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HomeMy Public PortalAboutChapter 4-Jan9-2015Chapter 4 Land Use Standards & Guidelines CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 4.2 JOERGER RANCH SPECIFIC PLAN To successfully implement General Plan principles of fostering and strengthening a balanced economy, this Specific 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 identified as those that cannot be easily accomodated in other established areas within Town, significantly contribute to the character of the district, and /or support the respective economic cluster concept. A variety of potential "Land Uses" are listed in Table 1.1 A to provide flexiblity 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 floor area. DEVELOPMENT STANDARDS Development Standards address aspects of development that are essential to achieve the goals of the Specific Plan. Any new land use and /or structure shall comply with the standards identified in this Specific 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. JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER 4 Whereas conformance with standards is mandatory, conformance with guidelines is preferred and recommended. The review authority may interpret these design guidelines with some flexibility in the application to specific projects, as not all design criteria may be workable /appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed. LANDSCAPE STANDARDS & DESIGN GUIDELINES For Landscape Standards & Design Guidelines, refer to the Town of Truckee Development Code, Chapter 18.40 (Landscape Standards) and Chapter 18.42 (Landscape Design Guidelines). 4.3 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 0 x FIGURE 4 -2: CG ZONING DISTRICT Purpose Commercial zoning within the Joerger Ranch Specific Plan area is applied to areas appropriate for both local and regional - serving uses including larger floor plate uses not easily accomodated in other established commercial -zoned areas. The intent is to encourage locally operated businesses and land uses that can enhance Truckee's unique small town mountain atmosphere. Typical national retail chains are .. JOERGER RANCH SPECIFIC PLAN discouraged unless it can be demonstrated through an economic analysis that it would benefit the Town as a whole while still maintaining Truckee's unique small town mountain atmosphere. The General Commercial (CG) zoning districts include: • CL - Lifestyle Commercial • CR - Regional Commercial General 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 uses established prior to the date of the adoption of this Specific Plan and located in the River Protection ( -RP) or Historic Preservation ( -HP) overlay districts shall be considered a Targeted land use. CG -3: 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 -4: The construction and operation of solid waste & recyclable material storage areas shall comply with Development Code Section 18.30.150 (Solid Waste / Recyclable Materials Storage). CG -5: Maintain a minimum 30' building setback from Highway 267 right -of -way. Preserve tree clusters within this setback area and prohibit tree removal of greater than 12" diameter. CG -6: All land use applications for development on the CR (Regional Commercial) zoned parcel shall include a tree preservation plan for review and approval by the Planning Commission. The plan shall demonstrate that the proposed tree JOERGER RANCH SPECIFIC PLAN protection and removal will ensure the preservation of a sufficient amount of mature trees to screening buildings from views along Highway 267. CG -7: Prohibit the use of beige, tan, cream, white and similar colored stucco and plaster. General 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 buildings 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. CG -G4: Each building should have a clearly defined pedestrian access route connecting adjacent buildings throughout the project. Plazas and Paving Plazas & paving patterns should promote places where people can gather. CG -G5: Buildings should be arranged to create `outdoor rooms" or plazas. The location and purpose of plazas should be carefully considered to ensure they are functional. LAND USE STANDARDS & GUIDELINES I CHAPTER 4 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 given to hardscape, including color, pattern, durability and function. Example of Appropriate CG Architecture CG -G8: Permeable or interlocking pavers are preferred in heavily traveled pedestrian areas such as primary walkways and plazas. 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 contemporary styles that suggest a style from Truckees past without directly copying a style 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. 4. CHAPTER 4 I LAND USE STANDARDS & GUIDELINES CG -G13: Building materials, forms and details should reflect 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 facade. Blank, unarticulated building fagades 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 continuous building height. CG -G17: Combine horizonal and vertical elements to provide variation, interest and rhythm within and among buildings. CG-G18- Articulate the different parts of a building's fagade, arrangement of fagade 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. Entries CG -G20: 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 -G21: Design buildings on corner lots with two front entries facing each public right -of -way. 4.6 JOERGER RANCH SPECIFIC PLAN CG -G22: All building elevations facing and /or adjacent to Highway 267 should be well articulated and should include one or more of the following features to enhance the building's aesthetics. 25% of the wall surface area to window openings. • Use of window and /or entries that reinforce the pattern of small storefront spaces. Building Materials Inviting entiries with easy access are encouraged. 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, fluted 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 JOERGER RANCH SPECIFIC PLAN f. batten may be used in various sizes and widths. e. WOOD SIDING Various sizes and profiles of wood siding may be used in horizontal or vertical patterns. Stain, semi - transparent stain and painted wood are appropriate. 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. torten steel and similar metals). g. ORNAMENTAL AND STRUCTURAL STEEL Steel materials may be used as accent elements to reinforce the structural expression and crafted nature of the building. Appropriate uses include exposed structural numbers, metal banding at column bases, steel cross -ties and steel connectors at timber connections. Windows CG -G24: Window patterns should reflect 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. The roof design should avoid conflicts with drainage, safety issues LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ and landscaping. CG -G27: The 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 flashing 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. The use of light tans, beige and similar corporate shopping center palette shall be strongly discouraged. 