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Gray's Crossing
Specific Plan
January 2004
SCE PLANNING & ENGINEERING, INC
Prepared for:
Prepared by:
Gray's Crossing
Specif is Plan
January 2004
East West Partners, Developer
°��• Gray's Station, LLC, Owner
m 112257 Business Park Drive, Suite 8
Truckee, CA 96161
(530) 587 -3460
SCO Planning & Engineering, Inc.
140 Litton Drive, Suite 240
Grass Valley, CA 95945
(530) 272 -5841
Graphic & Architectural Designs by:
HARTIHOWERTON HartlHowerton
30 Hotaling Place
San Francisco, CA 94111
(4l 5) 986 -4260
Table of Contents
9c
Gray's Crossing
Specific Plan
MAPS
TABLE OF CONTENTS
AERIAL PHOTO
OVERALL DEVELOPMENT PLAN
TENTATIVE MAP
TENTATIVE MAP - UNIT 1
TENTATIVE MAP - UNITS 2 & 3
TENTATIVE MAP - UNIT 4
TENTATIVE MAP - VILLAGE AREA & GOLF PARCEL 3
DEVELOPMENT AREA
ZONING MAP
TRAILS MAP
PRELIMINARY UTILITY PLAN
Table of Contents
CHAPTER I — EXECUTIVE SUMMARY ............................ ...........................0000
=0 ,
7
CHAPTER II — PERMITTED USES AND GENERAL DEVELOPMENT STANDARDS ..7
RESIDENTIALDISTRICT ................................................................... ..............................8
ATTACHED RESIDENTIAL DISTRICT ........................................... .............................16
VILLAGE CENTER DISTRICT .......................................................... .............................21
RECREATIONDISTRICT .................................................................. .............................26
OPENSPACE DISTRICT .................................................................... .............................29
CHAPTER III — DESIGN GUIDELINES,.,, ..... ......
CHAPTER IV — PROGRAMS ...................... ..............0004.............
...............31
...................61
OFF - STREET PARKING .................................................................... .............................61
SIGNS................................................................................................... .............................66
LIGHTING........................................................................................... .............................70
GRADING AND DRAINAGE ............................................................. .............................79
INFRASTRUCTURE........................................................................... .............................81
CHAPTER V — TRUCKEE'S GENERAL PLAN AND POLICY COMPLIANCE .............88
January 2004 Page
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FOR
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GRAY'S CROSSING
PLANNED DEVELOPMENT
.o RE.vo
1 3, T,
VICE MAP
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SEWERAGE SPCSA-
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NO- INCIbDEDIR
OVCPAL- DeVEUDPN HT
LEGEND
_ WEAANDS(DEiINEATED BY
ECOSYNTHESIS -OCT, 2001)
0 I00 YEAR FLOOD PLAIN
-- EXISTING DRAINAGE
PROPOSED 4 CLAS5II TRAIL
PROPOSED 4' SOFT SURFACE TRAIL
PROPOSED 8' SEPARATED PAVED SURFACE TRAIL
- - — — — — — PROPOSED 8' CLASS! TRAIL
APPROXIMATE GOLF CART PATH ROUTING
OVERAJL DEVELOPAIIENT
FOR
GRAYS 'O 1
ATTACHED UNITS
(,O) a PLEXES
FORMBOUENIPLDVEE
H0051NG -92 UN.-5
If
If
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UNIT 2 - RESIDENTIAL
70 LOTS
SINGLE- FAMILY
- 408 LOTS
COTTAGE HOMES
- 89 LOTS
ATTACHED
-115 UNITS
AFFORDABLE/ EMPLOYEE COMPLEX
- 92 UNITS
VILLAGE AREA
- 21 LOFTS
TOTAL - 725
(7GRAY'S
m
- ' -•
OVERALL DEVELOPMENT PLAN FOR:
A CROSSING
TowH Or= mvcF�e PLANNED DEVELOPMENT
y�..P
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1
TENTATIVE MAP
-- - I TO RENO
FOR
GRAY'S CROSSING
I�P A INC FSED)
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PHASE 1 - -NIT 1
RESIDENTIAL m9S, -W 1
A ODT"AGE LOTS 1-891
SEE SHEETS
LEGEND:
WETLANDS (DELINEATED BY
ECOSYNTHESIS -OCT. 2001)
[� tW YEAR FLOOD PLAIN
- EXISTING DRAINAGE
2 TENTATIVE MAP FOR:
® GRAY'S CROSSING
6 ur A PLANNED DEVELOPMENT
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PROJECT INFORMATION
OWNER /APPLICANT:
TRUCKEE LAND, LLC.
A OCABLIFORZNIA]LIMITED LIABILITY COMPANY
PX
TRUCKLE, CA 95160
(530) 507-3K0
CONTACT PERSON: E,k Jow O ,
PLANNING & ENGINEERING:
SCD PANNING & ENGINEERING, INC.
140 JTTON owls STATE 243
CRA55 VALLEY, CA 95945
15301 Pi -SE41
10BOO DONNER PASS ROAD, SWTE 303
TROCKEE. CA 96161
s30 552 -4043
CONTACT PERSON: DALE CROGHiUN. A.LGP.
PLANNING & ARCHITECTURE:
GAGE DAVIS & ASSOCIATES
EAST DWBLETREE RANCH ROAD
SCDTDDA1£ AZ 95258
CONTACT PERSON: GALE DAMS
19- 410 -19,
TOTAL AN EA ]5]x ACRES
ZONE
PC -2
GENERAL PLAN DESIGNATION:
PC -2
FIRE PROTECTION:
TRUCKLE FIRE PROTECTION DISTRICT
WATER:
TRUCKEE OWNER POOLS UTUTY DISTRICT
SEWERAGE DISPOSAL:
TRUCKEE SANITARY DISTRICT
ELECTRICAL UTILITIES:
TRUCKEE DONNFR PUBLIC UnUTV DISTRICT
9.. AK
LEGEND:
WETLANDS (DELINEATED BY
ECOSYNTHESIS -OCT. 2001)
[� tW YEAR FLOOD PLAIN
- EXISTING DRAINAGE
2 TENTATIVE MAP FOR:
® GRAY'S CROSSING
6 ur A PLANNED DEVELOPMENT
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PROJECT INFORMATION
OWNER /APPLICANT:
TRUCKEE LAND, LLC.
A OCABLIFORZNIA]LIMITED LIABILITY COMPANY
PX
TRUCKLE, CA 95160
(530) 507-3K0
CONTACT PERSON: E,k Jow O ,
PLANNING & ENGINEERING:
SCD PANNING & ENGINEERING, INC.
140 JTTON owls STATE 243
CRA55 VALLEY, CA 95945
15301 Pi -SE41
10BOO DONNER PASS ROAD, SWTE 303
TROCKEE. CA 96161
s30 552 -4043
CONTACT PERSON: DALE CROGHiUN. A.LGP.
PLANNING & ARCHITECTURE:
GAGE DAVIS & ASSOCIATES
EAST DWBLETREE RANCH ROAD
SCDTDDA1£ AZ 95258
CONTACT PERSON: GALE DAMS
19- 410 -19,
TOTAL AN EA ]5]x ACRES
ZONE
PC -2
GENERAL PLAN DESIGNATION:
PC -2
FIRE PROTECTION:
TRUCKLE FIRE PROTECTION DISTRICT
WATER:
TRUCKEE OWNER POOLS UTUTY DISTRICT
SEWERAGE DISPOSAL:
TRUCKEE SANITARY DISTRICT
ELECTRICAL UTILITIES:
TRUCKEE DONNFR PUBLIC UnUTV DISTRICT
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TENTATNE MAP
FOR
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ANSI T -6' -4 WI "t 5, P
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LEGEND: x/6- N
-� WETLAN05(DELINEATED RY 01;911E
ECOSYNTHESIS - OCT. 2001)
0 100 YEAR FLOOD PLAIN
- - - EXISTING DRAINAGE
PROPOSED 4 SOFT SURFACE TRAIL
PROPOSED 6 SEPARATED PAVED SURFACE TRAIL
- - - - - - - PROPOSED B CLASS I TRAIL
FIDE F-A—ER,
ItS
>11 �' I AS IN i
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LAND AREA STATISTICS -UNIT
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NI
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ME T
T
J
�ro
0-R8 ADD LJ�7R
7YPIGAL ROADWAY SECl'ION
'COTTAGE AREA'
NI
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,2
I
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LM
UNIT 2
MEX
MAP
AREA STATISTICS
-
LEGEND:
ILTS
WETLA NOS (DELINEATED BY
oE✓aoPeO
ECOSYNTHES:S -OCT. 2001)
0
100 YEAR FLOOD PLAIN
/
O
EXISTING DRAINAGE
PROPOSED 4 CLA55II TRAIL
PROPOSED SOFT SURFACE
PROPOSED 8 SEPARATED PAVE
- - — — — — — PROPOSEDB CLASS IMAIL
APPROXIMATE GOLF CART PAT
nNTAnVE MAP
FOR
GRAYS CROSSING
'RAIL
D SURFACE TRAIL
/
b� J
H ROUTING
/. / /
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TYPICAL ROADWAY SEC170N
S
TENTATIVE MAP FOR:
GRAY'S CROSSING - UNITS 2 & 3
I DIG SEE DAYSTARAP
TOWN OF m..ca A PLANNED DEVELOPMENT ccuFOSar., I ,,, A,,,,,,•••,
I Went A /
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TAITATAE MAP
FOR
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11
1
1
E
1
1
1
1 ¢.
111 \i11v 0 A(
1
1
e.
r-
j� F
ILEGEND
I _2
WETLANDS(DELINEATED BY
s ECOSYNTHESI5 - OCT. 2001)
I0 100 YEAR FLOOD PLAIN
EXISTING DRAINAGE
PROPOSED 4'SOFT SURFACE TRAIL
I PROPOSED 8'SEPARATED PAVED SURFACE TRAIL
IF, x
p
( i -
If
A..w srwwc. w NM
J/ ]Y
TYPICAL. RMDVAY
KTV
A TAP
RP_SMENTML LOTS UNIT 4
Lo 10
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L)T NO
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1Tn_
'.LAND AREA STATISTICS -UNIT
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15 S{9_
DEVELO
WEN PACE
P
AREA (AP Cj
MEA(ACj
TOTAL IAL)
1AN
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PIC
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a
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57
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109
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106
SCOPE
z,
10 65
60
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109
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12
11 X
61
692
68 2
1374
j� F
ILEGEND
I _2
WETLANDS(DELINEATED BY
s ECOSYNTHESI5 - OCT. 2001)
I0 100 YEAR FLOOD PLAIN
EXISTING DRAINAGE
PROPOSED 4'SOFT SURFACE TRAIL
I PROPOSED 8'SEPARATED PAVED SURFACE TRAIL
IF, x
p
( i -
If
A..w srwwc. w NM
J/ ]Y
TYPICAL. RMDVAY
KTV
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1 GRAY'S CROSSIOSSV NG iINIT 4
Tnwra oFTliUO/(EE A PLANNED DEVELOPMENT
,
,
I
TENTATIVE MAP
GRAY'S CROSSING x VILLAGE AREA
& GOLF PARCEL 3 � I 5 i t
ALDER ROAD L�-
I
JAALi ll \LI.X AIilC
ADD, RA
LANYWOODD
1
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a
a
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LEGEND:
0 :00 YEAR FLOOD PLnIN
-- _ -_ -. EX15TIN6 DRAINAGE
PROPOSED 4 CLA55IITRAIL
PROPOSED 4' SOFT SURFACE TRAIL I 1
. PROPOSED B' CLASS I TRAIL
I , �ora va
I 1
A
LAND USE STATISTICS
-. GOLF PARCEL 3
u
aunnwc s
s
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TA
37 ITO
ol
5%
r
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11 un
zo
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101L
GOLF PARCEL 3
5.71 ACRES Z
1
ON
a ,u..OU GOOD
a.0 —J
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rB '
B !
S
4
VILLAGE AREA
16.31 ACRES
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LAND USE 5TATI5TIC5 - VILLAGE AREA
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GRAYS CROSSING — VILLAGE AREA & GOLF PARCEL 3
Iowry OFT U «Ee A PLANNED DEVELOPMENT uuw�arvu
DEVELOPAEW AREA
FOR
GRAY'S CROSSING
r
IOPEN svncE z
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NOT:NCWGED
OVEQALL DEVELOP
LEGEND:
DEVELOPEDAREA -GOLF
O DEVELOPEDAREA - PARCELS
OPEN SPACE
n. os-TRLMA�E
I
� e ^r
GRAYS CROSSING
A PLANNED DEVELOPMENT cti PR,w„
OPEN SPACE /
I
�c`1 Ooe
SCILE
1
GRAY'S CROSSING
TRAILS PLAN
SEGMENT 4
4 SOFT SURFACE EARTHEN TRAIL
(3520± LF)
SEGMENTS
8' PAVED BIKE 1 1
TRAIL (44001 LF) 1
1
I SEGMENT 5 I
1 4' SOFT SURFACE � I
EARTHEN TRAIL 1 I
—-
(4320+ LF) `
I I
J
SEGMENT 3
4' SOFT SURF,
-_I 1 EARTHEN TW
1 (7000-+ LF)
I
I I
I
I I �
-I
� I
21 /
_ USE EXISTING
HWY 89 DRAINAGE I
,f CROSSING I I SEGMENT 2
4' SOFT SURFACE
�VE EARTHEN TRAIL
a /
(6901 LF)
j 5EGMENT7
CLASS II BIKE LANE
wrmr
roF Imo® I
7 =
�V v
GRAYS CROSSING
TRAILS PLAN
l
�JS
\\ B'BIKE TRAIL (PAVED
j `8' BIKE TRAIL (SEE
('. OLD GREENWOOD
SEGMENT 1 TRAILS PLAN)
8' CLASS I BIKE TRAIL
(5460± LF) `•..' -r
y
'i 8' BIKE TRAIL (SEE
OLD GREENWOOD
TRAILS PLAN)
/ /��O EXISTING FIBERBOARD
/PAV UNDERCROSSING
5�
Ake
y S
LZ
SEGMENT 8 4' SOFT SURFACE EARTHEN TRAIL
WTmw
8' BIKE TRAIL (PAVED SURFACE)
(4770« LF)
LEGEND:
mmmrm
mmm
I
�o
8' CLASS I BIKE TRAIL (7,110-+ LF)�
4' CLASS II BIKE TRAIL (1,800. LF)
8' PAVED BIKE TRAIL (9,980. LF)
4' SOFT SURFACE TRAIL (14,840« LF)
APPROXIMA TE GOLF CART PA TH ROUTING
c LIFOH"�
SEGMENT 6
SEGMENT 10 J
s!
`z
8' PAVED BIKE
I
4' CLASS II BIKE TRAIL
•
y
8' CLASS I
TRAIL (810± LF)
: (1800± LF)
�`..!
BIKE TRAIL
(1650« LF)
1
�
e �
CLASS I BIKE LANE
wr cx.:e
1'
CLASS II BIKE LANE
wrmr
roF Imo® I
7 =
�V v
GRAYS CROSSING
TRAILS PLAN
l
�JS
\\ B'BIKE TRAIL (PAVED
j `8' BIKE TRAIL (SEE
('. OLD GREENWOOD
SEGMENT 1 TRAILS PLAN)
8' CLASS I BIKE TRAIL
(5460± LF) `•..' -r
y
'i 8' BIKE TRAIL (SEE
OLD GREENWOOD
TRAILS PLAN)
/ /��O EXISTING FIBERBOARD
/PAV UNDERCROSSING
5�
Ake
y S
LZ
SEGMENT 8 4' SOFT SURFACE EARTHEN TRAIL
WTmw
8' BIKE TRAIL (PAVED SURFACE)
(4770« LF)
LEGEND:
mmmrm
mmm
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4' CLASS II BIKE TRAIL (1,800. LF)
8' PAVED BIKE TRAIL (9,980. LF)
4' SOFT SURFACE TRAIL (14,840« LF)
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4' CLASS II BIKE TRAIL (1,800. LF)
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ZONING EXHIBIT MAP
FOR
GRAY'S CROSSING
7
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Zoning Exhibit Map
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Executive Summary
Gray's Crossing
Specific Plan
CHAPTER I
EXECUTIVE SUMMARY
PROJECT DESCRIPTION
Chapter I
Executive Summary
The proposed Gray's Crossing Specific Plan is a destination recreation community proposing
golf, recreational amenities, single - family lots, cottage homes, attached housing, and mixed use
development in a village center setting, with two community church sites and over 417 acres of
passive open space. Gray's Crossing property is located north of Interstate 80 and on both sides
of State Highway 89 North. The 757 -acre property has a variety of topographical and
vegetative conditions ranging from meadows to heavily timbered hillsides. The location,
topography and acreage allow the various proposed land uses to be sited in a manner that
maintains the environmental integrity of the surrounding area, Interstate 80, State Highway 89
and Prosser Dam Road Corridors.
The Gray's Crossing Specific Plan has been designed to be developed as a Planned Community
allowing a variety of land uses. The land use plans incorporates a variety of housing types, a
village center, recreational amenities, and open space. Each of these land uses are interrelated to
the project as a whole.
The following describes each of the specific Land Use Districts:
Residential District
The purpose of the Residential District is to provide land use area for residential uses that allow
for single- family custom built homes, cottage homes, and related accessory uses.
The cottage - housing concept
is designed to create a more economic housing opportunity by
efficiently
using land area
and reducing
the infrastructure needed to serve single- family
residential
development. The
basic concept
is to minimize individual land ownership around a
parcel and
share in common courtyards
or recreation
areas designed to service individual clusters
of four (4)
to eight (8) units.
Attached Residential District
The purpose and intent of the Attached Residential District are to provide residential land for
medium density residential, a 92 -unit affordable and employee housing complex and their
accessory uses.
Village Center District
The Specific Plan District for a mixed -use Village Center is intended to provide land area for a
range of retail, office, lodging services and business activity relating to the needs of the
recreational activities and surrounding neighborhoods. The project proposes retail and office
uses, lodging units, community facilities, church facilities, and residential loft units above the
retail shops.
January ?004 Page l
SCO
Gray's Crossing Chapter I
Specific Plan Executive Summary
Recreation District
The Recreation District is intended to provide tourist oriented land uses ranging from country
club and restaurant, health and fitness center, 18 -hole golf course, driving range, and golf
maintenance facilities, to a middle school with playgrounds and pedestrian/bike trails.
Open Space District
The Open Space District is intended to provide land area devoted to maintaining the scenic
beauty and natural characteristics of the area. The Open Space District is also intended to provide
for public and private recreational uses, provided that the integrity of the areas natural
characteristics is maintained. Lands within Open Space Districts will be separated from other
Districts by dedication to Land Trust, conservation easements, zoning restrictions and or other
programs that will ensure both preservation and maintenance of the property.
The Gray's Crossing Specific Plan recognizes different types of Open Space. They are: l.) Open
Space set aside in large parcels which can be maintained by Property Owners' Associations,
transferred to Land Trusts or public entities, and/or reserved by conservation easements; and 2.)
Open space on private ownerships which is restricted from development, such as rear yard
setbacks in the Residential District, open space buffers in the Village Center and Attached
Residential Districts, and lands within the Golf Parcels not devoted to fairway construction.
The project proposes the following:
Residential Land Uses:
A tentative map proposing:
• 410 single - family residential lots proposed to be developed in four phases;
• 57 cottage units proposed to be developed in Phase I;
• 48 attached housing units, in a village setting, ranging from studio flats to 3- and 4-
bedroom townhomes; and
• 92 -unit affordable and employee housing complex, comprised of 64 units of Gray's
Crossing affordable housing and 28 units of Old Greenwood employee housing.
Village Complex:
A Conditional Use Permit and Land Development Plan proposing a 47,900 square foot Village
and Lodge that allows for the following:
• Office
and
Retail — 38,900
square feet of
office and retail floor space. This area
would
The
also
be constructed over
accommodate
21
live -work
lofts
above
the
retail
floor.
• Lodge —
120
rooms with
5,000 square feet of
conference facilities and limited food
service.
The
Lodge would
be constructed over
a ten -year period. Each unit within the
January 2004 Page 2
5C0
Gray's Crossing
Specific Plan
Chapter I
Executive Summary
Lodge will be designated to allow for flexible use such as commercial condominiums,
time -share or fractional ownership.
• Community Cultural Center — A 7,200 square foot multi -use building that can
accommodate worship services, community gatherings, cultural events and theater.
• Gas Station — A 1,800 square foot service station and convenience store.
• Attached Housing — See Residential Land Uses above.
• Church Site — a one -acre site that could provide a future worship center and multi -use
facility for the local Truckee Ecumenical Partnership.
Golf Course:
A Conditional Use Permit proposes an 18 -hole championship golf course, practice range,
maintenance facility, fitness center and clubhouse with restaurant and lounge. The golf facility
will be constructed on four parcels with 193 acres of turf and rough area.
Open Space:
Approximately 417 acres of open space is dispersed throughout the project and is connected by a
series of trails that network throughout the development and neighboring properties.
Church Site:
This approximately eight (8) acre site could provide a future worship center and related facilities
for the local Roman Catholic Church.
