HomeMy Public PortalAboutPC 3 Specific Plan_Complete_Adopted 3-24-15T RUCKEE, CALIFORNIA
J OERGER RANCH SPECIFIC PLAN
A DOPTED 3-24-15
T OWN COUNCIL RESOLUTION NO . 2015-09
Chapter 1
Introduction
1.2
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th e Joerger Ranch Specifi c Plan Area has a long
history of development planning and buildout
conceptualization. As part of the 2025 General
Plan creation, guidance on future planning eff orts
was included in the Land Use Element for a range
of commercial, industrial and residential land uses.
Over the past ten years there have been numerous
zoning and land use plans proposed for Planned
Community-3 including New Urbanist and village
concepts. Ultimately these concepts were abandoned
in pursuit of a complementary but non-competitive
zoning and land use plan that supports Truckee’s
historic core. An economic analysis prepared by
Bay Area Economics in 2010 provided additional
guidance on business types that would help
diversify Truckee’s economy without creating a new
Downtown or passé strip shopping center. As part of
the 2012 Draft Joerger Ranch Specifi c Plan and Draft
Environmental Impact Report review, additional
community input was provided. Th e comments
received further shaped the specifi c plan into this
version which was adopted by the Town Council on
___________.
Key concepts covered in the Joerger Ranch Specifi c
Plan include economic diversifi cation, regional
business clustering and open space protection.
Buildout of the plan area is envisioned to bridge the
gap between the small specialty restaurant and retail
uses Downtown—Truckee’s heart and lifeblood—
and the large big-box-anchored supercenter that
would provide new sources of property tax and sales
tax but fundamentally confl icts with Truckee’s small
mountain town character.
2 | Plan Area
Th e Joerger Ranch Specifi c Plan area is situated along
one of only a few major travel corridors providing
access to Downtown Truckee and North Lake Tahoe.
Th e Truckee Tahoe Airport is located directly east of
the site and Interstate 80 is located approximately
1.5 miles to the north. Th is location provides a
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.
Th e property size of 66.7 acres can accommodate uses
that do not physically fi t elsewhere in Truckee and
would be best served in a regional location. Th e plan
area also creates opportunity to relocate uses from
Downtown including the Truckee River Corridor
that are no longer compatible. Although airport
operations and noise constraints from both the
airport and the existing roadways limit the possibility
of accommodating extensive residential uses in the
plan area, there is opportunity for workforce housing
in support of envisioned non-residential land uses.
Th e Specifi c Plan Area is highly visible from State
Route 267 and includes large sweeping views of the
surrounding Sierra Nevada Mountains providing the
opportunity to create a southern gateway entrance to
historic Downtown Truckee.
3 | Purpose
Th is Specifi c Plan establishes zoning, design
standards and guidelines for buildout of the plan
area. Th e purpose of the Joerger Ranch Specifi c
Plan is to provide the opportunity to strengthen and
diversify Truckee’s economy through fostering high
quality development that can fulfi ll key General Plan
economic development guiding principles including:
• Building upon the Town’s existing assets to
diversify and strengthen the local economy in
ways that are appropriate and responsive to
Truckee’s context and natural environment.
• Developing high-wage jobs in Truckee that
enable the local workforce to both live and
work in the Town.
• Focusing business attraction, retention, and
expansion eff orts on key economic sectors
that have the greatest likelihood of success in
Truckee.
• Maintaining and enhancing community
quality of life as a key competitive advantage.
• Promoting and enhancing the Town’s role
as a year-round tourist destination (Economic
Development Element Guiding Principle -
2025 General Plan).
4 | Authority
Th e Truckee General Plan designates the plan area
as Planned Community 3 (PC-3) which is similarly
designated as Planned Community (PC) on the
Truckee Zoning Map. Th e purpose of the PC zone
and General Plan land use designation is to require
the preparation of a Specifi c Plan. Th e Specifi c
Plan, called the Joerger Ranch Specifi c Plan aft er
the Joerger family (original land owner) includes
zoning, allowed land uses, development standards
and guidelines for buildout of the plan area. Th is
Specifi c Plan was prepared under the authority of the
Truckee Development Code (Zoning Ordinance)
with careful consideration to implement the goals
and polices of existing Town planning documents.
Th e Joerger Ranch Specifi c Plan was prepared under
the 2025 General Plan, the September 13, 2013
Development Code (Truckee Zoning Ordinance)
and the August 6, 2010 Bay Area Economics Report.
Th is Specifi c Plan serves as the zoning and land use
authority for all development within the Joerger
Ranch Specifi c Plan Area. Th e plan also serves as
a tool to guide development in a manner that is
consistent with Town planning and policy documents
including the General Plan, the Trails and Bikeways
Master Plan, and the River Revitalization Strategy.
Any land use, subdivision or development approved
in compliance with this Specifi c Plan is considered
consistent with all other adopted plans including the
General Plan.
1.4
C HAPTER 1 | INTRODUCTION J OERGER RANCH SPECIFIC PLAN
5 | Specifi c Plan Overview
Th is Specifi c Plan is both a regulatory document and
a tool to guide development of the Joerger Ranch
Specifi c Plan Area in a manner that is consistent with
Town planning and policy documents including the
General Plan and Trails and Bikeways Master Plan.
