HomeMy Public PortalAboutPC3 Specific Plan_Jan 2015_CompleteApril, 2012
Revised January, 2015
T RUCKEE, CALIFORNIA
J OERGER RANCH SPECIFIC PLAN
Chapter 1
Introduction
1.2
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
1 | Introduction
The Joerger Ranch Specific Plan Area has a long
history of development planning and buildout
conceptualization. As part of the 2025 General
Plan creation, guidance on future planning efforts
was included in the Land Use Element for a range
of commercial, industrial and residential land uses.
Over the past ten years there have been numerous
zoning and land use plans proposed for Planned
Community-3 including New Urbanist and village
concepts. Ultimately these concepts were abandoned
in pursuit of a complementary but non-competitive
zoning and land use plan that supports Truckee’s
historic core. An economic analysis prepared by
Bay Area Economics in 2010 provided additional
guidance on business types that would help
diversify Truckee’s economy without creating a new
Downtown or passé strip shopping center. As part of
the 2012 Draft Joerger Ranch Specific Plan and Draft
Environmental Impact Report review, additional
community input was provided. The comments
received further shaped the specific plan into this
version which was adopted by the Town Council on
Key concepts covered in the Joerger Ranch Specific
Plan include economic diversification, regional
business clustering and open space protection.
Buildout of the plan area is envisioned to bridge the
gap between the small specialty restaurant and retail
uses Downtown—Truckee’s heart and lifeblood—
and the large big-box-anchored supercenter that
would provide new sources of property tax and sales
tax but fundamentally conflicts with Truckee’s small
mountain town character.
2 | Plan Area
The Joerger RanchSpecificPlan area is situated along
one of only a few major travel corridors providing
access to Downtown Truckee and North Lake Tahoe.
The Truckee Tahoe Airport is located directly east of
the site and Interstate 80 is located approximately
1.5 miles to the north. This location provides a
FIGURE 1-1: JOERGER RANCH ZONING MAP
ACREAGES EXCLUDE PROPOSED 60’ RIGHT-OF-WAY FOR MARTIS DRIVE. LOCATION OF FUTURE MARTIS DRIVE IS SHOWN
CONCEPTUALLY. ACTUAL LOCATION WILL BE DETERMINED DURING PROJECT-SPECIFIC SITE DESIGN FOR AREA WEST OF HWY 267.
1.3
J OERGER RANCH SPECIFIC PLAN I NTRODUCTION | C HAPTER 1
unique opportunity to foster high quality economic
development that is both local- and regional-serving.
The property size of 66.7 acres can accommodate uses
that do not physically fit elsewhere in Truckee and
would be best served in a regional location. The plan
area also creates opportunity to relocate uses from
Downtown including the Truckee River Corridor
that are no longer compatible. Although airport
operations and noise constraints from both the
airport and theexisting roadways limit the possibility
of accommodating extensive residential uses in the
plan area, there is opportunity for workforce housing
in support of envisioned non-residential land uses.
The Specific Plan Area is highly visible from State
Route 267 and includes large sweeping views of the
surrounding Sierra Nevada Mountains providing the
opportunity to create a southern gateway entrance to
historic Downtown Truckee.
3 | Purpose
This Specific Plan establishes zoning, design
standards and guidelines for buildout of the plan
area. The purpose of the Joerger Ranch Specific
Plan is to provide the opportunity to strengthen and
diversify Truckee’s economy through fostering high
quality development that can fulfill key GeneralPlan
economic development guiding principles including:
Building upon the Town’s existing assets to
diversify and strengthen the local economy in
ways that are appropriate and responsive to
Truckee’s context and natural environment.
Developing high-wage jobs in Truckee that
enable the local workforce to both live and
work in the Town.
Focusing business attraction, retention, and
expansion efforts on key economic sectors
that have the greatest likelihood of success in
Truckee.
Maintaining and enhancing community
quality of life as a key competitive advantage.
Promoting and enhancing the Town’s role
as a year-round tourist destination (Economic
Development Element Guiding Principle -
2025 General Plan).
4 | Authority
The Truckee General Plan designates the plan area
as Planned Community 3 (PC-3) which is similarly
designated as Planned Community (PC) on the
Truckee Zoning Map. The purpose of the PC zone
and General Plan land use designation is to require
the preparation of a Specific Plan. The Specific
Plan, called the Joerger Ranch Specific Plan after
the Joerger family (original land owner) includes
zoning, allowed land uses, development standards
and guidelines for buildout of the plan area. This
Specific Plan was prepared under the authority of the
Truckee Development Code (Zoning Ordinance)
with careful consideration to implement the goals
and polices of existing Town planning documents.
The Joerger Ranch Specific Plan was prepared under
the 2025 General Plan, the September 13, 2013
Development Code (Truckee Zoning Ordinance)
and the August 6, 2010 Bay Area Economics Report.
This Specific Plan serves as the zoning and land use
authority for all development within the Joerger
Ranch Specific Plan Area. The plan also serves as
a tool to guide development in a manner that is
consistent with Town planning and policy documents
including the General Plan, the Trails and Bikeways
Master Plan, and the River Revitalization Strategy.
Any land use, subdivision or development approved
in compliance with this Specific Plan is considered
consistent with all other adopted plans including the
General Plan.
1.4
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
5 | Specific Plan Overview
This Specific Plan is both a regulatory document and
a tool to guide development of the Joerger Ranch
Specific Plan Area in a manner that is consistent
with Town planning and policy documents
including the General Plan and Trails and Bikeways
Master Plan. The vision chapter (Chapter 1)
summarizes the general scale and character of
anticipated development within the Specific Plan
Area. Specific Plan standards and guidelines are
provided throughout the plan to help regulate and
guide the physical form of new development as well
as desired land uses. Development Standards are
mandatory and provide the minimum threshold for
development. Design Guidelines are intended as a
guide to assist property owners and project designers
in understanding the Town’s goals for attaining
high quality development. Design Guidelines
are preferred/recommend whereas Development
Standards are mandatory and non-discretionary.
Truckee is a special community that prides itself
on being a small, historic mountain Town and all
development within the Specific Plan shall reflect
this character. This Specific Plan provides areas
of greater land use flexibility in comparison to the
adopted Development Code, but also restricts some
land uses to ensure implementation of economic
clusters discussed further in the vision chapter
Chapter 1). The Specific Plan is organized into the
following chapters:
Chapter 1—Introduction: Discusses the
overall Specific Plan purpose; identifies
the Specific Plan Area and explains the
organization of the Specific Plan.
Chapter 2—Vision: Sets forth the vision
of the Specific Plan, and lists key goals and
policies to implement the vision.
Chapter 3—Community and Regional
Context: Provides a description of the local
and regional setting—both as it physically
exists today and as it is planned for the future.
Chapter 4—Land Use Standards and
Guidelines: Provides development standards
and guidelines for development within the
Specific Plan Area; includes the Zoning Map
and Economic Cluster Overlay Map.
Chapter 5—Transportation: Describes
the transportation and circulation plan and
including vehicle, pedestrian, bicycle and
transit systems.
Chapter 6—Public Services and
Infrastructure: Describes existing
infrastructure and details the needed
infrastructure improvements to serve
development within the Specific Plan Area.
Chapter 7—Implementation and Phasing:
Provides implementation measures and
discusses project phasing within the Specific
Plan Area.
Chapter 8—Glossary
Appendicx A - 2025 General Plan
Consistency Matrix
Chapter 2
Vision & Goals
2.2
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
1 | Vision
Implementation of the Joerger Ranch Specific Plan
will strengthen Truckee’s small historic mountain
town character by providing new commercial/
retail, office, industrial and workforce housing
opportunities at a key regional location. To
implement this vision, this Specific Plan builds on
the “economic clustering” of related businesses.
The term economic clusters is defined in this
plan as groupings of related businesses, suppliers
and associated land uses within a set area. Each
economic cluster is intended to draw businesses
with similar and/or compatible land uses,
operations, customers, etc. with the idea being that
vision and innovation are often developed when
there is open communication within an industry
sector. Businesses within an economic cluster
would support but not compete with Downtown
and will create new sales tax revenue where dollars
are currently being lost to other areas including
Reno, Nevada. Buildings will relate to each other
and have compatible design aesthetics, but the
Joerger Ranch Specific Plan Area is not intended
to draw business from Downtown or mimic the
historic, pedestrian-focused core that makes
Downtown unique.
The three economic cluster building blocks from
which the Specific Plan is based include:
The Lifestyle Economic Cluster.
This cluster encompasses the land located
along Brockway Road and includes “Lifestyle
Businesses,” or businesses that benefit from
association with the Town’s image as a small
historicmountain town. Businesses such as
outdoor gear, businesses focused on health/
fitness/wellness, businesses or organizations with
an emphasis on conservation/sustainability or
community are targeted for this area. The existing
Truckee River Winery is consistent with this
cluster as a provider of recreational bocce courts
and community event space. Implementation of
this economic cluster would achieve economic
goals of keeping Truckee competitive with
adjacent ski resorts and attracting more local- and
community-serving uses.
This Specific Plan includes two zoning districts to
fulfill the Lifestyle Economic Cluster vision:
Lifestyle Commercial (CL) zone
Lifestyle Commercial (CL-1) zone
The Business Innovation Economic Cluster.
This cluster is located at the northwestern portion
of the plan area and is situated between the
Lifestyle Economic Cluster and Highway 267.
This cluster is intended to create a concentration
ofhigh tech, Research and Development,
culinary, green technology and similar industries.
Implementation of this economic cluster would
draw year-round, full-time, high-quality jobs with
living wages which will further diversify Truckee’s
economy.
This Specific Plan includes two zoning districts to
fulfill the Business Innovation Economic Cluster
vision:
Business Innovation Zone (BIZ)—for
the purpose of creating a campus setting and
opportunities for shared resources
Multi-Family, 20 dwelling units per acre
RMW-20)—to provide workforce housing
Regional Economic Cluster.
This cluster encompasses the land located along
Soaring Way and creates land use opportunities
for businesses with region-serving products and
services as well as relocated businesses from
2.3
J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2
the Truckee River Corridor and other preferred
in-fill sites Downtown. Implementation of this
economic cluster would capture some of the retail
leakage and sales tax dollars that currently go to
neighboring jurisdictions including Reno, Nevada
and would provide larger floorplate businesses that
do not physically fit elsewhere in Truckee.
This Specific Plan includes the Regional
Commercial (CR) zoning district to fulfill the
Regional Economic Cluster Vision.
The Specific Plan allows development of the plan
area to occur over time and in no specific order, as
well as utilize existing services to provide flexibility
to meet changing market and community demands
see Chapter 7 - Implementation & Phasing).
2 | Supporting Goals & Policies
The following planning goals & policies have been
established to guide implementation of the Joerger
Ranch Specific Plan Vision:
Joerger Ranch (JR) Goal 1
Develop the Joerger RanchSpecific Plan area with
land uses that promote high-quality economic
development.
Policy P1.1
Strengthen Truckee’s economic base
through encouraging green industry,
lifestyle businesses, and other commercial,
office, manufacturing, and cultural uses
that do not fit Downtown.
Policy P1.2
Projects with a minimum of 75% LEED™
for New Construction Silver buildings or
better shall be refunded Planning Division
land use processing fees upon proof of
certification.
Figure 2-1: Economic Development Clusters
2.4
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
JR Goal 2
Encourage and incentivize relocation of
manufacturing, industrial, processing and
repair/maintenance uses from the Truckee River
Corridor and Historic Preservation (-HP) overlay
in-fill sites to the MI zone in the Specific Plan
Area.
Policy P2.1
Provide workforce housing in the Specific
Plan Area through the creation of a RMW-
20 (Multi-Family, 20 dwelling units per acre)
workforce housing zone.
JR Goal 3
Extend development along the Brockway Road
Corridor in keeping with the existing unique and
eclectic character.
Policy P3.1
Support the continued operation and
expansion of the Truckee River Winery to
enhance the outdoor living experience along
the Brockway Road Corridor.
JR Goal 4
Provide a coordinated pedestrian and bicycle
network to encourage non-motorized travel
from surrounding neighborhoods and within the
Joerger Ranch Plan Area.
Policy P4.1
Sreets within the Joerger Ranch Plan Area
shall be constructed per the street sections
which are shown within this Specific Plan.
Policy P4.2
Support pedestrian and bicycle linkages to
the Truckee River Legacy Trail, Riverview
Sports Park and Regional Park.
Policy P4.3
Encourage connectivity between projects
where feasible tofurther other goals, policies,
and guidelines.
Policy P4.4
Two-stage left turn lanes shall not be used
to mitigate a Level of Service deficiency,
although they may be acceptable to
construct in some circumstances to provide
a consistent and compatible cross section
along a corridor with low turning-movement
volumes.
JR Goal 5
Balance open space preservation with economic
diversification.
Policy P5.1
Support open space preservation to the extent
that key General Plan economic development
goals for diversification, high wage job creation
and business success can be achieved.
JR Goal 6
Foster economic diversification beyond tourism
by encouraging high-tech businesses to locate in
the Business Innovation Zone.
JR Goal 7
Encourage the development of new regional-
serving uses that reflect Truckee’s unique small
historic mountain town character.
2.5
J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2
Policy P7.1
Encourage locally-owned and operated
businesses.
Policy 7.2
Target businesses that benefit from
association with the Town’s image as a
small historic mountain town—such as the
outdoor gear industry, health, fitness, and
wellness, and fast casual dining resturaunts
catering to travelers and motorists in the
area.
Policy P7.3
Development within the CR zone is intended to
supply retail service needs of the local population
and recreational tourist population that frequents
the area. Grocery market and/or specialty food
markets along with complimentary ancillary uses
are the intended goals. Unique building design
and site orientation shall be required so as to
avoid typical big box retail found in most urban
areas.
In order capture the retail leakage, avoid
competition with Downtown and discourage big
box chain retail providers, an economic impact
analysis shall be conducted for any single retail
use with a Gross Floor Area of 15,000 S.F. or
larger (excluding grocery markets and specialty
food markets). At a minimum, the economic
impact analysis shall:
1. Define the market area.
2. Identify retail leakage that could be
captured while still maintaining the desired
intent of the CR zone.
3. Identify potential economic impacts on
Downtown and the Town of Truckee as a
whole.
4. Identify potential uses that would benefit
the local economy while still complying
with the use and design intent listed above.
Policy P7.4
In order to avoid vacant building and
degradation of existing retail center within the
Town, a proposal for the reuse of any retail
sites with more than 15,000 sq. ft . of Gross
Floor Area shall be submitted with the land use
application. The proposal shall include design
features that demonstrate availability of flexible
features such as partitions, multiple entryways,
etc. to facilitate reuse by multiple tenants if the
building is abandoned. The plan for reuse shall
be considered by the Planning Commission
concurrent with the Economic Impact Analysis
required by Policy 7.3 above.
JR Goal 8
Ensure the construction of workforce housing
consistent with the intent and purpose of
Development Code Chapter 18.216 (Workforce
Housing).
Policy P8.1
Development within the Specific Plan Area shall
be exempt from Development Code Chapter
18.214 (Inclusionary Housing).
Policy P8.2
The number of required workforce housing
units for the Specific Plan Area are calculated
in Table 7-4A based on maximum development
potential. The RMW-20 zone fulfulls the
workforce housing obligations for all future
development within the Specific Plan area.
Policy P8.3
A minimum of 18 dwelling units per acre (72
units) and a maximum of 20 dwelling units
per acre (80 units) shall be constructed in the
2.6
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
RMW-20 zone.
Policy P8.4
The workforce housing units may be
constructed as studio, one-bedroom, or two-
bedroom units; The construction of three- or
more bedroom units shall be prohibited.
Chapter 3
Community & Regional Context
3.2
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
1 | Introduction
This chapter frames the Joerger Ranch Plan Area
within the context of the neighboring local and
regional context — both as it physically exists today
and as it is planned for the future. This chapter also
describes the various jurisdictions, agencies and
special districts having regulatory authority over the
Plan Area.
An economic evaluation prepared by Bay Area
Economics (BAE) was used to define the types of
commercial retail/business park, light industrial and
manufacturingland uses thatcould be accomodated in
the PC-3 Specific Plan. The intent is to a) not compete
with Downtown Truckee commercial retail, b) provide
land area with zoning that can accommodate possible
relocation of certain types of existing commercial and
industrial businesses located along the Truckee River
corridor, and c) capture certain types of commercial /
retail, business park, light industrial and manufacturing
land uses that local residents currently travel to Reno
to purchase. The report concluded the following:
Retail space for PC-3 should be restricted
to serving the large users that would not
physically fit into downtown Truckee’s
historic building spaces. This would include
targeting businesses that need to move large
products, like furniture and appliances, or
other uses that may have trouble transporting
goods in and out of downtown Truckee. In
addition, PC-3 could provide sufficient land
area to allow businesses currently located
on the Truckee River the opportunity to
relocate to more a compatible use area.
This will allow the Town to implement the
vision of the Truckee River Revitalization
Plan. The report also suggested that while
downtown Truckee is a local regional dining
destination, PC-3 may represent a suitable
location for certain restaurant types that
would not be appropriate in the downtown,
such as fast food or “chain” casual dining
restaurants.
There is a demand for nearly 270,000 S.F. of
additional retail space that Truckee could be
absorbed through 2023. That demand will be
in the areas of apparel, general merchandise,
food stores, eating and drinking places,
home furnishings and appliances, and
building material categories. During this
timeframe, the Town is projected to be able
to absorb the equivalent of one more full-
size supermarket or a couple of smaller
format food stores, up to two service
stations and possibly a small recreational
vehicle dealership selling motorcycles,
snowmobiles, ATVs boats and/or personal
watercraft .
The analysis found that smaller scale
developments, such as medical and
professional offices and most retail uses,
are more suitable and could be more easily
absorbed within the other four planned
development areas (PC-1, PC-2, Railyard &
Hilltop Master Plan), as well as in existing
commercial spaces in Truckee. Uses
requiring larger spaces, such as large floor
plate office users, fitness and health clubs,
light manufacturing, green construction
and retrofit businesses, alternative and
renewable energy generation, R&D facilities
and small recreational vehicle dealerships,
would most likely encounter greater
regulatory restrictions in the other four
planned development areas and existing
commercial spaces in Truckee, and may be
more suitable for the PC-3 property.
3.3
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
PC-3 presents a unique opportunity to
house “green sector uses” within Truckee
without competing with the existing and
other planned commercial developments.
Green sector uses couldinclude facilities for
businesses involved in energy conservation
and alternative energy as well as outdoor
environmental sustainability culture
whether in research and development or
manufacturing).
PC-3 may also be an opportunity for
vehicle service stations, larger format retail,
chain restaurants not appropriate for the
downtown, and grocery markets.
