e., groundcover, shrub, sapling, tree); or

ii.

The project includes a stream system enhancement plan as part of the mitigation required by Chapter 18 (Environmental Review) or the design/site review process required by Section 17.52.070. If the project is ministerial and does not require environmental review and/or design/site review, the stream system enhancement plan shall be submitted to the development review committee (Section 17.60.060) for review and approval. The stream system enhancement plan shall use plant species, which are native and non-invasive to the project area. The plan must substantiate that the enhanced stream system will improve the functional attributes of the stream system to provide additional protection for habitat functional values.

Stream System Boundary Width Reduction. The approval of a boundary width reduction shall be processed through an administrative approval as defined in Section 17.60.105 of this code by the planning director or designee. Boundary width reduction shall be allowed only when the applicant demonstrates all of the following:

Boundary width reduction is unavoidable.

Boundary width reduction has been minimized by limiting the degree or magnitude of the regulated activity adjacent to the stream.

The proposed boundary width reduction is consistent with other buffer requirements set forth under this code including stormwater requirements, direct and indirect impacts to aquatic resources of Placer County and direct and indirect impacts to covered species under the HCP/NCCP.

Boundary width reduction will not adversely impact the water body.

The boundary width will not be reduced more than 50% below the provisions of subsection B of this section.

The boundary width reduction will not result in structures being placed within the 100 year floodplain or result in non-structural modifications to the 100 year floodplain.

A stream system enhancement plan is provided as required by subsection (C)(1)(h)(ii). The stream system enhancement plan shall use plant species, which are native and non-invasive to the project area. The plan must substantiate that the enhanced stream system will improve the functional attributes of the stream system to provide additional protection for habitat functional values.

The stream system has less than 15% slopes.

(Ord. 6041-B § 11, 2020; Ord. 6164-B § 6, 2022)

17.54.150 Projections into required setbacks—Building features and equipment.

Certain building, roof and wall features and building equipment, including, but not limited to, chimneys (only those without foundations and which do not touch the ground (e.g., cantilevered chimney chases on the second story of a residence, etc.)), bay windows, cornices, eaves, canopies, landings, stairways, and similar architectural features (not including decks 30 inches or more above natural grade, porches, or other indoor or outdoor living areas), and equipment such as solar collectors, generators and air conditioning equipment may extend into required setbacks as follows, where consistent with the requirements of the California Building Code and Chapter 15 as adopted in the Placer County Code.

Front Street-Side and Rear Setbacks. Such features and equipment may extend into any required front or rear setback a maximum of five feet; and may extend into any street-side setback a minimum of two and one-half feet provided that the extension is 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 or streets.

Side Setbacks. Such features and equipment may extend into any required side setback a maximum of two and one-half feet, provided that no such feature shall be permitted within two feet of any side lot line.

Enclosure of Equipment Required. When located within a required setback as allowed by this subsection, and within 10 feet of indoor/outdoor living areas on adjoining property, mechanical equipment that generates noise (such as air conditioning equipment) shall be enclosed as necessary to reduce noise at the property line to a maximum of 50 dBA at any time.

Note. The provisions of this section apply to all building sites (including those created as a part of a planned residential development) unless this section was specifically excluded by the hearing body within the conditions of approval of the project.

(Ord. 5126-B, 2001; Ord. 6048-B § 32, 2020)

17.54.160 Interior setbacks.

Setbacks between structures on the same site shall be as provided by this section.

Residential Projects. The minimum separation between detached dwellings or buildings containing multiple dwellings on the same site shall be as required by the current California Building Code and Chapter 15 as adopted in the Placer County Code, or the conditions of approval of a discretionary permit (MUP or CUP) approved for the project.

Agricultural, Commercial or Industrial Projects. As required by the California Building Code.

(Ord. 5126-B, 2001; Ord. 6048-B § 33, 2020)

17.54.170 Signs.

The requirements of this section, together with Sections 17.54.180 through 17.54.200, apply to all signs constructed or altered after the effective date of this chapter, except as otherwise provided by this section, and are in addition to all applicable provisions of the California Outdoor Advertising Act (Business and Professions Code Section 5200 et seq.). These sections shall be known and may be cited as the Placer County sign ordinance. No sign shall be placed within the unincorporated areas of Placer County except in compliance with the provisions of this chapter, and no sign shall be placed within a public right-of-way or easement without written permission from the Placer County department of public works. The provisions of Appendix "E" (Tahoe City/North Tahoe/West Shore Sign Ordinance) shall apply within the boundaries of the area designated on the exhibit map within that ordinance and shall prevail in the event of a conflict between those provisions and Sections 17.54.180 through 17.54.200.