Th e vision chapter (Chapter 1) summarizes the general
scale and character of anticipated development
within the Specifi c Plan Area. Specifi c Plan standards
and guidelines are provided throughout the plan
to help regulate and guide the physical form of
new development as well as desired land uses.
Development Standards are mandatory and provide
the minimum threshold for development. Design
Guidelines are intended as a guide to assist property
owners and project designers in understanding the
Town’s goals for attaining high quality development.
Design Guidelines are preferred/recommend
whereas Development Standards are mandatory and
non-discretionary.
Development within the Joerger Ranch Specifi c Plan
shall comply with the Town of Truckee Conditions
of Approval adopted with Town Council Resolution
No. 2015-09 (Specifi c Plan) and 2015-11 (Phase
1 Tentative Map). Th e Conditions of Approval for
the Phase I Parcel Map are included in Appendix B
and Mitigation Measures set forth in the certifi ed
Environmental Impact Report are included in
Appendix C.
Truckee is a special community that prides itself
on being a small, historic mountain Town and all
development within the Specifi c Plan shall refl ect this
character. Th is Specifi c Plan provides areas of greater
land use fl exibility in comparison to the adopted
Development Code, but also restricts some land uses
to ensure implementation of the overall vision set
forth in Chapter 2. Th e Specifi c Plan is organized
into the following chapters:
Chapter 1—Introduction: Discusses the overall
Specifi c Plan purpose; identifi es the Specifi c
Plan Area and explains the organization of the
Specifi c Plan.
Chapter 2—Vision: Sets forth the vision of the
Specifi c Plan, and lists key goals and policies to
implement the vision.
Chapter 3—Community and Regional
Context: Provides a description of the local
and regional setting—both as it physically
exists today and as it is planned for the future.
Chapter 4—Land Use Standards and
Guidelines: Provides development standards
and guidelines for development within the
Specifi c Plan Area; includes the Zoning Map
and Economic Cluster Overlay Map.
Chapter 5—Transportation: Describes the
transportation and circulation plan and
including vehicle, pedestrian, bicycle and
transit systems.
Chapter 6—Public Services and Infrastructure:
Describes existing infrastructure and the
needed infrastructure improvements to serve
development within the Specifi c Plan Area.
Chapter 7—Implementation and Phasing:
Provides implementation measures and
discusses project phasing within the Specifi c
Plan Area.
Chapter 8—Glossary
Appendix A - 2025 General Plan Consistency
Matrix
Appendix B - Town of Truckee Conditions of
Approval; Town Council Resolution No. 2015-
09 and 2015-11 for the Joerger Ranch Specifi c
Plan and Phase I Parcel Map
• Appendix C — Final Mitiation Monitoring
and Reporting Program
Appendix D — Zoning Map
Appendix E — Phase I Parcel Map
Chapter 2
Vision & Goals
2.2
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
1 | Vision
Implementation of the Joerger Ranch Specifi c Plan
will strengthen Truckee’s small historic mountain
town character by providing new commercial/
retail, offi ce, industrial and workforce housing
opportunities at a key regional location. To
implement this vision, this Specifi c Plan builds on
the “economic clustering” of related businesses.
Th e term economic clusters is defi ned in this
plan as groupings of related businesses, suppliers
and associated land uses within a set area. Each
economic cluster is intended to draw businesses
with similar and/or compatible land uses,
operations, customers, etc. with the idea being that
vision and innovation are oft en developed when
there is open communication within an industry
sector. Businesses within an economic cluster
would support but not 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 Specifi c Plan Area is not intended
to draw business from Downtown or mimic the
historic, pedestrian-focused core that makes
Downtown unique.
Th e three economic cluster building blocks from
which the Specifi c Plan is based include:
Th e Lifestyle Economic Cluster.
Th is cluster encompasses the land located
along Brockway Road and includes “Lifestyle
Businesses,” or businesses that benefi t from
association with the Town’s image as a small
historic mountain town. Businesses such as
outdoor gear, businesses focused on health/
fi tness/wellness, businesses or organizations with
an emphasis on conservation/sustainability or
community are targeted for this area. Th e existing
Truckee River Winery is consistent with this
cluster as a provider of recreational bocce courts
and community event space. Implementation of
this economic cluster would achieve economic
goals of keeping Truckee competitive with
adjacent ski resorts and attracting more local- and
community-serving uses.
Th is Specifi c Plan includes two zoning districts to
fulfi ll the Lifestyle Economic Cluster vision:
• Lifestyle Commercial (CL) zone
• Lifestyle Commercial (CL-1) zone
Th e Business Innovation Economic Cluster.
Th is cluster is located at the northwestern portion
of the plan area and is situated between the
Lifestyle Economic Cluster and Highway 267.
Th is cluster is intended to create a concentration
of high tech, Research and Development,
culinary, green technology and similar industries.
Implementation of this economic cluster would
draw year-round, full-time, high-quality jobs with
living wages which will further diversify Truckee’s
economy.
Th is Specifi c Plan includes two zoning districts to
fulfi ll the Business Innovation Economic Cluster
vision:
• Business Innovation Zone (BIZ)—for
the purpose of creating a campus setting and
opportunities for shared resources
• Workforce Multi-Family Residential, 20
dwelling units per acre (RMW-20)—to provide
workforce housing
Regional Economic Cluster.
