HomeMy Public PortalAboutJuly 2014 Draft Joerger Ranch Specific Plan - Full VersionApril, 2012
Revised July, 2014
T RUCKEE, CALIFORNIA
J OERGER RANCH SPECIFIC PLAN
Chapter 1
Introduction
1.2
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th e Joerger Ranch Specifi c Plan Area has a long
history of development planning and buildout
conceptualization. As part of the 2025 General
Plan creation, guidance on future planning eff orts
was included in the Land Use Element for a range
of commercial, industrial and residential land uses.
Over the past ten years there have been numerous
zoning and land use plans proposed for Planned
Community-3 including New Urbanist and
village concepts. Ultimately these concepts were
abandoned in pursuit of a complementary but non-
competitive zoning and land use plan that supports
Truckee’s historic core. An economic analysis
prepared by Bay Area Economics in 2010 provided
additional guidance on business types that would
help diversify Truckee’s economy without creating
a new Downtown or passé strip shopping center. As
part of the 2012 Draft Joerger Ranch Specifi c Plan
and Draft Environmental Impact Report review,
additional community input was provided. Th e
comments received further shaped the specifi c plan
into this version which was adopted by the Town
Council on ___________.
Key concepts covered in the Joerger Ranch Specifi c
Plan include economic diversifi cation, regional
business clustering and open space protection.
Buildout of the plan area is envisioned to bridge the
gap between the small specialty restaurant and retail
uses Downtown—Truckee’s heart and lifeblood—
and the large big-box-anchored supercenter that
would provide new sources of property tax and
sales tax but fundamentally confl icts with Truckee’s
small mountain town character.
2 | Plan Area
Th e Joerger Ranch Specifi c Plan area is situated
along one of only a few major travel corridors
providing access to Downtown Truckee and North
Lake Tahoe. Th e Truckee Tahoe Airport is located
directly east of the site and Interstate 80 is located
approximately 1.5 miles to the north. Th is location
provides a unique opportunity to foster high quality
economic development that is both local- and
1.3
J OERGER RANCH SPECIFIC PLAN I NTRODUCTION | C HAPTER 1
regional-serving. Th e property size of 66.7 acres
can accommodate uses that do not physically fi t
elsewhere in Truckee and would be best served
in a regional location. Th e plan area also creates
opportunity to relocate uses from Downtown
including the Truckee River Corridor that are no
longer compatible. Although airport operations
and noise constraints from both the airport
and the existing roadways limit the possibility
of accommodating extensive residential uses in
the plan area, there is opportunity for workforce
housing in support of envisioned non-residential
land uses. Th e Specifi c Plan Area is highly visible
from State Route 267 and includes large sweeping
views of the surrounding Sierra Nevada Mountains
providing the opportunity to create a southern
gateway entrance to historic Downtown Truckee.
3 | Purpose
Th is Specifi c Plan establishes zoning, design
standards and guidelines for buildout of the plan
area. Th e purpose of the Joerger Ranch Specifi c
Plan is to provide the opportunity to strengthen and
diversify Truckee’s economy through fostering high
quality development that can fulfi ll key General
Plan economic development guiding principles
including:
• Building upon the Town’s existing assets
to diversify and strengthen the local
economy in ways that are appropriate and
responsive to Truckee’s context and natural
environment.
• Developing high-wage jobs in Truckee that
enable the local workforce to both live and
work in the Town.
• Focusing business attraction, retention,
and expansion eff orts on key economic
sectors that have the greatest likelihood of
success in Truckee.
• Maintaining and enhancing community
quality of life as a key competitive advantage.
• Promoting and enhancing the Town’s
role as a year-round tourist destination
(Economic Development Element Guiding
Principle - 2025 General Plan)
4 | Authority
Th e Truckee General Plan designates the plan area
as Planned Community 3 (PC-3) which is similarly
designated as Planned Community (PC) on the
Truckee Zoning Map. Th e purpose of the PC zone
and General Plan land use designation is to require
the preparation of a Specifi c Plan. Th e Specifi c
Plan, called the Joerger Ranch Specifi c Plan aft er
the Joerger family (original land owner) includes
zoning, allowed land uses, development standards
and guidelines for buildout of the plan area. Th is
Specifi c Plan was prepared under the authority of the
Truckee Development Code (Zoning Ordinance)
with careful consideration to implement the goals
and polices of existing Town planning documents.
Th e Joerger Ranch Specifi c Plan was prepared
under the 2025 General Plan, the September
13, 2013 Development Code (Truckee Zoning
Ordinance) and the August 6, 2010 Bay Area
Economics Report. Th is Specifi c Plan serves as the
zoning and land use authority for all development
within the Joerger Ranch Specifi c Plan Area. Th e
plan also serves as a tool to guide development in
a manner that is consistent with Town planning
and policy documents including the General Plan,
the Trails and Bikeways Master Plan, and the River
Revitalization Strategy. Any land use, subdivision
or development approved in compliance with this
Specifi c Plan is considered consistent with all other
adopted plans including the General Plan.
1.4
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
5 | Specifi c Plan Overview
Th is Specifi c Plan is both a regulatory document and
a tool to guide development of the Joerger Ranch
Specifi c Plan Area in a manner that is consistent
with Town planning and policy documents
including the General Plan and Trails and Bikeways
Master Plan. Th e vision chapter (Chapter 1)
summarizes the general scale and character of
anticipated development within the Specifi c Plan
Area. Specifi c Plan standards and guidelines are
provided throughout the plan to help regulate and
guide the physical form of new development as well
as desired land uses. Development Standards are
mandatory and provide the minimum threshold for
development. Design Guidelines are intended as a
guide to assist property owners and project designers
in understanding the Town’s goals for attaining
high quality development. Design Guidelines
are preferred/recommend whereas Development
Standards are mandatory and non-discretionary.
Truckee is a special community that prides itself
on being a small, historic mountain Town and all
development within the Specifi c Plan shall refl ect
this character. Th is Specifi c Plan provides areas of
greater land use fl exibility in comparison to the
adopted Development Code, but also restricts some
land uses to ensure implementation of economic
clusters discussed further in the vision chapter
(Chapter 1). Th e Specifi c Plan is organized into the
following chapters:
• Chapter 1—Introduction: Discusses the
overall Specifi c Plan purpose; identifi es
the Specifi c Plan Area and explains the
organization of the Specifi c Plan.
• Chapter 2—Vision: Sets forth the vision
of the Specifi c Plan, and lists key goals and
policies to implement the vision.
• Chapter 3—Community and Regional
Context: Provides a description of the local
and regional setting—both as it physically
exists today and as it is planned for the future.
• Chapter 4—Land Use Standards and
Guidelines: Provides development standards
and guidelines for development within the
Specifi c Plan Area; includes the Zoning Map
and Economic Cluster Overlay Map.
• Chapter 5—Transportation: Describes
the transportation and circulation plan and
including vehicle, pedestrian, bicycle and
transit systems.
• Chapter 6—Public Services and
Infrastructure: Describes existing
infrastructure and details the needed
infrastructure improvements to serve
development within the Specifi c Plan Area.
• Chapter 7—Implementation and Phasing:
Provides implementation measures and
discusses project phasing within the Specifi c
Plan Area.
• Chapter 9—Glossary
• Appendices: Th e appendices contain the
2025 General Plan Consistency Matrix, the
Transition Planting Palette and the General
Landscape Plant Palette.
Chapter 2
Vision & Goals
2.2
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
Vision
Implementation of the Joerger Ranch Specifi c Plan
will strengthen Truckee’s small historic mountain
town character by providing new commercial/
retail, offi ce, industrial and workforce housing
opportunities at a key regional location. To
implement this vision, this Specifi c Plan builds on
the “economic clustering” of related businesses.
Th e term economic clusters is defi ned in this
plan as groupings of related businesses, suppliers
and associated land uses within a set area. Each
economic cluster is intended to draw businesses
with similar and/or compatible land uses,
operations, customers, etc. with the idea being that
vision and innovation are oft en developed when
there is open communication within an industry
sector. Businesses within an economic cluster
would support but not complete with Downtown
and will create new sales tax revenue where dollars
are currently being lost to adjacent justifi cations
including Reno, Nevada. Buildings will relate to
each other and have compatible design aesthetics,
but the Joerger Ranch Specifi c Plan Area is not
intended to draw business from Downtown or
mimic the historic, pedestrian-focused core that
makes Downtown unique.
Th e three economic cluster building blocks from
which the Specifi c Plan is based include:
Th e Lifestyle Economic Cluster.
Th is cluster encompasses the land located
along Brockway Road and includes “Lifestyle
Businesses,” or businesses that benefi t from
association with the Town’s image as a small
historic mountain town. Businesses such as
outdoor gear, businesses focused on health/
fi tness/wellness, businesses or organizations with
an emphasis on conservation/sustainability or
community are targeted for this area. Th e existing
Truckee River Winery is consistent with this
cluster as a provider of recreational bocce courts
and community event space. Implementation of
this economic cluster would achieve economic
goals of keeping Truckee competitive with
adjacent ski resorts and attracting more local- and
community-serving uses.
Th is Specifi c Plan includes two zoning districts to
fulfi ll the Lifestyle Economic Cluster vision:
• Lifestyle Commercial (CL) zone
• Open Space-Protected (OS-P) zone
Th e Business Innovation Economic Cluster.
Th is cluster is located at the northwestern portion
of the plan area and is situated between the
Lifestyle Economic Cluster and Highway 267.
Th is cluster is intended to create a concentration
of high tech, Research and Development,
culinary, green technology and similar industries.
Implementation of this economic cluster would
draw year-round, full-time, high-quality jobs with
living wages which will further diversify Truckee’s
economy.
Th is Specifi c Plan includes three zoning districts
to fulfi ll the Business Innovation Economic
Cluster vision:
• Business Innovation Zone (BIZ)—for
the purpose of creating a campus setting and
opportunities for shared resources
• Open Space-Protected (OS-P)
• Multi-Family, 16 dwelling units per
acre (RM-16)—to provide workforce housing
opportunities
Regional Economic Cluster.
Th is cluster encompasses the land located along
Soaring Way and creates land use opportunities
2.3
J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2
for businesses with region-serving products and
services as well as relocated businesses from
the Truckee River Corridor and other preferred
in-fi ll sites Downtown. Implementation of this
economic cluster would capture some of the retail
leakage and sales tax dollars that currently go to
neighboring jurisdictions including Reno, Nevada
and would provide larger fl oorplate businesses that
do not physically fi t elsewhere in Truckee.
Th is Specifi c Plan includes three zoning districts to
fulfi ll the Regional Economic Cluster Vision:
• Regional Commercial (CR)
• Open Space-Protected (OS-P)
• Manufacturing (M1)
Th e Specifi c Plan allows development of the plan
area to occur over time and in no specifi c order, as
well as utilize existing services to provide fl exibility
to meet changing market and community demands
(see Chapter 7 - Implementation & Phasing).
Supporting Goals & Policies
Th e following planning goals & policies have been
established to guide implementation of the Joerger
Ranch Specifi c Plan Vision:
Joerger Ranch (JR) Goal 1
Develop the Joerger Ranch Specifi c Plan area with
land uses that promote high-quality economic
development.
• Policy P1.1
Strengthen Truckee’s economic base
through encouraging green industry,
lifestyle businesses, and other commercial,
offi ce, manufacturing, and cultural uses
that do not fi t Downtown.
• Policy P1.2
Projects with a minimum of 75% LEED™
for New Construction Silver buildings or
Economic Development Clusters
2.4
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
better shall be refunded Planning Division
land use processing fees upon proof of
certifi cation.
JR Goal 2
Encourage and incentivize relocation of
manufacturing, industrial, processing and
repair/maintenance uses from the Truckee
River Corridor to the MI zone in the Specifi c
Plan Area.
JR Goal 3
Extend development along the Brockway Road
Corridor in keeping with the existing unique
and eclectic character.
• Policy P3.1
Support the continued operation and
expansion of the Truckee River Winery
to enhance the outdoor living experience
along the Brockway Road Corridor.
JR Goal 4
Provide a coordinated pedestrian and bicycle
network to encourage non-motorized travel
from surrounding neighborhoods and within
the Joerger Ranch Plan Area.
• Policy P4.1
Require the construction of a minimum
8-foot wide Class I bike path along all
primary roads within the Joerger Ranch
Plan area.
• Policy P4.2
Support pedestrian and bicycle linkages to
the Truckee River Legacy Trail, Riverview
Sports Park and Regional Park.
• Policy P4.3
Encourage connectivity between projects
where feasible to further other goals,
policies, and guidelines.
JR Goal 5
Balance open space preservation with economic
diversifi cation.
• Policy P5.1
Support open space preservation to the extent
that key General Plan economic development
goals for diversifi cation, high wage job
creation and business success can be achieved.
JR Goal 6
Foster economic diversifi cation beyond tourism
by encouraging high-tech businesses to locate in
the Business Innovation Zone.
JR Goal 7
Encourage the development of new regional-
serving uses that refl ect Truckee’s unique small
historic mountain town character.
• Policy P7.1
Encourage locally-owned and operated
businesses.
• Policy 7.2
Target businesses that benefi t from
association with the Town’s image as a
small historic mountain town—such
as the outdoor gear industry, health,
fi tness, and wellness, and casual dining
resturaunts catering to travelers and
motorists in the area.
Chapter 3
Community & Regional Context
3.2
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th is chapter frames the Joerger Ranch Plan Area
within the context of the neighboring local and
regional context — both as it physically exists today
and as it is planned for the future. Th is chapter also
describes the various jurisdictions, agencies and
special districts having regulatory authority over the
Plan Area.
An economic evaluation prepared by Bay Area
Economics (BAE) was used to defi ne the types of
commercial retail/business park, light industrial and
manufacturing land uses that could be accomodated in
the PC-3 Specifi c Plan. Th e intent is to a) not compete
with Downtown Truckee commercial retail, b) provide
land area with zoning that can accommodate possible
relocation of certain types of existing commercial and
industrial businesses located along the Truckee River
corridor, and c) capture certain types of commercial /
retail, business park, light industrial and manufacturing
land uses that local residents currently travel to Reno
to purchase. Th e report concluded the following:
• Retail space for PC-3 should be restricted
to serving the large users that would not
physically fi t into downtown Truckee’s
historic building spaces. Th is would include
targeting businesses that need to move large
products, like furniture and appliances, or
other uses that may have trouble transporting
goods in and out of downtown Truckee. In
addition, PC-3 could provide suffi cient land
area to allow businesses currently located
on the Truckee River the opportunity to
relocate to more a compatible use area.
Th is will allow the Town to implement the
vision of the Truckee River Revitalization
Plan. Th e report also suggested that while
downtown Truckee is a local regional dining
destination, PC-3 may represent a suitable
location for certain restaurant types that
would not be appropriate in the downtown,
such as fast food or “chain” casual dining
restaurants.
• Th ere is a demand for nearly 270,000 S.F. of
additional retail space that Truckee could
absorb through 2023. Th at demand will be
in the areas of apparel, general merchandise,
food stores, eating and drinking places, home
furnishings and appliances, “other retail”,
building material categories, automotive
and RV sales and service stations. During
this timeframe, the Town is projected to be
able to absorb the equivalent of one more
full-size supermarket or a couple of smaller
format food stores, up to two service
stations and possibly a small recreational
vehicle dealership selling motorcycles,
snowmobiles, ATVs boats and/or personal
watercraft .
• Th e analysis found that smaller scale
developments, such as medical and
professional offi ces and most retail uses,
are more suitable and could be more easily
absorbed within the other four planned
development areas (PC-1, PC-2, Railyard &
Hilltop Master Plan), as well as in existing
commercial spaces in Truckee. Uses
requiring larger spaces, such as large fl oor
plate offi ce users, fi tness and health clubs,
light manufacturing, green construction
and retrofi t businesses, alternative and
renewable energy generation, R&D facilities
and small recreational vehicle dealerships,
would most likely encounter greater
regulatory restrictions in the other four
planned development areas and existing
commercial spaces in Truckee, and may be
more suitable for the PC-3 property.
3.3
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
• PC-3 presents a unique opportunity to
house “green sector uses” within Truckee
without competing with the existing and
other planned commercial developments.
Green sector uses could include facilities for
businesses involved in energy conservation
and alternative energy as well as outdoor
environmental sustainability culture
(whether in research and development or
manufacturing).
• PC-3 may also be an opportunity for
vehicle service stations, larger format retail,
chain restaurants not appropriate for the
downtown, and grocery markets.
Given these factors, the zoning and targeted uses
proposed in the Joerger Ranch PC-3 Specifi c Plan
are intended to promote economic activity and create
local jobs while not competing with the economic
base of Downtown Truckee. Th ey also can promote
redevelopment along the Truckee River.
Th e BAE report concluded that PC-3 could be
developed in such a way as to lessen the potential
competitive impacts on downtown, diversify the
local economy and promote economic development
by targeting the following:
• Retail space that emphasizes buildings
larger than 5,000 S.F. Th is would allow for
expanded economic opportunities and
limit competition with the Downtown
area, since buildings Downtown tend to be
smaller than 5,000 S.F.
• Commercial uses that need larger building
area, such as indoor recreation and training
facilities, health and fi tness clubs, base
facilities for environmental tourism (i.e.
biking, raft ing, boating, camping expedition
equipment, storage, etc.) culinary center
and grocery markets.
• Businesses like furniture or appliance
dealers who require large areas for
showrooms or storage along with areas for
truck loading and unloading and delivery
of goods.
• Fast food and/or chain casual dining
restaurants that tend to locate in
conventional shopping center settings near
highways.
• Large fl oor plate users that cannot be
accommodated within the downtown
Truckee area due to the existing building
limitations and inadequate available square
footage.
• Recreational vehicle dealership, repair and
maintenance facilities, boat, motorcycle,
ATV, snow mobile sales and auto sales.
• Warehousing that can support custom
furniture or fabrication operations,
greenhouse and specialty food production
operations, light manufacturing and
Research and Development.
2 | Truckee & North Tahoe Region
As a gateway to the north shore of Lake Tahoe
(via both State Routes 267 and 89), Truckee has an
opportunity to serve a large population of tourists
and travellers passing through to the North Tahoe
region and surrounding areas. State Route 267
crosses through the middle of the Plan Area and
provides the most direct route from Interstate 80
(I-80) to the north shore communities of Incline
Village, Tahoe Vista, Kings Beach and Carnelian Bay.
Th is results in the Joerger Ranch Plan Area having a
regional market signifi cance.