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. 4.7 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES i JOERGER RANCH SPECIFIC PLAN Table 4.1A identifies the uses of land allowed by this Specific Plan in the commercial zoning districts, and the land use permit required to establish each use. Refer to the Development Code for definitions of land uses that are not specifically defined in this Specific Plan. Beverage Production & Food Production P UP Food & Beverage Distribution P(2) P Recycling - Reverse Vending Machines NP P Recycling - Small Collection Facility MUP MUP Health / Fitness Facilities P p Indoor Recreation Centers p p Membership Organization Facilities P p Outdoor commercial recreation T NP Parks & Playgrounds MUP MUP Schools - Public & Private UP UP Schools - Specialized Education & Training MUP P RESIDENTIAL USES Live / Work Units MUP MUP Multi - family Dwellings, 11 and more units NP UP Multi- family Dwellings, in commercial /industrial project MUP UP Work / Live Units MUP MUP Senior Housing NP UP RETAIL TRADE USES I Accessory Retail Uses p p Alcoholic beverage sales, other than beer and wine MUP MUP Auto Parts Sales NP p Bars & Drinking Establishments UP UP Convenience Stores NP UP Furniture, Furnishings, & Equipment Stores p T Grocery Stores or Specialty Market NP p Outdoor Dining & Seating Areas T p JOERGER RANCH SPECIPIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ Outdoor Sales & Displays of Merchandise T MUP Plant Nurseries & Garden Supply Stores T P Restaurants, Fast Casual P P Restaurants Table Service P P Retail Stores, General Merchandise P* P Retail Stores, General Merchandise - Large P T SERVICE USES Automated Teller Machines (ATMs) NP P Banks & Financial Services NP P Business Support Services NP P Car Wash NP UP Laundromat NP P Lodging / Hotel NP P Non -profit Community Building T* NP Offices, accessory to primary use P P Offices, business & professional - Large P P Offices, business & professional P. P Personal Services P P Public Buildings and Structures UP (3) UP (3) Public Safety and Utility Facilities UP UP Research & Development (R &D) P P Service Stations NP UP Veterinary Clinics, Animal Hospitals, Kennels, Boarding UP UP Visitor Center P P TEMPORARY USES Commercial Filming TUP TUP Off -site Contractor's Construction Yard TUP TUP Offices, temporary TUP TUP On -site Material Processing TUP TUP On -site Soil Remediation Activitiess TUP TUP Outdoor Retail Sales, temporary TUP TUP 4.9 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES JOERGER RANCH SPECIFIC PLAN Seasonal Sales Lot TUP TUP Temporary Events, Non -profit Organization 'SUP TUP Temporary Work Trailers TUP TUP TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES Broadcasting Studios P P Electrical Utility Facilities UP UP Pipelines UP UP Telecommunications Facilities UP UP Transit Stations & Terminals UP UP Transit Stops Shelters P p Utility Lines P p Key to Permit Requirements P Permitted use. Zoning Clearance required for projects with less than 7,500 sq. ft. of floor area and less than 26,000 sq. ft. of site disturbance. DP Development Permit required for permitted projects with 7,500 sq. ft. or more of floor Area or 26,000 sq. ft. or more of site disturbance NP Not permitted. UP Conditional use. Use Permit approval required MUP Conditional use. Minor Use Permit approval required TUP Temporary Use Permit approval required T Targeted Land Use (preferred use). Permitted. Development permit required ONLY for projects greater than 15,000 s.f. of floor area or 20 or more residential units; zoning clearance for less than 15,000 s.f. or less than 20 residential units. Notes: 1. Definitions of the listed land uses are in Section 7 (Definitions, Glossary). (2) Ancillary distribution of products that are produced or stored on site is permitted, provided that such use does not generate more than 10 trips per day for vehicles less than 10,000 lbs. (3) Permitted if the public agency use (e.g. office, outdoor storage, etc.) is permitted in zoning district; UP otherwise. *Identified Land Uses specific to the CL -1 site located on Hope Court This site has been offered for a local non -profit community center. If the non -profit group elects not to pursue development on this site, limited office /retail land uses maybe pursued. 4.10 JOERGER RANCH SPECIFIC PLAN General Development Standards LAND USE STANDARDS & GUIDELINES I CHAPTER 4 The 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 modified by this Specific Plan, as shown on the applicable exhibits and as provided in the following table: Front Setback Side Setback Rear Setback Floor Area Ratio (FAR) Height Limit Parking & Loading Site Coverage Landscaping Outdoor Activities CL 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. Minimum: 0 -foot; 6 -foot landscaped setback when parking is proposed No minimum except as may be required by other standards and /or guidelines contained within this Specific Plan. 0.25 Maximum 50 feet 0.25 Maximum 50 feet As required by Development Code Chapter 18.48 (Parking and Loading Standards) No maximum As required by Development Code Chapter 18.40 As allowed by Development Code Chapters 18.58.190 & 18.58.200 4.11 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES FIGURE 4 -2.1: CL ZONING DISTRICT Purpose The 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 and Brockway Road. The underlying cluster concept for this zone groups uses that reflect Truckee's outdoor lifestyle and desire for social connectivity. The CL zone is applied to the two parcels described below and is appropriate for businesses that promote the varied and interesting mix of land uses and architecture that currently exist within the Brockway Road Corridor. Desired uses include unique locally -owned and operated retail, service, non -profit and recreation uses, particularly those with outdoor display and /or activity. CL Parcel - 2.0 -acre parcel at the northeastern end of Brockway Road. This parcel is developed with a legal non - conforming, locally -owned and operated, winery with outdoor recreational amenities including bocce courts and barbeques. The continued use of the winery is permitted and encouraged and new uses proposed within 4.12 JOERGER RANCH SPECIFIC PLAN this zone should be compatible