Jamav-v 2004 Page 3
scri
Gray's Crossing
Specific Plan
DEVELOPMENT PERMIT PROCESSING
Chapter I
Executive Summary
The Specific Plan for Gray's Crossing, adopted by Town of Truckee Resolution No. 2003 -56,
establishes the various land uses, zones, building intensity and design standards for development
of properties within the Specific Plan area. Specific design features for various uses within the
Specific Plan area still require permit approval by the Town. When development is proposed for
the village area, the attached housing areas, the employee housing facilities, and the clubhouse
and fitness center facilities, specific building design review and site planning is required to
ensure the design proposed complies with the provisions of this Specific Plan, the conditional
approval and the Gray's Crossing Development Agreement.
The Gray's Crossing Specific Plan sets forth design guidelines to monitor and direct the
development within each specific zone. An Owners' Association will be established and
provisions and enforcement criteria will be set forth in the Conditions, Covenants and
Restrictions (CC &R's) and will be applicable to all properties within the Specific Plan area. The
Owners' Association will first review the proposed development within the Specific Plan area
for compliance with the provisions set forth herein. Once the Owners' Association has approved
the design for conformance with the Gray's Crossing Specific Plan, application to the Town's
Community Development Department, in conformance with Article 4 of the Development Code,
will be required. In addition, compliance with Title 15 of the Municipal Code for building
construction is also applicable to development within the Specific Plan area. Standards for the
development permit application and timing of processing can be found in Title 18 of the Truckee
Development Code and at the Community Development Department.
Permit and approval discretion for all development permits with the Specific Plan area is limited
to conformance and compliance with the provisions of the Gray's Crossing Specific Plan, the
Gray's Crossing Conditional Approval (Resolution No. 2003 -22) and the Gray's Crossing
Development Agreement (Ordinance Nos. 203 -07 and 203 -08).
Januan- 2004 Page 4
5«i
Gray's Crossing
Specific Plan
CONSTRUCTION PHASING
Chapter I
Executive Summary
The Gray's Crossing project is proposed to be constructed in four units over a six -year period.
Development is proposed as follows:
PHASE I
(construction time 2004 -2006)
Summary of Construction:
101 Lots, Unit 1
89 Cottage Lots
70 Lots, Unit 2
Utilities
Golf Course and Maintenance Facility
25,000 square feet of Village Center
7 Residential Lofts
30 Attached Units
92 Units Affordable /Employee Housing Complex
40 Lodging Units
Trail Segments 1, 21 4, 55 6, 75 & 8
Details of Construction:
• Construct off -site sewer from the southeast corner of the site connecting to the
Glenshire Outfall Station that connects to the Truckee Sanitation Agency facility.
• Relocate the north -south 60 -KV and 120 -KV transmission lines to east of the
subject property.
• Combine a 52 -acre parcel along the east property line to allow for Golf Holes #16
and #17, the tee boxes for Golf Holes #12 and #18, and 10 single- family
residential units.
• Construct the 18 -hole championship golf course, practice range, maintenance
facility and irrigation ponds.
• Construct 25,000 square feet of the office and retail space and the Service Station
in the Village Center.
• Construct 7 residential loft units.
• Construct 40 attached units.
January 2004 Page 5
Scc>
Gray's Crossing
Specific Plan
PHASE II
(start construction 2006 -2009)
Summary of Construction:
91 Single - Family Lots, Unit 3
10,000 - 15,000 square feet of Village Center
4' ) Attached Units
11 Residential Loft Units
Golf Amenities
Church Site
40 Lodging Units
Details of Construction:
PHASF. III
Chapter I
Executive Summary
• Construct golf clubhouse, fitness center and cart barn.
• Provide a church site in the Village Center working through the Truckee
Ecumenical Partnership.
• Construct 40 lodging units.
• Pay or construct offsite trail to Downtown.
(start construction 2007 -2009)
Summary of Construction:
146 Lots, Unit 4
Details of Construction:
• Complete Village Center and Residential lofts.
• Complete 120 -unit Lodge.
January 2004 — Page 6
SF O
Permitted Uses and General
Development Standards
�SI�EJ
Gray's Crossing Chapter 11
Specific Plan Permitted Land Uses and Development Standards
CHAPTER II
PERMITTED LAND USES
AND GENERAL DEVELOPMENT STANDARDS
This Chapter addresses the purpose and intent of each Specific Plan District, the permitted,
conditionally permitted, and temporary permitted land uses, and the general development
standards. Temporary uses may be permitted for short-term activities throughout all land uses
within the Specific Plan area, subject to approval of a Temporary Use Permit. Any discrepancy
or need for clarification regarding the permissibility of a land use within a specific District shall
be determined by the Town of Truckee Community Development Director.
Specific Plan Districts are:
• Residential District (single - family and cottage homes);
• Attached Residential District;
• Village Center District;
• Recreation District; and
Open Space
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January 2004 sage
sco
Gray's Crossing
Specific Plan
Chapter H
Permitted Land Uses and Development Standards
RESIDENTIAL DISTRICT
The purpose of the Residential District is to provide land use area for residential uses that allow
for single - family custom built homes, cottage homes, and related accessory uses. The permitted,
conditionally permitted, and temporary permitted land uses and development standards are based
on the provisions set forth in the Town of Truckee Development Code, Chapter 18.08,
Residential Zoning Districts. To reflect the design standards and use locations required by the
Gray's Crossing Specific Plan, the uses listed here are more restrictive than those permitted in
the Development Code.
PERMITTED USES — Single- family and Cottage
Residential Uses
1. Single- family dwellings;
2. Secondary residential units; and
3. Cottage, attached and detached.
Agricultural, Resource and Open Space Uses
1. Nature reserves; and
2. Trails, biking and hiking.
Recreation, Education and Public Assembly Uses
1. Outdoor commercial recreation;
2. Parks and playgrounds; and
3. Private residential recreational facilities.
— -- -- - - -- - --
January 2004 Page 8
seo
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
PERMITTED USES — Sin2le- family and Cottase (continued)
Service Uses
Child day care center;
2. Public buildings and structures; and
3. Public safety and utility facilities;
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Storm water retention facilities;
3. Transit stop shelters; and
4. utility lines.
TEMPORARY PERMITTED USES — Sin le- familv and Cottage
1. Commercial filming,
2. Model homes;
3. Offices, temporary;
4. Offices, temporary real estate; and
5. Temporary work trailers.
January 2004
Page 9
sco
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
GENERAL DEVELOPMENT STANDARDS — Sin le- Familv Homes
1. Minimum Lot Area
2. Residential Density
3. Minimum Front Setback
4. Minimum Side Setback
5. Minimum Street Side Setback
6. Minimum Rear Setback
7. Between Structures
8. Site Coverage
9. Maximum Building Height
10. Maximum Garage Height
11. Parking
12. Minimum Interior Setback
13. Patios/Decks Minimum Exterior Setback
14. Patios /Decks Minimum Interior Setback
15. Swimming Pool /Spa Street Side Setback
16. Swimming Pool /Spa Side and Rear Setback
17. Minimum Driveway Width
As shown on Tentative Map
One (1) single - family unit per lot and
one secondary residential unit in
compliance with 18.58.230 of the
Truckee Development Code.
20 feet
10 feet
15 feet
20 feet
As required by Town Building Code
50% maximum
35 feet or 3 '/2 stories whichever is less
(as measured from top of roof pitch to
midpoint of finished grade and does not
include chimney height)
As required in the RS District
See Programs, Chapter IV
10
feet
15
feet
6 feet
15
feet
15
feet
12
feet
These setbacks and standards may be adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Truckee Development Code.
January 2004 Page 10
sco
Gray's Crossing
Specific Plan
Chapter H
Permitted Land Uses and Development Standards
RESIDENTIAL SINGLE- FAMILY SITE PLAN
- - - -
20' MINIMUM
r}. REAR SETBACK
(TYPICAL)
i
s' Ir
DECX
p. e
'U' WNIMUM
SIDE SETBACK
EuraV §TV (TYPICA1.1
1
r r
GARAGE
� a
�.Ar,
+
12' 'tnt>�' \/
20' MINIMUM
a FROM SETBACK
+. ^� (TYPICAL)
TOTAL LOT AREA = 16,500 5F
PROPOSED.W _
60' RA
Site Statistics:
House Footprint 2,687 SF
Garage and Workshop 666 SF
Deck 589 SF
Surfaced Area 1,745 SF
Total Site Coverage 5,637 SF
Approximately 34%
January 2004 Page 11
sco
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
ACCESSORY USES AND STRUCTURES — Residential
Residential accessory
uses include any use
that is customarily related to
a residence, including
garages, greenhouses,
storage sheds, studios,
swimming pools /spas, second
units and workshops.
Accessory uses and structures shall:
1. be incidental to and not alter the character of the site from that created by the main use;
2. comply with the requirements of this Specific Plan applicable to the main structure,
including heights, parcel coverage and setbacks;
3. be architecturally compatible with the main structure; and
4. not exceed 1,200- square feet of cumulative floor area of all accessory structures.
Allowable accessory structures shall include:
decks, porches, and stairways;
2. detached garages;
3. greenhouses;
4. home occupations;
5. second units, attached and detached;
6. swimming pools /spas/hot tubs; and
7. workshops or studios.
January 2004 Page 12
seo
Gray's Crossing Chapter II
Specific Plan Permitted Land Uses and Development Standards
ACCESSORY USES AND STRUCTURES — Residential (continued)
Cottage Homes
The cottage - housing concept is designed to create a more economic housing opportunity by
efficiently using land area and reducing the infrastructure needed to serve single - family
residential development. The basic concept is to minimize individual land ownership around a
parcel and share in common courtyards or recreation areas designed to service individual clusters
of four (4) to eight (8) units. Creating an approximately 3,000 square foot lot with fixed guest
parking and driveway locations would allow for a 1,200 to 1,300 square foot foundation area.
This would allow a one- to two -story unit depending on design and square footage needs of the
individual owner. Recreational areas associated with these units would be utilized as common
areas by the various owners within each residential pod. Recreational areas would incorporate
walkways, access to trailheads, barbecue /picnic areas, and other desirable recreational amenities.
The Cottage Home Site Plan (page 15) depicts the clustered concept and courtyard area
associated with each unit.
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GENERAL DEVELOPMENT STANDARDS — Cotta 2e Homes
1. Minimum Lot Area
2. Minimum Lot Width
3. Residential Density
4. Minimum Front Setback
5. Minimum Side Setback
6. Minimum Street Side Setback
7. Minimum Rear Setback
3,000 square feet
50 feet
1 cottage unit per lot
5 feet
5 feet
10 feet
5 feet
t
/ +\
I�
January 2004
Page 13
sCo
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
GENERAL DEVELOPMENT STANDARDS — Cotta 2e Homes (continued)
S. Between Detached Structures
9. Site Coverage
10. Open Space
11. Maximum Building Height
12. Parking
13. Minimum Interior Setback
14. Patios/Decks Minimum Exterior Setback
15. Patios /Decks Minimum Interior Setback
16. Minimum Driveway Width
10 feet
80%
N/A
24 feet or 2 stories, whichever is less (as
measured from top of roof pitch to
midpoint of finished grade and does not
include chimney height).
As required by the Truckee
Development Code for residential uses,
Chapter 18.48.
5 feet
5 feet
5 feet
12 feet
These setbacks and standards may be adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Truckee Development Code.
,I
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Cottage Homes
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Janumy 2004 Page 14
sco
Gray's Crossing
Specific Plan
r�
Chapter II
Permitted Land Uses and Development Standards
COTTAGE HOME SITE PLAN
COURTYARD AREA
- PATH TO EACH UNIT
RECREATION & BBQ AREA
- LANDSCAPING
* FRONT PORCH FACES COURTYARD
-i
•� L
{,'
AUTO COURT
- 2 CAR GARAGE /UNIT
- 1.5 GUEST SPACES /UNIT
January 2004 Page 15
se o
Gray's Crossing Chapter II
Specific Plan Permitted Land Uses and Development Standards
ATTACHED RESIDENTIAL DISTRICT
The purpose and intent of the Attached Residential District are to provide residential land for
medium density residential units and their accessory uses. Gray's Crossing will offer detached
cottage homes in the Residential District in addition to attached housing in this District.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code,
Chapter 18.08, Residential Zoning Districts. To reflect the design standards and use locations
required by the Gray's Crossing Specific Plan, the uses listed here are more restrictive than those
permitted in the Development Code.
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.. V
PERMITTED USES — Attached Residential
Residential Uses
1.
2.
3.
4.
5.
6.
7
{
'wA•
Apartments, duplexes, triplexes, townhomes and condominiums;
Employee housing;
Enclosed and open parking;
Multi -unit dwellings;
Multi - family dwellings, individual ownership,
rental and fractional ownerships;
Rooming and boarding houses; and
Transient rental.
Agricultural, Resource and Open Space Uses
1. Nature Reserves; and
2. Trails, Biking and Hiking.
Q�yY�g F
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4
January 2004 Page 16
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Gray's Crossing
Specific Plan
:r
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LT -
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Y I hn:n �=r�Yr rti
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Olin. ii
)Fr? i
Chapter II
Permitted Land Uses and Development Standards
ATTACHED HOUSING FLOOR PLANS
f
� 77j
yll4k ;
)tick .;
yl (fti�{li t -fifU Il 1,
Level One Floor Plan
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Level Two Floor Plan
a
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1
Basement Plan
January, 2004 —
sco Page
I
Level Two Floor Plan
a
_ a i
p_
1
Basement Plan
January, 2004 —
sco Page
Gray's Crossing
Specific Plan
Chapter H
Permitted Land Uses and Development Standards
PERMITTED USES — Attached Residential (continued)
Recreation, Education and Public Assembly Uses
1. Community centers;
2. Membership organization facilities;
3. Parks and playgrounds; and
4. Private residential recreational facilities.
I .•_, raf
Apo
rK
Employee Housing Site Plan
Service Uses
1. Public buildings and structures;
2. Public safety and utility facilities; and
3. Storage, accessory to Attached
Residential project.
Retail Trade Uses
1. Accessory retail uses.
Transportation, Infrastructure and Communications
1. Bike racks;
2. Storm water retention facilities; and
3. Transit stop shelters.
4y �
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-- rili'..+L- `�.- j L �ir� y- t f $.• .. _. -/ .. 1 mot-- a .a► . ., .'L l:li.J�" -�
Employee Housing Elevation
January 2004 Page 18
seo
Gray's Crossing
Specific Plan
Chapter H
Permitted Land Uses and Development Standards
EMPLOYEE HOUSING FLOOR PLANS
pit III; VI f
mss. r
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Ground Level
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First Level
Allows unit sizes of-
1 Bedroom: 590 sq. ft.
2 Bedrooms: 903 sq. ft.
3 Bedrooms: 1,043 sq ft.
January 2004 Page 19
SCO
Gray's Crossing
Specific Plan
Chapter H
Permitted Land Uses and Development Standards
TEMPORARY PERMITTED USES — Attached Residential
1. Commercial filming;
2. Model units;
3. Offices, temporary real estate;
4. Temporary construction trailers;
5. On -site contractors construction yards; and
6. Similar temporary uses which, in the opinion of the Community Development Director
are compatible with the subject land use surrounding land uses and can be conditioned
sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS — Attached Residential
1. Minimum Lot Area
2. Between Structures
3. Floor Area Ratio
4. Maximum Building Height
5. Parking
See Tentative Map.
As required by the Town Building Code.
No maximum.
35 feet or 3'/2 stories whichever is less
(as measured from top of roof pitch to
midpoint of finished grade and does not
include chimney height).
See Programs, Chapter IV.
These setbacks and standards may be adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Town's Development Code.
Janumy 2004 Page 20
sco
Gray's Crossing Chapter II
Specific Plan Permitted Land Uses and Development Standards
VILLAGE CENTER DISTRICT
The Specific Plan District for a mixed -use Village Center is intended to provide land area for a
range of retail, office, lodging services and business activity relating to the needs of the
recreational activities and surrounding neighborhoods. The project proposes lodging units,
community or church facilities, and residential loft units above the retail shops.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code,
Chapter 18.08, Residential Zoning Districts. To reflect the design standards and use locations
required by the Gray's Crossing Specific Plan, the uses listed here are more restrictive than those
permitted in the Development Code.
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January ?004 Page 21
SAO
Gray's Crossing
Specific Plan
L.0 II Ia.y•a 141 l l.r
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Chapter H
Permitted Land Uses and Development Standards
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PERMITTED USES — Village Center
1. Banks and financial services;
2. Bars and drinking establishments;
3. Bed and Breakfast Inns;
4. Business and professional offices;
5. Caretaker and employee housing;
6. Child day care centers;
7. Churches; qo ; I 6b
8. Community centers;
9. Convenience stores;„
10. Cultural and performing arts facilities;
11. Gas stations /car washes; =�
12. Grocery stores;
13. Health and fitness center;
14. Hotels, motels and lodges;
15. Live /work quarters;
16. Membership organization facilities;
17. Outdoor commercial recreation;
srr�r..
Residential Loft
Unit Decks
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January 2004 Page 22
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PERMITTED USES — Village Center
1. Banks and financial services;
2. Bars and drinking establishments;
3. Bed and Breakfast Inns;
4. Business and professional offices;
5. Caretaker and employee housing;
6. Child day care centers;
7. Churches; qo ; I 6b
8. Community centers;
9. Convenience stores;„
10. Cultural and performing arts facilities;
11. Gas stations /car washes; =�
12. Grocery stores;
13. Health and fitness center;
14. Hotels, motels and lodges;
15. Live /work quarters;
16. Membership organization facilities;
17. Outdoor commercial recreation;
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January 2004 Page 22
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Gray's Crossing
Specific Plan
TA
4C
Chapter H
Permitted Land Uses and Development Standards
4 t
PERMITTED USES — Village Center (continued)
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Gas Station
18. Outdoor retail sales and displays;
19. Parks and playgrounds;
20. Post offices;
21. Public buildings and structures;
22. Public safety and utility facilities;
23. Restaurants and cocktail lounges. including outdoor dining with table service;
24. Retail stores, general merchandise;
25. Retail uses;
26. Theaters and meeting halls;
27. Timeshare units;
28. Urban parks /plazas; and
29. Visitor center.
Upon approval of both the Community Development Director and the Planning Commission,
other uses similar to those listed above or uses that compliment the above may be considered
under the provision of a Conditional Use Permit.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Storm water retention facilities;
3. Transit stop shelters; and
4. Utility lines.
Januaiy 2004 Page 23
sco
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
I
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January 2004
SCO
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Page 24
Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
TEMPORARY PERMITTED USES — Village Center
Commercial filming;
2. Offices, temporary;
3. Outdoor retail sales, temporary;
4. Seasonal sales lot;
5. Temporary events;
6. Temporary work trailers (office and related uses associated with active construction
projects);
7. Temporary outdoor display and sales of merchandise within commercial land uses,
including only merchandise customarily sold on the premises by a permanently
established business; and
8. Similar temporary uses which, in the opinion of the Community Development Planning
Director are compatible with the subject land use surrounding land uses and can be
conditioned sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS — Village Center
1. Minimum Parcel Area
No minimum.
2. '_Maximum Building Height 50 feet or 3 Yz stories whichever is less.
Churches, community centers and quasi - public uses shall not be considered in maximum floor
area allowed in the Village Center District.
These setbacks and standards maybe adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Town's Development Code.
January 2004 Page 25
sco
Gray's Crossing Chapter H
Specific Plan Permitted Land Uses and Development Standards
RECREATION DISTRICT
The Recreation District is intended to provide tourist oriented land uses ranging from country
club and restaurant, health and fitness center, 18 -hole golf course, driving range and golf
maintenance facilities, to a middle school with playgrounds and pedestrian/bike trails.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code,
Chapter 18.16, Special Purpose Zoning Districts. To reflect the design standards and use
locations required by the Gray's Crossing Specific Plan, the uses listed here are more restrictive
than those permitted in the Development Code.
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PERMITTED USES — Recreation
1. Caretaker housing;
2. Live /work quarters;
3. Nature reserves;
4. Offices, accessory to primary use;
5. Ponds and golf irrigation ponds; and
6. Trails, bike and hiking.
Recreation, Education and Public Assembly Uses
1. Conference facilities;
2. Golf course and country clubs;
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MIRIN-
7.
Clubhouse
January 2004 Page 26
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Gray's Crossing
Specific Plan
Chapter LL
Permitted Land Uses and Development Standards
PERMITTED USES — Recreation (continued)
3. Golf driving range;
4. Golf maintenance facilities;
5. Health and fitness center;
6. Ice skating rink;
7. Outdoor commercial recreation;
8. Outdoor lighted recreational facilities;
9. Parks and playgrounds; and
10. Private recreational facilities.
11. Upon approval of both the Community Development Director and Planning Commission
other uses similar to those listed above or uses that compliment the above may be
considered under the provision of a Conditional Use Permit.
Retail Trade Uses
1. Accessory retail uses;
2. Proshop with retail sales; and
3. Restaurants and cocktail lounges, including outdoor dining with table service.
Service Uses
1. Public safety and utility facilities.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Electric utility facilities;
3. Pipelines;
4. Telecommunications facilities; and
5. Transit stop shelters.
January 2004 Page 27
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Gray's Crossing
Specific Plan
Chapter II
Permitted Land Uses and Development Standards
TEMPORARY PERMITTED USES — Recreation
1. Commercial filming;
2. Temporary outdoor display and sales of merchandise within commercial land uses,
including only merchandise customarily sold on the premises by a permanently
established business;
3. Contractors construction yards; and
4. Similar temporary uses that, in the opinion of the Community Development Director, are
compatible with the subject land use and surrounding land uses and can be conditioned
sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS — Recreation
1. Height Limit
2. Parking and Loading
3. Signs
24 feet or 2 stories.