3.4
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
Th e Martis Valley Community Plan (MVCP, Placer
County, adopted in 2003) considers the Town of
Truckee the urban core of the Martis Valley, an area
of land approximately seventy square miles adjacent
to the Town’s southern jurisdictional boundary.
Joerger Ranch, situated at the northern edge of the
Martis Valley and southern edge of the Town of
Truckee, is a primary location for providing services
and goods to support the full-time, seasonal and
tourist population.
Joerger Ranch provides an accessible and
convenient location to obtain services and goods
for a large area of the Truckee community, as well
as the region south of Town, given its location in
the southeast area of the Town and the existing
highway and local roads crossing through the Plan
Area. Joerger Ranch is easily accessed from nearby
neighborhoods including Sierra Meadows and
Ponderosa Ranchos, as well as the more distant
neighborhoods of Glenshire, Prosser Lakeview
and Tahoe Donner (these three neighborhoods
representing nearly 10,000 residential units). Th e
same is true for the nearby Martis Valley (Placer
County) neighborhoods of Lahontan, Schaff er’s Mill,
Martis Camp and Northstar. Joerger Ranch enables
residents and visitors of these neighborhoods to
conveniently access services and goods, resulting
in reduction of vehicle miles traveled to alternative
service commercial locations.
3 | Local Community
3.1 Neighboring & Surrounding Land Uses
Th e Joerger Ranch Plan Area is directly adjacent to a
wide variety of existing and planned land uses. Th e
Truckee-Tahoe Airport, a general aviation facility,
FIGURE 2-1 TOWN OF TRUCKEE PLANNING AREA
3.5
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
is the major existing land use north and east of the
Plan Area. Areas north, west and south of the Plan
Area are characterized by a mix of low and medium
density residential, commercial and recreational
uses. Th e Ponderosa Golf Course borders a portion
of the Plan Area directly to the west. Table 2-1 lists the
existing land uses that border each of the four parcels
comprising the Joerger Ranch Plan Area. Figure 2-2
indicates the existing uses surrounding the Plan
Area.
Following the variety of land uses directly adjacent
to the Joerger Ranch Plan Area, the immediately
surrounding land uses (e.g.: those in close proximity,
but not adjacent to, the Plan Area) and neighborhoods
also represent a diverse, and distinctly diff erent,
set of land uses. Th e area west of the Plan Area is
dominated by single and multiple family residential
land uses on both sides of Brockway Road, known
within the Town General Plan as the Brockway Road
Corridor. Th is corridor is also characterized by open
space and recreation lands as well as a variety of local-
serving commercial uses fronting Brockway Road.
Th e Truckee Tahoe Airport occupies a vast majority
of the land area to the east of the Plan Area, with a
range of offi ce, commercial
(e.g.: retail and service),
industrial (e.g.: warehousing
and storage) and public
(including Truckee’s Town
Hall) uses along the east-end
of Soaring Way and Truckee
Airport Road. A very similar
land use pattern exists along
Business Park Drive, a local
connector road between
Truckee Airport Road and
Soaring Way.
Nearby the Plan Area, the
Truckee-Tahoe Airport lands
are the predominate lands
Table 2-1 – Land Uses Adjacent to Plan Area
ASSESSORS
PARCEL NUMBER
WESTEASTNORTHSOUTH
19-620-01Ponderosa Golf CourseAPN 19-620-02
Open space, low
density residential
Ponderosa Golf
Course
19-620-02
Martis Drive,
Ponderosa Golf CourseSR 267Open spaceBrockway Road
19-620-31SR 267Joerger Drive
Truckee-Tahoe
AirportBrockway Road
19-620-04SR 267
Truckee Tahoe
AirportBrockway RoadSR 267
Source: Quad Knopf, Inc. – Table 3.1.1 of O&C Analysis
FIGURE 2-2 SURROUNDING USES
3.6
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
to the east. An established single family residential
area surrounding the Ponderosa Golf Course lies
to the northwest of the Plan Area. Interstate 80, the
Truckee River and the Union Pacifi c railroad are
located approximately one half mile north of the Plan
Area, just beyond the Truckee-Tahoe Airport. To the
south, the nearby area is characterized by residential
and commercial uses on either side of SR 267 for
approximately one-quarter mile. Further south, uses
along SR 267 quickly transition to the open space of
the Martis Valley beyond the Town of Truckee and
Placer County boundary.
3.2 Relationship with Town Neighborhoods,
Centers & Commercial Centers
Th e General Plan Community Character Element
places particular emphasis on the importance of
small town mountain character and town design.
Town design is defi ned in the Community Character
Element (GP Page 3-10) as follows:
Town Design focuses on the visual and functional
relationships of the places, buildings and
structures that defi ne the built environment.
It considers the relationships between people
and places, circulation and connections, and
the physical form of the town. Understanding
community character in Truckee comes, to
some extent, through an understanding of the
composite parts of Truckee’s built environment,
the “building blocks” of centers, neighborhoods,
districts, corridors and gateways that, in addition
to the open spaces described previously, comprise
the fabric of the town. To provide a framework
for discussing issues of community character as it
relates to the form of the built environment, this
Element looks at Truckee in terms of a series of
discrete places and community areas, categorized
by type. Th ese types include:
• Centers, the commercial and mixed use
FIGURE 2-3 TOWN’S NEIGHBORHOODS, CENTERS AND DISTRICTS
3.7
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
areas of the Town that serve as the focus for
community life and commercial activity.
• Residential Neighborhoods, which constitute
the majority of Truckee’s developed areas.
• Employment Districts, which include the
relatively few places in Truckee where job-
generating uses dominate.
• Corridors and Gateways, the linear features
of the town that provide both connectivity and
identity to the community at its entry points.
Joerger Ranch embodies all four of these types
of places. As a result, it plays a signifi cant role in
strengthening the Town’s fabric. Th e General Plan
designates the portion of the Plan Area adjacent
to Brockway Road as in the Brockway Road
Neighborhood Area Overlay (see Figure 2-3). Th is
designation is in recognition of the Brockway Road
corridor’s importance as a key gateway to Truckee
from the south.
Th e General Plan’s Brockway Road Policy 1 (GP
Page 2-43) seeks the preservation and improvement
of the existing corridor through respecting its “open
qualities”, recognizing its “gateway status” and
supporting its use a “bicycle and pedestrian route”.
Th e General Plan designates the Town’s important
gateways and corridors (see Figure 2-4) and identifi es
the Brockway Road Corridor and its intersection with
SR 267 as important to the Town’s overall community
character. Th e Town’s General Plan addresses the
Brockway Road Neighborhood Area, including
reference to PC-3, as follows (GP Pages 2-42 and
2-43):
Th e Brockway Road Neighborhood Area is applied
to the Brockway Road Corridor, in recognition
FIGURE 2-4 TOWN’S CORRIDORS & GATEWAYS
3.8
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
of this important thoroughfare as a key gateway
to Truckee from the south. It also recognizes the
potential for signifi cant change in this area with
conversion of the roadway from a State Highway
to a local road, following the completion of the
Highway 267 Bypass.
Land Uses Allowed: Land uses allowed in this
designation are those uses permitted in the
underlying land use designations. Th ese include
residential uses, predominately in the medium and
high-density ranges; commercial and lodging uses;
public facilities; open space for recreational uses
and scenic and habitat value; and uses allowed
under an approved specifi c plan for PC-3.
Density and Intensity: Residential designations, as
shown in the Land Use Map, allow development
at densities ranging from three to twelve units per
acre. Commercial and industrial uses are allowed
at an average FAR of 0.2.
Th e General Plan identifi es Town’s neighborhoods,
centers and districts, including the identifi cation of the
Town’s two largest Town Centers: Downtown Truckee
and the Gateway Area (see Figure 2-4). Although
not specifi cally identifi ed as an employment district,
it is appropriate to consider Joerger Ranch within
this classifi cation, recognizing the considerable job-
generation resulting from development of the Plan
Area. Joerger Ranch is not considered to be a Town
Center, rather one of six Commercial/Mixed Use
Centers within the community. Th is is an important
distinction, as the Commercial/Mixed Use Center
classifi cation of the General Plan guides the type of
place for Joerger Ranch and its relationship with the
larger community.
3.3 Relationship with Downtown Truckee
Downtown Truckee maintains an important
distinction from other Town centers and commercial
/ mixed-use centers as the “historic and commercial
heart of the community” (GP Community Character
Element, page 3-12). Although Joerger Ranch is
located more than a mile east of Historic Downtown
Truckee via Brockway Road, there is a reasonable
physical relationship between these two important
areas of Town, particularly with pedestrian and
bicycle linkages. Th e Town’s General Plan Land Use
Policy 6.2 necessitates a complementary relationship
between Downtown Truckee, as a Town Center, and
Joerger Ranch, as a Commercial/Mixed-Use Center.
Th at policy states:
Maintain and enhance Downtown as the heart
of Truckee and as the Town’s premier tourist
destination through the following methods, and
through Action A6.2.
Furthermore, the importance of maintaining the
economic health of Downtown Truckee by identifying
and understanding potential competition created by
PC-3 and other “large developments with substantial
commercial/industrial fl oor space” (GP Land Use
Element, Action A6.1, page 2-58), is a high priority
for the community. Th e Downtown area has its
own distinctive character, ambiance and attraction.
Th e commercial land use allowed by this Plan
emphasizes community serving uses which are more
appropriately located outside of Downtown Truckee,
due to the type of uses and large fl oor area necessary
to accommodate these uses. As required by GP Land
Use Element Action A6.1, an economic analysis was
prepared for the Specifi c Plan. Th e fi ndings of the
report identify appropriate uses.
4 | Plan Area Environmental
Setting & Conditions
4.1 Land Use
Th e existing site is primarily undisturbed and
undeveloped, with the exception of one commercial
building and an adjacent abandoned well with a pump
house structure. Th e small commercial building and
3.9
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
pump house structure are located near the southwest
corner of the project site and accessed from Brockway
Road. Th ere are signifi cant roadway and drainage
infrastructure improvements that bisect the property.
4.2 Visual / Aesthetic
Th e Plan Area is located in the Martis Valley, a large,
level-to-rolling meadow at the confl uence of the
Truckee River and Martis Creek fl oodplains, east
of Interstate 80 (I-80) and the Town of Truckee.
Th e valley-bottom portions of the site are visually
open, with views over large areas of open meadow
interrupted by substantial stands of Ponderosa pine.
Views from the valley to nearby peaks and ridges of
the Sierra Nevada and Carson Ranges are visible in all
directions. Visual quality of the Martis Valley, despite
existing development, is high. Mountains and wooded
slopes remain a predominate part of the landscape.
Th e site has also been identifi ed in the General Plan
as the key gateway to the Town of Truckee from the
south.
4.3 Biological
Th e natural vegetation within the Plan Area consists
of patchy grasslands and meadows, sagebrush
shrublands, and coniferous forests and woodlands.
In general, the Plan Area
is composed primarily
of sagebrush scrub with
scattered pine around the
site and in clusters on the
southern portion of the
Plan Area on either side of
SR 267.
A search of the California Natural Diversity Database
(CNDDB) identifi ed eleven species within a fi ve mile
radius of the Plan Area. Th e Plan Area contains no
natural communities considered sensitive or rare by
the California Department of Fish and Game.
Th e site contains two drainages that were determined
to be isolated waters (ephemeral and intermittent
streams). Th ese isolated waters are fed from the south
by culverts passing under Brockway Road and State
Route 267.
4.4 Cultural
Two cultural resources site were identifi ed by Kautz
Environmental Consultants, Inc. however, these
two sites have no meaningful relationship to any of
the historic themes identifi ed for the project area:
transportation, timber, ice or tourism. Th e sites have
no known relationship to any historically signifi cant
person or event and are considered non-signifi cant.
4.5 Geological
Slopes within the Plan Area are generally fl at to gentle
with existing grades ranging from approximately 5,850
feet above mean sea level (MSL) in the northwestern
portion of the site to approximately 5,930 feet MSL in
1 | VIEW NORTH FROM HWY 267
2 | VIEW SOUTH FROM HWY 267
3.10
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
the southern portion of the site. Th e Plan Area is
located along the western edge of the Truckee Basin
in the Martis Valley. Th e Truckee Basin was fi lled
with volcanic fl ows and sediments of the Lousetown
Formation, known as the Martis Valley formation of
Latham.
4.6 Hydrologic
Th ere are no FEMA-mapped 100-year fl ood plains
within the Plan Area. Generally, surface runoff enters
the southwest quadrant of the Plan Area through a
culvert under Brockway Road and is absorbed onsite.
In the northwest quadrant of the Plan Area, it
appears that signifi cant surface runoff enters from the
south, through a culvert under State Route 267 and
continues off -site to the adjacent parcels to the north-
northeast. A drainage ditch runs along a portion of
the Truckee Tahoe Airport’s southwest boundary east
of Joerger Drive. Additional information regarding
hydrology and storm drainage characteristics is
provided in Chapter 5.
4.7 Traffi c & Circulation
INTERSTATE 80 (I-80)
I-80 provides interregional highway connections
east to Reno, Nevada and beyond, and west to
Sacramento, California and the San Francisco Bay
Area and is a main transportation route between
northern Nevada and the Bay Area. Th e Martis
Valley area lies to the south of I-80, thirty-four miles
west of Reno and ninety miles east of Sacramento.
Th is section of I-80 is currently a four-lane divided
highway with speed limits posted at sixty-fi ve miles
per hour.
Th e Joerger Ranch Plan Area is located along State
Route 267, approximately 1.3 miles southeast of the
I-80 / State Route 267 / State Route 89 interchange.
I-80 is a signifi cant transportation route to the Plan
Area with travel times less than 2 minutes from the
interstate.
STATE ROUTE 267
State Route 267 is a two-lane highway running in
a general northwest-southeast alignment between
the I-80/State Route 89 North/State Route 267
interchange in Truckee and State Route 28 in Kings
Beach. From the I-80/State Route 89 North/State
Route 267 signalized intersection, the roadway heads
south across the State Route 267 Bypass (completed
in November 2002).
State Route 267 is of local and regional signifi cance,
providing access to residential, industrial, commercial
and recreational land uses. Th e Bypass provides
a direct travel route for regional traffi c between
3 | VIEW EAST ALONG BROCKWAY ROAD
4 | VIEW WEST @ HWY 267 & BROCKWAY ROAD
3.11
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
the Martis Valley and the Tahoe Basin, connecting
Interstate 80 in Truckee to the Northstar at Tahoe ski
resort and Kings Beach on Lake Tahoe.
State Route 267 also has signalized intersections at
Brockway Road/Soaring Way and the Truckee Airport
Road intersections.
STATE ROUTE 89
State Route 89 (SR 89) is one the three primary
California routes that access Lake Tahoe (the other
two are State Route 267 and U.S. Highway 50). SR 89
provides access between Donner Pass Road in Truckee
and Tahoe City (the SR 89 south segment). Starting at
the I-80/State Route 267 interchange on the east side
of Truckee, SR 89 north services as a rural two-lane
highway connecting Truckee and Sierraville, Quincy,
Mount Lassen National Park and Mount Shasta to the
north.
BROCKWAY ROAD
Brockway Road connects the Bridge Street/South
River Street intersection in downtown Truckee
southeastward to State Route 267 at the Brockway
Road/Soaring Way intersection located just north of
the Placer County/Nevada County line. Brockway
Road is a two lane arterial roadway with speed limits
varying from twenty-fi ve mph to forty-fi ve mph.
Traffi c signals are currently installed at the Palisades
Drive intersection and the intersection with State
Route 267, while the Martis Valley Road/Brockway
Road intersection is controlled by a roundabout. All
other intersections are controlled by stop signs on the
side street approaches.
7| VIEW TO EAST FROM SOARING WAY @ JOERGER DRIVE
5 | VIEW TO EAST FROM HWY 267 SOUTHBOUND
6 | VIEW FROM INTERSECTION OF JOERGER DRIVE / SOARING WAY
3.12
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
DONNER PASS ROAD
From its eastern terminus at State Route 89 north,
Donner Pass Road travels westward to Donner
Lake and Soda Springs. Th is roadway is a vital link
for local circulation by providing access to historic
Downtown Truckee, public and commercial uses
in the Gateway areas such as the Tahoe Forest
Hospital, Gateway Commercial Center and several
school facilities, as well as Donner Lake State Park
and the Donner Lake residential area. Th is roadway
provides a single through lane in each direction,
with a continuous center left -turn lane along the
segment between Levone Avenue and Northwoods
Boulevard.
5 | Relationship to Other Plans
& Regulatory Documents
5.1 2025 General Plan
Th e General Plan is the long term policy guide for the
physical and economic growth and environmental
protection of the Town of Truckee. Th e Land Use
Element (GP Page 2-26) requires preparation of
a Specifi c Plan for PC-3 and development to be
consistent with this Specifi c Plan. Th is Chapter
references many key General Plan policies and
designations applicable to Joerger Ranch in
describing its relationship with the larger community.
Many additional General Plan policies are applicable
to Joerger Ranch, each summarized in the General
Plan Consistency Matrix (see Appendix A). As a
General Plan implementation tool, the Specifi c Plan
establishes an important link between the General
Plan and development proposals for the Joerger
Ranch Plan Area by allowing for further planning
and analysis of large, important areas of Town that
would not be provided at the General Plan level.
Additional planning and analysis is necessary for
the Planned Community sites because their proper
FIGURE 2-5 TOWN’S GENERAL PLAN DESIGNATIONS
3.13
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
development is vital in accommodating the Town’s
future growth while achieving the Town’s vision.
Because of the size of the property, its development
potential, its strategic location in the southern part of
the Town and the need to coordinate development on
a site divided by a state highway and major road, the
Planned Community designation was applied to the
Joerger Ranch property.
In addition to providing very general allowed land use
and maximum development density (residential) and
intensity (non-residential) guidance, the General Plan
contains eight policies specifi c to PC-3. Th ese are:
Land Uses Allowed: Land uses allowed in this
designation are commercial, industrial, and high
density residential uses.
Density and Intensity: An average FAR of
0.20 shall apply to commercial and industrial
development. Residential uses are allowed at a
maximum density of twelve housing units per acre.
Policies: Th e following policies will guide
development of the Specifi c Plan for PC-3.
• PC-3 – P1 Development allowed on the site
will be a range of commercial, industrial and
residential uses. Services for employees, such
as day care facilities and food sales, shall be
encouraged.