with the winery operations. Cl -1 Parcel - 2.7 -acre triangular- shaped parcel located at the intersection of Hope Court & Brockway Road. This parcel is currently undeveloped. Its gateway location provides the opportunity to create a welcoming entrance to the Brockway Road Corridor and Downtown. Current challenges with this site are its proximity to existing residential uses and major regional roadways, an irregular shape, and a steep drop - off in topography to the northeastern edge. To implement Specific Plan goals and recognizing the site constraints, development potential of the CL -2 parcel is limited. The Targeted Land Use is a "non -profit center." This site has been offered to a local non -profit community group for development of a community center. Should the non -profit group elect not to pursue development of a community center at this site, other land uses may be considered that promote Truckee's outdoor lifestyle. Although both of these parcels are based on the clustering of Truckee lifestyle uses, due to the uniqueness of each parcel, this Specific Plan identifies separate allowed land uses as well as development standards and guidelines for each parcel. Target Uses • Home furnishings / furniture with indoor and outdoor displays • Health, fitness, wellness • Outdoor commercial recreation • Casual dining restaurants with outdoor dining • Wine tasting facilities & beverage garden • Retail with outdoor sales & displays • Outdoor gear sales & rentals JOERGER RANCH SPECIFIC PLAN • Garden supplies & nursery sales • *Community- serving uses (ie. non - profit) *Denotes CL -I Land Use ONLY LAND USE STANDARDS & GUIDELINES I CHAPTER 4 CL -G4: New buildings should be located near Brockway Road similar to the buildings to the west of the site and provide sufficient area to accommodate outdoor display areas between the bike trail and the buildings. Examples of Outdoor Recreation Businesses CL Development Standards CL -1: A 10 -foot wide Class I bike path shall be provided along the frontage of Brockway Road bewtween Mountain Home Center and Highway 267. CL Design Guidelines CL-GI: Preserve and enhance the open character and qualities of the Brockway Road corridor by including appropriate buffering 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: Land uses within the CL zoning district are encouraged to provide outdoor retail sales area, outdoor display, outdoor dining, or public gathering space. Example of a Beverage Garden 4.13 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES ►� �1 Or c� G ac r r # .,. �p �a r rig FIGURE 4 -2.2: CR ZONING DISTRICT PuLrpose The CR zoning district is applied to an 16.3 acre site fronting Soaring Way and abutting State Highway 267 appropriate for large floorplate commercial and office uses that serve both local and regional markets, including limited restaurant and specialty retail uses. The targeted uses for the CR zoning district include grocery and /or specialty food markets; and large floor plate commercial, office and retail businesses with building footprints 5000 S.E or larger. National retail chains are discouraged unless it can be demonstrated through an economic analysis that such a sue will benefit the Town as a whole and avoid or minimize economic impacts to Downtown (See Policy P7.3). 4.14 JOERGER RANCH SPECIFIC PLAN Target Uses • Grocery market • Specialty food market • General merchandise Large floor plate • Home furnishings & applicances - Large floor plate • Apparel - Large floor plate • Office - Large floor plate • Casual dining restaurants Well Articulated Large -Floor Plate Building Design Example of Casual Dining Restaurant 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 buffer 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. The 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. JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ CR 5: Parking lots located within 300 -feet of the State Highway 267 right -of -way boundary shall provide screening equivalent to two trees and four shrubs for every five parking stalls. Where the review authority determines that the parking is sufficiently screened by buildings, this requirement may be lessened. CR Design Guidelines CG -G1: Connectivity should be provided between all buildings. For pedestrian connections that cross parking areas, stained or 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 and retain existing tree clusters, where possible. CG -G5: Provide a Class I trail within the Open Space that fronts State Highway 267 between Soaring Way and the lodging use to the southeast. CG -G6: Incorporate the existing trees along State Highway 267 into the parking area landscape design, where feasible, to form a buffer zone that allows for filtered views from the roadway to the Center. CR G7: Building orientation should be considered with respect to views from State Highway 267 and Soaring Way. 4.15 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES •� '� .r r1 � y i 'j o M. ,r-W it .�i1 .. �� i w 1 v) �o 'I < 0 r � 1 4.16 4 • r 6 M1 5.1 c BIZ -1 - -- 2,6 ac BIZ &6 ac �i�i,• e i r� •r IL a, r t�."r A t� 4 l e ` 4.4 4 ac I FIGURE 4 -3: M ZONING DISTRICT JOERGER RANCH SPECIFIC PLAN Purpose The intent of M Zoning District in the Joerger Ranch Specific Plan is to attract new manufacturing and industrial businesses and provide opportunities for relocation of Truckee River corridor businesses. The primary goal of the M district is to promote economic diversification 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. The M District also is intended to encourage relocation of industrial and manufacturing uses from the Truckee River Corridor. The M District within the Joerger Ranch Specific Plan is divided into two sub -zones to better promote the District's purpose: (1) "Business Innovation Zone" (BIZ) for the land area west of State Highway 267 and (2) "Manufacturing/ Industrial" (M1) for that land area east of State Highway 267. The 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. This zone would support more light industrial uses in a campus setting in support of the business innovation economic cluster. The M1 zoning along Soaring Way is intended to attract a variety of manufacturing /industrial uses. Uses such as warehousing space, specialty food production, manufacturing, lumber yard, home improvement center and auto repair are allowed JOERGER RANCH SPECIFIC PLAN within this zone. Both the BIZ and M1 zoning districts have General Development Standards and General Design Guidelines to guide new development within each designation. These General Development Standards and Design Guidelines are intended to be implemented for the purpose of creating a