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
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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
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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.
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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)
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LAND USE STANDARDS & GUIDELINES I CHAPTER 4
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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.
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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.
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