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Home My Public Portal AboutTitle 18 Article IITRUCKEE MUNICIPAL CODE - TITLE 1 8, DEVELOPMENT CODE ARTICLE II Zoning Districts and Allowable l,and Uses Chapter 18.06 - Establishment of Zoning Districts, Adoption of Zoning Map ........................ II-3 18.06.010 18.06.020 18.06.030 18.06.040 - Purpose of Chapter .............................................................................................. II-3 - Zoning Districts Established ................................................................................ Ii-3 - Zoning Maps Adopted ......................................................................................... 1I-3 - Zoning District Regulations ................................................................................. ii-6 Chapter 18.08 - Residential Zoning Districts .............................................................................. II-9 18.08.010 18.08.020 18.08.030 18.08.040 18.08.050 - Purpose of Chapter .............................................................................................. II-9 - Purposes of Residential Zoning Districts ............................................................. 1I-9 - Residential Zoning District Land Uses and Permit Requirements ..................... II-11 - Residential Zoning District General Development Standards ............................ I1-18 - Minimum Lot Area and Maximum Density ...................................................... 11-21 Chapter 18.12 - Commercial and Manufacturing Zoning Districts ........................................ Ii-25 18.12.010 - 18.12.020 - 18.12.030 - 18.12.040 - 18.12.050 - 18.12.060 - 18.12.070 - 18.12.080 - Purpose of Chapter ............................................................................................ I1-25 Purposes of Commercial and Manufacturing Districts ...................................... 11-25 Commercial / Manufacturing District Land Uses and Permit Requirements ..... II-27 Commercial / Manufacturing District General Development Standards ............ II-40 Floor Area Ratio Criteria ................................................................................... II-43 Mixed Use Component ...................................................................................... II-44 Downtown Commercial District Development Standards ................................. 11-44 Commercial / Manufacturing District Performance Standards .......................... I1-45 Chapter 18.16 - Special Purpose Zoning Districts .................................................................... II-47 18.16.010 18.16.020 18.16.030 18.16.040 18.16.050 18.16.060 18.16.070 18.16.080 - Purpose of Chapter ............................................................................................ 11-47 - Purposes of Special Purpose Zoning Districts ................................................... II-47 - Special Purpose District Land Uses and Permit Requirements .......................... II-48 - Special Purpose District General Development Standards ................................ 11-54 - RC (Resource Conservation) District Development Standards .......................... II-56 - PC (Planned Community) District Development Standards .............................. I1-56 - REC (Recreation) District Development Standards ........................................... 11-56 - DMP (Downtown Master Plan) District Development Standards ..................... II-56 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Article II Contents Chapter 18.20 - Overlay Zoning Districts ................................................................................. II-57 18.20.010 - Purpose of Chapter ............................................................................................ I1-57 18.20.020 - Applicability ...................................................................................................... II-57 18.20.030 - Airport Operations (-AO) Overlay District ........................................................ II-57 18.20.040 - Historic Preservation (-HP) Overlay District ..................................................... II-58 18.20.050 - River Protection (-RP) Overlay District .............................................................II-59 18.20.060 - Snow Avalanche (-SA) Overlay District ............................................................ II-61 Chapter 18.24 - Design Guidelines ............................................................................................. II-63 18.24.010 - Purpose of Chapter ............................................................................................ II-63 18.24.020 - Applicability ...................................................................................................... II-63 18.24.030 - Organization ...................................................................................................... 11-63 18.24.040 - General Design Guidelines ................................................................................ 11-64 18.24.050 - Design Guidelines for Specific Land Uses ........................................................ I1-86 Chapter 18.26 - Historic Preservation Design Guidelines ...................................................... II-103 18.26.010 18.26.020 18.26.030 18.26.040 18.26.050 18.26.060 - Purpose of Chapter .......................................................................................... II-103 ~ Applicability .................................................................................................... 11-103 - Building Design Guidelines ............................................................................. II-103 - Lighting .......................................................................................................... II- ! 06 - Signs ............................................................................................................... II-106 - Landscaping .................................................................................................... II- 107 September 2001 II-2 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Establishment of Zoning Districts 18.06 CHAPTER 18.06 - ESTABLISHMENT OF ZONING DISTRICTS, ADOPTION OF ZONING MAP Sections: 18.06.010 - Purpose of Chapter 18.06.020 - Zoning Districts Established 18.06.030 - Zoning Maps Adopted 18.06.040 - Zoning District Regulations 18.06.010 - Purpose of Chapter This Chapter establishes the zoning districts applied to property within the Town, determines how the zoning districts are applied on the Zoning Map, and provides general permit requirements for development and new land uses. 18.06.020 - Zoning Districts Established Truckee shall be divided into zoning districts which implement the General Plan. The zoning districts shown in Table 2-1 are hereby established, and shall be shown on the official Zoning Map (Section 18.06.030). 18.06.030 - Zoning Maps Adopted The Council hereby adopts the Town of Truckee Zoning Map (hereafter referred to as the "Zoning Map"), which is on file with the Department. Inclusion by reference. The Zoning Map, together with all legends, symbols, notations, references, zoning district boundaries, and other information on the maps, has been adopted by the Council in compliance with Government Code Sections 65800 et seq., and is hereby incorporated into this Development Code by reference as though it were fully included here. B. Zoning district boundaries. The boundaries of the zoning districts established by Section 18.06.020 (Zoning Districts Established) shall be shown upon the Zoning Map. C. Relationship to General Plan. The Zoning Map shall implement the General Plan, specifically including the Land Use Diagram. D. Map amendments. Amendments to the Zoning Map shall follow the process established in Chapter 18.160 (General Plan, Zoning Map, and Development Code Amendments). E. Zoning Map interpretation. The Zoning Map shall be interpreted in compliance with Section 18.03.020.D (Zoning Map Boundaries). September 2001 II-3 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Establishment of' Zoning Districts 18.06 TABLE 2-1 ZONING DISTRICTS Zoning Map Symbol Zoning District Name Residential Zonin~ Districts General Plan or Downtown Specific Plan (DSP) Land Use Classification Implemented by Zoning District RR Rural Residential Residential Residential Cluster - 5 acres and 10 acres Open Space Recreation DSP - Sin~,le Family Residential RS Single Family Residential Residential Residential Cluster - 5 acres and 10 acres Open Space Recreation Tahoe Donner PC Public (Hospital/Office) RM Multi-Family Residential Residential High Density Residential Tahoe Donner PC DRS Downtown Single Family Residential DSP - Single Family~_R__e. Mdential DRM Downtown Medium Density Residential DSP - Single Family Residential DRH .__Downtown High ~ldential DSP -Multi-Family Residential Commercial and Manufacturin~ Zoning Districts CN Neighborhood Commercial Residential Residential High Density Commercial Tahoe Donner PC Public (Hospital/Office) CG General Commerci al Commercial Industrial Public (Hospital/Office) DSP - Commercial CH Highway Commercial Commercial CS Service Commercial Industrial Commercial M Manufacturing/Industrial Industrial DMU Downtown Mixed Use DSP - Mixed Use DC Downtown Commercial DSP - Commercial DVL Downtown Visitor Lodging DSP - Visitor Lodging DM Downtown Manufacturing/Industrial DSP - Industrial September 21)01 II-4 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Establishment of Zoning Districts 18.06 TABLE 2-1 ZONING DISTRICTS (Continued) Zoning Map Symbol Zoning District Name Special Purpose Zoning Districts General Plan or Downtown Specific Plan (DSP) Land Use Classification Implemented by Zoning District RC Resource Conservation Resource Conservation/Open Space National Forest OS Open Space Ail REC Recreation Open Space Recreation Residential Tahoe Donner PC Resource Conservation/Open Space PF Public Facilities Public Public (Hospital/Office) Tahoe Donner PC DSP - Public PC Planned Community Pkmned Community 1, 2, and 3 Special Study Area DMP Downtown Master Plan DSP - Master Plan DRR Downtown Railroad DSP - All Overlay Zoning Districts -AO Airport Operations All -HP Histor/c Preservation All -RP River Protection All -SA Snow Avalanche All September 2001 II-5 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Establishment of Zoning Districts 18.06 18.06.040 - Zoning District Regulations mo Bo Purpose. Chapters 18.08 through 18.20 determine which land uses are allowed in each zoning district established by Section 18.06.020 (Zoning Districts Established), what land use permit is required to establish each use, and the basic development standards that apply to allowed land uses in each zoning district. Determination of allowable land uses and permit requirements. The uses of land allowed by this Development Code in each zoning district are identified in Chapters 18.08, 18.12, and 18.16, together with the type of land use permit required for each use. 1. Permit requirements. Tables 2-2, 2-3, 2-6, 2-7, and 2-9 provide for land uses that are subject to all applicable provisions of this Development Code, and: a. Permitted subject to first obtaining: (1) A Zoning Clearance (Chapter 18.72), for projects involving: (a) For non-residential projects, a change in land use, new structures or additions, with a gross floor area of less than 7,500 square feet; (b) For non-residential projects in the Downtown Residential and Downtown Commercial and Manufacturing zoning districts, a change in land use, new structures or additions to existing structures, with a gross floor area of less than 5,000 square feet; (c) For residential projects, a change in land use, new structures or additions to existing structures with ten or less residential units; and (d) A change in land use, new structures, additions to existing structures, new improvements, or additions to existing improvements with site disturbance (grading, impervious surfaces, and/or the removal of natural vegetation) of less than 26,000 square feet. (2) A Development Permit (Chapter 18.74) for projects involving: (a) For non-residential projects, a change in land use, new structures or additions to existing structures, with a gross floor area of 7,500 square feet or more; (b) (c) For non-residential projects in Downtown Residential and Downtown Commercial and Manufacturing zoning districts, a change in land use, new structures or additions to existing structures located within the Downtown Study Area, with a gross floor area of 5,000 square feet or more; For residential projects, a change in land use, new structures or additions to existing structures with eleven or more residential units; and/or September 2001 ii-6 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Establishment of Zoning Districts 18.06 Co Do (d) A change in land use, new structures, additions to existing structures, new improvements, or additions to existing improvements with site disturbance (grading, impervious surfaces, and/or the removal of natural vegetation) of 26,000 square feet or more. These are shown as "P" uses in the tables; b. Allowed subject to the approval of a Minor Use Permit (Chapter 18.76), and shown as 'MUP" uses in the tables; c. Allowed subject to the approval of a Use Permit (Chapter 18.76), and shown as "LIP" uses in the tables. All uses shall also obtain Building and/or Grading Permits, where required by the Municipal Code. o Uses not listed. Land uses that are not listed in the tables or are not shown in a particular zoning district are not allowed, except as otherwise provided by Section 18.03.020.E (Rules of Interpretation - Allowable Uses of Land), or Section 18.02.030 (Exemptions from Land Use Permit Requirements). Standards for parcels with multiple zoning districts. The following standards apply to the proposed development, use, or subdivision of parcels that are or may be designated with more than one zoning district. Existing parcel in multiple zoning districts. Where an existing parcel is zoned in two or more zoning districts, each portion of the parcel in a separate district shall be developed/used in compliance with the requirements of the applicable district. Parcels proposed for merger. Where a Lot Line Adjustment or Tentative Map application proposes the merger of two or more parcels, so that a single parcel would be covered by two or more zoning districts, the application for adjustment or map approval shall be accompanied by an application for mzoning the lot into a single zoning district, in compliance with Chapter 18.160 (General Plan, Zoning Map, and Development Code Amendments). The Director may waive this requirement for a rezoning application where the Director determines that the site is appropriately designated in two zoning districts. Conflicts between provisions. Rules for resolving conflicts between different Development Code provisions may be found in 18.03.020.G (Rules of Interpretation - Conflicting Requirements). September 2001 11-7 TRUCKEE MUNICIPAL CODE- TITLE [ 8, DEVELOPMENT CODE Establishment of Zoning Districts 18.06 September 2001 II-8 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 CHAPTER 18.08 - RESIDENTIAL ZONING DISTraCTS Sections: 18.08.010 - Purpose of Chapter 18.08.020 - Purposes of Residential Zoning Districts 18.08.030 - Residential Zoning District Land Uses and Permit Requirements 18.08.040 - Residential Zoning District General Development Standards 18.08.050 - Minimum Lot Area and Maximum Density 18.08.010 - Purpose of Chapter This Chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 18.06.020 (Zoning Districts Established). 18.08.020 - Purposes of Residential Zoning Districts The purposes of the individual residential zoning districts and the manner in which they are applied are as follows. Ao RR (Rural Residential) District. The RR zoning district identifies areas intended for rural living, including the keeping of animals, with supporting corrals and barns. Parcels in the RR zoning district are appropriate for clustered infill development away from environmentally sensitive areas, and to preserve open space. The density of development for this zoning district generally includes properties with a minimum area of five acres for each dwelling unit. The RR zoning district is consistent with the RC-10, RC-5, RES, and OSR classifications of the General Plan. The designation of areas in the RR zoning district may also include: Establishing separate RR zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RR Zoning Map symbol which denotes the maximum allowable number of dwelling units per acm. For example, RR-0.1 means one dwelling unit per 10 acres and RR-0.2 means one unit per five acres. Estabhshing separate RR zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an "X" suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RS-X district on the Zoning Map shall not be further subdivided. Bo RS (Single Family Residential) District. The RS zoning district applies to parcels with existing residential development and areas appropriate for new clustered development. Allowable densities range from 0.5 to 4.0 dwelling units per acre. The RS zoning district is consistent with the Residential (RES), Residential Cluster (RC), Open Space Recreation (OSR), Public (Hospital/Office), and Tahoe Donner PC land use classifications of the General Plan. September 2001 II-9 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 Do The designation of areas in the RS zoning district may also include: Establishing separate RS zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RS Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, RS-1 means one dwelling unit per acre and RS-4 means four units per acre. Establishing separate RS zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an "X" suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RS-X district on the Zoning Map shall not be further subdivided. RM (Residential Multi-Family) District. The RM zoning district is applied to parcels appropriate for multi-family residential uses. Appropriate densities range from four to 16 housing units per acre. The RM zoning district is consistent with the Residential (RES), High Density Residential (RH), and Tahoe Donner PC land use classifications of the General Plan. The designation of an area in the RM zoning district may include establishing separate RM zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RM Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, RM-8 means eight dwelling units per acre and RS-14 means fourteen units per acre. DRS (Downtown Single Family Residential) District. The DRS zoning district applies to areas in the Downtown Study Area with existing residential development or are appropriate for new single family infill and clustered development. Allowable densities range from 1 to 5 units per acre. The DRS zoning district is consistent with the single family residential land use classification of the Downtown Specific Plan. Separate DRS zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRS Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRS-10 means 10 dwelling units per acre and DRS-4 means four dwelling units per acre. DRM (Downtown Medium Density Residential) District. The DRM zoning district is applied to parcels in the Downtown Study Area with existing residential development and areas appropriate for new medium density infill and clustered development in the form of single family, duplexes, triplexes, and multi-family dwellings. The maximum allowable density is 14 dwelling units per acre. The DRM zoning district is consistent with the single family residential land use classification of the Downtown Specific Plan. Office uses may be allowed in the DRM zone in combination with residential uses. Separate DRM zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRM Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRM-10 means 10 dwelling units per acre and DRM-14 means 14 dwelling units per acre. September 2001 II-10 TRUCKEE MUNICIPAL CODE - TITLE 15, DEVELOPMENT CODE Residential Zoning Districts 18.08 DRH (Downtown High Density Residential) District. The DRH zoning district is applied to areas appropriate for multi-family residential uses. The maximum allowable density is 24 dwelling units per acre. The DRH zoning district is consistent with the Multi Family Residential land use classification of the Downtown Specific Plan Separate DRH zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRH Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRH-20 means 20 dwelling units per acre and DRH-24 means 24 dwelling units per acre. 18.08.030 - Residential Zoning District Land Uses and Permit Requirements mo General land use permit requirements. Tables 2-2 and 2-3 identify the uses of land allowed by this Development Code in each residential and downtown residential zoning district, and the land use permit required to establish each use, in compliance with Section 18.06.040. (Zoning District Regulations). Note: where the last column in the tables ("See Standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply. Be Activities within railroad rights-of-way. Railroad and railroad-related operations, activities, and facilities within the Union Pacific railroad right-of-way and operating properties are not subject to the requirements of this Development Code. September 2001 II-Il TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-2 - ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS AGRICULTURE, RESOURCE & OPEN SPACE USES Agricultural accessory structures P 18.58.060 Agricultural processing uses UP Animal raising and keeping P(2) 18.58.060 Nature reserves P P P Trails P P P RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Campgrounds UP Churches/places of worship UP UP UP 18.58.090 Community centers UP UP UP Equestrian facilities, commerciaI or public UP UP 18.58.060 Golf courses and country clubs UP UP UP Membership organization facilities UP UP UP Outdoor commercial recreation UP UP UP Parks and playgrounds UP UP UP Private residential recreational facilities MUP MUP MUP Recreational vehicle (RV) parks UP(3) UP(3) UP(3) 18.58.150 Religious retreats and organizational camps UP Schools - Public and private UP UP UP Schools - Specialized education and training UP UP UP Ski lift facilities and ski runs UP UP UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.ft, or more of floor area or 26,000 sq.ft, or more of site disturbance. 18.74 MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals, or the raising and keeping of animals over a certain number. (3) Allowed only as part of a mobile home park in accordance with Section 18.58.150. Continues on next page. II42 September 2001 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-2 - ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS (Continued) RESIDENTIAL USES De[ached living areas P P P 18.58.100 Emergency shelters/transitional living centers UP Mobile home as a temporary residence during construction P P P 18.58.160 Mobile home parks UP UP UP 18.58.150 Multi-family dwellings, 2 to 10 units P 18.58.180 Multi-family dwellings, 11 and more units DP 18.58.180 Multi-family dwellings, individual ownership, 2 to 10 units UP P 18.58.180 Multi-family dwellings, individual ownership, 11 or more units UP DP 18.58.180 Residential care homes, 7 to 12 clients UP UP UP Rooming and boarding houses UP Secondary residential units P P 18.58.230 Senior citizen/disabled congregate care housing UP 18.58.240 Single-family dwellings P P P Transient rental, multi-family dwellings UP UP Transient rental, single family dwellings P P P RETAIL TRADE USES I Accessory retail uses I I ] UP I 18.58.030 KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,0(KI sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.ft, or nlore of floor area or 26,000 sq.ft, or more o£ site disturbance. 