relatively consistent theme within the Plan Area. Each zoning district also has specific standards and guidelines to encourage economic diversity and expansion and promote specific goals within each zone. If, through implementation of the Plan, there is a conflict between standards and guidelines, the specific standards and guidelines shall take presidence. The following are General Development Standards and Design Guidelines applicable to both the BIZ and M1 zoning districts, followed by the standards and guidelines specific to each sub -zone: General 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: The 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. LAND USE STANDARDS & GUIDELINES I CHAPTER 4 General Design Guidelines M -G1: Service areas at the rear of buildings should be consolidated, where feasible, in order to minimize pedestrian conflicts. M -G2: Green Building practices are encouraged. Construction of the buildings and related infrastructure should promote healthy, efficeint building practices. See Section 3.8 for more specifics. 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 reflect Truckee's small town mountain character. M -G& The buildings should incorporate a combi- nation of 1- and 2 -story massing, anchored by verti- cal 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 reflect 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. 4.17 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 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 ap- pear to be divided into distinct massing elements. M -G13: Articulate the different parts of a buildings fagade through the use of color, the arrangement of fagade elements and /or a change in materials. M -G14: Break up large, dominating buildings with landscape materials, awnings, eaves, windows or other architectural ornamentation along with com- binations 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 de- signed 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 separate entrance. Building Materials M -G 19: 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 JOERGER RANCH SPECIFIC PLAN functionally durable and attractive. Formed, fluted 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 profiles 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 maybe used as accent elements to reinforce the structural expression and crafted 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 reflectance 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. JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ Roofs M -G23: Roofs should be designed to consider snow shedding, and include details such as ventilation, insulation, gutters, etc. The roof design should also avoid conflicts with drainage and safety issues and landscaping. M -G24: Roof overhangs shall be used to shade large glass areas and avoid reflective glare. Colored and reflective glass is discouraged. Gutters and Downspouts M -G25: Gutters and downspouts should be designed to effectively divert water away from entries. M -G26: Gutters, downspouts, splitters and flashing 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. 4.19 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 4.20 JOERGER RANCH SPECIFIC PLAN Table 4.2A identifies the uses of land allowed by this Specific Plan in the manufacturing districts, and the land use permit required to establish each use. Beverage & Food Production & Distribution P T Clothing Products p UP Furniture & Fixtures Manufacturing P P Glass Products P ■ P Handcraft Industries P P Lumber & Wood Products P NP Machinery Manufacturing P NP Metal Fabrication, Machine & Welding Shops T UP Pharmaceuticals P NP Printing & Publishing P P Stone & Cut Stone Products P NP Structural Clay & Pottery Products P NP Warehousing, Wholesale & Distribution T P Green Technology T T RECREATION, 1 • PUBLIC Churches / Places of Worship NP NP Community Centers NP NP Docks and Piers, commercial NP NP Health & Fitness Facilities P P Parks & Playgrounds NP MUP Schools - Specialized Education & Training NP MUP RESIDENTIAL Live / Work Units MUP MUP Multi- family Dwellings, in commercial /industrial project MUP MUP Work / Live Units MUP MUP JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ Accessory Retail Uses P P Alcoholic beverage sales, other than beer and wine MUP MUP Auto Parts Sales P NP Building Material & Supply Sales P P Furniture, Furnishings, & Equipment Stores P P Greenhouse Farming P T Outdoor Sales & Displays of Merchandise MUP MUP Plant Nurseries & Garden Supply Sales P P Restaurants, Fast Casual NP P Restaurants, Table Service NP P Retail Stores, General Merchandise P P SERVICE USES Auto /RV /Boat /Motorcycle Repair & Service T NP Business Support Services NP P Card Lock Fueling Facility P NP Construction Yard P NP Office Complex, Large Floorplate NP T Offices, Accessory to Primary Use P P Offices, Business & Professional NP P Outodoor Storage & Work Areas P UP Public Buildings & Structures UP(2) UP(2) Public Safety & Utility Facilities UP UP Repair & Maintenance - Consumer Products P P Research and Development (R &D) P T Snow Removal Business P NP Veterinary Clinics, Animal Hospitals, Kennels, Boarding P MUP 4.21 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES Commercial Filming Off site Contractor's Construction Yard Offices, temporary On -site Material Processing Outdoor Retail Sales, temporary Temporary Events, Non -profit Organization Temporary Work Trailers Commercial Parking and /or Vehicle Storage Electrical Utility Facilities Pipelines Telecommunications Facilities Tow Yard Transit Stations & Terminals Transit Stops Shelters Utility Lines JOERGER RANCH SPECIFIC PLAN TUP TUP NORM TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP UP UP NP UP UP UP UP NP UP UP P P P P to Permit Reauirements P Permitted use. Zoning Clearance required for projects with less than 7,500 sq. ft. of floor area and less than 26,000 sq. ft. of site disturbance. DP Development Permit required for permitted projects with 7,500 sq. ft. or more of floor Area or 26,000 sq. ft. or more of site disturbance NP Not permitted. UP Conditional use. Use Permit approval required MUP Conditional use. Minor Use Permit approval required T Targeted Land Use (preferred use). Permitted. Development permit required ONLY for projects greater than 15,000 s.f. of floor area or 20 or more residential units; zoning clearance for less than 15,000 s.f. Notes: (1) Definitions of the listed land uses are in Section 7 (Definitions, Glossary). (2) Permitted if the public agency use (e.g. office, outdoor storage, etc.) is permitted in zoning district; UP otherwise. (3) Outside displays for recreational vehicles, autos, boats, motorcycles, etc. 