• PC-3 – P2 Th e Specifi c Plan shall include
design standards to provide for architectural
consistency of development on the site, in
accordance with the Town of Truckee design
guidelines.
• PC-3 – P3 Site design shall consider appropriate
access to Highway 267, via Brockway Road and
Soaring Way, and shall minimize visual impacts
from the Highway 267 corridor.
• PC-3 – P4 Th e Specifi c Plan shall include
standards for the design of retail shopping areas
that avoid “strip commercial” site layout, and that
FIGURE 2-6 TOWN’S ZONING DESIGNATIONS
3.14
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
are oriented and scaled to the pedestrian realm.
• PC-3 – P5 Specifi c Plan design standards shall
include requirements for parking areas which
promote attractive streetscapes, recognize
the need for snow storage and removal, and
reduce the visual impacts of large, unscreened
parking lots through distributed landscaping,
landscaped berms and other measures. Parking
shall be provided in accordance with the Town
of Truckee Design Guidelines.
• PC-3 – P6 Th e Specifi c Plan shall include
provisions for supplying, onsite, the required
housing for 50 percent of the very-low, low- and
moderate-income workforce associated with
development of the site. If land use or noise
compatibility requirements of the Airport Land
Use Compatibility Plan preclude or reduce the
total amount of housing that can be developed
on PC-3, required workforce housing may be
permitted to be located off -site.
• PC-3 – P7 All development on PC-3 shall
support community character goals and
policies for the Brockway Road Corridor.
• PC-3 – P8 Ensure that the mix of land uses
in the PC-3 Specifi c Plan will generate an
amount of traffi c that, in addition to buildout
of the General Plan (considering all planned
circulation improvements), would not result
in the need for four lanes on Highway 267
between Interstate 80 and the Brockway Road/
Soaring Way intersection.
5.2 Development Code
Th e Development Code, known as Title 18 of the
Truckee Municipal Code, contains the Town’s zoning,
land use and subdivision regulations, representing
the majority of the Town’s requirements for the
development and use of private and public land. Th e
Development Code is supplemented by additional
requirements for construction and other aspects of
development and land use contained within other
Titles of the Truckee Municipal Code. Th e Joerger
Ranch Specifi c Plan relies upon many of the standards
and guidelines of the Development Code. Chapter
8 – Development Standards & Design Guidelines
of the Plan contains a more specifi c description of
the Plan’s relationship with the Development Code,
including a description of the Plan’s reliance on
existing standards and guidelines and those created
specifi cally to suite development in the Plan Area.
Figure 2-6 indicates the zoning designations in the
vicinity of PC-3.
5.3 Town Trails & Bikeways Master Plan
Th e Truckee Trails & Bikeways Master Plan seeks
to create a comprehensive system of trails and
bikeways to promote both non-motorized alternative
transportation and create additional recreation
opportunities for the Truckee community and beyond.
Although the scope of the Master Plan is limited to
the Town’s jurisdictional boundaries, the importance
of providing connections to the larger Truckee-North
Lake Tahoe is recognized and encouraged for the
purpose of creating a seamless regional system.
Joerger Ranch provides an opportunity to implement
key in-town trails, bikeways and connections to the
larger regional trail system. Th e Plan Area is located
along State Route 267 and Brockway Road/Soaring
Road, providing an opportunity for important
connective bikeway links along these highly-traveled
public rights-of-way for the benefi t of both the
local community and visitors. Th e Plan Area is also
located in close proximity to three of the Town’s
most-prominent recreational assets – the Truckee
River/Legacy Trail, the Riverview Sports Park and
the Truckee River Regional Park. Development of
Joerger Ranch provides the opportunity to construct
these trail connections for benefi t of the community
and Joerger Ranch residents and visitors.
3.15
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
5.4 Tahoe Truckee Airport Land Use
Compatibility Plan and Master Plan
COMPATIBILITY PLAN
Th e Truckee Tahoe Airport Land Use Compatibility
Plan (CLUP) was adopted in 1986 and revised in
1990 and 2004 by the Foothill Airport Land
Use Commission (FALUC). Under State Law,
the FALUC must approve “the adoption or
approval of any amendment to a general or
specifi c plan aff ecting the property within
an airport infl uence area.” Th e policies of the
CLUP aim to promote land use compatibility
with the Truckee Tahoe Airport, focused on
four potential concerns — aircraft noise,
land use safety (both people on the ground
and occupants of aircraft ), protection of
airport airspace and general concerns related
to aircraft over fl ights. Th e CLUP imposes a
separate and independent set of policies and
restrictions on lands surrounding the airport
than that of the local land use authority(s).
Th e area surrounding the Truckee Tahoe
Airport is divided into diff erent zones, each
FIGURE 2-7 TOWN’S TRAIL AND BIKEWAY NETWORK
FIGURE 2-8 AIRPORT’S COMPREHENSIVE LAND USE PLAN
3.16
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
containing corresponding regulations for density,
open space, height and land use. Generally there
is close relationship between the proximity of the
land area to the airport and the degree of restriction
imposed upon land uses under the CLUP.
Th e Joerger Ranch Plan Area is primarily located
with Compatibility Zone B-1 (Inner Approach/
Departure) and Zone D (Primary Traffi c Patterns). A
small, approximately 8-acre portion of the northwest
corner of the Plan Area is located within Zone B-2
(Adjacent to Runway). While the policies and concept
plans contained within this Specifi c Plan have
been developed to be consistent with each of these
respective Compatibility Zones, it will be necessary
to closely evaluate and insure consistency with the
CLUP for this Specifi c Plan and future development
proposals implementing the Specifi c Plan.
MASTER PLAN
Th e Truckee Tahoe Airport Master Plan was adopted
in November 1998 by the Tahoe Truckee Airport
District Board of Directors. Th e Airport Master Plan
contains a forecast of aviation demand and facility
needs for the airport through the year 2020. Th ese
forecasts were utilized to identify development
alternatives which, in turn, were refi ned into a single
master plan concept representing the recommended
direction for future use and development of lands
owned by the Truckee Tahoe Airport District.
Th e Airport Layout Drawing (Sheet 1 of 9) contained
within the 1998 Airport Master Plan was last updated
in late 2005. Th is update included the identifi cation
of non-aviation use lands, largely following the land
areas similarly-designated as “available for alternative
land use” within the On-Airport Land Use Drawing
(Sheet 8 of 9) of the 1998 Airport Master Plan. Th is is
relevant in that the majority of these non-aviation use
designated lands abut the Joerger Ranch Plan Area to
the north and east and all are currently undeveloped.
Although the Airport Master Plan does not
specifi cally defi ne appropriate or envisioned
uses for these non-aviation use lands, the
ultimate development pattern of Joerger
Ranch will infl uence and guide their future
development as a matter of compatibility
and character, particularly along Soaring
Way and the signifi cant changes proposed
for this roadway under this Specifi c Plan.
5.5 Martis Valley Community Plan
(MVCP)
Th e relationship of the Martis Valley and the
Martis Valley Community Plan (MVCP)
to Joerger Ranch has been described, in
part, in Section 2 of this Chapter. Th e
MVCP designates the lands adjacent to
the southerly Town boundary (and adjacent
to the Joerger Ranch Plan Area) as General
Commercial, a designation also applied to lands
in and around the Truckee Tahoe Airport, and to
existing commercially-used lands on the north side
of State Route 267 terminating near the intersection
FIGURE 2-9 AIRPORT’S MASTER PLAN
3.17
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
of Truckee Airport Road. A small area of land south
of State Route 267 has been given the Professional
Offi ce designation within the MVCP. An Open Space
land use designation is applied to the remaining lands
along State Route 267 within the Martis Valley. Th e
MVCP does not have regulatory authority over the
Joerger Ranch Plan Area, however it does provide
contextual information for the Plan Area.
5.6 Placer & Nevada County General Plans
Although the MVCP is the primary policy document
for Placer County in the Martis Valley, it is a
component of the broader Placer County General
Plan adopted in 1994. Like the MVCP, the Placer
County General Plan recognizes Placer County’s
close relationship with Truckee and encourages
coordination and communication between the Town
of Truckee and Placer County for all land use and
infrastructure improvements. Although the Placer
County General Plan does not maintain regulatory
authority over the Joerger Ranch Plan Area, the
Town of Truckee and Placer County maintain a
cooperative working relationship. While the MVCP
addresses specifi c community concerns and issues
in the Martis Valley, it does not supersede the Placer
County General Plan.
Th e Nevada County General Plan was adopted in
1995. Similar to Placer County’s relationship with the
Town of Truckee, the Nevada County General Plan
has no regulatory authority over the Plan Area, but the
county and town also maintain a cooperative working
relationship. Because the lands of Nevada County
covered under this General Plan maintain little
connectivity and/or adjacency with the Joerger Ranch
Plan Area due to the location of the Tahoe Truckee
Airport, the Nevada County General Plan has little
relationship with the Joerger Ranch Specifi c Plan. Th e
exception is the area on the north side of Soaring Way
to the east of the Plan Area with an IND (Industrial)
land use designation and a small area north of the
Plan Area on either side of State Route 267 with a CC
(Community Commercial) land use designation. Both
of these areas are within the ownership boundaries
of the Tahoe
Truckee Airport.
Th e remaining
airport land area
is designated
by the Nevada
County General
Plan as PUB
(Public).
FIGURE 2-10 MARTIS VALLEY COMMUNITY PLAN
Chapter 4
Land Use Standards & Guidelines
4.2
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
To successfully implement General Plan principles
of fostering and strengthening a balanced economy,
this Specifi c Plan focuses on attracting and
retaining businesses and commercial activities that
build upon and enhance Truckee’s unique small
mountain town character and natural environment.
This chapter includes the regulatory plan,
allowable land uses, development standards, and
design guidelines for each zoning district within
the PC-3 plan area. Where regulations from the
Development Code apply to future development
of the Joerger Ranch Specific Plan, the regulations
are incorporated in this plan either directly or by
reference.
TARGETED LAND USES
Targeted Land Uses are those that are considered
“preferred” or “highly desirable”. Land uses within
this category are identifi ed as those that cannot be
easily accomodated in other established areas within
Town, signifi cantly contribute to the character of
the district, or support the respective economic
cluster concept. A variety of potential “Land Uses”
are listed in Table 1.1a to provide fl exiblity for future
development, however, “Targeted Land Uses“ are
preferred uses. To incentivize Targeted Land Uses,
a Development Permit is only required for projects
greater than 15,000 s.f. of gross fl oor area.
DEVELOPMENT STANDARDS
Development Standards address aspects of
developmnet that are essential to achieve the goals
of the Specifi c Plan. Any new land use and/or
structure shall comply with the standards identifi ed
in this Specifi c Plan.
DESIGN GUIDELINES
Design Guidelines are intended as a guide to
assist property owners and project designers
in understanding the Town’s goals for attaining
high quality development that is sensitive to the
Town’s unique small mountain-town character.
Guidelines provide guidance for new development
related to aesthetics, character and design details
and are intended to guide building and site design.
Whereas conformance with standards is mandatory,
conformance with guidelines is preferred and
PC-3 SITE PLAN
4.3
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
recommended. Th e review authority may interpret
these design guidelines with some fl exibility in the
application to specifi c projects, as not all design
criteria may be workable/appropriate for each
project. In some circumstances, one guideline may
be relaxed to facilitate compliance with another
guideline determined by the review authority to be
more important in the particular case. Th e overall
objective is to ensure that the intent and spirit of the
design guidelines are followed.
LANDSCAPE STANDARDS & DESIGN GUIDELINES
For Landscape Standards & Design Guidelines, refer
to Town of Truckee Development Code, Section
18.42). Th e review authority may interpret these
design guidelines with some fl exibility in the
application to specifi c projects, as not all design
criteria may be workable/appropriate for each
project. In some circumstances, one guideline may
be relaxed to facilitate compliance with another
guideline determined by the review authority to be
more important in the particular case. Th e overall
objective is to ensure that the intent and spirit of the
design guidelines are followed.
4.4
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Purpose
Commercial zoning within the Joerger Ranch Specifi c
Plan area is applied to areas appropriate for both local
and regional-serving uses including large fl oor plate
uses not easily accomodated in other established
commercial-zoned areas. Two new districts have been
established to assist in regulating development:
• CL - Lifestyle Commercial
• CR - Regional Commercial
CG Development Standards
CG-1: Loading facilities shall be located at the rear of
buildings and screened from any public rights-of-way
with fencing and/or landscaping.
CG-2: Any land established prior to the date of
the adoption of this Specifi c Plan and located in the
River Protection (-RP) or Historic Preservation (-HP)
overlay districts shall be considered a Targeted land
use.
CG-3: Removal of trees greater than 12-inches in
diameter within 200-feet of the Highway 267 right-of-
way boundary shall require Use Permit approval. Th e
review authority may approve tree removal for fuel
clearance with Zoning Clearance approval.
CG-4: Parking lots with 50 or more parking spaces
shall be divided into separate areas by landscaping or
walkways at least ten feet in width, or by a building or
group of buildings.
CG-5: Th e construction and operation of solid
waste & recyclable materials storage areas shall
comply with Development Code Section 18.30.150
(Solid Waste / Recyclable Materials Storage).
CG Design Guidelines
CG-G1: A variety of building sizes, heights, and
orientation should be provided. Consideration should
be given to adjacent on- and off -site development to
esure that there are physical and visual connections
between adjacent building and projects.
Pedestrian Access and Circulation
CG-G2: Site designs should provide pedestrian
access from the public street(s) to the main entrance
of each building.
CG-G3: Separated sidewalks are preferred within
parking lots.
Section 1.1 – General Commercial (CG) Zoning Districts
4.5
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
CG-G4: Each building should have a clearly defi ned
pedestrian access route connecting adjacent buildings
throughout the project.
Plazas and Paving
CG-G5: Buildings should be arranged to create
“outdoor rooms” or plazas. Th e location and purpose
of plazas should be carefully considered to ensure
they are functional.
CG-G6: Exterior spaces should provide shade during
the summer and protection from wind, rain and snow
in the winter. North-facing plazas are discouraged.
CG-G7: Special attention should be made to hardscape,
including color, pattern, durability and function.
CG-G8: Permeable or interlocking pavers are preferred
in heavily traveled pedestrian areas such as primary
walkways and plazas.
1.
Plazas & paving patterns should promote places where
people can gather. Plazas are encouraged in areas between
buildings.
Architectural Design
CG-G9: Buildings should be designed so that they
may be adapted to a variety of uses and tenants
throughout the life of the building.
CG-G10: Development should incorporate mature
trees to the extent feasible.
CG-G11: Imaginative use of traditional or
contempoary styles that suggest without directly
copying a style form Truckee’s past is encouraged.
CG-G12: Building heights should relate to plazas
and gathering areas, allowing for maximum sun
and ventilation, protection from the elements and
enhanced views of surrounding natural features.
CG-G13: Building materials, forms and details
should refl ect Truckee’s small town mountain
character.
Forms and Massing
CG-G14: Where feasible, buildings within the CG
Zoning District should be designed to incorporate a
combination of 1- and 2-story massing, anchored by
vertical elements with interesting roof lines.
CG-G15: All building elevations should be articulated
with details and elements from the primary façade.
Blank, unarticulated building façades should be
avoided.
Scale
Buildings greater than 5,000 s.f. should incorporate the
following:
CG-G16: Vary the building heights along a street to
achieve more visual interest and distinct building
character, avoiding the monotony of coninuous
building height.
CG-G17: Combine horizonal and vertical elements
to provide variation, interest and rhythm within and
among buildings.
An example of a building that incorporates 1- and 2-story
massing to create interesting roof lines.
4.6
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
CG-G18: Articulate the diff erent parts of a building’s
façade, arrangement of façade elements and/or a
change in materials.
CG-G19: Break up large buildings by changes in
wall planes, eaves, windows or other architectural
ornamentation as well as thoughtful combinations of
complementary material changes.
CG-G20: Commercial uses should have fi rst-fl oor
ceiling heights of 15 - 20 feet.
Entries
CG-G21: Building frontages should have inviting
entries that create a welcoming atmosphere. Entries
should be prominently
placed for easy access
from the public
right-of-way.
CG-G22: Design
buildings on corner lots
with two front entries
facing each public
right-of-way. Careful
consideration should be provided for elevations that
face Highway 267.
Building Materials
CG-G23: All building materials should be durable and
of high quality such as:
a. STONE Stone such as weathered granite, basaltic
rock, or natural stone should be used to tie
buildings to their sites
and may also be used
to express structural
mass in walls and
chimneys. Stone walls
should strive to appear
load-bearing, as opposed to a thin veneer.
b. BRICK Brick is functional
and creates texture.
c. CONCRETE WALLS Concrete
walls can be functionally
durable and attractive.
Formed, fl uted details and
staining can provide an
aesthetically rustic look for
exterior walls; board-form
concrete is encouraged.
d. WOOD BOARD AND BATTEN Vertical board and
batten, as well as reversed wide battens over
boards or rough sawn plywood with batten may
be used in various sizes and
widths.
e. WOOD SIDING Various sizes
and profi les of wood siding
may be used in horizontal
or vertical patterns. Stain,
semi-transparent stain and
painted wood are appropriate.
f. METAL SIDING Metal siding when applied
appropriately can be a
good alternative to wood
siding. When used,
metal siding should be
allowed to naturally
weather and blend with
the subtle earth tones of
the site (i.e. corten steel
and similar metals).
g. ORNAMENTAL AND STRUCTURAL STEEL Steel
materials may be used as accent elements to
reinforce the structural expression and craft ed
nature of the building.
Appropriate uses include
exposed structural
numbers, metal banding
at column bases, steel
cross-ties and steel
connectors at timber
connections.
Inviting entiries with easy access
are encouraged.
4.7
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Windows
CG-G24: Window patterns should refl ect Truckee’s
utilitarian design character.
CG-G25: Aluminum storefront windows are
encouraged for retail spaces.
Roofs, Gutters & Downspouts
CG-G26: Roofs should be designed to adequately
address snow shedding, and include details such as
ventilation, insulation, gutters, etc. Th e roof design
should avoid confl icts with drainage, safety issues
and landscaping.
CG-G27: Th e use of snow cleats is discouraged. Roof
design should consider snow conditions appropriately
to avoid the need to add snow retention devices.
CG-G28: Mechanical equipment should be integrated
within the roof design and not visible from the roadway.
CG-G29: Gutters, downspouts, splitters and fl ashing
should be fabricated from metal and coating should
be integrated in a manner that relates to or matches
the primary or secondary roof color.