See Programs, Chapter IV.
See Programs, Chapter IV.
These setbacks and standards maybe adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Town's Development Code.
January 2004 Page 28
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Gray's Crossing Chapter H
Specific Plan Permitted Land Uses and Development Standards
OPEN SPACE DISTRICT
The Open Space District is intended to provide land area devoted to maintaining the scenic
beauty and natural characteristics of the area. The Open Space District is also intended to
provide for public and private recreational uses provided that integrity of the areas natural
characteristics is maintained. Lands within Open Space Districts will be separated from other
Districts by dedication to Land Trust, conservation easements, zoning restrictions and or other
programs that will ensure both preservation and maintenance of the property.
The Gray's Crossing Specific Plan recognizes different types of Open Space. They are:
(1) Open Space set aside in large parcels which can be maintained by Property Owners'
Associations, transferred to Land Trusts or public entities, and/or reserved by conservation
easements; and (2) Open space on private ownerships which is restricted from development, such
as rear yard setbacks in the Residential District, open space buffers in the Village Center and
Attached Residential Districts, and lands within the Golf Parcels not devoted to fairway
construction.
For the purposes of calculating open space for compliance with General Plan Table 2.2 for the
PC -2 land use designation, the Development Area Map calculates undeveloped land within the
Golf and Open Space Parcels. Open space within the Residential, Attached Residential and
Village Center Districts are not included in the open space calculations. Total open space area,
excluding the Village Attached and Residential areas, equates to approximately 417 acres.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code,
Chapter 18.16, Special Purpose Zoning Districts. To reflect the design standards and use
locations required by the Gray's Crossing Specific Plan, the uses listed here are more restrictive
than those permitted in the Development Code.
Januay 2004 Page 29
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Gray's Crossing
Specific Plan
PERMITTED USES — Open Space
Chapter H
Permitted Land Uses and Development Standards
Agricultural, Resource and Open Space Uses
1. Agricultural accessory structures;
2. Buffer zones;
3. Community facilities;
4. Forest management practices;
5. Landscape corridors;
6. Nature reserves;
7. Passive recreation;
S. Picnic areas;
9. Trails, biking and hiking; and
10. Water features.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Electric utility facilities;
3. Pipelines;
4. Storm water detention /retention;
5. Telecommunications facilities; and
6. Utility lines sewer water and drainage facilities.
TEMPORARY PERMITTED USES — Open Space
Temporary uses which, in the opinion of the Community Development Director, are compatible
with the subject land use surrounding land uses and can be conditioned sufficiently to ensure
their temporary nature and term.
January 2004 Page 30
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Design Guidelines
�SCO
Gray's Crossing
Specific Plan
CHAPTER III
DESIGN GUIDELINES
Chapter III
Design Guidelines
DEVELOPMENT SUBJECT TO DESIGN REVIEW
All development located within the Specific Plan area is subject to the design standards
contained herein and the Design Guidelines set forth in Chapter 18.24 of the Truckee
Development Code. The Owners' Association shall review the proposed Development Permit
for conformity with Design Guidelines of the Specific Plan and the Truckee Development Code.
In reviewing the design of the proposed development, emphasis shall be placed on the following
elements that, when combined, meet the design theme of this Specific Plan.
1. Exterior Building Alterations
2. Fences and Walls
3. Grading and Drainage (see Truckee Grading Ordinance for specific standards)
4. Landscaping
5. Lighting
6. Painting
7. Parking and Circulation Areas
8. Signage
Once the Owners' Association has approved the design concepts set forth within these
guidelines, application for Design Review and Development Permit, per Article 4 of the Truckee
Development code, shall be submitted to the Community Development Department. Permit and
approval discretion for all development permits is limited to conformance and compliance with
the provisions of the Gray's Crossing Specific Plan, the Gray's Crossing Conditional Approval
(Resolution No. 2003 -22) and the Gray's Crossing Development Agreement (Ordinance Nos.
203 -07 and 203 -08).
For clarity purposes, these Design Guidelines are segregated into two sections: one for
landscape and one for building.
January 2004 Page 3!
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Gray's Crossing
Specific Plan
LANDSCAPE DESIGN
Chapter III
Design Guidelines
GENERAL GUIDELINES
The general guidelines listed below are applicable to all land use designations throughout the
Specific Plan area.
1. Landscaping should be used to soften, frame and enhance the visual quality of the
development.
2. Landscaping should function to enhance land use and user comfort. These functions may
include wind deflection, moderation of heat and glare, muffling noise and reducing soil
erosion.
3. Landscaping should be in scale with adjacent structures and be of appropriate size and
maturity to accomplish its intended purpose.
4. Landscaping should incorporate multi - layering of plant materials by including trees and
shrubs, in addition to grass or ground cover.
5. Vines and climbing plants integrated upon buildings, trellises and perimeter walls are
strongly encouraged on otherwise undetailed walls or surfaces.
6. All plant materials should be spaced so that they do not interfere with adequate lighting
or restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Trees
should not be located within 10 feet from a fire hydrant, light standard or power pole.
7. Landscaping should allow adequate
neighborhood and project entries.
sight distance for motorists, particularly at
8. Areas for onsite retention of water should emulate
natural forms such as ponds or streams. These
features should incorporate the use of earth
berming, native rock or boulders and indigenous
vegetation.
Areas for on -site retention of run -off should
emphasize natural forms and incorporate boulders
and indigenous vegetation.
January 2004 Page 32
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Gray's Crossing
Specific Plan
Chapter III
Design Guidelines
9. All efforts shall be made to incorporate existing trees, other vegetation and natural
features into the fabric of the landscape setting. Before final site planning is completed,
areas of existing vegetation shall be located for incorporation into the final site plan
where practicality and grading allow for preservation. All vegetation to remain shall be
fenced with temporary fencing at the drip line of the tree prior to the beginning of
construction (the drip line is the radius from the trunk required for water percolation and
gas exchange).
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Outermost edge of canopy.
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Protective fencing should
be provided at the dripline
of existing trees during
construction.
10. Graded areas should have large landscape islands. Large native boulders should be used
in these islands to add variation and contour.
If possible, use native
boulders with lichen, moss
and unusual features.
Large native boulders should
be included in the landscape
wherever possible.
Embed 1/3 -1/2 of
boulder into earth.
January 2004 Page 33
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Gray's Crossing
Specific Plan
Chapter III
Design Guidelines
11. Where necessary, structures and grading shall be allowed to encroach into the drip line on
one side only. Rock riprap may be used to keep areas of fill away from the trunks of
trees.
Where fill encroaches into
the dripline of trees to be
preserved, provide gravel
backfill to allow aeration
of the root zone.
1 f
1 f Dripline
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Compacted Fill
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Rock Rip -Rap Gravel Depth
Varies (Max. 36 ")
12. The Xeriscape concept shall be used in the landscaping areas and plants of similar water
use should be grouped to reduce irrigation needs.
13. Soil amendments and surface mulching of landscape areas shall be provided to increase
water retention capacity of native soil.
January 2004 Page 34
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Gray's Crossing
Specific Plan
PLANT SELECTION
Chapter III
Design Guidelines
GENERAL GUIDELINES
1. For recommended plant type and standards, see Chapter 18.42 of the Truckee
Development Code.
2. Native and drought tolerant /water conserving plant materials shall be encouraged within
the Specific Plan area. These types of plants offer color, texture and character indicative
of the 6,000 -foot elevation level of the Sierra Nevada Mountain Range. If non - native
plant material is used, it should be selected for its visual and cultural compatibility with
the existing environment.
3. The lodgepole pine (Pinus contorta), Jeffrey pine (Pinus jeffreyi), ponderosa pine (Pinus
ponderosa), mountain alder (Alnus tenufolia) and quaking Aspen (Populus tremuloides)
shall be the predominant landscape element within the plant palette of the Gray's
Crossing Specific Plan. These trees are valued for their unique structure and attractive
foliage and are native to the region. These trees adapt to the climate and soils of the area
and will play a major role in the establishment of an appropriate landscape for the project
area.
4. The aspen, alder, and pines should be integrated within the overall network of streetscape
planting and neighborhood landscapes as a unifying element.
January 2004 Page 35
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Gray's Crossing
Specific Plan
LANDSCAPE MAINTENANCE
Chapter III
Design Guidelines
PURPOSE
These guidelines are intended to provide for regular maintenance of landscaping including
planting, pruning, irrigating, plant replacement and other maintenance requirements for the
health and quality appearance of landscaping within the Specific Plan area.
GENERAL GUIDELINES
1. All planting areas shall be maintained in a neat, clean and healthy condition. This shall
include proper pruning, mowing, weeding, removal of litter, fertilizing, replacement of
plants when necessary.
2. Walkways shall be kept clear of debris from maintenance operations, erosion runoff from
storms and irrigation and windblown debris.
3. A permanent, automatic underground irrigation system shall be installed and
programmed to deliver adequate moisture as determined through personal inspection by a
qualified professional.
4. All irrigation systems shall be maintained in good working order and protected from
freezing.
5. Soil moisture that promotes vigorous growth of all plant material shall be maintained.
6. Cleaning and adjustment to irrigation systems shall take place on a regular basis, as part
of regular maintenance activities.
7. All landscape catch basins, swales, channels and other drainage devises should be
maintained in a state conducive to conducting water in a free flowing manner.
8. Maintenance procedures should not rely heavily on the use of herbicides, pesticides or
fungicides. Proper plant selection and maintenance will alleviate the need for frequent
use of chemicals.
Janus v 2004 Page 36
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
LANDSCAPE ZONE GUIDELINES AND DESIGN THEMES
PURPOSE
Landscape concepts have been organized into landscape "zones" according to their hierarchy as
visual elements, specific design and implementation characteristics. The landscape concept for
each zone consists of recommended design techniques and minimum standards for landscape
implementation.
ZONE 1 —VILLAGE CENTER
The Village Center District
is intended to provide
office /retail lands for
public use. A major
element in developing land
within this
designation
is to incorporate the sites natural features in
the site planning design and
to provide
landscaping
that complements the
architectural elements
of the design guidelines.
This area
needs a strong first impression and defining element.
Therefore, a unique streetscape treatment
using
native plants along
the roadways is the
recommended
theme
for this
area.
Establishing a visual character that borrows from the region's heritage and climatic conditions is
the primary purpose of the landscape design theme for this Zone. (For plant type and standards,
see Chapter 18.42 of the Truckee Development Code.)
Landscape site plans in this zone should be developed to highlight stands of large native Jeffrey
Pines. These large pines will provide visual relief of the larger building masses anticipated in
this zone and will break up the expanses of necessary parking. These large islands will also
serve as additional snow storage for parking areas. In this way, snow storage can be avoided in
areas of immature, fragile planting. Groups of deciduous trees, such as Aspen, should be used to
supplement native trees.
Shrub masses and ground cover would be included to screen parking areas from view, soften
buildings and provide seasonal interest. Limited areas of perennial color could be used as
accents near signage or in areas where pedestrian traffic is restricted. Trash enclosures and
recycling areas should be screened with a combination of masonry walls and shrubs. High
pedestrian use in these areas should be accommodated with wide, convenient walkways and
pedestrian furnishings such as benches and trash receptacles. Planting adjacent to buildings
should be able to withstand potential snow shed and runoff from roofs.
The streetscape landscaping should
Aspen and Mountain Alder. These
groupings or groves in courtyards
separation of the street from the
boulevard should provide a strong
experience of passage, rhythm and
emphasize a predominance of Jeffrey Pine, Lodgepole Pine,
should be used in informal groupings along the street and in
or planter areas. Street trees in planter areas will provide
pedestrian walkways. The overall planting plan for the
sense of identity for the project while creating a pleasant
easonal interest for this area.
January-2004 Page 37
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Gray's Crossing
Specific Plan
Chapter III
Design Guidelines
ZONE 2 — RECREATION
The Recreation District is intended to support the golf course, practice range, maintenance
facility, clubhouse, proshop, fitness center, restaurant and lounge facility. Emphasis on design is
needed to create a recreational atmosphere.
Planting Design Technique
The plant palette for this zone includes a rich variety of native and ornamental plant species.
Entry areas and focal points are punctuated with masses of perennial color to enhance the
recreational image during the spring, summer and autumn months. Areas of turf should provide
for specific limited recreational opportunities where appropriate. Ornamental trees and shrub
planting should define use areas, complement building architecture and provide seasonal interest.
Golf Course
The 18 -holf golf course will cover approximately 109 acres. Design and maintenance plans are
intended to be compatible with the area's natural resources, preserving open space and fostering
an ecologically sound environment through water quality protection and Best Management
Practices (BMPs) as defined in the Natural Resources Management Plan (NRMP).
Landscaping
The general landscape concept for Gray's Crossing is to fine grade each of the fairways leaving
as many of the trees and other natural vegetation as possible. Other than the turfed area of the
golf course, the only areas to receive landscaping would be those disturbed by grading and not
planted to turf. The plant types and maintenance shall conform to the provisions set forth in the
NRMP.
Cart Paths
Cart paths will be used to convey traffic around each green, to the following tee and along the
fairways. In areas where cart paths are to be employed, they will be eight (8) feet wide with an
asphalt- concrete surface. Runoff from cart paths and other impervious portions of the course
will be retained in on -site storm water management areas (BMPs) that utilize natural processes to
remove pollutants and encourage infiltration of runoff. Retention BMPs will be sized to meet the
California Regional Water Quality Control Board, Lahontan Region standards for the 20 -year, 1-
hour storm.
Irrigation
Irrigation water and water features will be obtained primarily from on -site domestic potable
water from the Truckee Donner Public Utilities District.
The timing of irrigation will be set to coincide with off -peak electrical rates beginning at 10:00
p.m. and ending at 6:00 a.m. (8 hours). The irrigation will be sized to allow for the full
irrigation of the facility within an 8 -hour window to accommodate time changes and sprinkler
inefficiencies.
January_ 2004 Page 38
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Gray's Crossing
Specific Plan
Improved Rough
Chapter III
Design Guidelines
This vegetation will consist of native vegetation, such as grasses and wildflowers that will
occupy portions of the rough that are expected to receive heavy traffic. Native
sagebrush/bitterbrush, which occupies most of the site presently, cannot tolerate golfers walking
over it, searching for lost balls, hitting balls from it, or the assorted other disturbances common
along golf courses. In more heavily used portions of the rough these sorts of disturbances will
quickly result in broken and dying shrubs surrounded by bare ground, which will be aesthetically
unappealing and will represent a potential erosion problem.
Improved rough will be designed to tolerate the types of disturbances present along fairway
edges, while requiring little maintenance, providing habitat for wildlife and remaining attractive
throughout the year. The improved rough will be an area from which it will be difficult to hit a
golf ball cleanly. In this case, improved rough will be similar to the undisturbed native rough in
terms of golf playability, but will be superior to native rough in terms of its ability to withstand
disturbance. The vegetation will allow golf balls to be hit somewhat more easily than is possible
in native sagebrush, but with more difficulty than is typical of turf grass rough.
Occasional mowing and some irrigation of the improved rough will be needed to keep the plants
growing throughout the summer and increase their ability to recover from divots and other
disturbances.
Fertilizers
Nutrients used will be nitrogen, potassium and phosphorus. Soil nutrition and fertilization
practices at Gray's Crossing will be designed to protect the environment and water quality by
using accurate application rates and timing by:
1. limiting irrigation to the replacement of soil moisture;
2. using slow - release fertilizers; and
3. timing fertilizer application and concentration with active plant growth, seasonal root
activity, photosynthesis and seasonal rainfall.
Gray's Crossing will use a state -of -the -art golf course irrigation system which includes an on -site
weather station and a computerized fertilizer injection system designed to supply plant nutrients
in ultra low amounts at prescribed intervals. This process, known as "fertigation ", delivers
nutrient irrigation water at micro - managed water soluble foliar rates and will reduce the amount
of fertilizer concentration in the environment and the potential for traditional granular fertilizer
application to impact ground and surface water quality. Furthermore, this will minimize the use
of fertilizers and turfgrass chemicals on the golf course. The objective is to match the release of
the nutrient with the uptake of the plant.
January 2004 Page 39
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
Natural Resources Management Plan (NRMP)
As part of the water quality mitigation measures being implemented, Gray's Crossing intends to
adopt an NRMP and golf course management plan similar to those outlined in Nevada County's
CHAMP guidelines and in the Audubon International program.
The purpose of a NRMP is to outline general management requirements and guidelines which
are applicable for the use of chemicals during operation and maintenance of the golf course and
is intended to be used after the construction of the course. The construction of the golf course
will follow all regulatory requirements in conjunction with the National Pollution Discharge
Elimination System (NPDES) permit process for construction and will follow appropriate Best
Management Practices (BMPs) as required by law. The incorporation of a NRMP is voluntary.
The NRMP developed for Gray's Crossing will be responsive to project and site specific needs
following these guidelines:
1. Use only chemicals and chemical application techniques which are lawfully permitted in
the State of California. No chemicals will be used on the golf course that have been
prohibited from use within the State as reflected on the Proposition 65 list.
2. Avoid chemical applications in unpredictable weather when a sudden storm may occur
immediately following an application.
3. Act responsibly when malting applications and follow label directions.
4. Know the key chemical properties of the chemicals that are being applied.
5. Follow chemical storage and disposal techniques recommended by the manufacturer
specification.
6. Comply with Chapter XI of Land Use and Development Code of California Department
of Environmental Health.
The intent of the Gray's Crossing golf course is to be a "green" course by implementing organic
farming techniques to support the growth medium so the soil will, in turn, support the turf. The
NR'VIP will be prepared and submitted to the Town of Truckee, Nevada County, the California
Regional Water Quality Control Board, Lahontan Region for approval.
The Lahontan Basin Plan has water quality objectives for pesticides which include insecticides,
herbicides, rodenticides, fungicides pesticides and all other economic poisons. If these
chemicals are used, they would only be utilized in accordance with State Law, and it is stressed
that these spot applications would be limited and controlled. Monitoring would be conducted to
assure that no chemical is migrating past its use area. An ongoing monitoring program as set
forth in the NRMP and Storm Water Pollution Prevention Plan (SWPPP) will provide long -term
monitoring to ensure that the goals of the NRMP are being met.
Januan 2004 Page 40
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ZONE 3 — ATTACHED RESIDENTIAL
This District is intended
to provide various types of housing opportunities ranging
from
"affordable" to townhomes.
Frontages on the golf course fairways
and close proximity
to the
Village Center make this
area a unique design challenge. This
blend of housing near
the
office /retail and recreation
areas makes this area capable of village
status. Emphasis on
buffer
yards, formal planting yards
and pedestrian friendly streetscapes are
key elements of this
multi -
density
setting.
Landscape planting in this zone should enhance the identity of the various Attached Residential
units. Landscape screening with trees and shrubs for privacy is of primary importance. Smaller
scale people - friendly spaces, such as courtyards or pocket parks, create a sense of neighborhoods
within the larger framework of the Attached Residential District. Turf areas should be provided
for passive, family oriented recreation. Durable planting of shrubs, trees and perennial color will
define spaces, create a sense of identity and provide seasonal interest. This buffer should
provide a natural landscape theme of existing trees, additional trees planted in groves, undulating
earth berms, and boulder clusters. Occasional areas of perennial color are included to add detail
and interest.
ZONE 4 — RESIDENTIAL — Single - Family
The Residential District (single - family) is intended to provide low- density residential housing
opportunities. Emphasis is placed on maintaining and preserving existing tree cover and
vegetation. A variety of conservation techniques are recommended to preserve existing
vegetation and maintain natural ground contours.
Introduction of
plant species
should
be restricted to formal planting areas, such as driveway
entrances, front
and
backyard
gardens
areas and
streetscapes.
Private homeowner landscaping should emphasize the incorporation of existing trees or other
natural features, such as rocks and topography. Additional planting should be of native and
adaptive species with very limited areas of turf or ornamental planting. In this way, the
residential areas will blend in color and texture with the surrounding environment. Graded areas
should be protected from erosion and re- vegetated with native species. Large native boulders
maybe used for stabilization of cut slopes at roadway or building pads.
ZONE 5 — RESIDENTIAL — Cottage Housing
The landscaping theme for this Residential District (cottage housing) is two -fold: streetscape and
courtyards. The streetscape for the cottage units is utilitarian in design. The intent is to provide
garages and guest parking off of dead -end streets with access to the units.
The front of each unit will be facing a landscaped courtyard primarily designed to be maintained
in common with adjacent property owners and serve as open space, passive recreation and some
active recreational areas. Landscaping should be designed around picnic/barbecue areas that are
natural in their efforts to maintain existing trees and vegetation with some introduction of
boulders and seasonal color to provide variation. Each cottage unit will have a small privacy
January, 2004 Page 41
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
area that can be landscaped individually. However, the main emphasis is on a centralized
landscaping/courtyard theme maintained by the property owners' association to keep a consistent
theme and maintain quality.
ZONE 6 — OPEN SPACE
The Open Space land use designation is intended to provide for and promote the natural
character of the area. The Specific Plan devotes 417 acres of land to Open Space. A planned
trail network allows hiking and biking trails that connect the various development pods. Open
Space land will primarily be undisturbed except for general maintenance and "fire safe" forestry
practices.
January 2004 Page 42
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Gray's Crossing
Specific Plan
DESIGN CRITERIA/ GUIDELINES
RESIDENTIAL DISTRICT — Single- Family /Cottage Homes
Purpose
Chapter III
Design Guidelines
These Design Guidelines shall apply to all single - family and cottage homes constructed in the
Residential District. The purpose of these guidelines is to create indigenous mountain
architecture in quality residential subdivision developments.
