Chapter 130.26 — MEYERS AREA PLAN (MAP) ZONE

Sec. 130.26.010 - Zone Established.

The MAP Zone is applied to implement the policies of the Meyers Area Plan by setting forth separate and distinct uses and standards which apply to each of the five areas of the Meyers Community. As noted in the Sections which follow, the allowed uses and development standards may vary for each designated area as a means of implementing the policies of the adopted Meyers Area Plan.

Sec. 130.26.020 - Applicability.

The regulations set forth in this Chapter shall apply to the Meyers Area Plan (MAP) Zone. Where applicable, the standards of this Title shall apply. Additionally, the provisions of the Tahoe Regional Planning Agency (TRPA) Code of Ordinances shall apply to all projects within the MAP Zone. Where there is a conflict with the TRPA Code of Ordinances and this Ordinance, the most restrictive standard shall apply.

Sec. 130.26.030 - Zone Designations. ¶

In order to differentiate the variable uses and development standards required for each area, the MAP Zone will be designated on the official zone map as follows:

A.

MAP-1 Meyers Community Center District (Center)

MAP-2 Meyers Industrial District (Ind)

C.

MAP-3 Upper Truckee Residential/Tourist District (Res/T)

MAP-4 Meyers Recreation District (Rec)

MAP-5 Upper Truckee River Corridor District (River)

Sec. 130.26.040 - Uses Allowed by Right or by Conditional Use Permit.

A.

The resource management uses of timber, wildlife/fisheries, vegetation protection and watershed improvements are allowed uses in any of the MAP zones as long as such practices are consistent with the Meyers Area Plan.

B.

TRPA Code of Ordinances, Chapter 21, Section 21.4, List of Primary Uses, is adopted by reference for the uses listed under Table 130.26.050 (Allowed, Conditional Uses, and Prohibited Uses) below in this Chapter.

Sec. 130.26.050 - Matrix of Allowed Uses.

Uses are allowed in the following zones subject to the requirements of this Title as designated in Table 130.26.050 (Allowed, Conditional Uses, and Prohibited Uses) below in this Section:

Table 130.26.050—Allowed, Conditional Uses, and Prohibited Uses

Only those uses listed on the following table and otherwise noted in this Section shall be allowed by right or by Conditional Use Permit within the zones specified. The table has the following designations:

"P"	Allowed use;
"CUP"	Conditional Use Permit required ( Section 130.52.021);
(—)	Use not allowed in zone.

USE	MAP-1 (Center)	MAP-2 (Ind)	MAP-3 (Res/T)	MAP-4 (Rec)	MAP-5 (River)
Residential
Employee Housing	CUP(3)	—	CUP	CUP	—
Multiple Family Dwelling	P(6)	—	P	—	—
Multiple Person Dwelling (i.e., dormitories, etc.)	CUP	—	—	—	—
Nursing and Personal Care	CUP	—	—	—	—
Single Family Dwelling	P(4)(6)	—	P	—	—
Accessory Dwelling Unit	P	—	P	—	—
Tourist Accommodation
Time-share units	—	—	—	—	—
Bed and Breakfast Facilities	P	—	P	—	—
Hotels/Motels	CUP	—	CUP(7)	—	—
Commercial (Retail)
Auto/Mobile Homes/Vehicle Dealers	—	CUP	—	—	—
Building Materials/Hardware	P	P	—	—	—
Eating and Drinking Places	P	P	—	—	—
Food and Beverage Sales	P	P	—	—	—
Furniture/Home Furnishings/Equipment	P	P	—	—	—
General Merchandise Stores	P	P	—	—	—
Mail Order and Vending	P	P	—	—	—
Nursery	P	P	—	CUP	—
Outdoor Retail Sales	CUP	CUP	—	—	—
Service Stations	CUP	CUP	—	—	—
Commercial (Entertainment)
Amusements and Recreation Services	P	—	—	CUP	—
Privately Owned Assembly and Entertainment	CUP	—	—	—	—
Outdoor Amusements	CUP	—	—	CUP	—
Commercial (Services)
Animal Husbandry Services	CUP	P	—	—	—
Broadcasting Studios	P	P	—	—	—
Business Support Services	P	P	—	—	—
Contract Construction Services	CUP	P	—	—	—