18.74 MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals, or the raising and keeping of animals over a certain number. Continues on next page. II-13 September 2001 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-2 - ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS (Continued) SERVICE USES Bed and breakfast inns MUP MUP MUP 18.58.070 Cemetaries, columbariums, mausoleums UP Child day care centers UP UP UP 18.58.080 Child day care, large family day care homes P P P 18.58.080 Public buildings and structures UP UP UP Public safety and utility facilities UP UP UP Snow removal business UP Storage, accessory to multi-family residential project UP UP UP TEMPORARY USES Commercial filming TUP TUP TUP Model homes MUP MUP MUP Offices, temporary TUP TUP TUP Offices. temporary real estate MUP MUP MUP Tetnporary work trailers TUP TUP TUP TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES Electric utility facilities UP UP UP 18.58.114 Pipelines UP UP UP Railroad and railroad-related operations (3) Telecommunications facilities UP 18.58.250 Utility lines P P P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.fl, or more of floor area or 26,000 sq. ft. or more of site disturbance. 18.74 MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals, or the raising and keeping of animals over a certain number. (3) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-of-way and operating properties are not subject to the land use permit and development standards of the Development Code. 11-14 September 2001 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Residential Zoning Districts 18.08 TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS D: i ::~S~ii~:' AGRICULTURE, RESOURCE & OPEN SPACE USES Nature reserves P P Trails P P P RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Churches/places of worship UP UP UP 18.58.090 Community centers UP UP Membership organization facilities UP UP Parks and playgrounds UP UP UP Private residential recreational and community facilities MUP MUP MUP Schools - Public and private UP UP UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor area or 26,000 sq.ft, or more of site disturbance. 18.74 MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). Continues on next page. September 2001 Ii-15 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Residential Zoning Districts 18.08 TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS (Continued) RESIDENTIAL USES Detached living areas P P P 18.58. i00 Emergency shelters/transitional living centers UP Mobile home as a temporary residence during construction P P P 18.58.160 Mobile home parks UP UP UP 18.58.150 Multi-family dwellings, 2 to 10 units UP P P 18.58.180 Multi-family dwellings, 11 and more units UP DP DP 18.58.180 Multi-family dwellings, individual ownership, 2 to 10 units UP P P 18.58.180 Multi-family dwellings, individual ownership, 11 or more units UP DP DP 18.58.180 Residential care homes, 7 to 12 clients UP UP UP Rooming and boarding houses UP Secondary residential units P P 18.58.230 Senior citizen/disabled congregate care housing UP UP 18.58.240 Single-family dwellings P P P Transient rental, multi-family dwellings UP UP UP Transient rentaI, single family dwellings P P P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor area or 26,000 sq.ft, or more of site disturbance. 18.74 MUP Conditional use, Minor Use Permit approval required, l 8.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). Continues on next page. September 2001 II-16 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Residential Zoning Districts 18.08 TABLE 2-3 ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN RESIDENTIAL ZONING DISTRICTS (Continued) SERVICEUSES Bed and breakfast inns MUP MUP MUP 18.58.070 Child da7 care centers UP UP UP 18.58.080 Child day cam. large family day care homes p P P 18.58.080 Public buildings and structures UP UP UP Public safety and utility facilities UP UP UP Spring water pumping UP UP Storage, accessory to multi-famil? residential project UP UP UP Studios (art, dance, music, photography) secondary to primary UP UP residential use TEMPORARY USES Commercial filming TUP TUP TUP Model homes MUP MUP MUP Offices, temporary real estate MUP MUP MUP Temporary work trailers TUP TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES Electric utility facilities UP UP UP 18.58.114 Pipelines UP UP UP Railroad and railroad-related operations (2) Utility lines P P P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.fl, or more of floor area or 26,000 sq.fl, or more of site disturbance. 18.74 MUP Conditional use, Minor Use Permit ap?royal required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary' use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-of-way and operating properties are not subject to the land use permit and development standards oi" the Development Code. September 2001 II-17 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Residential Zoning Districts 18.08 18.08.040 - Residential Zoning District General Development Standards Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-4, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards). TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS Requirement b~' Zoning District Development Feature RR [ RS I RM Minimum lot size (1) Minimum area and width for new parcels, except as otherwise provided by 18.08.050 (Minimum Lot Area and Maximum Density), and 18.92 (Subdivision Design). The total number of lots that may be allowed is determined by Section 18.08.050. Lot area 3 acres with on-site water 3 acres with on-site water 10,000 sq.ft, with public and on-site sewage and on-site sewage water and sewer; no disposal: disposal; subdivision allowed 1.5 acres with public water 1.5 acres with public water otherwise. and/or public sewer; an/or public sewer; I0,000 sq.ft, with public i0,000 sq.ft, with public water and sewer, water and sewer. Lot width (2) 70 ft. for interior lots, 70 fl. for interior lots, 70 ft. for interior lots; 75 ft. for comer lots in the 75 ft. for corner lots in the 75 ft. comer lots. RS district; RS district; 120 ft. elsewhere. 120 ft. elsewhere. Residential density (3) 1 single-family unit per lot; and one secondary residential See 18.08.050 (Minimum unit in compliance with 18.58.230 (Secondary Residential Lot Area and Maximum Units). Density). Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front (4) 20 ft.; 20 ft. on parcels of 3 acres or larger. Sides (each) 10 ft.; 30 ft. on parcels of 3 acres or larger. Street side (4) 15 fL; 30 lt. on parcels of 3 acres or larger. Rear 20 ft.: 30 ft. on parcels of 3 acres or larger. Between structures As required by Town Building Code As required by Town Building Code. Continues on next page. September 2001 I1-18 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Renuirement bv Zonine District Develooment Feature Rp~ { I Clustered units Required ['or all development in compliance with Chapter 18.46 (Open Space/Cluster Requirements). Fluor Area Ratio 0.50 maximum for parcels adjacent to Donner Lake; no maximum FAR requirement (FAR) elsewhere. Site coverage (5) 40% maximum; 50% maximum on lots of I0,000 sq.ft, or 50% maximum smaller. Open space For individual lots, none required other than provided by 30% or in compliance with setback areas and maximum site coverage requirements. 18.46 (Open Space/Cluster Requirements), whichever is greatest. Height limit (6) 35 ft. or 3~/2 stories, whichever is less. See 18.30.090 (Height Measurement and Height Limit Exceptions) for exceptions. Landscapin§ None required. I See Chapter 18.40. Parking As required by Chapter 18.48 (Parking and Loading Standards). Notes: (1) Clustered residential projects, condominiums, townhome, or planned development projects may be subdivided with smaller parcel sizes for ownership purposes and narrower lot widths, with these requirements determined through the subdivision review process. (2) Measured at the front setback line. (3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapter 18.32 (Affordable Housing) for possible density bonuses. (4) Garage may be allowed within front and street side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.210 (Residential Accessory Uses and Structures) for garage setback exception. Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). Maximum allowable height for structures. (5) (6) Continues on next page. September 2001 II-19 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Requirement by Zoning District Development Feature DRS DRM DRIt Minimum lot size ( 1) Minimum area and width for new parcels, except as otherxvise provided by 18.08.050 (Minimum Lot Area and Maximum Density), and 18,92 (Subdivision Design). The total number of lots that may be allowed is determined by Section 18.08.050. Lot area 4,000 sq.ft. Lot width (2) 40 ft. Residential density (3) I single-family unit per See 18.08.050 lot; and one secondary residential unit in compliance with 18.58.230. Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front (4) 15 ft. Sides (each) 5 ft. [ 10 ft. Street side (4) 10 ft. Rear 20 ft. 25 ft. Between structures As required by Town Building Code Clustered units Required for all development in compliance with Chapter 18.46 (Open Space/Cluster Keqmrements~}. Site coverage (5) 70% maximum 70% maximum 70% maximum Open space None required, other than 30% or in compliance with 18.46 (Open Space/Cluster provided by setback areas Requirements), whichever is greatest. and maximum site coverage requirements. Height limit (6) 35 lt. or 3V2 stories, whichever is less. See 18.30.090 (Height Measurement and Height Limit Exceptions) for exceptions. Continues on next page. September 2001 I1-20 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 TABLE 2-4 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Notes: (1) Clustered residential pro.lects, condominiums, townhome, or planned development projects may be subdivided with smaller parcel sizes for ownership purposes and narrower lot widths, with these requirements determined through the subdivision review process. (2) Measured at the front setback line. (3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18~08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Usc Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapter 18.32 (Affordable Housing) for possible density bonuses. (4) Garage may be allowed within front and street side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.210 (Residential Accessory Uses and Structures) for garage setback exception. (5) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). (6) Maximum allowable height for structures. 18.08.050 - Minimum Lot Area and Maximum Density The minimum area for each parcel proposed in a subdivision, and the maximum density of residential development is determined by Section 18.08.040 (Residential Zoning District General Development Standards), except where the Zoning Map applies a numerical suffix to a residential zoning district map symbol in compliance with this Section. In all cases, the approval of a residential subdivision through the Tentative Map process may result in fewer dwelling units being allowed than the maximum allowable density established by this Chapter. See also Chapter !8.32 (Affordable Housing Incentives) for possible density bonuses. A. RR, RS, and DRS districts. Where minimum lot area and density requirements are established by the Zoning Map, a suffix to the zoning district map symbol shall state the maximum density, expressed as dwelling units per acre. For example, RR-0.1 means one unit per 10 acres; and RS4 means four units per acre. The maximum number of parcels allowed and the minimum area for each dwelling unit shall be equivalent to the density established on the Zoning Map Where no further subdivision of existing parcels is allowed because the maximum density designated by the General Plan has been achieved through previous subdivisions, the Zoning Map symbol shall include an "X" suffix. For example: RS-X. Where no further subdivision of a pamel is allowed because the parcel upon its subdivision would exceed the maximum density established by the Zoning Map, the review body may approve a tentative map proposing to subdivide the parcel if all of the following conditions are met: The subdivision will create only one additional parcel, and the newly created parcels cannot be further subdivided under the maximum density established by the Zoning Map; September 2001 II-21 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Residential Zoning Districts 18.08 The parcel before subdivision is at least 90 percent of the parcel size needed to divide the parcel into two parcels under the maximum density established by the Zoning Map (e.g. a parcel with a density of one unit per five acres would have to be at least nine acres in size - 90% of 10 acres); c. The zoning district and maximum density in existence and applied to the parcel prior to adoption of this Development Code would have permitted the subdivision; and d. The parcel was created on or prior to February 15, 1996. 4. The review body may approve a tentative map proposing parcels 2.5 to 10 acres in size only if all of the following findings can be made: a. The subdivision is located within or adjacent to an established rural subdivision or an area developed with similar size parcels; and Further subdivision of the parcels will not be permitted or a planned development has been adopted for the subdivision which will ensure the orderly subdivision and development of the parcels to sizes less than 2.5 acres. B. RM, DRM, and DRH districts. The number of dwelling units allowed on a parcel within the RM zoning district shall be determined as follows. Map symbol sulTLx. The suffix to the zoning district map symbol shall state the maximum number of dwelling units allowed per acre. For Example, RM-6 means six dwelling units per acre; and RM-20 means 20 dwelling units per acre. Density based on number of bedrooms. Within the RM, DRM, and DRH zoning districts, the allowed number of dwelling units shall also be based on the number of bedrooms in each unit, as shown in Table 2-5. TABLE 2-5 DWELLING UNIT EQUIVALENTS BASED ON NUMBER OF BEDROOMS Equivalent Number of Number of Bedrooms in Unit i 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 multi-family dwelling units that may be allowed on a site shall be calculated by multiplying the total site area by the number of units allowed in the zoning September 2001 II-22 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 Co district; and then dividing the number of units allowed on the site by the desired equivalent number of dwelling units. For example, the maximum number of units allowed on a .62-acm site in the RM-6 district would be calculated as: 0.62 acres x 6 units/acre = 3.72, which equals 3 units allowed. 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 Table 2-5 does not exceed three. The results of density calculations may only be expressed as whole numbers, with any fractions rounded down to the next lower whole number. Density Incentives. The maximum density requirements established by this section may be increased by the review authority, subject to the following standards. The review authority shall find that the density increase is proportional to the benefit provided by the project, including exemplary design and environmental sensitivity, and compliance with the other provisions of this Section. 2. Density may be increased by five percent of the maximum density up to a maximum of 15 percent, based on each/any of the following project features: a. Lands are dedicated for public open space, public access, and/or public recreation beyond that necessary for the project; b. The site is within the preferred infill area shown on Sheet 28 of the Town Zoning Map; and/or The project will provide enhanced public facilities which are needed by the Town beyond those required for the project as mitigation measures (for example, transit facilities). No increased density shall be granted unless the Town Engineer first determines that the increased project density will not create unmitigable traffic circulation impacts in the site vicinity or elsewhere in the Town. September 2001 II-23 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Residential Zoning Districts 18.08 September 2001 I1-24 TRUCKEE MUNICIPAL CODE - TITLE [ 8, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 CHAPTER 18.12 - COMMERCIAL AND MANUFACTURING ZONING DISTRICTS Sections: 18.12.010 - Purpose of Chapter 18.12.020 - Purposes of Commercial and Manufacturing Districts 18.12.030 - Commercial and Manufacturing District Land Uses and Permit Requirements 18.12.040 - Commercial and Manufacturing District General Development Standards 18.12.050 - Floor Area Ratio Criteria 18.12.060 - Mixed Use Component 10.12.070 - Downtown Commercial District Development Standards 18.12.080 - Manufacturing District Performance Standards 18.12.010 - Purpose of Chapter This Chapter provides regulations applicable to existing development and new land uses in the commercial and industrial zoning districts established by Section 18.06.020 (Zoning Districts Established). 18.12.020 - Purposes of Commercial and Manufacturing Districts The purposes of the individual commercial and manufacturing/industrial zoning districts and the manner in which they are applied are as follows. CN (Neighborhood Commercial) District. The CN zoning district is applied to areas appropriate for retail sales, offices, and services serving the daily needs of nearby residents. This district may also accommodate mixed-use developments with residential and commercial uses. The development standards and permit requirements of the CN district are intended to create a pedestrian-oriented environment. The floor area ratio for commercial development is 0.20, and the density for residential development within the CN district is four units per acre for mixed use developments and 12 units per acre for stand-alone multi-family residential projects. The CN zoning district is consistent with the Residential, Residential High Density, Commercial, Public (Hospital/Office), and Tahoe Donner PC land use classifications of the General Plan. CG (General Commercial) District. The CG zoning district is applied to areas appropriate for a wide range of retail shopping uses. This district may also accommodate mixed-use developments with residences. The floor area ratio for commercial development is 0.20, and the density for residential development within the CG district is four units per acre for mixed-use developments and 12 units per acre for stand-alone multi-family residential projects. The CG zoning district is consistent with the Commercial and Public (Hospital/Office) land use classifications of the General Plan and the Commercial land use classification of the Downtown Specific Plan. C. CH (Highway Commercial) District. The CH zoning district is applied to locations along highways and it is intended to provide highway and tourist related services. The floor area ratio September 2001 I[-25 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 Do Eo Fo for commercial development in the CH zoning district is 0.20. The CH zoning district is consistent with the Commercial land use classification of the General Plan. CS (Service Commercial) District. The CS zoning district is applied to areas appropriate for more intensive commercial activities than am allowed in other commercial zoning districts. The floor area ratio for commercial development in the CS zoning district is 0.20, and the density for residential development within the CS district is 4.0 units per acre for mixed-use developments. The CS zoning district is consistent with the Commercial and Industrial land use classifications of the General Plan. M (Manufacturing/Industrial) District. The M zoning district is applied to areas appropriate for manufacturing/industrial uses including processing, distributions, and storage. The floor area ratio for industrial development in the M zoning district is 0.20. The M zoning district is consistent with the Industrial land use classification of the General Plan. DMU (Downtown Mixed Use) District. The DMU zoning district is applied to areas in the Downtown Study Area appropriate for a combination of retail sales, offices, services, lodging, and residential land uses. The development standards and permit requirements of the DMU district are intended to create a pedestrian-oriented mixed-use environment. There is no maximum floor area ratio. The maximum density for residential development is 24 dwelling units per acm. The DMU zoning district is consistent with the Mixed Use land use classification of the Downtown Specific Plan. DC (Downtown Commercial) District. The DC zoning district is applied to areas in the Downtown Study Area appropriate for a wide range of commercial uses in or near the Downtown Core, including retail sales, restaurants, and offices. Them is no maximum floor area ratio. The DC zoning district is consistent with the Commercial land use classification of the Downtown Specific Plan. DYL (Downtown Visitor Lodging) District. The DVL zoning district is applied to the "gateway property" at the southwest comer of the 1-80 / Highway 267 interchange. The DVL district accommodates lodging as the primary use. Secondary & appurtenant uses such as a restaurant, meeting rooms, and a visitor center are allowed. The maximum floor area ratio is 0.25. The DVL district is consistent with the Visitor Lodging land use classification of the Downtown Specific Plan. DM (Downtown Manufacturing) District. The DM zoning district is applied to areas in the Downtown Study Area appropriate for manufacturing/industrial uses. Them is no maximum floor area ratio. The DM zoning district is consistent with the Industrial land use classification of the Downtown Specific Plan. September 2001 II-26 TRUCKEE MUNICIPAL CODE - TITLE 1 8, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 18.12.030 - Commercial and Manufacturing District Land Uses and Permit Requirements General land use permit requirements. Tables 2-6 and 2-7 identify the uses of land allowed by this Development Code in the commercial and manufacturing/industrial zoning districts, and the land use permit required to establish each use, in compliance with Section 18.06.040 (Zoning District Regulations). Note: Where the last column in the tables ("See Standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply. Activities within railroad rights-of-way. Railroad and railroad-related operations, activities, and facilities within the Union Pacific railroad fight-of-way and operating properties are not subject to the requirements of this Development Code. September 2001 Ii-27 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS AGRICULTURE, RESOURCE & OPEN SPACE USES Mining and quarrying Nature reserves Trails KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26.000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.ft, or more of floor 18.74 area or 26,(X)0 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30.110(E) (Screening between neighborhood commercial and residential land uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood commercial and residential land uses). September 2001 II-28 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) 18.12 ........ PERMI r REQUIREMEN f BY DISTRICT: ..... See stan , ..a.