Colors
CG-G30: Building colors should be drawn from the
natural, surrounding environment.
CG-G31: Minimize the number of colors appearing
on a single building exterior.
CG-G32: Accent colors for trim shall be limited in
number and used sparingly. Accent colors on adjacent
buildings should be chosen to complement one another.
Exterior Equipment
CG-G33: All exterior mechanical, electrical and
other utility equipment (such as metering devices,
transformers, gas meters and satellite dishes) shall be
substantially screened from public view and adjacent
buildings. Wall-mounted utilities shall be screened
using landscaping and/or material similar to the
exterior walls, with exposure only as required by utility
companies for meter reading.
Photovoltaic Panels and Shingles
CG-G34: Photovoltaic panels, shingles and other
solar devices may be allowed on roofs if incorporated
as part of the roof or roof form.
4.8
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Table 1.1A identifi es the uses of land allowed by this Specifi c Plan in the commercial zoning districts, and the land use
permit required to establish each use.
LAND USES (1)
PERMIT REQUIREMENT BY ZONING DISTRICT
CLCR
MANUFACTURING, INDUSTRIAL & PROCESSING USES
Beverage Production & Food Production PUP
Food & Beverage Distribution NPUP
Recycling - Reverse Vending Machines NPP
Recycling - Small Collection Facility MUPMUP
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Health / Fitness Facilities PP
Indoor Recreation Centers PP
Membership Organization Facilities PP
Outdoor commercial recreation TNP
Parks & Playgrounds MUPMUP
Schools - Public & Private UPUP
Schools - Specialized Education & Training MUPP
RESIDENTIAL USES
Live / Work Units MUPMUP
Multi-family Dwellings, 11 and more units NPUP
Multi-family Dwellings, in commercial/industrial project MUPUP
Work / Live Units MUPMUP
Senior Housing UPUP
RETAIL TRADE USES
Accessory Retail Uses PP
Alcoholic beverage sales, other than beer and wine MUPMUP
Auto Parts, Sales & Service NPP
Bars & Drinking Establishments UPUP
Convenience Stores NPUP
Furniture, Furnishings, & Equipment Stores PT
Grocery stores PP
Outdoor Dining & Seating Areas TP
Outdoor Sales & Displays of Merchandise TMUP
4.9
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
LAND USES (1)
PERMIT REQUIREMENT BY ZONING DISTRICT
CLCR
Plant Nurseries & Garden Supply Stores TP
Restaurants, Fast Food PP
Restaurants Table Service PP
Retail Stores, General Merchandise PP
Retail Stores, General Merchandise - Large PT
SERVICE USES
Automated Teller Machines (ATMs)NPP
Banks & Financial Services NPP
Business Support Services NPP
Car Wash NPUP
Laundromat NPP
Offi ces, accessory to primary use PP
Offi ces, business & professional - Large PP
Offi ces, business & professional PP
Personal Services PP
Public Buildings and Structures UP (2)UP (2)
Public Safety and Utility Facilities UPUP
Research & Development (R&D)PP
Service Stations NPUP
Veterinary Clinics, Animal Hospitals, Kennels, Boarding UPUP
Visitor Center PP
TEMPORARY USES
Commercial Filming TUPTUP
Off -site Contractor’s Construction Yard TUPTUP
Offi ces, temporary TUPTUP
On-site Material Processing TUPTUP
On-site Soil Remediation Activitiess TUPTUP
Outdoor Retail Sales, temporary TUPTUP
Seasonal Sales Lot TUPTUP
Temporary Events, Non-profi t Organization TUPTUP
Temporary Work Trailers TUPTUP
4.10
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES
Broadcasting Studios PP
Electrical Utility Facilities UPUP
Pipelines UPUP
Telecommunications Facilities UPUP
Transit Stations & Terminals UPUP
Transit Stops Shelters PP
Utility Lines PP
Key to Permit Requirements
SYMBOLPERMIT REQUIREMENT
PPermitted use. Zoning Clearance required for projects with less than 7,500 sq. ft . of fl oor area and less than 26,000
sq. ft . of site disturbance.
DPDevelopment Permit required for permitted projects with 7,500 sq. ft . or more of fl oor Area or 26,000 sq. ft . or
more of site disturbance
NPNot permitted.
UPConditional use. Use Permit approval required
MUPConditional use. Minor Use Permit approval required
TUPTemporary Use Permit approval required
TTargeted Land Use (preferred use). Permitted. Development permit required ONLY for projects greater than
15,000 s.f. of fl oor area or 20 or more residential units; zoning clearance for less than 15,000 s.f. or less than 20
residential units.
Notes:
(1) Defi nitions of the listed land uses are in Section 7 (Defi nitions, Glossary).
(2) Permitted if the public agency use (e.g. offi ce, outdoor storage, etc.) is permitted in zoning district; UP otherwise.
4.11
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
General Development Standards
Th e Joerger Ranch Project shall be developed in accordance with the approved Overall Development Plan
and consistent with the Town of Truckee CG Development Code standards, with the exception of those being
modifi ed by this Specifi c Plan, as shown on the applicable exhibits and as provided in the following table:
(CG) GENERAL DEVELOPMENT STANDARDS
CLCR
Front Setback Minimum:
0-foot if no parking is proposed between the building and the Town right-of-way; 10-foot
landscaped setback when parking is proposed.
Side SetbackMinimum:
0-foot; 6-foot landscaped setback when parking is proposed
Rear SetbackNo minimum except as may be required by other standards and/or guidelines contained
within this Specifi c Plan.
Floor Area Ratio (FAR)0.25 Maximum0.25 Maximum
Minimum 5,000 s.f. gross fl oor area*
Height Limit50 feet50 feet
Parking & LoadingAs required by Development Code Chapter 18.48
(Parking and Loading Standards)
*Exception to 5,000 s.f. gross fl oor area may be considered with MUP approval.
4.12
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
CL - Lifestyle Commercial
Purpose
Th e CL or “lifestyle” zone is applied to approximately 4.7
acres at the northeastern end of Brockway Road and at
the intersection of Hope Court & Brockway Road. Th e
CL zone is approprate for businesses that promote the
varied and interesting mix of land uses and architecture
that currently exists within the Brockway Road corridor,
including unique locally-owned and operated retail,
service and recreation uses with outdoor display,
activity and/or dining areas, and non-profi t community
buildings. By allowing an array of outdoor uses such as
unique household funishing displays and wine tasting,
this zone tiers off existing retail and lodging uses in the
area creating a focus on Truckee’s outdoor lifestyle.
Target Uses
• Home furnishings / furniture with indoor and
outdoor displays
• Health, fi tness, wellness
• Outdoor commercial recreation
• Casual dining restaurants with outdoor dining
• Wine tasting facilities & beverage garden
• Retail with outdoor sales & displays
• Outdoor gear sales & rentals
• Garden supplies & nursery sales
• Community-serving uses (ie. non-profi t)
Beverage Garden
Outdoor Displays
Outdoor Recreation Businesses such as ski rentals and bike rentals
4.13
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
CL Development Standards
CL-1: An 8-foot wide Class I bike path shall be
provided along the frontage of Brockway Road.
CL Design Guidelines
CL-G1: Preserve and enhance the open
character and qualities of the Brockway
Road Corridor by including appropriate
buff ering and screening from the road
corridor, and interspersing development
areas or nodes with green space. (General
Plan Policy P-14.1)
CL-G2: Ensure that the design quality and
character of the PC-3 development is compatible with
the gateway qualities of the south end of Brockway
Road. (General Plan Policy P-14.3)
CL-G3: All land uses within the CL zoning district
are encouraged to provide a minimum of 300 s.f. of
outdoor retail sales area, outdoor display, outdoor
dining, or public gathering space.
CL-G4: Extend the Class I Bike Trail parallel to
Brockway Road. Allow for enhancement of the
outdoor recreation area at the existing wine shop.
CL-G5: New buildings should be located near
Brockway Road similar to the buildings to the
west of the site and provide suffi cient area to
accommodate outdoor display area between the
bike trail and the buildings.
CL-G6: Where appropriate, outdoor public spaces
should be incorporated for special events and
gatherings.
4.14
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
CR - Regional Commercial
Purpose
Th e CR zoning district is applied to an 14.6 acre site
fronting Soaring Way and abutting State Highway
267 appropriate for large fl oorplate commercial and
offi ce uses that serve both local and regional markets,
including limited restaurant and specialty retail uses.
Th e targeted uses for the CR zoning district include
commercial and retail businesses that emphasize
buildings larger than 5,000 S.F.
Target Uses
• Grocery market
• General merchandise - Large fl oor plate
• Home furnishings & applicances - Large fl oor plate
• Apparel - Large fl oor plate
• Offi ce - Large fl oor plate
• Casual dining restaurants
CR Development Standards
CR-1: Parking lots shall be limited to 40% of a parcel’s
street frontage.
CR-2: A minimum 6-foot landscape buff er shall be
provided adjacent to the edge of the existing or future
sidewalk along Soaring Way.
CR-3: Planned Development approval shall be
required in conjunction with or prior to subdivision of
any property within the CR zone. Th e purpose of this
requirement is to ensure that development of the entire
zone is considered comprehensively.
CR-4: Parking lots shall be prohibited within 100-feet
of the State Highway 267 right-of-way boundary.
CR-5: Parking lots located within 300-feet of the State
Well Articulated Large-Floor Plate Building Design
Example of Casual Dining Restaurant
4.15
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Highway 267 right-of-way boundary shall provide
screening equivalent to two trees and four shrubs for
every fi ve parking stalls. Where the review authority
determines that the parking is suffi ciently screened by
buildings, this requirement may be lessened.
CR Design Guidelines
CG-G1: A minimum 4-foot wide pedestrian
connection should be provided between all buildings.
For pedestrian connections that cross parking areas,
stained and stamped concrete, pavers, or similar
treatment should be used to delineate the travel path.
CG-G2: Buildings proposed along the Soaring
Way frontage should provide a primary entry facing
Soaring Way and a primary entry facing the main
parking area. Primary entries typically consist of
prominent architectural and site features including
but not limited to promenades, seating, decorative
pedestrian paths and/or plazas, prominent
landscaping and/or public art.
CG-G3: Buildings should be sized in
relationship to each other to create a
convenient block with visibility to portions
of the each building from the adjacent
roadways.
CG-G4: Parking areas should be screened
should retain existing tree clusters, where
possible.
CG-G5: Provide a paved trail within the
Open Space that fronts State Highway 267 that
connects the Lodging use to the sidewalk along
Soaring Way.
CG-G6: Incorporate the existing trees along
State Highway 267 into the parking area
landscape design, where feasible, to form a
buff er zone that allows for fi ltered views from
the roadway to the Center.
CR-G7: Building orientation should be considered
with respect to views from both State Highway 267
and Soaring Way.
CR-G8: Buildings in the CRS zone are highly
visible from State Highway 267 and should provide
interesting architectural detail on all sides. Roof
line variation and building mass variation among
buildings are a primary focus in this location.
Screened Parking w / Native Vegetation
4.16
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Purpose
Th e intent of M Zoning Districts in the Joerger
Ranch Specifi c Plan is to create zoning that can
attract new manufacturing / industrial businesses
and provide opportunities for relocation of
Truckee River corridor businesses. Th e primary
goal of the M district is to promote economic
diversifi cation and land use opportunities
that can strengthen Truckee’s economic base
by encouraging growth in green industry,
manufacturing, research and development, high
tech industry, processing & distribution. Th e M
District also is intended to encourage relocation
of industrial and manufacturing uses from the
Truckee River Corridor.
Th e M District within the Joerger Ranch
Specifi c Plan is divided into two sub-zones to
better promote the District’s purpose: “Business
Innovation Zone” (BIZ) for the land area west
of State Highway 267 and “Manufacturing/
Industrial” (M1) for that land area east of State
Highway 267.
Th e BIZ zoning is designed to attract businesses
that provide Research and Development,
production of local products (custom wood
furniture, specialty food/spirit products), green
construction design and material production
and other similar uses. Th is zone would support
more light industrial uses in a campus setting in
support of the business innovation economic
cluster.
Th e M1 zoning includes area along Soaring
Way and is intended to attract a variety of
manufacturing/industrial uses. Uses such as
Section 1.2 – Manufacturing/Industrial (M) Zoning Districts
4.17
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
warehousing space, specialty food production,
manufacturing, lumber yard, home improvement
center and auto repair would be allowed within
this zone. B
M Development Standards
M-1: No blank, unarticulated building facades are
permitted.
M-2: Loading and service areas for delivery
of merchandise should be situated away from
storefronts and pedestrian areas and screened
from State Highway 267 and shall be in
accordance with Chapter 18.48 (Parking and
Loading Standards) of the Development Code.
M-3: Th e construction and operation of solid
waste & recyclable materials storage areas
shall comply with Development Code Section
18.30.150 (Solid Waste / Recyclable Materials
Storage). Refuse containers shall be placed
within “bear-resistant” enclosures designed to be
compatible with the project.
M-4: Mechanical equipment shall be integrated
within the roof design and not visible from the
roadway.
M Design Guidelines
M-G1: Service areas at the rear of buildings
should be consolidated, where feasible, in order to
minimize pedestrian confl icts.
M-G2: Green Building practices are encouraged.
Construction of the buildings and related
infrastructure should promote healthy energy-
and resource-effi cient building practices. See
Section 3.8 for more specifi cs.
M-G3: Preserve where feasible, existing mature
trees.
M-G4: Buildings should be designed to
accomodate changes in uses and tenants over
time.
M-G5 Buildings should be located to provide
maximum solar orientation.
Plazas and Paving
M-G6: Exterior spaces should provide shade
during the summer and protection from wind,
rain and snow in the winter.
Architectural Design
M-G7: Building materials, forms and details
should create a relationship with the surrounding
area and refl ect Truckee’s small town mountain
character.
M-G8: Th e buildings should incorporate a com-
bination of 1- and 2-story massing, anchored by
vertical elements with a variety of roof forms.
M-G9: Special architectural attention should be
placed on exterior building elevations that front
on State Highway 267.
M-G10: Building materials and simple building
forms that refl ect Truckee’s utilitarian design are
encouraged. Materials that appear weathered over
time are appropriate such as rough saw wooden
siding, scoured concrete, and corrugated metal.
Scale
Large, bulky buildings should be enhanced
through one or more of the following methods:
M-G11: Vary the planes of exterior walls in depth
and/or direction.
M-G12: Vary the height of the buildings so they
appear to be divided into distinct massing ele-
ments.
M-G13: Articulate the diff erent parts of a build-
ing’s façade through the use of color, the ar-
rangement of façade elements and/or a change in
materials.
4.18
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
M-G14: Break up large, dominating buildings
with landscape materials, awnings, eaves, win-
dows or other architectural ornamentation along
with combinations of complementary colors.
M-G15: Use architectural detailing at the ground
level to lessen the impact of an otherwise bulky
building.
Entries
M-G16: Buildings on corner lots should be
designed with two front entries facing the public
rights-of-way.
M-G17: Access to second-story space should be
provided by a stair entry located through a sepa-
rate entrance.
Building Materials
M-G19: All building materials should be durable
and of high quality (see “CG” Zoning District for
examples):
a. STONE Stone such as weathered granite,
basaltic rock, or natural stone should be
used to tie buildings to their sites and may
also be used to express structural mass in
walls and chimneys. Stone walls should
strive to appear load-bearing, as opposed to
a thin veneer.
b. BRICK Brick is functional and creates
texture.
c. CONCRETE WALLS Concrete walls can
be functionally durable and attractive.
Formed, fl uted details and staining can
provide an aesthetically rustic look for
exterior walls; board-form concrete is
encouraged.
d. WOOD BOARD AND BATTEN Vertical board
and batten, as well as reversed wide battens
over boards or rough sawn plywood with
batten may be used in various sizes and
widths.
e. WOOD SIDING Various sizes and profi les of
wood siding may be used in horizontal or
vertical patterns. Stain, semi-transparent
stain and painted wood are appropriate.
f. METAL SIDING Metal siding when applied
appropriately can be a good alternative to
wood siding. When used, metal siding
should be allowed to naturally weather and
blend with the subtle earth tones of the site
(i.e. corten steel and similar metals).
g. ORNAMENTAL AND STRUCTURAL STEEL
Steel materials may be used as accent
elements to reinforce the structural
expression and craft ed nature of the
building. Appropriate uses include exposed
structural numbers, metal banding at
column bases, steel cross-ties and steel
connectors at timber connections.
Doors and Windows
M-G20: Bay doors should be designed to be
compatible with the architectural character of the
building.
M-G21: Glass should be clear and have low
refl ectance with a high performing coating, such
as “low E”.
M-G22: Aluminum storefront windows may
be used but should be painted, not galvanized.
Colors should be compatible with the surrounding
materials and warm in tone or black.
Roofs
M-G23: Roofs should be designed to consider
snow shedding, and include details such as
ventilation, insulation, gutters, etc. Th e roof
design should also avoid confl icts with drainage
and safety issues and landscaping.
M-G24: Roof overhangs shall be used to shade
large glass areas and avoid refl ective glare.
Colored and refl ective glass is discouraged.
4.19
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Gutters and Downspouts
M-G25: Gutters and downspouts should be designed to
eff ectively divert water away from entries.
M-G26: Gutters, downspouts, splitters and fl ashing
should be fabricated from metal and coating should be
integrated in a manner that relates to or matches the
primary or secondary roof color.
Colors
M-G27: Color guidelines within the M Zoning
District(s) are identical to those listed in the CG Zoning
District.
Exterior Equipment
M-G28: All exterior mechanical, electrical and
other utility equipment, such as metering devices,
transformers, gas meters and satellite dishes, should be
substantially screened from public view and adjacent
homes. Wall-mounted utilities shall be screened using
landscaping or material similar to the exterior walls,
with exposure only as required by utility companies for
meter reading.
Photovoltaic Panels and Shingles
M-G29: Photovoltaic panels and shingles may be placed
on roofs if incorporated as part of the roof or the roof form.
4.20
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Table 1.2A identifi es the uses of land allowed by this Specifi c Plan in the manufacturing districts, and the land use
permit required to establish each use.
