Reversion to Acreage Application Submittal Checklist

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

GENERAL INFORMATION

This information sheet explains how your reversion to acreage application will be processed, what fees you must pay, and what plans you must submit. If you have any questions after you have read this information, please contact the Planning Division.

REVIEW AND APPROVAL AUTHORITY

A reversion to acreage is a means by which subdivided lands may be returned to large blocks of non- divided lands. A reversion to acreage merges any underlying parcels and can eliminate public easements and offers of dedication within the property being reverted to acreage. A tentative map processed in accordance with the Subdivision Map Act and the Truckee Development Code is required to receive approval for a reversion to acreage with the recordation of a parcel map or final map completing the reversion process.

A reversion can eliminate public utility easements; however, the Town cannot abandon any interests in an easement which are held by a special district or utility provider. For public utility easements, the applicant must provide written confirmation from all affected special districts and utility companies that they have abandoned their interests in the easement. The property owner(s) or authorized representative must provide copies letters confirming easement abandonment from all affected entities at the time of application submittal. A title report may be required in order to ascertain anyone with right, title or interest in the easement.

There are two levels of review for tentative maps for reversion to acreage. A reversion of four or fewer lots is considered by the Zoning Administrator at a public hearing; a reversion of five or more lots is considered by the Planning Commission at a public hearing.

HOW YOUR APPLICATION WILL BE PROCESSED

The steps involved in reviewing your reversion to acreage application are summarized below:

1. For reversions involving public utility easement abandonments, the applicant must contact all special districts and public utilities that have an interest in the easement and obtain written confirmation from them stating that they have abandoned their interest in the easement. The applicant must also provide a legal description and plat of the easement area(s) proposed to be abandoned, prepared by a California licensed land surveyor (or California licensed civil engineer licensed before January 1, 1982). The letters, legal description and plat map must be provided to the Town at the time of application submittal

2. Within thirty (30) days after submittal of the application, tentative maps and appropriate fee, Town staff will review the submittal for completeness. If the submittal is complete, the application is formally accepted for processing and continues through the review process. If the application submittal is incomplete and additional information or clarification is required, you will be notified in writing. Until the application is deemed complete, it will not proceed through the process.

3. After the application is deemed complete, Town staff will route the tentative map and other

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materials to Town departments and other agencies for review and comment. All responses, comments and corrections will be forwarded to the applicant for your information. At this stage of the review process, Town staff will analyze the agency comments and the project to determine if additional information is required to complete the environmental document for the project and determine if the project complies with the Truckee Development Code. If additional information is needed, the applicant will be notified in writing within 30 days of the additional information required. If additional information is not needed, staff will continue with the review of the project and the preparation of the environmental document, most likely a Negative Declaration.

4. Once all outstanding issues identified in the project routing comment period have been addressed, environmental review will commence and the project will be tentatively scheduled for review by the Zoning Administrator or Planning Commission.

5. At least 30 days before the tentatively scheduled hearing date, a final application package must be submitted to the project planner to allow Town staff time to review the final project details to ensure that all comments have been addressed.

6. A public hearing notice will be published in the newspaper and provided by mail to surrounding property owners and other interested parties. At the public hearing, the public (including neighboring property owners and residents) will be given the opportunity to provide input.

7. Town staff will then complete a staff report that includes a staff recommendation on the approval or denial of the reversion to acreage and any recommended conditions of approval. The staff report on the project will be provided in writing to the applicant at least five days prior to the public hearing.

8. At the public hearing, the Zoning Administrator or Planning Commission will consider the staff report and all written and verbal input submitted on the project by the applicant and any other interested party. Following the hearing, the Zoning Administrator or Planning Commission will take action to approve, conditionally approve, or deny the reversion to acreage. A written report on the findings of the action taken at the public hearing will be provided to the applicant after the hearing.

APPEAL

Any decision on the reversion to acreage made by the Zoning Administrator or Planning Commission may be appealed to the Town Council within ten (10) days after the action is taken. An appeal must be submitted in the form specified by the Planning Division along with appropriate fee.

FEES

The fee for processing a Reversion to Acreage application will be based on the actual costs of Town staff time spent on processing the application and any direct costs (publication costs for the hearing notice, Nevada County Environmental Health Department review fees, recording fees, etc.). If the actual 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.

A fee deposit must be submitted with the application to cover these anticipated costs as follows:

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Reversion to Acreage, Four or Less Parcels $3,250.00 Reversion to Acreage, Five or More Parcels $4,000.00

If the project is determined to require review by the Nevada County Environmental Health Department (NCEHD), a review fee will be required based on the current NCEHD hourly rate. For projects with a deposit, the NCEHD fee will be deducted from the project deposit.

For public utility easement abandonments, special districts and utility companies may charge fees to abandon their interests, which are separate from the Town’s fees.

SUBMITTAL REQUIREMENTS

The items listed in the “Reversion to Acreage 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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Reversion to Acreage 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. (The property owner must sign the application or the applicant must submit a letter or other documentation signed by the property owner authorizing the applicant to submit the application.)