Purpose. These sign regulations are intended to promote the attractive appearance of the county by regulating the design, character, location, type, quality of materials, scale, color, illumination, and maintenance of signs; to promote commerce and create a more attractive economic and business climate; to promote the use of signs that identify land uses and sites without confusion or creating distractions that may cause traffic or safety hazards; and to implement applicable provisions of the Placer County design guidelines manual and the general and community plans. A sign permit is not required where the sign is legally in existence and the applicant proposes to change only the advertising copy on the sign; however, the sign's new copy is subject to design review approval pursuant to the provisions of Section 17.52.070 of this chapter.

Sign Permit Requirements. A sign permit shall be required for all on-premises signs (Section 17.54.180) larger than 15 square feet in area; and for all off-premises signs (except for real estate/subdivision advertising signs) (Section 17.54.190); and for all signs in combining –Dc, –Dh and –Ds zone districts. A building permit shall also be obtained for a sign, if required by Chapter 15 of this code (Building and Development).

Applications.

All Signs Requiring Permits. An application for a sign permit shall be filed with the planning department using the forms supplied by the department, together with all information and materials specified on the forms, and the filing fee required by the most current planning department fee schedule.

Multi-Use Sites. An application for a sign permit on a site with three or more separate land uses or commercial or industrial tenants shall include an overall sign program for all uses on the site. The sign program shall provide for the use of a consistent sign design style, and the same or complementary type of materials, colors, and illumination in all signs on the site. The sign program shall either be submitted for county approval as part of the discretionary land use permit application for the overall site development, or separately as a design site review application.

On-Premises Signs. A sign permit for an on-premises sign shall be approved if the planning director determines that the proposed sign is consistent with the requirements of Section 17.54.180 (On-premises signs) and the Placer County design guidelines.

Off-Premises Signs. An off-premises sign shall be permitted and constructed as follows:

Permit Approval or Disapproval. The permit application shall be reviewed by the zoning administrator, who shall either issue the permit together with written certification that the proposed sign will be consistent with the requirements of Section 17.54.190 (Off-premises signs), or shall indicate the reasons for denial of the permit in writing on the application, which shall then be returned to the applicant.

Sign Completion. The construction of an approved off-premises sign shall be completed within one year of permit issuance, or within such other time period as is specified by the zoning administrator upon approval of the permit. If not completed within one year from the date of permit issuance, or other time period as is specified in the permit, the permit shall expire. No sign construction shall occur after the expiration of a sign permit until and unless a new permit is applied for and approved.

Variances. No variance to the provisions of this chapter shall be granted which allows the placement of a sign in a zone district other than where it would otherwise be allowed. (Advisory Comment. Such variances are prohibited pursuant to Section 65906 of the California Government Code (see also Section 17.60.100(A)(3) of this chapter.)

Type and Area of Allowed Signs. The allowed type and area of signs are determined by Sections 17.54.180 (On-premises signs), 17.54.190 (Off-premises signs), and as follows:

Measurement of Sign Area. For the purpose of determining whether a sign is consistent with the requirements of this ordinance, the area of a sign shall be measured as the area in square feet of the smallest rectangle within which a single sign can be enclosed, or the two smallest rectangles where the sign copy is on two lines or is comprised of a logo and letters, as follows (also see Figure 17.54-L):

Sign Faces Counted. Where a sign has two faces containing sign copy, which are oriented back-to-back and separated by not more than 36 inches at any point, the area of the sign shall be measured using one sign face only.

Wall-Mounted Letters. Where a sign is composed of letters individually mounted or painted on a building wall, without a border or decorative enclosure, the sign area is that of the smallest single rectangle within which all letters and words can be enclosed. If the sign is a combination of words and/or a logo, the area of the sign shall be measured as the area in square feet of the smallest rectangles within which the complete words and/or logo(s) can be contained (see also Figure 17.54-L).

Three-Dimensional Signs. Where a sign consists of one or more three-dimensional objects such as balls, cubes, clusters of objects or sculptural or statue-type trademarks, the sign area shall be measured as the area of the smallest rectangle within which the object(s) can be enclosed, when viewed from a point where the largest area of the object(s) can be seen.

Exempt Signs. The following on-premises signs are exempt from the sign permit and other requirements of Sections 17.54.180 and 17.54.190, as long as they comply with the provisions of this subsection, have a building or electrical permit if required by Chapter 15 of this code (Construction Requirements), and do not exceed a height of six feet, except where otherwise provided below.

FIGURE 17.54-L SIGN TYPES, MEASUREMENT OF SIGN AREA

Building Directory Signs. Wall-mounted building directory signs for pedestrian use, listing building tenants or occupants, provided that such directories do not exceed 10 square feet on any single building wall, nor a height of eight feet.

Construction Signs. Two signs up to a combined total of two-two (32) square feet not higher than eight feet, identifying parties involved in construction on the premises and future sales or activity for which the construction is intended. Such signing shall not include the advertisement of any products. Removal is required before issuance of a certificate of occupancy.

Fuel Dispenser Signs. Gasoline product signage and company or brand logos on product dispensing pumps, so long as no one sign is larger than five square feet in area.