Financial Services	P	P	—	—	—
Health Care Services	P	P	—	—	—
Personal Services	P	P	—	—	—
Professional Ofces	P	P	—	—	—
Repair Services	CUP	P	—	—	—
Schools-Business and Vocational	CUP	—	—	—	—
Sales Lots	—	CUP	—	—	—
Secondary Storage	CUP(1)	CUP	—	—	—
Auto Repair and Service	CUP	P	—	—	—
Laundries and Dry Cleaning	CUP	CUP	—	—	—
Commercial (Light Industrial)
Food and Kindred Products	CUP(6)	P	—	—	—
Fuel and Ice Dealers	—	P	—	—	—
Industrial Services	—	CUP	—	—	—
Printing and Publishing	CUP(6)	P	—	—	—
Commercial (Wholesale/Storage)
Recycling and Scrap	—	CUP	—	—	—
Small Scale Manufacturing	CUP(6)	CUP	—	—	—
Storage Yards	—	CUP	—	—	—
Vehicle/Freight Terminals	—	CUP	—	—	—
Vehicle Storage and Parking	CUP(6)	P	—	—	—
Warehousing	CUP(6)	P	—	—	—
Wholesale and Distribution	CUP(6)	P	—	—	—
Public Services (General)
Churches	P	—	CUP	—	—
Collections Stations	CUP(6)	P	—	—	—
Child Day Care Facilities and Preschools	P	CUP	CUP	CUP	—
Government Ofces	P	CUP	CUP	—	—
Hospitals	CUP	—	—	—	—
Local Assembly and Entertainment	P	CUP	CUP	P	—
Local Post Ofce	P	—	—	—	—
Local Public Health and Safety Facilities	P	P	CUP	CUP	CUP
Membership Organizations	P	—	—	—	—
Publicly Owned Assembly and Entertainment	CUP	—	—	CUP	—
Public Utility Centers	CUP(6)	CUP	—	CUP	CUP
Regional Public Health and Safety Facilities	CUP	CUP	—	—	—
Social Service Organizations	P	CUP	CUP	—	—
Schools (K-12)	CUP	—	—	—	—
Cultural Facilities	P	CUP	P	P	—
Schools/Colleges	CUP	—	—	—	—
Public Service (Linear Facilities)
Pipelines and Power Transmission	CUP	CUP	CUP	CUP	CUP
Transit Stations and Terminals	P	P	CUP	CUP	CUP

Transportation Routes	CUP(5)	CUP(5)	CUP(5)	CUP(5)	CUP(5)
Transmission and Receiving Facilities	CUP	CUP	CUP	CUP	CUP
Recreation
Cross Country Ski Courses	P	P	P	P	P
Day Use Areas	P	—	P	P	P
Golf Courses	—	—	—	CUP	—
Group Facilities	CUP	—	CUP	P	—
Outdoor Recreation Concessions	P	CUP	CUP	P	—
Participant Sport Facilities	CUP	CUP	—	P	—
Recreation Centers	P	—	CUP	CUP	—
Riding and Hiking Trails	P	P	P	P	P
Rural Sports	—	CUP	CUP	P	CUP
Snowmobile Courses	—	—	—	CUP	—
Sport Assembly	CUP	—	—	—	—
Visitor Information Center	P	—	CUP	P	—
Developed Campgrounds	—	—	—	P	CUP
Undeveloped Campgrounds	—	—	—	P	CUP
Recreational Vehicle Parks	—	—	—	CUP	—
(1)Applies only to parcels on Santa Fe Road. (2)Maintenance facilities not allowed within any new transit facilities. (3)One employee housing unit allowed without a CUP per commercial building with at least 1000 sq. ft. of CFA. (4)Single family dwellings in Meyers Community Center limited to condominiums or townhouses with at least 3 attached units. (5)Non-motorized public trails are a permitted use. (6)These uses are not allowed within the portion of the ground foor of a structure that faces the primary entry point for projects adjacent to US 50. This restriction may be waived if the Meyers Advisory Council and the Planning Commission fnd that the use is otherwise consistent with the intent of the Meyers Area Plan. (7)Hotels/motels are only allowed in the Town Center portion of MAP-3.

(Ord. No. 5152, § 4, 11-16-2021)

Sec. 130.26.060 - Development Standards.

A.

The following provisions shall apply in all MAP zones unless a variance is obtained in compliance with Section 130.52.070 (Variance) in Article 5 (Planning Permit Processing) of this Title, or a modification is approved by the Advisory Committee for the front yard setback as further described herein.

The following table (Table 130.26.060 - Meyers Area Plan Development Standards) sets forth the applicable lot area, lot width and setback requirements for each MAP zone. Land coverage, building height, development density, and sign standards are further regulated under the TRPA Code of Ordinances and Attachment A of the Meyers Area Plan.

Table 130.26.060—Meyers Area Plan Development Standards

		MAP-1 (Center)(6)	MAP-2 (Ind)	MAP-3 (Res/T)	MAP-4 (Rec)	MAP-5 (River)
Maximum Height and Density for All Uses	Maximum Height (Ft.)(8)	42	TRPA Code Chapter 37	42, TRPA Code Sec. 37.4(9)	TRPA Code Sec. 37.4	TRPA Code Sec. 37.4
	Density, Single Family Residential	NA	NA	1 primary unit	NA	NA
	Accessory Dwelling Unit	NA	NA	(See Section 130.40.300)	NA	NA