Given these factors, the zoning and targeted uses
proposed in the Joerger Ranch PC-3 Specific Plan
are intended to promote economic activity and create
local jobs while not competing with the economic
base of Downtown Truckee. They also can promote
redevelopment along the Truckee River.
The BAE report concluded that PC-3 could be
developed in such a way as to lessen the potential
competitive impacts on downtown, diversify the
local economy and promote economic development
by targeting the following:
Retail space that emphasizes buildings
larger than 5,000 S.F. This would allow for
expanded economic opportunities and
limit competition with the Downtown
area, since buildings Downtown tend to be
smaller than 5,000 S.F.
Commercial uses that need larger building
area, such as indoor recreation and training
facilities, health and fitness clubs, base
facilities for environmental tourism (i.e.
biking, rafting, boating, camping expedition
equipment, storage, etc.) culinary center
and grocery markets.
Businesses like furniture or appliance
dealers who require large areas for
showrooms or storage along with areas for
truck loading and unloading and delivery
of goods.
Fast food and/or chain casual dining
restaurants that tend to locate in
conventional shopping center settings near
highways.
Large floor plate users that cannot be
accommodated within the downtown
Truckee area due to the existing building
limitations and inadequate available square
footage.
Recreational vehicle dealership, repair and
maintenance facilities, boat, motorcycle,
ATV, snow mobile sales and auto sales.
Warehousing that can support custom
furniture or fabrication operations,
greenhouse and specialty food production
operations, light manufacturing and
Research and Development.
2 | Truckee & North Tahoe Region
As a gateway to the north shore of Lake Tahoe
via both State Routes 267 and 89), Truckee has an
opportunity to serve a large population of tourists
and travellers passing through to the North Tahoe
region and surrounding areas. State Route 267
crosses through the middle of the Plan Area and
provides the most direct route from Interstate 80
I-80) to the north shore communities of Incline
Village, Tahoe Vista, Kings Beach and Carnelian Bay.
This results in the Joerger Ranch Plan Area having a
regional market significance.
3.4
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
The Martis Valley Community Plan (MVCP, Placer
County, adopted in 2003) considers the Town of
Truckee the urban core of the Martis Valley, an area
of land approximately seventy square miles adjacent
to the Town’s southern jurisdictional boundary.
Joerger Ranch, situated at the northern edge of the
Martis Valley and southern edge of the Town of
Truckee, is a primary location for providing services
and goods to support the full-time, seasonal and
tourist population.
Joerger Ranch provides an accessible and
convenient location to obtain services and goods
for a large area of the Truckee community, as well
as the region south of Town, given its location in
the southeast area of the Town and the existing
highway and local roads crossing through the Plan
Area. Joerger Ranch is easily accessed from nearby
neighborhoods including Sierra Meadows and
Ponderosa Ranchos, as well as the more distant
neighborhoods of Glenshire, Prosser Lakeview
and Tahoe Donner (these three neighborhoods
representing nearly 10,000 residential units). The
same is true for the nearby Martis Valley (Placer
County) neighborhoods of Lahontan, Schaffer’s Mill,
Martis Camp and Northstar. Joerger Ranch enables
residents and visitors of these neighborhoods to
conveniently access services and goods, resulting
in reduction of vehicle miles traveled to alternative
service commercial locations.
3 | Local Community
3.1 Neighboring & Surrounding Land Uses
The Joerger Ranch Plan Area is directly adjacent to a
wide variety of existing and planned land uses. The
Truckee-Tahoe Airport, a general aviation facility,
FIGURE 3-1: TOWN OF TRUCKEE PLANNING AREA
3.5
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
is the major existing land use north and east of the
Plan Area. Areas north, west and south of the Plan
Area are characterized by a mix of low and medium
density residential, commercial and recreational
uses. The Ponderosa Golf Course borders a portion
of the Plan Area directly to the west. Table 3-1 lists
the existing land uses that border each of the four
parcels comprising the Joerger Ranch Plan Area.
Figure 3-2 indicates the existing uses surrounding
the Plan Area.
Following the variety of land uses directly adjacent
to the Joerger Ranch Plan Area, the immediately
surrounding land uses (e.g.: those in close proximity,
but not adjacent to, the Plan Area) and neighborhoods
also represent a diverse, and distinctly different,
set of land uses. The area west of the Plan Area is
dominated by single and multiple family residential
land uses on both sides of Brockway Road, known
within the Town General Plan as the Brockway Road
Corridor. This corridor is also characterized by open
space and recreation lands as well as a variety of local-
serving commercial uses fronting Brockway Road.
The Truckee Tahoe Airport occupies a vast majority
of the land area to the east of the Plan Area, with a
range of office, commercial
e.g.: retail and service),
industrial (e.g.: warehousing
and storage) and public
including Truckee’s Town
Hall) uses along the east-end
of Soaring Way and Truckee
Airport Road. A very similar
land use pattern exists along
Business Park Drive, a local
connector road between
Truckee Airport Road and
Soaring Way.
Nearby the Plan Area, the
Truckee-Tahoe Airport lands
are the predominate lands
Table 3-1 – Land Uses Adjacent to Plan Area
ASSESSORS
PARCEL NUMBER
WESTEASTNORTHSOUTH
19-620-01Ponderosa Golf CourseAPN 19-620-02
Open space, low
density residential
Ponderosa Golf
Course
19-620-02
Martis Drive,
Ponderosa Golf CourseSR 267Open spaceBrockway Road
19-620-31SR 267Joerger Drive
Truckee-Tahoe
AirportBrockway Road
19-620-04SR 267
Truckee Tahoe
AirportBrockway RoadSR 267
Source: Quad Knopf, Inc. – Table 3.1.1 of O&C Analysis
FIGURE 3-2: SURROUNDING USES
3.6
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
to the east. An established single family residential
area surrounding the Ponderosa Golf Course lies
to the northwest of the Plan Area. Interstate 80, the
Truckee River and the Union Pacific railroad are
located approximately one half mile north of the Plan
Area, just beyond the Truckee-Tahoe Airport. To the
south, the nearby area is characterized by residential
and commercial uses on either side of SR 267 for
approximately one-quarter mile. Further south, uses
along SR 267 quickly transition to the open space of
the Martis Valley beyond the Town of Truckee and
Placer County boundary.
3.2 Relationship with Town Neighborhoods,
Centers & Commercial Centers
The General Plan Community Character Element
places particular emphasis on the importance of
small town mountain character and town design.
Town design is defined in the Community Character
Element (GP Page 3-10) as follows:
Town Design focuses on the visual and functional
relationships of the places, buildings and
structures that define the built environment.
It considers the relationships between people
and places, circulation and connections, and
the physical form of the town. Understanding
community character in Truckee comes, to
some extent, through an understanding of the
composite parts of Truckee’s built environment,
the “building blocks” of centers, neighborhoods,
districts, corridors and gateways that, in addition
to the open spaces described previously, comprise
the fabric of the town. To provide a framework
for discussing issues of community character as it
relates to the form of the built environment, this
Element looks at Truckee in terms of a series of
discrete places and community areas, categorized
by type. These types include:
Centers, the commercial and mixed use
FIGURE 3-3: TOWN’S NEIGHBORHOODS, CENTERS AND DISTRICTS
3.7
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
areas of the Town that serve as the focus for
community life and commercial activity.
Residential Neighborhoods, which constitute
the majority of Truckee’s developed areas.
Employment Districts, which include the
relatively few places in Truckee where job-
generating uses dominate.
Corridors and Gateways, the linear features
of the town that provide both connectivity and
identity to the community at its entry points.
Joerger Ranch embodies all four of these types
of places. As a result, it plays a significant role in
strengthening the Town’s fabric. The General Plan
designates the portion of the Plan Area adjacent
to Brockway Road as in the Brockway Road
Neighborhood Area Overlay (see Figure 2-3). This
designation is in recognition of the Brockway Road
corridor’s importance as a key gateway to Truckee
from the south.
The General Plan’s Brockway Road Policy 1 (GP
Page 2-43) seeks the preservation and improvement
of the existing corridor through respecting its “open
qualities”, recognizing its “gateway status” and
supporting its use a “bicycle and pedestrian route”.
The General Plan designates the Town’s important
gateways and corridors (see Figure 2-4) and identifies
the Brockway Road Corridor and its intersection with
SR 267 as important to the Town’s overall community
character. The Town’s General Plan addresses the
Brockway Road Neighborhood Area, including
reference to PC-3, as follows (GP Pages 2-42 and
2-43):
The Brockway Road Neighborhood Area is
applied to the Brockway Road Corridor, in
FIGURE 3-4: TOWN’S CORRIDORS & GATEWAYS
3.8
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
recognition of this important thoroughfare as a
key gateway to Truckee from the south. It also
recognizes the potential for significant change in
this area with conversion of the roadway from
a State Highway to a local road, following the
completion of the Highway 267 Bypass.
Land Uses Allowed: Land uses allowed in this
designation are those uses permitted in the
underlying land use designations. These include
residential uses, predominately in the medium
and high-density ranges; commercial and lodging
uses; public facilities; open space for recreational
uses and scenic and habitat value; and uses
allowed under an approved specific plan for PC-3.
Density and Intensity: Residential designations, as
shown in the Land Use Map, allow development
at densities ranging from three to twelve units per
acre. Commercial and industrial uses are allowed
at an average FAR of 0.2.
The General Plan identifies Town’s neighborhoods,
centers and districts, including the identification of the
Town’s two largest Town Centers: Downtown Truckee
and the Gateway Area (see Figure 2-4). Although
not specifically identified as an employment district,
it is appropriate to consider Joerger Ranch within
this classification, recognizing the considerable job-
generation resulting from development of the Plan
Area. Joerger Ranch is not considered to be a Town
Center, rather one of six Commercial/Mixed Use
Centers within the community. This is an important
distinction, as the Commercial/Mixed Use Center
classification of the General Plan guides the type of
place for Joerger Ranch and its relationship with the
larger community.
3.3 Relationship with Downtown Truckee
Downtown Truckee maintains an important
distinction from other Town centers and commercial
mixed-use centers as the “historic and commercial
heart of the community” (GP Community Character
Element, page 3-12). Although Joerger Ranch is
located more than a mile east of Historic Downtown
Truckee via Brockway Road, there is a reasonable
physical relationship between these two important
areas of Town, particularly with pedestrian and
bicycle linkages. The Town’s General Plan Land Use
Policy 6.2 necessitates a complementary relationship
between Downtown Truckee, as a Town Center, and
Joerger Ranch, as a Commercial/Mixed-Use Center.
That policy states:
Maintain and enhance Downtown as the heart
of Truckee and as the Town’s premier tourist
destination through the following methods, and
through Action A6.2.
Furthermore, the importance of maintaining the
economic health of Downtown Truckee by identifying
and understanding potential competition created by
PC-3 and other “large developments with substantial
commercial/industrial floor space” (GP Land Use
Element, Action A6.1, page 2-58), is a high priority
for the community. The Downtown area has its
own distinctive character, ambiance and attraction.
The commercial land use allowed by this Plan
emphasizes community serving uses which are more
appropriately located outside of Downtown Truckee,
due to the type of uses and large floor area necessary
to accommodate these uses. As required by GP Land
Use Element Action A6.1, an economic analysis was
prepared for the Specific Plan. The findings of the
report identify appropriate uses.
4 | Plan Area Environmental
Setting & Conditions
4.1 Land Use
The existing site is primarily undisturbed and
undeveloped, with the exception of one commercial
building and an adjacent abandoned well with a pump
house structure. The small commercial building and
3.9
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
pump house structure are located near the southwest
corner of the project site and accessed from Brockway
Road. There are significant roadway and drainage
infrastructure improvements that bisect the property.
4.2 Visual / Aesthetic
The Plan Area is located in the Martis Valley, a large,
level-to-rolling meadow at the confluence of the
Truckee River and Martis Creek floodplains, east
of Interstate 80 (I-80) and the Town of Truckee.
The valley-bottom portions of the site are visually
open, with views over large areas of open meadow
interrupted by substantial stands of Ponderosa pine.
Views from the valley to nearby peaks and ridges of
the Sierra Nevada and Carson Ranges are visible in all
directions. Visual quality of the Martis Valley, despite
existing development, is high. Mountains and wooded
slopes remain a predominate part of the landscape.
The site has also been identified in the General Plan
as the key gateway to the Town of Truckee from the
south.
4.3 Biological
The natural vegetation within the Plan Area consists
of patchy grasslands and meadows, sagebrush
shrublands, and coniferous forests and woodlands.
In general, the Plan Area
is composed primarily
of sagebrush scrub with
scattered pine around the
site and in clusters on the
southern portion of the
Plan Area on either side of
SR 267.
A search of the California Natural Diversity Database
CNDDB) identified eleven species within a five mile
radius of the Plan Area. The Plan Area contains no
natural communities considered sensitive or rare by
the California Department of Fish and Game.
The site contains two drainages that were determined
to be isolated waters (ephemeral and intermittent
streams). These isolated waters are fed from the south
by culverts passing under Brockway Road and State
Route 267.
4.4 Cultural
Two cultural resources site were identified by Kautz
Environmental Consultants, Inc. however, these
two sites have no meaningful relationship to any of
the historic themes identified for the project area:
transportation, timber, ice or tourism. The sites have
no known relationship to any historically significant
person or event and are considered non-significant.
4.5 Geological
Slopes within the Plan Area are generally flat to gentle
with existing grades ranging from approximately5,850
feet above mean sea level (MSL) in the northwestern
portion of the site to approximately 5,930 feet MSL in
1 | VIEW NORTH FROM HWY 267
2 | VIEW SOUTH FROM HWY 267
3.10
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
the southern portion of the site. The Plan Area is
located along the western edge of the Truckee Basin
in the Martis Valley. The Truckee Basin was filled
with volcanic flows and sediments of the Lousetown
Formation, known as the Martis Valley formation of
Latham.
4.6 Hydrologic
There are no FEMA-mapped 100-year flood plains
within the Plan Area. Generally, surface runoff enters
the southwest quadrant of the Plan Area through a
culvert under Brockway Road and is absorbed onsite.
In the northwest quadrant of the Plan Area, it
appears that significant surface runoff enters from the
south, through a culvert under State Route 267 and
continues off -site to the adjacent parcels to the north-
northeast. A drainage ditch runs along a portion of
the Truckee Tahoe Airport’s southwest boundary east
of Joerger Drive. Additional information regarding
hydrology and storm drainage characteristics is
provided in Chapter 5.
4.7 Traffic & Circulation
INTERSTATE 80 (I-80)
I-80 provides interregional highway connections
east to Reno, Nevada and beyond, and west to
Sacramento, California and the San Francisco Bay
Area and is a main transportation route between
northern Nevada and the Bay Area. The Martis
Valley area lies to the south of I-80, thirty-four miles
west of Reno and ninety miles east of Sacramento.
This section of I-80 is currently a four-lane divided
highway with speed limits posted at sixty-five miles
per hour.
The Joerger Ranch Plan Area is located along State
Route 267, approximately 1.3 miles southeast of the
I-80 / State Route 267 / State Route 89 interchange.
I-80 is a significant transportation route to the Plan
Area with travel times less than 2 minutes from the
interstate.
STATE ROUTE 267
State Route 267 is a two-lane highway running in
a general northwest-southeast alignment between
the I-80/State Route 89 North/State Route 267
interchange in Truckee and State Route 28 in Kings
Beach. From the I-80/State Route 89 North/State
Route 267 signalized intersection, the roadway heads
south across the State Route 267 Bypass (completed
in November 2002).
State Route 267 is of local and regional significance,
providing access to residential, industrial, commercial
and recreational land uses. The Bypass provides
a direct travel route for regional traffic between
3 | VIEW EAST ALONG BROCKWAY ROAD
4 | VIEW WEST @ HWY 267 & BROCKWAY ROAD
3.11
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
the Martis Valley and the Tahoe Basin, connecting
Interstate 80 in Truckee to the Northstar at Tahoe ski
resort and Kings Beach on Lake Tahoe.
State Route 267 also has signalized intersections at
Brockway Road/Soaring Way and the Truckee Airport
Road intersections.
STATE ROUTE 89
State Route 89 (SR 89) is one the three primary
California routes that access Lake Tahoe (the other
two are State Route 267 and U.S. Highway 50). SR 89
provides access between Donner Pass Road in Truckee
and Tahoe City (the SR 89 south segment). Starting at
the I-80/State Route 267 interchange on the east side
of Truckee, SR 89 north services as a rural two-lane
highway connecting Truckee and Sierraville, Quincy,
Mount Lassen National Park and Mount Shasta to the
north.
BROCKWAY ROAD
Brockway Road connects the Bridge Street/South
River Street intersection in downtown Truckee
southeastward to State Route 267 at the Brockway
Road/Soaring Way intersection located just north of
the Placer County/Nevada County line. Brockway
Road is a two lane arterial roadway with speed limits
varying from twenty-five mph to forty-five mph.
Traffi c signals are currently installed at the Palisades
Drive intersection and the intersection with State
Route 267, while the Martis Valley Road/Brockway
Road intersection is controlled by a roundabout. All
other intersections are controlled by stop signs on the
side street approaches.
7| VIEW TO EAST FROM SOARING WAY @ JOERGER DRIVE
5 | VIEW TO EAST FROM HWY 267 SOUTHBOUND
6 | VIEW FROM INTERSECTION OF JOERGER DRIVE / SOARING WAY
3.12
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
DONNER PASS ROAD
From its eastern terminus at State Route 89 north,
Donner Pass Road travels westward to Donner
Lake and Soda Springs. This roadway is a vital link
for local circulation by providing access to historic
Downtown Truckee, public and commercial uses
in the Gateway areas such as the Tahoe Forest
Hospital, Gateway Commercial Center and several
school facilities, as well as Donner Lake State Park
and the Donner Lake residential area. This roadway
provides a single through lane in each direction,
with a continuous center left -turn lane along the
segment between Levone Avenue and Northwoods
Boulevard.
5 | Relationship to Other Plans
Regulatory Documents
5.1 2025 General Plan
The General Plan is the long termpolicy guide for the
physical and economic growth and environmental
protection of the Town of Truckee. The Land Use
Element (GP Page 2-26) requires preparation of
a Specific Plan for PC-3 and development to be
consistent with this Specific Plan. This Chapter
references many key General Plan policies and
designations applicable to Joerger Ranch in
describing its relationship with the larger community.
Manyadditional General Plan policies are applicable
to Joerger Ranch, each summarized in the General
Plan Consistency Matrix (see Appendix A). As a
General Plan implementation tool, the Specific Plan
establishes an important link between the General
Plan and development proposals for the Joerger
Ranch Plan Area by allowing for further planning
and analysis of large, important areas of Town that
would not be provided at the General Plan level.