Hazard Signs. Public utility company and other signs indicating danger, the location of underground utilities, or of construction, excavation, or similar hazards so long as the hazard exists.

Holiday Decorations. Temporary holiday decorations containing no advertising copy are allowed without height limits, provided that decorations for a single holiday or season are not in place for more than 60 days.

Interior Signs. Signs not visible from public streets or adjacent properties, such as signs in interior areas of shopping centers, commercial buildings and structures, ball parks, stadiums and similar recreational or entertainment uses.

Miscellaneous Information Signs. Miscellaneous permanent information signs containing no advertising copy, in commercial and industrial zones, with an aggregate area not to exceed four square feet at each public entrance nor 12 square feet total, indicating address, hours and days of operation, whether a business is open or closed, credit card information, copy applied to fuel pumps or dispensers, and emergency address and telephone numbers.

Noncommercial Personal Statement Signs. Temporary or permanent signs, not otherwise described in this section, which express a political or social statement. Such signs may be installed, constructed, erected or otherwise placed only under the following circumstances:

Where the sign is placed by the owner of the property on which the sign is located; and

ii.

Where the sign is a maximum of 16 square feet in area when located in any residential zone district, or is a maximum of 20 square feet when located in any agricultural zone district, or is a maximum of 100 square feet when located in any commercial or industrial zone district; and

iii.

Where the sign is placed at least five feet from any property line and does not exceed a height of six feet; and

iv.

Where the installation of the sign does not cause a public health or safety hazard, as determined by the planning director (e.g., the sign may not interfere with drivers' sight distance on any public or private road, or on any driveway entering a public or private road); and

Where any and all construction permits required for the placement of the sign have been obtained from Placer County and/or from other appropriate regulatory agencies.

vi.

Note. It is not the intent of this provision to prohibit the free expression of personal opinion regarding political and social issues, but only to regulate the size and placement of such signs in order to protect the public health, safety and welfare and to avoid incompatibility with the surrounding local neighborhood or community.

Official Signs and Flags. Official federal, state or local government flags, historical markers, and official traffic, directional guide and other informational signs, and official and legal notices issued by any court, person or officer in performance of a public duty. Flag poles are subject to the height limits established for the applicable zone district by Sections 17.06.060 et seq. (Zone district regulations).

Prohibition Signs. "No Trespassing," "No Parking," and similar warning signs.

Real Estate Signs.

For Sale Signs. Temporary signs indicating only that property on which the sign is located is for sale, rent or lease. Only one sign is permitted to face each street adjacent to the property. Such signs may be a maximum of four square feet or less on property in residential land use districts and 32 square feet or less in nonresidential land use districts.

ii.

Model Homes. Temporary signs, banners and decorations for a model home and/or sales office within a new subdivision; provided, that the aggregate area of such signing for each model home does not exceed 32 square feet.

iii.

Open House. Temporary signs or banners attracting attention to an open house, with signing having a maximum aggregate area of 16 square feet, to be in place a maximum of eight days in any 30 day period.

Residential Identification Signs. Individual residence identification signs, including, but not limited to, names of occupants and home occupations, limited to a total aggregate area of two square feet, excluding street numbers.

Safety and Directional Signing. Parking lot and other private traffic directional signs, including disabled access and parking signs, each not larger than five square feet. Such signs shall be limited to guidance of pedestrian or vehicular traffic on the premises, and shall not display any logo or name of a product, establishment, service, or any other advertising.

Street Addresses. Street address numbers mounted or painted on building walls or doorways.

Temporary Sales and Events. Banners, signs or decorative materials for an event conducted pursuant to Sections 17.56.160(C), 17.56.160(D) and 17.56.160(G) (Outdoor retail sales), or grand openings of a new facility on the same site. Such banners, signs and materials are limited to a maximum aggregate area of 100 square feet per site and a maximum time of 45 days per year. Uses permitted under Section 17.56.300 (Temporary Uses) are limited to a maximum aggregate area of 100 square feet per site of banners, signs or decorative materials or as otherwise provided by the use permit.

Window Signs. Temporary window signs, either painted with water-soluble paint, or constructed of paper, cloth or similar expendable material, provided the total area of such signs is not more than 25% of the window area, and provided that such signs are in place no longer than 30 days in any 60 day period.

Prohibited Signs and Sign Materials. The following signs and sign materials are prohibited, as well as any other sign or sign materials that are not consistent with the provisions of this ordinance.

"A"-frame Signs. On-premises or off-premises signs with two or more pieces of any rigid material whatsoever joined at the top so as to form an "A" when viewed in profile, which are not permanently affixed to the ground or a building, and which are otherwise consistent with the definition of a sign.

Animated Signs. Signs with any moving, rotating, flashing, or otherwise animated light or component, except for time and temperature displays and electronic changeable copy signs with cycle rates longer than three seconds, and traditional barber poles.