General Guidelines
General
Preservation of the natural environment, while achieving a harmonious relationship with
neighboring man -made structures, is the foremost objective of the design review process. Each
structure design in Gray's Crossing must be compatible with the natural terrain. Building forms
should relate to natural surroundings, but buildings in close proximity to one another must also
have compatible design qualities.
Although some owners may be competent in planning and designing their own home, all owners
are encouraged to seek professional design assistance in the planning and design of their homes,
additions or revisions, including landscaping and color changes. Professionals familiar with the
mountain environment can provide the owner with an understanding of the site possibilities and
assist the owner in realizing the special qualities desirable for this area. In addition, the
professional will be able to present the submittals required for development review.
The existing natural features of a site should be retained and incorporated into the designs of all
improvements. The integration of features such as creeks, trees, natural slope, rocks and views
often leads to creating a "sense of place" and blends buildings and improvements with the site.
Buildings should be sited so that they do not interrupt the flow of the skyline as viewed from
common vantage points.
Site plans should be compatible with adjacent properties and streetscape in the placement of
structures and uses.
Buildings should be sited with consideration given to sun and shade, changing climatic
conditions, noise, safety and privacy. Buildings should be located on a site so as to enhance the
natural features of the site. In general, off - street parking should be located to the sides and rear
of the site and screened from the street with landscaping, in such a way that it will not cause
problems regarding snow removal or sight distance.
Buildings and spaces should have a strong functional relationship to the site. Required side and
rear yards, open space and snow storage should be utilized and integrated into the overall site
arrangement. Leftover spaces and inaccessible yards do not permit full utilization of the site.
Janaaa q, 2004 Page 43
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single - Family /Cottage Homes (continued)
Building Design Guidelines
Building design should complement and harmonize with neighboring buildings. Design
compatibility can be achieved through similarity of form, height, roof shapes, scale, materials,
color or pattern of openings.
Building design should be consistent with all elevations in regards to color, materials, form and
detailing in order to achieve design harmony and integrity. Elevations need not look alike for a
sense of overall architectural continuity to be present.
Major building forms should express a simplicity and directness responsive to the tradition of
mountain architecture. Complexity and contradiction of form and expression should be avoided.
Residential buildings should be in scale with their site, the immediate surroundings and with the
area. A large building can be reduced in bulk by breaking it down into component parts that
reflect the scale of adjacent buildings.
Access
The places where a
driver enters or leaves a site affect both the
project and the
community as a
whole. Care must
be taken in locating access to a site in
order to avoid
creating traffic
obstructions or hazards
where drivers are entering or leaving a site.
Access points should be kept to a minimum. The number of entrances should be adequate to
allow efficient traffic flow. Adequate sight distance should be provided at exits for drivers
reentering traffic.
Parking
Off - street parking is required for all residences. Each site is expected to accommodate its
parking needs. Parking should be safe and accessible, with a simple layout that is readily
understood by the driver. It should be designed and located so that it does not dominate the
residence.
Parking areas should be easily accessed from the street. Locating parking to the rear or side of
the building is preferred, with the front setback used to create a landscape buffer and snow
storage area between the building and street. All maneuvering shall be accomplished on -site.
Backing out onto a street is not allowed.
Landscaping of parking areas serves a number of important functions. Perimeter landscaping
increases the attractiveness of the site and street by screening the cars. Perimeter planting acts as
a visual and noise buffer for adjacent properties.
January 2004 Page 44
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single - Family /Cottage Homes (continued)
Lighting
Outside lighting increases the operational efficiency of a site, provides a measure of site security
and can enhance the aesthetics of the site and architectural qualities of structures. In determining
the lighting for a residence, the source, intensity and type of illumination should be appropriate
for the lighting needs.
Exterior lighting should be designed as part of the architectural and site design of a project.
Fixture style and location should be compatible with the building's architecture and landscaping.
All site lighting must be low -level illumination. Outdoor lighting on all lots is to be shielded so
as not to create light spill or glare.
Fixture mounting height should be appropriate to the use, the residence and the setting. Light
standards should be as short as possible. Where low -level lighting (less than 5 feet) is used,
fixtures should be placed and directed so as to prevent glare. Where there may be a chance of
breakage, shatterproof coverings should be used on low -level lights.
Overall lighting levels should be compatible with the neighborhood ambient light level. The
lighting system should be energy efficient, based on the amount of light actually needed by users
and viewers. A few well - placed, low- intensity lights can provide all the illumination needed for
visibility, safety and security.
Parking area and building lights
should
be directed
downward to prevent spillover onto
neighboring
properties and streets.
Light sources
(bulbs)
should be concealed.
See also "Lighting" in Programs (Chapter IV)
Materials
Changes in wall material can lend visual interest to a building; too many changes can make the
wall visually discordant. The objective should be to create walls that are interesting, but not in
competition with their surroundings.
Wall materials should respond to the orientation of the building, with limited window openings
on the north and south that are open to sun exposure.
Natural materials such as redwood or cedar board siding, cedar shingles and shakes are
particularly appropriate for their natural appearance and weathering qualities. When properly
selected and applied, these materials have minimum maintenance requirements.
January 2004 Page 45
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single - Family /Cottage Homes (continued)
Roofs
Roof shape
is important in terms of
organizing the massing of buildings,
especially at the edges
of trees, landmasses or in the open.
The objective in determining roof
shape is to establish a
visual order
to building clusters.
Roof surfacing materials are important as a means of blending the new construction to the
existing character of the area, as careful selection of these materials can help to relate the
buildings to their surroundings. On the other hand, the wrong color and texture can make the
building garish and distracting. From a functional standpoint, the choice of materials depends on
the slope and assembly of the roof. The objective is to choose roof - surfacing materials that help
the building blend with its site and climatic conditions and which are also functionally
appropriate.
Composition shingle roofs and metal roofs are preferred with particular consideration to roof
configuration, quality, color and longevity of finish. Roof appurtenances (dormers, clerestories,
and skylights) create interesting, pleasant interior spaces. Their location on the roof is critical to
avoiding an over - decorated, visually confusing appearance.
Snow diverters and retainers may be necessary installations on roofs. They should be handled as
an integral part of the roofscape. Pedestrian and vehicular areas shall be protected from roof
snow shedding. This can be accomplished through secondary roofs, snow clips and snow fences
on roofs. All roof structures shall be designed to conduct rainwater and snow melt in such a way
as to prevent it from creating a dripping, icing or flood danger on pedestrian or vehicular areas
below.
For pitched roofs, ice dams should be prevented by either heating the roof overhang or cooling
the roof surface with the placement of substantial insulation or unheated spaces under the roof.
Pitched roofs should be of an angle and material that will shed snow. Metal roofs and roofs with
southern exposures shed snow the easiest.
Eave lines should be high enough to avoid accumulation of snow to the eave edge, where it will
prevent snow from sliding off the roof.
Flat roofs should slope to a centrally located drain that runs down through heated space. The
guidelines are to provide for the public's safety and convenience and to reduce maintenance
costs in heavy snow areas in the County.
Chimneys Vents and Flues
Chimneys and flues shall be designed in such a manner so as not to cause fumigation of ground
level areas or adjacent buildings during down slope wind conditions. Chimneys should be
located high on the upwind side of the buildings to ensure adequate disbursement.
January 2004 Page 46
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single- Family /Cottage Homes (continued)
Chimneys and vents should be located out of the path of sliding snow.
Vents, flues and flashing shall not be exposed galvanized pipe and shall be painted a dark color.
Attempts shall be made to group these roof projections and conceal them from public view. This
can be done by enclosing them in forms compatible with the structure.
Doors and Windows
Door openings separate two completely different environmental conditions. Door openings
should be protected from the wind and overhanging or drifting snow. Vegetation, fences,
extended walls, roofs and other features of the building site can help shelter people near the
building entries. Where possible, doors should open onto exterior areas that receive sunlight.
Windows may be constructed of wood or wood covered with colorfast vinyl or aluminum. Metal
or metal covered windows must be coated with an approved finish.
Building entrances should be covered with a roof and raised to allow for snow build -up. Roof
slopes should be designed to avoid the shedding of snow onto steps, entrances and decks and/or
paved areas.
Aluminum doors, windows and screens shall be anodized or a factory finished baked enamel in a
dark color. Foundations, vents, flashing and other exposed metal shall be painted a dark color.
Chimneys, heating vents and utility lines should be located out of the path of sliding snow.
Drainage, Erosion Control and Snow Removal
Site drainage and spring run -off should be carefully considered in the drainage solution. Natural
drainage courses should be preserved and existing vegetation (ground cover, shrubs, and trees)
should be left undisturbed on the site except where the structures are located and where
construction access is necessary.
The site should drain adequately without interfering with adjacent properties. Natural contours
should be maintained as much as possible. Buildings, parking areas and drives should be
designed to fit the terrain, requiring minimum grading. Cut and fill should be kept to a
reasonable minimum. Only those areas needed for construction should be disturbed. Vegetation
outside the construction zone should be protected.
All slopes shall be protected against erosion. Grading design cannot create slopes greater than a
2:1 unless controlled by mechanical stabilization, unless otherwise approved. No slope shall
exceed the angle of repose for the material involved.
All residences are required to have erosion control plans in accordance with the Landscape
Design Guidelines herein.
January 2004 Page 47
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single- Family /Cottage Homes (continued)
Site design must address problems of ice hazard and snow removal. Snow storage areas should
be provided which are functional in placement and adequate in size. Snow shedding onto
adjacent property is not allowed.
Driveway grades should not exceed 16% to allow easy use during icy or snow conditions.
Driveways to north - facing garages should slope away from the garage door for a minimum of 20
feet.
Parking areas and driveways should be located to catch afternoon sun in order to speed snow
melting and prevent ice build -up. Parking areas should be designed for snow removal operation
with unobstructed movement for snowplows.
Other Architectural Guidelines
Fences
Fences are allowed for the purpose of providing screening around hot tubs, pools, garbage
containers, utility yards and fuel tanks. No fencing will be permitted along property lines.
Hot Tubs
Hot tubs shall be screened from neighbors' view and placed in such a location so the hot tub
facility does not intrude upon a neighbor's privacy.
Skyli ahts
Plastic bubble skylights are not allowed. Flush skylights integrated into the architecture will be
considered during Design Review.
Solar Panels
Solar panels shall be integrated into the architectural design and all exposed metal shall be
anodized a dark color or factory finish.
Trash Disposal
A structure enclosed on four sides (including doors) with a roof shall be provided to store at least
two (2) full -size garbage containers. This structure should be placed in a location that will
provide easy access, e.g., along a driveway or walkway and its design shall be compatible with
the other major buildings.
January 2004 Page 48
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
RESIDENTIAL DISTRICT — Single - Family /Cottage Homes (continued)
Utility and Service Areas
All areas
for utility
and service
activity, including refuse collection areas, must be separately
enclosed
or screened
so as not to
be visible from neighboring property.
Utility Lines
All on -site utility and other transmission lines shall be placed underground.
ATTACHED RESIDENTIAL DISTRICT
Purpose
These Design Guidelines shall apply to multi - family homes constructed in the Attached
Residential District. The purpose of these guidelines is to achieve an integrated architecture
consistent with the overall design of the project while encouraging a variety of design features to
avoid monotonous standardization.
General Guidelines
Although flexibility in multi - family residential site planning is desired, the aggregate effect of
residential developments being unrelated to one another and the community as a whole often
produces isolated "compounds" with little concern for the public environment. Residential
developments surrounded by high walls, parking lots and rows of carports along public streets
are examples of practices to be avoided.
Building Elevations
Avoid long, unbroken building facades and simple box forms. Building facades should be
broken up to give the appearance of a collection of smaller buildings. To the extent possible,
each of the units should be individually recognizable. This can be accomplished with the use of
balconies, setbacks and projections that help articulate individual dwelling units or collections of
units and by the pattern and rhythm of windows and doors.
January 2004 Page 49
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ATTACHED RESIDENTIAL (continued)
Open Parking and Carports
Open parking and carports should be clustered in parking courts and along streets. Parking
spaces in the front yard setback should not be used to satisfy the off - street parking requirements.
Pedestrian and automobile circulation shall be clearly defined. Special paving at parking court
entries and landscape nodes between parking stalls are encouraged to soften the streetscape.
The materials, colors and roof forms of detached garages and carports should be consistent in
design with the adjacent residential buildings. The integration of carports with patio walls is
encouraged to add variety and relief to the streetscape. Prefabricated metal carports are strongly
discouraged. Carports in a single unbroken row are discouraged.
Street drainage should be collected in curb and /or gutters. The use of center -swale drainage
devices is strongly discouraged. Parking lots may drain to a single concrete Swale at the edge of
the aisle. Use of rear access and alleys are encouraged.
r
Aisle width requirements are subject to local
fire
. J
district approval.
r,:, �.�
Parking stall length may be reduced by up to two
(2)
feet where conditions permit the overhang of vehicles
into six (6) feet or more of sidewalk or a minimum
of
seven (7) feet of landscaping.
The number of required parking spaces
and
percentage of compact car spaces are regulated by
the
Town of Truckee.
Subterranean Parking
Parking beneath buildings, including
subterranean parking, economizes the use
of land and increases on -site recreation
space. Such parking should be considered
in all multi - family developments.
No parking is allowed in the front yard.
If provided at -grade with the street,
parking should be effectively screened
from public view on the adjoining streets.
January ?004 Page 50
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ATTACHED RESIDENTIAL (continued)
Garage Doors
Garage doors should appear to be set into the walls rather than flush with the exterior wall.
Garage door design should be kept simple, clean and unadorned. They are a major visual
element of a home.
Entry Identity
In the Attached Residential District it is appropriate to provide each unit with its own identity
and entry. This can be accomplished by staggering and offsetting each separate unit and
combing one and two story building forms to separate massing. This will also provide variety to
the streetscape.
Landscaping
Refer to the Landscape Design Guidelines herein.
Architectural Design Guidelines
General
There is no particular "style" proposed for Attached Residential structures in Gray's Crossing
but the focus should be on constructing a high quality residential environment, which is response
to the climate and the surrounding mountainous landscape. The criteria presented here strive for
this "quality" architecture through descriptions of encouraged materials and architectural
considerations.
1. Long exterior walls that do not incorporate effects must be avoided on all structures.
2. Architectural planning and design should take full advantage of energy efficiency, e.g.,
natural heating and/or cooling, sun and wind exposure and solar energy opportunities.
3. Structural form and scale should relate to the use of the building as a multi - family
residence. The scale of all buildings should be within a human scale so as not to
overwhelm or dominate the natural surroundings.
4. Avoid the use of long access balconies or corridors that are monotonous and impersonal.
Instead, access points to units should be clustered. To the extent possible, the entrances
to individual units should be plainly visible.
5. Change roof levels and ground planes to break up the mass and bulk of buildings.
6. Make extensive use of private, enclosed patios and balconies to provide residents with a
greater degree of control over their living environments.
January 2004 Page 51
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ATTACHED RESIDENTIAL (continued)
7. Provide building complex entrances that are distinctive and easily identifiable. To the
degree possible, entrances to individual units or clusters of units should also be
distinctive and easily identifiable.
8. Mixed uses in close proximity to needed services are encouraged to minimize vehicle
trips and promote access.
1V
Wood siding has traditionally been the primary wall surface material utilized throughout the
Truckee area for residential structures. Particular attention should be given to selecting an
appropriate accent material. The following design considerations shall determine if a
development meets the general architectural criteria:
1. Stucco, smooth, sand or light lace finish;
2. Wood, as a primary and accent material, such as shingles, board and batten, etc.;
3. Brick, as primary and accent material; and
4. Native rock, as an accent material.
Roofs
While few, if any, roof types for multi- family structures will actually
be prohibited by these guidelines, the following types /styles are
encouraged and should be considered prior to final selection.
1. Gable, shed and hip roofs;
2. Combining roof types;
3. Creating articulation in ridgeline plane; and
4. Varying plate heights and ridge height.
January 2004
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1.
w
r r _ -4%
Page 52
Gray's Crossing
Specific Plan
ATTACHED RESIDENTIAL (continued)
Doors and Windows
Main or front doors should be double or single wood doors.
Chapter III
Design Guidelines
Window openings in mass walls should be relatively small in scale and be used in an informal
pattern on the wall, with deep set reveals and varied proportions. The following window types
are encouraged in the design of buildings.
1. Bay Windows
2. French Doors
3. Variety of Window Types
4. Rectangular Windows
5. Clerestory Windows
Other Architectural Guidelines
Exterior Stairs
Simple, clean bold projections of stairways are encouraged to complement the architectural
massing and form of a building. Stairways should be smooth stucco, plaster or wood with accent
trim of complementary colors.
Balconies, Porches and Patios
The incorporation of balconies, porches and patios in the building design is encouraged for both
practical and aesthetic value. These elements should be integrated to break up large wall masses,
offset floor setbacks and add human scale to buildings.
Chimneys and Vents
Chimneys, as an architectural form, shall be simple and boldly projected. Natural stone veneer
and articulation details are encouraged. It is recommended that exposed flues and extravagant
metal fireplace caps not be used.
All vent stacks and pipes shall be colored to match the roof or wall material.
Gutters and Downspouts
Gutters and downspouts generally are a problem in snow country, due to freeze /thaw cycles, ice
dams at eaves and snow and ice loads. Roof configurations and building and site planning
should be designed to avoid the use of gutters and downspouts. When necessary, the gutter
should be incorporated into the roof structure and not attach to or replace the fascia.
Janumy 2004 Page 53
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ATTACHED RESIDENTIAL (continued)
Mechanical Equipment
Roof mounted mechanical equipment shall be screened from view in a manner consistent with
the building facade. Ground mounted mechanical equipment shall be screened from view with
landscaping or fencing.
Skylights
Skylights
should
be
designed
as integral
parts of the roof. Skylight framing material must be
colored to
match
the
roof. Flat
skylights are encouraged.
Paving
Textures, patterns and colors are encouraged in the design of paved areas in public places.
Modulation of surfaces should occur to define direction of walkways and location of major nodes
such as recreation facilities, entries, etc. Large monolithic areas of single -color untextured
paving are discouraged.
Solar Panels
Solar panels are to be integrated into the roof design, flush with the roof slope. Frames must be
colored to match roof colors. Natural aluminum finish is strongly discouraged. Support solar
equipment shall be enclosed and screened from view.
Awnings
Canvas or vinyl awnings of solid accent colors are permitted in moderation. Metal awnings are
strongly discouraged.
Accessory Structures
Patio trellises and other exterior structures may be of stucco or wood as permitted by Town
codes, with finishes complying with the overall color palette.
Parking and Service Lighting
Parking lots should be lit with a high enough intensity to discourage vandalism and help create
security. The design of the poles and fixtures should be coordinated with other site lighting.
Poles must be protected from auto bumpers, either by placing them far enough away from
bumper overhangs or place the light standards on a 24" concrete pedestal. Hooded lights are
recommended for parking areas to increase efficiency. Care should be taken in placing lights to
avoid light penetration into upstairs windows of housing units or adjacent properties.
(See "Lighting" in Chapter IV, Programs.)
Januay 2004 Page 54
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
ATTACHED RESIDENTIAL (continued)
Support Facilities
Any support buildings within the Attached Residential areas such as laundry facilities, recreation
buildings and sales /lease offices shall be consistent in architectural design and form as
previously illustrated for the residences. Temporary sales offices must be compatible with these
standards in order to satisfy these design criteria.
Mailboxes
Where common mailbox services are provided, they should be located close to the project entry
or near recreational facilities. The architectural character should be similar in form, materials
and colors to the surrounding buildings. Mailbox locations must be approved by the U.S. Postal
Service.
Trash Disposal
Trash bins should be fully enclosed within 6 -foot brick, wood or native stone veneer walls and
solid gates and should be softened with landscaping. Recommended locations include inside
parking courts or at the end of parking bays. Location should be conveniently accessible for
trash collection and maintenance.
VILLAGE CENTER DISTRICT
Purpose
The following section provides written and illustrated design direction related to the basic quality
of office /retail building architecture color and scale. This portion of the manual addresses each
of these elements in general terms and establishes the basic principles, which are expanded upon
in much more detail through the application of the following "specific architectural guidelines."
This section "paints the overall picture" for the design principles important for Gray's Crossing.
They should not be viewed as standing alone but rather in concert with the more specific
guidelines found in the subsequent sections of this manual.
Each guideline should be considered for how it applies to a given project. The illustrated
examples are intended as images that communicate ideas and should not be viewed as specific
design solutions.
January ?004 Page 55
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
VILLAGE CENTER DISTRICT (continued)
General Guidelines
The qualities and design elements for office /retail buildings that are most desirable include:
1. Richness of surface and texture;
2. Significant wall articulation, such as insets, canopies, porches, wing walls, bay windows,
etc.;
3. Multi - planed, pitched roofs, often
including dormers;
4. Roof overhangs; ° "`o 't4
5. Articulated mass and bulk ► n *f 'x
6. Interesting and articulated walls;
7. Courtyards; and � t t.t
8. Outside dining.
The following design elements are to be avoided:
1. Highly reflective surfaces;
2. Large blank, unarticulated wall surfaces;
3. Unpainted concrete precision block walls;
4. Reflective glass;
5. Corrugated metal siding on the main facade;
6. Plastic siding;
7. Irregular, modernistic window shapes and/or rhythm;
8. Square "box- like" buildings;
9. Standing seam metal walls on the main facade; and
10. Mix of unrelated styles (i.e., rustic wood shingles and polished chrome).
January 2004 Page 56
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
VILLAGE CENTER DISTRICT (continued)
Height
Building heights should relate to open spaces to allow maximum sun and ventilation, protection
from prevailing winds, enhance public views of surrounding mountains and forest and minimize
obstruction of views from adjoining structures.