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. 4.22 JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER 4 General Development Standards The 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 modified by this Specific Plan, as shown on the applicable exhibits and as provided in the following table: Front Setback Side Setback Rear Setback Floor Area Ratio (FAR) Site Coverage Open Space Height Limit Parking & Loading Landscaping Outdoor Activities M1 None None None 0.25 Maximum BIZ None None None 0.25 Maximum No limitation other than minimum landscape requirements per Chapter 18.40 of the Development Code No minimum No minimum 50 feet 35 feet As required by Development Code Chapter 18.48 (Parking & Loading Standards) As required by Development Code Chapter 18.40 (Landscape Standards) All sales, displays and storage shall be conducted within an enclosed building, unless outdoor activities are approved in compliance with 18.58.190 (Outdoor Display and Sales Standards) and 18.58.200 (Outdoor Storage and Work Areas). 4.23 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES ti �OVO P r� s so 4- F • Purpose Iw Q) W O �. Z FIGURE 4 -3.1: M1 ZONING DISTRICT The M1 Zoning District 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. This 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 4.24 JOERGER RANCH SPECIFIC PLAN • 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 Examples of Manufacturing / Warehousing Architecture Relocation Incentives for Targeted Uses One of the Plan's objectives is to provide new zoning opportunities and incentives to encourage the relocation of some of the existing industrial/ manufacturing businesses currently located along the Truckee Riverfrent in the Downtown Specific Plan Area and also at key in -fill sites in the Downtown core. Particularly, there are sites within or adjacent to the Railyard Master Plan Area and along the Truckee River Corridor, that are underutilized and would be better suited for residential and /or mixed uses as opposed to the current auto repair, material supply uses, etc.. For example, although Truckee Tahoe Lumber is functional in its current location adjacent to the Railyard Master Plan Area, the long -term success of the Downtown, as envisioned by the General Plan, is tied to creating more residential and mixed -use opportunities. The same is true for the Truckee Riverfront. Although DR Autodoctor, Advanced Body and Frame, Top Dog Timber Falling, etc. are functional in their current JOERGER RANCH SPECIFIC PLAN locations along West River Street, these industrial uses would be better suited in the Joerger Ranch Specific Plan M1 zone. Also many of the existing auto repair, welding, construction equipment yards and other industrial businesses along West and East River Street conflict with the Downtown River Revitalization Strategy and General Plan/Downtown Specific Plan goals and policies for riverfront beautification. The M1 zone within the Joerger Ranch Specific Plan is an appropriate receiving zone to accommodate relocation of these existing industrial businesses. In order to incentivize relocation of industrial and manufacturing businesses located along the Truckee Riverfront and within the Downtown Specific Plan Area the following special site development standards and guidelines may be applied if the vacated property is backfilled with new land uses supported by the Downtown River Revitalization Strategy. • Increased site coverage • Decreased architectural standards for warehouse building types • Outside storage and work areas as a permitted use • Options for offsite parking and snow storage • Decreased landscape /open space requirements • Waiver of the Workforce Housing requirements • Zoning Clearance land use permit review for any size project • Waiver of land use application filing fees Relocation Development Standards The following standards shall apply to businesses that can verify to the Community Development Director's satisfaction that they are relocating all business operations from a Downtown Specific Plan Area or LAND USE STANDARDS & GUIDELINES I CHAPTER 4 River Protection Overlay District site. The business owner must provide proof that the business was in operation prior to the adoption of this Specific Plan. New businesses that cannot verify relocation shall comply with the General Standards and General Design Guidelines listed in Section 4.3 RELOCATION -1: A minimum of 10% of the site shall be landscaped with a combination of trees, shrubs, and ground cover including a minimum of a five -foot wide strip along street frontages and 300 sq. ft. at building entrances with public access. This requirement supersedes compliance with Development Code Chapter 18.40. RELOCATION -2: All relocated uses are considered exempt from Workforce Housing requirements. RELOCATION -3: Off -site parking, including parking with the Town right -of -way, maybe permitted through Minor Use Permit approval. Relocation Design Guidelines The following design guidelines are specific to relocated uses as described above and shall not apply to new businesses within the M 1 zone. RELOCATION G1: Buildings should be designed to reflect the intended use (i.e. -an auto repair shop should include roll -up doors, areas for car storage and repair). The review authority may consider the use of prefabricated metal buildings and more simplistic building designs providing all points of public access are well - defined and the building is constructed of durable materials. RELOCATION G2: The use and business functionality should be the primary consideration for building and parking locations. 4.25 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 4.26 JOERGER RANCH SPECIFIC PLAN Design Guidelines, development within the BIZ - "' BIZ 1 area shall be limited to the designated building -1 2.6 ac envelope shown on Figure 4.3.2A and subject to the following Design Controls Standards: •d �- . ` BIZ �-- �� 8.6 ac 100' Minimum ' r Bldg Setback. Preserve Existing -- r °° Vegetation '1 35' Minimum BIZ — 1 Bldg Setback BLii[ding Area it � �a�d ° Y� 'l'a, "s Landscape Berm a "• rn .i,�.... n i FIGURE 4 -3.2: BIZ ZONING DISTRICT' 4. Purpose The 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. The BIZ zoning district is also intended to diversify Truckee's employment base by attracting businesses with year - round, high quality, full -time jobs. The keyto this area is a campus style business environment in support of the business innovation cluster. Eco- friendly and emerging green industries are encouraged. The BIZ -1 area located within the northwest portion of the site between Martis Drive and the Ponderosa Golf Course identifies site