~ L~D ~SE i ii'/Secti6n~ MANUFACTURING & PROCESSING USES Aggregate processing and batch plants UP Chemical products UP Clothin,~ products P Concrete, gypsum, and plaster products UP Electrical and electronic equipment, instruments P Food and beverage distribution UP UP P Food and beverage products UP UP P Furniture/fixtures manufacturing, cabinet shops UP P Glass products P Handcraft industries, small-scale manufacturing P Laundries and dry cleaning plants P Lumber and wood products P Machinery manufacturing P Metal fabrication, machine, and welding shops P Motor vehicles and transportation equipment UP Paper products UP Paving and roofing materials UP Pharmaceuticals P Plastics and rubber products UP Printing and publishing P P P Recycling - Composting UP 18.58.220 Recycling - Large collection facility UP 18.58.220 Recycling - Reverse vendin,~ machines P P UP P P 18.58.220 Recycling - Scrap and dismantling yards UP 18.58.220 Recycling - Small collection facility MUP MUP P 18.58.220 Stone and cut stone products P Structural clay and pottery products P Textile and leather products P Warehousing, wholesaling and distribution P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.fi, or more of floor 18.74 area or 26,000 sq.a. or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30.110(B) (Screening between neighborhood commercial and residential land uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood commercial and residential land uses). September 2001 II-29 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Churches/places of worship UP UP UP UP 18.58.090 Community centers P P UP Docks and piers, commercial MUP MUP Health/fitness facilities UP P P Ice skating rinks P p Indoor recreation centers P p Libraries and museums P P Marina UP UP Membership organization facilities MUP P Outdoor commercial recreation MUP P MUP Parks and playgrounds UP UP UP UP Recreational vehicle (RV) parks UP Schools - Public and private UP P Schools - Specialized education and training P UP UP Studios - Art, dance, music, photography, etc. P P P P Theaters and meeting halls UP UP RESIDENTIAL USES Caretaker and employee housing MUP MUP MUP Emergency shelters/transitional living centers UP UP UP UP Live/work quarters MUP MUP MUP MUP 18.58.130 Multi-family dwellings, 11 and more units UP UP 18.58.180 Multi-family dwellings, in commercial/industrial project UP UP UP UP 18.58.180 Senior citizen/disabled congregate care housing UP 18.58.240 Single-family dwelling MUP(3) Single-room occupancy (SRO) housing UP UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Pemfit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30. i 10(E) (Screening between neighborhood commercial and residential land uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood commercial and residential land uses). (3) Use allowed only within the Donner Lake Community Area as shown on the General Plan Land Use Diagram. September 2001 II-30 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) i ~¢iiiand~-di RETAIL TRADE USES (3) Accessory retail uses P P UP P P 18.58.030 Adult entertainment businesses P 18.58.050 Alcoholic beverage sales, other than beer and wine MUP MUP UP MUP Auto, mobile home and vehicle sales UP UP Auto pans sales P P UP P Bars and drinking, establishments UP UP Building material sales UP P Convenience stores MUP MUP UP Furniture. furnishings, and equipment stores P P P Grocery stores P P Outdoor retail sales and displays UP UP UP UP P 18.58.I90 Plant nurseries and garden supply stores MUP MUP Restaurants. counter service P P UP P Restaurants, drive4hrough UP 18.58. 110 Restaurants, table service P P UP Retail stores, general mechandise P P UP P Second hand stores P P Warehouse retail stores P p KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required, t8.76 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30.110(E) (Screening between neighborhood commerciaI and residential land uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood commercial and residential land uses). (3) Buildings greater than 40,000 s.f. occupied by a single retail trade business shall not be permitted unless such buildings and retail trade business are allowed under a specific plan adopted for the property. September 2001 II-31 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) SERVICE USES Automated teller machines (ATMs) P P UP Banks and financial services P P UP Bed and breakfast inns MUP P MUP 18.58,070 Business support services p p Car wash UP UP UP(3) UP Card lock fueling facilities UP P Child day care centers P P UP 18.58.080 Child day care, large family day care homes P 18.58.080 Construction contractor's yard UP P Hotels and motels UP P UP UP Laundromat p p p p Medical services - Clinics and labs P P Medical services - Extended care UP P Medical services - Hospitals UP P Mortuaries P Offices, accessory, to primary use P P P P p Offices, business and professional P P P Outdoor storage and work areas UP P Personal services p p p Public buildings and structures UP(4) UP(4) UP(4) UP(4) UP(4) Public safety and utility facilities UP UP UP UP UP Repair/maintenance - Consumer products P P p Repair/maintenance - Vehicle UP UP P P Research and development (R&D) P P P p Service stations P P UP P Snow removal business UP UP UP UP P Storage, personal storage facilities (mini-storage) UP P P Veterinary clinics, animal hospitals, kennels, boarding UP P UP Visitor center P P UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 7,500 sq.fl, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporar,/Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E mg, arding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30. 110(E) (Screening between neighborhood commercial and residential lnnd uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood cormmercial and residential land uses). (3) Use allowed mdy appurtenant to service station. (4) Permitted if the public agency use (e.g, office, outdoor storage, etc.) is permitted in zoning district, UP otherwise. September 2001 IL32 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 4. Multi-family residential; 5. Neighborhood commercial centers; 6. Office buildings; 7. Outdoor retail sales; and 8. Service stations and car washes. Project proponents should first review the General Design Guidelines that apply to all projects. If the proposed project is listed above as a "Specific Land Use," more detailed guidelines will be found in the Design Guidelines for Specific Land Uses. 18.24.040 - General Design Guidelines This Section provides general design guidelines/principles that applicable to multi-family residential, commercial, industrial, and public/institutional projects throughout the Town. The general guidelines are also applicable to institutional-type developments and to office-type projects in any zoning district where they are allowed. A. Overall design objectives. The design of each project should work toward achieving the following objectives: 1. Consider Tmckee's small town scale and mountain environment and demonstrate sensitivity to the contextual influences of the surrounding area; 2. Articulate building forms and elevations to create interesting roof lines, building shapes, and patterns of shade and shadow, and avoid box-like structures with large flat wall planes; Utilize landscaping to provide project amenities and to screen parking, equipment and storage areas; 4. Provide site access, parking and circulation that is planned in a logical, safe manner; 5. Consider the need for signs and their appropriate locations early in the design process; and 6. Design spaces for outside equipment, trash receptacles, storage, and loading areas in the least conspicuous part of the site. B. Site planning guidelines. Project site planning should comply with the following guidelines. 1. Consider adjacent development. Each development proposal should demonstrate consideration for the existing conditions on and off the site including the following: a. Land use and site organization of neighboring properties; b. Architectural character/style of neighboring structures; September 2001 II-64 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-6 - ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) TEMPORARY USES Commercial filming TUP TUP TUP TUP TUP 18.62 Off-site contractor's construction yard TUP TUP TUP TUP TUP 18.62 Offices, temporary TUP TUP TUP TUP TUP 18.62 On-site material processing TUP TUP TUP TUP 18.62 On-site soil remediation activities TUP TUP TUP TUP TUP 18.62 Outdoor retail sales, temporary TUP TUP TUP TUP TUP 18.62 Seasonal sales lot TUP TUP TUP TUP TUP 18.62 Temporary events, non-profit organization TUP TUP TUP TUP TUP 18.62 Temporary work trailers TUP TUP TUP TUP TUP 18.62 TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES Broadcasting studios p p Commercial parking and vehicle storage UP UP Electric utility facilities UP UP UP UP UP 18.58.I 14 Pipelines UP UP UP UP UP Railroad and railroad-related operations (3) Telecotnmunications facilities UP UP UP UP UP 18.58.250 Tow yard UP P Transit stations and terminals UP UP UP Transit stops shelters p p p p p Truck stops UP Utility lines p p p p p Vehicle and freight terminals UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 7,500 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required fi~r permitted projects with 7,500 sq.ft, or more of floor 18.74 area or 26,000 sq.fl, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use on a site adjacent to a residential zoning district shall comply with the special setback, screening, and landscaping standards in Section 18.30.110(E) (Screening between neighborhood commerciaI and residential land uses) and Section 18.40.040(E) (Landscaping requirements between neighborhood cmnmercial and residential land uses). (3) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-of-way and operating properties are not snbject to the land use permit and development standards of the Development Code. September 2001 11-33 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufacturing Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS S~ ~n~i ! : LANDUSE (1)...... DM :D : :i: :::: itl SectiOn-:: AGRICULTURE, RESOURCE & OPEN SPACE USES Trails p p p p MANUFACTURING & PROCESSING USES Chemical products UP Clothing products P Concrete, gypsum, and plaster products UP Electrical and electronic equipment, instruments P Food and beverage distribution UP UP UP UP Food and beverage production UP UP UP UP Furniture/fixtures manufacturing, cabinet shops P Glass products UP P UP Handcraft industries, small-scale manufacturing UP UP P UP Laundries and dry cleaning plants P Lumber and wood products P Machinery manufacturing P Metal fabrication, machine, and welding shops P Motor vehicles and transportation equipment P Paper products P Pavin~ and roofin~, materials UP Pharmaceuticals P Plastics and rubber products UP Printing and publishing P P p p Recycling - Composting P 18.58.220 Recycling - Large collection facility P 18.58.220 Recyclin¥ - Reverse vendin~ machines P P P P 18.58.220 Recycling - Small collection facility MUP MUP P MUP 18.58.220 Stone and cut stone products P Structural clay and pottery products P p p p Textile and leather products P Warehousing, wholesaling, and distribution P KEY TO PER1MIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required fi)r permitted projects with 5,000 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use. Use Perlnit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (l) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). September 2001 II-34 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufacturing Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Churches/places of worship UP UP UP UP 18.58.090 Community centers p p p Health/fimess facilities p p p Ice skating rinks p p Indoor recreation centers P Libraries and museums p p p Membership organization facilities P P p Outdoor commercial recreation UP P UP Parks and playgrounds UP UP UP UP Schools - Public and private UP P P Schtools - Specialized education and trainin,~ UP P P Theaters and meeting hails UP P P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). Table continues on next page. September 2001 11-35 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufactur/ng Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) P~tlT EQU[RE~IENTBY DISTRICT ..... S~stan ii::. LANDUSE ( ): : D~iU :D~ : :: ..... inse~ti°n;i i RESIDENTIAL USES Caretaker and employee housing MUP MUP MUP MUP Detached living areas P 18.58.100 Emergency shelters/transitional livin~ centers UP Live/work quarters MUP MUP MUP 18.58.130 Multi-falnily dwellings, 2 ti) 10 units P (2) 18.58.180 Multi-family dwellings, 11 and more units DP (2) 18.58.180 Multi-family dwellings, individual ownership, 2 to 10 units P (2) 18.58.180 Multi-family dwellings, individual ownership, 11 or [note units DP (2) 18.58.180 Multi-family dwellings, in commercial/industrial project MUP UP UP 18.58.180 Residential care homes, 7 to 12 clients UP Roomin$ and boarding, houses UP Secondary residential units P 18.58.230 Senior citizen/disabled congregate care housing UP 18.58.240 Single-fmnily dwellings P (2) Single-room occupancy (SRO) housing UP Transient rental, multi4'amily dwellinss UP Transient rental, single family dwellings P KEY TO PERMIT 1LEQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.fl, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regardin$ uses not listed. Notes: (l) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Stand-alone residential projects must comply with residential development standards of DRM zoning district. Table continues on next page. September 21101 II-36 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufacturing Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) RETAIL TRADE USES Accessory retail uses P P P P 18.58.030 Adult entertainment businesses UP 18.58.050 Alcoholic beverage sales, other than beer and wine MUP MUP MUP MUP Auto parts sales p p p Bars and drinking establishments UP P P Building material sales p Convenience stores p p Furniture, furnishings, and equipment stores P p p Grocery stores p p p Outdoor retail sales and displays UP UP UP UP 18.58. 190 Plant nurseries and garden supply stores MUP MUP MUP MUP Restaurants, counter service p p p Restaurants, table service p p p Retail stores, general mechandise p p p Second hand stores p p p Warehouse retail stores P KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,0(×) sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.fl, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 Definitions, Glossary). Table continues on next page. September 2001 I[-37 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufacturing Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) SERVICE USES Automated teller machines (ATMs) p p p Banks and financial services p p p Bed and breakfast inns MUP P 18.58.070 Business support services p p p Car wash UP Card lock fueling facilities UP Child day care centers UP P P 18.58.080 Child day care, large family day care homes P 18.58.080 Construction contractor's yard UP Hotels and motels UP P p Laundromats p p Medical services - Clinics and labs p p p Medical services ~ Extended care UP P Mortuaries UP UP UP Offices, accesso~ to primary use p p p p Offices. business and professional p p p Outdoor storage and work area UP Personal services p p p Public buildings and structures UP(2) UP(2) UP(2) UP(2) Public safety and utility facilities UP UP UP UP Repair/maintenance - Consumer products p p p p Repair/maintenance - Vehicle p Research and development (R&D) p p p p Service stations UP UP Snow removal business UP Storage, personal storage facilities (mini-storage) P Veterinary clinics, animal hospitals, kennels, boarding UP P P Visitor center p p p KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.ft. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Perlnit approval required. 18~76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use. Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (i) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Permined if the public agency use (e.g. office, outdoor storage, etc.) is penrfitted in zoning district, UP otherwise. September 20111 II-38 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Downtown Commercial and Manufacturing Districts 18.12 TABLE 2-7 - ALLOWED USES AND PERMIT REQUIREMENTS FOR DOWNTOWN COMMERCIAL AND MANUFACTURING DISTRICTS (Continued) TEMPORARY USES Commercial filming TUP TUP TUP TUP 18.62 Off-site contractor's construction yard TUP TUP TUP TUP 18.62 Offices, tempora~ TUP TUP TUP TUP 18.62 On-site material processing TUP TUP TUP 18.62 On-site soil remediation activities TUP TUP TUP TUP 18.62 Outdoor retail sales, tempora~ TUP TUP TUP TUP 18.62 Seasonal sales lot TUP TUP TUP TUP 18.62 Tempora~ events, non-profit organization TUP TUP TUP TUP 18.62 Temporary work trailers TUP TUP TUP TUP 18.62 TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES Broadcasting studios P P Commercial Parking and vehicle storage UP UP UP UP Electric utility facilities UP UP UP UP 18.58.114 Pipelines UP UP UP UP Railroad and railroad-related operations (2) Telecommunications facilities UP UP UP UP 18.58.250 Tow yard UP Transit stations and terminals p p p Transit stop shelters p p p p Utility lines P p p p Vehicle and freight terminals UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for projects with less than 5,000 sq.fl. 18.72 of floor area and less than 26,000 sq.ft, of site disturbance; Development Permit required for permitted projects with 5,000 sq.ft, or more of floor 18.74 area or 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-of-way and operating properties are not subject to the land use permit and development standards of the Development Code. Ii-39 September 21101 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 18.12.040 - Commercial and Manufacturing District General Development Standards Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-8, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards). TABLE 2-8 COMMERCIAL AND MANUFACTURING DISTRICT GENERAL DEVELOPMENT STANDARDS Requirement by Zoning District Development Feature CN I CG I CH Setbacks required None, except as may be required through land use permit conditions of approval to address screening, landscaping, design guidelines, and other land use and visual compatibility issues. Floor Area Ratio (FAR) 0.20; See 18.12.050 (FAR Criteria) for possible FAR increases. Site coverage (1} 70% maximum. Open space 20% or m compliance with 18.46 (Open Space/Cluster Requirements), whichever is greatest. Height limit (2) 50 ft. or 3'/2 stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscape Standards). Mixed Use Component As required by Section 18.12.060 (Mixed Use Cmnponent). Outdoor activities All sales, displays and storage shall be conducted within an enclosed building, unless outdoor activities are approved in compliance with 18.58.190 (Outdoor Display and Sales Standards) and 18.58.200 (Outdoor Storage and Work Areas). Parking and loading As required by Chapter 18.48 (Parking and Loading Standards). Signs As required by Chapter 18.54 (Signs). Notes: (1) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter l 8.220 (Definitions. Glossa~). (2) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions). Continues on next page. September 2{}01 II-40 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-8 COMMERCIAL AND MANUFACTURING DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Requirement by Zoning District Development Feature CS I M Setbacks required None, except as may be required through land use permit conditions of approval to address screening, landscaping, design guidelines, and other land use and visual compatibility issues. Floor Area Ratio (FAR) 0.20; See 18.12.050 (FAR Criteria) for possible FAR increases. Site coverage (i) 70% maximum Mixed Use Component As required by Section 18.12.060 (Mixed Use Component). Open space 20% or in compliance with 18.46 (Open Space/Cluster Requirements), whichever is greatest. Height limit (2) 50 fl. or 3V2 stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscape Standards). Outdoor activities All sales, displays and storage shall be conducted within an enclosed building, unless outdoor activities are approved in compliance with 18.58.190 (Outdoor Display and Sales Standards) and 18.58.200 (Outdoor Storage and Work Areas). Parking and loading As required by Chapter l 8.48 (Parkin~ and Loading). Signs As required by Chapter 18.54 (Signs). Notes: (l) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). (2) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions). Continues on next page. September 2001 I1-41 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-8 COMMERCIAL AND MANUFACTURING DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Requirement by Zoning District Development Feature DMU DC } DVL [ DM Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdi- vision Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front Edge of the existing or future sidewalk 15 ft. from 25 ft. improvement as determined by the Town property lines Engineer. adjacent to State Highway 267. Sides (each) None required. 15 ft.; 100 ft. from None required. Truckee Cemetery property lines. Street side Edge of the existing or future sidewalk 125 ft. from Edge of the improvement as determined by the Town property lines existing or future Engineer. adjacent to sidewalk Interstate 80. improvement as determined by the Town Engineer. Rear None required. 15 ft.; 100 ft. from Truckee Cemetery property lines. Floor Area Ratio (FAR) No maximum FAR requirement. 0.25 (1) No maximum FAR requirement. Site coverage (2) No maximum. 50% maximum. 75% maximum. Height limit (3) 50 ft. or 3~/: stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscaping Standards). Outdoor activities All sales, displays and storage shall be conducted within an enclosed building, unless outdoor activities are approved in compliance with 18.58. 190 (Outdoor Display and Sales Standards) and 18.58.200 (Outdoor Storage and Work Areas/. Parking and loading As required by Chapter 18.48 (Oft:Street Parking and Loading). Signs As required by Chapter 18.54 (Signs). Continues on next page. September 2001 II-42 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 TABLE 2-8 COMMERCIAL AND MANUFACTURING DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Notes: (1) The total allocation of FAR may be used for a visitor lodging facility. Additional uses may be approved based on the following standards: (a) Seven percent (7%) of the available FAR may be used for one table service restaurant. This restaurant must be constmcted in conjunction with a lodging project, but the restaurant floor area is not subject to the proportion requirement described in Note (l)(b) below. (b) In addition to the restaurant described in Note (l)(a), commercial development consistent with the allowed uses for the DVL district in Table 2-7 [nay be approved. The floor area of this commercial development shall be counted towards the available FAR and shall be phased in proportion to the amount of lodging floor area. The floor area allowed for commercial development in any phase of development on the property shall be no greater than 16% of the lodging floor area within the same phase. (c) Additional floor area above the 0.25 FAR, up to a maximum of 3,500 square feet, may be allocated to the site for the construction of a visitor center. (2) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). (3) Maximum allowable height lbr structures. See 18.30.090 (Height Measurement and Height Limit Exceptions). 18.12.050 - Floor Area Ratio Criteria The floor ama ratio (FAR) requirements established by Table 2-8 for the CN, CG, CH, CS, and M zoning districts may be increased by the review authority to a maximum of 0.35, subject to the following standards. A. The review authority shall find that the FAR increase is proportional to the public benefit provided by the project, including exemplary design and environmental sensitivity, and compliance with the other provisions of this Section. B. FAR may be increased by 0.05, or 2,200 square feet per acre, up to a maximum of 0.35, based on each/any of the following project features: 1. The primary use of the site is for lodging; 2. Lands are dedicated for public open space, public access, and/or public recreation beyond that necessary for the project; 3. The site is within the preferred infill area shown on Sheet 28 of the Town Zoning Map; 4. The project will provide enhanced public facilities which am needed by the Town beyond those required for the project as mitigation measures (for example, transit facilities); 5. The project is a mixed commercial/industrial development that contain one or more businesses that support other businesses within the development and reduce traffic and parking demand for the development to an extent greater than that generated by the increased floor space; and/or September 2001 I1-43 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 The project incorporates transportation control measures that reduce traffic and parking demand for the development to an extent greater than that generated by the increased floor space. C. Residential floor space within mixed use projects and live/work spaces shall not be counted toward the maximum allowed FAR. No increase in the FAR shall be granted unless the Town Engineer first determines that the increased project intensity will not create unmitigable traffic circulation impacts in the site vicinity or elsewhere in the Town. 18.12.060 - Mixed Use Component All land uses and projects proposed in the CN, CG, CS, and M zoning districts having a single tenant or business with 20,000 square feet or more of floor space shall include a mixed use component as follows: A project with a single retail, service, or office tenant or business of over 20,000 square feet of floor space shall include other retail, office, and/or restaurant tenants and businesses equal to 30% of the floor space of the project. The project shall also include a minimum of two residential units for the first 40,000 square feet of floor space, or fraction thereof, of the project and one additional residential unit for each 10,000 square feet of floor space, or fraction thereof, thereafter. A project with a single industrial tenant or business of over 20,000 square feet of floor space shall include other retail, office, restaurant, and/or industrial tenants and businesses equal to 30% of the floor space of the project. C. Land uses and projects with a required mixed use component are eligible to receive incentives in accordance with Section 18.58.140 (Mixed Use Development). 