Additional planning and analysis is necessary for
the Planned Community sites because their proper
FIGURE 3-5: TOWN’S GENERAL PLAN DESIGNATIONS
3.13
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
development is vital in accommodating the Town’s
future growth while achieving the Town’s vision.
Because of the size of the property, its development
potential, its strategic location in the southern part of
the Town and the need to coordinate development on
a site divided by a state highway and major road, the
Planned Community designation was applied to the
Joerger Ranch property.
In addition to providing very general allowed land use
and maximum development density (residential) and
intensity (non-residential) guidance, the General Plan
contains eight policies specific to PC-3. These are:
Land Uses Allowed: Land uses allowed in this
designation are commercial, industrial, and high
density residential uses.
Density and Intensity: An average FAR of
0.25 shall apply to commercial and industrial
development. Residential uses are allowed at a
maximum density of twelve housing units per acre.
Policies: The following policies will guide
development of the Specific Plan for PC-3.
PC-3 – P1 Development allowed on the site
will be a range of commercial, industrial and
residential uses. Services for employees, such
as day care facilities and food sales, shall be
encouraged.
PC-3 – P2 The Specific Plan shall include
design standards to provide for architectural
consistency of development on the site, in
accordance with the Town of Truckee design
guidelines.
PC-3 – P3 Site design shall consider appropriate
access to Highway 267, via Brockway Road and
Soaring Way, and shall minimize visual impacts
from the Highway 267 corridor.
PC-3 – P4 The Specific Plan shall include
standards for the design of retail shopping areas
that avoid “strip commercial” site layout, and that
FIGURE 3-6 : TOWN’S ZONING DESIGNATIONS
3.14
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
are oriented and scaled to the pedestrian realm.
PC-3 – P5 Specific Plan design standards shall
include requirements for parking areas which
promote attractive streetscapes, recognize
the need for snow storage and removal, and
reduce the visual impacts of large, unscreened
parking lots through distributed landscaping,
landscaped berms and other measures. Parking
shall be provided in accordance with the Town
of Truckee Design Guidelines.
PC-3 – P6 The Specific Plan shall include
provisions for supplying, onsite, the required
housing for 50 percent of the very-low, low- and
moderate-income workforce associated with
development of the site. If land use or noise
compatibility requirements of the Airport Land
Use Compatibility Plan preclude or reduce the
total amount of housing that can be developed
on PC-3, required workforce housing may be
permitted to be located off -site.
PC-3 – P7 All development on PC-3 shall
support community character goals and
policies for the Brockway Road Corridor.
PC-3 – P8 Ensure that the mix of land uses
in the PC-3 Specific Plan will generate an
amount of traffic that, in addition to buildout
of the General Plan (considering all planned
circulation improvements), would not result
in the need for four lanes on Highway 267
between Interstate 80 and the Brockway Road/
Soaring Way intersection.
5.2 Development Code
The Development Code, known as Title 18 of the
Truckee Municipal Code, contains the Town’s zoning,
land use and subdivision regulations, representing
the majority of the Town’s requirements for the
development and use of private and public land. The
Development Code is supplemented by additional
requirements for construction and other aspects of
development and land use contained within other
Titles of the Truckee Municipal Code. The Joerger
Ranch Specific Plan relies upon many of the standards
and guidelines of the Development Code. Chapter
8 – Development Standards & Design Guidelines
of the Plan contains a more specific description of
the Plan’s relationship with the Development Code,
including a description of the Plan’s reliance on
existing standards and guidelines and those created
specifically to suite development in the Plan Area.
Figure 2-6 indicates the zoning designations in the
vicinity of PC-3.
5.3 Town Trails & Bikeways Master Plan
The Truckee Trails & Bikeways Master Plan seeks
to create a comprehensive system of trails and
bikeways to promote both non-motorized alternative
transportation and create additional recreation
opportunities for the Truckee community andbeyond.
Although the scope of the Master Plan is limited to
the Town’s jurisdictional boundaries, the importance
of providing connections to the larger Truckee-North
Lake Tahoe is recognized and encouraged for the
purpose of creating a seamless regional system.
Joerger Ranch provides an opportunity to implement
key in-town trails, bikeways and connections to the
larger regional trail system. The Plan Area is located
along State Route 267 and Brockway Road/Soaring
Road, providing an opportunity for important
connective bikeway links along these highly-traveled
public rights-of-way for the benefit of both the
local community and visitors. The Plan Area is also
located in close proximity to three of the Town’s
most-prominent recreational assets – the Truckee
River/Legacy Trail, the Riverview Sports Park and
the Truckee River Regional Park. Development of
Joerger Ranch provides the opportunity to construct
these trail connections for benefit of the community
and Joerger Ranch residents and visitors.
3.15
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
5.4 Tahoe Truckee Airport Land Use
Compatibility Plan and Master Plan
COMPATIBILITYPLAN
The Truckee Tahoe Airport Land Use
Compatibility Plan (CLUP) was adopted in
1986 and revised in 1990 and 2004 by the
Foothill Airport Land Use Commission
FALUC). Under State Law, the FALUC
must approve “the adoption or approval
of any amendment to a general or specific
plan affecting the property within an airport
influence area.” The policies of the CLUP
aim to promote land use compatibility with
the Truckee Tahoe Airport, focused on four
potential concerns — aircraft noise, land
use safety (both people on the ground and
FIGURE 3-7: TOWN’S TRAIL AND BIKEWAY NETWORK
FIGURE 3-8: AIRPORT’S COMPREHENSIVE LAND USE PLAN
3.16
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
occupants of aircraft ), protection of airport airspace
and general concerns related to aircraft over flights.
The CLUP imposes a separate and independent set
of policies and restrictions on lands surrounding the
airport than that of the local land use authority(s).
The area surrounding the Truckee Tahoe Airport
is divided into different zones, each containing
corresponding regulations for density, open space,
height and land use. Generally there is close
relationship between the proximity of the land area
to the airport and the degree of restriction imposed
upon land uses under the CLUP.
The Joerger Ranch Plan Area is primarily located
with Compatibility Zone B-1 (Inner Approach/
Departure) and Zone D (Primary Traffic Patterns). A
small, approximately8-acre portion of the northwest
corner of the Plan Area is located within Zone B-2
Adjacent to Runway). While the policies and concept
plans contained within this Specific Plan have
been developed to be consistent with each of these
respective Compatibility Zones, it will be necessary
to closely evaluate and insure consistency with the
CLUP for this Specific Plan and future development
proposals implementing the Specific Plan.
MASTER PLAN
The Truckee Tahoe Airport Master Plan was adopted
in November 1998 by the Tahoe Truckee Airport
District Board of Directors. The Airport Master Plan
contains a forecast of aviation demand and facility
needs for the airport through the year 2020. These
forecasts were utilized to identify development
alternatives which, in turn, were refined into a single
master plan concept representing the recommended
direction for future use and development of lands
owned by the Truckee Tahoe Airport District.
The Airport Layout Drawing (Sheet 1 of 9) contained
within the 1998 Airport Master Plan was last updated
in 2005. This update included the identification of
non-aviation use lands, largely following the land
areas similarly-designated as “available for alternative
land use” within the On-Airport Land Use Drawing
Sheet 8 of 9) of the 1998 Airport Master Plan. This
is relevant in that the majority of these non-aviation
use designated lands abut the Joerger Ranch Plan
Area to the north and east and all are currently
undeveloped. Although the Airport Master Plan
does not specifically define appropriate or envisioned
uses for these non-aviation use lands, the ultimate
development pattern of Joerger Ranch will influence
and guide their future development as a matter
of compatibility and character, particularly
along Soaring Way and the significant changes
proposed for this roadway under this Specific
Plan.
5.5 Martis Valley Community Plan (MVCP)
The relationship of the Martis Valley and the
Martis Valley Community Plan (MVCP) to
Joerger Ranch has been described, in part,
in Section 2 of this Chapter. The MVCP
designates the lands adjacent to the southerly
Town boundary (and adjacent to the Joerger
Ranch Plan Area) as General Commercial,
a designation also applied to lands in andFIGURE3-9: AIRPORT’S MASTER PLAN
3.17
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
around the Truckee Tahoe Airport, and to existing
commercially-used lands on the north side of State
Route 267 terminating near the intersection of
Truckee Airport Road. A small area of land south of
State Route267 has been given the Professional Office
designation within the MVCP. An Open Space land
use designation is applied to the remaining lands
along State Route 267 within the Martis Valley. The
MVCP does not have regulatory authority over the
Joerger Ranch Plan Area, however it does provide
contextual information for the Plan Area.
5.6 Placer & Nevada County General Plans
Although the MVCP isthe primary policy document
for Placer County in the Martis Valley, it is a
component of the broader Placer County General
Plan adopted in 1994. Like the MVCP, the Placer
County General Plan recognizes Placer County’s
close relationship with Truckee and encourages
coordination and communication between the Town
of Truckee and Placer County for all land use and
infrastructure improvements. Although the Placer
County General Plan does not maintain regulatory
authority over the Joerger Ranch Plan Area, the
Town of Truckee and Placer County maintain a
cooperative working relationship. While the MVCP
addresses specific community concerns and issues
in the Martis Valley, it does not supersede the Placer
County General Plan.
The Nevada County General Plan was adopted in
1995. Similar to Placer County’s relationship with
the Town of Truckee, the Nevada County General
Plan has no regulatory authority over the Plan Area,
but the county and town also maintain a cooperative
working relationship. Because the lands of Nevada
County covered under this General Plan maintain
little connectivity and/or adjacency with the Joerger
Ranch Plan Area due to the location of the Tahoe
Truckee Airport, the Nevada County General Plan
has little relationship with the Joerger Ranch Specific
Plan. The exception is the area on the north side of
Soaring Way to the east of the Plan Area with an
IND (Industrial) land use designation and a small
area north of the
Plan Area on
either side of State
Route 267 with a
CC (Community
Commercial) land
use designation.
Both of these
areas are within
the ownership
boundaries of the
Tahoe Truckee
Airport. The
remaining airport
land area is
designated by the
Nevada County
General Plan as
PUB (Public).
FIGURE 3-10: MARTIS VALLEY COMMUNITY PLAN
Chapter 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
Homefurnishings & 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 building1
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 "•
rni,.... 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 ;
LiU
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.
MV *X TJ1a 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 shouldconvey 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)
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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.
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 -glowto 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
Chapter 5
Transportation
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.2
1 | Introduction
This chapter describes the vehicle, pedestrian and
transit systems within the Joerger Ranch Plan Area
and the respective relationships planned to interface
with theexisting and future road, trails and bikeways
network .
Unlike many new development areas, there is
already a significant existing public road and
highway network that serves Joerger Ranch and the
greater Truckee Area. The existing road and highway
network (see Figure 5-1) provides easy access to and
from the plan area. The site is bisected by State Route
Highway 267, creating separate development areas
with varying levels of highway visibility. Similarly,
but to a lesser degree, Soaring Way and Brockway
Road further separate the development into four
4) quadrants within the Planning Area. SR 267 is
an existing State Highway and direct access from the
highway to the development is restricted. Brockway
Road and Soaring Way are existing minor arterial
roadways, and provide the primary access to the
Plan area.
The Joerger RanchSpecific Plan is designed to provide
vehicular, pedestrian and bicycle circulation within
the Planning Area and is consistent with the Goals,
Policies and Guidelines of the General Plan and the
Town’s Trails and Bikeways Master Plan.
FIGURE 5-1 ROADWAY NETWORK
5.3
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
Key circulation goals are as follows:
Goal CIR-1: Develop a roadway system that
provides access and mobility for Truckee residents
and businesses and adequately serves existing
and planned land uses while maintaining local
community character.
Goal CIR-2: Maintain adequate Level of Service
on Truckee’s roadways and intersections to ensure
the safe and efficient movement of people and goods
throughout the Town.
Goal CIR-4: Create new developments that are
integrated into the circulation network and promote
connectivity within and between community areas.
Goal CIR-10: Provide a safe, comprehensive,
and integrated System of facilities for pedestrians
and cyclists and other non-motorized modes of
transportation.
Additionally the key element specific to Joerger
Ranch identified in the Town’s General Plan
Circulation element states as follows:
Per General Plan Policy PC3-P8, the mix of land
uses in the Joerger Ranch Specific Plan will not
generate an amount of traffic that, in addition to the
buildout of the General Plan, will result in the need
for four lanes on Highway 267 from Highway 80
to the Highway 267/Brockway Road/Soaring Way
intersection.
The Joerger Ranch Specific Plan improves existing
roadway circulation patterns by improving existing
roadways & intersections with added lanes, striping,
crosswalks and new bicycle and pedestrian links.
These improvements help support the different land
uses within Joerger Ranch and integrate the needs
of motorized vehicles, bicycles and pedestrians alike
for safe conveyance of travel. Detached bike paths,
FIGURE 5-2 PUBLIC TRANSPORTATION
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.4
re-striping and roadway widening are some of the
identified improvements.
Intersections are a key element to providing effective
circulation. The Joerger RanchSpecific Plan proposes
various improvements to the following four (4)
intersections which are described in further detail in
Section 2:
Brockway Road / Martis Drive
Brockway Road / Hope Court
Highway 267/ Brockway Road / Soaring
Way
Soaring Way / Joerger Drive
General Plan Table CIR-5, item 25 identifies
the Highway 267/Brockway Road/Soaring Way
intersection to be improved with a “roundabout,
or additional through and turning lanes”. As
illustrated in Figure 5-14, the Joerger Ranch
Specific Plan identifies additional through and
turning lanes along with improvements for the safe
crossing of pedestrians and bicyclists. The identified
improvements may be constructed incrementally
or all at once, as traffic demands warrant to meet
the requirements of General Plan Policy 2.1. This
intersection is also identified within the Town’s AB
1600 Traffic and Facility Impact Fee Program and
traffic fees are currently being collected for required
future improvements.
Bike paths are an important component of the Joerger
Ranch Specific Plan. Separated 10’ wide Class 1 bike
paths and attached Class II bike lanes are proposed
to create bicycle and pedestrian connectivity within
the Plan Areaand greater Truckee Area by providing
linkage to future connections to the Truckee River
Regional Park, Truckee River Legacy Trail, River
View Sports Park and Martis Valley Regional Trail
connecting Truckee to Northstar. The design of
Class I paths and Class II bike lanes will follow the
specifications of the Town’s Trails and Bikeways
Master Plan.
Sidewalks, pedestrian paths, and bike trails are
proposed bothon-site and off -site within and around
the Plan Area. Crosswalks will utilized to promote
pedestrian safety and encourage non-motorized
transportation and are integrated throughout the
Plan Area. This is critical in order to create a walkable,
pedestrian accessible environment that is currently
dominated by vehicular traffic. Utilizing materials
with textures and colors at crossings to distinguish
pedestrian crossings from vehicular traffic is an
important design characteristic. The primary Class
1 bike path crossing near the Brockway Road/
Hope Court intersection shall consider additional
design elements to provide safety for bicyclists
and pedestrians including raised medians with a
crossing island” to shorten the crossing distance
and shall be approved by the Town Engineer. An
alternative location may be approved by the Town
Engineer based on the outcome of a future corridor
study for this section of Brockway Road.
The Circulation Element of the General Plan
supports alternate modes of transportation to reduce
vehicular use. The Joerger Ranch Specific Plan
enhances bicycle and pedestrian circulation with the
construction of sidewalks and pathways along with
the incorporation of bus shelters on Brockway Road
and Soaring Way (Figure 5-2).
Sections 2 and 3 of this chapter identify specific
roadway and circulation improvements proposed for
the Joerger Ranch Specific Plan Area.
2 | Roadway & Intersection Design
2.1 Roadway Improvements
The Plan Area requires different roadway sections to
meet the circulation needs based on existing traffic
patterns and proposed land uses contained within the
Specific Plan. Proposed roadway sections combine
and integrate vehicular, bicycle and pedestrian uses
for safe conveyance of travel.
5.5
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
SOARING WAY: Soaring Way in its existing
condition consists of 12’ travel lanes, 8’ Class II bike
lanes and concrete curb/gutter.
The proposed roadway section for Soaring Way, east
of Joerger Drive, is illustrated in Figure 5-3. The final
roadway section will include 6’ pedestrian sidewalks
on each side of the roadway, 5’ Class II bike lanes and
8’ parallel parking.
The proposed roadway section of Soaring Way, west
of the Joerger Drive roundabout, is a transitional
section to Highway 267 and is illustrated in Figure
5-4. It will include sufficient width to accomodate
a right turn lane, left turn lane, and through lanes.
Additionally, the roadway section will include two
5’ wide Class II bike lanes and a 6’ wide sidewalk to
convey pedestrians to the development areas.
FIGURE 5-4 SOARING WAY - WEST OF JOERGER DRIVE
FIGURE 5-3: SOARING WAY - EAST OF JOERGER DRIVE
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.6
HOPE COURT: Hope Court currently consists
of two 16’ wide travel lanes and aggregate base
shoulders 2’ - 4’ in width. The proposed roadway
section for Hope Court illustrated in Figure 5-5
narrows the road width to 12’ landes and includes
the addition of a detached 10’ wide Class I bicycle
path that will continue to the east and connect to
the Martis Valley Regional Trail system. The Class
I Bike Trail may be located on either side of Hope
Court, depending on final design.
MARTIS DRIVE: Martis Drive is currently a
narrow dirt road and will be constructed to meet
Town road standards, as conceptually illustrated
in Figure 5-6. The final location of Martis Drive
depends on a number of factors not determined at
the time of Specific Plan preparation including the
outcome of the Corridor Plan and project-specific
site design, land use, and traffic volumes. Generally,
if the road is constructed in its current location,
a detached Class I bike path will be required
on the westerly side all the way to the northerly
limits of Joerger Ranch. In the event Martis
Drive is required to be constructed elsewhere
within the Plan, future development will require
the construction of a 10’ Class I bike path from
Brockway Road to the residential neighborhood
north of the BIZ zone. Additional right-of-way
or a public trails easement will be required to be
granted by future developers, if necessary, to fit the
final Class I trail alignment.
FIGURE 5-6: MARTIS DRIVE
FIGURE 5-5: HOPE COURT
5.7
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
BROCKWAY ROAD: The existing Brockway Road
consists of two 11’ wide travel lanes, a center turn/
refuge lane and two 5’ wide Class II bicycle lanes.
Ultimately, the Brockway Road improvements
will be determined upon review of a specific
development plan for proposed Parcel 4, consisting
of all Joerger Ranch property west of Highway 267.
Joerger Ranch Policy P4.4 limits the continued use
of a two-stage left turn lane except where there are
low turning movement volumes.
Brockway Road, west of Hope Court, could remain
primarily the same with the addition of a Class
I bicycle path on the northerly side of Brockway
Road from Martis Drive and crossing Brockway
Road to Hope Court. Additional improvements
such as an additional pass-through lane, center
median, and/or relocation of Martis Drive may be
necessary depending on the ultimate build-out of
Parcel 4.