Height and
scale of new development
should
be compatible with that of surrounding
development.
New development height
should
"transition" from the height of adjacent
development
to the maximum height of the
proposed
building.
Bulk
North and south building and parking
lot orientation allows solar exposure to
parking lot reducing ice buildup and
high maintenance costs.
Large buildings that give the appearance of "square box" buildings are generally unattractive and
detract from the overall scale characteristic in the region. There are several ways to reduce the
appearance of excessive bulk in large buildings, such as:
1. Vary the planes of the exterior walls in depth and/or direction;
2. Vary the height of the building so that it appears to be divided into distinct massing
elements;
3. Articulate the different parts of a building's facade by use of color, arrangement of facade
elements or a change in materials;
4. Use landscaping and architectural detailing at the ground level to lessen the impact of an
otherwise bulky building; and
5. Avoid
blank walls
at
the ground floor level. Utilize windows, wall articulation, and
change
in materials
or
other features.
January 2004 Page .i7
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
VILLAGE CENTER DISTRICT (continued)
Scale
Scale, for purposes here, is the relationship between building size and the size of adjoining
permanent structures. It is also how the proposed building's size relates to the size of a human
being. y{
1. Building scale can be reduced
through window patterns, structural bays, roof roof overhangs, porches siding,.
awnings, moldings, fixtures and y A r. ,
details.
KI
2. The scale of buildings should be
related to adjacent pedestrian areas, ,
streets and buildings.
3. Large dominating buildings should be broken up by using landscape materials, adding
awnings, eaves, windows or other architectural ornamentation, and using combinations of
complementary colors.
4. Utilize "infill" structures to create transitions in bulk and scale between large buildings
and adjacent smaller buildings.
Color
1. The palette of colors from which to select are those that can be found in the natural
environment of the surroundings.
2. The dominant color of new buildings should relate to the inherent color of the primary
building's finish materials.
3. Large areas of intense white color should be avoided. While subdued colors usually
work best as dominant overall color, a bright trim color might be appropriate if it can be
shown to enhance the nearby visual environment.
4. The color palette chosen for a building should be compatible with the colors of adjacent
buildings.
5. Wherever possible, minimize the number of colors appearing on the building exterior.
Small office /retail buildings should use no more than three colors, except when requested
by the applicant and approved in the Development Review process, on the basis that the
design warrants additional colors.
6. Depending on the overall color scheme, accent colors may be effective in highlighting the
dominant color by providing contrast or by harmonizing with the dominant color.
January 2004 Page 58
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
VILLAGE CENTER DISTRICT (continued)
7. Primary colors shall only be used to accent building elements, such as door and window
frames and architectural details. Bright or intense colors (but not including fluorescent
colors) can also be used to accent appropriate scale and proportion or to promote visual
interest in harmony with the immediate environment.
8. In buildings of a particular historical character or architectural style, exterior color should
be in keeping with the buildings proposed character and style.
9. Architectural detailing should be painted to complement the facade and tie in with
adjacent buildings.
10. Accent colors for trim should be used sparingly and be limited in number for each
building. Accent colors on adjacent buildings should be chosen to complement one
another.
Architectural Design Guidelines
Exterior Walls
Buildings shall be designed to avoid a simple "box- like" structure. Horizontal or vertical wall
articulation should be expressed through the use of full roofs, projecting wing walls, wall offsets,
recessed entries, awnings, roof overhangs, second floor setbacks and /or covered arcades.
_ _«
a 'A-r - -
Freestanding buildings with walls at or less than 100 feet from a curb line should not have
continuous, visually unbroken walls. The front plane of the wall shall be a maximum 40 feet in
length, at which point horizontal or vertical articulation is required in order to be consistent with
these guidelines. This articulation could be established through the use of varying front wall
setbacks, multi - planed roofs, second floor setbacks, porches, arcades, awnings recessed entries,
wing walls, roof overhangs, etc.
Januan, 2004 Page 59
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Gray's Crossing Chapter III
Specific Plan Design Guidelines
VILLAGE CENTER DISTRICT (continued)
Roofs
The roofline at the top of the structure shall
not run
in continuous
plane for more than 60 feet
without offsetting or jogging the roof plane in
order to
be consistent
with the guidelines.
Nearly vertical roofs (A- frames and piecemeal mansard roofs used on a portion of the building
perimeter only) will not meet the intent of the guidelines.
Roof materials that are high contrast, utilize brightly colored glazed tile or a highly reflective
surface are discouraged.
Landscaping
Refer to the Landscape Design Guidelines herein.
Lighting
1. Maximum height for building and freestanding
lighting shall be in compliance with the Town
of Truckee Development Code.
2. If property is adjacent to a residential area or
residentially zoned property, the lighting should
be screened from these areas.
3. Lighting shall be directed away from adjacent
roadways and shall not interfere
4. with traffic or create a safety hazard.
5. Upward lighting shall be minimized to the greatest extent possible.
See also "Lighting" in Programs, Chapter IV.
Signs
Refer to "Signs" in Programs, Chapter IV.
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Gray's Crossing
Specific Plan
CHAPTER IV
PROGRAMS
The purpose of this chapter is to set forth
development programs within Gray's Crossing.
chapter:
Off- street parking;
Signs;
Lighting;
Walls and fences;
Grading and drainage; and
Infrastructure.
Chapter IV
Programs
the standards applicable to certain common
The following programs are outlined in this
OFF= STREET PARKING
PURPOSE
This Section is intended to establish comprehensive parking provisions to regulate the design of
parking facilities and establish the number of parking spaces required for various land uses.
Parking requirements are established to:
Assure an adequate number of spaces are available to accommodate anticipated demand;
Lessen traffic congestion and adverse impacts on surrounding properties;
• Encourage the use of alternative modes of transportation, such as trail systems and
shuttles;
Ensure access and maneuverability for emergency vehicles; and
• Provide loading and delivery facilities to support the project.
GENERAL PARKING GUIDELINES
Parking facilities shall be conveniently located and permanently maintained. Temporary
reduction of parking spaces may be permitted to allow for snow storage during the winter
months.
Development Standards and Parking Design
Off - street parking areas, driveways, and site access for the Residential, Village Center, and
Recreation Districts will be designed and constructed in compliance with the Truckee
Development Code (Section 18.48.70 and Section 18.50).
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Programs
Required Number of Parking Spaces
1. Unless otherwise specified herein, references to acreage or square footage shall be
considered gross acreage or gross square footage.
2. When the calculation of the required number of parking spaces requires a fractional
parking space, any such fraction equal to or greater than one -half (1/2) shall be
constructed as a whole and fractions less than one -half (1/2) shall be eliminated.
3. Shared parking reduction in Village Center: The Truckee Development Code (Section
18.48.050) allows a 25% reduction of the total parking spaces required where two (2) or
more non - residential uses have distinct and differing peak traffic usage periods. A
parking study analysis may be required.
4. Compact car spaces in Village Center: Parking lots may include compact car spaces for
up to 25% of the total number of required spaces (per Truckee Development Code,
Section 18.48.050). Size and markings shall be consistent with the Development Code.
5. Disabled /Handicapped Parking will be in compliance with Section 1129B of the
California Building Code of Regulations, State of California, and Truckee Development
Code.
6. The number of required spaces by Land Use is listed in the following Table.
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Programs
PARKING REQUIREMENTS BY LAND USE
Land Use District
Vehicle Spaces Required
Residential
Single - family Homes.. .. ... .. .... ..... 2 spaces.
Cottage U nits .................... _.................. 2 spaces.
.Attached Units ....... ............................... studio and I bedroom units - 1.5 spaces per each unit with I
space per unit in a fully enclosed garage.
2 bedrooms or more - 2 spaces per each unit, with I space
per wut in a fully enclosed garage. Spaces not required to be
in garage for affordable housing units.
Guest parking - 25 110 of total required spaces.
Secondary residential units ................. .
2 spaces in addition to that required for the single - family
dwelling.
Village Center
Restaurants.._ ............... ........_... ........
l space per each 75 square feet of gross floor area for
patrons. plus I space per each 300 square feet of service
area, plus one space per each 100 square feet of outdoor
dining area. Parking spaces for outdoor dining areas may be
used for snow storage.
Retail St ores ........... ...... ..... ._, ...... ..... ,...
l space per each 250 square feet of gross sales area. plus I
space per each 600 square feet of storage area, and I space
ii
per each company vehicle.
I
Employee Housing .... ..............
I space per each bed, plus 1 space per each 8 beds for guest
parking. I space per each employee on largest shift.
Lodging. . . ..................... .. ....
I space per each guest room, plus I space per each 2
employees on largest shift.
Offices lofts _ ......................... _.............
I space per each 250 square feet of gross floor area for the
first 5,000 square feet and I space per each 300 square feet
thereafter
Recreation
Golf Course ........ ___ ._......_.._..
3 spaces per hole.
Golf Driving Range ............... ........
2 spaces per tee.
Clubhouse .............. .. ..... __ .......... .....
1 space per each 250 square feet of gross floor area.
Health Fimess Center. ..... .....................
I space per each 250 square feet of gross floor area.
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Programs
BICYCLE PARKING
Bicycle parking facilities will be provided in the Village Center, Attached Residential and
employee housing buildings in compliance with the Truckee Development Code (Section
18.48.090).
VANPOOL /SHUTTLE BUS PROGRAM
A vanpool /shuttle bus program, approved by the Planning Commission, may qualify for a
parking reduction of up to 20% on an approved Site Plan. The vanpool /shuttle bus program may
be approved concurrently with the Site Plan. The vanpool /shuttle bus program must include all
of the following elements (in any order) to qualify for the parking reduction:
1. Vanpool/shuttle bus parking facilities and identification of agency /entity providing the
service;
2. The uses or businesses and parking locations for which the vanpool /shuttle bus program
is applicable;
3. The anticipated schedule for vanpool /shuttle bus drop off and pick up;
4. Funding source(s); and
5. Implementation, enforcement and monitoring plan.
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SIGNS
Chapter IV
Programs
PURPOSE
This program provides the necessary guidance for the implementation of signage that meets the
identification and informational needs of the community and is aesthetically compatible with the
thematic and quality standards established for the Gray's Crossing Specific Plan area.
MASTER SIGN PROGRAM
Prior to the issuance of the first building permit within the Gray's Crossing Specific Plan area, a
Master Sign Program, consistent with the Town's Development Code, shall be prepared for
review and approval by the Town Planning Staff. Each land use designation will be addressed
and include the items listed below:
1. Purpose statement and areas of applicability;
2. Permitted, conditionally permitted and prohibited signs;
3. Sign location by sign type;
4. Acceptable installation methods;
5. Sign specifications, including maximum dimensions and acceptable copy style(s),
6. materials, and colors;
7. Number of signs permitted;
S. Maintenance requirements and responsible agencies; and
9. Sign definitions.
GENERAL GUIDELINES
The General Guidelines listed below provide the basic criteria for the design and implementation
of signs throughout the Specific Plan area.
Sign Design
1. All signage should be constructed with high quality materials and finishes and
fabrication.
2. All signs and their supporting structures should be enclosed and maintained in good
condition. Exposed hardware should be finished in a manner consistent with quality
fabrication practices.
3. In order to prevent staining of architectural surfaces, non - corrosive materials should be
used on all exterior signs.
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4. All signage within private uses should maintain a minimum 5 -foot setback from any
public right -of -way.
5. The number and size of signs should be kept to a minimum. Only signs necessary to
clearly communicate the message intended shall be permitted.
Sign Maintenance
1. All signs shall be maintained in a safe and attractive condition at all times. Upon notice
from the Town of Truckee, a tenant will be required to refurbish, within thirty (30) days,
any signage which does not meet the standards as stated within this Master Sign Program.
Damaged signs, from either a natural or man caused occurrence shall be replaced within
thirty (30) days.
2. Any sign illumination malfunction shall be replaced or remedied within (ten) 10 days.
Sign Illumination
1. All signs and their illumination systems should utilize the minimum amount of energy
through the use of energy saving design techniques, equipment and materials.
2. All exterior sign illumination shall be consistent with the Lighting section of this chapter,
except as otherwise stated within this Master Sign Program.
Prohibited Signs
Any signage not specifically permitted by this Master Sign Program or the Town of
Truckee, is prohibited.
2. No sign, part or attachments thereof, shall flash, scintillate, move, change color, appear to
change color or intensity or contain any part or attachment that does the same, unless
approved by the Community Development Director.
3. Pole signs to identify individual users are prohibited.
Entryway Signs - Village Center and Recreation Districts
1. Entryway signage should be provided at each roadway entrance to the Village Center and
Recreation Districts within the Gray's Crossing Specific Plan.
2. Entryway signage may consist of monumentation, garden or screen walls or sculptural
elements that depict the thematic architecture of the Specific Plan area.
3. Entryway signage should be integrated into the landscape design of the immediate area.
4. Kiosk or multi -panel signage is allowed for the identification of multiple businesses as
viewed from State Highway 89 North and Interstate 80 to reduce the number of
individual signs.
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Programs
Street Identification
1. Street identification signs shall be provided at each roadway intersection and be clearly
visible and in conformance with subdivision and street standards of the Town of Truckee.
2. Street identification signs should be designed to enhance the overall streetscape
appearance. Compatibility with the architectural themes established for the Specific Plan
area is encouraged.
Vehicular Roadway /Bicycle Pathway Directional Signs
Directional signs (e.g., stop signs and yield signs) for vehicular roadways shall be implemented
in accordance with the state vehicle code. Opportunities for architectural enhancement of
directional sign standards should be explored during project design.
Community Kiosks
1. Kiosks may be located within the public right -of -way to provide communication tools for
the area.
2. A Master Kiosk Program should be prepared, prior to development, to identify locations,
design and maintenance conditions. The program should also provide provisions for
public use and maintenance.
3. Kiosks should be designed as an integral part of the architectural and landscape theme.
RESIDENTIAL NEIGHBORHOOD SIGNS
Neighborhoods
1. Entryway signage should be clearly visible at each key entry point to a residential area
and architecturally compatible with the residential neighborhood it serves and
incorporated within a landscape area.
2. A monument sign is encouraged for entryway signage.
3. Illumination for entryway signage should be distinct and in accordance with the Lighting
section of this chapter.
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Programs
Residence Identification
1. An address number shall be provided for each residential dwelling unit that is designed as
an integral part of the immediate architecture and landscaping.
2. Address numbers should be clearly visible from the public right -of -way and scaled
appropriately for the residential structure it serves.
NON - RESIDENTIAL USES
Design
1. All signage should promote and enhance the architectural and landscape design of the
individual project it serves.
2. Sign copy should be kept to a minimum and should be appropriately scaled to the
architectural design of the structure and tenant space it serves.
3. Unless wall mounted, all signs should be architecturally treated equally on both sides.
4. No advertising shall appear on signs accept as established within the Master Sign
Program for the individual project it serves.
Tenant Signs
1. Individual tenant signs should be designed as an integral part of the architecture.
2. Individual tenant signs should be limited to the tenant name and logo.
3. The internal illumination of individual sign letters is encouraged.
4. All tenant signs should be removed when business goods are no longer sold or produced
or services are no longer provided.
5. Tenant signs need not be directly attached to the lease space to which they refer.
Directory Signs
1. Directories should be provided in multi tenant centers to aid in the identification of
tenants and specific facilities.
2. Directories should be strategically placed to minimize their use and maximize their
effectiveness.
TEMPORARY SIGNS
General Guidelines
1. Temporary signs should be architecturally compatible with the standards within the
architectural guidelines of this Master Sign Plan.
2. Temporary signs may not be illuminated.
3. Temporary signs are not to be decorated with flags, banners, balloons or similar devices.
January 2004 Page 68
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LIGHTING PLAN
PURPOSE
Chapter IV
Programs
This summarizes the lighting design objectives, lighting design criteria and recommended
lighting solutions as detailed in the Lighting Master Plan (Appendix A) and developed by East
West Partners, HartlHowerton and Francis Krahe & Associates, Inc.
OBJECTIVES
• 'Maintain visibility of stars in
the night sky.
• Establish a warm, inviting
character.
• Create a unique identity,
responding to local vernacular.
• Provide functional lighting for
safety.
• Minimize light during non -
active hours (l Ipm— dawn).
DESIGN STANDARDS
Design standards were based on energy efficiency, durability, and safety. The criteria used were
developed from following sources and codes:
• Certification program for Leadership in Energy and Environmental Design (LEED),
• International Dark Sky Association (IDA),
• Illuminating Engineering Society of North America (IESNA),
• National Electric Code, (NEC),
• National Fire Protection Association (NFPA),
• American Disabilities Act (ADA),
• State Codes, and
• Truckee Municipal Code.
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Gray's Crossing Chapter IV
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Leadership in Energy and Environmental Design (LEED)
Gray's Crossing will be designed to meet the LEED recommendations for Light Pollution
Reduction. The objectives are to maintain night sky visibility, reduce development impact on
nocturnal environments, and eliminate light trespass between building sites. To achieve these
goals, Gray's Crossing will comply with the following requirements:
1. Meet light levels and uniformity ratios recommended by the Illuminating Engineering
Society of North America (IESNA).
2. Exterior light brighter than 1000 lumens will be "shielded ".
3. Exterior lights greater than 3500 lumens will be "Full Cutoff' type.
SCOPE OF LIGHTING PLAN
• Site entry;
• Main street and secondary
streets;
• Parking;
• Retail;
• Hospitality;
• Gas Station; and
• Residential.
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LIGHTING DESIGN INTENT
Chapter IV
Programs
Design Style
Lighting will support the architectural style and
highlight quality material and components.
Color Quality
Warm lighting will delineate comfortable and
inviting environments.
Hierarchy
Lighting intensity is organized to identify focal points.
Transparency
The lighting intensities will extend visibility and
create transparency, from area of lower to higher
brightness.
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POLE LIGHTING
SIGN LIGHTING
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Chapter IV
Programs
• Shielded light fixture of full cutoff style.
• Shielded fixture throws light down and minimized
light pollution and glare.
• Minimizes light
pollution and glare.
• Shielded light fixture concealer lamp.
• Fixture above aimed downward.
• Minimized light pollution and glare.
• Front lighted signage.
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Gray's Crossing
Specific Plan
TREE UPLIGHTING
Y �
Chapter IV
Programs
• Halogen uplights equal to or less than 50 watts or 1000 lumens.
• Uplights directly below and captured by canopy of tree.
• Minimizes light pollution and glare.
TREE DOWNLIGHTING
r~
r
• Halogen downlights equal to or less than 75 watts or 1300 lumens.
• Light fixture aimed straight down at the ground.
• Minimizes light pollution and glare.
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Gray's Crossing
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FACADE LIGHTING
Y
• Shield fixture conceals lamp.
• Fixture throws light up under
and within architecture and on to
ground below.
• Minimizes light pollution and
glare.
BUILDING MOUNTED FIXTURES
• Shielded fixture conceals lamp.
• Fixture throws light up
within architecture and on to
ground below.
• Minimized light pollution
and glare.
FESTIVE LIGHTING TECHNIQUES
Chapter IV
Programs
• Shielded fixture conceals source, and throws light downward only.
• Lamps are equal to or less than 5 watts.
• Light output less than 35
watts or 1000 lumens per
tree or building component.
• Minimizes light pollution
and glare
January ?004 Page 74
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Gray's Crossing
Specific Plan
GRADING AND DRAINAGE
Chapter IV
Programs
GRADING
The Grading Program is intended to ensure that excavation and fill operations are completed in a
coordinated and efficient manner that will enhance project aesthetics.
OPERATIONAL GUIDELINES
1. Due to the topographic nature of the site, extensive grading operations will not be
necessary to accommodate the project. Primary grading will occur in the development of
the Village Center areas. Excess cut material should be used in the creation of berming
and other topographical variations within the development area to add visual interest
throughout project landscaping.
2. Grading operations within the Specific Plan area shall follow the recommendations
provided in the geotechnical investigations required prior to any development.
Geotechnical recommendations shall include measures to mitigate potential impacts and
address, as appropriate, the following:
a. Expansive soils;
b. High groundwater levels;
C. Existing unsuitable soils and fill;
d. Site preparation;
e. Temporary excavations; and
f Temporary soil erosion techniques.
3. To the extent feasible any grading within the Specific Plan area shall balance cut and fill
on -site. If the transports of cut and/or fill is necessary, transport operations should be
consistent with Town ordinances and be identified in the Site /Tentative Map review.
4. Grading activities
shall be phased with development
to the
maximum extent possible and
be consistent with
the overall conceptual plan for the
entire
Specific Plan area.
EROSION CONTROL
Guidelines
An Erosion and Sedimentation Control Plan shall be prepared prior to the issuance of a grading
permit to ensure adequate erosion control protection during grading operations. Details of that
Plan shall be in conformance with the Best Management Practices Handbook Standard,
Volume II, Tahoe Regional Planning Agency, November 1988 or as amended.
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Programs
STORM DRAINAGE
Purpose
The Storm Drainage Program is intended to provide comprehensive drainage facilities to
adequately serve the Specific Plan area consistent with the provisions of the State of California,
Regional Water Control Board, Lahontan Region, Discharge Standards or as amended.