Th is cluster encompasses the land located along
Soaring Way and creates land use opportunities
for businesses with region-serving products
2.3
J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2
and services as well as relocated businesses from
the Truckee River Corridor and other preferred
in-fi ll sites Downtown. Implementation of this
economic cluster would capture some of the retail
leakage and sales tax dollars that currently go to
neighboring jurisdictions including Reno, Nevada
and would provide larger fl oorplate businesses that
do not physically fi t elsewhere in Truckee.
Th is Specifi c Plan includes the Regional
Commercial (CR) zoning district to fulfi ll the
Regional Economic Cluster Vision.
Th e Specifi c Plan allows development of the plan
area to occur over time and in no specifi c order, as
well as utilize existing services to provide fl exibility
to meet changing market and community demands
(see Chapter 7 - Implementation & Phasing).
2 | Supporting Goals & Policies
Th e following planning goals & policies have been
established to guide implementation of the Joerger
Ranch Specifi c Plan Vision:
Joerger Ranch (JR) Goal 1
Develop the Joerger Ranch Specifi c Plan area with
land uses that promote high-quality economic
development.
• Policy P1.1
Strengthen Truckee’s economic base
through encouraging green industry,
lifestyle businesses, and other commercial,
offi ce, manufacturing, and cultural uses
that do not fi t Downtown.
• Policy P1.2
Projects with a minimum of 75% LEED™
for New Construction Silver buildings or
better shall be refunded Planning Division
land use processing fees upon proof of
certifi cation.
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-fi ll sites to the MI zone in the Specifi c Plan
Area.
• Policy P2.1
Provide workforce housing in the Specifi c
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
Streets within the Joerger Ranch Plan Area
shall be constructed per the street sections
which are shown within this Specifi c 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 to further other goals, policies,
and guidelines.
• Policy P4.4
Two-stage left turn lanes shall not be used
to mitigate a Level of Service defi ciency,
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.
• Policy P4.5
A roundabout on Brockway Road will be
required to provide access to Parcel 4 if the
side street LOS left -turn movements do
not meet LOS standards as a two-way stop
controlled intersection without a two-way
left turn.
JR Goal 5
Balance open space preservation with economic
diversifi cation.
• Policy P5.1
Support open space preservation to the extent
that key General Plan economic development
goals for diversifi cation, high wage job creation
and business success can be achieved.
• Policy P5.2
If Martis Road is relocated within the Parcel 4
open space, an equivalent amount of open space
shall be replaced as an additional buff er along
the northern and/or western boundary of Parcel
4, north of Brockway Road.
2.5
J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2
• Policy P5.3
All Open Space Protected (OS-P) zoned parcels
shall be permanently preserved as open space in
perpetuity.
JR Goal 6
Foster economic diversifi cation beyond tourism
by encouraging high-tech businesses to locate in
the Business Innovation Zone.
JR Goal 7
Encourage the development of new regional-
serving uses that refl ect Truckee’s unique small
historic mountain town character.
• Policy P7.1
Encourage locally-owned and operated
businesses.
• Policy 7.2
Target businesses that benefi t from
association with the Town’s image as a
small historic mountain town—such as the
outdoor gear industry, health, fi tness, and
wellness, and 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. Defi ne 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 benefi t
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 centers 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. Th e proposal shall include design
features that demonstrate availability of fl exible
features such as partitions, multiple entryways,
etc. to facilitate reuse by multiple tenants if the
building is abandoned. Th e 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).
2.6
C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN
• Policy P8.1 - Development within the Specifi c
Plan Area shall be exempt from Development
Code Chapter 18.214 (Inclusionary Housing).
• Policy P8.2
Th e number of required workforce housing
units for the Specifi c Plan Area are calculated
in Table 7.4A based on maximum development
potential of 0.25 Floor Area Ratio (FAR). Th e
RMW-20 zone combined with payment of
in-lieu fees listed in Table 7.4B, fulfi lls the
workforce housing obligations for all future
development within the Specifi c 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
RMW-20 zone.
• Policy P8.4
A maximum of 20% of the total workforce
housing units may be 1,000 sq. ft . with no
limitations on the number of bedrooms. Th e
remaining units shall be a mix of studio, one-,
and two-bedrrom units.
• Policy P8.5
Housing in-lieu fees, as identifi ed in Table 7.4B,
shall be paid prior to issuance of termporary
occupancy for the fi rst building within each
zoning district.
• Policy P8.6
Foundations shall be installed for a minimum
72 unit workforce housing project within the
RMW-20 zone prior to buildout of 40% of the
Specifi c Plan (a maximum of 181,645 sq.ft .).
• Policy P8.7
Prohibit the issuance of building permits once
a total of 181,645 sq. ft . has been constructed
if foundations have not been installed for the
workforce housing project.
JR Goal 9
Identify and meet the transit needs within the
Joerger Ranch Specifi c Plan Area and contribute
toward the long term success of transit
operations.
• Policy P9.1
Prior to future subdivision or development, the
developer shall become members of the Truckee
North Tahoe Transit Management Association.
Th is membership shall remain in eff ect as
long as transit services are provided within
the Joerger Ranch Plan area. If creation of a
future homeowners association or commercial
property owners association occurs during
development of any residential or commercial
phase of the project, this membership may be
assumed by the owners association’s request
of Truckee North Tahoe Transit Management
Association.
• Policy P9.2
Prior to future subdivision or development
(within the CR or BIZ zones), a transit plan
shall be prepared to identify transit needs and
recommended service for the project. Th e
plan shall also identify the project’s fair share
for expanded transit service and a method for
fi nancing the expanded service.
