Preliminary Housing Development Application Submittal Checklist

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Truckee Community Development Department – 10183 Truckee Airport Road, Truckee, CA 96161 (530) 582-7700; [email protected]

INFORMATION SHEET

GENERAL INFORMATION

The purpose of this handout is to inform potential applicants of legislation regarding housing project applications and requirements for submittal of a preliminary application as defined in Senate Bill 330 (the Housing Crisis Act of 2019), and to detail steps for submittal of a complete Preliminary Housing Development Application.

Senate Bill 330, which became effective on January 1, 2020, established a statewide housing emergency to be in effect until January 1, 2025. The bill is intended to streamline housing projects that are subject to discretionary review under local zoning laws. The bill establishes a two-step process by which an applicant can “lock in” applicable fees and development regulations by submitting a preliminary application.

The purpose of the Preliminary Housing Development Application is to collect specified site and project information in order to determine the zoning, design, subdivision and fee requirements that will apply to the housing development project throughout the review and entitlement process. Submittal of a Preliminary Housing Development Application begins a timeline in which the project must be reviewed and acted upon by the decision-making body. Review of a Preliminary Housing Development Application is limited to verifying that all of the items identified on the submittal checklist have been submitted.

Applicants that are not seeking to be vested under the Town’s current requirements, that prefer not to provide all of the required information for a Preliminary Housing Development Application, or that prefer feedback on a proposed housing project may instead apply for a standard Preliminary Application Review, which provides feedback to applicants on proposed projects based on information that the applicant identifies in the application submittal. For more information on this process, please refer to the Preliminary Application Review information sheet.

ELIGIBLE HOUSING DEVELOPMENT PROJECTS

To be eligible for vesting under SB 330, a housing development project must include the following per California Government Code Section 65589.5(h)(2)(B):

1. Residential units;

2. A mix of commercial and residential uses with two-thirds of the project’s square footage used for residential purposes; or

3. Transitional housing or supportive housing.

Projects that meet the above criteria and have not filed a land use entitlement application with the Town of Truckee prior to January 1, 2020 may submit a Preliminary Housing Development Application.

HOW YOUR APPLICATION WILL BE PROCESSED

The Preliminary Housing Development Application submittal checklist will serve as a comprehensive set of required materials for a preliminary application to be considered complete. Town staff will review the

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completeness of the Preliminary Housing Development Application within 30 days. If a written determination is not made within the 30-day period, the application together with the submitted materials shall be deemed complete for purposes of SB 330.

Once a complete Preliminary Housing Development Application is submitted, the zoning, design, subdivision and fee requirements in effect as of that date will remain applicable to the project for the duration of the review and entitlement process, provided that the submitted Preliminary Housing Development Application contains accurate information. The Planning Division may require a revised Preliminary Housing Development Application if the original includes inaccurate information.

A housing development project must meet the following timelines and project thresholds in order to obtain and maintain vested status:

1) The Preliminary Housing Development Application must be filed with the Town prior to filing an application requesting approval of land use entitlements for the housing development project.

2) A land use entitlement application for the housing development project must be filed with the Town within 180 days of the date that the Preliminary Housing Development Application was filed or deemed complete, whichever is later.

3) If the land use entitlement application is deemed incomplete after filing, the applicant must submit all missing or incomplete items to the Town within 90 days of being notified in writing by the Planning Division.

4) Construction of the project must commence within 30 months following the date that the project receives final approval, as defined in Government Code Section 65589.5(o)(2).

5) Any change in the dwelling unit count is limited to less than 20 percent—exclusive of any increase resulting from the receipt of a density bonus, concession, waiver, or similar provision—indicated on the submitted and deemed complete Preliminary Housing Development Application.

6) Any change in the square footage of construction is limited to less than 20 percent of the square footage—exclusive of any increase resulting from the receipt of a density bonus, concession, waiver, or similar provision—indicated on the submitted and deemed-complete Preliminary Housing Development Application.

Note that the following modifications may be required even when a Preliminary Housing Development Application is on file:

• Development impact fees, application fees, capacity and connection fees, or other charges may be annually adjusted based on a published cost index.