General Guidelines
Prior to any development, a Plaster Drainage Plan shall be submitted with each Development
Plan that incorporates the following:
1. Use of greenbelts and landscaped areas to convey and store storm water runoff,
2. Use of retention basins to contain runoff prior to its discharge into any drainage course;
and
3. Integrate "biological treatment processes" within the greenbelt and landscape area per the
standards of the California Regional Water Control Board, Lahontan Region and the
recommendations of Volume II of the Best Management Practices Handbook of the
Tahoe Regional Planning Agency, November 1988 or as amended.
January 2004 Page 79
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Specific Plan
INFRASTRUCTURE
PURPOSE
Chapter IV
Programs
The Infrastructure Program is intended to ensure that adequate infrastructure is provided to the
Gray's Crossing Specific Plan area. The Preliminary Utility Plan (at the end of this Chapter),
conceptually depicts proposed water, sewer, electrical and roadway alignments. Final approval
of these improvements, including location and size, rest with the utility districts providing
services, i.e., the Truckee Donner Public Utility District and the Truckee Sanitary District.
Utilities and roadways will be constructed in phases as development within the Specific Plan
area is constructed. The size, type and amount of infrastructure shall coincide with the amount
of development proposed in any one phase, provided each phase of improvement meets each
District's regulations.
WATER DISTRIBUTION SYSTEM
General Guidelines
1. A water distribution system for the Specific Plan area shall be designed in conformance
with the provisions of the Truckee Donner Public Utility District Master Plan.
2. Water facilities needed to accommodate the demand within the Specific Plan area shall
be installed as each phase develops. Storage tanks with booster stations and distribution
lines of 6, 8, 10 and 12 inch water mains will be required. The final configuration of
storage may vary depending upon water quantity requirements of development phasing.
The water distribution system for the Gray's Crossing Specific Plan area will be designed
to be compatible with the future regional distribution facilities, as depicted within the
Town's General Plan for the project area. Each phase of development within the Plan
area shall size construct that portion of the system as determined by the District.
Reimbursement agreements maybe considered subject to District Standards.
3. To supply water service to the Gray's Crossing Specific Plan area will require
approximately 400,000 gallons of storage capacity depending on fire flow requirements
based on build size material. The water source will be provided by a combination of on-
or off -site wells drilled and maintained by the Truckee Donner Public Utility District.
Service to the individual development components within the Specific Plan area will be
via water distribution lines in various sizes located within the roadway right -of -ways.
The Truckee Donner Public Utilities District is constructing a new storage tank on their property
located between Interstate 80 and the Pioneer Valley Convention Center. This facility will serve
the area and Gray's Crossing will pay their fair share of the cost.
The Preliminary Utility Plan (at the end of this Chapter), depicts the general location for utility
lines to service to this project.
January 2004 Page 80
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Specific Plan Programs
SEWAGE COLLECTION SYSTEM
Purpose
The Sanitary Sewage Collection System shall be designed in conformance with the provisions of
the Truckee Sanitary District. The system shall be designed to accommodate the uses proposed
within the Gray's Crossing Specific Plan area, as well as appropriate sizing for adjacent
properties. Prior to development, annexation to the Truckee Sanitary District will be required to
accommodate the lands within the Gray's Crossing Specific Plan area. The Sanitary Sewage
Collection System shall incorporate the following:
1. Quantification of anticipated sewage generation per each land use zone within the
Specific Plan area;
2. Appropriate line sizing to accommodate flows on -site and from adjacent properties to the
north and west;
3. Coordination with the Truckee Sanitary District to determine pipe sizing and location and
appropriate crossing for the main sewer line under Interstate 80;
4. Phasing of the Sewage Collection System shall generally be in accordance with the
phased development areas within the Specific Plan;
5. Prior to development of the first phase, a comprehensive collection system design shall
be reviewed and approved by the Truckee Sanitary District and annexation shall be
completed for the entire property within the Specific Plan area;
6. The two preferred off -site sewer connection locations to transfer waste water from the
site are the existing bridge crossing in the Martis Valley area, just south of the Olympic
Heights Subdivision and the SAD 6 crossing under the Truckee River that outflows from
the Glenshire Subdivision. To connect to these locations will require off -site
improvements starting from the southeast property corner of the plan area paralleling the
west side of Section 12 down to Glenshire Drive. From this location, the sewer line
would be extended either easterly toward the SAD 6 outfall crossing or westerly toward
the newly installed bridge crossing the Truckee River.
The Preliminary Utility Plan (at this end of this Chapter), depicts the location of on -site
lines. Like the requirements of the Truckee Donner Public Utility District, these facilities
must be approved in size and location by the District prior to construction.
In addition to the above, a limited alternative source for sewer lines, depending on the
volume of affluent generated, could be the existing crossing on Interstate 80, west of
State Highway 89. However, this line has limitations due to the size of pipe and its
intersection with Tahoe Truckee Sanitation Agency main line south of the Truckee River.
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ROAD CIRCULATION
Chapter IV
Programs
A network of road systems has been designed through the Specific Plan area. The main accesses
to the Specific Plan area are State Highway 89 and Prosser Dam Road. It is anticipated a full
left -turn and/or a controlled intersection, will be necessary to accommodate traffic generated
from current and projected traffic at this intersection. In addition to the Road Standards
Sections, depicted on the following pages, the roadway network is shown on the Tentative and
Development Maps within this Specific Plan. When Development Permits are requested for
each phase the Site Plan and /or Tentative Map shall demonstrate the following:
1. All roads shall operate at a level of service (LOS) consistent with the Town of Truckee
Public Facilities Master Plan or performance standards for circulation facilities.
2. Continuous walkways shall be provided within the Residential and Attached Residential
Districts. The walkways shall be conveniently linked with other land uses. Pedestrian
paths should provide direct access from Residential Districts to the Village Center, open
space areas, public schools and parks.
3. Road Standards for the various land uses depicted in the Specific Plan area are shown on
the following pages.
January 2004 Page 82
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Gray's Crossing
Specific Plan
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January ?004 Page 83
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Gray's Crossing
Specific Plan
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January 2004
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Chapter IV
Programs
Page 84
Gray's Crossing
Specific Plan
Chapter IV
Programs
ELECTRICAL DISTRIBUTION SYSTEM
General Guidelines
1. Electrical facilities shall be provided to adequately serve the project as it develops and
shall be designed to accommodate ultimate development.
2. Electrical facilities shall be designed and constructed in accordance with Truckee Donner
Public Utility District Standards.
3. Electrical distribution shall be located underground within designated utility easements.
Overhead lines shall not be permitted to access electrical substation facilities off -site.
4. Project developers shall coordinate with the Truckee Donner Public Utility District for
phasing and requirements of electrical services.
5. Electrical service to the site can be provided from two locations:
a. Truckee Sub - Station — 71500 KWA Sub - Station; and
b. Martis Sub - Station, by Truckee Sanitary District's holding pond — 15,000 KWA
sub - station.
An interim 3 -phase extension from the power poles west of State Highway 89, over the
highway and along the power line easement fronting the south property line is available.
This would allow service to the Village Center and some residential development. As
residential development builds out, a loop system connecting this power source to the
Martis Sub - Station will be needed. This will require overhead facilities running out of
the southeast corner of the property southwest and along the side of Section 12 down to
Glenshire Drive and eventually to the Martis Sub - Station.
Electrical services provided on -site will be underground and installed in the roadways
(see Preliminary Utility Plan (at this end of this Chapter), for location of these facilities).
6. Relocate existing high voltage transmission lines to the easterly portion of the site.
SOLID WASTE DISPOSAL PLAN
A Solid Waste Disposal Plan shall be prepared for the Specific Plan area prior to development of
the first phase. The plan shall incorporate the requirements of A.B. 939 and include the
following:
1. The Solid Waste Disposal Plan shall address the implementation of a redemption
collection facility for recycled materials, including location, hours of operation,
operational procedures and facility specifications. The facility may be mobile, with
regularly scheduled days and hours of operation.
January 2004 Page 85
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Gray's Crossing Chapter IV
Specific Plan Programs
2. The Solid Waste Disposal Plan shall also address the use of a mulching facility, including
location, timing of implementation, operational procedures and facility specifications.
Mulching facilities should be screened from public view.
3. A curbside collection program should be implemented, if feasible and include the
following:
a. Attractive curbside collection containers for homes in the Residential District;
b. Adequate storage area for recycling adjacent to refuse storage dumpsters within
Attached Residential and Village Center Districts; and
C. Procedures for the clean up of fugitive materials from collection operations.
4. A solid waste reduction and recycling plan shall be prepared for individual businesses or
business complexes. The Solid Waste Reduction Plan and recycling procedures shall be
required prior to the issuance of an occupancy permit for the business or complex. The
plan shall provide an analysis of anticipated waste stream, source reduction schemes and
recycling procedures that will be implemented. Provisions for monitoring the
effectiveness of the plan will also be required.
January 2004 Page 86
sco
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TOWN OF TRUOKEE A PLANNED DEVELOPMENT DATE, SEE 3AMM,
Truckee's General Plan and Policy
Compliance
5«
Gray's Crossing Chapter V
Specific Plan Compliance with Truckee's General Plan and Policies
CHAPTER V
COMPLIANCE WITH TRUCKEE'S GENERAL PLAN AND POLICIES
SUMMARY OF FUTURE NEEDS
The land use element of the Truckee General Plan sets forth "specific goals and policies to guide
the intensity, location and distribution of land uses for the next twenty years. "' Using the
technical expertise of land use planners, biologists, acoustical engineers, traffic engineers and
economists, the existing physical and economic conditions of Truckee were quantified and
documented in a variety of technical background reports. Using the data within the technical
background and past development trends for the area, projections of future population increases,
environmental conditions and economic conditions were determined. To direct future
development trends a community Vision Statement was adopted to provide overall guidance for
the development of a General Plan. The combination of the Vision Statement and technical
information was used to develop and adopt a projected growth rate anticipated for the General
Plan planning period.
The proposed land use designations in the Gray's Crossing Specific Plan were selected to be
consistent with and to accommodate the growth authorized by the Truckee General Plan. Those
projections are shown on Table 1 below.
TABLE 1
GENERAL PLAN PROJECTED GROWTH BUILD -OUT
Description
Existing
Additional
Total
General Plan
Development
New Growth
Projected
Buildout
1995
Projected for
Development
Year 2015
for Year 2015'
(Existing
Development plus
Additional New
Growth Projected)
Housing Units
9,039
4,682
13,271
17,850
Occupied Housing Units
41283
1,981
61264
81508
Population
11,291
5,962
17,253
223980
Commercial /Industrial (1,000 sq. R.)
2,300
11579
31879
5,675
Employee
5,225
2,884
8,109
12,460
' Economic Projects are for the year 2015 and were based on information in the Town of Truckee Economic Analysis, SR
Hoffman Associated, October 1995
Town of Truckee General Plan, dated February 15, 1996, Chapter 11, Page 37, Section Introduction, Land Use Element
January ?004 Page 88
sc o
Gray's Crossing
Specific Plan
Chapter V
Compliance with Truckee's General Plan and Policies
To accommodate this growth, in conformance with the Vision Statement, the General Plan has
adopted a variety of land use designations that disperse the various land use categories over the
19,520 acres that incorporate the boundaries of the Town of Truckee.
The following table indicates the various land use designations, acreage allocated to each and the
percentile breakdown:
TABLE 2
TOWN OF TRUCKEE
LAND USE DESIGNATIONS
Type
Acres
Percent
Open Space
3,165
16.0%
Public
3,257
17.0%
Industrial
154
1.0%
Commercial
295
1.5%
Residential
7,226
37.0%
Planned Community
41858
25.0%
Downtown Study Area
481
2.0%
Special Study Area
84
1 0.50X0
Total
199520
100.0%
In summary, the General Plan states the following:
Population: Truckee's population is projected to increase by 5,962 people by the year
2015.
2. 4,682 Additional Housing Units are Projected: The number of housing units in the
Truckee area is expected to increase from its present 9,039 units to over 13,271 units by
the year 2015.
3. 2,884 New Jobs: The number of persons employed in the Truckee area will increase from
5,225 to 8,109 by the year 2015.
January 2004 page 89
sco
Gray's Crossing Chapter V
Specific Plan Compliance with Truckee's General Plan and Policies
COMPARISON OF GENERAL PLAN POLICIES
AND SPECIFIC PLAN STANDARDS
The Land Use element of Truckee's General Plan sets forth building and intensity specifications
for each land use designation and Planned Communities for private lands. These intensity
factors range from units per acre to Floor Area Ratios (FAR).
Each Planned Community has specific land use policies set forth in the General Plan. Gray's
Crossing land use policies are set forth under PC -2 Policies 1 through 15 and specify the goals
and parameters to be included in developing a Specific Plan for this site. Theses specific policies
stipulate how the individual land use designations must be applied to the particular sites and
equates to a land use intensity that in some cases is equal to and in many cases, is less than the
land use density /intensity specified in the base designations. These density and intensity factors
for each of the General Plan land use designations and each Planned Community are outlined in
the Appendix A, Table A.1 of the General Plan and specifies the applicable acreage and
anticipated build -out capacity.
The build -out capacity for PC -2 (Gray's Crossing project) anticipates up to 818 acres of land
being involved, allowing 600 housing units with occupied units of 288 with a base population of
780 and a 400,000 square foot maximum non - residential square foot limitation and up to 800
employees on the site.
Table 2.4 of the Land Use Element of the General Plan sets a maximum limit of retail and office
square footage at 175,000 square feet. This leaves a maximum of 225,000 square feet for lodging
and recreational buildings.
Jamiary 2004 Page 90
sc ()
Gray's Crossing
Specific Plan
Chapter V
Compliance with Truckee's General Plan and Policies
The following is a list of applicable General Plan Goals and Policies that pertain to the Gray's
Crossing Specific Plan. The following is an assessment of how the Plan complies and
implements those goals and policies:
Truckee General Plan
Land Use
Land Use Goal 1
Provide an adequate amount of land
designated for residential, commercial and
industrial uses to meet demand within the
life of the Plan.
As described in the Introduction to the
General Plan and in the Introduction to the
Land Use Element, the Land Use Diagram
was developed to meet this goal by
accommodating growth projections for the
year 2015. The following policies will
ensure that the above goal is implemented as
new development occurs.
Land Use Goal 2
Create efficient land use patterns that reduce
environmental impacts and minimize the
potential for residential and commercial
sprawl.
Gray's Crossing
Specific Plan
Table 2.5 on Page 48 of Truckee's General
Plan estimates the projected growth
anticipated by the year 2015. Land use
designations have been provided to
accommodate this growth. The land use
designations are dispersed around existing
development and in the three planned
communities. The Gray's Crossing project
is within Planned Community Two (PC -2).
Considering the amount of land allocated to
accommodate future growth, the Gray's
Crossing project provides 13% of the
anticipated open space and 13% of the
estimated residential units for the projected
population.
The Gray's Crossing Specific Plan project
area is bordered on the north, west and
south by residential development. These
developments are served by existing
roadways, water and power distribution
systems. Permitting development
contiguous to existing development that
utilizes existing roadway systems does not
constitute sprawl. Allowing development to
occur adjacent to existing development
where new development has the potential to
bring additional services and supply
community needs, creates an effective
solution oriented land use pattern.
January 2004 Page 91
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Gray's Crossing
Specific Plan
Land Use Policy 2.3
Chapter V
Compliance with Truckee's General Plan and Policies
To provide for projected population growth
in an efficient manner, accommodate
development at the highest densities in infill
areas, consistent with goals for
environmental protection and land use
compatibility.
Infill areas are vacant or underutilized lands
(usually individual lots) in areas that are
largely developed within the Residential and
Commercial categories.
Land Use Policy 2.5
Analyze job creation opportunities as the
economy shifts from an industrial base to a
tourist base. Pursue such opportunities
through appropriate economic development
programs.
Land Use Goal 3
Coordinate land development with provision
of services and infrastructure.
The Gray's Crossing project can be
considered infill property. Being surrounded
on three sides by subdivisions, the
preponderance of the project would occur
adjacent to these existing developments.
The Gray's Crossing project utilizes an
existing roadway system and provides the
opportunity for pedestrian and bicycle
linkages to adjacent properties. Gray's
Crossing provides a variety of services to
properties north of Interstate 80 in a
convenient consolidated and centralized
location. In providing these amenities, the
project has also designated 55% of its land
to open space.
The Gray's Crossing Specific Plan, with its
requirements to provide a destination
recreation community and mix of land uses,
has the potential to create over 168
permanent jobs. In addition to each
permanent job, two to three spin -off jobs
could be created as a result of this
development. The creation of this many
permanent jobs has the potential to
substantially increase the economic viability
of Truckee. Gray's Crossing provides the
land use designations and mixed uses to
successfully transition an industrial based
economy toward a tourist -based economy.
Build -out of the Gray's Crossing Specific
Plan will be constructed in phases. Each
phase will extend water, sewer and power
facilities in coordination with the District
Standards of Truckee Donner Public Utility
District and Truckee Sanitary District.
January 2004 Page 92
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Gray's Crossing
Specific Plan
Land Use Policy 3.1
Chapter V
Compliance with Truckee's General Plan and Policies
Work with all special districts, including the
Tahoe - Truckee Unified School District, to
ensure that development within the Town is
coordinated with provision of services.
Land Use Policy 3.2
Work with the applicable special districts to
develop a program allowing transfer of
rights to service from areas designated
Resource Conservation/Open Space or Open
Space Recreation to areas designated
Residential, High Density Residential,
Commercial, Industrial or Planned
Community.
Some landowners have been paying for
rights to service, for example, sewer
assessments, that would allow service for
more units than would be allowed under this
General Plan. If the service districts allow
these rights to service to be transferred to
areas where the Town will allow the units to
be developed, landowners could be
compensated for their assessment without
densities in these areas being increased.
Land Use Policy 3.3
Approve rezoning and development permits
only when adequate services, as defined by
Table 2.6, are available or when a program
to provide services has been approved by
the applicable District and the Town of
Truckee. The matrix in Table 2.6 (Service
Standards and Timing) identifies standards
of services for new development.
January 2009
SEo
The Gray's Crossing project has already
dedicated 35.7 acres of land to provide a
middle school site for the Tahoe - Truckee
Unified School District. In addition, 9.5
acres of land is available for the Truckee
Donner Recreation and Park District.
The previous property owner, Hopkins,
LLC also owns property east of the Gray's
Crossing site. These lands were designated
in the Truckee General Plan as Resource
Conservation/Open Space. These properties
were within the boundaries of the Truckee
Sanitary District. Prior to Truckee's
incorporation, the Truckee Sanitary District
formed an Assessment District (Assessment
District No. 6). These properties were
allocated 61 sewer assessments. The total
cost of these sewer hook -ups was
approximately $70,206. Since the
incorporation and adoption of the General
Plan, these lands have been down zoned
from their previous 2 -acre minimum parcel
sizes to 80 -acre minimum parcel sizes. This
makes the assessments on the property
unusable. Hopkins, LLC annexed the PC -2
Gray's Crossing land to the Truckee
Sanitary District and redistributed the
assessments to the land within the Gray's
Crossing boundaries.
After adoption of the Specific Plan and
prior to any physical development of the
property, development agreements and
service extensions in compliance with the
appropriate District's regulations for sewer,
water and utility purposes will be
established.
Page 93
Gray's Crossing
Specific Plan
Land Use Policy 3.4
Chapter V
Compliance with Truckee's General Plan and Policies
Require that sewer is provided for all new
residential subdivisions creating more than
four lots and all -new commercial uses.
Existing legal lots in areas currently without
sewer may be developed with residential
uses using septic systems with the approval
of the appropriate health and environmental
agencies.
Land Use Goal 4
Encourage a mix of land uses in the Town to
promote a vibrant community and to reduce
traffic, while addressing the need to
minimize land use conflicts.
Land Use Policy 4.2
Allow live -work uses in Commercial and
Industrial areas and accommodate home
occupations in residential areas.
By combining living and working space in a
single unit, home - ownership is possible for
many self - employed households. Live -
work areas can also provide affordable
rental housing and work space for artists,
small businesses and start-up businesses.
Under- utilized commercial buildings can be
converted into live -work space, providing
needed affordable housing and eliminating
commute trips.
All properties within the Gray's Crossing
development will be served with sewer
facilities provided by the Truckee Sanitary
District.
The Gray's Crossing project provides a mix
of uses consistent with designations
specified in the General Plan. Currently, no
retail services are provided north of
Interstate 80. Providing office space and
neighborhood retail north of the highway
will help intercept traffic that is now
traveling to the west side of the Town for
retail services. This distribution of land use
can help reduce congestion at the west end
of Town.
The office /retail component of the Gray's
Crossing Specific Plan allows for live -work
lofts to be constructed within portions of the
Village Center.
January 2004 Page 94
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Gray's Crossing
Specific Plan
Land Use Policy 4.4
Chapter V
Compliance with Truckee's General Plan and Policies
In the Development Code establish
standards which preclude new "strip"
commercial development. Site design for
new commercial projects should provide
pedestrian/bicycle access and have buildings
properly proportioned to the pedestrian
realm.
The Design Standards of the Gray's
Crossing Specific Plan provide criteria to
avoid strip commercial development. The
Design Standards specify clustering,
massing, landscaping techniques and
architectural design features implemented in
an overall building development to ensure
that strip commercial development does not
occur.