LAND USES (1)M1BIZ
MANUFACTURING, INDUSTRIAL & PROCESSING USES
Beverage & Food Production & Distribution PT
Clothing Products PUP
Furniture & Fixtures Manufacturing PP
Glass Products PP
Handcraft Industries pp
Lumber & Wood Products pNP
Machinery Manufacturing pNP
Metal Fabrication, Machine & Welding Shops TUP
Pharmaceuticals PNP
Printing & Publishing PP
Stone & Cut Stone Products PNP
Structural Clay & Pottery Products PNP
Warehousing, Wholesale & Distribution TP
Green Technology TT
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Churches / Places of Worship NPNP
Community Centers NPNP
Docks and Piers, commercial NPNP
Health & Fitness Facilities pp
Parks & Playgrounds NPMUP
Schools - Specialized Education & Training NPMUP
RESIDENTIAL USES
Live / Work Units MUPMUP
Multi-family Dwellings, in commercial/industrial project MUPMUP
Work / Live Units MUPMUP
4.21
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
LAND USES (1)M1BIZ
RETAIL TRADE USES
Accessory Retail Uses PP
Alcoholic beverage sales, other than beer and wine MUPMUP
Auto Parts Sales PNP
Building Material Sales PP
Furniture, Furnishings, & Equipment Stores pP
Greenhouse Farming PT
Outdoor Dining & Seating Areas PP
Outdoor Sales & Displays of Merchandise MUPMUP
Plant Nurseries & Garden Supply Sales PP
Restaurants, Fast Food NPP
Restaurants, Table Service NPP
Retail Stores, General Merchandise PP
SERVICE USES
Auto/RV/Boat/Motorcycle Repair & Service TNP
Business Support Services NPP
Consturction Contractor’s Yard PNP
Offi ce Complex, Large Floorplate NPT
Offi ces, Accessory to Primary Use PP
Offi ces, Business & Professional NPP
Outodoor Storage & Work Areas PUP
Public Buildings & Structures UP(2)UP(2)
Public Safety & Utility Facilities UPUP
Repair & Maintenance - Consumer Products PP
Research and Development (R&D)PT
Snow Removal Business PNP
Veterinary Clinics, Animal Hospitals, Kennels, Boarding PMUP
4.22
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
TEMPORARY USES
Commercial Filming TUPTUP
Off -site Contractor’s Construction Yard TUPTUP
Offi ces, temporary TUPTUP
On-site Material Processing TUPTUP
On-site Soil Remediation Activities TUPTUP
Outdoor Retail Sales, temporary TUPTUP
Seasonal Sales Lot TUPTUP
Temporary Events, Non-profi t Organization TUPTUP
Temporary Work Trailers TUPTUP
TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES
Commercial Parking and/or Vehicle Storage UPUP
Electrical Utility Facilities UPNP
Pipelines UPUP
Telecommunications Facilities UPUP
Tow Yard UPNP
Transit Stations & Terminals UPUP
Transit Stops Shelters PP
Utility Lines PP
Key to Permit Requirements
SYMBOLPERMIT REQUIREMENT
PPermitted use. Zoning Clearance required for projects with less than 7,500 sq. ft . of fl oor area and less than 26,000
sq. ft . of site disturbance.
DPDevelopment Permit required for permitted projects with 7,500 sq. ft . or more of fl oor Area or 26,000 sq. ft . or
more of site disturbance
NPNot permitted.
UPConditional use. Use Permit approval required
MUPConditional use. Minor Use Permit approval required
TTargeted Land Use (preferred use). Permitted. Development permit required ONLY for projects greater than
15,000 s.f. of fl oor area or 20 or more residential units; zoning clearance for less than 15,000 s.f.
Notes:
(1) Defi nitions of the listed land uses are in Section 7 (Defi nitions, Glossary).
(2) Permitted if the public agency use (e.g. offi ce, outdoor storage, etc.) is permitted in zoning district; UP otherwise.
(3) Outside displays for recreational vehicles, autos, boats, motorcycles, ets. shall be no more than 2 times the area of the indoor
showroom space and shall not be located directly adjacent to Joerger Drive or Soaring Way.
4.23
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
General Development Standards
Th e Joerger Ranch Project shall be developed in accordance with the approved Overall Development Plan
and consistent with the Town of Truckee CG Development Code standards, with the exception of those being
modifi ed by this Specifi c Plan, as shown on the applicable exhibits and as provided in the following table:
(M) GENERAL DEVELOPMENT STANDARDS
M1BIZ
Front Setback NoneNone
Side SetbackNoneNone
Rear SetbackNoneNone
Floor Area Ratio (FAR)
0.25 Maximum0.25 Maximum
Site CoverageNo limitation other than minimum landscape requirements per Chapter 18.40 of the
Development Code
Open SpaceNo minimumNo minimum
Height Limit50 feet50 feet
Parking & LoadingAs required by Development Code Chapter 18.48 (Parking & Loading Standards)
4.24
Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
M1 - Manufacturing / Industrial
Purpose
Th e M1 Zoning District is consists of approximately
9.6 acres along Soaring Way and is intended to allow
for manufacturing and other industrial uses such
as building material sales, auto/recreational repair
and maintenance, warehousing space, specialty food
production, etc. Th is zone is also intended to provide
relocation sites for industrial and manufacturing
uses from the Truckee River Corridor and areas of
Downtown suitable for redevelopment.
Target Uses
• Manufacturing and warehousing
• Auto/recreational vehicle repair and
maintenance
• Specialty food and spirit production facilities
• Relocated and new manufacturing,
warehousing & processing
• Relocated and new specialty food and spirit
production facilities
• Relocated and new lumber yard & home
improvement center
M1 Development Standards
In addition to the M Develoment Standards, the
following standards shall apply to the M1 district:
M1-1: Primary building entrances shall face the
street.
M1-2: Parking areas shall be screened from State
Highway 267 and Joerger Drive with landscaping
at a ratio of 2 trees and 4 shrubs for every 5 parking
space.
Examples of Manufacturing / Warehousing Architecture
4.25
Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Purpose
Th e BIZ zoning district provides approximately
11.6 acres of land along Martis Drive, intended
to attract new innovative businesses focused on
high tech, R&D, culinary and green technology.
Th e BIZ zoning district is also intended to
diversify Truckee’s employment base by attracting
businesses with year-round, high quality, full-
time jobs. Th e key to this area is a campus
style business environment in support of the
business innovation cluster. Eco-friendly and
emerging green industries are encouraged.
Target Uses
• Specialty food and spirit production &
distribution
• Research and Development Facilities
including high tech industries (soft ware,
social media, commercial hardware,
electronics, etc.)
• Green technology including material
production, design & research
• Culinary uses
BIZ Development Standards
In addtion to the M Development Standards, the
following standards shall apply to the BIZ district:
BIZ-1: Parking areas shall be screened from State
Highway 267 and MartisDrive by landscaping at
a ratio of 2 trees and 4 shrubs for every 5 parking
spaces.
BIZ-2: Outdoor lighting shall be limited to the
minimum necessary and shall shielded downard
to avoid light spill.
BIZ Design Guidelines
In addition to the M Design Guidelines, the
following guidelines should be considered for
development within the BIZ district:
BIZ-G1: Create a “campus style” Business
Center atmosphere that promotes innovation and
fl exibility through the use of simple building forms.
BIZ-G2: Separate “campus” buildings should
be connected with walkways and plazas for the
purpose of creating an environment conducive for
exchange of business ideas and shared amenities.
BIZ - Business Innovation Zone
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
BIZ-G3: Existing trees in the northern area of the
M-BIZ zoning designation should be preserved
where feasible to buff er the BIZ use from the
Residential area to the east.
Examples of Research & Development Architecture
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Purpose
Th e Residential Multi-family (RM) Zoning District
is approximately 3.0 acres located along Martis Drive
and is intended to provide housing opportunities in
close proximity, for both employees and employers of
the commercial and industrial land uses allowed in the
Joerger Ranch Specifi c Plan. While not restricted to
workforce / inclusionary housing for PC-3, this is one
of the goals of this district and as such, smaller unit
sizes are encouraged.
Th e RM zone will provide high density attached and/
or detached housing for PC-3. Th e proximity of the
Ponderosa Golf Course provides a unique opportunity
for high density housing next to recreational golf,
including a variety of housing types such as small
lot cottages, cohousing, multi-family residential and
senior housing .
Target Uses
• Attached Townhouse and Condominiums
• Multi-family Units
• Garden Apartments
• Small lot Cottage Housing
• Cohousing
• Senior Housing
Th e photos included in this section identify general
ideas and should not be viewed as design solutions for
specifi c building applications, but rather examples of
appropriate styles.
RM Development Standards
Development Standards for development within the
RM Zoning District of PC-3 shall be in accordance
with the standards within the Town of Truckee
Development Code.
Section 1.3 – Residential Multi-Family (RM) Zoning District
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
RM Design Guidelines
RM-G1: Building locations should be sited to avoid
existing trees where feasible.
RM-G2: Housing and outdoor activity should be sited
with consideration given to golf “safety zones” along the
Ponderosa Golf course.
RM-G3: Buildings should be designed to respond to the
unique characteristics of each site. Th is includes, but is not
limited to existing trees, vegetation, topography, natural
drainage patterns, views and sun orientation for solar gains.
Architectural Design
RM-G4: Although there is no particular “style” proposed
for multi-family residences in the Joerger Ranch Specifi c
Plan, the intent is to create a high-quality residential
environment which is responsive to Truckee’s small town
mountain character. As such, projects within the RM
zoning district should include the following architectural
design elements:
• Richness of surface and texture through the use of
high quality materials & architecture
• Wall articulation (e.g., insets, canopies, wing walls,
dormers, etc.)
• Roof overhangs with regulated window rhythm
RM-G5: Trail and walkway systems should connect the
multi-family housing units to the overall trail system and
commercial/retail areas within PC-3.
RM-G6: Optimize views from each of the units.
RM-G7: Use overhangs, secondary forms (e.g., bay
windows, porches, balconies, trellises, patios and low
walls), decorative window treatments and similar features
to provide additional visual interest. Natural earth tone
colors and wood stains are encouraged.
RM-G8: Architectural design should consider energy
effi ciency, such as natural heating and/or cooling, sun and
wind exposure and solar energy opportunities.
RM-G9: Building entrances should be distinctive and
easily identifi able.
Example of High Density Condominiums /
Townhomes Architecture
Cohousing
Attached Townhouses
Detached Cottage Clusters
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
FORMS AND MASSING
RM-G10: Building masses should be in scale
with the surrounding landscape, with clustered
building forms fi tted to the topography and
natural surroundings. Buildings should include a
mixture of 2- and 3-stories.
RM-G11: Th e overall form and massing for the
multi-family housing is based on combining one or
more central forms of simple geometry with added
secondary elements. Th e goal is to create visual
interest without being overly complex.
RM-G12: Long, unbroken building façades
and simple box forms should be avoided.
Building façades should be broken up to give the
appearance of a collection of smaller buildings
through the use of balconies, setbacks and
projections to help articulate individual units (or
collections of units) and through the pattern and
rhythm of windows and doors.
SCALE
RM-G13: Development in the RM zone should
consider the existing topography in order to bring
a sense of scale to each project.
RM-G14: Reduce building scale through
window patterns, structural bays, roof overhangs,
porches, awnings, moldings, fi xtures, details and
landscaping.
PORCHES AND ENTRY IDENTITY
RM-G15: Th e design of porches, in terms of
column and railing detail, confi guration and
color, can provide a great deal of expression.
Variety is encouraged.
RM-G16: Porches, colonnades and patios
for climate control and/or outdoor living and
circulation are encouraged.
GARAGES AND PARKING
RM-G17: Discourage garage doors fronting
directly onto the adjacent streets.
RM-G18: Garages should most commonly be
placed below the main living quarters and should
be off set to allow for diversity. Porches, entryways
and other secondary components can be used
eff ectively to lessen the visual impact of the
garage doors from the street.
RM-G19: Recessed garages should be used to de-
emphasize the massing of garages.
RM-G20: Special paving at parking court entries
and landscape nodes between parking stalls
should be considered to soft en the streetscape.
RM-G21: Th e number of required parking
spaces shall be provided consistent with the Town
of Truckee Development Code.
BUILDING MATERIALS
RM-G22: Th e following wall types may be
considered for buildings:
a. STONE Stone such as weathered granite,
basaltic rock, or natural stone should be
used to tie buildings to their sites and may
also be used to express structural mass in
walls and chimneys. Stone walls should
strive to appear load-bearing, as opposed to
a thin veneer.
b. BRICK Brick is functional and creates
texture.
c. WOOD BOARD AND BATTEN Vertical board
and batten, as well as reversed wide battens
over boards or rough sawn plywood with
batten may be used in various sizes and
widths.
d. WOOD SIDING Various sizes and profi les of
wood siding may be used in horizontal or
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
vertical patterns. Stain, semi-transparent stain
and painted wood are appropriate.
WINDOWS AND DOORS
RM-G23: Exterior doors at the front entries should
be designed to create an individual identity for each
unit, while being compatible and harmonious with the
architectural character.
RM-G24: When possible, single car garage doors
should be used. Th e garage door design should
be compatible with the exterior materials of the
surrounding wall area.
RM-G25: Bay windows and a variety of window types
should be incorporated into the design of the multi-
family housing units.
ROOFS
RM-G26: Overall, roofs should convey and establish
scale and interest through a successful composition of
varied pitches and forms.
RM-G27: Roof overhangs should be used, where
appropriate, to shade large glass areas and avoid
refl ective glare.
RM-G28: Major roofs should have varying pitches of
3:12 to a maximum pitch of 14:12. Secondary roofs over
building components, such as porches and dormers
may be considered.
RM-G29: Roof forms should be designed for snow
shedding. Th e roof plan should be designed in unison
with the site and landscape plans to avoid confl icts with
drainage and safety.
RM-G30: Th e technical design of roofs, such as
detailing for ventilation, insulation, gutters and similar
uses, should be considered to make them blend into
the background.
RM-G31: Dormers should be placed with both
functional and aesthetic elements in mind. Th e
placement, shape and size of dormers should relate in
the scale and proportion to the primary structure.
RM-G32: Attached housing units should provide
varying roof ridgelines and avoid repetitive architecture
to the extent feasible.
RM-G33: Th e design of roof types for multi-family
structures should be formulated to allow for the
following roof types and techniques:
a. Gable, shed and hip roofs
b. Combining roof types
c. Creating articulation in ridgeline plane
d. Varying plate heights and ridge heights
e. Changing roof levels and ground planes to
break up the mass and bulk of buildings
GUTTERS AND DOWNSPOUTS
RM-G34: Th e overall design and strategic placement
of roof forms are the primary means of eff ectively
managing snow melt / snowshed.
RM-G35: Gutters, downspouts and fl ashing should be
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
fabricated from steel and colored to blend with the
overall color scheme of the individual units.
RM-G36: Flashing, gutters and downspouts should
be minimized in their appearance.
COLORS AND TRIM
RM-G37: Siding and timbers should be treated or
stained in semi-transparent fi nishes to enhance the
natural colors and qualities of the wood.
RM-G38: Use earth tones to be compatible with
the natural setting. Exterior colors should appear
natural and blend into the surrounding landscape.
RM-G39: Details and trim should be used to
establish individual identity and interest in each
unit. Wood and vinyl are the preferred materials
for trim and window frames.
RM-G40: Colors for pre-fi nished window
frames, mullions and divided lights should be
complementary colors found naturally on-site,
such as pine and sage green, reddish-browns, tans
and similar type colors.
CHIMNEYS, FLUES AND ROOF VENTS
RM-G41: Chimneys may be incorporated into the
design of the multi-family housing units.
RM-G42: Large fl ues and vents should be
consolidated when feasible and enclosed within a
chimney-type enclosure. Small, exposed fl ues, such
as plumbing vents, shall be painted to match the
adjacent roof.
RM-G43: All roof projections including, but not
limited to, fl ues and vents, should be compatible in
height and material with the structure from which
they project. All projections and safety features
shall comply with the California Uniform Building
Code (UBC) and Town of Truckee requirements.
TRASH ENCLOSURES
RM-G44: All trash, including recycling, shall be
stored in an enclosure integrated into the site and
have accessibility for sanitation pickup.
EXTERIOR EQUIPMENT
RM-G45: All exterior mechanical, electrical and
other utility equipment, such as metering devices,
transformers, gas meters and satellite dishes, shall
be substantially screened from public view and
adjacent structures. Wall-mounted utilities should
be enclosed.
FENCES & WALLS
RM-G46: In order to maintain the visual quality
of an open and natural andscape, fences and walls
within the multi-family housing areas should be
minimized, except to enclose private spaces for
individual units. Fences and/or walls designed to
enclose private spaces should not exceed 6 feet in
height.
RM-G47: Fences and/or walls should not be used to
defi ne or enclose property boundaries.
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Permitted Land Uses
Table 1.2A identifi es the uses of land allowed by this Specifi c Plan in the manufacturing districts, and the land use
permit required to establish each use.
LAND USES (1)RM
Cohousing P
Community Center P
Day Care-Small Family Day Care Home p
Multi-family Dwellings (Refer to Section 17.44.160 of the Development
Code)
T
Parks and Playgrounds P
Residential Accessory Use or Structure (Refer to Section 17.44.020 of the
Development Code)
P
Senior Housing P
Small Lot Cottage Housing P
Key to Permit Requirements
SYMBOLPERMIT REQUIREMENT
PPermitted use. Zoning Clearance required for projects with less than 7,500 sq. ft . of fl oor area and less than 26,000
sq. ft . of site disturbance.
TTargeted Land Use (preferred use). Permitted. Development permit required ONLY for projects greater than
15,000 s.f. of fl oor area or 20 or more residential units; zoning clearance for less than 15,000 s.f.
Notes:
(1) Defi nitions of the listed land uses are in Section 7 (Defi nitions, Glossary).
(2) Permitted if the public agency use (e.g. offi ce, outdoor storage, etc.) is permitted in zoning district; UP otherwise.
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
General Development Standards
Th e Joerger Ranch Project shall be developed in accordance with the approved Overall Development Plan
and consistent with the Town of Truckee RM Development Code standards, with the exception of those being
modifi ed by this Specifi c Plan, as shown on the applicable exhibits and as provided in the following table:
RM GENERAL
DEVELOPMENT STANDARDSREQUIREMENTS
Lot Size
Minimum Area
Minimum Width
None
None
Setbacks
Front
Side Interior
Street Side
Rear
10 ft .
5 ft .
5 ft .
10 ft .