specific development standards intended to reduce land use conflicts and provide a greater separation between the off -site residential uses and future development within the BIZ -1 zoning area. The northern portion of the BIZ -1 area is heavily treed and steeper slopes. In addition to the BIZ Development Standards and FIGURE 4 -3.2A: BIZ -1 BUILDING AREA • Building height shall not exceed 35 feet • Load docks, loading bays or vehicular access doors are prohibited on north and west side of any building. • Vehicular parking and truck access is prohibited on north and west side of any building. • Nighttime activity shall be restricted to within the building. • Building entrance, parking, loading and activity centers shall be ordinated to the east toward Martis Drive. • An earthen and landscaped berm shall be constructed concurrent with Martis Drive Roadway improvements along the west property line as shown on Figure 4.3.2 JOERGER RANCH SPECIFIC PLAN Target Uses • Specialty food and spirit production & distribution • Research and Development Facilities including high tech industries (software, 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 Martis Drive 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 be shielded downward to avoid light spill. BIZ -3: An earthern and landscaped berm shall be constructed along the western property line of the BIZ -1 zone concurrent with Martis Drive roadway improvements. 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 flexibility 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. LAND USE STANDARDS & GUIDELINES I CHAPTER 4 BIZ -G3: Existing trees in the northern area of the BIZ zoning designation should be preserved where feasible to buffer the BIZ use from the existing residential neighborhood to the north. 4.27 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES RMW -20 ,. * 4.0 ac n ; Li U �'o� ♦ a ra, , �T �r FIGURE 4 -4: RMW -20 ZONING DISTRICT Purpose The Residential Multi - Family (RMW -20) Zoning District is approximately 4.0 acres located along Martis Drive and is intended to put workforce housing units near employee - generating commercial and industrial uses. The RMW -20 Zoning District is the primary workforce housing location for the Joerger Ranch Specific Plan. Development within this zone is limited to high density residential units between 18 and 20 dwelling units per acre and will provide most of the projected workforce housing for buildout of the Specific Plan Area. The standards and guidelines established by this section supersede Development Code regulations for multi - family projects (Development Code Section 18.58.180, 4.28 JOERGER RANCH SPECIFIC PLAN Multi- Family Residential Projects) and workforce housing requirements (Development Code Chapter 18.216, Workforce Housing). The RMW -20 zone is considered a unique zone, specific to the needs of the Joerger Ranch Specific Plan and as such, it is the only area of multi - family development within the Specific Plan Area that has its own standards. Multi- family units constructed within the Specific Plan Area outside of the RMW -20 zone shall be subject to Development Code requirements, except that all residential projects within the Specific Plan Area are excluded from providing Inclusionary Housing and therefore do not need to comply with Development Code Chapter 18.214. FIGURE 4AA - AIRPORT OVERFLIGHT ZONES The location of the RMW -20 Zoning District was selected to minimize noise and compatibility conflicts with adjacent roadways, future anticipated land uses and the Truckee -Tahoe Airport. The RMW -20 zone is located in Zone D of the Truckee -Tahoe Airport JOERGER RANCH SPECIFIC PLAN Land Use Compatibility Plan, an area acceptable for residential development, and adjacent to existing residential, hotel and commercial uses where a higher density multi - family project would be most appropriate. The photos included in this section identify general ideas of mass, scale, density and architecture and should not be viewed as design solutions for specific building applications, but rather concepts of development of the site. LAND USE STANDARDS & GUIDELINES I CHAPTER 4 • Development shall be designed to provide the equivalent of a minimum 100 square feet of common open space for each dwelling unit. The open space shall be located to maximize solar exposure and shall include areas for passive recreation and community interaction such as but not limited to a bocce court, horseshoe pit, picnic area, grass sitting area, gas fire pit with seating, etc. RMW -4: Parking shall be calculated as follows: Example of Integrated Parking & Varied Roof Design RMW Development Standards Development Standards for development within the RMW Zoning District of PC -3 are described below: RMW -1: Dwelling unit sizes shall range in size from 400 square feet of gross floor area to a maximum of 750 square feet of gross floor area. Garages, common areas including shared stair wells and entries, externally accessed storage areas and similar features shall be excluded from the unit size calculation. RMW -2: A minimum of 25 percent of the dwelling units shall have 40 square feet or more of private exterior deck or patio that is internally accessible from the unit. RMW -3: Common open space shall be provided as follows: • Minimum 1 space per unit, surface or garage parking and maximum 2 spaces per unit. • Guest parking at a minimum of 15% and maximum 20% of the total required spaces. . Minimum two electric vehicle charging stations. May be combined with guest parking. RMW -5: To ensure construction of a comprehensive development, raw land subdivisions where concurrent land use approval for project construction has not been issued, shall be prohibited. RMW -6: The installation of woodstoves within individual units shall be prohibited. Example of Varied Street Frontage Design 4.29 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES RM Design Guidelines RMW -G1: Buildings should be oriented to create courtyards and common open space area to facilitate community interaction. RMW -G2: Housing and outdoor activity should be sited with consideration given to golf "safety zones" along the Ponderosa Golf course. Architectural Design RMW -G3: Although there is no particular "style" proposed for multi - family residences in the Joerger Ranch Specific Plan, the intent is to create a high - quality residential project for workforce housing. As such, projects within the RMW 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, popouts, cantilevers, etc.) • Roof overhangs with regulated window rhythm Defined entries Example of Defined Entries & Private Common Area RMW -G4: Trail and walkway systems should