18.12.070 - Downtown Commercial District Development Standards In-lieu parking fees. A parking impact fee may be paid at the discretion of the Director for uses in the DMU and DC districts in lieu of complying with Section 18.48.040 (Number of Parking Spaces Required). The amount of the impact fee per parking space shall be set by Town Council resolution. Bo In-lieu bicycle parking fees. A bicycle parking impact fee may be paid at the discretion of the Director for uses in the DMU and DC districts in lieu of complying with Section 18.48.090 (Bicycle Parking and Support Facilities). The amount of the impact fee per bicycle parking space shall be set by Town Council resolution. In-lieu frontage improvement fees. The Director may require the payment of a frontage improvement fee for uses in the DMU and DC districts in lieu of actual construction of frontage improvements required by Section 18.30.020.B (Access). The amount of the improvement fee shall be determined by the Town Engineer based on the costs to construct the required frontage improvements. September 2001 II-44 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 18.12.080 - Commercial and Manufacturing District Performance Standards All land uses proposed in the Commercial and Manufacturing zoning districts shall be operated and maintained so as to not be injurious to public health, safety or welfare, and shall comply with the following standards. Air emissions. No approved land use shall generate or cause any visible dust, gasses, or smoke to be emitted into the atmosphere, except in accordance with the air quality regulatons of the Northern Sierra Air Quality Management District and the California Air Resources Board or for the operation of motor vehicles on the site. Glare and heat. No direct or sky-reflected glare or heat, whether from floodlights or from high temperature processes (including combustion or welding or otherwise) shall be visible or felt at the property line. Co Ground vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations. D. Odor. No approved land use shall generate or emit any obnoxious odor or fumes perceptible at the property line. September 2001 11-45 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Commercial and Manufacturing Districts 18.12 September 2001 II-46 TRUCKEE MUNICIPAL. CODE- TITLE ! 8, DEVELOPMENT CODE Special Purpose Districts 18.16 CHAPTER 18.16 - SPECIAL I~LIRPOSE ZONING DISTRICTS Sections: 18.16.010 - Purpose of Chapter 18.16.020 - Purposes of Special Purpose Zoning Districts 18.16.030 - Special Purpose District Land Uses and Permit Requirements 18.16.040 - Special Purpose District General Development Standards 18.16.050 - RC (Resource Conservation) District Development Standards 18.16.060 - PC (Planned Community) District Development Standards 18.16.070 - REC (Recreation) District Development Standards 18.16.080 - DMP (Downtown Master Plan) District Development Standards 18.16.010 - Purpose of Chapter This Chapter regulates development and new land uses in the special purpose zoning districts established by Section 18.06.020 (Zoning Districts Established). 18.16.020 - Purposes of Special Purpose Zoning Districts The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows. OS (Open Space) District. The OS zoning district is applied to areas of the Town with significant natural resources, including forest land, rangeland, mineral resources, and areas suitable for passive recreational uses. The intent of this zoning district is to: designate areas for permanent protection of open space; maintain environmentally sensitive areas; preserve wildlife habitat and corridors, and scenic views. The OS zoning district is consistent with all land use classifications of the General Plan. RC (Resource Conservation) District. The RC zoning district is applied to areas appropriate for protection as open space because of significant environmental resources, but where limited development may be appropriate if clustered. Land uses in this zoning district include open space, passive recreational uses, and single-family homes. Development will be clustered and/or integrated with the natural environment to minimize site disturbances, and to preserve open space and other significant natural resources. The RC zoning district is consistent with the Resource Conservation/Open Space (RC/OS) land use classification of the General Plan. REC (Recreation) District. The REC zoning district is applied to areas appropriate for active recreational activities that would be compatible with natural resource areas. ,Allowed uses include camping, skiing, golfing, clustered lodging, residences, and support services. The REC zoning district is consistent with the Open Space Recreation (OSR), Residential (RES), and Tahoe Donner PC land use classifications of the General Plan. Do PF (Public Facilities) District. The PF zoning district is applied to areas appropriate for public, institutional and auxiliary uses that are established in response to the recreational, safety, cultural, and welfare needs of the Town. Allowable land uses may include public parks and facilities, September 2001 11-47 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Special Purpose Districts 18.16 schools, hospitals and government offices, and other appropriate uses for public agencies. The PF zoning district is consistent with the Public and Public, Hospital/Offices land use classifications of the General Plan and on public lands in other land use classifications. PC (Planned Community) District. The PC zoning district applies to specific subareas identified in the General Plan that define the type, amount, and mixture of land uses allowed. The subareas include development of residential, commercial, recreational, mixed use, and industrial uses. The PC zoning district is consistent with the Special Study Area, and PC-l, PC-2, and PC-3 land use classifications of the General Plan. DMP (Downtown Master Plan) District. The Downtown Master Plan zoning district applies to specific subareas identified in the Downtown Specific Plan that define the type, a~nount, and mixture of land use allowed. The subareas include development of residential, commercial, and mixed uses. The intent of this zoning district is to provide for development in Master Plan Areas consistent with the applicable policies and land uses identified for the Master Plan Areas in the Specific Plan. The DMP zoning district is consistent with the Master Plan Area land use classification of the Downtown Specific Plan. DRR (Downtown Railroad) District. The Downtown Railroad zoning district applies to portions of the Union Pacific Railroad right-of-way and operating properties within the Downtown Study Area which are not considered suitable for lease or sale to private parties for new non-railroad related land uses. The intent of this zoning district is to identify lands which are limited to land uses dedicated to railroad and railroad related operations and facilities, and surface and subsurface utility lines, utility related installations, and other subsurface uses. 18.16.030 - Special Purpose District Land Uses and Permit Requirements Ao General requirements. Table 2-9 identifies the uses of land allowed by this Development Code in each special purpose zoning district, and the land use permit required to establish each use, in compliance with Section i8.06.040.B. (Zoning District Regulations). Note: Where the last column in the tables ("See Standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply. Bo Requirements for the PC (Planned Community) District. In advance of Specific Plan approval, interim uses within the PC zoning district shall be limited to those allowed by this Chapter within the RC zoning district except golf courses and clubhouses, subject to the same land use permit requirements as the uses within the RC district. C. Requirements for the DMP (Downtown Master Plan) District. In advance of Master Plan approval, the following interim uses within the DMP zoning district shall be permitted uses: 1. A single family dwelling on an existing parcel not owned by Union Pacific Railroad; 2. Improvements and land uses necessary for railroad operations on railroad owned property; 3. Operation of existing legally approved uses, subject to the non-conforming use provisions set forth in Chapter 18.130 (Nonconforming Uses, Structures, and Parcels); September 2001 II-48 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Special Purpose Districts 18.16 Do 4. Public parking lots and appurtenant uses; and 5. Expansion of up to 25 percent of the floor area of existing non-residential land uses. Density for the Truckee River (Bright Property) Downtown Master Plan Area. The density guideline for the Truckee River (Bright Property) Downtown Master Plan Area is 40 single family residential units. Multi-family residential or duplex units may be allowed at a density of two units in place of one single family residential unit. Lodging units may be allowed at a density of three lodging units in place of one single family residential unit. Activities within railroad rights-of-way. Railroad and railroad-related operations, activities, and facilities within the Union Pacific railroad right-of-way and operating properties are not subject to the requirements of this Development Code. September 2001 II-49 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Special Purpose Districts 18.16 TABLE 2-9 - ALLOWED USES AND PERMIT REQUIREMENTS FOR SPECIAL PURPOSE DISTRICTS AGRICULTURE, RESOURCE & OPEN SPACE USES Agricultural accessory structures P MUP 18.58.060 Agricultural processing uses UP Animal raising and keeping P(2) P(2) P(2) 18.58.060 Crop production P P Fisheries and game reserves P P P P Mining and quarrying UP UP Nature reserves P P P P Trails P P P P MANUFACTURING & PROCESSING USES Rccycling- Composting UP 18.58.220 Recycling - Large collection facility UP 18.58.220 Recycling - Reverse vending machines UP 18.58.220 Redycling - Small collection facility UP 18.58.220 KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for less than 7,500 sq.ff, of floor area outside of 18.72 the Downtown zoning districts, less than 5,0(X) sq.fl, of floor area within the Downtown zoning districts, and when a project in either area has site disturbance less than 26,000 sq.ft.; Development Permit required for 7,500 sq. ft. or more of floor outside of the Downtown 18.74 zoning districts. 5,000 sq.ft, or more of floor area inside the Downtown zoning districts, and projects within both areas causing 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (l) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Section 18.58.060 (Animal Raising and Keeping) may require a Minor Use Permit for certain animals or the raising and keeping of animals over a certain number. Continues on next page. September 2001 II-50 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Special Purpose Districts 18.16 TABLE 2-9 - ALLOWED USES AND PERMIT REQUIREMENTS FOR SPECIAL PURPOSE DISTRICTS (Continued) RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Campgrounds Churches/places of worship Community centers Docks and piers, commercial Equestrian facilities, commercial or public Golf courses and country clubs Golf driving range Health/fitness facilities Hunting and fishing clubs Ice skating rinks Libraries and museums Marina Outdoor commercial recreation Parks and playgrounds Private residential recreational facilities Recreational vehicle (RV) parks Religious retreats and organizational camps Rural recreation facilities Schools - Public and private Schools - Specialized education and training Ski lift facilities and ski runs Sport facilities/outdoor public assembly Theaters and meeting halls UP UP UP UP UP UP 18.58.090 UP UP MUP MUP P(2) UP 18.58.060 UP UP UP(2) UP UP MUP MUP UP UP P P(2) UP P(2) UP P(2) MUP P P(2) UP UP UP UP P(2) P(2) P(2) UP P(2) P(2) KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning CIearance required for less than 7,500 sq.ft, of floor area outside of 18.72 the Downtown zoning districts, less than 5,000 sq.ft, of floor area within the Downtown zoning districts, and when a project in either area has site disturbance less than 26,000 sq.ft.; Development Permit required for 7,500 sq.ft, or more of floor outside of the Downtown i8.74 zoning districts, 5,000 sq.ft, or more of floor area inside the Downtown zoning districts, and projects within both areas causing 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use must be operated by a public agency. September 2001 II-51 Special Purpose Districts TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE 18.16 TABLE 2-9 - ALLOWED USES AND PERMIT REQUIREMENTS FOR SPECIAL PURPOSE DISTRICTS (Continued) RESIDENTIAL USES Caretaker and employee housing Detached living areas Mobile home as temporary construction residence Residential care homes, 7 or more clients Secondary residential units Single-family dwellings Transient rental, single family dwellings P MUP P P P UP MUP P MUP P P P 18.58.100 18.581230 RETAIL TRADE USES Accessory retail uses MUP l 8.58.030 Alcoholic beverage sales, other than beer and wine MUP Bars and drinking establishments MUP Convenience stores MUP Restaurants, table service UP KEY TO PERMIT REQUIREMENTS P Permitted use, Zoning Clearance required for less than 7,500 sq.ft, of floor area outside of 18.72 the Downtown zoning districts, less than 5,000 sq.fl, of floor area within the Downtown zoning districts, and when a project in either area has site disturbance less than 26,000 sq.ft.; Development Permit required for 7,500 sq.fl, or more of floor outside of the Downtown 18.74 zoning districts, 5,000 sq.ft, or more of floor area inside the Downtown zoning districts, and projects within both areas causing 26,000 sq.ft, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions of the listed land uses are in Chapter 18.220 (Definitions, Glossary). Continues on next page. September 201)1 II-52 Special Purpose Districts TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE 18.16 TABLE 2-9 - ALLOWED USES AND PERMIT REQUIREMENTS FOR SPECIAL PURPOSE DISTRICTS (Continued) SERVICE USES Bcd and breakfast inns Cemetaries, columbariums, mausoleums Child day care centers Child day cam, large family day care homes Hotels and motels Medical services - Clinics and labs Medical services - Extended care Medical services - Hospitals Offices, accessory to primary use Public buildings and structures Public safety and utility facilities UP UP MUP UP 18.58.070 UP(2) P 18.58.080 18.58.080 P(2) P(2) P(2) P P(2) P MUP P MUP(3) TEMPORARY USES Commercial fihning TUP TUP TUP P Temporary events, public property P TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES 18.62 18.62 Commercial parking and vehicle storage Electric utility facilities UP Heliport Pipelines UP Railroad and railroad related operations (3) Telecommunications facilities UP Utility lines MUP P UP UP UP UP UP UP UP UP UP UP P P P UP I8.58.114 UP P UP 18.58.250 P KEY TO PERxMIT REQUIREMENTS P Permitted use, Zoning Clearance required for less than 7,500 sq.fl, of floor area outside of 18.72 the Downtown zoning districts, less than 5,000 sq.ft, of floor area within the Downtown zoning districts, and when a project in either area has site disturbance less than 26,000 sq.ft.; Development Permit required for 7,500 sq.fl, or more of floor outside of the Downtown 18.74 zoning districts, 5,000 sq.ft, or more of floor area inside the Downtown zoning districts, and projects within both areas causing 26,000 sq.fl, or more of site disturbance. MUP Conditional use, Minor Use Permit approval required. 18.76 UP Conditional use, Use Permit approval required. 18.76 TUP Temporary use, Temporary Use Permit approval required. 18.80 Use not allowed. See 18.03.020.E regarding uses not listed. Notes: (1) Definitions .of the listed land uses are in Chapter 18.220 (Definitions, Glossary). (2) Use must be operated by a public agency. (3) Railroad and railroad-related operations, activities, and facilities within the Union Pacific Railroad right-of-way and operating properties are not subject to the land use permit and development standards of the Development Code. 11-53 September 2001 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Special Purpose Districts 18.16 18.16.040 - Special Purpose District General Development Standards Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-10, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards). TABLE 2-10 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS Requirement by Zoning District Development Feature OS I RC Minimum lot size Determined through the subdivision 80 acres process. Residential densily (l) None allowed. 1 single-family unit per lot; and one secondary residential unit in compliance with t8.58.230 (Secondary Residential Units). Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map, or Planned Development. See 18.30. 120 (Setback Requirments and Exceptions) lbr setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front 30 f).. 30 fl. Sides (each) 30 ft. 30 ft.; 10 ft. on parcels less than 3 acres Street side Same as front. Rear 30 ft. 30 ft.; 20 ft. on parcels less than 3 acres Clustered development Required in compliance with 18.46 (Open Space/Cluster Requirements). Site coverage (2) 5% maximum. 20% maximum; 40% maximum on parcels less than 3 acres. Open space Permanent open space sh',dl be provided in compliance with 18.46 (Open Space/ Cluster Requirements). lleight limit (3) 24 ft. 35 ft. or 3V2 stones, whichever is less. Landscaping As required by Chapter 18.40 (Landscape Standards). Parking and loading As required by Chapter 18.48 (Parking and Loading Standards). Notes: (I) Maximum number of dwelling units allowed. (2) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). (3) Maximum allowable height for structures. See 18.30.090 (Height Measurement and Height Limit Exceptions). September 2001 I1-54 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Special Purpose Districts 18.16 TABLE 2-10 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued) Requirement by Zoning District Development Feature REC I PF Minimum lot size (1) 3 acres. The total number of lots that Determined through subdivision process. may be allowed is one lot per 10 acres m area. Residential density (2) i single-family unit per lot; and one Determined through land use permit secondary residential unit in compliance process. with I8.58.230 (Secondary Residential Units). Setbacks required Minimum setbacks required unless otherwise shown on the Zoning Map. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front 20 fl.: 30 ft. on lots of 3 acres or larger. Sides (each) 20 ft; 30 ft. on lots of 3 acres or larger. Street side 15 ft.; 30 ft. on lots of 3 acres or larger. Determined through land use permit process. Rear 20 ft.; 30 ft. on lots of 3 acres or larger Clustered development Required in compliance with 18.46 (Open Space/Cluster Requirements). Site coverage (3) 40%, maximarn. Open space Permanent open space shall be provided in compliance with 18.46 (Open Space/ Cluster Reqmrements). lteight limit (4) 35 ft. or 3V2 stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscaping). Parking and loading As required by Chapter 18.48 (Oft-Street Parking and Loading). Signs As required by Chapter 18.54 (Signs). Notes: (1) Clustered residential projects, condominiums, townhomes, or planned development projects may be subdivided with smaller parcel sizes and lot widths lbr ownership purposes, with the minimum lot area requirement determined through the subdivision review process. (2) Maximum number of dwelling units allowed for each specified unit of Iand, except where a different density is established by 18.08.050 (Minimmn Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowcd than the maximum density shown. See also Chapter 18.32 (Affordable Housing) for possible density bonuses. (3) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary). (4) Maximum allowable height tbr structures. See 18.30.090 (Height Measurement and Height Limit Exceptions). September 2001 ii-55 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Special Purpose Districts 18.16 18.16.050 - RC (Resource Conservation) District Development Standards Proposed subdivisions, and other development and new land uses within the RC (Resource Conservation) zoning district shall be designed so that proposed structures and facilities are clustered, in compliance with 18.46 (Open Space/Cluster Requirements). 18.16.060 - PC (Planned Community) District Development Standards Standards for proposed development and new land uses within a PC (Planned Community) zoning district shall be determined by the applicable Specific Plan. 18.16.070 - REC (Recreation) District Development Standards Proposed subdivisions, and other development and new land uses within the REC (Recreation) zoning district shall be designed so that proposed structures and facilities are clustered, in compliance with 18.46 (Open Space/Cluster Requirements). 18.16.080 - DMP (Downtown Master Plan) District Development Standards Development standards. Standards for proposed development and new land uses within a DMP (Downtown Master Plan) zoning district shall be determined by the applicable Master Plan. In advance of Master Plan approval, general development standards for interim uses allowed by Section 18.16.030.C (Requirements for DMP District) shall be as follows: for residential uses, the development standards shall be the same as the DRS zoning district, for commercial uses the same as the DC zoning district, and for industrial uses the same as the DM zoning district. Residential density bonus. For each one-half acre of land contiguous to the Truckee River 100- year floodplain which is dedicated to the Town or other approved entity for public use as a riverfront recreational corridor, a density bonus of one additional residential unit shall be provided. Portions of land within the 100-year floodplain shall not count towards the density bonus. In determining the configuration of land for dedication, the length of the dedicated properly as measured along the fiver, shall not be less than the width of the property. This density bonus is voluntary and subject to the discretion of the property owner for implementation. The Town has a right to refuse the density bonus if it determines it has been incorrectly applied or missued. September 2001 II-56 Overlay Districts TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE 18.20 CHAPTER 18.20 - OVERLAY ZONING DISTraCTS Sections: 18.20.010 - Purpose of Chapter 18.20.020 - Applicability 18.20.030 - Airport Operations (-AO) Overlay District 18.20.040 - Historic Preservation (-HP) Overlay District 18.20.050 - River Protection (-RP) Overlay District 18.20.060 - Snow Avalanche (-SA) Overlay District 18.20.010 - Purpose of ChaPter The overlay zoning districts established by this Chapter provide guidance for development and new land uses in addition to the standards and regulations of the primary zoning districts, where important site, neighborhood, or compatibility issues require particular attention in project planning. 