Site Coverage60% maximum
Height Limit35 feet or 3-1/2 stories, whichever is less.(See Development Code Section 18.30.090 for
Height
measurement and Height limit exceptions)
ParkingMinimum of 1 parking space per unit; guest parking as required per Development
Code
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
Section 2.1 – Signage
(Refer to Town of Truckee Development Code, 18.54)
Section 2.2 – Landscaping
(Refer to Town of Truckee Development Code, 18.24.040.B)
Section 2.3 – Lighting
(Refer to Town of Truckee Development Code, 18.24.040.B)
Section 2.4 – Open Space
More than 23 acres of permanent Open Space are provided along the Highway 267 corridor. Th e OS-P
zoning district is primarily intended to protect natural resources and provide permanent, undeveloped
open space and establish a visual open space corridor along State Route 267. Only limited uses such as
public trails are permitted within this zone.
For open space outside of the OS-P Zoning District, refer to Development Code, Chapter 18.46.
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Green Design
“Green Design” is also commonly known as
“Sustainable Design”. Th e objective of Green Design
is to eliminate or reduce negative environmental
impact through skillful, sensitive design, including
use of resources that are renewable, thereby reducing
environmental impacts and ensuring that resources
are available for future generations.
Green Design concepts are encouraged to be applied
to all site plan, building, drainage and landscape
designs used within each zoning district in the
Joerger Ranch Specifi c Plan. Incorporating “green”
building concepts into project designs provides the
following benefi ts:
1. Conserves natural resources
2. Reduces automobile dependance
3. Reduces utility costs
4. Improves air and water quality
5. Contributes to overall “quality of life”
6. Reduces solid waste
7. Enhances comfort and health
8. Optimizes lifecycle economic performance
9. Minimizes strain on local infrastructure
Green Design Principles
1. BICYCLING – Promote bicycling and
transportation effi ciency by linking development
to the Truckee trail system. Non-residential and
multi-family residential buildings shall provide
secure bicycle parking spaces or storage for at
least 5% of the parking space capacity provided
for automobiles.
2. OPEN COMMUNITY – Design all streets and
sidewalks in the Plan area to be available and
easily accessible for general, public use and not
gated.
3. WALKABLE STREETS – Provide appealing, safe
and comfortable streets and outdoor spaces
in order to promote pedestrian activity. All
projects should incorporate the following
features to the extent feasible:
a. A principal, functional entry on each
building that has a front façade facing
the street, plaza or public space.
b. Continuous sidewalks or equivalent
provisions for walking along both
sides of all streets within the project.
4. ENERGY EFFICIENCY IN BUILDINGS – In
January, 2010, California adopted new energy
effi ciency standards for all building permits.
All buildings within Joerger Ranch are required
to meet or exceed those standardswhich require
all new construction to reduce energy use
through the use of energy effi cient equipment
and appliances. Some energy saving concepts
for consideration are discussed under “Power
Consumption”.
5. REDUCED WATER USE – Minimizing water use
in buildings is encouraged through the use of
“low-fl ow” appliances and toilets.
Landscaping that requires less water and/or
does not require permanent irrigation systems
is also encouraged, thereby further reducing
the impact to natural water resources and the
Section 2.5 – Green Building Design Concepts
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
burden on local serving utilities for water supply
and wastewater systems.
6. SOLAR ORIENTATION – Achieve enhanced energy
effi ciency by creating optimum conditions for the
use of passive and active solar strategies.
When possible, the longer axis of the building
should be oriented east/west so that the longer
dimension of the building is facing within 15
degress of true south.
Proper placing of windows can cut the building’s
total energy use by 30 - 40 percent at no extra cost.
Spaces such as garages, storage or laundry rooms
can be situated on the building’s east/west facing
“short side” where they act as an additional thermal
(or heat) buff er.
7. LIGHT POLLUTION REDUCTION – Minimize light
trespass from the site, reduce sky-glow to increase
night sky access, improve nighttime visibility
through glare reduction and reduce development
impacts on nocturnal environments.
8. REUSE & RECYCLING – Where possible, recycle and/
or salvage for reuse non-hazardous construction
debris. Use recycled content, where possible, for
construction materials such as paving, road base
and plastic pipe materials.
9. MINIMIZE SITE DISTURBANCE – Conserve existing
natural areas, existing vegetation and trees to
protect habitate and promote biodiversity. Reduce
impervious surface area and associated impacts by
use of pervious pavement, pavers and low impact
development (LID) stormwater facilities, where
feasible.Power Consumption
Power Consumption
Incorporating the following energy-saving concepts
into building designs will reduce energy consumption
and increase personal comfort. Th ese concepts are not
mandatory but are encouraged:
1. NATURAL COOLING – Any combination of natural
cooling techniques should be used to reduce
overheating buildings. Deep window overhangs
and/or trellises, primarily on south and west facing
glass, provides a balance between summer cooling
and winter heating through solar gain. Where
feasible, deciduous trees should be located to shade
west facing windows. Natural cooling reduces the
need for air conditioning, saves money on energy
bills and utilizes “fresh air” to make buildings more
comfortable.
2. PASSIVE SOLAR HEATING – Passive solar systems
provide heat to the building structure through south
facing windows in conjunction with thermal mass.
Locate windows within 30° of due south and store
excess heat in massive elements, such as slab fl oors
or stone fi replaces. Passive solar design can reduce
heating requirements by 30% to 40%.
3. SOLAR WATER SYSTEMS OR PRE-PLUMBING FOR
FUTURE SOLAR WATER HEATING – Consider
installing solar water heating systems OR pre-
installing insulated copper pipes from the attic to
a hot water closet or mechanical room for future
solar installation. Suffi cient south facing roof area
for collectors and access to mechanical room
piping should be considered.
4. PHOTOVOLTAIC (PV) SYSTEMS –
PV systems collect the sun’s energy and convert it
into electricity. Excess electricity may be sent back
into the utility grid for a credit on electric bills. All
PV systems shall be integrally designed into the
roof structure.
5. RADIANT HEATING SYSTEMS – Radiant heating is
up to 30% more effi cient than forced air heating
systems. Radiant heat may be installed in zones
that allow users to adjust the temperature in
various areas of the building, based on usage and
desired comfort level.
6. Construction quality to meet or exceed typical
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Joerger Ranch Specific PlanLand Use Standards & Guidelines | Chapter 4
Energy Star®, HERS, air leakage and duct leakage
testing.
7. High effi ciency lighting and controls.
8. Th e installation of Energy Star® certifi ed appliances
is strongly encouraged. Th ese appliances are
signifi cantly more effi cient in their use of water
and electricity. Most Energy Star® appliances are
available in stainless steel, black, white and cabinet
integrated fi nishes.
Wood Materials
1. Reclaimed wood helps reduce the number of trees
harvested for building construction. With its usual
attractive and rustic appearance, reclaimed lumber
gives buildings a timeless character.
2. If new wood is used, consider lumber certifi ed by
the Forest Stewardship Council (FSC). Th e FSC
provides a credible guarantee that the lumber comes
from a well managed forest. FSC certifi ed lumber
generally does not cost any more than non-certifi ed
lumber and assures you are not attributing to clear
cutting practices that degrade ecosystems.
Window Selection
1. Consider utilizing Energy Star® labeled windows.
Th ese windows are twice as effi cient as the average
window produced just ten years ago. Th e products
are designed to reduce heat loss and increase solar
gain to provide warmer buildings in the winter
and cooler buildings in the summer. Energy Star®
windows are available in every aesthetic design and
are operable to allow fresh air ventilation during
summer months. Product features include dual
panes, low-emissive coatings (Low-e) and wood or
compost frames.
Insulation
1. Consider upgrading insulation to exceed California
Title 24 requirements. Properly installed, insulation
will reduce the demand for heating and cooling,
making buildings more comfortable and energy
effi cient.
2. Preference should be given to loose and spray
cellulose insulation products which are made from
100% recycled newspaper and treated with borates
for fi re and insect resistance. Spray cellulose wall
insulation is mixed with less toxic binders to adhere
to stud and joist cavity surfaces, while completely
fi lling cavities and reducing air movement within
wall cavities, deterring moisture intrusion and
fl ame spread. It also reduces infi ltration, further
contributing to a quieter, more comfortable and
energy effi cient building. Cellulose insulation is also
formaldehyde-free which preserves air quality.
3. Cotton batt products should be used for batt
insulation methods. Th ese products tend to use
recycled cotton products, including denim, do not
itch, and do not contain chemicals that degrade air
quality. When using batt insulation, expandable
foam and caulk shall be used to prevent infi ltration.
Holes between fl oors and between stud cavities
around wire runs shall be sealed. Caulk top and
bottom plates on all fl oors.
4. Fiberglass should be used only as a last resort. Many
fi berglass insulation products include recycled glass,
formaldehyde-free binders, non-asphalt adhesives
or colored dyes. Formaldehyde-free binders reduce
indoor air quality problems. Fiberglass insulation
may contain up to 30% recycled glass.
Paints and Stains
1. Consider the use of Green Seal® certifi ed products.
Green Seal® is an independent, non-profi t
organization that strives to achieve a healthier,
cleaner environment by identifying and promoting
products and services that create less toxic pollution
and waste.
2. When Green Seal® products are not practical,
consider low Volatile Organic Compound (VOC)
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Chapter 4 | Land Use Standards & GuidelinesJoerger Ranch Specific Plan
products. Th ese products are better for air quality
in their use and manufacturing. In interior
applications, low VOC products signifi cantly
reduce the emission of chemicals. Many of these
products are water based to facilitate easier clean-
up.
Paving and Hardscape
Consider using permeable surfaces that allow water to
percolate into the soil. For driveways, walkways and
patios, consider gap-spaced unit pavers, decomposed
granite, gravel or grass-stabilization systems. Allowing
storm water percolation reduces the volume of storm
water runoff and sheet fl ow, while replenishing local
aquifers and reducing soil erosion. Additional benefi ts
include reducing irrigation requirements and lowering
the risk of fl ooding. Th ese permeable surfaces may
be eff ectively used in combination with biofi ltration,
bioswales and subsurface detention systems.
Chapter 5
Transportation
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.2
1 | Introduction
Th is chapter describes the vehicle, pedestrian and
transit systems within the Joerger Ranch Plan Area
and the respective relationships planned to interface
with the existing and future road and bikeways
network .
Unlike many new development areas, there is
already a signifi cant existing public road and
highway network that serves Joerger Ranch and the
greater Truckee Area. Th e existing road and highway
network (see Figure 4-1) provides easy access to and
from the plan area. Th e site is bisected by State Route
Highway 267, creating separate development areas
with varying levels of highway visibility. Similarly,
but to a lesser degree, Soaring Way and Brockway
Road further separate the development into four
(4) quadrants within the Planning Area. SR 267 is
an existing State Highway and direct access from the
highway to the development is restricted. Brockway
Road and Soaring Way are existing minor arterial
roadways, and provide the primary access to the
Plan area.
Th e Joerger Ranch Specifi c Plan is designed to provide
vehicular, pedestrian and bicycle circulation within
the Planning Area and is consistent with the Goals,
Policies and Guidelines of the General Plan and the
Town’s Trails and Bikeways Master Plan.
Key circulation goals are as follows:
Goal CIR-1: Develop a roadway system that
provides access and mobility for Truckee residents
and businesses and adequately serves existing
and planned land uses while maintaining local
community character.
Goal CIR-2: Maintain adequate Level of Service
on Truckee’s roadways and intersections to ensure
the safe and effi cient movement of people and goods
throughout the Town.
Goal CIR-4: Create new developments that are
integrated into the circulation network and promote
connectivity within and between community areas.
Goal CIR-10: Provide a safe, comprehensive,
and integrated System of facilities for pedestrians
and cyclists and other non-motorized modes of
transportation.
Additionally the key element
specifi c to Joerger Ranch
identifi ed in the Town’s General
Plan Circulation element states
as follows:
Per General Plan Policy PC3-P8,
the mix of land uses in the Joerger
Ranch Specifi c Plan will not
generate an amount of traffi c
that, in addition to the buildout of
the General Plan, will result in the
need for four lanes on Highway
267 from Highway 80 to the
Highway 267/Brockway Road/
Soaring Way intersection.
Th e Joerger Ranch Specifi c Plan FIGURE 4-1 ROADWAY NETWORK
5.3
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
improves existing roadway circulation patterns
by adding roadways such as Martis Drive and by
improving the existing roadways & intersections with
added lanes, striping, crosswalks and new bicycle and
pedestrian links.
In terms of good roadway circulation and traffi c
patterns, there are various roadway sections contained
in Section 2 that support the diff erent land use
areas and integrate the needs of motorized vehicles,
bicycles and pedestrians alike for safe conveyance of
travel. Detached bike paths, re-striping and roadway
widening are some of the elements identifi ed.
Intersections are a key element to providing eff ective
circulation. Th e Joerger Ranch Specifi c Plan proposes
various improvements to the following four (4)
intersections which are described in detail in Section
2:
• Brockway Road / Martis Drive
• Brockway Road / Hope Court
• Highway 267/ Brockway Road / Soaring Way
• Soaring Way / Joerger Drive
General Plan Table CIR-5, item 25 identifi es
the Highway 267/Brockway Road/Soaring Way
intersection to be improved with a “roundabout,
or additional through and turning lanes”. As
illustrated in Figure 4-14, the Joerger Ranch
Specifi c Plan identifi es additional through and
turning lanes along with improvements for the safe
crossing of pedestrians and bicyclists. Th e identifi ed
improvements may be constructed incrementally
or all at once, as traffi c demands warrant to meet
the requirements of General Plan Policy 2.1. Th is
intersection is also identifi ed within the Town’s AB
1600 Traffi c and Facility Impact Fee Program and
traffi c fees are currently being collected for required
future improvements.
Bike paths are an important component of the Joerger
Ranch Specifi c Plan. Separated 10’ wide Class 1 bike
paths and attached Class II bike paths are proposed
to create bicycle and pedestrian connectivity
amongst the Plan Area and the greater Truckee Area
by providing linkage to future connections to the
Truckee River Regional Park, Truckee River Legacy
Trail, River View Sports Park and Martis Valley
FIGURE 4-2 PUBLIC TRANSPORTATION
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.4
Regional Trail connecting Truckee to Northstar. Th e
design of Class I and Class II bike trails will follow
the specifi cations of the Town’s Trails and Bikeways
Master Plan.
Sidewalks and pedestrian paths are proposed
internally within all the plan areas with additional
sidewalks identifi ed on some of the roadway sections.
Crosswalks will promote pedestrian safety and
encourage non-motorized transportation and are
integrated throughout the Plan Area. Th is is critical
in order to create a walkable, pedestrian accessible
environment that is currently dominated by vehicular
traffi c. Utilizing materials with textures and colors
at crossings (ie. AC stamping) to distinguish
pedestrian crossings from vehicular traffi c is an
important design characteristic. Additionally, at the
primary Class 1 bike trail crossing at the Brockway
Road/Hope Court intersection,
solar powered button activated
LED crosswalk signs with
depressed LED in-pavement
lights are proposed to provide
an additional layer of safety for
bicyclists and pedestrians when
crossing Brockway Road.
Th e Circulation Element of the
General Plan supports alternate
modes of transportation to
reduce vehicular use. Th e Joerger
Ranch Specifi c Plan encourages
bicycle useage and pedestrian circulation with the
construction of sidewalks and pathways along with
the incorporation of bus shelters on Brockway Road
and Soaring Way (see Figure 3-2).
Th e following Roadway & Intersection Design
(Section 2) and Bicycle Network & Design (Section
3) identifi es specifi c circulation improvements
proposed for the Joerger Ranch Specifi c Plan Area.
2 | Roadway & Intersection Design
2.1 Roadway Improvements
Th e Plan Area requires diff erent roadway sections to
respond to varying circulation needs of the existing
traffi c patterns and uses contained within the
Specifi c Plan. Proposed roadway sections combine
and integrate vehicular, bicycle and pedestrian uses
for safe conveyance of travel.
SOARING WAY: Th e existing roadway section of
Soaring Way (east of Joerger Drive) is illustrated in
Figure 4-3. Soaring Way in its existing condition is
nearly completely improved with 40’ of asphalt plus
Type “E” rolled curb & gutter on both sides.
Th e proposed roadway section of Soaring Way (east
of Joerger Drive) is illustrated in Figure 4-4. Th e
fi nal roadway section will be identical to the existing
roadway section (two 12’ wide travel lanes and two 8’
wide Class II bike lanes plus Type “E” curb & gutter)
with the addition of a 5’ wide pedestrian sidewalk on
each side of the roadway.
Th e proposed roadway section of Soaring Way
(west of Joerger Drive) is a transitional section
FIGURE 4-3 SOARING WAY - EXISTING CONDITION
5.5
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
from the Soaring Way / Joerger
Drive intersection to the Soaring
Way / SR Highway 267 intersection
and is illustrated in Figure 4-5. It
will include suffi cient width to
accomodate a westbound lane, a
through / left turn pocket to Joerger
Drive, and a right turn pocket.
Additionally, the roadway section
will include two 5’ wide Class II
bike lanes along with curb & gutter
and a 5’ wide sidewalk to convey
pedestrians to the development
areas.
FIGURE 4-5 SOARING WAY - WEST OF JOERGER DRIVE
FIGURE 4-4B SOARING WAY - EAST OF JOERGER DRIVE
FIGURE 4-4A SOARING WAY - EAST OF JOERGER DRIVE
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.6
HOPE COURT: Th e existing
roadway section for Hope Court
is illustrated in Figure 4-6. Hope
Court currently consists of two
16’ wide travel lanes and aggregate
base shoulders 2’ - 4’ in width.
Th e proposed roadway section
for Hope Court illustrated in
Figure 4-7 identifi es a detached
10’ wide Class I bicycle trail
that will continue to the
easterly property limits
of the Joerger Ranch
Planning Area.
MARTIS DRIVE:
Martis Drive is one
of the few roadways that will
predominantly be composed
of new construction and is
illustrated in Figure 4-8. Th e
proposed 60’ right-of-way
will contain two 12’ wide
travel lanes, Type “E” rolled
curb & gutter and a 5’ wide
sidewalk along the easterly
side. Additionally, a detached
Class I bicycle path is proposed on the
westerly side and will continue to the
northerly limits of Joeger Ranch.
FIGURE 4-8 MARTIS DRIVE
FIGURE 4-6 HOPE COURT - EXISTING CONDITION
FIGURE 4-7 HOPE COURT - PROPOSED CONDITION
5.7
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
BROCKWAY ROAD: Th e existing roadway
section for Brockway Road is illustrated in
Figure 4-9 and consists of two 11’ wide travel
lanes, a center turn/refuge lane and two 5’ wide
Class II bicycle lanes.