Hazardous Signs. Any sign that creates a traffic safety hazard by interfering with a driver's sight distance.

Inflated/Lighter-Than-Air Signs. (Except as provided in Section 17.54.180(C)(2)).

Obsolete Signs. Any sign or sign structure identifying a use or activity that has not occupied the site for more than six months.

Off-premises Signs. Except as provided by Section 17.54.190, any off-premises sign that directs attention to a business, service, product, or entertainment not sold or offered on the premises on which the sign is located, including but not limited to billboards and other off-premises outdoor advertising signs.

Portable Signs. Signs not permanently affixed to the ground, an approved support structure or a building.

Signs on Public Property. Signs within a public road right-of-way, or placed on any other public property, except when placed on such property by the public agency having jurisdiction.

Signs on Natural Features and Other Structures. Signs affixed to or painted on trees, rocks, or other natural features, or on utility poles, street sign poles, traffic signal equipment and poles, or garbage receptacles.

10.

Signs Without Permits. Any sign without an approved sign permit, unless specifically exempt per subsection (C)(2) of this section.

11.

Simulated Traffic Signs. Any sign that simulates or imitates in color or design any traffic sign or signal, or uses words, symbols or characters that may interfere with, mislead or confuse pedestrian or vehicular traffic.

12.

Vehicle Signs. Signs on vehicles, including trailers, when a vehicle is parked or stored on property for the purpose of identifying a business or advertising a product on the same site or a different site, unless the sign is permanently fixed to the vehicle, and the vehicle is used by the business to conduct its daily operations on a regular basis.

Setbacks for Freestanding Signs. Any freestanding signs allowed by Sections 17.54.180 and 17.54.190 shall be located a minimum of five feet from any property line (see Figure 17.54-J).

Illumination of Signs. Any lighted sign shall be illuminated only by continuous and stationary light sources. If the light sources are external to the sign or are otherwise physically detached from the sign, they shall be directed at the sign so that only the sign face is illuminated, except for neon tubing which may be installed so as to be viewed directly whether mounted externally or internally. All other internal light sources shall be installed so that they are visible only through translucent panels or letters. Flashing or intermittent lights are allowed only as provided in subsection (D)(2) of this section (Prohibited Signs and Sign Materials), for time and temperature signs.

Construction and Maintenance. Each sign and all its components shall be manufactured, assembled and erected in compliance with all applicable state, federal and county regulations, and the Uniform Building Code. Each sign including those exempted from this ordinance by subsection (C)(2) of this section shall be maintained in a safe, clean and legible condition at all times.

Changes to Approved Signs. A sign that has been approved pursuant to this section shall not be changed or replaced, nor shall any design elements of any building or lot where a sign is located be changed or replaced if any such design element was a basis for the approval of a sign, without a new sign permit first being obtained. Any change in the sign face copy to modify the business name or other information on the sign requires the issuance of a new sign permit; however, no sign permit fee shall be charged so long as the change is consistent with the Placer County design guidelines and/or with any applicable provisions of the general or community plan district in which the sign is located, as determined by the planning director.

(Ord. 5126-B, 2001; Ord. 5292-B, 2004)

17.54.180 On-premises signs.

Signs located on the same site as the business, activity, product, service or persons they advertise shall be subject to the following requirements, except as otherwise provided by Article 17.56 for a specific land use. All signs are subject to the sign permit requirements and other applicable provisions of Section 17.54.170.

Commercial and Industrial Districts. The following signs are allowed in commercial and industrial districts:

Freestanding Signs. Monument signs and other signs that are not attached to any building are allowed as follows (see also subsection (A)(4) for the maximum area of signs allowed in the Tahoe-Sierra area):

Number of Signs Allowed. One per site for parcels with less than 600 linear feet of continuous street frontage; two per site for parcels with 600 linear feet or more of continuous street frontage and with at least two vehicle entrances to the site. Street-side of a corner lot with less than two acres may have one freestanding sign per street frontage where the sign area of each sign is not more than one-half of the maximum allowed by subsection (A)(1)(b), of this section.

Sign Area. One square foot of sign area is allowed for every two feet of continuous linear street frontage (including street-side frontage) of the site, with a maximum of 100 square feet for each permitted freestanding sign.

Sign Setbacks. Freestanding signs shall be set back from all property lines a minimum of five feet, as required by Section 17.54.170(E), and shall also be set back from the intersection of any two lot lines at a street corner by a minimum of 100 feet, and from any other freestanding sign (including such a sign on an adjoining lot) by at least 50 feet. (See Figure 17.54-M.)

Height Limit. Twenty-five feet or the height of the tallest building on the site (35 foot maximum in Highway Services (HS) zone district), whichever is lower, except where this section sets a different height limit for a special-purpose sign, and except where the Placer County design guidelines manual or any applicable community plan establishes a reduced height limit.