18.20.020 - Applicability The applicability of any overlay zoning district to specific sites is shown by the overlay Zoning Map symbol established by Section 18.06.020 (Zoning Districts Established), being appended as a suffix to the symbol for the primary zoning district on the Zoning Map (for example, RS-l-SA). The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Development Code. In the event of any perceived conflict between the provisions of this Chapter and any other provision of this Development Code, this Chapter shall control. 18.20.030 - Airport Operations (-AO) Overlay District Ao Purpose. The purpose of the Airport Operations (-AO) overlay district is to regulate land uses in the vicinity of the Tmckee-Tahoe Airport and below areas where aircraft perform approach and departure maneuvers, recognizing that certain land uses and site development characteristics may conflict with the safe and efficient operation of airports and aircraft. The intent of this overlay district is to protect people and property both in the air and on the ground by regulating buildings and structures that may affect navigable airspace, consistent with Federal regulations, and to minimize noise and other conflicts between airport operations and surrounding land uses. Applicability. The -AO overlay district may be combined with any residential, commercial, manufacturing/industrial, or special purpose zoning district established by Section 18.06.020 (Zoning Districts Established). The -AO overlay district is established, and shall be applied and shown on the Zoning Map to: Areas below the imaginary surfaces above and around the airport established in compliance with the Federal Aviation Regulations, Volume XI, Part 77, of the U.S. Federal Aviation Administration (FAA); September 2001 II-57 Overlay Districts TRUCKEE MUNICIPAL CODE_ TITLE 18, DEVELOPMENT CODE 18.20 Co Safety areas surrounding the airport as identified in the Truckee-Tahoe Airport Comprehensive Land Use Plan adopted by the Foothill Airport Land Use Commission; and 3. Areas subject to high noise levels from aircraft operations. Allowed land uses and development standards, Any land use normally allowed in the primary zoning district by this Article may be allowed within the -AO overlay district subject to compliance with the height, safety, and noise restrictions established by Chapter 18.64 (Truckee- Tahoe Airport Area Restrictions), all applicable requirements of the primary zoning district, and all other applicable provisions of this Development Code. D. Permit requirements. Development and new land uses within the -AO overlay district shall obtain the land use permits required by this Article for the primary zoning district. 18.20.040 - Historic Preservation (-HP) Overlay District ho Do Purpose. The -HP overlay district is intended to safeguard the Town's unique cultural heritage as embodied and reflected in the Town's architectural history and patterns of cultural development; to preserve diverse architectural styles, patterns of development, and design preferences reflecting phases of the Town's history and to encourage complementary contemporary design and construction and inspire a more livable urban environment; to protect and enhance the Town's attraction to tourists and visitors thereby stimulating business and industry; to identify as early as possible and resolve conflicts between the preservation of cultural resources and alternative land uses; to integrate the preservation of cultural resources into public and private land use management and development processes. Development standards for this district address new development, alterations and modifications to existing buildings and structures, demolition of historic buildings and structures, and the identification and protection of subsurface historic and archaeological resources. Applicability. The -HP overlay district may be combined with any residential, commercial, manufacturing/industrial, or special purpose zoning district established by Section 18.06.020 (Zoning Districts Established). The -HP overlay district is established, and shall be applied and shown on the Zoning Map to those areas of the Downtown Study Area with concentrations of historic buildings and structures that contribute to the downtown's historic character. Allowed land uses. Any land use normally allowed in the primary zoning district may be allowed within the -HP overlay district, except as provided for in Subsection G. (Special Use Standards for Historic Resources). Permit requirements. Proposed development and new land uses within the -lAP overlay district shall obtain the land use per[nits required by this Article for the primary zoning district. Development standards. Proposed development and new land uses within the -HP overlay district shall comply with all applicable requirements of the primary zoning district, all other applicable provisions of this Development Code, and the applicable requirements of Chapter 18.26 (Historic Preservation Design Guidelines). September 2001 I1-58 TRUCKEE MUNICIPAL CODE - TITLE 1 8, DEVELOPMENT CODE Overlay Districts 18.20 Demolition or destruction. No historic resource, or portion thereof, shall be relocated, moved, tom down, or demolished, except in compliance with the requirements of Chapter 18.83 (Demolition Review). G. Special use standards for historic resources. To encourage preservation of historic resources, the following land use incentives are provided for historic resources: Additional density in DRS and DRM districts. Historic resources in these districts may be used as multi-family dwelling structures, up to a maximum of one dwelling unit for each 1,000 square feet of site area. The historic resource may be expanded and new floor area used for additional dwelling units if the expansion is approved through the historic design review procedure. 2o Additional density in DRH district. Historic resources located in this district may be used as multi-family dwelling structures with no maximum density. All of the existing floor area of the historic resource may be used for dwelling units and accessory use. The historic resource may be expanded and new floor area used for additional dwelling units if the expansion is approved through the historic design review procedure. Bed and breakfasts in DRS, DRM, DRH, and DMP districts. Bed and breakfasts shall be a permitted use in historic resources located in these districts. Guest rooms available for rent are limited to a maximum of five rooms. Non-residential uses in DRS, DRM, DRH, and DMP districts. Historic resources located in these districts may be used for those commercial uses listed in the DMU district subject to compliance with the permit requirements and development standards of the DMU district and other applicable provisions of this Development Code. Historic Variances. Historic resources may be granted an historic variance to the development standards of this Development Code in compliance with Section 18.82.060 (Historic Variances). II. Duty to keep in good repair. The owner, occupant, or other person in charge of a historic resource or an improvement, building, or structure in the -HP district shall keep in good repair all of the exterior portions of such improvement, building, or structure, and all interior portions thereof whose maintenance is necessary to prevent deterioration and decay of any exterior architectural feature. 18.20.050 - River Protection (-RP) Overlay District Purpose. The -RP overlay district is intended for those areas of the Downtown Study Area adjacent to the Truckee River where sensitivity and special attention is required in project design, including but not limited to setbacks from the Truckee River, additional landscaping and screening to protect views from the river corridor, building designs compatible with the hver's natural environment, preservation of public access to the river corridor, and protection of natural environmental features such as riparian vegetation, wetlands, and wildlife habitat. September 2001 II-59 TRUCKEE MUNICIPAL CODE - TITLE 18. DEVELOPMENT CODE Overlay Districts 18.20 Applicability. The -RP overlay district may be combined with any Downtown residential, commercial, manufacturing/industrial, or special purpose zoning district established by Section 18.06.020 (Zoning Districts Established). Allowed land uses and permit requirements. Any land use normally allowed as a permitted or conditional use in the primary zoning district by this Article may be allowed within the -RP overlay district subject to approval of a use permit by the Planning Commission in accordance with Chapter 18.76 (Use Permits and Minor Use Permits). Development standards. Proposed development and new ]and uses within the -RP overlay district shall comply with the development standards of the primary zoning district, all other applicable provisions of this Development Code, and the following requirements: Setback requirements. Proposed development shall be set back from the Truckee River 100 year flood plain based on the unique topographic features of each site within the RP overlay zone. Specific setbacks shall be established through the project approval process, and shall be determined based on the following criteria: Along East River Street, the setback shall be the minimum horizontal distance from the edge of the 100-year floodplain which is one foot above the base flood elevation. The setback shall be measured from the natural elevation of the property. The setback line may not be modified by raising the property above the base flood elevation through the use of fill or other similar materials. See Figure 3-18. Within the Truckee River Master Plan area, the setback shall extend from the boundary of the 100 year floodplain up to the top of the defined bench, which is located approximately 140 feet from the northerly property boundary at its easterly end, tapering out to 300 feet from the northerly property line at the property's westerly end. The setback on the Truckee River Department of Fish and Game parcel (1998 APN 19-30-05) shall be similar to the parcel described above, and based on the unique characteristics and limited development potential of the subject parcel. c. On parcels located between the Truckee River and West River Street, the setback shall be 75 feet from the boundary of the 100-year floodplain. Allowed uses within required setbacks. The following uses are allowed within the setback areas required by Subsection D. 1 above: a. Paved or unpaved bike lanes and pedestrian/equestrian paths; b. Nature preserve; and c. Picnic tables. Siting and design. Development shall blend into the natural setting through attention to topography and orientation, earthtone colors, and use of natural materials, and landscaping. September 2001 II-60 Overlay Districts TRUCKEE MUNICIPAL CODE - TITLE 1 8, DEVELOPMENT CODE 18.20 River access. In compliance with the requirements of the Subdivision Map Act, public access to the Truckee River shall be permitted within the designated setback areas through dedication of a public access easement or similar mechanism. 5. Screening requirements. New development shall be screened from the river corridor with landscaping which is compatible with the riparian environment. Outdoor storage. Outdoor storage of materials, merchandise, and heavy equipment on parcels adjacent to the Truckee River shall be prohibited. Revegetation requirements. In order to prevent bank erosion and restore wildlife habitat, a riparian revegetation program shall be required prior to approval of a new development project on property where past development practices have resulted in removal of most or all riparian vegetation from the river bank. The riparian vegetation program shall be prepared by a qualified biologist or landscape architect, who shall determine the appropriate mix and density of species to restore wildlife values over time and protect from bank erosion. 18.20.060 - Snow Avalanche (-SA) Overlay District Co Do Purpose. The -SA overlay district is intended to identify those areas where, after investigation and study, the Town finds that an avalanche potential exists because of steepness of slope, exposure, snow pack composition, wind, temperature, rate of snowfall, and other interacting factors. Applicability. The -SA overlay district boundaries shall be those specifically identified areas within the Town subject to potential avalanche danger. Classifications of the -SA boundaries are identified by hazard potential severity, and the overlay locations are delineated as: 1. High Hazard; 2. Moderate Hazard; and 3. Low Hazard. Where only a portion of a parcel is affected by the district boundaries, the provisions of this district shall be applicable only if the district boundaries bisect any portion of any structure. Allowed land uses. Any land use normally allowed as a permitted use in the primary zoning district by Tables 2-2, 2-3, 2-6, 2-7, or 2-9 (Allowable Land Uses and Permit Requirements) may be allowed within the -SA overlay zoning district. Land uses identified by Tables 2-2, 2-3, 2-6, 2-7, or 2-9 as conditional uses shall be prohibited within the -SA overlay district. Permit requirements. Development and new land uses within the -SA overlay district shall obtain the land use permit required by this Article for the primary zoning district. Development standards. Proposed development and new land uses within the -SA overlay zoning district shall comply with the development standards of the primary zoning district, all September 2001 11-61 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Overlay Districts 18.20 other applicable provisions of this Development Code, any conditions of approval providing measures to preserve and protect existing resources, and the following requirements. o ° Structural engineer certification. Within the High Hazard Zone, new construction designed for human occupancy, and remodels, additions, and repairs over a five year period exceeding 50 percent of the appraised market value of the building, shall be certified by a qualified, licensed structural engineer and avalanche expert approved by the Town as to the following: a. That anticipated snow avalanche hazards have been determined by a recognized avalanche expert; b. That the proposed structure will be safely constructed under the anticipated hazards and that the structure complies with anticipated loads and conditions; and That the structure, device, or earthwork will not threaten to, or deflect avalanches toward property of others, or otherwise tNceaten to increase the danger to persons or property. Acknowledgment of danger by land owner. Within the High Hazard Zone, applications for new construction designed for human occupancy, and remodels, additions, and repairs over a five year period exceeding 50 percent of the appraised market value of the building, shall include a written statement signed by the property owner, acknowledging that the property owner understands and agrees, that: The avalanche forces described in the study required by this Section are to be considered the minimum possible, and the owner understands and agrees that avalanches may occur with forces greater than those described in the study; and The Town does not represent, guarantee or warranty the ultimate safety of any construction, use or occupancy of structures constructed to the standards recommended by the engineer, and/or required by the Town. The written statement shall be recorded with the Nevada County Recorder's Office. New subdivisions. Within the High Hazard or Moderate Hazard Zones, It shall be unlawful to create any new parcel unless the parcel is held in common with units in a planned development or zoned open space. The density allocated to the land area located within the -SA zoning district may be transferred to the remaining property outside the -SA zoning district. Utilities. Within the High Hazard, Moderate Hazard, or Low Hazard Zones, new utilities and new individual service connections shall be installed underground in order to minimize possible avalanche damage to the utilities and injury to persons or property. Dangerous deflection. Within the High Hazard, Moderate Hazard, or Low Hazard Zones, avalanche protective, deflective, and preventive structures, devices, or earthwork which threaten to deflect avalanches toward property of others, or otherwise threaten to increase the danger to persons or property shall be prohibited. September 2001 II-62 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 CHAPTER 18.24 - DESIGN GUIDELINES Sections: 18.24.010 - 18.24.020 - 18.24.030 - 18.24.040 - 18.24.050 - Purpose of Chapter Applicability Organization General Design Guidelines Design Guidelines for Specific Land Uses 18.24.010 - Purpose of Chapter The Design Guidelines of this Chapter are intended as a guide to assist property owners and project designers in understanding the Town's goals for attaining high quality development that is sensitive to the Town's unique character. The guidelines will be used during the review of land use permit applications as additional criteria for project review. 18.24.020 - Applicability The provisions of this Chapter apply to all multi-family residential, commercial, industrial, and public/institutional projects (additions, remodeling, relocation, or new construction). The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis. Design guidelines in other Chapters of this Development Code dealing with signs, landscaping, and parking shall also be addressed whenever applicable. The review authority may interpret these design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable/appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed. 18.24.030 - Organization The design guidelines in this Chapter are presented in two parts: A. General Design Guidelines (Section 18.24.040); and B. Design Guidelines for Specific Land Uses (Section 18.24.050): 1. Drive-through businesses; 2. Hotels and motels; 3. Industrial/business park uses; September 2001 II-63 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 o c. Existing natural features (i.e., mature trees, landforms, etc); d. Opportunities to preserve or enhance views of the mountains; e. Privacy and solar access of the site and neighboring properties; and f. Links to adjacent development using sidewalks and shared access drives and parking. Building and parking location. a. General placement prin- ciples. Buildings should generally be oriented parallel to streets and placed as close to the street as required and established setbacks permit. Buildings may be angled to create interesting juxta- positions if there is a specific design goal to be achieved. However, the definition of the street edge is an important and legitimate role for buildings and this needs to be considered. Exceptions may occur for wider setbacks from the street FIGURE 2-1 BUILDING PLACEMENT AT STREET if a compatible use is proposed (for example, outdoor dining or pedestrian rest area) or to maintain continuity with landscaped areas on adjacent properties. bo Pedestrian or vehicular orientation. The orientation of buildings should respond to the pedestrian or vehicular nature of the street. Buildings with high pedestrian use should face, and be directly accessible from the public sidewalk. Buildings in areas of the Town that rely more on the use of the automobile for access should be oriented to major open space and streetscape elements. They should not be oriented to large parking lots located between the building and the street. Protection of views and natural features. Buildings should be sited to preserve significant views, vegetation, and existing land forms. Views from three vantage points are critical in the siting of buildings -- looking at the site from other areas, looking at other areas from the site, and looking through the site from key places within the project. The primary concerns relate to maintaining views both to the site and features beyond. Projects should be designed so they complement rather than dominate the natural landscape. Views should also be considered in the preparation of a landscape plan, particularly where plant material will be considerably larger at maturity. On-site simulation or accurate photographic simulations should be used to describe the impact of larger projects on views. September 2001 II-65 TRUCKEE MUNICIPAL CODE - TITLE t 8, DEVELOPMENT CODE Design Guidelines 18.24 d. Consideration of views in project design. Scenic views and the natural environment surrounding the project site should be considered early during the conceptual design stage of a project. For instance, buildings placed against the backdrop of hillsides, mountains or watercourses should be considerate of their surroundings and not obscure eo scenic views by being oversized, extremely tall, or FIGURE 2-2 painted to draw attention away VIEW PROTECTION from the natural environment. Commercial building placement. Commercial sites should be designed so that a minimum of 50 percent of the total street frontage is occupied by buildings located at the sidewalk. This siting, together with substantial landscaping treatment, reinforces and strengthens the overall streetscape, and helps to screen off-street parking areas. Corner buildings. Comer buildings should have a strong tie to the setback lines of each street. The primary mass of the building should not be placed at an angle to the comer. This does not preclude angled building comers or an open plaza at the comer which are strongly encouraged. Projects with multiple structures. Multiple buildings in a single project should create a positive functional relationship with one another. Whenever possible, multiple buildings should be clustered to achieve a "village" scale. This creates opportunities for plazas and pedestrian areas while preventing long "barracks-like" rows of buildings. When clustering is impractical, a visual link should be established between buildings. This link can be accomplished through the use of an arcade system, trellis, colonnade, or through enhanced paving. Open space areas. Open space areas should be accessible from the majority of structures, and should be oriented to take advantage of sun or shade as appropriate. Pedestrian walkways. Projects should connect the on-site pedestrian circulation system to the oft-site public sidewalk at intervals of at least one connection for each 200 lineal feet (or fraction thereof). Parking areas should be connected to building entrances by means of enhanced paving (patterned or stamped). Loading facilities. Loading facilities should not be located at the front of buildings where they will be difficult to adequately screen from view. These facilities are more appropriate at the rear of the site where special screening may not be required. September 2001 II-66 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Encouraged -- Buffer planting Continuous movement 7 pedestrion ~[ Provide pl~a~ ~ ~od dislance from intersection Discouraged Directional [-- Dead end parking conflict ~ To0 close tO~ } -- ~ ~ intersection ~ ~ngs not connected tot pedestrian access FIGURE 2-3 LOCATION OF PARKING AND BUILDINGS Off-site views, solar access. Building placement should optimize off-site views to mountains, open space, or watercourses whenever possible. Solar access should be considered for natural lighting and to avoid shading of pedestrian areas in order to help speed the melting of snow. Buildings on slopes. Buildings constructed on hillsides should step to follow the natural terrain. Projects that significantly alter the natural slope can have a great visual impact and are strongly discouraged. Refer to Section 18.36.050 (Design Criteria for Hillside Development). Snow storage areas. Designated snow storage areas should be accommodated in a way that does not block visibility for motorists. Snow storage areas should consider vegetation as well as solar access. Do not locate snow storage in predominantly shady areas. Areas designated for snow storage should use suitable plant materials including vigorous ground covers, perennials, willows, and planters with Iow edges to facilitate plow access. Snow storage is not permitted across public sidewalks. See also Section 18.30.130 (Snow Storage). n. Parking facilities. (1) The visual impact of parking lots should be minimized by locating these facilities to a portion of the site least visible from the street and by providing adequate screening and parking lot landscaping. Refer to Chapter 18.50 (Parking Design Guidelines). (2) Parking areas should be located to the rear of buildings or screened so that they do not dominate the streetscape. Combinations of fences, hedges, berms, and September 2001 II-67 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 (3) (4) (5) (6) landscaping should be used to screen parking areas. Design the landscaping to provide snow storage areas. When parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot surface to extend above or below natural grade. When large areas of parking are required, utilize the buildings, natural topography, and landscape to break them up into smaller more sensitively- scaled parking areas. Enclosed parking structures should be designed to minimize their visual impact. Depressing enclosed parking structures into the ground will make them less obvious to passersby and wilt facilitate screening with landscaping. Parking structures that are more than one story in height should provide retail or office space at street level to screen vehicles. Parking facilities should be located, designed, and provided access in coordination with parking on adjacent parcels. Where feasible, pedestrian and vehicle access should be provided across property lines between adjacent parking facilities on separate parcels. Parking facilities should be oriented towards major roadways, and the use of neighborhood roadways, particularly local streets, should be discouraged. September 200 l 11-68 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 FIGURE 2-4 PARKING STRUCTURE LOCATION o. Fence (1) (2) and wall design. The design of fences and walls should harmonize with the site and with the buildings in both scale and materials. The placement of walls and fences should respect existing land forms and follow existing contours and fit into existing land masses rather than arbitrarily following site boundary lines. Fencing should not dominate the buildings or the landscape. Planting may often be integrated with fencing schemes to soften the visual impact. If the ground slopes, the fence should be stepped. Fencing materials should be compatible with the materials and color of surrounding buildings. Chain link, plywood, chain and bollard, and slump block fencing are generally undesirable, and their usage should only be considered on a case by case basis. The design of each project should consider issues of icing and snow shedding and how these conditions may effect the placement of fences and walls. Fences and walls should be placed far enough from structures where snow shedding is likely to occur so that the fence or wall is not damaged by falling snow and so that snow and ice do not build up against them and possibly close off access through required yard areas. 