• Policy P9.3
All development projects within Joerger Ranch
Specifi c Plan shall provide on-going funding for
transit operations. Th e amount and mechanism
shall be approved by the Town Engineer.
Chapter 3
Community & Regional Context
3.2
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th is chapter frames the Joerger Ranch Plan Area
within the context of the neighboring local and
regional context — both as it physically exists today
and as it is planned for the future. Th is chapter also
describes the various jurisdictions, agencies and
special districts having regulatory authority over the
Plan Area.
An economic evaluation prepared by Bay Area
Economics (BAE) was used to defi ne the types of
commercial retail/business park, light industrial and
manufacturing land uses that could be accomodated in
the PC-3 Specifi c Plan. Th e intent is to a) not compete
with Downtown Truckee commercial retail, b) provide
land area with zoning that can accommodate possible
relocation of certain types of existing commercial and
industrial businesses located along the Truckee River
corridor, and c) capture certain types of commercial /
retail, business park, light industrial and manufacturing
land uses that local residents currently travel to Reno
to purchase. Th e report concluded the following:
• Retail space for PC-3 should be restricted
to serving the large users that would not
physically fi t into downtown Truckee’s
historic building spaces. Th is would include
targeting businesses that need to move large
products, like furniture and appliances, or
other uses that may have trouble transporting
goods in and out of downtown Truckee. In
addition, PC-3 could provide suffi cient land
area to allow businesses currently located
on the Truckee River the opportunity to
relocate to more a compatible use area.
Th is will allow the Town to implement the
vision of the Truckee River Revitalization
Plan. Th e report also suggested that while
downtown Truckee is a local regional dining
destination, PC-3 may represent a suitable
location for certain restaurant types that
would not be appropriate in the downtown,
such as fast food or “chain” casual dining
restaurants.
• Th ere is a demand for nearly 270,000 S.F. of
additional retail space that Truckee could be
absorbed through 2023. Th at 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 .
• Th e analysis found that smaller scale
developments, such as medical and
professional offi ces and most retail uses,
are more suitable and could be more easily
absorbed within the other four planned
development areas (PC-1, PC-2, Railyard &
Hilltop Master Plan), as well as in existing
commercial spaces in Truckee. Uses
requiring larger spaces, such as large fl oor
plate offi ce users, fi tness and health clubs,
light manufacturing, green construction
and retrofi t businesses, alternative and
renewable energy generation, R&D facilities
and small recreational vehicle dealerships,
would most likely encounter greater
regulatory restrictions in the other four
planned development areas and existing
commercial spaces in Truckee, and may be
more suitable for the PC-3 property.
3.3
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
• PC-3 presents a unique opportunity to
house “green sector uses” within Truckee
without competing with the existing and
other planned commercial developments.
Green sector uses could include facilities for
businesses involved in energy conservation
and alternative energy as well as outdoor
environmental sustainability culture
(whether in research and development or
manufacturing).
• PC-3 may also be an opportunity for
vehicle service stations, larger format retail,
chain restaurants not appropriate for the
downtown, and grocery markets.
Given these factors, the zoning and targeted uses
proposed in the Joerger Ranch PC-3 Specifi c Plan
are intended to promote economic activity and create
local jobs while not competing with the economic
base of Downtown Truckee. Th ey also can promote
redevelopment along the Truckee River.
Th e BAE report concluded that PC-3 could be
developed in such a way as to lessen the potential
competitive impacts on downtown, diversify the
local economy and promote economic development
by targeting the following:
• Retail space that emphasizes buildings
larger than 5,000 S.F. Th is would allow for
expanded economic opportunities and
limit competition with the Downtown
area, since buildings Downtown tend to be
smaller than 5,000 S.F.
• Commercial uses that need larger building
area, such as indoor recreation and training
facilities, health and fi tness clubs, base
facilities for environmental tourism (i.e.
biking, raft ing, boating, camping expedition
equipment, storage, etc.) culinary center
and grocery markets.
• Businesses like furniture or appliance
dealers who require large areas for
showrooms or storage along with areas for
truck loading and unloading and delivery
of goods.
• Fast food and/or chain casual dining
restaurants that tend to locate in
conventional shopping center settings near
highways.
• Large fl oor plate users that cannot be
accommodated within the downtown
Truckee area due to the existing building
limitations and inadequate available square
footage.
• Recreational vehicle dealership, repair and
maintenance facilities, boat, motorcycle,
ATV, snow mobile sales and auto sales.
• Warehousing that can support custom
furniture or fabrication operations,
greenhouse and specialty food production
operations, light manufacturing and
Research and Development.
2 | Truckee & North Tahoe Region
As a gateway to the north shore of Lake Tahoe
(via both State Routes 267 and 89), Truckee has an
opportunity to serve a large population of tourists
and travellers passing through to the North Tahoe
region and surrounding areas. State Route 267
crosses through the middle of the Plan Area and
provides the most direct route from Interstate 80
(I-80) to the north shore communities of Incline
Village, Tahoe Vista, Kings Beach and Carnelian Bay.
Th is results in the Joerger Ranch Plan Area having a
regional market signifi cance.
3.4
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
Th e Martis Valley Community Plan (MVCP, Placer
County, adopted in 2003) considers the Town of
Truckee the urban core of the Martis Valley, an area
of land approximately seventy square miles adjacent
to the Town’s southern jurisdictional boundary.