Brockway Road, east of Hope Court intersection,
is illustrated in Figure 5-8 and will transition
as it approaches Highway 267 to accomodate a
westbound through lane, designated left turn
lane, northbound through lane, designated right
turn lane and two 5’ wide Class II bike lanes.
Additionally, a 5’ wide sidewalk is proposed for a
safe pedestrian approach to Highway 267 and a
Class I bike path will continue to Highway 267.
5-7: BROCKWAY ROAD - WESTOF HOPE COURT
FIGURE 5-8: BROCKWAY ROAD - EAST OF HOPE COURT
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.8
JOERGER DRIVE: The proposed Joerger Drive
cross-section, as illustrated in Figure 5-9, will
maintain two 11’ wide travel lanes, two 4’ wide
Class II bike lanes, and 4’ shoulders. A 10’ wide
Class I bike path will be constructed through the
open space and continue off -site to the Riverview
Sports Park (see Figure 5-10).
HIGHWAY 267 INTERSECTION
The existing intersection at Brockway Road / Soaring
Way / Highway 267 is currently signalized with
northbound and southbound through lanes with
additional left turn lanes onto Soaring Way from
the north and onto Brockway Road from the south.
Traffi c from Brockway Road approaches a through/
left turn lane and a designated right turn lane. There
is one (1) eastbound through lane to Soaring Way
and one (1) westbound lane approaching from
Soaring Way. Improvements to this intersection
have been identified in the General Plan as a “future
community need” independent of the traffic impacts
resulting from the Joerger Ranch Specific Plan.
Improvements to this intersection are in the Town’s
Capitial Improvement Program and ultimate design
will be determined by the Town Engineer. Each
development within Joerger Ranch is required to
pay “fair share” traffic impact fees prior to building
permit issuance.
On the Brockway Road side of the intersection,
widening of the roadway is proposed in order to
shift the designated right turn lane to the South and
accommodate an additional lane. This additional
lane will allow the existing through / left turn lane
to be separated into a designated left turn only and
designated through lane. Class II bike lanes are
proposed in both easterly and westerly directions.
Curb & gutter and a 6’ wide concrete sidewalk
is proposed on the south side of Brockway Road
to facilitate pedestrian safety up to the signalized
intersection. The north side of Brockway Road will
include a Class I bike path which will cross Highway
267 and continue toward the north to Riverview
Sports Park. Final alignment may be modified by
the Town Engineer.
On the Soaring Way side of the intersection,
widening is proposed to allow for a designated right
turn lane with a through/left and eastbound lane .
Signalization upgrades along with lane widening is
proposed to accomplish these intersection upgrades.
FIGURE 5-9: JOERGER DRIVE
5.9
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
BROCKWAY ROAD / HOPE COURT
The existing three-leg “T” intersection at Brockway
Road and Hope Court is anticipated to remain,
however this intersection will be reevaluated upon
submittal of a development plan for Parcel 4 and
additional improvements may be necessary. At a
minimum, striping and minor widening will be
required to create a left turn pocket west bound on
Brockway Road onto Hope Court.
A pedestrian and bicycle crossing for the Class 1
bike path will be located at or near the Brockway
Road / Hope Court intersection. The finallocation
of the crossing will be evaulated and determined
during the review of development west of Highway
267. Safety measures for bicyclists and pedestrians
will be incorporated into the crossing and shall be
reviewed & approved by the Town Engineer.
BROCKWAY ROAD / MARTIS DRIVE
This intersection currently serves as the primary
access to theexisting winery. The ultimate location
of MartisDrive will depend on the future land uses
within Parcel 4. If MartisDrive is constructed in its
current location, improvements will be made to this
intersection including but not limited to striping
within Brockway Road, curb and gutter on Martis
Drive and a Class 1 bicycle path crossing. Further
evaluation of this intersection will be conducted
upon a specific development application for Parcel
4 and additional improvements may be required.
SOARING WAY / JOERGER DRIVE:
Currently, Soaring Way is uncontrolled with both
an eastbound and westbound lane. The Soaring
Way / Joerger Drive intersection will be improved
to a single lane roundabout (see Chapter 7 -
Implementation & Phasing for details).
2.2 Intersection Improvements
Major intersection improvements are further
discussed in Chapter 7 -Implementation
Phasing. Depending on the timing of
development within the planning area, the
existing intersections at Joerger Drive /
Soaring Way and Hwy 267/Brockway Road/
Soaring Way may have operational capacity
to accommodate some level of development
without need for major improvement as set
forth within this Chapter and Chapter 7. Should
the Town pursue a roundabout at Hwy 267/
Brockway Road/Soaring Way through the Towns
Capital Improvement Program timing of that
improvement could result in the intersection
improvement recommended in this Specific
Plan to not be warranted or to be removed.
Interim improvements may be considered during
the site specific development review process
for individual development permits. Such
consideration may be given on a case by case
basis and subject to the circumstances in effect at
the time.
Reasonable interim improvements can be
proposed to allow areas within the plan to
develop incrementally. However, it is required
that each development pay their proportional
fair share of the common infrastructure
improvements required by this plan. When an
individual project necessitates construction of the
common improvements and/or approved interim
improvements, the developer of that individual
project will be responsible for either posting
financial security for the estimated cost of the
improvements or construction and completion
of those improvements. The project developer
can record a reimbursement agreement and be
permitted to collect the proportional fair share
monies from future development projects within
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.10
the Joerger Ranch Specific Plan area in order to
compensate for expenditures to meet the overall
common area improvements obligations of this
plan.
3 | Bicycle Network & Design
A 10 feet wide separated Class 1 bicycle path is
proposed to connect all four quadrants of the Joerger
Ranch Specific Plan and also connect to Martis
Valley Regional Trail system and Riverview Sports
Park (see Figure 5-11). A Class 1 bicycle path is also
proposed to be constructed on the westerly side of
Martis Drive to the northern property boundary of
the Joerger Ranch Plan Area which will allow for a
future extension to connect to the Legacy Trail to the
north.
Class II bicycle lanes are also integrated into the
various roadway sections including Brockway Road,
Joerger Drive and Soaring Way.
FIGURE 5-11: TRAILS EXHIBIT
Chapter 6
Public Services & Infrastructure
6.2
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
2.1 Surface Water Features
The project is within the Truckee River watershed and
is located approximately 0.75 miles south of the river.
This portion of the watershed consists of meadows
and intermittent channels bounded to the east by
the Martis Creek watershed area and bounded to
the south and west by sloping topography.
Overall the size of the drainage area is
approximately 2 square miles. Elevation
of its ground surface ranges from about
5,800 feet above mean sea level (msl) along
Truckee River to 6,760 at Bald Mountain,
a mountain summit that defines the
southwesterly extent of the watershed.
In general, the southerly half of the drainage
is dominated by mountainous terrain and
steep hillsides with intermittent channels
and unnamed tributaries. At the base of
the hillside area, there is flat terrain with
woodlands and a series of meadows. The
meadow areas are dispersed across a broad
area along Brockway Road, Highway 267 and the
Truckee-Tahoe Airport. In many cases the meadow
areas are isolated with no surface connection to
Truckee River. The project site is located on the
northern half of the drainage shed area on the
relatively flat terrain with grasslands, meadows and
woodlands.
Several independent special service districts and
private utility companies provide the range of needed
utilities and infrastructure to Truckee, including
Joerger Ranch. This Chapter outlines the general
infrastructure and utility service program for Joerger
Ranch to ensure that sufficient infrastructure is
provided to, and within, the Plan Area.
This Chapter describes the existing infrastructure
related to water, wastewater, storm water drainage,
electric, gas, phone, cable tv and solid waste disposal
in the immediate vicinity of the Joerger Ranch Plan
Area, and a general outline of needed infrastructure
improvements to serve development within the Plan
Area. A Utility & Infrastructure Plan (Figure 5-2)
is included, depicting the existing utility locations
and likely points-of-connection for water, sewer,
telecommunications and electric service to the
various subdistricts of the Plan Area. The Utility &
Infrastructure Plan also indicates known on-site
looped connections and improvements necessary
to serve Joerger Ranch. The ultimate design of these
improvements, including their location, size, and
capacity, is reliant upon development proposals and
coordination and approval with each of the respective
service entities.
1 | Introduction
2 | Hydrology & Storm Drainage
FIGURE 6-1
6.3
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
Surface runoff is conveyed primarily as sheet flow
through the project site in a northerly direction toward
Truckee River. The site contains two intermittent
ephemeral drainage courses that are fed from the
south by culverts passing under Brockway Road and
State Route 267.
2.2 Hydrogeologic Information
The geological setting for Martis Valley Basin (and
the project site) consists of plutonic/metamorphic
rock, sedimentary deposits and volcanic deposits.
Groundwater level elevations are controlled by the
complex stratification of the hydrogeologic units,
topographic relief, and groundwater flow barriers.
Groundwater in the basin is largely fed by precipitation,
snow melt and seepage from the mountainous terrain
to the southwest. The underlying Martis Valley aquifer
is the main water supply for the Town of Truckee and
other public and private entities.
Average precipitation is estimated to be 23 inches
in the lower elevations of the northern portion of
the basin to nearly 40 inches in the southern areas.
Approximately 75 percent of the annual precipitation
is received in the winter and early spring months
as snow or mixed rain and snow. Precipitation
throughout the remainder of the year primarily
consists of thunderstorms.
2.3 Project Drainage
The Joerger Ranch project drainage is defined by five
drainage shed areas shown in Figure 5-1.
Surface Water and drainage will be managed through
a combination of natural and built features to conserve
water quality, natural hydrology and habitat and
preserve biodiversity through conservation of water
bodies and wetlands. Low Impact Development
LID) stormwater management strategies will be used
to maintain the naturalhydrologic function of the site
with localized small-scale source control techniques
that disperse flows and manage runoff close to where
it originates. Storm drainage from impervious areas
roads, walks, roofs) will be collected and routed
through water quality treatment facilities designed
to reduce the rate of runoff to pre-project conditions,
remove potential pollutants and facilitate infiltration.
LID Drainage facilities may include Water Quality
Inlets; Buffer Strips; Soil Amendments; Earthen
swales; Rock-lined swales; Bioswales; Rock Infiltration
Basins; Retention Basins and Slope Stabilization.
These facilities will be used to capture sand and
sediment, provide filtration of pollutants and allow
infiltration to underlying soils. Grading disturbance
shall be minimized by use of construction fencing.
All graded disturbance areas shall be restored with
soil stabilization and natural vegetation through use
of organic material such as wood chips, mulch, and
native plantings for protective ground cover.
Per the guidelines of the State of California, Water
Resources Control Board, Lahontan Regional Water
Quality Control Board (SWRCB-Lahontan) and as
required by Town of Truckee, onsite retention shall
be provided for 20-year, 1-hour volume of water
from impervious areas. This equates to the first
0.7 inches of rainfall from all impervious surfaces
including roadways, sidewalks, paved paths, roofs
and driveways. Peak discharge flows are reduced to
rates and quantities at or below existing pre-project
FIGURE 6-2 SR 267 CULVERT
6.4
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
conditions by use of onsite retention facilities that
attenuate flows and provide infiltration.
Snow storage and snow removal are important
considerations on-site and within the adjacent public
road andhighway rights-of-way. Snow will be stored
on-site in landscape areas and other undeveloped
areas. If the required amount of snow storage cannot
be handled on-site, it will be hauled off -site to a
permitted disposal site such as the Eastern Regional
Landfill Transfer Station. Storm water runoff from
snow storage areas will be routed through water
quality treatment facilities prior to discharge. Snow
removal shall be further described in a Maintenance
Agreement between property owner and the Town.
2.4 Water Quality
Water quality controls for the project shall be
implemented in compliance with local, State and
Federal requirements. California State Water
Resources Control Board (SWRCB) enforces the
federal Clean Water Act and Porter-Cologne Water
Quality Control Act, including administration of
National Pollutant Discharge Elimination System
NPDES) permits. Lahontan Regional Water Quality
Control Board (LRWQCB) has surface water and
groundwater objectives, prohibitions and guidelines
as set forth in the Water Quality Control Plan for the
Lahontan Region (Basin Plan).
During construction, Best Management Practices
BMP’s) including temporary erosion control
facilities shall be implemented to control any
pollutants that could potentially affect the quality
of storm water discharges from the site. A Storm
Water Pollution Prevention Plan (SWPPP) will
be prepared and the project will comply with the
State of California’s General Permit for Storm
Water Discharges Associated with Construction
and Land Disturbance Activities. This includes
implementation, maintenance and inspection of
non-storm waterand storm water discharge; erosion
and sediment control measures; materials and waste
management; general site clean-up; vehicle and
equipment cleaning, fueling and maintenance; and
spill control ensuring that no materials other than
storm water are discharged in quantities which will
have an adverse effect on receiving waters.
Post Construction BMP’s will also be implemented
in accordance with NPDES Stormwater Phase II and
Town of Truckee’s municipal separate storm sewer
system (MS4) requirements. Post Construction
BMP’s include runoff control measures, water quality
facilities, operations and maintenance program,
employee training, recycling and waste disposal
program and public education (signage/brochures)
for storm water protection. Permanent water quality
facilities that remain in place upon completion of
the project such as bio-swales, retention basins
and water quality inlet structures remove and filter
potential common pollutants such as oil and grease
from roadways, pesticides from lawns, sediment,
and carelessly discarded trash prior to discharge of
storm water to natural water course.
3 | Sanitary Sewer
Wastewater collection and conveyance is provided
by the Truckee Sanitary District (TSD). Wastewater
treatment is provided by the Tahoe-Truckee Sani-
tary Agency (T-TSA). Sewage is currently collected
primarily by gravity flow throughout adjacent devel-
oped areas, and is transported in a sewer main line at
Joerger Drive for conveyance to the treatment plant
located east of the Town of Truckee.
Figure 5-3 shows the points of connection and the
mainline extensions needed to serve this project.
The on site sewer line layouts in each sub-District
are shown with dashed lines. Final sewer collection
system layouts and pipe sizes will depend on the
building layouts and will comply with TSD design
requirements.
6.5
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
Figure 5-3 also details the existing sewer mainline and
the proposed mainline extensions. Each sub-District
may build its own stand alone mainline extension and
connection, independent of the order of phasing, as
described herein. The Neighborhood District shall
connect to the existing 21” sanitary sewer near its
northern boundary. The RM-F zoning area at the
intersection of Hope Court / Brockway Road shall
connect to the existing sanitary sewer in Brockway
Road and extend it east along Hope Court. The elevation
of the existing point of connection will determine
how much of the Hope Court site can be served by
gravity sewer and whether or not service pumps are
required. Development along Joerger Drive shall
connect to the existing 21” sanitary sewer at its north
boundary. A mainline extension within Joerger Drive
is not necessary. The remainder of the CRS Zoning
area would be required to connect on site by extending
the existing 6” sewer stubs along Soaring Way. Final
mainline extensions and on site system layouts will
comply with TSD design requirements. Each Specific
Plan area shall provide easements as required by TSD
for the public sanitary sewer improvements and access
thereto.
4 | Water
4.1Water Supply
Water service in Truckee
is provided by the Truckee
Donner Public Utility
District (TDPUD), a
publicly owned utility
providing electric and
water service since 1927.
The District operates
three water systems in
the Truckee area: the
Hirshdale System, the
Truckee System, and the
Donner Lake System. The
Truckee System serves the Joerger Ranch Plan Area.
Existing transmission, distribution and treated
water storage facilities will serve both existing and
future demand from the planned development. This
basic infrastructure has developed by TDPUD in
accordance with the Water Master Water Plan and
is sufficient to supply the project. Water mainlines
are located within the adjacent roadways and will be
extended throughout the project site for domestic
water distribution and fire suppression.
The project water demandis equivalent to, or less than,
the amount of water required per the General Plan
and TDPUD Water Master Plan. Water consumption
will be reduced in accordance with California Green
Building Standards Code (CalGreen) water saving
mandates through the use of water efficient fixtures,
fittings, flow restrictors and irrigation controllers.
4.2 Existing System
Figure 5-4 shows the TDPUD water distribution sys-
tem in the vicinity of this project. Existing water main
sizes are shown.
FIGURE 6-3
6.6
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
4.3 Proposed System
Figure 5-4 also shows the points of connection and
the water mainline extensions needed to serve this
project. The layout of these mainline extensions
will comply with the TDPUD Water System Master
Plan and meet their approval. The on site water line
layouts in each Specific Plan area are shown with
dashed lines. Final water line layouts and pipe sizes
will depend upon the results of hydraulic analysis that
take into account existing system pressures, project
elevations, fire flow requirements and domestic
demands. Hydraulic analysis will be performed with
the existing TDPUD hydraulic model, in accordance
with their design requirements.
5 | Energy
5.1 Electric Service
The Joerger Ranch Project lies within the service
area of Truckee Donner Public Utility District
TDPUD).Existing electrical
transmission lines and service
distribution lines lie adjacent
to and within the Plan Area.
Electrical service facilities will
be extended from existing
TDPUD infrastructure and
shall be upgraded as necessary
to adequately serve the project
as it develops and shall be
designed to accommodate
ultimate development at build
out. These facilities shall be
designed and extended as
directed by TDPUD and in
accordance with TDPUD and
California Public Utilities
Commission ( CPUC) rules.
Common trench utilitiesincluding electric,
natural gas, telephone, and cable TV
services shall be located underground within public
utility easements. Placement of transformer boxes
shall be coordinated with TDPUD.
5.2 Natural Gas
Natural gas service is provided to the Truckee area
by Southwest Gas Corporation.Existing natural gas
transmission lines and service distribution lines lie
adjacent to and within the Plan Area. Natural gas facilities
will be extended from existing Southwest infrastructure
in Martis Drive and shall be upgraded as necessary to
adequately serve the project as it develops and shall be
designed to accommodate maximum build out. These
facilities shall be designed and extended as directed by
Southwest Gas and in accordance with Southwest and
California Public Utilities Commission (CPUC) rules.
Natural gas lines will be included within the common
trench utilities which shall be located underground within
public utility easements. Placement of gas service meter
locations shall be coordinated with Southwest Gas.
FIGURE 6-4
6.7
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
6 | Telecommunications
Telecommunications service is provided by AT&T.
Cable TV is provided by Suddenlink Communications.
Satellite TV is also available. Telecommunications
service facilities will be extended from existing
infrastructure and shall be upgraded as necessary
to adequately serve the project as it develops. These
facilities shall be designed and extended as directed
by telecommunications providers and in accordance
with their rules. All utilities including electric, natural
gas, telephone, and cable TV services shall be located
underground. Southwest Gas.