3. Landscaping. a. Landscaped areas should be planned as an integral part of the overall project and not simply located in "left over" areas of the site. b. Landscaping should be used to help define outdoor spaces, soften a structure's ap- pearance, and to screen parking, loading, storage, and equipment areas. September 2001 I1-69 TRUCKEE MUNICIPAL CODE- TITLE ! 8, DEVELOPMENT CODE Design Guidelines 18.24 The use of on-site pedestrian amenities (e.g., benches, shelters, drinking fountains, lighting, and trash receptacles) is encouraged. These elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features. d. In addition to the above general guidelines for landscaping, more detailed design guidelines are provided in Chapter 18.42 (Landscape Design Guidelines). 4. Solar exposure and orientation. Building placement and land- scaping should accommodate solar designs. Maintaining solar exposure to adjoining buildings and sites is essential. The objective is to create exterior spaces around build- ings that will be used and easy to keep clear for access to buildings. In the winter, places that are mostly in shadow will be cold and unusable while places in sunlight will get used. Buildings, vegetation, and land forms can cast shadows and FIGURE 2-5 ~(~I,AR block sunlight, and the color and choice of building surface can play an important role in reflecting sunlight into adjoining exterior spaces. New structures should be oriented to maximize solar access opportunities to the greatest extent feasible. Lot sizes/configurations should be planned to maximize the number of structures oriented so that the south wall and roof area face within 45 degrees of due south, while permitting the structures to receive cooling benefits from prevailing breezes and any existing or proposed shading. Roof-mounted solar collectors should be placed in the most inconspicuous location without reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted collectors should be screened from public view with material that is compatible with the building's architecture. Roof-mounted collectors should be installed at the same angle or as close as possible to the pitch of the roof. Appurtenant equipment, particularly plumbing and related fixtures, should be installed in the attic or screened from public view. September 2001 II-70 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Exterior surfaces of solar collectors and related equipment should have a matte finish and should be color coordinated to harmonize with roof materials and other dominate colors of the structure. Skylights and solar panels should be installed as unobtru- sively as possible. Skylights and solar panels should be designed to fit flush with the roof surface or up to a maximum of two feet above the surface of the roof. Reflective materials should not be used unless thoroughly shielded to prevent reflection onto adjoining or nearby properties. 5. On-site lighting. FIGURE 2-6 APPROPRIATE SOLAR PANEL LOCATION a. Exterior lighting should be designed to be compatible with the architectural and landscape design of the project. An appropriate hierarchy of lighting fixtures/structures and intensity should be considered when designing the lighting for the various elements of a project (i.e., building and site entrances, walkways, parking areas, or other areas of the site). The use of exterior lighting to accent a building's architecture is encouraged. All lighting fixtures should be properly shielded to eliminate light and glare from impacting adjacent properties, and passing vehicles or pedestrians. If neon tubing is used to illuminate portions of a building it should be concealed from view through the use of parapets, cornices or ledges. Small portions of exposed neon tubing may be used to add a special effect to a building's architecture but this must be well thought out and integrated into the overall design of the project. To achieve the desired lighting level for parking and pedestrian areas, the use of more short, low intensity fixtures is encouraged over the use of a few tall fixtures that illuminate large areas. Screening. Screening is a technique used to protect and separate uses and site functions from one another for the purpose of decreasing adverse noise, wind, or visual impacts and to provide privacy. The need for screening should be considered early in the design process so that screening elements (e.g., walls, fences, berms, landscaping) can be effectively integrated into the overall project design and not added later as an afterthought. September 2001 I1-71 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 b. The method of screening should be compatible with the adjacent structure in terms of overall design, materials, and color. c. Where screening is required at the ground level, a combination of elements should be considered including solid masonry walls, wood fences, berms, and landscaping. 7. Refuse, storage, and equipment areas. Refuse containers, service areas, loading docks, and similar facilities should be located in areas out of view from the general public and so that their use does not interfere with on-site parking or circulation areas, and adjacent uses, especially residential uses. They should not block access to snow storage areas. Trash bins shall be fully enclosed in compliance with Section 18.30.150 (Solid Waste/Recyclable Materials Storage). Enclosures should be screened with landscaping on their most visible sides. Recommended locations include inside parking courts or at the end of parking bays. Locations should be conveniently accessible for trash collection and maintenance and should not block access driveway during loading operations. FIGURE 2-7 SCREENING SERVICE AREAS Trash storage areas that are visible from the upper stories of adjacent structures should have an opaque or semi-opaque horizontal cover/screen to mitigate unsightly views. The covering structure should be compatible with the site's architectural style. All screening facilities should be of adequate size for their intended purpose without dominating the site, blocking sight distances, or creating unnecessary barriers. Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) should be located in a utility room within the structure or enclosed utility cabinets at the rear of the structure. So#d doors ~ash enclosure end ofparkingrow FIGURE2-8 TRASH ENCLOSURE LOCATION September 2001 II-72 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Mechanical equipment (e.g., compressors, air conditioners, pumps, heating and ventilating equipment, generators, solar collectors, satellite dishes, communications equipment) and any other type of mechanical equipment for the building should be concealed from view of public streets, and neighboring properties. Utility meters and equipment should be placed in locations that are not exposed to view from the street. Screening devices shall be compatible with the architecture and color of the adjacent structures. Mechanical equipment should not be located on the roof of a structure unless the equipment can be hidden by building elements that are an integral part of the building's design. C. General building design guidelines. FIGURE 2-9 SCREENING OF EQUIPMENT Architectural style. As Truckee continues to develop, there is concern that the Town will lose its uniqueness and will be overcome by "franchise" architectural design FIGURE 2-10 SCREENING OF ROOF-MOUNTED EOUIPMENT solutions that do not "fit" into the traditional Truckee environment. It is this local context, therefore, that derives the architectural style appropriate to Truckee's environment. For this reason, the architectural style most appropriate for the Town is referred to as "Truckee Territorial Style". It is not the intent of these guidelines to develop a detailed or exhaustive study or apply a singular design solution to all development types, but rather to work toward a common material vocabulary and set of character defining elements that may be used to direct new development. Just as the original buildings in Truckee were not dictated by rigid rules and regulations, it is vital that the design and form of new structures respond to locally available materials and climate, rather than a tightly defined style. The Truckee Territorial Style establishes a "stylistic realm within which various projects may be designed." Following is a discussion of appropriate %haracter defining elements" and features associated with this style. The examples and sketches provided are not intended to be copied, but are provided as examples of how the desired style might be implemented. September 2001 II-73 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Appropriate styles. Some of the architectural styles and motifs that may be appropriate include: Block. Simple box or rectangular-shaped facade, flat roof, simple detail in period style, first floor commercial frontage, with or without overhead canopy, wood frame or wood frame with masonry. FIGURE 2-11 BLOCK STYLE Cottage. Same as above except with peaked roof and residential style details, most often wood frame with wood exterior. FIGURE 2-12 COTTAGE STYLE September 2001 11-74 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Grand Hotel. Large, usually masonry over wood frame, simple yet elegant details, neo-classical style, and generally two-to-three stories in height. FIGURE 2-13 GRAND HOTEL STYLE Desirable character elements. New projects should incorporate some of the following "character defining elements" of the Truckee Territorial Style: Wood or brick exterior cladding; 3, Exposed wooden structural elements; One- and two-story elements in a single structure; Massive/exaggerated structural carrying elements; Fieldstone and river cobble bulkheads/foundations/wails; Standing-seam metal roofs/treated wood shake/thick composition shingles; 3, River cobble chimney elements and other details; Gable-roofed entryways with exposed braces; Earth tone colors; and Multi-light windows and doors. September 2t}01 11-75 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 {2. do Inappropriate styles. The following architectural styles and motifs are considered inappropriate: Geodesic dome structures; Mediterranean or Spanish motifs; Tudor or half-timbered Tudor; Highly ornate Victorian; Colonial; Pueblo; and Other historical or period design motifs that have a strong connection or association with other regions that have no historical or climate connection with Truckee. Roof forms. Utilize either hip, gable or shed roof forms as elements of the Truckee Territorial Style. Combinations of these roof types are also acceptable. Avoid the extensive use of flat roofs, steeply pitched A-frame roofs, geodesic domes, or mansard "eyebrow" type roofs. Multi-tenant structures should emphasize the individuality of units by variations in rooflines and wall planes. Larger building masses should be broken up into smaller units using both horizontal and vertical wall articulation. FIGURE 2-14 BREAKING UP BUILDING MASS f. Residential compatibility. New buildings along the edge of a commercial district should step down to a height and scale similar to the abutting residential structures. This step-down in size and scale can help minimize shading of adjacent residential structures during winter months and create a smooth transition between the two districts. September 2001 II-76 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 go Compatibility with context. New buildings should be in proportion to surrounding buildings, except in those cases where current buildings am oversize. New buildings should also be properly proportioned to the pedestrian maim. Harmony in mass, lines, and materials is important but monotony should be avoided. Buildings should be designed so that adverse impacts on adjacent buildings and properties are minimized. Loss of natural lighting, shade trees, noise pollution, and exhaust fumes and heat from venting should be addressed during project review, and all possible efforts should be made to avoid these effects. Facade design. Building facades should be designed to provide visual interest and relief. Continuous street facades, as near the street as possible with predominantly retail uses at grade and office/professional uses above, are encouraged. Buildings should not be overpowering or monotonous. A change in the planes of walls or variety in the roof form provides diversity and visual interest. FIGURE 2-15 CONSISTENCY WITH CONTEXT FIGURE 2-16 FA(~ADE WITH VISUAL INTEREST September 2001 II-77 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Facade elements. Building facade elements (e.g., windows, doors, and eaves) should be in proportion and relate to one another. Window openings should reflect a distinction between uses that occur within the building. Typically ground floor windows will be larger than those found on upper levels. Careful consideration should be given to the ratio of solid wall area to window area. Window selection and placement should avoid the extremes of the monotony of many identical windows or the confusion of overly varying windows. Treatments that will obscure the visual distinction between windows and walls, (e.g., spandrel glass), should not be approved. Windows, doors. Windows and doors should be of a simple uncluttered design. Windows with vertical proportions, as typically seen on Truckee's older buildings, are often appropriate for contemporary structures. Most importantly, the proportion of the windows should complement the proportions of the building. Small-paned windows, as seen on colonial buildings, are not appropriate for Truckee. Fancy scalloped, colonial, and Dutch doors are also out of character. Raw aluminum windows and door frames, reflective glass, and tinted windows should be avoided. FIGURE 2-17 ARTICULATION EXAMPLE FIGURE 2-18 WINDOW DESIGN September 2001 I1-78 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 ko FIGURE 2-19 USE OF DIFFERENT WINDOW TYPES Decorative windows. Decorative windows should be used in limited quantities. Window shapes other than flush-mounted rectangles, (e.g., round, oval, arched, spherical, and bays) should be used sparingly as accents to avoid creating overly busy facades. Doors. Doors should be located in a manner that complements the design of the building as well as serving their intended function. Excessive numbers of exterior doorways may give a building a dormitory-like character. The use of common entry ways in protected locations may also contribute to energy efficiency. Where possible, doors should open onto exterior areas that receive direct sunlight. Snow should not shed onto entrances. m. Wall features. Wall design FIGURE 2-20 BUILDING ENTRY PLACEMENT features should not be overly decorative; however, blank side and end walls should be avoided. Continuity of design should continue around all visible sides of the building. The use of ornamental detailing should be limited and in keeping with historical contexts. While detailing is often required to make a building look good, the overuse of it will detract from the composition as a whole. Likewise, the use of detailing September 2001 I1-79 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 which is not in context with its architectural style will detract from the overall appearance of the building. n. Balconies and porches. Balconies and porches, like other wall features, should be simply designed, the use of long, vertical or horizontal balconies or horizontal bands of balconies are discouraged. Balusters and railings should be designed in a simple and straight-forward manner. The mass of the balusters and the railing should be a substantial visual element of the building's design. Ornate balusters and railings, (e.g., Swiss or historic motifs) should be avoided. Balconies should be designed to prevent snow accumulation, interior leaks, and icicle buildup. They should be located so that neither snow nor ice falling on or from them can endanger passersby. Roofs and rooflines. a. Roof materials should be selected to "fit" within the Truckee Territorial Style. The following roofing materials are considered appropriate: Slate; Standing seam metal roof in dark earth tone colors; 3-Thick or dimensional asphalt shingle; Treated wood shake; Flat concrete tiles/shingles in dark earth tone colors; Corrugated metal with rough or rusted/rustic finish; and Copper or terne metal. The following roofing materials are discouraged: Untreated, unpainted aluminum or metal; Brightly colored materials; Spanish tile; White rock/gravel; and Corrugated metal with smooth or shiny finish. Roofs, overhangs, and balconies should be designed to avoid the destructive effects of snow and ice falling onto other buildings, pedestrians, cars, powerlines, and landscaping. Roof design contributes strongly to the image of a structure as having quality and permanence. Structures with full-pitched roofs project a more small-town image and September 2001 II-80 TRUCKEE MUNICIPAL CODE - TITLE 1 8, DEVELOPMENT CODE Design Guidelines 18.24 reinforce the pedestrian orientation that is encouraged in Truckee. Therefore, new freestanding structures should incorporate full-pitched roofs whenever possible. Structures with flat roofs and parapets often appear unfinished and less permanent and are therefore discouraged. Roofs may be gable, hip, or shed-type, but in all cases should either be full pitched or should appear so from the street. Any flat portions (i.e., equipment wells) should be relatively small and not visible from streets or other areas where the public has access. On larger strnctures, pitched roofs should be multi-planed to avoid large expanses of monotonous single-planed roofs. Flat roofs may be considered for larger structures when it is determined that a project's overall design is amenable to fiat roofs and is otherwise consistent with the objectives of these guidelines. When fiat roofs are used, there should be a screening parapet topped with a coping, cornice, or, if determined appropriate to the project's style, a modified mansard. Mansards should maintain the same roof pitch as surrounding structures and should be both high and deep enough to create the illusion of being a true roof. Small, steeply-pitched mansard roofs that appear as "stuck-on eyebrows" are discouraged. Roof design should anticipate snow-shedding areas. Roof pitches should be designed so that falling snow or ice will not threaten human safety or property. Walkways, entries, decks, or landscaping should not be located where they will be damaged by falling snow. Whether the roofing material and pitch will hold or release snow should be considered. If buildings are spaced too close together, snow sliding off the roof may damage adjacent structures. Building designers should familiarize themselves with problems common to the mountain environment, (e.g., ice damming, roof loading, and snow accumulation against wails). FIGURE 2-21 DESIGN FOR SNOW SHEDDING September 2001 II-81 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Roof architectural features should be used sparingly. The location of roof architectural elements is critical to avoid an over decorated, visually confusing appearance. Dormers an be placed at the roof eave or within the field of the roof. Dormers should have the following shapes: shed dormer, gable donner, and hip dormer. Swoop dormers should not be permitted. In general, roof ornaments (e.g., FIGURE 2-22 ROOF ARCHITECTURAL FEATURES finials, scroll work on the ridge or on barge boards or on eave boards, and decorative turrets) are discouraged. Snow diverters and retainers may be necessary installations on the roofs. They should be handled as an integral part of the roof shape. 