Joerger Ranch, situated at the northern edge of the
M a r t i s V a l l e y a n d s o u t h e r n e d g e o f t h e T o w n o f
Truckee, is a primary location for providing services
and goods to support the full-time, seasonal and
tourist population.
Joerger Ranch provides an accessible and
convenient location to obtain services and goods
for a large area of the Truckee community, as well
as the region south of Town, given its location in
the southeast area of the Town and the existing
highway and local roads crossing through the Plan
Area. Joerger Ranch is easily accessed from nearby
neighborhoods including Sierra Meadows and
Ponderosa Ranchos, as well as the more distant
neighborhoods of Glenshire, Prosser Lakeview
and Tahoe Donner (these three neighborhoods
representing nearly 10,000 residential units). Th e
same is true for the nearby Martis Valley (Placer
County) neighborhoods of Lahontan, Schaff er’s Mill,
Martis Camp and Northstar. Joerger Ranch enables
residents and visitors of these neighborhoods to
conveniently access services and goods, resulting
in reduction of vehicle miles traveled to alternative
service commercial locations.
3 | Local Community
3.1 Neighboring & Surrounding Land Uses
Th e Joerger Ranch Plan Area is directly adjacent to a
wide variety of existing and planned land uses. Th e
Truckee-Tahoe Airport, a general aviation facility,
FIGURE 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. Th e 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 diff erent,
set of land uses. Th e area west of the Plan Area is
dominated by single and multiple family residential
land uses on both sides of Brockway Road, known
within the Town General Plan as the Brockway Road
Corridor. Th is corridor is also characterized by open
space and recreation lands as well as a variety of local-
serving commercial uses fronting Brockway Road.
Th e Truckee Tahoe Airport occupies a vast majority
of the land area to the east of the Plan Area, with a
range of offi ce, commercial
(e.g.: retail and service),
industrial (e.g.: warehousing
and storage) and public
(including Truckee’s Town
Hall) uses along the east-end
of Soaring Way and Truckee
Airport Road. A very similar
land use pattern exists along
Business Park Drive, a local
connector road between
Truckee Airport Road and
Soaring Way.
Nearby the Plan Area, the
Truckee-Tahoe Airport lands
are the predominate lands
Table 3-1 – Land Uses Adjacent to Plan Area
ASSESSORS
PARCEL NUMBER
WEST EAST NORTH SOUTH
19-620-01 Ponderosa Golf Course APN 19-620-02
Open space, low
density residential
Ponderosa Golf
Course
19-620-02
Martis Drive,
Ponderosa Golf Course SR 267 Open space Brockway Road
19-620-31 SR 267 Joerger Drive
Truckee-Tahoe
Airport Brockway Road
19-620-04 SR 267
Truckee Tahoe
Airport Brockway Road SR 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 Pacifi c railroad are
located approximately one half mile north of the Plan
Area, just beyond the Truckee-Tahoe Airport. To the
south, the nearby area is characterized by residential
and commercial uses on either side of SR 267 for
approximately one-quarter mile. Further south, uses
along SR 267 quickly transition to the open space of
the Martis Valley beyond the Town of Truckee and
Placer County boundary.
3.2 Relationship with Town Neighborhoods,
Centers & Commercial Centers
Th e General Plan Community Character Element
places particular emphasis on the importance of
small town mountain character and town design.
Town design is defi ned in the Community Character
Element (GP Page 3-10) as follows:
Town Design focuses on the visual and functional
relationships of the places, buildings and
structures that defi ne the built environment.
It considers the relationships between people
and places, circulation and connections, and
the physical form of the town. Understanding
community character in Truckee comes, to
some extent, through an understanding of the
composite parts of Truckee’s built environment,
the “building blocks” of centers, neighborhoods,
districts, corridors and gateways that, in addition
to the open spaces described previously, comprise
the fabric of the town. To provide a framework
for discussing issues of community character as it
relates to the form of the built environment, this
Element looks at Truckee in terms of a series of
discrete places and community areas, categorized
by type. Th ese types include:
• Centers, the commercial and mixed use
FIGURE 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 signifi cant role in
strengthening the Town’s fabric. Th e General Plan
designates the portion of the Plan Area adjacent
to Brockway Road as in the Brockway Road
Neighborhood Area Overlay (see Figure 2-3). Th is
designation is in recognition of the Brockway Road
corridor’s importance as a key gateway to Truckee
from the south.
Th e General Plan’s Brockway Road Policy 1 (GP
Page 2-43) seeks the preservation and improvement
of the existing corridor through respecting its “open
qualities”, recognizing its “gateway status” and
supporting its use a “bicycle and pedestrian route”.
Th e General Plan designates the Town’s important
gateways and corridors (see Figure 2-4) and identifi es
the Brockway Road Corridor and its intersection with
SR 267 as important to the Town’s overall community
character. Th e Town’s General Plan addresses the
Brockway Road Neighborhood Area, including
reference to PC-3, as follows (GP Pages 2-42 and
2-43):
Th e Brockway Road Neighborhood Area is
applied to the Brockway Road Corridor, in
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 signifi cant change in
this area with conversion of the roadway from
a State Highway to a local road, following the
completion of the Highway 267 Bypass.