The circulation element within the Specific
Plan provides for bicycle paths and
pedestrian walkways connecting the
office /retail, recreational components and
residential land uses within the Plan.
A pedestrian and bike path (as shown on the
Trails Plan) depict the following:
1. Pedestrian and bike lane that
connects Prosser Lakeview Estates
through the project to Downtown
Truckee.
2. A pedestrian/mountain bike trail
that follows the Swale connecting
properties to the east and west.
3. A proposed trail system on a series
of existing on -site trails and dirt
roadways that meander throughout
open space areas within the Gray's
Crossing property.
In summary, the pedestrian and bike lanes
proposed for the project connect the
adjacent subdivision with the Downtown
Truckee area and the areas east and west of
the project site. This connection is
consistent with the comprehensive
pedestrian and bike trailway system, as
shown on Plate 5 of Truckee's General Plan
and Figure 1.4 of the Circulation Plan for
the Downtown Specific Plan.
January 2004 Page 95
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Gray's Crossing
Specific Plan
Land Use Policy 4.5
Chapter V
Compliance with Truckee's General Plan and Policies
Accommodate the establishment of satellite
offices and local telecenters. Satellite offices
and local telecenters provide places in or
near residential areas for employees to use
for telecommuting. Such facilities would
provide computer and modem hookups and
facilities for teleconferencing.
Land Use Policy 4.6
In the Development Code, establish
standards to minimize incompatibility
between adjacent land uses, including buffer
yards, setbacks and Conditional Use Permit
requirements.
Land Use Goal 5
Preserve
and
enhance the
distinctive look of
Truckee
and
of each of its
neighborhoods.
The Village Center District of Gray's
Crossing permits telecommuting centers as
a permitted use within this land use
designation.
The development standards within the
Specific Plan provide design techniques to
reduce impacts of incompatible land uses.
Also, the land use designations within the
Plan have been separated by open space or
recreational land uses. Buffer strips
between adjacent properties have been
incorporated into the Plan. The
combination of these elements will serve to
minimize the potential incompatibility
between adjacent land uses.
The Specific Plan's Design Guidelines
specify design criteria for development of
each component within the Plan. These
design guidelines were developed in concert
with the Truckee Design Guidelines and
include design features, such as
landscaping, site development and
orientation requirements. These components
ensure that the unique flavor of Truckee and
its architecture will be maintained and
enhanced.
January 2004 Page 96
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Gray's Crossing
Specific Plan
Land Use Policy 5.1
Chapter V
Compliance with Truckee's General Plan and Policies
Adopt and implement updated Design
Standards as part of the Development Code.
The updated Design Standards shall
establish the following:
1. A street regulating plan which
identifies existing and future right of
way, sidewalk and bike lane
locations, street widths, setbacks,
edge treatments (landscaping,
lighting, etc.) and proportion/height
of adjacent structures.
2. A pedestrian/bicycle component
which identifies the Town's
pedestrian precincts, the network of
sidewalks and bike lanes, materials
for sidewalks and crosswalks and
links to transit.
3. A design vocabulary which
identifies vernacular architectural
style recommendations, a list of
acceptable materials and colors,
building, site and parking design
guidelines to prohibit large single
building forms, mass parking areas
and maintenance requirements.
The requirements for Specific Plans for the
Downtown, PC -1, PC -2 and Tahoe Donner
and the special policies for the Donner Lake
Community Area also implement Land Use
Goal 5.
Land Use Policy 5.2
The development code shall establish a
maximum size limit for a single retail
commercial use building of 40,000 square
feet. Exceptions to this size requirement
may only be considered through preparation
and approval of a Specific Plan in
accordance with California Government
Code Section 65450- 65457.
The Gray's Crossing Specific Plan has
elaborate design standards. The design and
site development standards of the Plan offer
the following:
1. Specific roadway sections that
accommodate bicycle, pedestrian
walkways, landscaping and setback
components.
2. Pedestrian and bicycle trail links
throughout the Plan that can connect
to adjacent properties.
3. A Complete definition of the
architectural standards to ensure
compatibility with recommended
design components.
The office /retail component of the Village is
38,900 square feet. The Village Center
includes several buildings totaling 47,900
square feet.
January 2004 Page 97
SAY)
Gray's Crossing
Specific Plan
Land Use Policy 5.3
Chapter V
Compliance with Truckee's General Plan and Policies
In the Development Code establish
maximum building setbacks from the road
frontage to require commercial and mixed -
use buildings to be located closer to the
street, where appropriate and require off -
street parking areas to be located to the rear
of commercial buildings, where feasible.
Ultimate building locations must
accommodate snow removal and snow
storage and should maximize solar
orientation.
Land Use Policy 5.4
Maintain and enhance Downtown as the
heart of Truckee and as the Town's premier
tourist destination through the following
methods:
• Aggressively facilitate pedestrian
oriented development Downtown by
pursuing a wide range of mechanisms as
identified in the policies for the
Downtown Study Area on Page 54.
• The expenditure of capital improvement
funds on projects that will enhance
appropriate uses Downtown and
facilitate new development
implementing the Downtown Specific
Plan will receive some priority.
• Allocation of staff resources to
implement the Downtown Specific Plan
will receive some priority.
• Require an independent economic
analysis prior to approval for each of the
Specific Plans. Use the analysis to
understand the economic impacts of the
proposed Planned Community Specific
Plan on the Downtown and the
community as a whole and to identify
possible competition with significant
new development planned downtown.
The design standards within each of the
various zoning districts have specific
criteria for site development including
setbacks, road frontage and a mixture of
specified uses.
The design features within the Specific Plan
provide parking features to place parking
facilities behind structures and break -up
parking facilities with landscaping and other
natural features to minimize large paved
areas.
The General Plan allows for 175,000 square
feet of office /retail use. The Gray's
Crossing Specific Plan proposes only
47,900 square feet designed to service local
residential and recreational needs. Limiting
the square footage for office /retail and
providing championship golf with lodging
will attract tourists to the area that use the
Downtown area for dining and shopping
thus enhancing the existing Downtown and
the "Heart of Truckee ". The proposed
office /retail space has been sized and
designed so that it will provide
neighborhood retail service and will not
compete with existing retail service located
within the Downtown core.
January 2004 Page 98
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Gray's Crossing
Specific Plan
Land Use Policy 5.4 (continued)
Chapter V
Compliance with Truckee's General Plan and Policies
Within the Planned Communities, delay
construction of commercial development
which competes with significant new
development planned downtown until the
above strategies are in place or significant
additional development downtown is
determined to be infeasible. Unless a longer
time frame is identified in the Planned
Community Specific Plans, such a delay
shall not exceed two years from adoption of
the General Plan or May 1, 1998, whichever
comes first.
Land Use Goal 6
Regulate the size, quantity and location of
signs to maintain and enhance the visual
appearance of the Town.
Land Use Policy 6.1
Prepare a comprehensive sign ordinance for
the Town that seeks to eliminate existing
billboards and establishes size and design
requirements for all new signs, allowing an
adequate time period for sign owners to
amortize the value of their signs pursuant to
an amortization schedule to be included in
the sign ordinance.
The Specific Plan design guidelines provide
specific sign criteria for all zoning
components within the Specific Plan.
The Specific Plan provides a strict design
ordinance component and review process
for approval of signs within the Plan area.
January 2004 Page 99
SCO
Gray's Crossing
Specific Plan
Land Use Goal 7
Chapter V
Compliance with Truckee's General Plan and Policies
In all Residential and Residential Cluster
land use categories, require clustering where
appropriate to create efficient development
patterns and to minimize environmental
impacts and threats to public safety.
Clustering of residential development will
allow flexibility of site design in responding
to the natural features and resources of an
individual site. Clustering means that
structures will be located on a site so that
larger areas are left undeveloped. The
undeveloped areas may either be preserved
in private or public open space or may be a
portion of an individual lot, with deed
restrictions prohibiting construction in that
portion.
Land Use Policy 7.1
Residential development shall be clustered
to avoid areas of significant natural
resources, including wildlife habitat,
migration corridors and visual resources.
Land Use Policy 7.2
The portions of parcels not developed
with clustered residential uses shall be
preserved as open space. Preservation and
management options for open space include:
• Dedication to a homeowners
association.
• Dedication to a public agency such
as the Parks District or to a land
trust or other non - profit agency.
• Use of building envelopes in
conjunction with conservation
easements or deed restrictions.
January 2004
SCO
All residential development proposed within
the Specific Plan is clustered into specified
locations and surrounded by zoned open
space. Within the Residential District for
single - family homes, site development
standards have been proposed which restrict
development to 50% of the lot area. This
allows additional open space areas of 50%
of the land within that District.
Clustered residential areas will be located
adjacent to existing residential areas. The
riparian/wetland area bisecting the property
from the southwest corner to the northeast is
designated open space.
The Specific Plan proposes detailed site
design criteria that limits types of fencing,
minimizes impervious surface coverage and
requires homeowner associations to
administer and maintain these guidelines.
Gray's Crossing Specific Plan also provides
opportunities for local park districts and/or
land trusts to maintain lands designated and
zoned open space within the development.
Page 100
Gray's Crossing
Specific Plan
Chapter V
Compliance with Truckee's General Plan and Policies
Planned Communitv 2 (PC -2)
The following policies will guide development of the Specific Plan for PC -2.
PC -2 Policy 1
Preserve existing natural features and
wildlife habitat.
PC -2 Policy 2
Preserve open space corridors connecting to
adjacent open space lands to protect wildlife
habitat.
PC -2 Policy 3
The planned community shall be sited
oriented and massed to provide for
maximum exposure to winter sun and
protection from wind and temperature
extremes.
PC -2 Policy 4
Landscaping shall complement and be a
component of the existing native ecosystem.
PC -2 Policy 5
Maintain open space characteristics in the
viewsheds along State Highway 89 and
Interstate 80.
PC -2 Policy 6
The site shall be developed as a destination
recreational community.
The Specific Plan has set aside natural areas
to be zoned permanent open space.
The open space corridors throughout the
Specific Plan connect to adjacent properties
that are undeveloped.
The area for residential development and
the Village Center have been oriented in a
north -south alignment to take advantage of
southern exposure available to the site. This
orientation will provide winter sun to the
buildings.
The Specific Plan provides detailed
landscaping criterion to be incorporated into
each design phase of the project.
A large setback has been proposed along
State Highway 89.
Each District (land use designation)
provides opportunities for designated
recreational land uses. These opportunities
are listed in the permitted uses within each
designation.
January 2004 Page 101
sC<
Gray's Crossing
Specific Plan
PC -2 Policy 7
Chapter V
Compliance with Truckee's General Plan and Policies
Provide amenities such as golf course,
riding stables, cross- country ski area,
hiking/biking trails, recreational center and
hotel.
PC -2 Policy 8
Residential uses shall be clustered.
Apartment units shall be interspersed with
office and light commercial uses in some
areas. Affordable housing shall be provided
in addition to market rate housing. The
number of affordable units shall be equal to
twenty percent of the number of market rate
units.
PC -2 Policy 9
Retail shopping areas shall be designed at a
pedestrian scale, incorporating pathways,
courtyards and other activity nodes and a
mix of shopping, offices, residences and
services. Large single building forms and
large masses of pavement are not considered
consistent with this policy.
PC -2 Policy 10
Architecture shall be consistent with the
Town of Truckee Design Guidelines.
PC -2 Policv 11
Parking areas shall be screened. Parking
shall be provided in scattered small lots or
located to the rear of buildings.
The Specific Plan proposes a golf course
that can be utilized during the winter
months for cross - country skiing and snow -
shoeing and during the summer months for
golfing, walking or jogging. Also, the open
space corridor within the Plan provides
opportunities for trails and a variety of other
passive recreational uses. The recreational
land use provides lodging opportunities in
conjunction with the golf course and
clubhouse facility.
Residential units have been clustered in
order to increase the amount of open space.
In addition, affordable housing units will be
dispersed throughout these clustered areas.
The design guidelines within the Specific
Plan set forth specific design criteria to
accomplish pedestrian scale development
with pathways, courtyards and activity
nodes.
The architectural design guidelines were
developed in concert with the Truckee
Design Guidelines.
The design guidelines specify screened
parking areas and scattered small parking
lots.
January 2004 Page 102
sco
Gray's Crossing
Specific Plan
PC -2 Policy 12
Chapter V
Compliance with Truckee's General Plan and Policies
Incorporate pedestrian, equestrian, bicycle
and ski trails into project design to provide
access through the entire project area,
connecting onfite and offsite shopping and
service areas with residential and
recreational areas. Trails shall be open to
the public.
PC -2 Policy 13
Provide pedestrian/bicycle /cross - country ski
links to the downtown area and connecting
with trails on adjacent properties.
PC -2 Policy 14
The PC -2 Specific Plan shall provide a
reasonable balance of residential, retail,
office and recreational land uses in each
phase.
PC -2 Policy 15
Maximum development standards contained
in Table 1.4 will be reevaluated during
future general plan updates to determine if
there is a need to allocate additional
development potential to PC -2.
The Specific Plan allows and sets aside
areas for pedestrian, bicycle and ski trails.
Depending on the actual zoning of these
particular areas and coordination with other
districts, these areas may be available for
public use.
The Plan provides for open space
connections to adjacent properties which
offer a linkage to the Downtown area.
The proposed Phasing Plan outlines the
various uses in each phase. The golf course
will be constructed in the first Phase. This
will develop the recreation component that
creates the demand for residential.
The triangular property between Interstate
80 and the new State Highway 267 Bypass
will remain undeveloped and can be
reevaluated in future General Plan updates.
January 2004 -� Page 103
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Circulation
Circulation Goal 1
Chapter V
Compliance with Truckee's General Plan and Policies
Provide for the long -range development of
the Town's roadway system consistent with
adopted land use patterns, ensure the safe
and efficient movement of people and goods
and implement funding strategies for
construction, improvement and maintenance
of existing and new roadways.
Circulation Policy 1.2
Ensure that existing and new streets and
roads are dedicated, widened and
constructed according to roadway design
and access standards adopted by the Town.
Permit exceptions only upon determination
by the Public Works Department that the
exceptions do not compromise public safety
and that adequate public access and
circulation are preserved.
Circulation Policy 1.3
Prepare and implement road, sidewalk and
bikeway standards, which recognize
Truckee's climatic conditions in order to
reduce long-term maintenance costs of the
road system.
Circulation Policy 1.4
Where feasible, ensure that traffic control
devices, lighting and other traffic safety and
operational improvements are installed
when necessary for the safe and efficient
movement of all types of traffic and
acceptable levels of service.
Providing neighborhood retail services on
the north side of Interstate 80 provides
alternatives for residents north of Interstate
80 to meet some of their retail needs in
areas other than the west end of Town. This
"interceptor concept" allows residents north
of Interstate 80 to avoid the congestion that
occurs on Donner Pass Road during peak
traffic hours.
The Specific Plan incorporates road
standards for roadway sections, right -of-
ways and improvements to all roadways
within the development areas.
The roadway section details of the Specific
Plan allow for pedestrian walkways and
bicycle paths.
The Gray's Crossing Specific Plan has
specified highway and roadway
encroachments to each of the development
areas. These specified areas provide the
potential for controlled access subject to the
traffic warrants at the time of development.
January ?004 Page 104
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Gray's Crossing
Specific Plan
Circulation Policy 1.7
Chapter V
Compliance with Truckee's General Plan and Policies
Maintain Donner Pass Road at a three -lane
cross - section (two lanes of traffic with a
left -turn lane). New projects which could
add significant traffic to Donner Pass Road
must demonstrate that cumulative traffic
impacts will not result in the need to widen
Donner Pass Road.
Circulation Policy 1.8
Require the preparation of traffic impact
analyses to identify impacts and mitigation
measures for projects, which may result in
significant traffic impacts. Level of Service
shall be computed according to the planning
methodology as documented in Circular
2121 Interim Materials on Highway
Capacity, Transportation Research Board,
January 1980. Cumulative impacts shall be
modeled assuming full build -out of the
General Plan.
Circulation Policy 1.12
Construct a third access road out of Tahoe
Donner, which connects to State Highway
89 North and the Downtown area.
January 2004
sco
With the implementation of the Tahoe -
Donner Roadway Connector, the potential
to maintain Donner Pass Road as a three -
lane road section is assured. With
cumulative growth in the area and without
the Tahoe - Donner Bypass, continued
congestion of that roadway would
necessitate widening Donner Pass Road.
Implementation of the Tahoe - Donner
Roadway Connector and providing some
neighborhood retail services on the north
side of Interstate 80 can help to avoid the
necessity to widen Donner Pass Road and
help to reduce current and projected traffic
congestion.
A traffic analysis based on the projected
growth of the Specific Plan area and the
cumulative growth based on Truckee's
General Plan will determine the actual
roadway improvements and requirements
for signalization from encroachments on
State Highway 89. Based on the roadway
capacity of Alder Drive and Prosser Dam
Road and the proposed levels of
development, it is not anticipated that any
major improvements other than bicycle
paths and pedestrian walkways will be
needed in these areas.
The Gray's Crossing Specific Plan provides
some right -of -way through the school site
that can help distribute the traffic using the
proposed Tahoe - Donner Roadway
Connector.
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Circulation Policy 1.17
Chapter V
Compliance with Truckee's General Plan and Policies
Reevaluate parking requirements in the
Development Code to ensure that excessive
parking is not required and to address
options for shared parking and other parking
lot alternatives.
Circulation Policy 1.18
Consider the visual impacts of off - street
parking lots during project review and
implement design standards to locate
parking to the rear of buildings or provide
substantial screening of parking areas.
Circulation Goal 3
Promote a safe and efficient transit system,
including both rail and bus, to reduce
congestion, improve the environment and
provide viable non - automotive means of
transportation in and through Truckee.
Circulation Policy 3.1
Work with transit providers to plan and
implement additional transit services within
and to the Town that are timely, cost -
effective and responsive to growth patterns
and existing and future transit demand.
The Gray's Crossing Specific Plan has
specific parking and landscaping
requirements based on the uses within the
Plan.
The design and landscape standards of the
Gray's Crossing Specific Plan specify
criteria for parking lot development to offset
adverse visual impacts resulting from such
uses.
The setbacks, incorporation of existing trees
in the parking lot design and the building
locations themselves provide on -site design
features that minimize visual impacts
resulting from parking areas.
The Village Center and Residential Districts
within the Specific Plan will provide transit
stops and turnouts should the local authority
wish to extend transit services to this area.
Also, the homeowners association within
this development can participate in the local
Transportation Management Association
(TMA) to stimulate carpooling, tele-
communications and centralized transit
stops.
By joining the local TMA, coordination
with local transportation providers can be
achieved.
January 2004 — Page 106
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Circulation Policy 3.2
Chapter V
Compliance with Truckee's General Plan and Policies
Consider the need for future transit right -of-
way in reviewing and approving plans for
development and roadway construction or
improvements. Incorporate features to
encourage transit and reserve right -of -way
for future transit access in plans for new
growth areas. Transit rights -of -way may
either be exclusive or shared with other
vehicles.
Circulation Policy 3.7
Require new development to provide
sheltered public transit stops with turnouts
where appropriate. Consider development of
turnouts in existing developed areas when
roadway improvements are made or as
deemed necessary for traffic flow and public
safety.
Circulation Goal 4
Maximize the efficient use of transportation
facilities so as to:
• Reduce travel demand on the Town's
roadway system;
• Reduce the amount of investment
required in new or expanded facilities
needed to accommodate increased
demand on the Town's roadway
system;
• Reduce the quantity of emission of
pollutants from automobiles; and
• Increase the energy efficiency of the
transportation system.
Roadways within the Specific Plan will
have sufficient right -of -way to
accommodate transit stops within the
development.
Residential and Village Center Districts will
provide transit stops at specified locations.
The Gray's Crossing Specific Plan provides
a unique opportunity for needed
neighborhood retail, recreational and
residential amenities without impacting
local roadway systems. Providing these
amenities north of Interstate 80 with
primary access from Interstate 80 and State
Highway 267 reduces the travel demand on
local roadways and the amount of
investment needed to maintain local
roadways.
Jam iary 2004 Page 107
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Gray's Crossing
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Circulation Policy 4.1
Chapter V
Compliance with Truckee Is General Plan and Policies
Promote the use of transportation control
measures (TCMs) that divert automobile
trips to transit, walking and bicycling,
through planning and provision of
appropriate facilities and incentives. TCMs
shall include the following:
Passenger rail,
• Trip reduction programs,
• Telecommunications, support for
telecommuting.
• Traffic flow improvements,
• Park - and -ride lots,
• Ride -share programs,
• Bicycling programs,
• Short-range transit and
• Alternate work schedules.
Circulation Goal 5
Provide a safe, comprehensive and
integrated system of facilities for non -
motorized transportation to meet the needs
of commuters and recreational uses and to
provide an alternative to auto transportation.
Circulation Policy 5.1
Work with the Truckee Donner Recreation
and Park District to prepare and implement
a Bicycle and Pedestrian Trail Master Plan
to establish a comprehensive and safe
system of bicycle routes and pedestrian
trails for short-range commuting, shopping
trips and for recreation use.
By participating in the local transportation
management association, coordinating
efforts to promote the use of transportation
alternative measures by increasing
pedestrian walkways, bicycle paths and car
pooling opportunities are available.
Promoting telecommunications and
telecommunication centers within the
Village Center District further assists in
promoting what is currently classified by
the California Division of Highways as
"smart communities."