3. Equipment screening. Ail roof equipment shall be properly screened from public view, in com. pliance with Section 18.30.110 (Screening). Screening should be an integral part of the roof design and not appear as a "tacked-on" afterthought. For fiat roofs, a screen enclosure behind the parapet wall may be used if it is made to appear as an integral part of the structure's design. Ground or interior-mounted mechanical equipment (with appropriate screening) is encouraged as an alternative to roof-mounting. bo Roof penetrations (e.g., plumbing and exhaust vents and air conditioning units) should be grouped together to minimize their visual impact. The roof design should help to screen or camouflage rooftop protrusions. Parapets. Parapet walls should be treated as an integral part of the structure's design. They should receive architectural detailing consistent with the rest of the facade and should not appear as unrelated elements intended only to screen the roof behind. If a mansard roof is incorporated into a parapet's design, the design should carefully consider any visible structural elements needed to support the roof and provide appropriate screening. Entries. a. Entries should be protected from the elements and should create a focal point for the building. Wall recesses, roof overhangs, canopies, arches, signs, and similar architectural features should be integral elements of the building's design calling attention to the importance of the entry. September 2001 11-82 TRUCKEE MUNICIPAL CODE- TITLE 1 8, DEVELOPMENT CODE Design Guidelines 18.24 6. Additions to existing structures. a. Building additions should follow the same general scale, proportion, massing, and detailing as the original stnlcture and should not be a stark contrast. The design of a new addition should incorporate the main characteristics of the existing structure. This may include: the extension of architectural lines from the existing structure to the addition; repetition of bay, window, and entrance spacing; use of harmonizing colors and materials; and the inclusion of similar architectural details (e.g., window/door trim, lighting fixtures, stone/brick decoration). New addition Existing building Encouraged Existing Building Discouraged FIGURE 2-23 COMPATIBLE DESIGN IN BUILDING ADDITIONS 7. Building materials. Artificial or decorative facade treatments, where one or more unrelated materials appear to be simply applied to the surface ora building rather than an integral part of its design, should be avoided. Materials should be used honestly. Artificial products that attempt to imitate real materials (for example, wood, stone, brick, etc.) are discouraged. b. The composition of materials should avoid creating the impression of thinness and artificiality. Veneers should turn corners, avoiding exposed edges. September 2001 II-83 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Change in plane wdh change in material Recommended Material or color change at outside corner Net recommended Change of materials on some plane Not ~ecommendea o FIGURE 2-24 BUILDING MATERIALS AT WALL EDGES Natural building materials (e.g., wood, stone, and brick) that blend with the natural surroundings should be used. Other materials should be reviewed on a case-by-case basis. Buildings should minimize the use of large expanses of reflective glazing, aluminum panels, and other materials not normally found in the mountain environment. Synthetic materials that attempt to simulate the textures or patterns of other materials (e.g., vinyl siding that attempts to simulate the pattern of woodgrain) should not be used. Colors. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. The use of muted tones for the structure's base color is recommended. Color should not be used as an attention getting device. Accent colors should be used carefully and be complementary to the base color or a variation of its hue, either weaker or stronger. The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should generally not meet or change without some physical change or definition to the surface plane. In most cases, only one or two accent colors should be used in addition to the base color. e. Colors appropriate to the Truckee Territorial Style include: Dark greens of forests; Grey-brown of mountains; Tan of field grasses and fallen pine needles; Greys of granite rock; and September 2001 II-84 TRUCKEE MUNICIPAL CODE - TITLE t 8, DEVELOPMENT CODE Design Guidelines 18.24 Do Red-brown of brick. Exterior wall colors should harmonize with the site and surrounding buildings. On exterior walls the predominant tone should tend toward earthy hues, whether in the natural patina or weathered color of the wall surface itself or the color of the paint, stain, or other coating. Accent colors on the wall surfaces can enliven buildings. In most cases, only one or two accent colors should be used in addition to the base color. Harshly contrasting color combinations should be avoided. Brilliant, luminescent, or day-glow colors should not be approved. Subdivisions. Subdivisions of commercial, industrial, and multi-family residential properties should be designed to allow coordinated development of the parcels, facilitate shared parking and common driveways, reduce encroachments onto public and private streets, and promote pedestrian activity. September 2001 I1-85 TRUCKEE MUNICIPAL CODE - TITLE J. 8, DEVELOPMENT CODE Design Guidelines 18.24 18.24.050 - Design Guidelines for Specific Land Uses The guidelines in this Section address design issues related to specific types of development which, by their nature, can present problematic design issues. These guidelines are intended to help improve the overall design quality of each specific use and to emphasize the unique characteristics of each use. These guidelines should be used in conjunction with the more general guidelines in the previous Section. Drive-through businesses. The major design issues related to these types of establishments are efficient and well-organized vehicular access and on-site circulation, while adequately buffering adjacent uses. 1. Site organization. a. The primary presence along the major street frontage should be the building, not the menu board, drive-through aisle, or parking lot. Drive-through aisles should provide adequate on-site queuing distance to accommodate five cars before the first stopping point (e.g. menu board). No portion of the queuing aisle should also serve as a parking aisle. c. Drive-through aisles should have a minimum width of 14 feet and a minimum 25-foot interior radius for any curve. Pedestrian walkways should not intersect the drive-through drive aisle, but where they cannot be avoided, they should have minimum 15-foot clear visibility, and they should be emphasized by enriched paving. Whenever physically possible, the main structure should be sited so as to maximize the distance for vehicle queuing while screening the drive-through operations located on the back side of the structure. f. Menu board speakers should be located so as to protect adjoining residential areas from excessive noise. Building design. All building elevations, whether they function as the front, side, or rear of the building should be architecturally detailed to avoid the appearance of the "back of the building." Buildings should contribute a positive presence to the street scene. Hotels and motels. Hotels and motels are quasi-residential uses and should be designated and sited to minimize the effect of noise from the 1-80 freeway or Truckee's arterial streets. Although they are quasi-residential, the scale of, and activities associated with hotels and motels often make them problematic neighbors for adjacent properties. Because hotel and motel architecture is often thematic, presenting a strong temptation to over design the building front and to neglect the other sides, it is important to remember that all sides of a building shall be stylistically consistent. September 2001 II-86 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Co 1. Site organization. a. The primary presence along the major street frontage should be the building and driveway approach, not the parking lot. b. Only a few (no more than 5) short-term parking spaces should be provided near the office for check-ins. c. Exterior corridors on multi-level buildings are discouraged and should not be located near residential uses. d. Delivery and loading areas should not be located near residential uses. e. Mechanical equipment, including swimming pool equipment, should be located to ensure compliance with Chapter 18.44 (Noise). Recreational facilities (e.g., swimming pools) should be located where guests can use them in some privacy. They should not be exposed to public streets to function as advertising. g. Avoid locating driveway, garage ramps, or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guest rooms. h. Utilize parking lots and open spaces on the site to help buffer the hotel/motel from any adjacent incompatible uses. 2. Building design. a. Noise attenuation techniques should be included in the design of buildings near major noise generators (e.g., major streets or the 1-80 freeway). b. Air conditioning and heating units should not be visible from public streets. Avoid exterior units for each room. For structures over two stories, guest rooms should be accessible from hallways within the hotel. Room entrances that are directly adjacent to parking lots or exterior walkways are discouraged. Industrial/business park uses. Industrial buildings are typically large utilitarian structures with little or no architectural interest. The following guidelines are intended to ensure attractive, well- designed structures while recognizing their basic industrial nature. Proper site planning and screening of work and storage areas are promoted over architectural design themes. The guidelines are intended to protect adjacent uses from objectionable views, excessive noise, and similar impacts that are typically associated with industhal uses. 1. General design objectives. a. A variety of building and parking setbacks should be provided to avoid long monotonous building facades and to create diversity within the project. September 2001 I1-87 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Design Guidelines 18.24 Buildings should be located on "open space islands," which may be formally landscaped or set in a natural open space environment. The main entrance of the building should not directly abut the paved parking area. A minimum five- to seven- foot landscape strip should be provided between parking areas and the portions of the buildings where parking is provided. Building setbacks should be provided proportionate to the scale of the structure and in consideration of existing adjacent development. Larger structures require more setback area for a balance of scale and so as not to impose on neighboring uses. d. Structures should be placed to create opportunities for plazas, courts, or gardens. Setback areas should be considered for use as open space for patio areas. e. The main elements of sound business park/industrial site design include the following: (1) Easily identifiable site access; (2) Service areas located at the sides and rear of buildings; (3) Convenient access, visitor parking and on-site circulation; (4) Screening of outdoor storage, work areas, and equipment; (5) Emphasis on the main building entry and landscaping; (6) Placement of buildings to provide plazas and courtyards; and (7) Landscaped open space. 2. Parking and circulation. Parking lots should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple tots separated by landscaping and buildings. Parking should be located to the sides and rear of buildings whenever possible. Site access and internal circulation should be designed in a straight forward manner which emphasizes safety and efficiency. The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic. Truck maneuvering areas should be separated from parking areas. September 2001 I1-88 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Entrances and exits to and from parking and loading facilities should be clearly marked with appropriate directional signage where multiple access points are provided. Parking lots adjacent to and visible from public streets must be adequately screened from view through the use of low screen walls, changes in elevation, landscaping or combinations thereof. 3. Loading facilities. To alleviate the unsightly appearance of loading facilities for industrial uses, these areas should not be located at the front of buildings where it is difficult to adequately screen them from view. Loading facilities are more appropriate at the rear of the building where special screening may not be required. FIGURE 2-25 PARKING LOT SCREENING Screen waft Loading FIGURE 2-26 LOCATION OF LOADING AREAS September 2001 II-89 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 bo When it is not possible to locate loading facilities at the rear of the building because of circumstances unique to the site, loading docks and doors may be located at the side of the building but must be screened from view by a combination of screen walls, ornamental landscaping and/or portions of the building. Gates should be located so as not to allow views from the public tight-of-way into loading areas. Backing from the public street onto the site for loading causes unsafe truck maneuvering and shall not be utilized except at the ends of industrial cul-de- sacs where each circumstance will be considered on a case- by-case basis. 4. Landscaping. Wall, landscaping and berms screen irtdustrial buildings and storage .~ Landscape berm/buffer Landscaping should be used to define entrances to buildings FIGURE 2-27 and parking lots, define the SCREENING OF LOADING AREAS edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for outdoor storage, loading, and equipment areas. Landscaping around the entire base of buildings is recommended to soften the edge between the parking lot and the structure. Landscaping should be accented at building entrances to provide focus. Earth berms can be used at the edge of the building in conjunction with landscaping to reduce the apparent height of the structure, especially along street frontages. Development in areas with native vegetation or located within foothill, riparian, viewshed, or other unique natural environments should use landscape designs and materials that are compatible with the existing vegetation. 5. Walls and fences. If walls are not required for a specific screening or security purpose they should not be used. Where they are required, they should be kept as low as possible while still performing their screening and security functions. September 2001 II-90 TRUCKEE MUNICIPAL CODE - TITLE ! 8, DEVELOPMENT CODE Design Guidelines 18.24 Where walls are used at property frontages, or screen walls are used to conceal storage and equipment areas, they should be designed to blend with the site's architecture. Landscaping should be used in combination with walls, especially along the street frontage. Long expanses offence or wall surfaces along the street frontage should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided along the wall at minimum intervals of 40 feet. When security fencing is required across a property frontage, it should be a com- bination of solid pillars, or short solid wall segments, and wrought iron grill work. Elevation of Wall/Wrought/[on Combination Elevation of Wrought Iron with P#asters FIGURE 2-28 WALL DESIGN Screening. a. Exterior storage and loading areas should be confined to portions of the site least visible to public view where screening may not be required. Where screening is required, a combination of elements should be used including solid masonry walls, berms, and landscaping. Vinyl-coated chain link fencing with wood, vinyl plastic, or metal slatting is an acceptable screening material only for areas not visible from a public street or parking lot. c. All equipment, whether on the roof, side of building, or ground, shall be properly screened in compliance with 18.30.110 (Screening). September 2001 II-91 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 7. Architectural design guidelines. aa Architectural style. The architectural style of buildings in the business park/industrial category should incorporate clean simple lines. Buildings should project an image of high quality through the use of appropriate durable materials and well landscaped settings bo Expression of structure. As a category of structure type, typically bland industrial buildings often present unattractive, unadorned, "box- like" forms. A variety of design techniques should be used to help overcome this situation and to direct development into a cohesive design statement. Long, "unarticulated" facades should be avoided. Facades with varied front setbacks and recessed entries are strongly encouraged. (2) Avoid blank front and side wall elevations on street frontages. (3) Entries to structures should portray a quality office appearance while being architecturally tied into the overall building composition and scale. Entry projection and indentation color bonds Vertical seams,window glozing band~ and textured walls Window glazing, colo~ bands, textured walls and entry indentation MJx ol complimentary materials, varied wall planes, increased window areas, and some textured walls (4) Alteration of colors and textures should be used to produce diversity and enhance architectural forms. FIGURE 2-29 ARTICULATION OF LARGE STRUCTURES (5) A compatible variety of siding materials (i.e., metal, masonry, concrete texturing, cement or plaster) should be used to produce effects of texture and relief that provide architectural interest. September 2001 II-92 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 c. Undesirable elements. Design elements which are undesirable and should be avoided include: (1) Large blank, unarticulated wall surfaces; (2) Exposed, untreated precision block walls; (3) False fronts; (4) "Stuck on" mansard roofs; (5) Materials with high maintenance (e.g., stained wood, shingles or light gauge metal siding); (6) Mirror window glazing; (7) Loading doors facing the street; and 8. Metal buildings. All metal buildings should be designed to have architectural interest and articulation as is encouraged with conventionally built structures. In addition to architectural metal panels, exterior surfaces should include either stucco, plaster, glass, stone, brick, or decorative masonry. Stock, "off-the-shelF' metal buildings are discouraged as main structures. Metal buildings should employ a variety of building forms, shapes, colors, materials and other architectural treatments to add visual interest and variety to the building. Architectural treatments should emphasize the primary entrance to the building. Exterior surfaces that have the potential of being contacted by vehicles or machinery should be protected by the use of landscaped areas, raised concrete curbs, and/or traffic barriers. Multi-family residential. The densities of multi-family housing tend to create large parking areas, less private open space than is found in single family areas, and long box-like structures. Parking facilities can dominate the site if not properly designed, and open spaces may be relegated to left over areas not related to the structures or the people who live there. Residential developments with unarticulated walls and roofs surrounded by parking lots and rows of carports along public streets are examples of practices that should be avoided. September 2001 I1-93 TRUCKEE MUNICIPAL CODE - TITLE t 8, DEVELOPMENT CODE Design Guidelines 18.24 1. Site organization. The clustering of units should be a consistent site planning element. Projects containing more than 10 dwelling units should be broken up into groups of structures that are appropriate in scale and com- patible with the neighborhood. Buildings should be oriented in random positions to avoid instances where living spaces of one structure face the living spaces of another and signifi- cantly reduce indoor privacy. Buildings should be oriented to create courtyards and common open space areas, thus increasing the aesthetic appeal of the development. Streets follow natural grade. : [ Cluster development away from open space, canyons, ddgelines, and other sensitive areas. FIGURE 2-30 CLUSTERING EXAMPLE ~mng of Recreation Area Close to Project Entrance Landscaping Special Paving FIGURE 2-31 MULTI-FAMILY PROJECT LAYOUT September 2001 II-94 TRUCKEE MUNICIPAL CODE - TITLE 1 $, DEVELOPMENT CODE Design Guidelines 18.24 2. Building design. There is no specific architectural "style" proposed for multi-family/cluster residential structures. The primary focus should be on constructing a high quality residential environment. The criteria presented here strives for this "quality" through descriptions and examples of appropriate building materials and architectural expression. Separations, changes in plane and height, and the inclusion of elements including balconies, porches, arcades, dormers, and cross gables mitigate the barracks-like quality of flat walls and roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or pitched roof segments applied at the structures edge. Structures containing three or more attached dwellings in a row should incorporate at least one of the following: For each dwelling unit, at least one architectural projection not less than two feet from the wall plane and not less than four feet wide should be provided. Projections should extend the full height of single story structures, at least one-half the height of a two-story building, and two-thirds the height of a three story building; or A change in wall plane of at least three feet for at least 12 feet for each two units should be provided. Building provides variety of forms/shapes, setbacks, and roof pitches with offsets. FIGURE 2-32 BUILDING ARTICULATION September 2001 II-95 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Because multi-family residen- tial projects are usually taller than one story, their bulk can impose on surrounding uses. The scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks so as not to dominate the character of the neighborhood. Large projects should be broken up into groups of structures. The use of single "megastructures" is to be avoided. The use of balconies, porches, and patios is encouraged for both practical and aesthetic values. These elements should be integrated into structures to break up large wall masses, offset floor setbacks, and add Facade of building is broken up to lessen mass of the building and define the individuality of units FIGURE 2-33 BREAKING UP BUILDING MASS human scale to structures. Design should be simple and straight forward. The use of long, monotonous access balconies and corridors which provide access to five or more units should be avoided. Instead, access points to units should be clustered in groups of four or less. The use of distinctive architectural elements and materials to denote prominent entrances is encouraged. Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the structure. Thin-looking, open metal, prefabricated stairs are discouraged. g. Support structures (e.g. laundry facilities, recreation buildings, and sales/lease offices) should be consistent with the architectural design of the rest of the complex. 3. Parking and circulation. Project entry areas should provide the resident and visitor with an overview of the project. They should provide an open window with landscaping, recreational facilities, and project directories. Special attention should be given to hardscape and landscape treatments to enhance the overall image of the project. b. The principal vehicular access should be through an entry drive rather than a parking drive. Colored, textured paving treatment at entry drives is encouraged. September 2001 II-96 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 There are generally three means of accommodating parking: parking driveways, parking courts, and garages within residential buildings. Projects with either long, monotonous parking drives or large, undivided parking lots am not desired. If parking within residential structures is not provided, dispersed parking courts am the desired alternative. Parking areas should be visible from the residential units which use them to the greatest degree possible. A parking court should not consist of more than two double-loaded parking aisles (bays) adjacent to each other. The length of a parking court should not exceed 14 stalls. Parking courts should be separated from each other by dwelling units or by a landscaped buffer not less than 30 feet wide. Each 10 spaces of parking, whether, in garages, carports, or open parking areas, should be separated from additional spaces by a landscaped bulb not less than 10 feet wide. Architectural elements (e.g. trellises, porches, or stairways) may extend into these landscaped bulbs. Parking areas tucked under residential structures should be enclosed behind garage doors. Garages with parking aprons less than 20 feet in length should be equipped with automatic door openers and roll-up doors. Where carports are utilized, they must follow the same spacing criteria as parking courts. Carports may be incorporated, with patio walls or used to define public and private open space, but incorporating carports into exterior project walls adjacent to streets is strongly discouraged. The ends of each cluster of carports should be concealed with low walls and landscaping. Use 12' wide landscape bulb for each YO spaces. FIGURE 2-34 PARKING COURT LAYOUT Carport and detached garages should be designed as an integral part of the overall project. They should be similar in materials, color, and detail to the principal structures. Due to snow loads, carports should not utilize flat roofs. Prefabricated metal carports are strongly discouraged. September 2001 11-97 Design Guidelines TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE 18.24 4. Open space areas. a. The design and orientation of open space areas should take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. b. Common open spaces should be conveniently located for the majority of units. Children's play areas should be visible from as many units as possible. In complexes with more than 40 two-bedroom units, several play areas should be provided throughout the complex. Commercial centers. Commercial centers are typified by the grocery store/drug store anchor with a series of smaller shops. They may also have one or more freestanding building sites. Because they are usually located in or next to residential areas, the major design issue is the interface between the center's service activities and adjacent residences. 