7 | Law Enforcement &Fire Protection
7.1 Law Enforcement
Police service in Truckee is provided by the Truckee
Police Department. The Police Department operates
out of its headquarters at 10183 Truckee Airport Road
on the easterly terminus / intersection with Soaring
Way and less than a ¼ mile from the
Plan Area. All calls are responded to
from the Department’s headquarters,
allowing for a fast response time to the
Plan Area.
7.2 Fire Protection
The Truckee Fire Protection District
TFPD) provides fire prevention,
fire suppression, emergency medical
care and/or transportation, assorted
rescue services, and public education
services within the Town of Truckee.
Three TFPD fire stations are located
in close proximity to the Plan Area:
Station 91 in Downtown Truckee,
Station 92 in the Gateway area, and
Station 96 in the Truckee Tahoe
Airport area. These three TFPD fire stations
are located and staffed as follows: Station 91 in
Downtown is located in downtown Truckee and houses
the Fire Chief’s office, the District’s administrative staff
and the Prevention Bureau. Station 92, in the Gateway
area, is located next to the Truckee High School and in
front of the Sierra Mountain Middle School. It is the
District’s largest station with the most equipment.
The Town of Truckee lies within a high Fire
Hazard Severity Zone, as defined by the California
Department of Forestry, indicating that wildland fires
are considered to pose a significant hazard. The level of
fire danger risk within the town ranges from moderate
to very high based on the density of development
within a particular area and its proximity to forested
areas.
8 | Solid Waste & Recycling
Solid waste removal and recycling services for the
Town of Truckee are provided by the Tahoe-Truckee
Sierra Disposal (TTSD) Company. Two separate
bodies make up the TTSD: Tahoe Truckee Disposal
FIGURE 6-5
6.8
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
TTD) and the Eastern Regional Landfill Material
Recovery Facility (MRF). TTD is responsible for
collecting household waste and recyclables to the
MRF. The MRF is the recycling center for household
and construction materials that acts as a transfer
station for household waste. Incoming solid waste
is either recycled or transported to the Lockwood
Regional Landfill in Storey County, Nevada. This
1,535-acre site has a 60-year capacity to accommodate
the buildout projections for the TTSD’s service area.
Currently, TTSD is in its twelfth year of an 80-year
contract for disposal services at the landfill.
TTD is the collection division of TTSD and operates
close to 40 vehicles to collect waste. TTD uses a
combination of rear mounting bin pick up trucks for
single-family residences and low-density areas, and
front loader garbage trucks for commercial and multi-
family areas. Funding for solid waste collection comes
from collection fees. TTSD handles approximately
60,000 tons of waste per year and is operating at 50
percent of their total capacity of 120,000 tons per year.
In 2002, the capacity of the MRF facility and transfer
station were increased by 100 percent. TTSD plans on
continuing to expand their services to accommodate
the growth and increasing needs of their service area.
9 | Mail Service
Mail delivery and collection is provided for the
Town and surrounding region by the U.S. Postal
Service (USPS) from a distribution facility located in
Downtown Truckee. The project development will
include “clustered” type mailboxes – including free-
standing, pedestal-mounted cluster box unit (CBU),
or other cluster mailboxes mounted in a wall, kiosk,
or shelter in accordance with USPS regulations and
requirements.
Chapter 7
Implementation & Phasing
7.2
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
1 | Introduction
This section is intended to identify the orderly
development implementation and phasing of
the Joerger Ranch Specific Plan infrastructure.
The Joerger Ranch Specific Plan area is divided by
state and local roadways that create four separate
and distinct quadrants. Market demand, economic
conditions and financing will all factor into the
incremental implementation and phasing of uses.
2 | Common Infrastructure
The overall Joerger Ranch Specific Plan has
common infrastructure improvements that
benefit all properties within the plan area. These
improvements are needed to be constructed as
major portions of the plan area develop. Interim or
incremental improvements may be allowed by the
Town Engineer on a case by case basis (see Chapter
5). The common infrastructure improvements are
categorized into three separate areas:
1. Highway 267 / Brockway Road / Soaring Way
Intersection Improvements
The first property owner to develop in either the
BIZ or CR zone shall be required to construct
the following Highway 267 intersection
improvements (see Figure 7-1) prior to
recordation of any parcel or final maps or
issuance of any temporary or final occupancy
of any buildings:
a. Soaring Way - Widen and construct
left turn lane, right turn lane, west-bound
east-bound through lanes, Class II bike
lanes, curb/gutter, sidewalk, and crosswalk.
b. Highway 267 - Widen Highway 267
and construct northbound right turn lane,
crosswalks and all necessary striping.
c. Brockway Road - Widen and construct
right turn lane, left turn lane, east-bound
and west-bound through lanes, Class II
bike lanes, curb/gutter, sidewalk, Class I
bike path, and all necessary striping.
FIGURE 7-1: HIGHWAY 267 / BROCKWAY ROAD / SOARING WAY INTERSECTION IMPROVEMENTS
7.3
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
All future construction shall be required to pay
their “fair share” portion of actual infrastructure
costs and provide proof of payment to the
Town prior to issuance of building permits or
recordation of parcel or final maps.
2. East Side: (East of Highway 267) Soaring
Way / Joerger Drive Improvements
The first property owner to develop east of
Highway 267 shall be required to construct
the following improvements (see Figure 7-2)
prior to recordation of any parcel or final maps
or issuance of temporary or final occupancy
of any buildings. If the first development is
proposed within the CR zone, the infrastructure
requirements outlined in #1 above shall also
apply. All future new construction shall be
required to pay their “fair share” portion of
actual infrastructure costs and provide proof
of payment to the Town prior to issuance of
building permits or recordation of any parcel
or final maps.
a. Soaring Way - Construct roundabout at
Soaring Way & Joerger Drive intersection,
widen Soaring Way east of roundabout
and construct sidewalks, on-street parking,
curb/gutter, Class II bike lanes, public
transit stop, and all necessary utilities.
3. West Side: (West of Highway 267) Brockway
Road / Martis Drive and Hope Court
Improvements
The first property owner to develop west of
Highway 267 shall be required to construct the
following improvements (see Figure 7-3) prior
to recordation of any parcel or final maps or
FIGURE 7-2: SOARING WAY / JOERGER DRIVE IMPROVEMENTS
7.4
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
issuance of temporary or final occupancy of any
buildings. If the first development is proposed
within the BIZ zone, the infrastructure
requirements outlined in #1 above shall also
apply. All future new construction shall be
required to pay their “ fair share” portion of
actual infrastructure costs and provide proof
of payment to the Town prior to issuance of
building permits or recordation of any parcel
or final maps.
a. Brockway Road - Construct necessary
improvements along Brockway Road
including Class II bike lanes & Class
I bike path), construct Martis Drive
including Class I bike path), construct
improvements at Brockway Road/Martis
Drive intersection and Brockway Road/
Hope Court intersection, crosswalks, and
all necessary utilities. All improvements
and alignments shall be re-evaluated upon
a specific development application for
Parcel 4 and shall be determined by the
Town Engineer.
b. Hope Court - Construct Class I bike
path along Hope Court, construct necessary
roadway & striping improvements, and all
necessary utilities (final alignment to be
determined by Town Engineer).
FIGURE 7-3: BROCKWAY ROAD / MARTIS DRIVE IMPROVEMENTS
7.5
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
The existing winery is a “legal non-comforming
use” which will allow the winery to continue
its current operation without being subjected
to the west side infrastructure requirements as
outlined in this Specific Plan. If the winery use is
discontinued, expands or substantially changes its
operations or characteristics, the new use would be
subject to the provisions of this Specific Plan.
The non-profit center proposed on Hope Court
would be solely responsible for and only subject
to the utility, roadway, and Class I bike path
improvements along Hope Court. If the non-
profit center is not constructed, any new use on
the parcel will be responsible for all additional
common infrastructure improvements per #1 and
3 above.
TABLE 7-2A: PHASING & IMPLEMENTATION
Note:
1. Interim improvements can be considered by the Town Engineer as set forth in Chapter 5, Section 2.2.
7.6
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
3 | Workforce / Inclusionary Housing
The 2007-2014 Housing Element requires that all
new residential and non-residential projects provide
affordable housing to meet Truckee’s housing needs.
General Plan Housing Element program H-1.2.3
requires that all new residential development allocate
at least 15 percent of the units as affordable to very-
low, low-, and moderate-income households. For
non-residential projects that create jobs, Housing
Element program H-1.3.4 requires the construction
of affordable housing for at least 50 percent of the
projected very low-, low- and moderate-income
workforce.
To ensure General Plan consistency, approximately
4.0 acres of the Joerger Ranch Specific Plan area
is zoned RMW-20 which allows multi-family
residential at a minimum density of 18 units/acre
and maximum density of 20 units/acre. The RMW-
20zone is intended to capture the workforce housing
needs of all future buildout of the Specific Plan.
Because housing needs for the entire project will
be met with the development of the RMW-20 zone,
future land uses are not required to demonstrate
consistency with Development Code Chapters
18.214 (Inclusionary Housing) or 18.216 (Workforce
Housing). The construction of housing outside of
the RMW-20 zone is permitted (airport restrictions
excluded) but is not required.
Joerger Ranch was primarily created for non-
residential uses and has several site constraints that
limit compatible locations for new residences (ie.
airport restrictions, highway location, drainage
areas, etc.). As an incentive for one developer to
construct a single housing project on the RMW-20
zoned parcel, future development on the RMW-
20 site will not be required to provide inclusionary
housing and deed restrictions will not be required.
Additional information about the RMW-20 parcel
is discussed in Chapter 4 (Residential Multi-family
RMW-20 Zoning District).
The Joerger Ranch workforce housing requirement/
calculation is shown in Table 7.4A. Based on an
estimated 0.25 Floor Area Ratio (FAR) and using the
employee generation assumptions in Development
Code Chapter 18.216 (Workforce Housing), jobs
would be created for approximately 578 full-time
equivalent employees, if maximum buildout was
achieved. This equates to a demand of approximately
82.7 workforce housing units. The RMW-20 zoning
district can accomodate up to 80 workforce housing
units, excluding any density bonuses permissible
by Development Code Chapter 18.212 (Density
Bonuses, Concessions andIncentives). Since it is not
likely that Joerger Ranch will develop at a maximum
density of 0.25 FAR, zoning for 80 residential units
in teh RMW-20 zone is considered sufficinet for
complying with General Plan workforce housing
requirements. No additional housing units or in-
lieu fees are required for future development projects
within the Joerger Ranch Specific Plan Area.
7.7
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
TABLE 7-3A. Workforce Housing Calculations by Zoning District
Zoning DistrictLand Area
within B1/B2
Airport Zone
Acres)
Land Area
Outside Airport
Zone (Acres)
Development
Potential
0.25 FAR)
Full-Time
Equivalent
Employees
of Workforce
Housing Unit
Regional Commercial (CR)016.3177,50735550.7
Lifestyle Commercial (CL)04.751,18310214.7
Manufacturing/Industrial (M1)1.08.592,5659313.3
Business Innovation Zone (BIZ)8.62.628,314284.0
Multi-family Residential (RMW-20)04.0000
Open Space (OS)6.814.1000
Total16.450.2349,569 SF57882.7
Note:
1. The number of required workforce housing units is based on the maximum development potential with a
floor area ratio of 25%. Land area that is zoned Open Space plus land area that falls within the B1/B2 Airport
Zone are not included in the “development potential” calculations.
Chapter 8
Glossary
8.2
C HAPTER 8 | GLOSSARY J OERGER RANCH SPECIFIC PLAN
Unless otherwise provided herein, the definitions within the Truckee Development Code (Section18.220) shall
apply.
Auto / RV / Boat / Motorcycle Repair & Service (small dealership).
BIZ. See “Business Innovation Zone”.
BP. See “Business Park”.
Building Material Sales. Selling of materials which are used for the purpose of building and construction.
Building / Structure Frontage. The building elevation which fronts on a public street, pubic parking lot, private
parking lot available to the general public, or pedestrian walk where customer access to a structure is available.
Business Innovation Zone. Land Use designation (BIZ) intended to attract new manufacturing / industrial
businesses and provide opportunities for existing local businesses to expand or relocate; including businesses
that provide Research andDevelopment, production of local products (custom wood furniture, specialty food/
spirit products), green construction design and material production and other similar uses.
Business Park. Land Use designation (BP) intended to attract a variety of business uses that can service the
employment and recreational needs of the area such as vehicle/recreational dealerships, warehousing space,
specialty food production, light manufacturing, and indoor fitness centers & training facilities .
California Environmental QualityAct (CEQA). State law (California Public Resources Code Sections 21000 et
seq.) requiring public agencies to document and consider the environmental effects of a proposed action, prior
to allowing the action to occur.
California Public Utilities Commission (CPUC). The governmental agency which regulates the terms and
conditions of public utilities in the State.
Cohousing. A type of intentional community composed of private homes supplemented by shared facilities.
The community is planned, owned and managed by the residents who also share activities which may include
cooking, dining, child care, gardening, and governance of the community. Common facilities may include a
kitchen, diningroom, laundry, child care facilities, offices, internet access, guest rooms, and recreational features.
CR. See “Regional Commercial”.
CRS. See “Regional Support Commercial”.
Detached Cottage Cluster. See “Small Lot Cottage Housing”.
Development. Any constructionactivity or alteration of the landscape, its terraincontour or vegetation, including
the erection or alteration of structures. New development is any construction, or alteration of an existing structure
or land use, or establishment of a land use, after the effective date of this Development Code.
8.3
J OERGER RANCH SPECIFIC PLAN G LOSSARY | C HAPTER 8
Development Agreement. A contract between the Town and an applicant for a development project, in
compliance with Chapter 18.150 (Development Agreements) of this Development Code and Government
Code Sections 65864 et seq. A development agreement is intended to provide assurance to the applicant that an
approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to
the project at the time of approval, regardless of any changes to Town policies, rules, and regulations after project
approval. In return, the Town may be assured that the approved project will contain elements and components
that are in the best interests of the Town and will promote the public interest and welfare of the Town.
Development Code. The Town of Truckee Development Code, Title 18 of the Truckee Municipal Code, referred
to herein as “this Development Code.”
Development Permit. A document authorizing the holder to proceed with development of a project. s
District. See “Zoning District.”
Duplex. A detached residential structure under single ownership containing two dwellings.
Garden Apartment. Low-rise apartment buildings (3-stories or less) built with landscaped grounds surrounding
them. The apartment buildings are often arranged around courtyards that are open at one end. A garden
apartment has some characteristics of a townhouse: each apartment has its own building entrance, or just a
few apartments share a small foyer or stairwell at each building entrance. Unlike a townhouse, each apartment
occupies only one level.
General Plan. The Town of Truckee General Plan, including all elements thereof and all amendments thereto, as
adopted by the Town Council under the provisions of Government Code Sections 65300 et seq., and referred to
in this Development Code as the “General Plan.”
Greenhouse Farming. A greenhouse (also called a glasshouse) is a building in which plants are grown using
convection heating. These structures range in size from small sheds to very large buildings. A greenhouse is
a structure with different types of covering materials, such as a glass or plastic roof and frequently glass or
plastic walls. Greenhouse farming also includes vertical greenhouse farms and new growing methods such as
hydroponics and aeroponics.
Green Technology. A use that is environmentally friendly, developed and used in such a way so that it doesn’t
disturb the environment and conserves natural resources. Also includes environmental technology and clean
technology.
Grocery Store. A retail store that primarily sells food. Grocery sotres often offer non-perishable food, with some
also having fresh produce, butchers, delis, and bakeries. Large grocery stores that stock significant amounts of
non-food products, such as clothing and household items, are called supermarkets.
Housing unit. Any structure designed or used for the shelter or housing of one or more persons.
8.4
C HAPTER 8 | GLOSSARY J OERGER RANCH SPECIFIC PLAN
Land use permit. Authority granted by the Town to use a specified site for a particular purpose, including
Conditional Use Permits and Minor Conditional Use Permits, Development Plans and Minor Development
Plans, Planned Development Permits, Temporary Use Permits, Variances and Minor Variances, and Zoning
Clearances, as established by Article IV (Land Use and Development Permit Procedures) of this Development
Code.
Large Floor Plate. Indoor floor layout consisting of 5,000 sf or larger in area.
Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated street
rights of way. Net lot area is exclusive of vehicular access easements which limit the use of the lot.
Lot frontage. The boundary of a lot adjacent to a public street right-of-way.
Lot line or property line. Any recorded boundary of a lot. Types of lot lines are as follows:
1. Front lot line. On an interior lot, the propertyline separating the parcel from the street. The front lot line on
a corner lot is the line with the shortest frontage. (If the lot lines of a corner lot are equal in length, the front
lot line shall be determined by the Director.) On a through lot, both lot lines are front lot lines and the lot is
considered to have no rear lot line.
2. Interior lot line. Any lot line not abutting a street.
3. Rear lot line. A property line that does not intersect the front lot line, which is most distant from and most
closely parallel to the front lot line.
4. Side lot line. Any lot line that is not a front or rear lot line.
Media Production. Website design and maintenance, graphic design and printing, point of sale systems, point
of sale support, and video services.
Pharmaceuticals. Of or relating to drugs used in medical treatment.
Public Improvements andEngineering Standards. The Town of Truckee Public Improvements andEngineering
Standards, as adopted by the Council.
Regional Commercial. Land Use designation appropriate for large floorplate commercial and office uses that
serve both local and regional markets, including limited restaurant and specialty retail uses.
Regional Support Commercial. Land Use designation appropriate for local- and regional-serving retail and
service uses that benefit from a highway/Downtown gateway location including recreational vehicle sales, casual
dining restaurants, and other retail and service businesses that cannot be easily accomodated downtown. This
district supports the CR district by creating additional opportunity for regional service and retail uses.
Restaurant, Fast Casual. A type of restaurant that does not offer full table service, but promises a higher quality
of food with fewer fozen or processed ingredients than a fast food restaurant (between fast food and casual
dining). Counter service accompanied by handmade food is typical. The menu is usuallly limited to an extended
over-counter display. While table service is not offered, conveniences such as non-plastic utensils and plates are
common.
8.5
J OERGER RANCH SPECIFIC PLAN G LOSSARY | C HAPTER 8
Small Lot Cottage Housing. Small, modest, single- or double-storied single-family homes with narrow setbacks
and small yards, clustered near each other in a group.
Targeted Land Use. 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
or planned commercial areas within Town or significantly contribute to the character of the district. A
Development Permit for Targeted Land Uses is only required for projects greater than 15,000 s.f. of gross
floor area.
Transportation Center. A sheltered waiting area located where several bus routes converge that provides a wider
selection of destinations through greater transfer opportunities and a permanent presence of transit service.
Wood Design & Fabrication. Manufacturing of softwood and hardwood veneer and plywood; structural wood
members, and reconstituted wood panel products.