Land Uses Allowed: Land uses allowed in this
designation are those uses permitted in the
underlying land use designations. Th ese include
residential uses, predominately in the medium
and high-density ranges; commercial and lodging
uses; public facilities; open space for recreational
uses and scenic and habitat value; and uses
allowed under an approved specifi c plan for PC-3.
Density and Intensity: Residential designations, as
shown in the Land Use Map, allow development
at densities ranging from three to twelve units per
acre. Commercial and industrial uses are allowed
at an average FAR of 0.2.
Th e General Plan identifi es Town’s neighborhoods,
centers and districts, including the identifi cation of the
Town’s two largest Town Centers: Downtown Truckee
and the Gateway Area (see Figure 2-4). Although
not specifi cally identifi ed as an employment district,
it is appropriate to consider Joerger Ranch within
this classifi cation, recognizing the considerable job-
generation resulting from development of the Plan
Area. Joerger Ranch is not considered to be a Town
Center, rather one of six Commercial/Mixed Use
Centers within the community. Th is is an important
distinction, as the Commercial/Mixed Use Center
classifi cation of the General Plan guides the type of
place for Joerger Ranch and its relationship with the
larger community.
3.3 Relationship with Downtown Truckee
Downtown Truckee maintains an important
distinction from other Town centers and commercial
/ mixed-use centers as the “historic and commercial
heart of the community” (GP Community Character
Element, page 3-12). Although Joerger Ranch is
located more than a mile east of Historic Downtown
Truckee via Brockway Road, there is a reasonable
physical relationship between these two important
areas of Town, particularly with pedestrian and
bicycle linkages. Th e Town’s General Plan Land Use
Policy 6.2 necessitates a complementary relationship
between Downtown Truckee, as a Town Center, and
Joerger Ranch, as a Commercial/Mixed-Use Center.
Th at policy states:
Maintain and enhance Downtown as the heart
of Truckee and as the Town’s premier tourist
destination through the following methods, and
through Action A6.2.
Furthermore, the importance of maintaining the
economic health of Downtown Truckee by identifying
and understanding potential competition created by
PC-3 and other “large developments with substantial
commercial/industrial fl oor space” (GP Land Use
Element, Action A6.1, page 2-58), is a high priority
for the community. Th e Downtown area has its
own distinctive character, ambiance and attraction.
Th e commercial land use allowed by this Plan
emphasizes community serving uses which are more
appropriately located outside of Downtown Truckee,
due to the type of uses and large fl oor area necessary
to accommodate these uses. As required by GP Land
Use Element Action A6.1, an economic analysis was
prepared for the Specifi c Plan. Th e fi ndings of the
report identify appropriate uses.
4 | Plan Area Environmental
Setting & Conditions
4.1 Land Use
Th e existing site is primarily undisturbed and
undeveloped, with the exception of one commercial
building and an adjacent abandoned well with a pump
house structure. Th e small commercial building and
3.9
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
pump house structure are located near the southwest
corner of the project site and accessed from Brockway
Road. Th ere are signifi cant roadway and drainage
infrastructure improvements that bisect the property.
4.2 Visual / Aesthetic
Th e Plan Area is located in the Martis Valley, a large,
level-to-rolling meadow at the confl uence of the
Truckee River and Martis Creek fl oodplains, east
of Interstate 80 (I-80) and the Town of Truckee.
Th e valley-bottom portions of the site are visually
open, with views over large areas of open meadow
interrupted by substantial stands of Ponderosa pine.
Views from the valley to nearby peaks and ridges of
the Sierra Nevada and Carson Ranges are visible in all
directions. Visual quality of the Martis Valley, despite
existing development, is high. Mountains and wooded
slopes remain a predominate part of the landscape.
Th e site has also been identifi ed in the General Plan
as the key gateway to the Town of Truckee from the
south.
4.3 Biological
Th e natural vegetation within the Plan Area consists
of patchy grasslands and meadows, sagebrush
shrublands, and coniferous forests and woodlands.
In general, the Plan Area
is composed primarily
of sagebrush scrub with
scattered pine around the
site and in clusters on the
southern portion of the
Plan Area on either side of
SR 267.
A search of the California Natural Diversity Database
(CNDDB) identifi ed eleven species within a fi ve mile
radius of the Plan Area. Th e Plan Area contains no
natural communities considered sensitive or rare by
the California Department of Fish and Game.
Th e site contains two drainages that were determined
to be isolated waters (ephemeral and intermittent
streams). Th ese isolated waters are fed from the south
by culverts passing under Brockway Road and State
Route 267.
4.4 Cultural
Two cultural resources site were identifi ed by Kautz
Environmental Consultants, Inc. however, these
two sites have no meaningful relationship to any of
the historic themes identifi ed for the project area:
transportation, timber, ice or tourism. Th e sites have
no known relationship to any historically signifi cant
person or event and are considered non-signifi cant.
4.5 Geological
Slopes within the Plan Area are generally fl at to gentle
with existing grades ranging from approximately 5,850
feet above mean sea level (MSL) in the northwestern
portion of the site to approximately 5,930 feet MSL in
1 | VIEW NORTH FROM HWY 267
2 | VIEW SOUTH FROM HWY 267
3.10
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
the southern portion of the site. Th e Plan Area is
located along the western edge of the Truckee Basin
in the Martis Valley. Th e Truckee Basin was fi lled
with volcanic fl ows and sediments of the Lousetown
Formation, known as the Martis Valley formation of
Latham.