The Gray's Crossing Specific Plan provides
a roadway network that incorporates bicycle
paths and pedestrian walkways. The open
space areas provide the opportunity for a
trail system that has the potential to network
with adjacent properties.
Public land use has been provided and made
available to the Truckee Donner Recreation
and Park District. By locating those lands
adjacent to open space and the existing
roadway, the Plan provides a direct
opportunity for Truckee Donner Recreation
and Park District to implement a bicycle
and pedestrian master plan that serves this
property as well as adjacent properties.
The Pedestrian and Bike Trail System Plan
shows how the Gray's Crossing project can
and will link surrounding properties to the
Downtown Truckee area as shown in Figure
1.4 of the Downtown Specific Plan and the
Trail System Plan shown on Plate 5 of the
Truckee General Plan.
January 2004 Page 108
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Circulation Policy 5.2
Chapter V
Compliance with Truckee's General Plan and Policies
New bikeways shall be linked with other
bikeways and paths to provide safe
continuous routes.
Circulation Policy 5.3
Encourage the provision of bicycle routes
along State highways, especially a
bicycle /pedestrian facility along State
Highway 89 under the Union Pacific tracks.
Circulation Policy 5.4
Pursue all available sources of funding for
the development and improvement of trails
for non- motorized transportation (bikeways
and pedestrian and equestrian trails).
Circulation Policy 5.6
Establish pedestrian and bicycle access
standards and require developers to finance
and install pedestrian walkways, equestrian
trails and multi -use trails on new
development, as appropriate and necessary
to address circulation needs.
PC -2 is the hub that will connect
surrounding properties, including Tahoe
Donner, Prosser Lakeview Estates, Prosser
Heights and surrounding subdivisions with
a transportation system that includes
pedestrian, bike and public transit options.
In addition, trolley stops are proposed to
serve the Village Center District, adjacent
Coachland Mobile Home Park, school site
and the lodging facility.
The Gray's Crossing Specific Plan allows
new bicycle paths and pedestrian walkways
to be connected to existing roadways, i.e.,
Prosser Dam Road, State Highway 89 and
Alder Drive.
The Gray's Crossing Specific Plan will
provide a trail network, bicycle paths and
pedestrian walkways throughout the
development.
The Gray's Crossing Specific Plan will
provide bicycle paths, pedestrian walkways,
trails and multi -use trails.
January 2004 Page 109
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Gray's Crossing Chapter V
Specific Plan Compliance with Truckee's General Plan and Policies
Circulation Goal 8
Promote the efficient movement of goods and people within new growth areas and between
growth areas and other major destinations in the Town and region.
New growth areas include the new Planned Communities and the Residential Cluster areas.
Circulation Policy 8.1
Require that land use patterns and
transportation systems in designated new
growth areas be designed to provide
residents and employees with the
opportunity to accomplish many of their
trips within the new growth areas by
walking, bicycling and using transit.
Circulation Policy 8.2
Require that transportation systems and
improvements planned and constructed in
designated new growth areas provide links
to transportation systems outside the new
growth area and address impacts on
transportation facilities outside the new
growth area.
The road system within Gray's Crossing
includes bike trails, walking corridors and
connection trails throughout the project.
This system increases and encourages the
opportunities for pedestrians and bicycle
access to various components within the
proj ect.
Circulation within Gray's Crossing allows
for connection points to subdivisions in the
north and west of the subject property.
Connection to the Village Center and
various recreational components of the
project allow for access from these various
areas without having to travel on State
Highway 89. In addition, the proposed
public land use in the southwestem portion
of the property provides an alignment for
connection to the Tahoe- Donner Roadway
Connector, a major transportation route
shown on Truckee's General Plan.
January 2004 Page 110
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Gray's Crossing
Specific Plan
Conservation
rangeland resources for
and
Open
Space
biological
values.
Conservation
and
Open
Space Goal 1
Chapter V
Compliance with Truckee's General Plan and Policies
Protect areas of significant wildlife habitat, fisheries and biological resources.
Conservation and Open Space Policy 13
Provide for the integrity and continuity of
wildlife habitat and support the permanent
protection and restoration of sensitive
wildlife habitat and wildlife movement
corridors through a variety of tools,
including preservation in open space and the
use of planning fee waivers for projects that
provide for permanent protection of such
areas.
Sensitive wildlife habitat includes the
following:
• Meadows, wetlands and riparian
corridors,-
• Deer migration /wildlife movement
corridors;
• Deer fawning areas;
• Habitat for State and Federally listed
plant and animal species, and
• Large blocks of undeveloped forest.
Conservation and Open Space Goal 2
The Gray's Crossing Specific Plan provides
approximately 417 acres (55 %) of
unobstructed open space land. Sensitive
areas, such as wetlands and open meadows,
have been preserved through this open
space zoning. Recreational uses that are
allowed in the open space areas have been
delineated and restricted to areas not
considered to be sensitive wildlife habitat or
important migratory movement areas. The
52 -acre parcel to be acquired on the east of
the property line has been surveyed by the
biologist to determine if there are any
sensitive habitats. The conclusion of these
studies can be found in the "Habitat
Management Conservation Plan" prepared
by EcoSynthesis for the environmental
documentation that was part of the Truckee
Sierra Resort and Spa Development permit
issued by the Town of Truckee.
Protect and conserve forest and
rangeland resources for
their production of wood products,
livestock uses and recreational,
aesthetic and
biological
values.
Conservation and Open Space Policy 2.1
In the Development Code establish
standards for buffering residential uses from
adjacent forest resources to minimize
conflicts resulting from timber harvesting.
In addition to the large area of land devoted
to permanent open space, the Residential
District for single- family units has a lot
coverage restriction that cannot exceed 50%
of the total lot area. The remaining land area
will be left undisturbed.
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Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 2.4
Through the review of discretionary projects
the Town shall require the protection,
planting and regeneration of native plant
species in undisturbed portions of the
project site.
The landscaping component within the
Specific Plan provides for a landscaping
theme in each of the plan use areas. The
Plant Palette in the Specific Plan depicts the
various types of indigenous plants likely to
survive in the area. Also, each design
standard within the Specific Plan
encourages and requires the retention of
existing trees to be incorporated into the
landscaping component of each design.
Conservation and Open Space Goal 4
Protect and preserve important views and visual resources. Preserve significant scenic features in
open space where appropriate.
Conservation and Open Space Policy 4.2
Locate new development outside of scenic
vistas and prominent slope exposures and
ridgelines identified on the Open Space,
Natural /Scenic Resources and Trails Map.
Conservation and Open Space Policy 43
In the Development Code designate Scenic
Highway Corridors and establish a plan for
preservation of views from Interstate 80,
State Highway 89 North and other roadways
to be designated. Implement the Scenic
Corridor combining district to regulate the
appearance of projects located within the
viewsheds of existing and future scenic
corridors.
The Development Area Map within the
Specific Plan clearly depicts the open space
areas that reserve scenic vistas and restrict
development on dominant slope exposures
and ridgelines.
The Land Use Plan of the Gray's Crossing
Project incorporates an open space scenic
corridor along State Highway 89 North.
Large setbacks and design restrictions
within each of the various zones ensures
maintenance of scenic corridors along State
Highway 89.
The Gray's Crossing project provides
setbacks, retention of existing trees, design
features, design standards and specified
locations of development that all combine to
maintain and preserve the views from
Interstate 80 and State Highway 89 North.
In addition, specific design standards
maintain the existing scenic quality of
Prosser Dam Road, Alder Road and areas
adjacent to the Coachland Mobile Home
Park.
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Chapter V
Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 4.4
In the Development Code establish
standards for new development to protect
visible hillsides and ridges. These standards
will address screening, design and setbacks
from the tops of ridges.
Conservation and Open Space Policy 4.5
In areas where clustering in used, apply
Open Space zoning to protect scenic vistas,
prominent slope exposures and ridgelines as
identified on the Open Space,
Natural /Scenic Resources and Trails Map.
Conservation and Open Space Goal 5
The Specific Plan for the Gray's Crossing
project provides design guidelines and
restrictions that address screening, design,
setbacks and evaluation of each site taking
into account natural constraints, existing
topography and tree protection.
The land use design of the Gray's Crossing
Project incorporates the clustering concept.
The development maps in this Specific Plan
also depict areas devoted to open space.
Within the use areas, design restrictions
within each of the land use categories are
applied to further assist in preservation of
existing ambience of the area.
Preserve the scenic beauty of Truckee through the Development Review Process.
Conservation and Open Space Policy 5.1
In the Development Code establish
standards for outdoor lighting to reduce
light pollution.
Conservation and Open Space Policy 5.2
Require that all structures at the existing
Interstate 80 /State Highway 89 North
interchange be substantially screened from
sight from the highway. Require
preservation of existing vegetation to screen
new developments visible from Interstate 80
and where necessary, require additional
landscaping to screen buildings and other
facilities. In implementing this policy,
recognize the need to provide for visibility
of freeway oriented commercial uses.
The Design Standards within the Specific
Plan state the type and requirements for
lighting within each component of uses
within the development area.
The Aerial Photo delineates the vegetation
proposed to remain that would provide
substantial screening from developed areas
and roadway right -of -ways. The Design
Standards also specify types of landscaping,
landscaping concepts and design features to
further provide a pleasing atmosphere from
passing motorists through the state and
federal highways bisecting the property.
The setbacks, photo details, photo
simulation and design criteria submitted
demonstrates how preservation of existing
vegetation will be maintained along
Interstate 80 and State Highway 89 North.
January 2004 Page 113
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Chapter V
Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 5A
Require undergrounding of all new utilities
wherever practical. Encourage other
agencies and entities to underground their
facilities.
Conservation and Open Space Policy 6.1
Minimize the loss of groundwater recharge
areas from paving. In the Development
Code establish coverage limitations and
encourage the use of permeable paving
materials.
Conservation and Open Space Policy 6.2
Protect surface and groundwater from
contamination through runoff by
implementing the Regional Water Quality
Control Board, Lahontan Region's, Best
Management Practices.
Conservation and Open Space Goal 7
As specified in the Gray's Crossing Specific
Plan the utilities installed must be in
compliance with provisions of the Truckee
Donner Public Utility District. Underground
utilities will be applied, where possible, to
all land use categories within the Specific
Plan.
Each land use category within the Specific
Plan has lot coverage restrictions that limit
the amount of impervious surface materials.
Land use standards within Recreation
District Development Standard of the
Specific Plan clearly define the techniques
to be incorporated in managing surface
runoff. These standards are in conformance
with the Best Management Practices of the
Tahoe Region and supported by the
California Regional Water Quality Control
Board, Lahontan Region.
Conserve and protect the Town's Soil Resources by minimizing soil erosion.
Conservation and Open Space Policy 7.1
Discretionary development shall be
clustered away from slopes in excess of
30 %. Discretionary development on all
slopes in excess of 20% shall have a site
specific review of soil type, vegetation,
drainage, slope and building placement to
determine proper site design.
The elements of the Specific Plan limit the
development on excessive slopes in three
different ways:
• Open Space Zoning;
• Site Development Restrictions within
each land use category; and
• Design standards within the Specific
Plan.
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Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 7.2
On discretionary projects that require
earthwork and grading, including cuts and
fills for roads, developers shall be required
to minimize erosion and sedimentation by
conforming with the natural contours,
maximizing retention of natural vegetation,
and implementing Best Management
Practices.
Conservation and Open Space Goal 8
The Natural Resources Management Plan
(NRMP) and the Landscape Design
Program and Design Guidelines of the
Gray's Crossing Specific Plan provide
detailed criteria to direct grading, which
adheres to natural contours and Best
Management Practices Standards.
Protect and increase opportunities for outdoor recreation.
Conservation and Open Space Policy 8.1
Establish a town -wide multi -use public trail
system through the development and
adoption of a Trails and Bikeways Master
Plan. Include in the Master Plan a Donner
Creek parkway to link the Donner Memorial
State Park to the Truckee River. In the
interim, prior to adoption of the Trails
Master Plan, require preservation of trail
corridors shown on the Conceptual Trails
Plan through review of new discretionary
development on parcels containing these
trails. Coordinate with adjacent jurisdictions
to identify trail linkages outside of Town
limits.
The Conceptual Trails Plan is shown on
Plate 5.
Conservation and Open Space Policy 8.2
Encourage the development of destination
resorts incorporating outdoor recreation
facilities. Consider incentives for
recreational facilities open to public use.
The open space corridors throughout the
Gray's Crossing Specific Plan provides for
trail dedication in conformance with the
Conceptual Trail Plan of Truckee's General
Plan.
The recreational component of the Specific
Plan is designed to accommodate a
destination recreation community. Gray's
Crossing is one of the few areas that is most
likely to accommodate a destination
recreation community due to its large
acreage and ability for recreational
amenities, such as golf, hiking trails, bicycle
lanes, snow - shoeing and cross - country ski
courses.
January 2004 Page 115
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Chapter V
Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 8.5
Cooperate with the Truckee Donner
Recreation and Park District to improve and
maximize the use of existing recreational
facilities and to plan for new facilities to
accommodate residents and visitors. Work
with the District to update and implement
their Parks Master Plan.
Conservation and Open Space Goal 9
Portions of the property are being offered to
the School District and Truckee Donner
Recreation and Park District.
Protect cultural and historic resources and accommodate public access as appropriate.
Conservation and Open Space Policy 9.1
Require evaluation of impacts to cultural
resources for projects, which involve
substantial site disturbance.
Conservation and Open Space Goal 12
Past land use permits on this property have
included an archaeological reconnaissance
and excavation of important cultural
resources. In accordance with past
environmental documentation cultural
resources have been properly investigated,
identified and preserved in various manners.
Prior to development within each individual
component, it is recommended that a
resource evaluation be conducted to more
thoroughly evaluate specific areas where
site disturbance is proposed.
Encourage project design that protects air quality and minimizes direct and indirect emissions of
air contaminants.
Conservation and Open Space Policy 12.1
Reduce automobile dependency by
permitting mixed land use patterns which
locate services such as banks, child care
facilities, schools, neighborhood shopping
centers and restaurants in close proximity to
employment centers and residential
neighborhoods.
The Gray's Crossing Village Center District
offers a neighborhood retail component
with a variety of land uses that can reduce
the automobile dependence by providing
some alternative shopping north of
Interstate 80 for local residents. The
Village Center is located so that pedestrian
and bike paths can connect to the
surrounding residential development within
the project as well as other residential
developments that surround the property.
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Compliance with Truckee's General Plan and Policies
Conservation and Open Space Policy 12.2
All discretionary development applications
shall be reviewed to determine the need for
pedestrian/bike paths connecting to adjacent
development and services in order to
provide alternatives to automobile
transportation.
Each land use component within the
Specific Plan provides for bike lanes and/or
pedestrian hiking paths to connect to
various land uses within the project plan.
These trails and routes also connect to
adjacent properties to facilitate pedestrian
and bicycle use throughout the area.
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Gray's Crossing Chapter V
Specific Plan Compliance with Truckee's General Plan and Policies
Safetv
Safety Goal 1
Establish standards to reduce threat of hazards to life and property and direct new development
away from natural hazard areas.
Safety Policy 1.1
In Residential and Residential Cluster
designations, new residential development
shall be clustered to avoid areas of hazard,
including high fire hazard, steep slopes,
areas of unstable soils, avalanche or
flooding.
Safety Policy 2.6
Prevent increases in downstream flooding
potential through establishment of
guidelines, which regulate the rate of offsite
run -off for projects, which require Town
review and approval.
Safety Policy 2.7
Require that adequate emergency water
flow, emergency vehicle access and
evacuation routes be available with approval
of any new development.
Safety Policy 2.8
Cooperate with the Fire District to
implement fire safety ordinances to attain
and maintain "defensible space" to
minimize wild land fire hazards. Defensible
space may include revegetation with less
flammable species, such as fire resistant
native and adapted species and the use of
mulch to prevent erosion on bare soil.
The Gray's Crossing Specific Plan proposes
to utilize the clustered concept. The areas
devoted to development avoid hazard areas
with high fire danger and steep slopes.
The Program Section of the Specific Plan
specifies drainage standards and onsite
retention that minimizes the impact of
downstream flooding as a result of
development on this site.
The circulation pattern within the Gray's
Crossing Specific Plan provides connection
routes for existing development as well as
through circulation to the proposed
development. Providing access connections
on Prosser Dam Road provides alternative
access for residents in Prosser Lakeview
Estates. The Tahoe- Donner Roadway
Connector will provide emergency and
access circulation for the residents of Tahoe
Donner, Alder Drive and Gray's Crossing.
General Development Standards for each
land use District in the Specific Plan specify
development restrictions and design
standards that maintain defensible space to
minimize wild land fire hazards.
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Noise
Noise Goal 1
Provide appropriate exterior and interior noise environments for land uses to protect citizens from
excessive noise.
Noise Policy 1.1
Require all new development projects to
comply with the standards identified in the
Land Use Compatibility with Noise Table in
this element and the California Noise
Insulation Standards for interior noise
levels.
Noise Policy 3.5
As an alternative to construction of sound
walls, require developers to use site design
techniques, building setbacks and alternative
architectural layouts as a means of meeting
noise reduction requirements.
A combination of setbacks, design standards
and location of development all ensure that
noise sensitive land uses will be compatible
with Noise Table 6.2 of the Noise Element
of Truckee's General Plan.
The Gray's Crossing Specific Plan utilizes
setbacks, architectural design standards and
site development standards throughout the
various land use designations of the Plan to
ensure noise sensitive land uses are not
placed in locations vulnerable to noise
impacts from surrounding roadways.
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Gray's Crossing Chapter V
Specific Plan Compliance with Truckee's General Plan and Policies
Housing
Housing Goal 1
Ensure an adequate supply of housing to meet the housing needs of all segments of the
community.
Housing Policy 1.1
Provide adequate residential sites for the
production of new residential units to meet
the needs of existing and future residents.
Housing Policy 1.2
Provide a sufficient amount of higher
density residential land, distributed
throughout the Town, to accommodate the
Town's share of the regional housing need
for affordable housing.
The Land Use Diagram implements this
policy.
Truckee's General Plan analyzed the
projected population and housing demands
to serve that population. To accomplish the
goal of providing housing opportunities
throughout Truckee, three planned
communities were established; PC -2
(Gray's Crossing Specific Plan) is one of
these areas. The housing opportunities
provided in PC -2 require a variety of
housing options, such as single - family,
cottage, attached, affordable and employee
residential units to accommodate the
housing demands for the Truckee area.
Implementation of the Gray's Crossing
Specific Plan will comply with the goals of
the Housing Element within Truckee's
General Plan.
The Gray's Crossing Specific Plan has
allocated approximately 12.7 acres for
attached and high - density residential land
uses. In addition, some residential uses are
permitted within the Village Center District
of the Gray's Crossing Specific Plan.
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Gray's Crossing
Specific Plan
Chapter V
Compliance with Truckee's General Plan and Policies
Housing Program 1.11
Require development of assisted units on
scattered sites to avoid over concentration.
Housing Program 1.23
Permit secondary units by right in single -
family residential areas where it is
determined that adequate infrastructure
exists to serve the second unit.
Housing Program 3.1.9
As part of the revision of the Zoning
Ordinance, allow shared parking in
commercial and residential mixed use
projects, where it can be demonstrated that
the uses do not have competing peak
parking demands.
Housing Goal 4
The General Plan Land Use Policy
applicable to PC -2 allows for a maximum of
100 units within the planned area to be in
the affordable housing range. Also, the
various land use categories within the Plan
allow for a variety of housing opportunities,
such as assisted care units and units to
accommodate the housing needs of a tourist
oriented economy.
The Residential District within the Gray's
Crossing Specific Plan allows for secondary
units on the single - family lots, such as
granny flats, and allows second unit
apartments within existing residential
structures.
The Village Center District within the
Gray's Crossing Specific Plan allows for
mixed residential units within office /retail
areas.
Balance the need and provision of housing in the community with its impacts on the environment
and needed public facilities and services.
Housing Policy 4.1
Encourage residential design that promotes
energy efficiency.
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The design standards accompanying the
Residential (single- family and cottage) and
Attached Residential Districts of the Gray's
Crossing Specific Plan provide for site
development and solar orientation to ensure
maximum energy efficiency within these
areas.
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Gray's Crossing
Specific Plan
Housing Policy 4.2
Chapter V
Compliance with Truckee's General Plan and Policies
Encourage residential development design
that clusters units to reduce infrastructure
costs and other development costs, as well
as to preserve and enhance important
environmental resources and to maintain
important areas as open space.
Housing Program 4.2.1
Adopt standards for residential cluster areas
and mechanisms for the long term
protection and maintenance of the open
space areas within their residential cluster
areas.
Policies relating to residential cluster uses
are found in the Land Use, Conservation
and Safety Elements.
Housing Program 5.1.4
Any projects creating 100 or more jobs will
be subject to a Development Agreement
with the Town wherein the Town may ask
for consideration to address the impact of
the jobs to be created on the Town's
affordable housing supply.
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The Gray's Crossing Specific Plan
incorporates the clustered concept.
Clustering allows for efficiency in services
and reduces the cost of providing those
services to the individual areas within the
development.
A variety of mechanisms can be employed
to ensure the long -term protection of open
space within the Gray's Crossing Specific
Plan. Zoning of the land, granting of
conservation easements and limitations on
site development within each individual lot
combine to ensure long-term preservation of
open space land.
Affordable housing units will be distributed
throughout the project in the Residential and
Attached Residential Districts, and
employee housing will be offered in the
Village Center.
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