Zoning Clearance. Approval from the Planning Division certifying that a proposed structure or use of land
meets all applicable requirements of the Town’s Development Code for a specific zoning district.
Zoning district. Any of the residential, commercial, industrial, special-purpose, or combining districts
established by Article II of this Development Code (Zoning Districts and Allowable Land Uses), within which
certain land uses are allowed or prohibited, and certain site planning and development standards are established
e.g., setbacks, height limits, site coverage requirements, etc.).
The following Consistency Matrix is a comprehensive analysis of this Specific Plan’s consistency with the Guiding
Principles, Land Use Designations, Goals & Policies of the Town of Truckee 2025 General Plan. It is comprehensive in
that it references each applicable component of the 2025 General Plan to PC-3.
General Plan Chapter
Guiding Principals, Goals & Policies)
Joerger Ranch Specific Plan
Consistency Summary
Chapter 2 – Land Use Element (Guiding Principles)
Manage projected growth within the planning period (2005 to 2025).
Provide sufficient land identified for development to account for
unbuildable residential lots and to insure competition and flexibility in
Commercial and Industrial land uses.
Commercial and Industrial land uses are
proposed.
Preserve theimportant qualities of Truckee’s community character
through appropriate land use patterns and locations.
Land use patterns and locations are consistent
with 2025 General Plan.
Locate significant new development around existing developed areas.Located adjacent to existing development.
Locate the highest density and intensity of development on infill sites
within existing developed areas.
Site is infill site within existing developed area.
Designate anadequate amount of land for commercial and industrial
uses to accommodate projected demand and fulfill economic
diversification goals. Continue to locate freeway-oriented commercial
development only atthe existingdeveloped interchanges with
Interstate 80 at Donner Pass Road/Cold Stream Road and at State Route
89South. Ensure high quality design for freeway-oriented commercial
development in those areas.
Site designated for commercial and industrial
development by 2025 General Plan.
Freeway reference is not applicable.
Prevent “commercial sprawl” in Truckee.Infill site designated for commercial, industrial,
and high density residential development in the
2025 General Plan.
Improve the character and visual quality of development in the
Gateway area and along the Brockway Road corridor, and along the
Truckee River in the Downtown Study Area.
Character and visual quality will be regulated
by Design Guidelines and Specific Plan within
Chapter 4 and future Development Permit
processes.
Prevent the negative visual impact of mass parking lots and large single
building forms.
Design Standards & Guidelines have been
provided in Chapter 4.
Promote mixed-use development in Commercial areas. The mix can
include office, residential, service and or/retail uses.
Site planlayout provides parking in multiple areas
screened by building and landscaping. Larger
areas of parking are located towards interior of
site, father from off-site view and screened by
buildings.
Ensure adequate provision of public services and infrastructure to
support planned residential and non-residential development in
suitable locations.
Adequate public services and infrastructure will
be constructed in accordance with Chapters 5
and 7.
Appendix A – 2025 General Plan Consistency Matrix
Chapter 2 – Land Use Element (Land Use Designation)
Planned Community 3 [PC-3]
Planned Community 3 consists of an area identified for future
commercial and industrial land uses. Viability of this area for
development has been substantially increased bythe completion of the
Highway 267 bypass in 2002.
Land Uses Allowed: Land uses allowed in this designation are
commercial, industrial, and high density residential uses.
Density and Intensity: An average FAR of 0.20 shall apply to commercial
and industrial development. Residential uses are allowed at a maximum
density of twelve housing unitsper acre.
Policies: The following policies will guide development of the Specific
Plan for PC-3.
Commercial and industrial uses are proposed,
Highway 267 Bypass is complete.
Proposed land uses are consistent with these
allowed uses.
Density and intensity of the proposed uses are
consistent with these limits within the PC-3 area.
PC-3-P1 Development allowed on the site will be a range of commercial,
industrial and residential uses. Services for employees, such as day care
facilities and food sales, shall be encouraged.
Specific use charts are provided in Chapter 4 for
each land use area.
PC-3-P2 The Specific Plan shall include design standards to provide for
architectural consistency of development on the site, in accordance
with the Town of Truckee design guidelines.
Design Standards are provided in Chapter 4.
PC-3-P3 Site design shall consider appropriate access to Highway 267,
via Brockway Road and Soaring Way, and shall minimize visual impacts
fromthe Highway 267 corridor.
Access to Highway 267 and improvements to
Soaring Way and Brockway Road are provided
in Chapters 5 & 7. Visual impacts fromthe
Highway 267 corridor are minimized through the
dedication of permanent open space, setbacks,
and tree retention.
PC-3-P4 The Specific Plan shall include standards for the design of retail
shopping areas that avoid “strip commercial” site layout, and that are
oriented and scaled to the pedestrian realm.
Design Standards are provided in Chapter 4 to
avoid “strip commercial”.
PC3-P5 Specific Plan design standards shall include requirements for
parking areas which promote attractive streetscapes, recognize the
need for snow storage and removal, and reduce the visual impacts
of large, unscreened parking lots through distributed landscaping,
landscaped berms and other measures. Parking shall be provided in
accordance with the Town of Truckee Design Guidelines.
Design Standards are provided in Chapter 4 that
include requirements for parking, snow storage,
and landscaping.
PC3-P6 The Specific Plan shall include provisions for supplying, on-
site, the required housing for 50 percent ofthe very-low, low- and
moderate-incomeworkforce associated with development of the site.
If land use or noise compatibility requirement of the Airport Land Use
Compatibility Plan preclude or reduce the total amount of housing
that can be developed on PC-3, required workforce housing may be
permitted to be located off-site.
The RMW-20 zone includes provisions to meet
the workforce housing for the entire Joerger
Ranch Specific Plan area. Inclusionary housing
requirements have been met through the high
density zoning (18 to 20 units per acre) within the
RMW-20 zone.
PC3-P7 All development on PC-3 shall supportcommunity character
goals and policies for the Brockway Road Corridor
Street sections are identified for all roadways
within the Specific Plan and are consistent with
Town goals & policies.
PC3-P8 Ensure that the mix of land uses in the PC-3 Specific Plan
will generate an amount of traffic that, in addition to buildout of the
General Plan (considering all planned circulation improvement), would
not result in the need forfour lanes on Highway 267 between Interstate
80 and the Brockway Road/Soaring Way intersection.
Consistency statement deferred to EIR analysis.
Chapter 2 – Land Use Element (Overlay Designations)
Policy BR-P1 Preserve and improve the character of the Brockway Road
Corridor, including thefollowing aspects:
Preservation of the corridor’s open qualities, which provide
an important transition fromthe developed areas of the Town
to the open space of the Martis Valley to the south. This could
be accomplished through screening with vegetation, use of
landscaped buffers or interspersing development nodes with
green space and landscaped areas.
Recognition of the corridor’s status as a gateway to Truckee
fromthe south, ensuring that new development and land
uses, particularly those proposed for PC-3, support and
enhance this role.
Supporting the corridor’s use as a bicycle and pedestrian
route through the provision of appropriate facilities for these
users, including a recreational trail and Class Ibikeway.
Action A6.7 under Goal LU-6 in the Land Use Element and Community
Character Element Goal CC-14 and its related policies and actions apply
to the Brockway Road Neighborhood Area.
Development proposed by thisSpecific Plan, as
indicated bythe Conceptual Master Plan and
guided bythe Design Guidelines, is consistent
with this policy.
Chapter 2 – Land Use Element (Goals & Policies)
Goal LU-1 Manage growth so as to maintain the unique qualities and
character ofthe Town as a small mountaincommunity.
P1.1All new development shall meet important community goals for
design quality, open space preservation, and promotion of a livable,
sustainable community. Development that does not fulfill these goals
shall not be allowed.
Chapter 4includes design standards that
meet community goals for design, open space
preservation and sustainable development.
P1.2 Projects that exceed minimum requirements and mandated
levels for provision of affordable and workforce housing shall be given
a higher priority for development approval. Such projects may be
considered for application of less stringent development standards in
order to facilitate their development.
The RMW-20 zone allows for high density
workforce housing.
Goal LU-2 Provide an adequate amount of land designated for
residential, commercial, and industrial uses to meet demand within the
life of the Plan.
P2.1 Ensure adequate supplies of residential, commercial and industrial
land, located appropriately, to manage projected growth.
In addition to the studied placement and
allotment of commercial and industrial uses
within the Plan Area, the Plan has been crafted
to allow use and density / intensity flexibility to
allow the accurate response to future community
demand.
P2.2 Ensure thatthe primary use of Industrial designated land is for
industrial, rather than general commercial uses.
Chapter 4provides land use standards and design
guidelines to meet this policy.
P2.3 Ensure that new residential development meets minimum density
standards, based on those described in Section C of the Land Use
Element.
Chapter 4provides land use standards and design
guidelines to meet this policy.
Goal LU-3 Create efficient land use patterns which reduce
environmental impacts and minimize the potential for residential and
commercial sprawl.
P3.3 To provide for projected population growth in an efficient manner,
accommodate developmentat the highest densities in infill areas,
consistent with goals for environmental protection and land use
compatibility.
Chapter 4provides land use standards and design
guidelines to meet this policy.
Goal LU-4 Coordinate land development with provision of services and
infrastructure.
P4.2 Cooperate with special districts to plan for and identify suitable
future site for needed facilities, including schools, fire stations, solid
and liquid waste disposal sites, and utilities infrastructure, so that the
local population can be safely and efficiently served, while minimizing
potential environmental impacts.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
Goal LU-5 Encourage a mix of land uses in the Town to promote a
vibrant community and to reduce traffic, while addressing the need to
minimize land use conflicts.
P5.4 Discourage new “strip” commercial development and encourage
site design fornew commercial projects that provides for pedestrian/
bicycle access andproper building scale and proportion relative to the
pedestrian realm.
Design Standards are provided in Chapter 4 to
avoid “strip commercial”. Chapters 5 and 7 outline
pedestrian/bicycle routes consistent with the
Towns Trails & Bikeway Master Plan.
P5.7 Require buffering, screening, setbacks, and other measures for new
and expanded industrial uses adjacent to residential neighborhoods to
minimize impactsand compatibility conflicts.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal LU-6 Preserve and enhance the distinctive community character of
Truckee and each of its neighborhoods.
P6.1 The maximum size limit for a single retail commercial use building
shall be 40,000 square feet.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P6.2 Maintain and enhance Downtown as the heart of Truckee and as
the Town’s premier tourist destination through the following methods,
and through Action 6.2:
Aggressively facilitate pedestrian- orienteddevelopment in
the Downtown through implementation ofthe Downtown
Specific Plan.
Give some priority in the expenditure of capital improvement
funds to projects that will enhance appropriate uses
Downtown and facilitate new development, thereby
implementing the Downtown Specific Plan.
Allocate staff resources to implement the Downtown Specific
Plan.
Actively encourage the relocation of industrial uses from
the Downtown area to other more appropriate locations in
Town, such as the Pioneer Trail industrial area, or theAirport
industrial zone.
Joerger Ranch Specific Plan provides a receiver
site and incentives to relocate industrial uses from
the Downtown area.
P6.4 Require buildings to be located closer to the street, where
appropriate, and for off-street parking areas to be located to the rear of
commercial buildings, where feasible. Ultimate building locations must
accommodate snow removal and snow storage, and should maximize
solar orientation.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
Goal LU-7 Encourage clustered residential development to create
efficient development patterns, and to minimize environmental impacts
and threats to public safety.
P7.1 For allresidential developments, requireclustering where
appropriate. Clustered development as defined in this General Plan
includes the following considerations:
Clustering of residential development will allow flexibility of
site design in responding to the natural features and resources
of an individual site.
Clustering means that structures will be located on a site so
that larger areas are left as undeveloped open space.
Undeveloped areas may either be preserved in private or
public open space, or may be a portion of an individual lot,
with deed restrictions prohibiting construction in that portion.
The RMW-20 zone clusters the residential
development portion of project within a 4 acre
parcel.
P7.2 Residential development shall be clustered to avoid areas of
significant natural resources, including wildlife habitat and migration
corridors and visual resources.
The RMW-20 zone clusters the residential
development portion of project within a 4 acre
parcel.
P7.3 Clustered development types shall beapplied within the Town
according to the location and character ofthe development site.
Clustered development types and their correspondingrecommended
locations are summarized in Table LU-7.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P7.4 Clustered development shall incorporate preservation of open
space areas as an integral and primary consideration in the overall
development plan for a site. Considerations in preserving open space
through clustering shall include the following:
Maximizing preservation of open space types that reflect
the Town’s priorities as stated in the Conservation and Open
Space Element.
Maintaining an appropriate relationship of the site to the
character and context of adjacent neighborhood areas and
nearby and adjoining open space areas.
Respecting individual site features and characteristics,
including topography, natural features, natural hazards and
constraints, and the presence of sensitive biological resources.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P7.5 Preserve the portions of parcels not developed with clustered
residential used as undeveloped open space. Preservation and
management options for open space include:
Dedication to a homeowners association.
Dedication to a public agency such as the Parks District, or to
a land trust or other non-profit agency.
Use of building envelopes in conjunction with conservation
easements or deed restrictions.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
More than 20 acres of permanent open space are
provided within the plan area.
Goal LU-9 Support development patterns in the Planning Area that
do not negatively impact the Town of Truckee, and that enhance the
quality of lifefor residents of Truckee and the wider region.
P9.1 Support clustered development within the Planning Area.Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P9.3 Oppose any development in the Planning Area that would
necessitate widening of Highway 267 north of Brockway Road to four
lanes
Joerger Ranch Specific Plan does not necessitate
thewidenting of Highway 267 north of Brockway
Road.
P9.5 Support provision of housing for all income segments dispersed
evenly throughout all developed portions of the Planning Area.
The RMW-20 zone provides workforce housing for
the entire Joerger Ranch Specific Plan area.
Chapter 3 – Community Character Element (Guiding Principles)
Maintain Truckee’s unique qualities and sense of place to preserve the
town’s established historic and scenic mountain town character.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
Conserve and protect the naturalbeauty, scenic landscapes and open
space resources ofthe Town, including the Truckee River, Donner Lake,
ridges and hillsides, scenic corridors and vistas, and views ofthe night
sky.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Emphasize and enhance the visual and physical connection between
thetown’s naturalenvironment and the community’s quality of life.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Promote the highest possible standards of town design, planning and
architecture in Truckee.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
Create a diverse, complementary hierarchy of mixed-use and
neighborhood centers to strengthen Truckee’s economic base and
provide focal points for the town and its neighborhoods.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Improve and strengthen connections between the town’s
neighborhoods and centers.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
Reinforce the unique qualities of Truckee’s neighborhoods.Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
EnhanceTruckee’s important corridors and community gateways.Chapter 5, Transportion, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
Protect Truckee’s historic and cultural resources.Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Chapter 3 – Community Character Element (Overlay Designations)
B. Town Design - Other Mixed Use Centers
Mixed use centers are defined as areas that include a mixture of
residential, retail and office development. In terms of town design,
mixed use centers have come to be recognized as one ofthe key
components of traditional development that makes it vibrant and
successful. They not only provide a human presence and support for
commercial areas and businesses, but also provide opportunities for
people to live in proximity to where theywork and shop, reducing
dependence on the automobile.
At present, the Downtown and Gateway Area are the only two mixed-
use centers in Truckee, containing a broad range of commercial and
residential uses within them. However, this General Plan recognizes
the importance and value of developingnew mixed-use centers in
Truckee. As described in the Land Use Element, three new mixed use
centers will be developed in Truckee, in Planned Community 1 (PC-
1), Planned Community 3 (PC-3), and as part of the Gray’s Crossing
Planned Development. PC-1 will likely include a mixture of residential,
commercial (retail and office) and lodging uses, and PC-3 will provide
both a major new grocery store and new light industrial space for
Truckee, as well as clustered apartments and employee housing. Gray’s
Crossing is to include a mixed-use “Village Center” that will provide
attached dwelling units as well as retail and office space.
Joerger Ranch Specific Plan provides consistency
with this policy.
B. Town Design – Neighborhood Centers
Neighborhood centers are small local-serving centers, typically
providing between 4,000 to 6,000 square feet of commercial space,
although are sometimes larger when they also serve a broader
customer base from drive-by trade. Uses primarily consist of a mix of
convenience-oriented retail, small-business offices and residential uses.
Typically located at a key intersection or along a major roadway within
a residential area, neighborhood centers provide close and convenient
access to the goods and services needed on a daily basis by local
residents.
While densities in some neighborhoods may not provide a sufficient
customer base to support acommercial center, all neighborhoods
would benefit from the addition or strengthening of a center or focal
point. Such a focal point could encompass a variety of amenities, from
a small neighborhood park, to elements as simple as a newspaper
stand or community bulletin board, combined with somestrategically
located benches and a water fountain. A small node like this would be
appropriate for many neighborhoods in Truckee, providing a place to
stop and rest on a neighborhood stroll ordog walk, and an opportunity
for social interaction among neighbors.
Joerger Ranch Specific Plan provides consistency
with this policy.
B. Town Design - Corridors and Gateways
Corridors and linear features, located along major thoroughfares, which
connect various parts of the community. Although Truckee has many
corridors associated with its roadway network, this Element focuses on
a more limited number of corridors where its is felt to be most critical to
define visual character and quality, particularly in light of changes that
may occur in conjunction with development allowed under this General
Plan. The corridors and gateways discussed in this section are mapped
in Figure CC-3.
Gateways are a particular type of corridor feature, with special status
due to theirimportant role in conveying first impressions to visitors
and a sense of arrival or transition from one place to another. Gateways
can also be a point of orientationfor the town, providing information
to motorists by directing them to areas of interest and by providing
insights into the historical, cultural and economic foundations of the
area. It should be noted that some of Truckee’s gateways are located
along the key corridors discussed in the following section, and in those
cases, are addressed under the discussion of the corridor in question.
Joerger Ranch Specific Plan provides consistency
with this policy.
Corridors
This section describes a number of key corridors in Truckee, including
the Brockway Road Corridor, West River Street Corridor, and Donner
Pass Road Corridor in the Donner Lake area. Other important corridors
in Truckee, including the Gateway corridor and designated scenic
corridors along Interstate 80 and Highway 89 North, are addressed
elsewhere this Element. Natural and linear open space corridors such
as that associated with the Truckee River and other waterways , are
also discussed briefly in this Element, and in greater detail in the
Conservation and Open Space Element.
Brockway Road Corridor This corridor extends from the Truckee
River to the new intersection with Highway 267 at the PC-3
development site. A variety of open space areas interspersed
with residential and commercial development can be found
along thelengthofthe corridor, contributing to a varied,
mixed-use character. Open space areas along Brockway Road
include the Ponderosa Golf Course, Truckee River Regional
Park, and some meadowland areas. Existing residential and
commercial development varies in the degree to which it is
visible, as well as in the quality of its architecture.