  2. Completed Environmental Application.

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

  4. Legal Description – The lot and parcel/tract numbers must be provided on the application forms and the site plan. If lot and parcel/tract numbers are not available, a metes and bounds description of the property or a copy of the most recent deed conveying the property must be submitted.

  5. A preliminary title report on the subject property dated no earlier than six (6) months prior to submittal of the application.

  6. For those applications for which the Planning Commission or Town Council is the review authority, a sign(s) with the notice shall be posted on or near the location of the real property no later than 15 days after the application is determined complete. Please see Truckee Development Code chapter 18.180 for more information.

  7. Letter of Justification – Provide a letter that discusses the following items:

  a. Proposed Request. (This discussion should provide a summary of the reversion to acreage and information on the easements and offers of dedication to be eliminated.)

  b. Information supporting the following findings. (Do not simply rewrite the findings. You must discuss why you believe the findings below can be made for your project.)

  1) Dedications or offers of dedication to be vacated or abandoned by the reversion to acreage are unnecessary for present or prospective public purposes; and either,

  2) All owners of an interest in the real property within the subdivision have consented to reversion; or

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A S

  3) None of the improvements required to be made have been made within two years from the date the Parcel or Final Map was filed for record, or within the time allowed by an agreement for completion of the improvements, whichever is the later; or

  4) No lots shown on the Parcel or Final Map have been sold within five years from the date the map was filed for record.

  8. Tentative Map Requirements – The tentative map must be of sufficient scale to show all information clearly and must be readable and understandable. If the tentative map is 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.

  a. General Information

  1) Name, address and telephone number of applicant

  2) Name, address, telephone number, license, registration number and signature of map preparer

  3) Assessor’s Parcel Number and Street Address

  4) North arrow and scale

  5) Vicinity map of area that clearly identifies the relationship of the project site with adjacent streets and parcels

  6) Total size of subdivision property (in square feet for parcels less than one acre, in acres for larger parcels)

  b. Property Information

  1) Parcel Map or Final Map number and subdivision boundary (heavy double width solid line).

  2) Distance and bearings of existing parcel lines (light dashed line).

  3) Subdivision lot number and lot size of existing parcels.

  4) Distance and bearings of proposed property lines (light solid line) and lot size of proposed parcels.

  5) Existing topography indicated with contour lines of not greater than a five-foot interval, including natural features (e.g., trees, rock, outcroppings, watercourses, drainage channels).

  6) Location of slopes between 20% and 30%.

  7) Location of slopes greater than 30%.

  8) Location, dimensions, boundaries and direction of flow of all watercourses.

  9) Location and elevation of 100-year flood plains within the property and within 100 feet of the property.

  10) For properties along Donner Lake, the historic high-water mark of Donner Lake at elevation 5935.7 feet (NGVD 1929).

  11) Location, width and name of streets and access easements that border or are located within the site (heavy single width solid line).

  12) Location, width, grade and surfacing type of actual street and driveway improvements that border or are located within the site (light single width solid line).

  13) If access to the subdivision is provided by an off-site private road or driveway, the location, width, grade, name and surfacing type of the easement and actual street improvements.

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A S

  14) Location, width and purpose of non-access easements within the property (e.g., recreational, drainage, public utility) (light dashed line).

  15) Location, type and specifications of any existing utility lines (above and underground) and drainage facilities within the property (heavy dashed line).

  16) Location, dimension and type/use of existing buildings adjacent to and within 150 feet of the project site and setback distance from property lines, streets and 100-year flood plains.

  17) Location and dimensions of septic tank and leach lines including replacement area within the property.

  18) Location of wells within the property.

  19) Assessor’s Parcel Number and property owner name of all adjoining parcels (including parcels across streets).

  20) Location and sizes of each parcel dedicated for public use.

  21) Location and sizes of common areas designated for private use.

  9. Easement Abandonment Confirmation – Written confirmation is required from all special districts and utility companies having an actual or potential interest in the easement(s), stating that they have abandoned their interests in the easement. The applicant may submit the original abandonment documentation, or may request that the entity send a digital version directly to the Planning Division. If an entity is willing to give up easements in excess of the initial request, those relinquishments must be clearly delineated on an exhibit and submitted to the Planning Division along with the other submittals for the abandonment.

  10. Plat Map for Recordation – The property owner(s) or their authorized representative must have a California licensed land surveyor (or California licensed civil engineer licensed before January 1, 1982) prepare a legal description and plat of the easement area(s) proposed to be abandoned. The legal description should be labeled “Exhibit A,” and the plat should be labeled

“Exhibit B.” The legal description must bear the seal and signature of a professional land surveyor. The surveyor should provide closure calculations, if applicable. Please note: there may need to be updates to more than one record map.

Applicant Signature:

I certify that I have completed and have included all material checked above in the attached application submittal. By signing this submittal checklist, I acknowledge the application processing requirements and timeframes identified in the Reversion to Acreage information sheet.