Th e proposed Brockway Road section west of
the Hope Court / Brockway Road
intersection will remain primarily
the same as illustrated in Figure
4-10, with the addition of a
detached Class I bicycle
path on the northerly
side of Brockway Road
from Martis Drive and
crossing at Hope Court.
Brockway Road, east of
Hope Court intersection,
will transition as it
approaches Highway
267 to accomodate a westbound
through lane, designated left turn lane, northbound through lane, designated right turn lane and two 5’ wide
Class II bike lanes (See Figure 4-11). Additionally, curb & gutter is proposed on the easterly side with a 5’ wide
sidewalk for a safe pedestrian approach to Brockway Road / Highway 267.
FIGURE 4-11 BROCKWAY ROAD - EAST OF HOPE COURT
4-9 BROCKWAY ROAD - EXISTING CONDITION
4-10 BROCKWAY ROAD - WEST OF HOPE COURT
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.8
JOERGER DRIVE: Joerger Drive
currently has two 11’ wide travel lanes
plus 4’ of asphalt on each side and
shoulders varying from 2-4’ wide as
shown on Figure 4-12.
Proposed Joerger Drive, as illustrated
in Figure 4-13, will remain primarily
the same with two 11’ wide travel
lanes, two 4’ wide Class II bike lanes,
new curb & gutter and a 5’ wide
concrete sidewalk on the westerly side
to provide a safe pedestrian friendly
frontage along the proposed “BP” and
“CRS” zones.
2.2 Intersection Improvements
BROCKWAY ROAD/SOARING
WAY/HIGHWAY 267 :
Th e existing intersection at Brockway Road / Soaring Way / Highway 267 is signalized with northbound and
southbound through lanes with additional left turn lanes onto Soaring Way from the north and onto Brockway
Road from the south. Traffi c from Brockway
Road approaches a through/left turn lane
and a designated right turn lane. Th ere is one
(1) eastbound through lane to Soaring Way
and one (1) westbound lane approaching
from Soaring Way. Improvements to this
intersection have been identifi ed in the
General Plan as a “future community need”
independent of the traffi c impacts resulting
from the Joerger Ranch Specifi c Plan. Figure
4-14 illustrates the proposed improvements
to the intersection to increase capacity,
improve effi ciency and add an additional layer
of bicycle and pedestrian safety.
FIGURE 4-14 HWY 267 INTERSECTION
FIGURE 4-13 JOERGER DRIVE
FIGURE 4-12 JOERGER DRIVE - EXISTING CONDITION
5.9
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
On the Brockway Road side of the intersection,
widening of the roadway is proposed in order to
shift the designated right turn lane to the South and
accommodate an additional lane. Th is additional
lane will allow the existing through / left turn lane
to be separated into a designated left turn only and
designated through lane. Additionally, Class II bike
lanes are proposed in both easterly and westerly
directions. Curb & gutter and a 5’ wide concrete
sidewalk is proposed on the south side of Brockway
Road to facilitate pedestrian safety up to the signalized
intersection. No modifi cations are proposed on the
north side of the intersection. On the Soaring Way
side of the intersection, widening is proposed to
allow for a designated right turn lane with a through/
left and eastbound lane . On the Brockway Road
side, Class II bike paths will be provided in each
direction and curb, gutter and sidewalk are proposed
on the south side to convey pedestrians along the
Brockway Road and Soaring Way corridor. Th e south
side of the intersection is proposed to include a right
turn only lane to minimize delay onto Soaring Way.
Signalization upgrades along with lane widening is
proposed to accomplish these intersection upgrades.
BROCKWAY ROAD / HOPE COURT:
Th e existing three-leg “T” intersection at Brockway
Road and Hope Court will remain. Striping and
minor widening will create a left turn pocket west
bound on Brockway Road onto Hope Court.
Additionally this intersection has a pedestrian and
bicycle crossing as the Class 1 bicycle trail crosses
Brockway Road to the northerly side of Hope Court.
A solar powered push button activated LED Flashing
Pedestrian Cross-walk sign is proposed on each side
of Brockway Road. Additionally recessed LED lit
in-pavement lights are proposed to add additional
visibility and safety to pedestrians and bicyclists
crossing Brockway Road.
BROCKWAY ROAD / MARTIS DRIVE:
Figure 4-16 illustrates the improvements identifi ed
for the Martis Drive / Brockway Road intersection.
Th e intersection currently exists and no widening is
required. Minor striping within Brockway Road and
the addition of curb and gutter on Martis Drive and
the Class 1 bicycle path crossing will complete this
intersection.
FIGURE 4-16 MARTIS DRIVE / BROCKWAY ROAD INTERSECTION
FIGURE 4-15 HOPE COURT / BROCKWAY ROAD INTERSECTION
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.10
SOARING WAY/JOERGER DRIVE:
Currently, Soaring Way is uncontrolled with both an
eastbound and westbound lane. Th e Soaring Way
/ Joerger Drive intersection will be improved to a
single lane roundabout per Figure 4-17.
3 | Bicycle Network & Design
A 10 feet wide separated Class 1 bicycle path is
proposed on the northerly side of Brockway Road
from the westerly boundary of the Joerger Ranch
Plan Area running easterly and crossing Brockway
Road and along the northerly side of Hope Court
to the easterly boundary of the Joerger Ranch
Plan Area and in conformance with the Truckee
General Plan (see Figure 4-18). Th is will provide a
signifi cant link to connect to the future Martis Valley
Trail to the southeast and to the Truckee Regional
Park to the northwest. A Class 1 bicycle path is also
proposed to be constructed on the westerly side of
Martis Drive to the northern property boundary of
the Joerger Ranch Plan Area which will allow for a
future extension to connect to the Legacy Trail to the
north.
In addition to the Class 1 bicycle trail segments,
Class II bicycle paths are integrated into the various
roadway sections, including each side of Brockway
Road, Soaring Way and along Joerger Drive fronting
the Joerger Drive Specifi c Plan Area.
FIGURE 4-17 SOARING WAY / JOERGER DRIVE INTERSECTION
FIGURE 4-17 PROPOSED ROUNDABOUT AT SOARING WAY / JOERGER DRIVE
5.11
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
FIGURE 4-18 TRAILS EXHIBIT
Chapter 6
Public Services & Infrastructure
6.2
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
2.1 Surface Water Features
Th e project is within the Truckee River watershed and
is located approximately 0.75 miles south of the river.
Th is portion of the watershed consists of meadows
and intermittent channels bounded to the east by
the Martis Creek watershed area and bounded to
the south and west by sloping topography.
Overall the size of the drainage area is
approximately 2 square miles. Elevation
of its ground surface ranges from about
5,800 feet above mean sea level (msl) along
Truckee River to 6,760 at Bald Mountain,
a mountain summit that defi nes the
southwesterly extent of the watershed.
In general, the southerly half of the drainage
is dominated by mountainous terrain and
steep hillsides with intermittent channels
and unnamed tributaries. At the base of
the hillside area, there is fl at terrain with
woodlands and a series of meadows. Th e
meadow areas are dispersed across a broad
area along Brockway Road, Highway 267 and the
Truckee-Tahoe Airport. In many cases the meadow
areas are isolated with no surface connection to
Truckee River. Th e project site is located on the
northern half of the drainage shed area on the
relatively fl at terrain with grasslands, meadows and
woodlands.
Several independent special service districts and
private utility companies provide the range of needed
utilities and infrastructure to Truckee, including
Joerger Ranch. Th is Chapter outlines the general
infrastructure and utility service program for Joerger
Ranch to ensure that suffi cient infrastructure is
provided to, and within, the Plan Area.
Th is Chapter describes the existing infrastructure
related to water, wastewater, storm water drainage,
electric, gas, phone, cable tv and solid waste disposal
in the immediate vicinity of the Joerger Ranch Plan
Area, and a general outline of needed infrastructure
improvements to serve development within the Plan
Area. A Utility & Infrastructure Plan (Figure 5-2)
is included, depicting the existing utility locations
and likely points-of-connection for water, sewer,
telecommunications and electric service to the
various subdistricts of the Plan Area. Th e Utility &
Infrastructure Plan also indicates known on-site
looped connections and improvements necessary
to serve Joerger Ranch. Th e ultimate design of these
improvements, including their location, size, and
capacity, is reliant upon development proposals and
coordination and approval with each of the respective
service entities.
1 | Introduction
2 | Hydrology & Storm Drainage
FIGURE 5-1
6.3
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
Surface runoff is conveyed primarily as sheet fl ow
through the project site in a northerly direction toward
Truckee River. Th e site contains two intermittent
ephemeral drainage courses that are fed from the
south by culverts passing under Brockway Road and
State Route 267.
2.2 Hydrogeologic Information
Th e geological setting for Martis Valley Basin (and
the project site) consists of plutonic/metamorphic
rock, sedimentary deposits and volcanic deposits.
Groundwater level elevations are controlled by the
complex stratifi cation of the hydrogeologic units,
topographic relief, and groundwater fl ow barriers.
Groundwater in the basin is largely fed by precipitation,
snow melt and seepage from the mountainous terrain
to the southwest. Th e underlying Martis Valley aquifer
is the main water supply for the Town of Truckee and
other public and private entities.
Average precipitation is estimated to be 23 inches
in the lower elevations of the northern portion of
the basin to nearly 40 inches in the southern areas.
Approximately 75 percent of the annual precipitation
is received in the winter and early spring months
as snow or mixed rain and snow. Precipitation
throughout the remainder of the year primarily
consists of thunderstorms.
2.3 Project Drainage
Th e Joerger Ranch project drainage is defi ned by fi ve
drainage shed areas shown in Figure 5-1.
Surface Water and drainage will be managed through
a combination of natural and built features to conserve
water quality, natural hydrology and habitat and
preserve biodiversity through conservation of water
bodies and wetlands. Low Impact Development
(LID) stormwater management strategies will be used
to maintain the natural hydrologic function of the site
with localized small-scale source control techniques
that disperse fl ows and manage runoff close to where
it originates. Storm drainage from impervious areas
(roads, walks, roofs) will be collected and routed
through water quality treatment facilities designed
to reduce the rate of runoff to pre-project conditions,
remove potential pollutants and facilitate infi ltration.
LID Drainage facilities may include Water Quality
Inlets; Buff er Strips; Soil Amendments; Earthen
swales; Rock-lined swales; Bioswales; Rock Infi ltration
Basins; Retention Basins and Slope Stabilization.
Th ese facilities will be used to capture sand and
sediment, provide fi ltration of pollutants and allow
infi ltration to underlying soils. Grading disturbance
shall be minimized by use of construction fencing.
All graded disturbance areas shall be restored with
soil stabilization and natural vegetation through use
of organic material such as wood chips, mulch, and
native plantings for protective ground cover.
Per the guidelines of the State of California, Water
Resources Control Board, Lahontan Regional Water
Quality Control Board (SWRCB-Lahontan) and as
required by Town of Truckee, onsite retention shall
be provided for 20-year, 1-hour volume of water
from impervious areas. Th is equates to the fi rst
0.7 inches of rainfall from all impervious surfaces
including roadways, sidewalks, paved paths, roofs
and driveways. Peak discharge fl ows are reduced to
rates and quantities at or below existing pre-project
FIGURE 5-2 SR 267 CULVERT
6.4
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
conditions by use of onsite retention facilities that
attenuate fl ows and provide infi ltration.
Snow storage and snow removal are important
considerations on-site and within the adjacent public
road and highway rights-of-way. Snow will be stored
on-site in landscape areas and other undeveloped
areas. If the required amount of snow storage cannot
be handled on-site, it will be hauled off -site to a
permitted disposal site such as the Eastern Regional
Landfi ll Transfer Station. Storm water runoff from
snow storage areas will be routed through water
quality treatment facilities prior to discharge. Snow
removal shall be further described in a Maintenance
Agreement between property owner and the Town.
2.4 Water Quality
Water quality controls for the project shall be
implemented in compliance with local, State and
Federal requirements. California State Water
Resources Control Board (SWRCB) enforces the
federal Clean Water Act and Porter-Cologne Water
Quality Control Act, including administration of
National Pollutant Discharge Elimination System
(NPDES) permits. Lahontan Regional Water Quality
Control Board (LRWQCB) has surface water and
groundwater objectives, prohibitions and guidelines
as set forth in the Water Quality Control Plan for the
Lahontan Region (Basin Plan).
During construction, Best Management Practices
(BMP’s) including temporary erosion control
facilities shall be implemented to control any
pollutants that could potentially aff ect the quality
of storm water discharges from the site. A Storm
Water Pollution Prevention Plan (SWPPP) will
be prepared and the project will comply with the
State of California’s General Permit for Storm
Water Discharges Associated with Construction
and Land Disturbance Activities. Th is includes
implementation, maintenance and inspection of
non-storm water and storm water discharge; erosion
and sediment control measures; materials and waste
management; general site clean-up; vehicle and
equipment cleaning, fueling and maintenance; and
spill control ensuring that no materials other than
storm water are discharged in quantities which will
have an adverse eff ect on receiving waters.
Post Construction BMP’s will also be implemented
in accordance with NPDES Stormwater Phase II and
Town of Truckee’s municipal separate storm sewer
system (MS4) requirements. Post Construction
BMP’s include runoff control measures, water quality
facilities, operations and maintenance program,
employee training, recycling and waste disposal
program and public education (signage/brochures)
for storm water protection. Permanent water quality
facilities that remain in place upon completion of
the project such as bio-swales, retention basins
and water quality inlet structures remove and fi lter
potential common pollutants such as oil and grease
from roadways, pesticides from lawns, sediment,
and carelessly discarded trash prior to discharge of
storm water to natural water course.
3 | Sanitary Sewerage
Wastewater collection and conveyance is provided
by the Truckee Sanitary District (TSD). Wastewater
treatment is provided by the Tahoe-Truckee Sani-
tary Agency (T-TSA). Sewage is currently collected
primarily by gravity fl ow throughout adjacent devel-
oped areas, and is transported in a sewer main line at
Joerger Drive for conveyance to the treatment plant
located east of the Town of Truckee.
Figure 5-3 shows the points of connection and the
mainline extensions needed to serve this project.
Th e on site sewer line layouts in each sub-District
are shown with dashed lines. Final sewer collection
system layouts and pipe sizes will depend on the
building layouts and will comply with TSD design
requirements.
6.5
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
Figure 5-3 also details the existing sewer mainline and
the proposed mainline extensions. Each sub-District
may build its own stand alone mainline extension and
connection, independent of the order of phasing, as
described herein. Th e Neighborhood District shall
connect to the existing 21” sanitary sewer near its
northern boundary. Th e RM-F zoning area at the
intersection of Hope Court / Brockway Road shall
connect to the existing sanitary sewer in Brockway
Road and extend it east along Hope Court. Th e elevation
of the existing point of connection will determine
how much of the Hope Court site can be served by
gravity sewer and whether or not service pumps are
required. Development along Joerger Drive shall
connect to the existing 21” sanitary sewer at its north
boundary. A mainline extension within Joerger Drive
is not necessary. Th e remainder of the CRS Zoning
area would be required to connect on site by extending
the existing 6” sewer stubs along Soaring Way. Final
mainline extensions and on site system layouts will
comply with TSD design requirements. Each Specifi c
Plan area shall provide easements as required by TSD
for the public sanitary sewer improvements and access
thereto.
4 | Water
4.1 Water Supply
Water service in Truckee
is provided by the Truckee
Donner Public Utility
District (TDPUD), a
publicly owned utility
providing electric and
water service since 1927.
Th e District operates
three water systems in
the Truckee area: the
Hirshdale System, the
Truckee System, and the
Donner Lake System. Th e
Truckee System serves the Joerger Ranch Plan Area.
Existing transmission, distribution and treated
water storage facilities will serve both existing and
future demand from the planned development. Th is
basic infrastructure has developed by TDPUD in
accordance with the Water Master Water Plan and
is suffi cient to supply the project. Water mainlines
are located within the adjacent roadways and will be
extended throughout the project site for domestic
water distribution and fi re suppression.
Th e project water demand is equivalent to, or less than,
the amount of water required per the General Plan
and TDPUD Water Master Plan. Water consumption
will be reduced in accordance with California Green
Building Standards Code (CalGreen) water saving
mandates through the use of water effi cient fi xtures,
fi ttings, fl ow restrictors and irrigation controllers.
4.2 Existing System
Figure 5-4 shows the TDPUD water distribution sys-
tem in the vicinity of this project. Existing water main
sizes are shown.
FIGURE 5-3
6.6
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
4.3 Proposed System
Figure 5-4 also shows the points of connection and
the water mainline extensions needed to serve this
project. Th e layout of these mainline extensions
will comply with the TDPUD Water System Master
Plan and meet their approval. Th e on site water line
layouts in each Specifi c Plan area are shown with
dashed lines. Final water line layouts and pipe sizes
will depend upon the results of hydraulic analysis that
take into account existing system pressures, project
elevations, fi re fl ow requirements and domestic
demands. Hydraulic analysis will be performed with
the existing TDPUD hydraulic model, in accordance
with their design requirements.
5 | Energy
5.1 Electric Service
Th e Joerger Ranch Project lies within the service
area of Truckee Donner Public Utility District
(TDPUD). Existing electrical
transmission lines and service
distribution lines lie adjacent
to and within the Plan Area.
Electrical service facilities will
be extended from existing
TDPUD infrastructure and
shall be upgraded as necessary
to adequately serve the project
as it develops and shall be
designed to accommodate
ultimate development at build
out. Th ese facilities shall be
designed and extended as
directed by TDPUD and in
accordance with TDPUD and
California Public Utilities
Commission (CPUC) rules.
Common trench utilities including electric,
natural gas, telephone, and cable TV
services shall be located underground within public
utility easements. Placement of transformer boxes
shall be coordinated with TDPUD.
5.2 Natural Gas
Natural gas service is provided to the Truckee area
by Southwest Gas Corporation. Existing natural gas
transmission lines and service distribution lines lie
adjacent to and within the Plan Area. Natural gas facilities
will be extended from existing Southwest infrastructure
in Martis Drive and shall be upgraded as necessary to
adequately serve the project as it develops and shall be
designed to accommodate maximum build out. Th ese
facilities shall be designed and extended as directed by
Southwest Gas and in accordance with Southwest and
California Public Utilities Commission (CPUC) rules.