There are presently no sidewalks along Brockway Road, but
a multi-use trail is planned along the northeast side ofthe
corridor to connect the development along the road with the
Truckee River Regional Park, surrounding neighborhoods and
the Downtown, as well as PC-3 and theAirport area. Overhead
power lines are visible along most of the corridor’s length.
This General Plan allows for a significant amount of development along
Brockway Road, in recognition of its status as a key town arterial, and
its proximity to the Downtown and Highway 267. However, the most
significant change along this corridor is likely to occur in conjunction
with the development of PC-3, as described in the Land Use Element.
The development site is situated atthe key intersection of Highway
267 with Brockway Road, and will provide a significant presence at the
intersection and the south end of Brockway Road, which serves as a key
gateway to Truckee from the south. The identification of an appropriate
visual character for development at PC3, in keeping with the desired
character ofthe corridor as a whole, is thus a critical concern of the
goals, policies and actions within this Element.
Joerger Ranch Specific Plan provides consistency
with this policy.
Gateways
While a gateway can be defined as any major entry or access point to
the community, this Community Character Element deals with a more
limited number of gateways that are of strategic importance to the
town. Other more informally-defined gateways include the points of
entry to Truckee along the Interstate and by means of its access ramps
as well as the State highway corridors that provide entries to Truckee
from the region. In many cases, these gateways are signified by the
transition fromthe rural mountain surrounds of the previously traversed
landscape to the moredeveloped environs within the Town limits. On
a more localized scale, the north and south entrances to the historic
Downtown are defined by an abrupt shift in the topography, and
character and scale of buildings, creating a strong sense of arrival into
Truckee’s historic center.
Important gateways in Truckee are:
Highway 267 South Gateway. As described above, the Brockway Road/
Highway 267 intersection is the most significant gateway to Truckee
from the south. The development of PC-3 will help to define the quality
and character of this gateway to create a distinct and positive sense of
arrival in Truckee along this important route.
Joerger Ranch Specific Plan provides consistency
with thispolicy.
Chapter 3 – Community Character Element (Goals & Policies)
Goal CC-1 Preserve open space in Truckee that contributes to the town’s
scenic mountaincommunity character.
P1.2 Ensure that all new development, occurring at all scales and
densities, maximizes the provision of all types of open space, including
scenic open space that contributes to and enhances the town’s
community character.
More than 20 acres of permanent open space are
provided within the Joerger Ranch Specific Plan.
P1.3 Cluster new development so as to preserve the maximum amount
of desire types of open space, as identified in the Conservation and
Open Space Element.
The Land Use Zoning Exhibit Map for Joerger
Ranch provides consistency with this policy. New
development is clustered within specific zones to
allow for large areas of pemanent open space.
P1.4 Create a connected network of open spaces in Truckee that is
accessible to the communityfor outdoor recreation and other use and
enjoyment, as a key aspect of local community character.
The Land Use Zoning ExhibitMap for Joerger
Ranch provides consistency with this policy. New
development is clustered within specific zones to
allow for large areas of pemanentopen space.
Goal CC-2 Preserve the naturalbeauty of Truckee, including the Town’s
scenic resources, views and vistas, and the visual quality of the town’s
steep slopes, ridge and bluff lines, and hillsides.
P2.4 Ensure that new development in Truckee’s lowland areas, including
its forested areas and meadowlands, and the Truckee River Valley,
contributes to and enhances the scenic quality and visual harmony of
the built environment that comprises the Truckee townscape.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P2.7 Require electric, telecommunications and cable television facilities
serving new development to be installed underground wherever
possible. Where undergrounding is impractical, above ground antennae
and telephone and high voltage transmission lines shall be located out
ofsignificant scenic vistas.
All new electric, telecommunications and cable
television within Joerger Ranch shall be installed
underground.
P2.9 Encourage the planting and maintenance of roadside landscaping
and the use of landscaping elements where appropriate along major
public thoroughfares.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
P2.10 Encourage the preservation of trees and native vegetation,
including specimen trees, in development projects.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal CC-4 Protect views of the night sky and minimize theeffects of
light pollution.
P4.1 Recognize and preserve views ofthe night sky as an important
naturaland scenic resource in Truckee.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P4.2 Require light fixtures to be designed and sited so as to minimize
light pollution, glare, and light trespass into adjoining properties.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal CC-5 Maintain the town’s unique community character, including a
high standard of town design in alldevelopment in Truckee.
P5.1 Ensure that planning and development decisions are oriented
towards the maintenance of Truckee’s unique character, reflecting the
following considerations.
Identification of specific types of centers, residential
neighborhoods, employment districts, corridors and
gateways.
Respect for the quality, character and context of existing
development within these different areas of the town.
Ensuring that new development enhances the desired
character of each of these areas.
Discouraging new architecture that directly mimics or is
derivative of the buildings ofthe historic downtown.
Encouraging the retrofit or rehabilitation of existing buildings
to more closely comply with Town policies, standards and
guidelines for high quality architecture and design.
Consideration of the relationship ofthe built environment
to the qualities andcontext of the landscape and natural
environment in which it is situated.
Joerger Ranch Specific Plan provides consistency
with this policy.
P5.2 Require allnew development to incorporate high quality site
design, architecture, and planning so as to enhance the overall quality
ofthe built environment in Truckee and create a visually interesting and
aesthetically pleasing town environment.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P5.3 Prohibit franchise and corporate architecture in commercial
buildings, except in special situations.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P5.5 Enhance physical connections between adjacent uses and
between different parts of Truckee.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P5.6 Regulate the size, quantity, location and design of signs to
maintain and enhance the visual appearance of thetown.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
P5.9 For all new development in Truckee, consider how the integration
of trees and native landscaping can contribute to the overall quality of
development-specific design and the town’s unique character.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal CC-9 Create mixed-use centers that can provide local shopping,
services and employment in proximity to housing.
P9.2 Encourage all existing and new mixed-use centers to create a
park once environment” that provides a variety of uses within walking
distance.
Joerger Ranch Specific Plan provides consistency
with thispolicy.
P9.3 Require new mixed-use centers to provide housing of a variety of
types and affordability, including employee housing, unless determined
to be incompatible.
The RMW-20 zone provides workforce housing
at a density which will allow affordability for
employees.
P9.4 Enhance pedestrian connections from nearby residential areas
to local shopping centers so as to enhance the mixed-use quality of
Truckee’s commercial centers and their surrounding residential areas;
reduce the need to drive to access daily neededgoodsand services;
and provide safe and convenient pedestrian connections.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
P9.5 Require new mixed use centers to incorporate site planning
and design thatreflects walkability and opportunities for indoor and
outdoor social interaction, including clustered buildings, parking
dispersed in smaller lots, as well as pedestrian-scale design features.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
Goal CC-11 Strengthen and improve the character of Truckee’s town
residential neighborhoods.
P11.1 Encourage new residential developments adjacent in appropriate
locations (e.g. planned community areas) and with appropriate
site conditions to include the use of neo-traditional site design and
architectural elements. These encompass elements such as a grid, or
modified grid street layout, narrower streets, street trees, detached
sidewalks, and neo-traditional house designs in keeping with Truckee
architecture and design.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P11.2 Discourage architectural monotony between individual units
within a suburban subdivision or residential development project.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
P11.6 Encourage preservation and creation of open space areas within
town residential neighborhoods, particularly in the form of small
neighborhood parks, pocket parks, trails, and greenways.
Chapter 4, Land Use Standards & Design
Guidelines, creation of permanent open space,
and construction of trails provides consistency
with this policy.
Goal CC-13 Ensure that Truckee’s commercial and industrial districts are
safe, well-designed and accessible areas that are positively integrated
with other parts ofthe town.
P13.1 Sustain high design standards for new commercial development
in employment districts, particularly where development is visible from
along major arterialand roadways.
Chapter 4, Land Use Standards & Design
Guidelines and creation of permanent open space
along Highway 267 provides consistency with this
policy.
P13.2 Ensure that new development within Truckee’s light industrial
areas and employment districts is designed in away that is sensitive to
adjacent residential development.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P13.3 Create live-work opportunities, as appropriate, within
employment districts.
Although the Plan Area is not located within
a designated employment district, live-work
opportunities are allowed in all zones.
P13.4 Coordinate with the Truckee-Tahoe Airport District and Placer
County to ensure visually compatible development of light industrial
and office uses located within the town around the airport.
Joerger Ranch Specific Plan provides consistency
with this policy.
Goal CC-14 Enhance the character and qualities ofthe Brockway Road
Corridor as a gateway to Truckee.
P14.1 Preserve and enhance the open character and qualities of the
Brockway Road Corridor by including appropriate buffering and
screening fromthe road corridor, and interspersing development areas
or nodes with green space.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with thispolicy.
P14.3 Ensure that the design quality and character of the PC-3
development is compatible with the gateway qualities ofthe south end
of Brockway.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal CC-17 Preserve and enhance all entryways and gateways to the
Town to create a distinct sense of arrival and positive image of Truckee.
P17.1 Design gateway design treatments for key entryways into
the Town that incorporate landscaping, signage, public art, and/or
structural elements that communicate a sense of arrival in Truckee.
Gateways for which such treatments shouldbeapplied include:
Donner Pass Road where it enters Downtown Truckee, near
the Highway 89 North intersection.
At the Brockway Road/Highway 267, intersection, as described
in Action A14.3, above.
Along West River Street.
Along Highway 267 South, near the Mousehole.
At the westernDonner Pass Road freeway interchange.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
Goal CC-19 Identify and protect archaeological and paleontological
resources that enrich our understanding of Truckee’s early history and
the early cultures and environment of the region.
P19.1 As partofthe development review process, require proper
archaeological or paleontological surveying, testing, research,
documentation, monitoring and safe retrieval of archaeological and
cultural resources.
Joerger Ranch EIR and Mitigation Measures pro-
vide consistency with this policy.
P19.2 Require an archaeological survey by a qualified professional
whenever there is evidence of an archaeological or paleontological site
within a proposed project area, is determined to be a high likelihood
for occurrence of such sites, or where a project involves substantial site
disturbance.
Joerger Ranch EIR and Mitigation Measures pro-
vide consistency with this policy.
P19.3 Consult with representatives of the Native American community
whenever necessary to ensure the respectful treatment of Native
American sacred places.
Joerger Ranch EIR and Mitigation Measures pro-
vide consistency with this policy.
Goal CC-20Strengthen the social fabric ofthe Truckee community.
P20.2 Encourage opportunities for social interaction and community
activity through the creation of well-designed, accessible public spaces
located throughout the town, and by encouraging commercial uses
that supportcommunity interaction, such as cafes and restaurants,
performance and arts spaces, and childactivity centers.
Joerger Ranch Specific Plan provides consistency
with this policy.
P20.3 Support the work of communityinstitutions, government
agencies and non-profits that provide support services to Truckee
residents.
Joerger Ranch Specific Plan provides an
opportunity for a non-profit center at Hope Court/
Brockway Road.
Chapter 4 – Circulation Element (Guiding Principles)
Coordinate land use and transportation planning in Truckee to provide
for the long-range development ofthe Town’s roadway system
consistent with the existing and future land use patterns described in
the Land Use Element.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Maintain acceptable traffic operations on the Town’s roads through
application of Level of Service thresholds, and byconditioning
new development on the ability of local roads and intersections to
accommodate projected traffic impacts.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Eliminate, to the extent feasible, all traffic signals in Truckee.Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Minimize the negative impacts of transportation infrastructure
upon Truckee’s community character, local neighborhoods, and the
environment.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Ensure that new development minimizes impacts on the roadway
network, is integrated into the existing transportation system and
provides opportunities for use of alternate modes.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Work cooperatively with adjacent jurisdictions to address regional
traffic issues.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Reduce automobile travel demand to reduce impacts on the Town’s
roadway system, lessen the need for new or expanded roadfacilities to
accommodate increased demand, and decrease pollutants emissions
from automobiles.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy..
Provide a safe, comprehensive, and integrated system of trails and
bikeways as a key component of the circulation system.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Promote a safe and efficient transit system, including both bus and rail,
to reduce congestion, improve the environment, and provide viable
alternatives to the automobile.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Chapter 4 – Circulation Element (Goals & Policies)
Goal CIR-1Develop a roadway system that provides access and mobility
for Truckee residents and businesses and adequately serves existing and
planned land uses while maintaining local community character.
P1.1 Maintain a hierarchy of arterial, collector and local roadways in
Truckee by planning, designing, and regulating roadways in accordance
with the functional classification system described in this Element.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
P1.2 Undertake improvements to the Town’s roadway network, as
identified in the Circulation Plan in Figure CIR-3 and in Section D, to
ensure that the access and mobility needs of existing and future land
uses can be adequately served.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
P1.3 Ensure that right-of-way for cumulatively needed future roadway
improvements is reserved or acquired as partof relevant project
approvals.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
P1.4 Improve existing roadways in Truckee to meet current Town
engineering standards.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
P1.5 Ensure that existing and future roadway, sidewalk, and bikeway
standards, and the implementation of such standards, take Truckee’s
climatic conditions into account.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
P1.6 Ensure that the design and functionality of the Town roadway
network in keeping with the goals and policies of this General Plan
concerning community character. Examples of such policies include
thoselisted under Goal CC-3, as well as policies for the Gateway Area,
Brockway Road, and WestRiver Street in the Community Character
Element.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy.
Goal CIR-2 Maintain adequate Level of Service on Truckee’s roadways
and intersections to ensure the safe and efficient movement of people
and goods throughout the Town.
P2.1 Establish and maintain a Level of Service D or betteron road
segments and for total intersection movements in portions of the Town
outside ofthe Downtown Specific Plan Area.
Establish and maintain a Level of Service E or betteron arterial and
collector road segments and for total intersection movements within
the Downtown Specific Plan Area.
Throughout the Town, individual turning movements at unsignalized
intersections shall not be allowed to reach LOS F and to exceed a
cumulative vehicle delay of four vehicle hours. Both of these conditions
shall be met for traffic operations to be considered unacceptable.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P2.2 In addition to the standards described in Policy 2.1, the criteria and
thresholds shown in Table CIR-6 shall beapplied to future development
projects to determine the need for a traffic impact analysis to be
conducted and to determine if a project’s traffic impact is found to be
significant.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P2.4 Improve connectivity throughout the Town’s roadway network,
through roadway improvements, while minimizing environmental,
circulation, and residential neighborhood impacts. This should include:
New and improved links between roadways of the same
classification.
New and/or improved links between higher and lower
capacity roadways where such connections would not
negatively impact the lower capacity roadway’s operations
or local neighborhood character, would be consistent with
community character and environmental goals described
elsewhere in the General Plan, and would not result in
redesignation of a lower classification roadway to a higher
classification, unless shown as such on the Circulation Plan.
Discouraging the use of local and residential neighborhood
roadways as through routes, particularly for commercial and
industrial traffic.
Requiring that new development maximizes connectivity
of local streets within the development itself, and
makes connections to the adjacent street network and
neighborhood areas.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-3 Minimize the impacts of new development on the existing
roadway network.
P3.1 Require the preparation of traffic impact analyses to identify
impactsand mitigation measures for projects that may result in
significant traffic impact, as specified in Table CIR-6. In these analyses,
Level of Service shall be computed according to the planning
methodology documented in Special Report 209: Highway Capacity
Manual, published by the Transportation Research Board in 2000, or as
amended in subsequent updates. Cumulative impacts shall bemodeled
buildout ofthe General Plan.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P3.2 Require the assessment of construction-related project impacts in
traffic impact analyses that assess and adequately mitigates the effect
of construction traffic on the roadway network, as well as any potential
disruption to or re-routingof traffic that might be needed during
project construction.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P3.3 Require allnew development projects to adequately mitigate
identified impacts through construction of improvements and/or
payment of traffic impact mitigation fees. Mitigation of significant
project-relatedimpacts may requireimprovements beyond those
addressed by the current Capital Improvement Program and traffic
impact mitigation fee program.
Joerger Ranch EIR and Mitigation Measures pro-
vide consistency with this policy.
P3.4 Ensure that new streets and roads are dedicated and constructed
according to roadway design and access standards adopted by the
Town.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal CIR-4 Create new developments that are integrated into the
circulation network and promote connectivity within and between
community areas.
P4.1 Require transportation systems planned and constructed in
conjunction with significant development projects, including roads,
trails, bikeways, and other improvements, to provide links to the
existing transportation network
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P4.2 Require planning for land use and transportation systems in new
growth areas that provides opportunities for residents and employees
to accomplish many of their trips by walking, bicycling or using transit.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-5 Provide adequate funding for construction, improvement
and maintenance of existing and new roadways
P5.1 Charge a traffic impact fee that is set in direct proportion to the
level of impact identified in a traffic impact analysis, so as to ensure that
the actual cost of improvements demanded individually or cumulatively
by a project can be met. Such fees shall be applied to improvements
needed to increase the capacity of the roadway network including:
Improvements listed in Table CIR-5
State Transportation Improvements Projects (STIP) projects
identified in Caltrans’ Regional Transportation Plan.
Improvements such as widening of travel lanes to meet Town
engineering standards, and to add Class II and II bike facilities.
Other improvements identified by the Town needed to
increase the capacity of the roadway system, including those
determined to be needed through development of the
Downtown Traffic Study, and to reduce delays and improve
safety at railroad crossings
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P5.3 Require projects to undertake needed roadway improvements on
public streets fronting or adjoining the development site as part of the
project, and to make available right-of-way needed for future public
improvements.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-6 Minimize potentially adverse impacts of transportation
infrastructure and parking facilities on Truckee’s community character
and important environmental and cultural resources.
P6.1 Locate, construct, and maintain new roads and roadways
improvements so as to prevent adverse impacts to water quality and
significant biological, scenic, and historic resources.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P6.2 Use road and intersection improvement projects as an opportunity
to improve the aesthetic quality ofthe intersection or roadway in
question. Such improvements could include sidewalk installation,
landscaping, medians, and improved street lighting or pavement
treatment.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P6.4 Maintain Highway 267 between Interstate 80 and the Brockway
Road /Soaring Way intersection at two lanes
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P6.5 Maintain roadways in Truckee at a maximum of two travel lanes.