connect the multi - family housing units to the overall trail system and commercial /retail areas within PC -3. RMW -G5: Units should be constructed to 4.30 JOERGER RANCH SPECIFIC PLAN maximize privacy between units. RMW -G6: Use overhangs, secondary forms (e.g., porches, balconies, trellises, patios and low walls), purposeful window variation and similar features to provide additional visual interest. RMW -G7: Architectural design should consider energy efficiency, such as natural heating and /or cooling, sun and wind exposure and solar energy opportunities. Example of Modern Architecture RMW -G8: Building entrances should be distinctive and easily identifiable. FORMS AND MASSING RMW -G9: Building masses should be broken up through varied roof planes, height, etc. Buildings should include a mixture of 2- and 3- stories where density can be achieved. RMW -G10: The 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. The goal is to create visual interest without being overly complex. RMW -GI 1: Long, unbroken building fagades and simple box forms should be avoided. Building fagades should be broken up to give the appearance of a collection of smaller buildings through the JOERGER RANCH SPECIFIC PLAN use of balconies, setbacks and projections to help articulate individual units (or collection of units) and through the pattern and rhythm of windows and doors. SCALE RMW -G12: Reduce building scale through window patterns, structural bays, roof overhangs, porches, awnings, moldings, fixtures, details and landscaping. RMW -G13: Project should minimize building scale by incorporating separations, changes in wall plane and height, and the inclusion of elements including balconies, porches, arcades, dormers and cross gables to mitigate the "barracks- like" quality of flat walls and roofs of excessive length. Secondary hipped or gabled roofs and variety in roof pitch and design are preferable. ENTRY IDENTITY RMW -G14: The use of shared common entries is encouraged to minimize the potential repetive effect of side -by -side entry doors for individual units. M V *X TJ1 a 162 9N C4 Eel RMW -G15: Placement of multiple side -by -side garage doors fronting directly onto the adjacent streets is strongly discouraged. RMW -G16: Garages should be offset to allow for diversity. Porches, entryways and other secondary components can be used effectively to lessen the visual impact of the garage doors from the street. RMW -G17: Recessed garages should be used to de- emphasize the massing of garages. RMW -G18: Special paving at parking court entries and landscape nodes between parking stalls should be considered to soften the streetscape. BUILDING MATERIALS RMW -G19: The following materials may be considered for buildings: LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ a. STONE Stone such as weathered granite, basaltic rock, or natural stone may 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. 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. C. CONCRETE Board -form concrete is encouraged. d. STUCCO Dark colored plaster or smooth finished stucco are appropriate. e. METAL & COMPOSITE SIDING Metal siding when applied appropriately can be a good alternative to wood siding. When used, meta] siding should be allowed to naturally weather. Durable composite siding is also appropriate. f. WOOD SIDING Various sizes and profiles of wood siding may be used in horizontal or vertical patterns. Stain, semi - transparent stain and painted wood are appropriate. 1�J/1►11�]L7.�► � � �Z�7.1.� RMW -G20: 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. ROOFS RMW -G21: Overall, roofs should convey and establish scale and interest through a successful composition of varied pitches and forms. RMW -G22: Roof overhangs should be used, where appropriate, to shade large glass areas and avoid reflective glare. RMW -G23: Roof forms should be designed for snow shedding. The roof plan should be designed in unison 4.31 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 4.32 JOERGER RANCH SPECIFIC PLAN with the site and landscape plans to avoid conflicts RMW -G29: Flashing, gutters and downspouts with drainage and safety. should be minimized in their appearance. RMW -G24 The technical design of roofs, such as detailing for ventilation, insulation, gutters and similar uses, should be considered to make them blend into the background. RMW -G25: Attached housing units should provide varying roof ridgelines and avoid repetitive architecture to the extent feasible. Appropriate Use of Mixed Materials and Varied Unit Types RMW -G26: The design of roof types for multi- family structures should be formulated to allow for the fallowing roof types and techniques: a. Gable, shed, hip and flat 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 RMW -G27: The overall design and strategic placement of roof forms are the primary means of effectively managing snow melt / snowshed. RMW -G28: Gutters, downspouts and flashing should be fabricated from steel and colored to blend with the overall color scheme of the individual units. COLORS AND TRIM RMW -G30: Siding and timbers should be treated or stained in semi - transparent finishes to enhance the natural colors and qualities of the woad. RMW -G31: Use earth tones to be compatible with the natural setting. Exterior colors should appear natural and blend into the surrounding landscape. RMW -G32: 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. RMW -G33: Colors for pre- finished 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 RMW -G34: Chimneys may be incorporated into the design of the multi - family housing units. RMW -G35: Large flues and vents should be consolidated when feasible and enclosed within a chimney -type enclosure. Small, exposed flues, such as plumbing vents, shall be painted to match the adjacent roof. RMW -G36: All roof projections including, but not limited to, flues 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 RMW -G37: All trash, including recycling, shall be stored in an enclosure integrated into the site and have accessibility for sanitation pickup. JOERGER RANCH SPECIFIC PLAN LAND USE STANDARDS & GUIDELINES I CHAPTER ¢ EXTERIOR EQUIPMENT RMW -G38: 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 RMW -G39: In order to maintain the visual quality of an open and natural landscape, 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. RMW -G40: Fences and /or walls should not be used to define or enclose property boundaries. 