Shopping centers. Free standing signs for all projects defined as "shopping centers" and all uses in CPD zone districts shall advertise only the name of the shopping center as a whole. Individual business names are not permitted on freestanding signs in such instances.

Wall Signs. Signs may be placed on each building frontage, below the roof line (See definition of "roof line" at Section 17.04.030). In buildings with multiple tenants (store fronts), each tenant space shall be considered a building frontage. Maximum aggregate sign area for all building signs shall not exceed one square foot for each linear foot of the width of the building frontage on which the sign is installed, up to a maximum area of 100 square feet, except that an additional 0.5 square feet of sign area may be permitted for each linear foot of building frontage over 100 feet.

Projecting or Suspended Signs. One projecting sign may be placed on each building frontage of a main building below the roof line, or a suspended sign may be hung from an eave or overhang on each building frontage. Such signs shall not exceed eight square feet in area, and shall not project closer than two feet to any street curb face.

FIGURE 17.54-M SETBACKS FOR FREESTANDING SIGNS

Tahoe-Sierra Sign Area Restrictions. Within the Tahoe-Sierra area, sign restrictions shall be as set forth in the applicable community plan or adopted sign ordinance applicable to the location of the sign (e.g., the Tahoe Basin Area Plan (See Appendix "B")). Circumstances not regulated by such plans or ordinances shall be governed by the appropriate provisions of this section.

Agricultural and Open Space Districts. The following signs are allowed in agricultural or open space districts:

Freestanding Signs. Two signs with a maximum aggregate area of 20 square feet are allowed for each site of an agricultural or open space use. Such signs shall not exceed a height of six feet.

Wall Signs. One wall sign is allowed for each principal or conditional use on the main building, with a maximum area of 20 square feet.

Special-purpose Signs. The following signs are allowed in all zone districts:

Commercial and Public Assembly Uses in Non-commercial Zones. When a commercial or public assembly use is approved in other than a commercial zone, the use shall be limited to a total aggregate sign area of 50 square feet, unless otherwise regulated by any applicable community plan provisions, any adopted design guidelines for the area in which the sign is located or any conditions of approval of a conditional use permit, minor use permit or administrative review permit. Such sign(s) are limited to no more than two in number, one of which may be freestanding with a maximum height of six feet.

Inflated and/or Lighter-Than-Air Signs. Blimps, balloons and similar lighter-than-air or inflated advertising devices shall be allowed only to advertise the sale of agricultural products grown on the same site when the agricultural products are "in season," not to exceed three months per year, subject to the following requirements:

Only one such device is allowed for each agricultural enterprise.

The device shall not have lighting or electronic displays, and shall have no flags, banners or similar materials along the tether line or on the inflated device itself.

The longest dimension of the inflated device shall not exceed 15 feet.

Institutional Signs. Institutional uses such as schools, houses of worship, community centers or other public and quasi-public uses are allowed a maximum of two signs not more than 24 square feet in aggregate area. One such sign may be freestanding, with a maximum height of six feet.

Neighborhood Identification Signs. Planned development neighborhoods, apartment complexes, subdivision developments, or similar housing enclaves are allowed a maximum of two permanent signs with a maximum aggregate area of 50 square feet for each primary entrance, identifying apartment projects, subdivision names, etc.

Tract Signs. The original sale of lots within a subdivision may be advertised by two temporary signs with a maximum aggregate area of 100 square feet and a height limit of six feet; except that in the Tahoe-Sierra area, the signs are limited to an aggregate area of 50 square feet and a height limit of six feet. Permits for such signs shall be issued for a maximum of two years only.

Menu Board Signs. A menu board sign for drive-thru restaurants may be permitted in addition to the maximum number of freestanding signs permitted by Section 17.54.180(a)(1)(a). The menu board shall not exceed a height of six feet, the sign area of the menu board shall be included in the aggregate freestanding sign area permitted by Section 17.54.180(A)(1)(b), and the maximum area for advertising copy shall not exceed one square foot. The menu board shall be located such that it is screened from adjacent streets.

(Ord. 5126-B, 2001; Ord. 5339-B (Exh. A), 2004; Ord. 6048-B § 34, 2020)

17.54.190 Off-premises signs.

Signs not located on the same site as the business, activity, product, service or persons they advertise shall be subject to the following requirements, as well as the sign permit requirements and other applicable provisions of Section 17.54.170.

Agricultural Sales Signs—Farm Zone. The sale of agricultural products within the farm zone (Section 17.12.010), pursuant to Section 17.56.160 (Outdoor retail sales) may be advertised by one off-site sign also located within the farm zone, subject to minor use permit approval (Section 17.58.130). The sign shall not exceed 32 square feet in area.

Election Campaign Signs. Political signs advertising candidates or positions on issues for an election campaign may be placed on private property only subject to the following requirements:

Location of Signs. Election campaign signs shall:

Be prohibited within any public right-of-way.