	Density, Multiple Family(4)	20 units/ acre	NA	15 units/acre	NA	NA
	Density, Multi-person/Nursing & Personal Care	25 persons/ acre	NA	NA	NA	NA
	Density, Bed and Breakfast	10 units/ acre	NA	10 units/acre	NA	NA
	Density, All Other Tourist Accommodation	30 units/ acre	NA	30 units/ acre(7)	NA	NA
	Density, Group Facilities	25 persons/ acre	NA	25 persons/ acre	25 persons/ acre	NA
	Density, Campgrounds & Recreational Vehicle Parks	NA	NA	NA	8 sites/ acre for camp- grounds, 10 sites/acre for RV Parks	8 sites/acre for camp grounds
Setbacks and Lot Sizes for All Non- residential Uses	Minimum Lot Size (Sq. Ft.)	5,000	10,000	5,000	NA	NA
	Minimum Lot Frontage (Ft.)	50	100	50	NA	NA
	Front Setback (Ft.)	20(3)	20(1)	20(1)	20(1)	20
	Side Setback (Ft.)	0	0	0	0	0
	Rear (Ft.)	0	10	0	0	0
	Setback Adjacent to Residential (Ft.)	25	25	25	25	0
	Minimum Lot Size (Sq. Ft.)	6,000	NA	6,000	NA	NA
	Minimum Lot Frontage (Ft.)	60	NA	60	NA	NA
	Front Setback (Ft.)	20(3)	NA	20(2)	NA	NA
	Side Setback (Ft.)	5	NA	5	NA	NA
	Rear Setback (Ft.)	15	NA	15	NA	NA
Maximum Transferred Land Coverage (see TRPA Code Sec. 30.4 for additional detail)		70% of high capability land	See TRPA Code Ch. 30	70% of high capability in Town Center overlay; see TRPA Code Ch. 30 for outside of Town Center(5)	70% of high capability in Town Center overlay; see TRPA Code Ch. 30 for outside of Town Center	See TRPA Code Ch. 30
(1)The front setback may be reduced as part of the design review when such reduction supports the policies of the Meyers Area Plan and does not reduce the numerical scenic rating of the roadway unit. (2)Second story cantilever living space not more than 4 feet into front yard. (3)For parcels adjacent to the US 50 ROW in MAP-1 the minimum front setback can be reduced to 1 ft. from property line if the resulting setback is a minimum of 70 ft. from the centerline of US 50 and 35 feet from the centerline of the Pat Lowe multi-use trail. (4)Multiple family density applies to apartments, condominiums, and townhomes. (5)Detached single family dwellings limited to no more than 30% coverage per TRPA Code Sec. 30.4. (6)The maximum density for parcels in the Meyers Community Center Zoning District proposed for a mixture of land uses shall be calculated as a proportional share of the maximum densities used for diferent project land uses. These densities shall be combined together and rounded to the next lowest whole number. For example, if a 3 acre parcel proposes that 2 acres be used primarily for multiple family (20 units/acre) and 1 acre be used primarily for tourist accommodation other than bed and breakfast (30 units/acre), then the maximum density allowed for the project would be 30 tourist accommodation units and 40 multiple family units. (7)Hotels/motels are only allowed in the Town Center portion of the MAP-3 Zoning District. (8)For building height above the maximum height of 26 feet, the fndings in TRPA Code Sec. 37.7 shall apply. (9)A maximum building height of 42 feet is only allowed in the Town Center portion of the MAP-3 Zoning District. For building height above the maximum height of 26 feet, the fndings in TRPA Code Sec. 37.7 shall apply.

B.

Any new development, additions to existing development, change in use, or exterior modifications to existing development shall be reviewed for consistency with the Meyers Design Standards and Guidelines, and subject to a Design Review Permit in compliance with Section 130.52.030 (Design Review Permit) in Article 5 (Planning Permit Processing) of this Title.

(Ord. No. 5152, §§ 5, 6, 11-16-2021)

CHAPTER 130.27. - COMBINING ZONES

Sec. 130.27.010 - Combining Zones Established; Applicability.

A.

The Combining Zones described in this Chapter are established to implement provisions of the General Plan, to regulate certain uses, provide for innovative design solutions, and to protect the public health and safety from natural and man-made hazards.

B.

Applicability. The Combining Zones identified in this Chapter apply to development and uses in addition to all other applicable requirements of this Title, including the requirements of the base zone. In the event of a conflict between the provisions of this Chapter and any other provision of this Title, the more restrictive provision shall apply.

1.

Mapping of Combining Zones. The combining zone is shown by the combining zone symbol being appended as a suffix to the symbol for the base zone. The combining zones are applied to property through the zone change process in compliance with Chapter 130.63 (Amendments and Zone Changes) in Article 6 (Zoning Ordinance Administration) in this Title and to any specific rezoning requirements of the applicable combining zone.

2.

Allowed Uses, Permit Requirements, Development Standards. Except as may be otherwise provided by this Chapter for a specific combining zone:

a.

Any use normally allowed in the base zone by this Chapter may be allowed within a combining zone, subject to any additional requirements of the combining zone;

b.

Development and uses within a combining zone are subject to the development permits required by this Chapter for the base zone and the combining zone, as applicable, except where a proposed use requires a similar permit but with a different level of review (Administrative Permit versus Conditional Use Permit), in which case the more stringent permit requirements shall apply; and

c.

Development and uses within a combining zone shall comply with all applicable development standards of the base zone and the combining zone, except as modified by this Chapter.