1. Site organization. Buildings should have a strong spatial and functioual relationship to each other. a. Shopping centers should be divided into multiple buildings, and buildings should be clustered to achieve a "village" scale. This creates opportunities for plazas and pedestrian areas while preventing long "barracks-like" rows of buildings. b. Shopping centers should be designed to locate a minimum of 50 percent of the total building frontage (including pad buildings) at the front setback line. This siting, together with substantial landscaping treatment, reinforces and strengthens the overall streetscape, and helps to screen off-street parking areas. c. The location of open space areas should be accessible from the majority of structures, and should be oriented to take advantage of solar access. d. Loading facilities should not be located at the front of buildings where they will be difficult to adequately screen from view. These facilities are more appropriate at the rear of the site where special screening may not be required. Building design. a. An "extruded" appearance should be avoided in the design of long linear buildings. Where long buildings are unavoidable, their linearity should be mitigated by changes in building height, wall plane, spatial volumes, and by varied use of window areas, arcades, materials, and roof elements. b. Buildings adjacent to and visible from residential properties should be stylistically consistent with the more public portions of the buildings. Building scale should be decreased adjacent to residential uses by reducing wall height, articulating wall and roof planes, generating strong shadows, and by employing architectural decoration and full roofs. September 2001 II-98 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 c. Large blank building walls and loading areas that disrupt the continuity of pedestrian- oriented shops should be avoided. Office buildings. Office buildings have functional characteristics that result in physical forms different from other development: (1) their intensity of use is lower, (2) buildings are typically "live" on all four sides, (3) office activities are not limited to the first floor, (4) building perimeters have fewer entries and windows and thus have more opportunity for landscaping, and (5) the occupation of office buildings is more predictable. Because of their use patterns, there are more opportunities to locate office buildings toward the street with parking behind or to the side. This arrangement is strongly encouraged even where the existing pattern is not an established one. 1. Site organization. a. Buildings should be placed at the minimum required front setback with parking located at the rear of the site or at the side of the building. b. Multi-story buildings should not be placed adjacent to the private open space of residential units. c. A series of smaller office buildings linked by a plaza system is encouraged over a single large structure. d. Buildings should have their primary entry from the public street with secondary entries from on-site pedestrian paths or parking areas. 2. Building design. Long unadorned wall planes should be avoided. As a general principle, building surfaces over two stories high or 100 feet in length should be relieved with a change of wall plane that provides strong shadow and visual interest. The ground floor of larger office buildings should include elements of pedestrian interest including retail businesses and food services where pedestrian traffic is high and these uses are allowed. Clear glass (88 percent light transmission) should be used for ground floor windows where pedestrians are present and there is a potential for retail businesses, food seN'ices, or other service occupancies. d Building entries should be prominent and should afford a "sense of entry" for the structure. Entries should be protected from inclement weather. September 2001 II-99 Design Guidelines TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE 18.24 Go Ho Outdoor retail sales. The design issues associated with outdoor retail sales areas are quality of fencing material, internal organization, and lack of quality paving materials. 1. Site organization. a. The outdoor retail sales area should be located to the side or rear of the primary commercial structure. Outdoor retail facilities should not be located in front of the primary commercial structure. b. Whenever possible, do not place outdoor retail sales areas within prominent view of public streets. 2. Screening/security- a. Chain-link fences are strongly discouraged as screening and security devices. b. Barbed wire or razor wire is discouraged. c. For permanent outdoor retail sales areas, appropriate fencing materials include: Wrought iron pickets. >, Wood pickets. 3. Paving. Paving material shall be permanent. Gravel or decomposed granite may be used under special or temporary circumstances only. Straw or other nonsoil-binding materials may be used for very short (one- to two-week) durations. Service stations and car washes. Service stations and car washes are intensive uses that are characterized by large areas of paving which permit vehicles to maneuver freely and have the potential to create significant adverse impacts for adjoining streets and properties. Service stations, in particular, have historically enjoyed several points of access from adjacent streets to maximize maneuvering flexibility for vehicles. When weighed against the safety risk inherent in multiple driveways and the negative environmental and visual impacts of large areas of asphalt, fully flexible circulation clearly can no longer be accommodated. Driveway cuts need to be limited, circulation needs to be channeled, and paved areas reduced. Site organization. a. Structures on the site should be spatially related; buildings should be organized into a simple cluster. b. The site should be designed to accommodate all legitimate, anticipated circulation patterns, but those patterns should be defined by reduced areas of paving and well: placed landscaped areas. Driveway cuts should be limited to one, occasionally two per street. c. Service bays should not face residential properties and should avoid facing any major commercial thoroughfare. September 2001 II- 100 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 Building design. a. All structures on the site (including kiosks, car wash buildings, gas pump columns, etc.) should be architecturally consistent with the main structure. b. All building elevations facing public streets, whether these elevations function as the front, side, or rear of the building should be architecturally detailed to avoid the appearance of the "back of the building." Buildings should provide a positive presence to the street scene. c. Building materials should have the appearance of substance and permanency. Lightweight metal or other temporary-appearing structures are not appropriate. Special requirements. a. Car wash facilities should include appropriate noise control measures to reduce machinery and blower noise levels. b. Areas should be provided on self-service station sites to allow patrons to service their vehicles with water and air. These facilities should be located where they do not obstruct the circulation patterns of the site. c. On automatic car wash sites, facilities should be provided for vacuuming of vehicles and for drying of vehicles upon exiting the car wash building. These areas should be carefully located to avoid obstructing legitimate circulation. Each pump island should generally include stacking for a minimum two vehicles (40 feet) on site so that driveways or the street are not utilized for waiting customers. Truck circulation patterns and positions for tank filling should not conflict with customer circulation patterns or cause a potential for stacking overflow onto a street. do September 2001 II-lO1 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Design Guidelines 18.24 September 2001 II-102 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Historic Preservation Design Guidelines 18.26 CHAPTER 18.26 - HISTORIC PRESERVATION DESIGN GUIDELINES Sections: 18.26.010 - Purpose of Chapter 18.26.020 - Applicability 18.26.030 - Building Design Guidelines 18.26.040 - Lighting 18.26.050 - Signs 18.26.060 - Landscaping 18.26.010 - Purpose of Chapter The Historic Design Guidelines of this Chapter are intended as a guide to assist property owners and project designer in understanding the Town's goals for attaining high quality development that is sensitive to and compatible with the historic character of the Downtown area. The guidelines will be used as criteria against which to review projects in the -HP overlay district. 18.26.020 - Applicability The provisions of this Chapter shall apply to all projects (additions, remodeling, relocation, or new construction), including single family dwellings and accessory structures, in the -HP overlay district. The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis. Design guidelines in other Chapter of this Development Code (general design guidelines, specific design guidelines, signs, landscaping, parking) shall also be addressed whenever applicable. The review authority may interpret these historic design guidelines with some flexibility in their application to specific projects as not all design criteria may be workable/appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the Historic Design Guidelines are followed. 18.26.030 - Building Design Guidelines A. Architectural style. The following architectural styles are preferred within the Downtown Study Area. 1. Residential structural styles include: a. Mountain Utilitarian characterized by small to medium size, simple design, peaked roof, wood frame, wood exterior, and a porch; b. Queen Anne characterized by large size, multi-gabled, peaked roof, wood frame, wood exterior, and elegant detailing; September 2001 I1-103 TRUCKEE MUNICIPAL CODE- TITLE 18, DEVELOPMENT CODE Historic Preservation Design Guidelines 18.26 c. Box characterized by simple box design, low angle or hip roof, porch, simple neo- classic detailing, wood frame, and wood exterior. 2. Commercial structural styles include: a. Block characterized by simple box or rectangular-shaped facade, flat roof, simple detail in period styling, first floor commercial frontage with or without overhead canopy, and wood frame or wood frame with masonry; b. Cottage characterized by same details as Block style except peaked roof, residential style details, and wood frame with wood exterior; c. Grand Hotel characterized by large size, two to three stories in height, masonry over wood frame, simple yet elegant details, and neo-classic style. B. Building height. The height of a new or improved structure should be related to the height of surrounding structures. The height relationship is paramount in a community's architectural design. Varied heights enhance the visual impact, but a building which is much taller than neighboring ones can significantly mar harmonious building relationships. Important civic or cultural facilities can act as visual landmarks. On the whole, new development should be compatible with existing heights. C. Building proportions. Building proportions should be in harmony with one another. The proportional relationship of the buildings on Commercial Row is already clearly established. The narrow lots and high facades would be easily disrupted by new buildings of disproportionate dimensions. Repetitious large plate glass storefronts and building entrances also create a negative visual impact where the standard is narrow, high facades with smaller windows and irregular door sizes. Negative impacts can be avoided by maintaining building proportion relationships and breaking up larger building masses into smaller units of scale. D. Color and tone. Colors and tones should be in accord with those already established. The goal is to achieve an area-wide complementary blend of background colors combined with selected and limited use of primary and focal colors. Materials used in exterior construction should look natural. The tasteful use of color and accent can introduce variety and charm; the indiscriminate use of color and color combinations can overload the senses and produce visual conflict and chaos. Colors should be used in tasteful harmony. Jarring contrasts should be avoided. Soft tones should be used on large expanses with respect to neighboring colors. Sharper colors should be reserved for accent. Natural masonry colors should be left unpainted where feasible. Muted colors should be used rather than strong, bright colors. E. Texture. Textures are intended to emphasize, contrast, or conform with neighboring buildings. A variety of textures have been used in central Truckee. Brick and stone have rough or medium textures. Wood (depending on its use), steel, aluminum, glass, and cast iron provide smoother textures and can be used in a supportive role. Many materials are available to provide a textural bridge between the extremes. Rough textures should be used to project a "rustic" or frontier image, and smooth textures to communicate detail and refinement. Smooth textures should be used as backgrounds for more contrasting detail. Repetition of textures should be used to produce a strong and subtle cohesiveness among structures of the period. Textures should be used to link a structure to its surroundings. The use of fine-textured materials that would dominate the design II-104 September 2001 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Historic Preservation Design Guidelines 18.26 Fo should be avoided. The use of shiny materials such as steel and aluminum and large plate glass windows should be avoided. Materials. Traditional construction materials and techniques are to be emphasized. Materials used in exterior construction should look natural. Use wood, brick, or stone, or combinations of them and applied materials such as wood stains. Tonal variations can be created by weathering of natural materials and/or artificial coloring. Historically correct building and construction methods and applications should be encouraged, as is restoration to the original appearance whenever possible. New buildings should respect the use of material combinations which presently exist. Historic milling and production processes should also be utilized so that these traditional materials will not lose their authenticity. Traditional construction materials such as bricks and mortar, wood clapboard or shingles, concrete, local rock and fieldstone, wood sash and doors, cast iron columns and pediments, galvanized sheet metal, and log cabin construction should be utilized. Non-historic materials such as large expanses of glass and shiny milled metals should be avoided. Building projection. New and improved structures should feature similar architectural projections where appropriate, and their detail design should respect existing patterns. Three- dimensional architectural features projecting into the street are an important link between adjacent structures. They are also an essential feature in presenting historical authenticity of the period. These features reflect historic architectural patterns of Truckee architecture by providing the passerby a series of entrances, windows, canopies, and balconies in a rhythmic sequence. Their incorporation into the streetscape provides visual interest in an otherwise monotonous panorama. Flat and monotonous facades should be avoided. Compatible architectural projects should be incorporated where none exist. Roofs. A harmony of roof and parapet forms should be maintained. General consistency in roof pitch and shape should be maintained. The introduction of dramatically new and different parapet designs should be avoided. Roofs may be gabled, hip, flat, or of other types. A common architectural pitfall is often due to radical change in roof pitch or shape. General consistency in architectural treatment of parapets should be maintained. Parapets, like roofs, present opportunities for linkage or contrast. Overemphasis of contrast in either feature can destroy the harmony of architectural styles. Roof materials that were typical should be used. Aluminum shingles and tile roofs are not appropriate. Roof framing and flashing should be painted to match the roof materials. Building canopies. Building canopies cover walkways and provide protection from the elements. Single-story canopies along major street frontages should be used. Continuity in height and bulk should be provided between adjacent canopies. Canopy supports should be set back from the curb a sufficient distance to prevent damage from automobile bumpers. Canopy materials should be consistent with those set forth in Subsection x. (Materials). Architectural details. Architectural detailing should be used to enhance the overall effect of those historic Truckee architectural forms which still exhibit a truly unique local character based on construction techniques and materials common to the later 1880's through the early 1900's. Brick, wood siding, plaster over wood, concrete or stone should be used for building exteriors. Wood sash effect windows and door detailing with small pane glass windows set in lead or wood-look mullions should be used. Wood doorway detailing with timber or wood lintels and wood, stone, or metal corbels should be used. September 2001 II-105 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Historic Preservation Design Guidelines 18.26 Windows. Identifying, retaining, and preserving the functional and decorative features of windows are important in the overall historic character of buildings. Traditional materials and applications and historic milling and construction processes should be encouraged and original materials should be used if possible. Replacement of original historic design should be encouraged. Wood-look sash windows and door details which use grids to achieve the look of small-paned glass windows should be encouraged where appropriate. Exterior window frame finish should blend with building and trim colors. Features such as frames, sash mullions, muntins, glazing, sills, heads, hood molds, paneled or decorated jambs and moldings, and interior and exterior shutters and blinds should be incorporated. The following should be avoided: 1. Large expanses of glass where they have not existed as part of the original building design; 2. Removing or radically changing windows which are important in defining the overall historic character of the building; Changing the historic appearance of windows through the use of inappropriate designs, materials, finishes or colors which radically change the sash, depth of reveal, or the appearance of the frame; 4. Stripping windows and trim of historic material such as wood, iron, cast iron, or bronze; Changing the number, location, size or glazing pattern of windows by cutting new opening, blocking in windows, or installing replacement sash which does not fit the historic window opening; 6. Obscuring historic window trim with metal or other material; 7. Use of non-historic metal or other material for window trim; 8. Skylights (A dormer design for light and ventilation in roofs should be used. Placement can be flush with the roofline to avoid sharp contrast.). 18.26.040 - Lighting Lighting should be functional and be in harmony with surrounding building lighting and should not attract unnecessary attention to any one building. Indirect lighting should be used whenever possible so that the light source is hidden from direct view. Traditional materials such as baked enamel or porcelain, oxidized copper, and cast iron should be used. Anodized aluminum, steel, or wood should be used for light standards. Lighting should be used to provide dramatic visual effects and charm. Fixtures should be simple in form. Individual building lights should be secondary. The lighting of individual buildings should not detract from the primary lighting system which provides street and walkway illumination. Lighting chaos and energy waste should be avoided. 18.26.050 - Signs A. Selecting a concept for a sign is one of the most important design decisions for a business because it is such a prominent part of the business image. Signs should be carefully located so they do September 2001 11-106 TRUCKEE MUNICIPAL CODE - TITLE 18, DEVELOPMENT CODE Historic Preservation Design Guidelines 18.26 not dominate the building they are trying to identify. Signs should conform to each other in size, scale, texture, color, design, material, and location. B. The type of sign should be determined first: flush, projecting, or awning sign. Signs should be pedestrian-oriented in size and shape. They should be simple and bold and be designed with old- style lettering with colors in keeping with the general historic theme. The signs should be located below the overhang wherever facade canopies or marquees are used. Symbolic and historic three- dimensional signs such as barber shop poles should be used if possible. Signs should be consolidated whenever possible. A directory where more than one business is located in a single building should be considered. Freestanding signs should be located in landscaped area and placed so as not to duplicate size and location of similar signs in the immediate area. Sign lighting should be integrated into the design of the sign itself. C. The following should be avoided: 1. Large, obtrusive, garish, plastic or backlit signs; 2. Paper or cardboard signs (wood is preferred); 3. Roof mounted signs; 4. Signs mounted above windows or a building's upper floor; 5. Signs projected above the cornice or parapet line; 6. Signs that cover moldings or windows; 7. Fluorescent colors; 8. Imitation-looking stained glass or wood facsimiles; 9. Flood lights or lighting that projects intense, glaring light; 10. Cluttering of signs. 18.26.060 - Landscaping Hardy plant materials should be used to accent buildings, pedestrian areas, parking facilities, and to provide shade. Plants can either accent a feature or be a mini-green belt in the historic area. Plant varieties that will survive the cold and snow loads should be used. Trees should be planted adjacent to parking areas and in sidewalk/pedestrian areas and recessed in sidewalk planting spaces. Plants should separate parking areas from buildings, walkways, and rights-of-way. Herbaceous shrubs, annuals, and native plants in planter boxes (both fixed and free-standing) that are framed in natural wood or stone should be planted. Existing, native landscaping should be incorporated into the final landscape. A balanced ratio of evergreen and deciduous plants should be planted. Placement of plant materials should be used to establish a balanced relationship to buildings on and off-site. Height and mass should neither overpower nor be understated. September 2001 II-107