Meet the setback requirements of Sections 17.54.170(E) (Setbacks for Freestanding Signs) and 17.54.170(A)(1)(c). (Commercial and Industrial Districts—Sign Setbacks).

Maximum Sign Area. Thirty-two square feet.

Property Owner Consent Required. The placement of election campaign signs shall only occur with the permission of the owner of the property where the sign is to be placed.

Deposit. No election campaign signs shall be posted until the responsible person or organization first deposits $200 with the elections division of the county clerk/recorder/registrar department to guarantee removal of the signs as required by this section. The deposit shall be accompanied by written authorization for the county to enter private property to remove such signs if not removed as required by subsection (B)(5) of this section. The deposit shall be refunded if the signs are removed within the time required by subsection (B)(5).

Time Limit for Posting, Removal Required. Election campaign signs may be posted no sooner than 60 days before the applicable election, and shall be removed from public view no later than 21 days after such election.

Variance Not Allowed. No variance to the provisions of this subsection (B) shall be allowed pursuant to Section 17.58.130 (Variance).

Enforcement. If an election campaign sign is in violation of the provisions of this section, notice shall be given by the code enforcement officer to either the property owner or manager and/or the candidate and/or organization for which the sign was placed, that directs removal of the sign within seven days of the date of the notice. Failure to remove the sign shall be punishable as provided in Article 17.62 (Enforcement).

Commercial/Industrial Complex Signs. Off-premises signs in a commercial or industrial zone district shall be constructed, erected, installed or placed only if such signs are in compliance with the following requirements, and a minor use permit is first obtained. Off-premises signs in residential multifamily (RM), motel (MT) or office and professional (OP) districts may also be permitted, subject to the following requirements and provided that a minor use permit is first obtained:

Location. Such off-premises signs shall:

Not be erected within any public road right-of-way. Such signs may be erected within a private road right-of-way or within an access easement only if such an installation does not create a public health or safety hazard and does not interfere with drivers' sight distance along any public or private roadway or at any intersection of public/private roads); (including any driveway entrances on to such roads; and

Be permitted immediately adjacent to an entrance road/driveway only where a business, a group of businesses or a business complex has no direct frontage on the road which provides primary public access to it. For purposes of this provision, "direct frontage" shall mean that a portion of the property upon which the business is located, other than any area included within a road right-of-way or access easement 50 feet or less in width, immediately abuts the primary public access road used by the business(es) which advertise on the sign structure; and

Not exceed one sign structure per location, although more than one business sign may be permitted on a single sign structure. Such a sign structure is permitted in addition to any otherwise permitted on-premises freestanding sign;

Be set back from the edge of the right-of-way for the primary public access roadway a minimum of five feet.

Size. The size standards for off-premises commercial/industrial signs shall be as follows:

The display area shall be a maximum of 50 square feet in aggregate area, regardless of the number of individual businesses which advertise on the sign.

The sign structure shall not exceed 25 feet in height, measured from the existing grade to the highest point on the sign, nor shall such a sign exceed the height limits provided in any adopted community plan or in the county design guidelines manual.

Design. Off-premises commercial/industrial signs shall be freestanding and shall not have more than two faces. The two faces shall not be placed, installed, erected or constructed in such a manner that both faces may be viewed simultaneously. Such signs must be consistent with the design provisions of any adopted community plan and/or the county design guidelines manual, where applicable.

Temporary Off-premises Real Estate/ Subdivision Advertising Signs. Off-premises signs advertising the sale of real estate and providing the public with directions to such real estate may be constructed, erected, installed or placed only if such signs are in compliance with the following requirements.

Note. This section reflects Placer County's determination of reasonable location and design features for real estate advertising signs as authorized by Section 713 of the California Civil Code.

Real Estate Advertising Signs—No Permit Required. Real estate advertising signs which meet the following criteria are permitted as a matter of right.

Location. Temporary off-premises real estate advertising signs shall:

Be prohibited within any public or private road right-of-way or access easement; and

ii.

Be set back at least five feet from a property line or the edge of a road right-of-way (whichever is greater); and

iii.

Not be located within 1,000 feet of any other temporary off-premises real estate sign; and

iv.

Not be installed, placed, erected or constructed so as to create a public health or safety hazard, as determined by the planning director, nor shall such a sign interfere with drivers' sight distance along any public or private roadway or at any intersection of public/private roads (including any driveway entrances on to such roads); and

Not be installed, placed, erected or constructed on property containing any other freestanding sign.

Size. The size standards for temporary off-premises real estate advertising signs are as follows:

The display area shall be a maximum of three square feet; and

ii.

Where a sign has two faces containing sign copy, which are oriented back-to-back, the area of the sign shall be measured using one sign face only; and

iii.

The sign structure shall not exceed six feet in height, measured from the existing grade to the highest point on the sign.