Natural gas lines will be included within the common
trench utilities which shall be located underground within
public utility easements. Placement of gas service meter
locations shall be coordinated with Southwest Gas.
FIGURE 5-4
6.7
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
6 | Telecommunications
Telecommunications service is provided by AT&T.
Cable TV is provided by Suddenlink Communications.
Satellite TV is also available. Telecommunications
service facilities will be extended from existing
infrastructure and shall be upgraded as necessary
to adequately serve the project as it develops. Th ese
facilities shall be designed and extended as directed
by telecommunications providers and in accordance
with their rules. All utilities including electric, natural
gas, telephone, and cable TV services shall be located
underground. Southwest Gas.
7 | Law Enforcement &Fire Protection
7.1 Law Enforcement
Police service in Truckee is provided by the Truckee
Police Department. Th e Police Department operates
out of its headquarters at 10183 Truckee Airport Road
on the easterly terminus / intersection with Soaring
Way and less than a ¼ mile from the
Plan Area. All calls are responded to
from the Department’s headquarters,
allowing for a fast response time to the
Plan Area.
7.2 Fire Protection
Th e Truckee Fire Protection District
(TFPD) provides fi re prevention,
fi re suppression, emergency medical
care and/or transportation, assorted
rescue services, and public education
services within the Town of Truckee.
Th ree TFPD fi re stations are located
in close proximity to the Plan Area:
Station 91 in Downtown Truckee,
Station 92 in the Gateway area, and
Station 96 in the Truckee Tahoe
Airport area. Th ese three TFPD fi re stations
are located and staff ed as follows: Station 91 in
Downtown is located in downtown Truckee and houses
the Fire Chief’s offi ce, the District’s administrative staff
and the Prevention Bureau. Station 92, in the Gateway
area, is located next to the Truckee High School and in
front of the Sierra Mountain Middle School. It is the
District’s largest station with the most equipment.
Th e Town of Truckee lies within a high Fire
Hazard Severity Zone, as defi ned by the California
Department of Forestry, indicating that wildland fi res
are considered to pose a signifi cant hazard. Th e level of
fi re danger risk within the town ranges from moderate
to very high based on the density of development
within a particular area and its proximity to forested
areas.
8 | Solid Waste & Recycling
Solid waste removal and recycling services for the
Town of Truckee are provided by the Tahoe-Truckee
Sierra Disposal (TTSD) Company. Two separate
bodies make up the TTSD: Tahoe Truckee Disposal
FIGURE 5-5
6.8
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
(TTD) and the Eastern Regional Landfi ll Material
Recovery Facility (MRF). TTD is responsible for
collecting household waste and recyclables to the
MRF. Th e MRF is the recycling center for household
and construction materials that acts as a transfer
station for household waste. Incoming solid waste
is either recycled or transported to the Lockwood
Regional Landfi ll in Storey County, Nevada. Th is
1,535-acre site has a 60-year capacity to accommodate
the buildout projections for the TTSD’s service area.
Currently, TTSD is in its twelft h year of an 80-year
contract for disposal services at the landfi ll.
TTD is the collection division of TTSD and operates
close to 40 vehicles to collect waste. TTD uses a
combination of rear mounting bin pick up trucks for
single-family residences and low-density areas, and
front loader garbage trucks for commercial and multi-
family areas. Funding for solid waste collection comes
from collection fees. TTSD handles approximately
60,000 tons of waste per year and is operating at 50
percent of their total capacity of 120,000 tons per year.
In 2002, the capacity of the MRF facility and transfer
station were increased by 100 percent. TTSD plans on
continuing to expand their services to accommodate
the growth and increasing needs of their service area.
9 | Mail Service
Mail delivery and collection is provided for the
Town and surrounding region by the U.S. Postal
Service (USPS) from a distribution facility located in
Downtown Truckee. Th e project development will
include “clustered” type mailboxes – including free-
standing, pedestal-mounted cluster box unit (CBU),
or other cluster mailboxes mounted in a wall, kiosk,
or shelter in accordance with USPS regulations and
requirements.
Chapter 7
Implementation & Phasing
7.2
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th is section is intended to identify the orderly
development implementation and phasing of
the Joerger Ranch Specifi c Plan infrastructure.
Th e Joerger Ranch Specifi c Plan area is divided by
state and local roadways that create four separate
and distinct quadrants. Market demand, economic
conditions and fi nancing will all factor into the
incremental implementation and phasing of uses.
2 | Common Infrastructure
Th e overall Joerger Ranch Specifi c Plan has
common infrastructure improvements that
benefi t all properties within the plan area. Th ese
improvements are needed to be constructed when
major portions of the plan area develop. Th ese
improvements are categorized in three separate
components:
• Highway 267 / Brockway Road / Soaring Way
intersection improvements;
• East Side Soaring Way / Joerger Drive
improvements; and
• West Side Brockway Road / Martis Drive
improvements.
Concurrent with development west of Highway 267
in the BIZ zone or development east of Highway
267 within either the CR zone or M1 zone,
intersection improvements at Highway 267 shall
be constructed (see Figure 7-1). Th e fi rst property
owner to develop either of the areas listed above
is responsible for all costs associated with these
roadway improvements, including design fees. All
properties within the plan area shall contribute
their “fair share” portion of these costs. Th e fi rst
developing entity to construct these improvements
will be entitled to reimbursement fees from all
other properties within the plan area at the time
those properties develop.
In addition, all development east of Highway 267
shall be responsible for the Joerger Drive / Soaring
Way roundabout and Soaring Way & Joerger Drive
improvements, including utilities (see Figure 7-2).
All development west of Highway 267 shall be
responsible for improvements to Brockway Road
and Martis Drive, including utilities (see Figure
7-3).
Th e existing winery is a “legal non-comforming
use” which will allow the winery to continue its
current operation without being subjected to the
west side infrastructure requirements as outlined in
this Chapter. If the Winery use is discontinued or
substantially changes, the new use would be subject
to the provisions of this Chapter.
Common area infrastructure improvements and
site specifi c frontage improvements required by
the Specifi c Plan are divided into three sections:
(1) Improvements at Hwy 267/Brockway Road/
Soaring Way intersection; (2) Improvements east of
Hwy 267; and (3) Improvements west of Hwy 267.
7.3
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
Highway 267 / Brockway Road / Soaring Way
• Construct a right turn lane, 5 foot wide Class II Bike Lane and 5 foot wide sidewalk on south
side of Soaring Way from Hwy 267 to Joerger Drive.
• Widen Hwy 267 to add a northbound right turn lane.
• Construct a right turn lane, 5 foot wide Class II Bike Lane, and 5 foot wide sidewalk on south
side of Brockway Road from Hwy 267 to Hope Court.
• Construct a 5 foot wide Class II Bike Lane on north side of Brockway Road from Hwy 267 to
the location of the Class I Trail on Brockway Road.
• Construct a crosswalk connecting at the sidewalk on Brockway Road across Hwy 267 to
Soaring Way sidewalk.
FIGURE 7-1: HIGHWAY 267 / BROCKWAY ROAD / SOARING WAY INTERSECTION IMPROVEMENTS
7.4
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
Soaring Way / Joerger Drive Improvements (East Side)
• Construct roundabout at Soaring Way and Joerger Drive.
• Construct Class II bike lane, curb, gutter and sidewalk on both sides of Soaring Way from the
roundabout to the eastern edge of the Parcels 2 and 3.
• Construct a 5-foot wide Class I bike lane on both side of Joerger Road.
• Extend 16” water line within Soaring Way along Joerger Drive to the existing 24” line in
Joerger Drive.
• Install all required utilities.
FIGURE 7-2: SOARING WAY / JOERGER DRIVE IMPROVEMENTS
7.5
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
Brockway Road / Martis Drive Improvements (West Side)
• Construct Class I Bike lane on the east side of Hope Court along the frontage of 3
• Construct Class II Bike lane on the North side of Brockway Road from Hope Court to Martis
Drive.
• Construct new intersection at Martis Drive and Brockway Road.
• Construct Martis Drive with a Class I Bike lane from Brockway Road to the north property
line of parcel 5
• Extend a 12” waterline from Brockway Road along Martis Drive and across Hwy 267 to
connect with the 16” waterline in Joerger Road.
• Install require sewer and utility lines.
* Th e Community Building proposed on Parcel 4 (along Hope Court) would be solely responsible for
and only subject to the utility, roadway, and Class I bike lane improvements on Hope Court.
FIGURE 7-3: BROCKWAY ROAD / MARTIS DRIVE IMPROVEMENTS
7.6
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
3 | Aff ordable Housing
Th e Joerger Ranch Development, being comprised
of both residential and non-residential components
will require “Inclusionary Housing” (section
18.214, Truckee Development Code) for residential
development as well as “Workforce Housing”
(section 18.216, Truckee Development Code) for
non-residential development.
4 | Inclusionary Housing
Fift een percent (15%) of all new residential dwelling
units within a residential development project shall
be aff ordable based upon the criteria identifi ed in
Section 18.214.04 of the Truckee Development
Code. Th e individual parcel owner/developers
shall comply with this requirement by either
constructing “for sale”, or “for rent”units, payment
of an in-lieu fee, or by a Town Council approved
alternative equivalent proposal, as specifi ed in
Section 18.214.04.
5 | Workforce Housing
Workforce housing shall be required for all non-
residential development and shall be calculated
based upon the number of full-time equivalent
employees divided by 28, per Section 18.216 of
the Truckee Development Code. Th e individual
parcel owner/developers shall comply with this
requirement by either constructing “for sale”, or “for
rent”units, payment of an in-lieu fee, or by a Town
Council approved alternative alternative equivalent
proposal.
Generally for both inclusionary and workforce
housing required, the units may be single family,
multi-family attached, or mixed-use loft type units
and shall incorporate the design guidelines as
included within the Joerger Ranch Specifi c Plan.
Th e in-lieu fee in eff ect at the time of an individual
project approval shall be the amount per aff ordable
unit required, unless a subsequent update of the in-
lieu fee is adjusted lower and is in eff ect at the time
the fee is required to be paid, then the lower of the
two amounts shall be paid.
Aff ordable housing units that are required and
intended to be constructed in conjunction with
another building shall be designed and generally
built concurrently. A certifi cate of occupancy will
not be issued for the non-aff ordable building until
a certifi cate of occupancy has been issued for the
aff ordable unit.
Generally, when a use is proposed beyond the initial
Joerger Ranch Phase I subdivision map, the in-lieu
fee(s) shall be paid prior to issuance of the building
permit. Th e Community Development Director
may approve a deff erral of the payment until
occupancy of a structure if the applicant enters into
a recorded agreement with the Town to pay the fee.
Additionally the individual parcel owner/developers
shall be able to utilize any additional alternatives,
incentives, or exceptions that exist, or added to the
Development Code, or annual aff ordable housing
update by Town Council in eff ect at the time that
the in-lieu fee, or aff ordable housing units are to be
constructed.
Chapter 9
Glossary
8.2
C HAPTER 8 | GLOSSARY J OERGER RANCH SPECIFIC PLAN
Unless otherwise provided herein, the defi nitions within the Truckee Development Code (Section 18.220)
shall apply.
Auto / RV / Boat / Motorcycle Repair & Service (small dealership).
BIZ. See “Business Innovation Zone”.
BP. See “Business Park”.
Building Material Sales. Selling of materials which are used for the purpose of building and construction.
Building / Structure Frontage. Th e building elevation which fronts on a public street, pubic parking lot,
private parking lot available to the general public, or pedestrian walk where customer access to a structure is
available.
Business Innovation Zone. Land Use designation (BIZ) intended to attract new manufacturing /
industrial businesses and provide opportunities for existing local businesses to expand or relocate;
including businesses that provide Research and Development, production of local products (custom
wood furniture, specialty food/spirit products), green construction design and material production and
other similar uses.
Business Park. Land Use designation (BP) intended to attract a variety of business uses that can service
the employment and recreational needs of the area such as vehicle/recreational dealerships, warehousing
space, specialty food production, light manufacturing, and indoor fi tness centers & training facilities .
California Environmental Quality Act (CEQA). State law (California Public Resources Code Sections
21000 et seq.) requiring public agencies to document and consider the environmental eff ects of a proposed
action, prior to allowing the action to occur.
California Public Utilities Commission (CPUC). Th e governmental agency which regulates the terms and
conditions of public utilities in the State.
Cohousing. A type of intentional community composed of private homes supplemented by shared facilities.
Th e community is planned, owned and managed by the residents who also share activities which may include
cooking, dining, child care, gardening, and governance of the community. Common facilities may include
a kitchen, dining room, laundry, child care facilities, offi ces, internet access, guest rooms, and recreational
features.
CR. See “Regional Commercial”.
CRS. See “Regional Support Commercial”.
Detached Cottage Cluster. See “Small Lot Cottage Housing”.
8.3
J OERGER RANCH SPECIFIC PLAN G LOSSARY | C HAPTER 8
Development. Any construction activity or alteration of the landscape, its terrain contour or vegetation,
including the erection or alteration of structures. New development is any construction, or alteration of an
existing structure or land use, or establishment of a land use, aft er the eff ective date of this Development
Code.
Development Agreement. A contract between the Town and an applicant for a development project, in
compliance with Chapter 18.150 (Development Agreements) of this Development Code and Government
Code Sections 65864 et seq. A development agreement is intended to provide assurance to the applicant
that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval
applicable to the project at the time of approval, regardless of any changes to Town policies, rules, and
regulations aft er project approval. In return, the Town may be assured that the approved project will contain
elements and components that are in the best interests of the Town and will promote the public interest and
welfare of the Town.
Development Code. Th e Town of Truckee Development Code, Title 18 of the Truckee Municipal Code,
referred to herein as “this Development Code.”
Development Permit. A document authorizing the holder to proceed with development of a project. s
District. See “Zoning District.”
Duplex. A detached residential structure under single ownership containing two dwellings.
Garden Apartment. Low-rise apartment buildings (3-stories or less) built with landscaped grounds
surrounding them. Th e apartment buildings are oft en arranged around courtyards that are open at one end.
A garden apartment has some characteristics of a townhouse: each apartment has its own building entrance,
or just a few apartments share a small foyer or stairwell at each building entrance. Unlike a townhouse, each
apartment occupies only one level.
General Plan. Th e Town of Truckee General Plan, including all elements thereof and all amendments
thereto, as adopted by the Town Council under the provisions of Government Code Sections 65300 et seq.,
and referred to in this Development Code as the “General Plan.”
Greenhouse Farming. A greenhouse (also called a glasshouse) is a building in which plants are grown using
convection heating. Th ese structures range in size from small sheds to very large buildings. A greenhouse is
a structure with diff erent types of covering materials, such as a glass or plastic roof and frequently glass or
plastic walls. Greenhouse farming also includes vertical greenhouse farms and new growing methods such
as hydroponics and aeroponics.
Green Technology . A use that is environmentally friendly, developed and used in such a way so that it
doesn’t disturb the environment and conserves natural resources. Also includes environmental technology
and clean technology.
Housing unit. Any structure designed or used for the shelter or housing of one or more persons.
8.4
C HAPTER 8 | GLOSSARY J OERGER RANCH SPECIFIC PLAN
Land use permit. Authority granted by the Town to use a specifi ed site for a particular purpose, including
Conditional Use Permits and Minor Conditional Use Permits, Development Plans and Minor Development
Plans, Planned Development Permits, Temporary Use Permits, Variances and Minor Variances, and
Zoning Clearances, as established by Article IV (Land Use and Development Permit Procedures) of this
Development Code.
Large Floor Plate. Indoor fl oor layout consisting of 5,000 sf or larger in area.
Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated
street rights of way. Net lot area is exclusive of vehicular access easements which limit the use of the lot.
Lot frontage. Th e boundary of a lot adjacent to a public street right-of-way.
Lot line or property line. Any recorded boundary of a lot. Types of lot lines are as follows:
1. Front lot line. On an interior lot, the property line separating the parcel from the street. Th e front lot
line on a corner lot is the line with the shortest frontage. (If the lot lines of a corner lot are equal in length,
the front lot line shall be determined by the Director.) On a through lot, both lot lines are front lot lines
and the lot is considered to have no rear lot line.
2. Interior lot line. Any lot line not abutting a street.
3. Rear lot line. A property line that does not intersect the front lot line, which is most distant from and
most closely parallel to the front lot line.
4. Side lot line. Any lot line that is not a front or rear lot line.
Media Production. Website design and maintenance, graphic design and printing, point of sale systems,
point of sale support, and video services.
Pharmaceuticals. Of or relating to drugs used in medical treatment.
Public Improvements and Engineering Standards. Th e Town of Truckee Public Improvements and
Engineering Standards, as adopted by the Council.
Regional Commercial. Land Use designation appropriate for large fl oorplate commercial and offi ce uses that
serve both local and regional markets, including limited restaurant and specialty retail uses.
Regional Support Commercial. Land Use designation appropriate for local- and regional-serving retail
and service uses that benefi t from a highway/Downtown gateway location including recreational vehicle
sales, casual dining restaurants, and other retail and service businesses that cannot be easily accomodated
downtown. Th is district supports the CR district by creating additional opportunity for regional service and
retail uses.
Small Lot Cottage Housing. Small, modest, single- or double-storied single-family homes with narrow
setbacks and small yards, clustered near each other in a group.
8.5
J OERGER RANCH SPECIFIC PLAN G LOSSARY | C HAPTER 7
Targeted Land Use. Targeted Land Uses are those that are considered “preferred” or “highly desirable”.
Land uses within this category are identifi ed as those that cannot be easily accomodated in other
established or planned commercial areas within Town or signifi cantly contribute to the character of the
district. A Development Permit for Targeted Land Uses is only required for projects greater than 15,000
s.f. of gross fl oor area.
Transportation Center. A sheltered waiting area located where several bus routes converge that provides a
wider selection of destinations through greater transfer opportunities and a permanent presence of transit
service.
Wood Design & Fabrication. Manufacturing of soft wood and hardwood veneer and plywood; structural
wood members, and reconstituted wood panel products.
Zoning Clearance. Approval from the Planning Division certifying that a proposed structure or use of land
meets all applicable requirements of the Town’s Development Code for a specifi c zoning district.
Zoning district. Any of the residential, commercial, industrial, special-purpose, or combining districts
established by Article II of this Development Code (Zoning Districts and Allowable Land Uses), within
which certain land uses are allowed or prohibited, and certain site planning and development standards are
established (e.g., setbacks, height limits, site coverage requirements, etc.).