4.6 Hydrologic
Th ere are no FEMA-mapped 100-year fl ood plains
within the Plan Area. Generally, surface runoff enters
the southwest quadrant of the Plan Area through a
culvert under Brockway Road and is absorbed onsite.
In the northwest quadrant of the Plan Area, it
appears that signifi cant surface runoff enters from the
south, through a culvert under State Route 267 and
continues off -site to the adjacent parcels to the north-
northeast. A drainage ditch runs along a portion of
the Truckee Tahoe Airport’s southwest boundary east
of Joerger Drive. Additional information regarding
hydrology and storm drainage characteristics is
provided in Chapter 5.
4.7 Traffi c & Circulation
INTERSTATE 80 (I-80)
I-80 provides interregional highway connections
east to Reno, Nevada and beyond, and west to
Sacramento, California and the San Francisco Bay
Area and is a main transportation route between
northern Nevada and the Bay Area. Th e Martis
Valley area lies to the south of I-80, thirty-four miles
west of Reno and ninety miles east of Sacramento.
Th is section of I-80 is currently a four-lane divided
highway with speed limits posted at sixty-fi ve miles
per hour.
Th e Joerger Ranch Plan Area is located along State
Route 267, approximately 1.3 miles southeast of the
I-80 / State Route 267 / State Route 89 interchange.
I-80 is a signifi cant transportation route to the Plan
Area with travel times less than 2 minutes from the
interstate.
STATE ROUTE 267
State Route 267 is a two-lane highway running in
a general northwest-southeast alignment between
the I-80/State Route 89 North/State Route 267
interchange in Truckee and State Route 28 in Kings
Beach. From the I-80/State Route 89 North/State
Route 267 signalized intersection, the roadway heads
south across the State Route 267 Bypass (completed
in November 2002).
State Route 267 is of local and regional signifi cance,
providing access to residential, industrial, commercial
and recreational land uses. Th e Bypass provides
a direct travel route for regional traffi c between
3 | VIEW EAST ALONG BROCKWAY ROAD
4 | VIEW WEST @ HWY 267 & BROCKWAY ROAD
3.11
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
the Martis Valley and the Tahoe Basin, connecting
Interstate 80 in Truckee to the Northstar at Tahoe ski
resort and Kings Beach on Lake Tahoe.
State Route 267 also has signalized intersections at
Brockway Road/Soaring Way and the Truckee Airport
Road intersections.
STATE ROUTE 89
State Route 89 (SR 89) is one the three primary
California routes that access Lake Tahoe (the other
two are State Route 267 and U.S. Highway 50). SR 89
provides access between Donner Pass Road in Truckee
and Tahoe City (the SR 89 south segment). Starting at
the I-80/State Route 267 interchange on the east side
of Truckee, SR 89 north services as a rural two-lane
highway connecting Truckee and Sierraville, Quincy,
Mount Lassen National Park and Mount Shasta to the
north.
BROCKWAY ROAD
Brockway Road connects the Bridge Street/South
River Street intersection in downtown Truckee
southeastward to State Route 267 at the Brockway
Road/Soaring Way intersection located just north of
the Placer County/Nevada County line. Brockway
Road is a two lane arterial roadway with speed limits
varying from twenty-fi ve mph to forty-fi ve mph.
Traffi c signals are currently installed at the Palisades
Drive intersection and the intersection with State
Route 267, while the Martis Valley Road/Brockway
Road intersection is controlled by a roundabout. All
other intersections are controlled by stop signs on the
side street approaches.
7| VIEW TO EAST FROM SOARING WAY @ JOERGER DRIVE
5 | VIEW TO EAST FROM HWY 267 SOUTHBOUND
6 | VIEW FROM INTERSECTION OF JOERGER DRIVE / SOARING WAY
3.12
C HAPTER 3 |COMMUNITY & REGIONAL CONTEXT J OERGER RANCH SPECIFIC PLAN
DONNER PASS ROAD
From its eastern terminus at State Route 89 north,
Donner Pass Road travels westward to Donner
Lake and Soda Springs. Th is roadway is a vital link
for local circulation by providing access to historic
Downtown Truckee, public and commercial uses
in the Gateway areas such as the Tahoe Forest
Hospital, Gateway Commercial Center and several
school facilities, as well as Donner Lake State Park
and the Donner Lake residential area. Th is roadway
provides a single through lane in each direction,
with a continuous center left -turn lane along the
segment between Levone Avenue and Northwoods
Boulevard.
5 | Relationship to Other Plans
& Regulatory Documents
5.1 2025 General Plan
Th e General Plan is the long term policy guide for the
physical and economic growth and environmental
protection of the Town of Truckee. Th e Land Use
Element (GP Page 2-26) requires preparation of
a Specifi c Plan for PC-3 and development to be
consistent with this Specifi c Plan. Th is Chapter
references many key General Plan policies and
designations applicable to Joerger Ranch in
describing its relationship with the larger community.
Many additional General Plan policies are applicable
to Joerger Ranch, each summarized in the General
Plan Consistency Matrix (see Appendix A). As a
General Plan implementation tool, the Specifi c Plan
establishes an important link between the General
Plan and development proposals for the Joerger
Ranch Plan Area by allowing for further planning
and analysis of large, important areas of Town that
would not be provided at the General Plan level.