• Requirements necessary to avoid an adverse impact to public health or safety, or to avoid or lessen an impact under CEQA may be applied.

Projects may submit a new or amended Preliminary Housing Development Application at any time, in which case the requirements in effect at that time shall apply.

FEES

The fee for processing a Preliminary Housing Development Application will be based on the actual costs of Town staff time spent on processing the application. A fee deposit of $1,000.00 must be submitted with the Preliminary Housing Development Application to cover these anticipated costs. If the actual

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application costs are less than the fee deposit, the applicant will receive a refund of the unused fees at the end of the application process. If the actual application costs exceed the initial fee deposit, the applicant will be invoiced for additional deposit to cover the costs of processing the application.

SUBMITTAL REQUIREMENTS

The items listed in the “Preliminary Housing Development Application Submittal Checklist” must be submitted as part of the application package in order for the application to be considered complete for processing. The signed checklist must also be submitted with the application. Your application will not be accepted if all of the items listed are not submitted.

The application package may be submitted electronically via email (if less than 15 MB) or Dropbox to [email protected]. The application fee may be paid over the phone with a credit card or by mailing a check to the Planning Division; in-person payments with cash, check or credit card are also accepted at Town Hall. Checks must be made payable to the Town of Truckee. After a planner is assigned to your project, you will be contacted and asked to provide hard copies of the submittal documents as required.

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Preliminary Housing Development Application Submittal Checklist

Applicant Name: Project Site APN:

Application Number (to be filled out by Town staff)

Applicant must fill out the checklist below by placing a check mark in the boxes listed under Column A (for Applicant) and signing below. Column S is for staff to verify that your submittal requirements have been met.

A S

  1. Completed Land Use/Zoning Application Form.

  2. Fee deposit. Checks must be made payable to the Town of Truckee; cash and credit cards are also accepted.

  3. Plan Requirements – The plans submitted with the application must be of sufficient scale to show all information clearly and must be readable and understandable. If the plans are not legible, the application will not be accepted. One electronic (PDF) copy of the plans must be submitted. The planner assigned to the project will contact you to request hard copies of the electronic documents as required.

  4. Site Information – The following information is required:

 _a) Project Location – The specific location, including parcel number, a legal description, and site address.

  b) Existing Uses – The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located.

  c) Site Plan – A site plan showing the building(s) location on the property and approximate square footage of each building that is to be occupied.

  d) Elevations – Elevations showing design, color, material, and the massing and height of each building that is to be occupied.

  e) Proposed Uses – The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable land use ordinance.

- Residential Dwelling Unit Count: Please indicate the number of dwelling units proposed, including a breakdown of levels by affordability, set by each income category.

• For example, number of market rate units, including whether there is a market rate manager’s unit; number of units for moderate, low, very low and extremely low income levels; total number of units; total number of affordable units; and total number of density bonus units.

  f) Floor Area – Provide the proposed floor area and square footage of residential and nonresidential development, by building.

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  g) Parking – The proposed number of parking spaces.

  h) Affordable Housing Incentives, Waivers, Concessions and Parking Reductions – If the project proponent seeks Density Bonus incentives, waivers, concessions, or parking reductions pursuant to California Government Code Section 65915, please describe.

  i) Subdivision – Any approvals under the Subdivision Map Act, including, but not limited to, a parcel map, a tentative map, or a condominium map, that are being requested.

  j) Pollutants – Any proposed point sources of air or water pollutants.

  k) Existing Site Conditions – Provide the number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied.

  l) Additional Site Conditions

  - Whether a portion of the property is located within any of the following:

• A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178.

• Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

• A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code.

• A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency.

• A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.

• A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code.

  - Any historic and/or cultural resources known to exist on the property.

  - Any species of special concern known to exist on the property.

  - Whether the project site contains a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. If so, provide an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands.

  - The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way.

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Applicant Signature:

I certify that: 1) I have completed and have included all material checked above in the attached application submittal; and 2) I understand that any change in the dwelling unit count is limited to less than 20 percent (exclusive of any increase resulting from the receipt of a density bonus, concession, waiver, or similar provision), and that if the dwelling unit count changes beyond this limit, the vesting rights granted under this preliminary application will be forfeited.