Design. The design criteria for temporary off-premises real estate advertising signs shall be as follows:

Such signs shall be freestanding and shall not have more than two faces. The two faces shall not be placed, installed, erected or constructed in such a manner that both faces can be simultaneously viewed; and

ii.

Such signs shall not be lighted (externally or internally), nor shall any portion of a sign or its support structure be animated in any way.

Installation and Removal. All of the following provisions shall apply to the installation, placement, erection, display or construction of a temporary off-premises real estate advertising sign:

A subdivision shall only be advertised on such a sign if a final map has been recorded and the improvements are accepted as complete; except, if the construction of a temporary sales office or one or more model homes has been approved by the planning commission for a specific subdivision, that subdivision's name may be included on a temporary off-premises subdivision sign when a final map has been recorded and the sales office or model homes are certified for use; and

ii.

Such signs shall be removed within 30 days following the sale or lease of the advertised real estate.

Subdivision/Real Estate Advertising Signs. Subdivision/real estate advertising signs which meet the following criteria are permitted.

Location. Temporary off-premises subdivision signs and sign structures shall:

Be prohibited within any public or private road right-of-way or access easement; and

ii.

Meet the setback requirements of Sections 17.54.170(E) (Setbacks for Freestanding Signs) and 17.54.180(A)(1)(c) (Commercial and Industrial Districts—Sign Setbacks); and,

iii.

Not exceed one sign structure per intersection, nor be located within 1,000 feet of any other off-premises subdivision sign; and

iv.

Size. The size standards for off-premises subdivision signs shall be as follows:

The display area shall be a maximum of 36 square feet, with no individual subdivision sign exceeding 18 square feet; and,

ii.

Where a sign has two faces containing sign copy, which are oriented back-to-back (or in such other manner so that only a single face is visible at any one time) and are not separated by more than 36 inches at any point, the area of the sign shall be measured using one sign face only; and

iii.

The sign structure shall not exceed six feet in height, measured from the existing grade to the highest point on the sign.

Design. The design criteria for off-premises subdivision signs shall be as follows:

ii.

The materials and colors of such signs and their supporting structures shall be reviewed by the Placer County design review committee as a part of the design review process addressed in Section 17.52.070 if such signs are proposed in a design review combining zone district. Any landscaping, accessory structures (e.g., planter boxes, etc.) shall be reviewed in the same manner; and

iii.

Such signs shall not be lighted (externally or internally), nor shall any portion of a sign or its support structure be animated in any way.

Installation and Removal. All of the following provisions shall apply to the installation, placement, erection or construction of a temporary off-premises subdivision sign:

No such sign structure shall be erected until at least one subdivision is advertised thereon; and

ii.

A subdivision shall only be advertised on such a structure if a final map has been recorded and the improvements are accepted as complete by the county; except, if the construction of a temporary sales office or one or more model homes has been approved by the planning commission for a specific subdivision, that subdivision's name may be included on a temporary off-premises subdivision sign when a final map has been recorded and the sales office or model homes are certified for use and occupancy by the building department; and

iii.

A subdivision shall only be advertised by the name shown on the subdivision's final map, or by such other name as has been officially approved or recognized; and

iv.

A subdivision's name and related information (see subsection (C)(2)(c)(iii)) shall be removed from such a structure within 30 days if no model homes or lots are available for viewing or sale; and

Any such sign structure which has had no subdivision name advertised on it for a period of 90 days or more shall be removed within 120 days after the last subdivision name was advertised on the structure.

Agricultural Directional Off-Premises Signs. Agricultural directional off-premises signs are intended to direct the public to agricultural businesses where products are available for sale.

Applicability.

Type of Business. Agricultural businesses would include, but not necessarily be limited to, farms, ranches, fruit stands, wineries, on-farm sales, pick-it-yourself operations, pumpkin patches, plant nurseries, and tree farms. The planning department will consult with the Placer County agricultural commissioner if it is unclear whether a particular business falls within this category. Agricultural directional off-premises sign permits and corresponding encroachment permits (where applicable) will be considered by the applicable county departments only if the business is currently operating in accordance with all applicable county codes. Businesses that are not in compliance with county land use permits will not be eligible for applications under this section.

Type of Sign. Agricultural directional signs shall be mounted on a single sign post. Individual sign panels may include only the name of the business or commodity, and either distances in miles and tenths or months of operation. A directional arrow will be included on each sign panel in the appropriate direction of the business. Each business is limited to no more than two panels, back-to-back, per sign post.

Location. Agricultural directional signs shall be located at cross roads, intersections, or other sites where directional information is needed and shall be subject to the following:

Notwithstanding Section 17.54.170(D)(8), sign posts may be located in the county right-of-way upon obtaining an encroachment permit for the construction of each sign post and panel and/or maintenance from the Placer County department of public works. Such sign posts and/or panels will be allowed at intersections identified on a list entitled agricultural directional signs—off-premises county sites, maintained by the Placer County department of public works. Sign posts may also be placed on private land with the written permission of the landowner and applicable sign permit.