Exceptions to this policy include Interstate 80, Highway 89 South,
Highway 267 from Truckee Airport Road/Shaffer Mill Road to Brockway
Road/Soaring Way, and Coldstream Road.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P6.6 Avoid intersection improvements thatwould include dual left turn
lanes.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P6.8 Ensure that adequate parking is provided for commercial,
residential and other land uses in Truckee, while, atthe same time,
limiting excess off-street parking.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal CIR-7 Utilize roundabouts instead of traffic signals throughout
Truckee
P7.1 Strive to replace existing traffic signals with roundabouts as
a means of intersection control, including traffic signals on State
Highways.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P7.2 Installroundabouts instead of new traffic signals or capacity-
enhancingimprovements to existing signalized intersections, when
roundabouts will achieve the same or better Level of Service as a traffic
signal, where it is physically feasible to do so, and when installation of
the roundabout will not be substantially costlier than a signal.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P7.3 When traffic calming is desirable at unsignalized intersections,
encourage roundabouts instead ofmulti-lane stopcontrolled
intersections, or the addition of extra turn lanes when the roundabout
will achieve the same or better level of service, where it is feasible to do
so, and when installation ofthe roundabout will not be substantially
costlier.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-9 Reduce vehicle trips as a means to minimize demands on the
existing roadway system, reduce the future need fornew or expanded
road facilities, and reduce energy consumption and air pollution.
P9.2 Promote land use and transportation strategies that will reduce
automobile trips, particularly implementation of compact, pedestrian-
oriented development, mixed uses, live-work projects, neighborhood-
serving commercial and mixed use centers, and clustered and infill
development.
Joerger Ranch Specific Plan provisions provides
consistency with thispolicy.
Goal CIR-10 Provide a safe, comprehensive, and integrated system of
facilities for pedestrians and cyclists.
P10.1 Inplanning the Town’s transportation system, strive for a more
balanced system that provides alternatives to the automobile whilestill
meeting the Level of Service standards expressed in this Element.
Figure 5-11, Trails Exhibit provides consistency
with this policy.
P10.3 Identify and implement new pedestrian facilities beyond those
identified in theTrails and Bikeways Master Plan and Downtown
Streetscape Plan. These facilities may include, butnot be limited to,
pedestrian facilities along Donner Pass Road between Cold Stream Road
and South Shore Drive, along Highway 89 South, and along West River
Street.
Figure 5-11, Trails Exhibit provides consistency
with this policy.
P10.4 Ensure that streetscape and urban design plans for the Gateway
corridor and Brockway Road include pedestrian connections to the
Downtown’s pedestrian network.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P10.5 Link new trails and bikeways with other bikeways, parks and open
space areas to provide safe and continuous routes.
Figure 5-11, Trails Exhibit provides consistency
with this policy.
P10.6 Use road and intersection improvements as an opportunity to
improve bicycleand pedestrian facilities.
Chapter 5, Transportation, , and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P10.10 Require major development projects to include pedestrian
facilities and bikeways.
Figure 5-11, Trails Exhibit provides consistency
with this policy.
P10.11 Enforce pedestrian and bicycle access standards for allnew
development and require developers to finance and install pedestrian
walkways, equestrian trails and multi-use trails in new development, as
appropriate and necessary to address circulation needs.
Chapter 5, Transportation, , and Chapter 7
Implementation & Phasing provides consistency
with this policy.
P10.12 Provide facilities that separate bicycle traffic from vehicular
traffic whenever it is feasible to do so.
Chapter 5, Transportation, , and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-11 Enhance the existing bus and rail transit system in Truckee.
P11.1 Require new development to incorporate features that encourage
transit use, including shelters and safe routes to transit stops, and
ensure thatright-of-way forfuture transit access is reserved in plans for
new growth areas.
Chapter 5, Transportation, Chapter 6, Public
Services & Infrastructure, and Chapter 7
Implementation & Phasing provides consistency
with this policy.
Goal CIR-13 Allow for safe and efficient aviation operations at the
Truckee-Tahoe Airportthat are compatible with surrounding land uses.
P13.3 Ensure consistency of the General Plan with the Airport Land
Use Compatibility Plan, as adopted by the Foothill Airport Land
Use Commission in December 2004, and implement the Land Use
Compatibility Plan to ensure protection of airport operations from
incompatible land uses.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P13.4 Support mitigation efforts to reduce interior noise levels of
residential dwellings significantly impacted by aircraft operations.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Chapter 5 – Affordable Housing (Guiding Principles)
Provide anadequate number of sites for the development of housing to
meet Truckee’s fair share of the regional housing need.
The RMW-20 zone provides 4 acres for
construction of workforce housing at a density of
18 to 20 units per acre.
Provide housing to meet the needs of very-low, low- and moderate
income residents, particularly those who work in Truckee, while
maintaining the Town’s character.
The RMW-20 zone provides 4 acres for
construction of workforce housing at a density
of 18 to 20 units per acre. This density and a
restriction on the maximum unit size (750 sf ) will
ensure affordability to lower income residents.
Enhance and promote quality housing design in both new and existing
Development.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Chapter 5 – Affordable Housing (Goals & Policies)
Goal H-1 Ensure an adequate supply of housing to meet the housing
needs of all segments of the community.
Policy H-1.1 Provide adequate sites forthe production of new residential
units to meet the needs of existingand future residents.
The RMW-20 zone provides 4 acres for
construction of workforce housing at a density of
18 to 20 units per acre.
Policy H-1.2 Provide for a sufficient amount of higher density residential
land, distributed throughout the Town, to accommodate the Town’s
share of the regional housing need for affordable housing.
The RMW-20 zone provides 4 acres for
construction of workforce housing at a density of
18 to 20 units per acre.
Policy H-1.3 Encourage the private sector to build affordable housing The RMW-20 zone provides 4 acres for
construction of workforce housing at a density of
18 to 20 units per acre.
Goal H-4 Balance the need and provision of housing in the community
with its impacts on the environmentand needed public facilities and
services.
Policy H-4.1 Encourage residential design that promotes energy
efficiency and sustainable building practices.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Policy H-4.2 Encourage clustered residential development that reduces
infrastructure and other development costs, preserves and enhance
important environmental resources, and maintains important areas as
open space.
The RMW-20 zone provides 4 acres for
construction of workforce housing at a density of
18 to 20 units per acre.
Chapter 6 – Economic Development Element (Guiding Principles)
Build upon the Town’s existing assets to diversify and strengthen the
local economy in ways that are appropriate and responsive to Truckee’s
context and naturalenvironment.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Develop high-wage jobs in Truckee that enable the local workforce to
both liveand work in the Town.
The Regional Commercial (CR), a Lifestyle Com-
mercial (CL) and a Business Innovation Zone (BIZ)
zoning districts provide consistency with this
policy.
Focus business attraction, retention, and expansion efforts on key
economic sectors that have the greatest likelihood of success in
Truckee.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Maintain and enhance communityquality of life as a key competitive
advantage.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Promote and enhance the Town’s role as a year-round tourist
destination.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Chapter 6 – Economic Development Element (Goals & Policies)
Goal ED-1 Foster high-quality economic development.
P1.3 In reviewing development projects, consider a project’s ability
to fulfill economic development guiding principles and goals for the
Town, including fostering desiredindustries, providing living wage
jobs, and upholding Truckee’s small-town, mountain character as a key
competitive advantage.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Goal ED-2 Encourage high wage light industrial development in
Truckee.
P2.1 Provide sufficient business park and light industrial space to allow
for the attraction and expansion of quality employers within Truckee.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
P2.2 Encourage uses consistent with high wage and high density
employment in business parks and light industrial areas, as opposed to
services or low employment density uses such as warehouse space.
The BIZ zoning district provides consistency with
this policy.
P2.3 Ensure that land designated Industrial is used primarily for
industrial, rather than general commercial/retail uses.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Goal ED-3 Encourage the development of knowledge based “new
economy” businesses.
P3.1 Support the creation of new office space that is well-designed and
offers amenities and telecommunications infrastructure attractive to
new economy business enterprises.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Goal ED-5Promote and enhance Truckee’s role as a sustainable year-
roundtourist destination.
P5.3 Support new visitor-oriented restaurants, lodging, and services to
meet tourist needs and capture expenditures locally.
The CR zoning and Chapter 4, Land Use Standards
Design Guidelines provide consistency with this
policy.
Goal ED-6 Foster a local environment that attracts and develops a
skilled workforce through educational opportunities, cultural facilities
and availability of affordable housing.
P6.2 Support the inclusion of cultural facilities as a component of new
mixed-use development proposed within the Town as an amenity that
makes Truckee attractive to a vibrant, innovative business community.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Goal ED-7 Leverage Truckee’s “natural capital” in implementing
economic development strategies.
P7.1 Land use, urban design, open space and community facilities in
Truckee shall reinforce the preservation and enhancement of the Town’s
natural capital.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
P7.3 Support the establishment of businesses and industries that draw
upon Truckee’s natural assets and environment.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Goal ED-8 Maintain thevitality of Downtown Truckee.
P8.4 Provide opportunities for industrial uses currently located along
the Truckee River in the Downtown to relocate to other, more suitable
locations.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Chapter 7 – Conservation and Open Space Element, Guiding Principles
Increase the amount of permanently protected, connected, and publicly
accessible open space in and around Truckee for the use and enjoyment
of all Truckee residents.
The OS zoning, Chapter 4, Land Use Standards
Design Guidelines, and the proposed Trail
network (Figure 5-11) provides consistency with
this policy.
Protect sensitive biological resources, specifically special status plants
and wildlife, streams and wetlands, and significant wildlife movement
corridors.
Joerger Ranch Specific Plan has been designed
to avoid identified biological resources such as
wetlands.
Maintain and improve air quality in the Truckee region to ensure a
healthful environment for all.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal COS-9 Link open space areas in Truckee through a well-connected
network of open space corridors and trails.
P9.2 Support the development and construction of a town-wide system
of trails and bikeways, including, as priorities, the development of
the Donner Lake/Truckee River parkway (see Goal COS-10), and the
establishment of trails linking the Downtown with the Gateway Area
and surrounding developed areas.
The Trails Exhibit (Figure 5-11) identifies bike
paths to be constructed as part of Joerger Ranch.
Construction of these trails provide consistency
with this policy.
P9.3 Require new development to incorporate trail corridors identified
in the Trails and Bikeways Master Plan into the overall project site plan.
The Trails Exhibit (Figure 5-11) identifies bike
paths to be constructed as part of Joerger Ranch.
Construction of these trails provide consistency
with this policy.
P9.4 Preserve existing open space corridors, and connections to
adjacent open space areas, and integrate publicly accessible trails and
open space corridors into new development to the extent feasible.
More than 20 acres of permanent Open Space
is provided within the Joerger Ranch Specific
Plan area. Contruction of the trails shown in
Figure 5-11 will provide public access into new
development.
Goal COS-11 Protect water quality and quantity in creeks, lakes, natural
drainages and groundwater basins.
P11.1 Minimize excessive paving that negatively impacts surface water
runoff and groundwater recharge rates.
Joerger Ranch EIR and Mitigation Measures
provide consistency with thispolicy.
P11.2Protect surface and groundwater resources from contamination
from runoff containing pollutants and sediment, through
implementation ofthe Regional Water Quality Control Board’s (RWQCB)
Lahontan Region’s, Best Management Practices.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P11.5 Require new development projects that have the potential to
impact local water quality through increased storm water runoff or
erosion to include analysis of water quality impacts as a component of
project review, and to integrate mitigation measures that would reduce
identified impacts to an acceptable level.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P11.6 Utilize Low Impact Development and Best Management Practices
established in the Regional Water Quality Control Board’s Truckee River
Hydrologic Unit Project Guidelines for Erosion Control, and the State
of California Stormwater Best Management Practices Handbooks, and
other resources such as the Practice of Low Impact Development (US
Department of Housing and Urban Development) and Water Quality
Model Code and Guidebook (State of Oregon, Department of Land
Conservation and Development) as guidelines for water quality and
erosion control measures required bythe Town.
Joerger Ranch EIR and Mitigation Measures
provide consistency with thispolicy.
P11.7 Ensure that all proposed developments can be adequately served
by available water supplies.
TDPUD has indicated the proposed development
can be adequately served with water. Chapter
6, Public Services & Infrastructure provides
consistency with this policy.
P11.9 Recognize the importance of stormwater management in
protecting all water resources in Truckee, for example, flood control,
surface and ground water quality, and river, stream and lake health.
Joerger Ranch EIR and Mitigation Measures
provide consistency with thispolicy.
Goal COS-12 Protect the Town’s soil resources from erosion.
P12.2 Require projects that require earthwork and grading, including
cuts and fills for roads, to incorporate measures to minimize erosion
and sedimentation. Typical measures include project design that
conforms with natural contours and site topography, maximizing
retention of naturalvegetation, and implementing erosion control Best
Management Practices.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal COS-13 Reduce particulate matter pollution in Truckee to meet
State and federal ambient air quality standards.
P13.1 Require multi-family residential, commercial, industrial,
subdivisions and other discretionary development to maintain
consistency with the goals, policies and control strategies of the Town’s
Particulate Matter Air Quality Management Plan.
Joerger Ranch EIR and Mitigation Measures
provide consistency with thispolicy.
P13.3 Require all construction projects to implement dustcontrol
measures to reduce particulate matter emissions due to disturbance
of exposed top-soils. Such measures would include watering of active
areas where disturbance occurs, covering haul loads, maintaining
clean access roads, and cleaning the wheels of construction vehicles
accessing disturbed areas of the site.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal COS-14 Reduce emissions of air contaminants and minimize public
exposure to toxic, hazardous and odoriferous air pollutants.
P14.1 Minimize potential impacts created by unpleasant odors, as
well as other airborne pollutants from industrial and commercial
developments.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P14.2 Prohibit sensitive receptors such as residential uses, schools and
hospitals, from locating in the vicinity of industrial and commercial
uses known to emit toxic, hazardous or odoriferous air pollutants,
and prohibit the establishment of such uses in the vicinity of sensitive
receptors.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P14.3 Reduce automobile dependence, thereby reducing greenhouse
gas emissions, by encouraging mixedland use patterns that locate
services such as banks, child care facilities, schools, neighborhood
shopping centers and restaurants in close proximity to employment
centers and residential neighborhoods.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P14.4 Review alldiscretionary development applications to
determine the need for pedestrian/bike paths connecting to adjacent
development and services, in order to provide alternatives to
automobile transportation.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P14.9 Require new development with the potential to generate
significant quantities of ozone precursor air pollutants to be analyzed in
accordance with guidelines provided by the NSAQMD and appropriate
mitigation beapplied to the project to minimize these emissions.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal COS-15 Encourage conservation of energy and fuel resources,
strive to reduce generation of solid waste, and promote environmental
sustainability.
P15.5 Encourage new private and public development to maximize
opportunities for use of passive or natural heating and cooling and
encourage sites with solar opportunities to be designed with natural
heatingand cooling principles
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Chapter 8 – Noise Element (Guiding Principles)
Preserve Truckee’s peaceful mountain environment by minimizing
community exposure to noise.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Maintain consistency with the noise criteriaand policies ofthe Truckee
Tahoe Airport Land Use Compatibility Plan as theyapply in the airport
environs.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Chapter 8 – Noise Element (Goals & Policies)
Goal N-1 Minimize community exposure to excessive noise by ensuring
compatibleland uses relative to noise sources.
P1.1Allow new development only if consistent with the ground
transportation noise compatibility guidelines illustrated in Figure
N-3 and the policies of this Element. Noise measurements used in
establishing compatibility shall be measured in dBA CNEL and based on
worst-case noise levels, either existing or future, with future noise levels
to be predicted based on projected 2025 levels.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P1.2 Require new development to mitigate exterior noise to “normally
acceptable” levels in outdoor areas where quiet is a benefit, such as in
the backyards of single-family homes.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P1.3 Enforce the California Noise Insulation Standards forinterior noise
levels attributable to exterior sources for all proposed new single- and
multi-family residences.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P1.5 Allow land uses within Normally Unacceptable categories only
where the allowed use can beshown to serve the greater public
interests ofthe citizens of Truckee.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P1.6 When considering development proposals in the environs ofthe
Truckee Tahoe Airport, enforce the noise compatibility criteriaand
policies set for the in the adopted Truckee Tahoe Airport Land Use
Compatibility Plan.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal N-2 Address noise issues through the planning and permitting
process.
P2.1 Require mitigation of all significant noise impacts as a condition of
project approval.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P2.2 Require preparation of a noise analysis/acoustical study, which is
to include recommendations for mitigation, for all proposedprojects
which may result in potentially significant noise impacts to nearby noise
sensitive land uses such as residences.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P2.3 Require preparation of a noise analysis/acoustical study, which is to
include recommendations for mitigation, for all proposed development
within noise-impacted areas that may be exposed to levels greater than
normally acceptable.”
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P2.4 Discourage the construction of sound walls and require
development projects to evaluate site design techniques, building
setbacks, earthen berms, alternative architectural layouts and other
means to meet noise reduction requirements.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal N-3 Reduce noise levels from sources such as domestic uses,
construction and car stereos, and frommobile sources, including motor
vehicle traffic and aircraft operations.
P3.1 Enforce provisions of the Municipal Noise Ordinance, which limits
maximum permitted noise levels that cross property lines and impact
adjacent land uses.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P3.13 Require thefollowing standard construction noise control
measures to beincluded as requirements at construction sites in order
to minimizeconstruction noise impacts.
Equip allinternal combustion engine driven equipment with
intake and exhaust mufflers that are in good condition and
appropriate for the equipment.
Locate stationary noise generating equipment as far as
possible from sensitive receptors when sensitive receptors
adjoin or are near a construction project area.
Utilize “quiet” air compressors and other stationary noise-
generating where appropriatetechnology exists.
The project sponsor shall designate a “disturbance
coordinator” whowould be responsible for responding to any
local complaints about construction noise. The disturbance
coordinator will determine the cause of the noise complaint
e.g., starting too early, bad muffler, etc.) and will require that
reasonable measures warranted to correct the problem be
implemented. The project sponsor shall also post a telephone
number for excessive noise complaints in conspicuous
locations in the vicinity of the project site. Additionally, the
project sponsor shall send a notice to neighbors in the project
vicinity with information on the construction schedule and
the telephone number for noise complaints.
Joerger Ranch EIR and Mitigation Measures
provide consistency with thispolicy.
Chapter 9 – Safety Element (Guiding Principles)
Minimize the potential risk to life and property from natural and
induced hazards in the Town of Truckee.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Chapter 9 – Safety Element (Goals & Policies)
Goal SAF-2 Reduce hazards associated with flooding
P2.3 Incorporate stormwater drainage systems in development projects
to effectively control the rate and amount of runoff, so as to prevent
increases in downstream flooding potential.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
Goal SAF-4 Protect lives and property from risks associated with
wildland and urban fire.
P4.4 Require new development to incorporate adequate emergency
water flow, emergency vehicle access and evacuation routes.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P4.7 Ensure thatthe development review process addresses wildland
fire risk, including assessment of both construction- and project-
related fire risks particularly in areas of the Town most susceptible to
fire hazards. Cooperate with the TFPD in reviewing fire safety plans and
provisions in new development, including aspects such as emergency
access, sitedesign for maintenance of defensible space, and use ofnon-
combustible materials.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.