4.33 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES JOERGER RANCH SPECIFIC PLAN Permitted Land Uses Table 4.4A identifies the uses allowed by this Specific Plan in the residential multi - family district, and the land use permit required to establish each use. Cohousing p Workforce multi - family housing, for rent or sale T Residential Accessory Use or Structure (Refer to Section 17.44.020 of the p Development Code) P Permitted use. Zoning Clearance required for projects with less than 10 units. T Targeted Land Use (preferred). Permitted. Development permit required ONLY for projects greater than 10 units. Notes: (1) Definitions of the listed land uses are in Section 7 (Definitions, Glossary). General Development Standards The Joerger Ranch Specific Plan 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 modified by this Specific Plan, as shown on the applicable exhibits and as provided in the following table: Lot Size Minimum Area None Minimum Width None Setbacks Front 10 ft. Side Interior 5 ft. Street Side 5 ft. Rear 10 ft. Site Coverage N/A Height Limit 40 feet Parking Minimum of 1 parking space per unit / guest parking 15% of total required spaces Maximum of 2 parking spaces per unit (garage or surface) Minimum 2 electric vehicle charging stations 4.34 JOERGER RANCH SPECIFIC PLAN (Refer to Town of Truckee Development Code, 18.54) (Refer to Town of Truckee Development Code, 18.24.040.B) (Refer to Town of Truckee Development Code, 18.24.040.B) r 0i k c� 0 P~ X ea LAND USE STANDARDS & GUIDELINES I CHAPTER 4 I� �P �> r C I C: ' rrn I j� 1/ r7 More than 20 acres of permanent Open Space are provided along the Highway 267 corridor and a 30' wide open space strip is proposed along the north side of Martis Drive. The 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, drainage, road & utility infrastructure, snow storage, and similar land uses are permitted within this zone. Existing trees within the 30' open space strip along Martis Drive shall be preserved where feasible. For open space outside of the OS -P Zoning District, refer to Development Code, Chapter 18.46. 4.35 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES JOFRGER RANCH SPECIFIC PLAN Permitted Land Uses Table 4.8A identifies the uses allowed by this Specific Plan in the Open Space district. Drainage Facilities P Public Trails P Road /Utility Infrastructure P MIM Snow Storage P P Permitted use. 4.36 JOERGER RANCH SPECIFIC PLAN Green Design "Green Design" is also commonly known as "Sustainable Design : CHAPTER 4 I LAND USE STANDARDS & GUIDELINES 91 7 "low -flow" 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 burden on local serving utilities for water supply and wastewater systems. SOLAR ORIENTATION - Achieve enhanced energy efficiency 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 placement 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) buffer. 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 habitat 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. 4.38 JOERGER RANCH SPECIFIC PLAN Incorporating the following energy- saving concepts into building designs will reduce energy consumption and increase personal comfort. These concepts are not mandatary but are encouraged: 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 floors or stone fireplaces. 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. Sufficient 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. JOERGER RANCH SPECIFIC PLAN 5. RADIANT HEATING SYSTEMS - Radiant heating is up to 30% more efficient 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 Energy Star ®, HERS, air leakage and duct leakage testing. 7. High efficiency lighting and controls 8. The installation of Energy Stars certified appliances is strongly encouraged. These appliances are significantly more efficient in their use of water and electricity. Most Energy Star' appliances are available in stainless steel, black, white and cabinet integrated finishes. 0 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 certified by the Forest Stewardship Council (FSC). The FSC provides a credible guarantee that the lumber comes from a well managed forest. FSC certified lumber generally does not cost any more than non - certified lumber and assures you are not attributing to clear cutting practices that degrade ecosystems. Consider utilizing Energy Star' labeled windows. These windows are twice as efficient as the average window produced just ten years ago. The products are designed to reduce heat loss and increase solar gain to provide warmer LAND USE STANDARDS & GUIDELINES I CHAPTER 4 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. 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 efficient. 2. Preference should be given to loose and spray cellulose insulation products which are made from 100% recycled newspaper and treated with borates for fire and insect resistance. Spray cellulose wall insulation is mixed with less toxic binders to adhere to stud and joist cavity surfaces, while completely filling cavities and reducing air movement within wall cavities, deterring moisture intrusion and flame spread. It also reduces infiltration, further contributing to a quieter, more comfortable and energy efficient building. Cellulose insulation is also formaldehyde -free which preserves air quality. 3. Cotton batt products should be used for batt insulation methods. These 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 infiltration. Holes between floors and between stud cavities around wire runs shall be sealed. Caulk top and bottom plates on all floors. 4. Fiberglass should be used only as a last resort. Many fiberglass insulation products include recycled glass, formaldehyde -free binders, non- 4.39 CHAPTER 4 I LAND USE STANDARDS & GUIDELINES JOERGER RANCH SPECIFIC PLAN asphalt adhesives or colored dyes. Formaldehyde - free binders reduce indoor air quality problems. Fiberglass insulation may contain up to 30% recycled glass. 1. Consider the use of Green Seal` certified products. Green Seal" is an independent, non- profit organization that strives to achieve a healthier, cleaner environment by identifying and promoting products and services that create less toxic pollution and waste. z. When Green Seal" products are not practical, consider low Volatile Organic Compound (VOC) products. These products are better for air quality in their use and manufacturing. In interior applications, low VOC products significantly reduce the emission of chemicals. Many of these products are water based to facilitate easier clean -up. 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 flow, while replenishing local aquifers and reducing soil erosion. Additional benefits include reducing irrigation requirements and lowering the risk of flooding. These permeable surfaces may be effectively used in combination with biofiltration, bioswales and subsurface detention systems. .m