Sign posts shall not to be installed, placed, erected or constructed so as to create a public health or safety hazard, nor shall such a sign interfere with a driver's sight distance along any public or private roadway or at any intersection of public/private roads (including any driveway entrances on to such roads).

Individual businesses are limited to placing agricultural directional signs only within approximately a five-mile radius of their business location and only where it signifies a change in the direction of travel.

Size and Design. Agricultural directional sign posts shall include a standard metal PlacerGROWN top header and individual sign panels in accordance with the following specifications:

Height. The post, excluding the top header, shall not exceed 12 feet in height above road grade and the bottom of the lowest panel shall be a minimum of five feet above the road grade, or as approved by the department of public works where modification to this standard may be necessary within the county right-of-way.

Post. The wood post shall be four inches by four inches and painted white.

Header. A metal header panel with a uniform PlacerGROWN logo not more than 12 inches by 12 inches.

Panels. The panels shall not be more than six inches by 36 inches. Panels may be affixed to two sides of a post so they can be read from two different directions.

Color. The sign panels shall be white with a standard dark green lettering.

Font. Lettering shall be in a block font and a combination of capital and small letters. Size of lettering may vary depending on the number of letters/numbers that are used.

Permit. Potential applicants will contact the agricultural commissioner to begin the permit process. A sign permit shall be required for the installation of each new sign post, as well as an encroachment permit if proposed within the county right-of-way. The addition of panels must conform to the design requirements described in subsection (E)(3) of this section.

Installation and Maintenance. Agricultural directional signs shall be installed and maintained in accordance with the following:

No such sign may be installed without all appropriate permits (sign, building, grading, encroachment, if required) having first been issued and applicable fees paid.

Installation on Private Property. Installation on private property shall be the responsibility of the first user or group of users. Maintenance of the post, header and panels shall be the responsibility of the businesses using the post.

Installation on County Right-of-Way. Installation and maintenance of any agricultural directional sign within the county right-of-way shall be done by the Placer County department of public works.

(Ord. 5126-B, 2001; Ord. 5292-B, 2004; Ord. 5459-B Exh. A, 2007)

17.54.200 Nonconforming signs.

This section recognizes that the eventual elimination of existing signs that are not in conformity with the provisions of this article is as important as the prohibition of new signs that would violate these regulations. This section also recognizes and is intended to be consistent with the provisions of Section 5496—Section 5499 of the California Business and Professions Code.

Continuation of Nonconforming Sign. A legally established sign that does not conform to this article may continue to be used, except that the sign shall not be:

Structurally altered to extend its useful life;

Expanded, moved, or relocated;

Re-established after a business has been discontinued for 90 days or more;

Re-established after damage or destruction of more than 50% of the sign value, as determined by the planning director.

Any nonconforming sign shall be required to be brought into conformance or removed as a condition of approval of any design review, administrative review permit, minor use permit, conditional use permit or variance that is granted on the same site for the alteration, reconstruction or new use of the building for which the sign was formerly used.

Sign Copy Changes. Sign copy and sign faces may be changed when there is no change in the use of the site or when only a portion of a multiple-tenant sign is being changed. A change of ownership does not, in and of itself, constitute a use change.

New Signs on the Same Site. A new sign in conformity with this ordinance may be approved for a site that contains nonconforming signs, provided that the aggregate area of signs on the site does not exceed that allowed by Section 17.54.180 (On-premises signs).

Amortization and Removal. A nonconforming sign that exceeds the height, size, or spacing requirements of this article by more than 10%, or that is nonconforming with respect to one or more of the other sign regulations of this chapter, shall be changed to comply with the sign regulations of this chapter or removed from the site within 15 years of the effective date (i.e., August 24, 1995) of this section.

If the nonconformity consists of too many freestanding signs or more total sign area than allowed on a single lot, the person responsible for the nonconforming signs may determine which signs need to be changed or removed to bring the signs into conformity with the provisions of this chapter.

Off-premises signs that are protected from enforced removal by applicable provisions of state law shall be required to be removed only as allowed by state law.

A sign considered to be of historic or artistic merit may be retained if a conditional use permit is granted by the planning commission to authorize the continued use of such a sign, with findings documenting the special nature of the sign.

Tahoe-Sierra Nonconforming Sign Provisions. When any modification is made to a nonconforming sign within the areas governed by the Tahoe City/West Shore sign ordinance or the North Tahoe community plans and area general plan sign ordinance (See Appendices "D" and "C", respectively), such sign must be brought into conformance with all provisions of such ordinances (except where the only nonconforming feature of the sign is noncompliance with currently required setbacks, in which case the sign may maintain its existing location rather than being moved to meet current setback requirements).

(Ord. 5126-B, 2001; Ord. 5292-B(part), 2004)