Additional planning and analysis is necessary for
the Planned Community sites because their proper
FIGURE 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 specifi c to PC-3. Th ese are:
Land Uses Allowed: Land uses allowed in this
designation are commercial, industrial, and high
density residential uses.
Density and Intensity: An average FAR of
0.25 shall apply to commercial and industrial
development. Residential uses are allowed at a
maximum density of twelve housing units per acre.
Policies: Th e following policies will guide
development of the Specifi c Plan for PC-3.
• PC-3 – P1 Development allowed on the site
will be a range of commercial, industrial and
residential uses. Services for employees, such
as day care facilities and food sales, shall be
encouraged.
• PC-3 – P2 Th e Specifi c Plan shall include
design standards to provide for architectural
consistency of development on the site, in
accordance with the Town of Truckee design
guidelines.
• PC-3 – P3 Site design shall consider appropriate
access to Highway 267, via Brockway Road and
Soaring Way, and shall minimize visual impacts
from the Highway 267 corridor.
• PC-3 – P4 Th e Specifi c Plan shall include
standards for the design of retail shopping areas
that avoid “strip commercial” site layout, and that
FIGURE 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 Specifi c Plan design standards shall
include requirements for parking areas which
promote attractive streetscapes, recognize
the need for snow storage and removal, and
reduce the visual impacts of large, unscreened
parking lots through distributed landscaping,
landscaped berms and other measures. Parking
shall be provided in accordance with the Town
of Truckee Design Guidelines.
• PC-3 – P6 Th e Specifi c Plan shall include
provisions for supplying, onsite, the required
housing for 50 percent of the very-low, low- and
moderate-income workforce associated with
development of the site. If land use or noise
compatibility requirements of the Airport Land
Use Compatibility Plan preclude or reduce the
total amount of housing that can be developed
on PC-3, required workforce housing may be
permitted to be located off -site.
• PC-3 – P7 All development on PC-3 shall
support community character goals and
policies for the Brockway Road Corridor.
• PC-3 – P8 Ensure that the mix of land uses
in the PC-3 Specifi c Plan will generate an
amount of traffi c that, in addition to buildout
of the General Plan (considering all planned
circulation improvements), would not result
in the need for four lanes on Highway 267
between Interstate 80 and the Brockway Road/
Soaring Way intersection.
5.2 Development Code
Th e Development Code, known as Title 18 of the
Truckee Municipal Code, contains the Town’s zoning,
land use and subdivision regulations, representing
the majority of the Town’s requirements for the
development and use of private and public land. Th e
Development Code is supplemented by additional
requirements for construction and other aspects of
development and land use contained within other
Titles of the Truckee Municipal Code. Th e Joerger
Ranch Specifi c Plan relies upon many of the standards
and guidelines of the Development Code. Chapter
8 – Development Standards & Design Guidelines
of the Plan contains a more specifi c description of
the Plan’s relationship with the Development Code,
including a description of the Plan’s reliance on
existing standards and guidelines and those created
specifi cally to suite development in the Plan Area.
Figure 2-6 indicates the zoning designations in the
vicinity of PC-3.
5.3 Town Trails & Bikeways Master Plan
Th e Truckee Trails & Bikeways Master Plan seeks
to create a comprehensive system of trails and
bikeways to promote both non-motorized alternative
transportation and create additional recreation
opportunities for the Truckee community and beyond.
Although the scope of the Master Plan is limited to
the Town’s jurisdictional boundaries, the importance
of providing connections to the larger Truckee-North
Lake Tahoe is recognized and encouraged for the
purpose of creating a seamless regional system.
Joerger Ranch provides an opportunity to implement
key in-town trails, bikeways and connections to the
larger regional trail system. Th e Plan Area is located
along State Route 267 and Brockway Road/Soaring
Road, providing an opportunity for important
connective bikeway links along these highly-traveled
public rights-of-way for the benefi t of both the
local community and visitors. Th e Plan Area is also
located in close proximity to three of the Town’s
most-prominent recreational assets – the Truckee
River/Legacy Trail, the Riverview Sports Park and
the Truckee River Regional Park. Development of
Joerger Ranch provides the opportunity to construct
these trail connections for benefi t of the community
and Joerger Ranch residents and visitors.
3.15
J OERGER RANCH SPECIFIC PLAN C OMMUNITY & REGIONAL CONTEXT | C HAPTER 3
5.4 Tahoe Truckee Airport Land Use
Compatibility Plan and Master Plan
COMPATIBILITY PLAN
Th e Truckee Tahoe Airport Land Use
Compatibility Plan (CLUP) was adopted in
1986 and revised in 1990 and 2004 by the
Foothill Airport Land Use Commission
(FALUC). Under State Law, the FALUC
must approve “the adoption or approval
of any amendment to a general or specifi c
plan aff ecting the property within an airport
infl uence area.” Th e policies of the CLUP
aim to promote land use compatibility with
the Truckee Tahoe Airport, focused on four
potential concerns — aircraft noise, land
use safety (both people on the ground and
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 fl ights.
Th e CLUP imposes a separate and independent set
of policies and restrictions on lands surrounding the
airport than that of the local land use authority(s).
Th e area surrounding the Truckee Tahoe Airport
is divided into diff erent zones, each containing
corresponding regulations for density, open space,
height and land use. Generally there is close
relationship between the proximity of the land area
to the airport and the degree of restriction imposed
upon land uses under the CLUP.
Th e Joerger Ranch Plan Area is primarily located
with Compatibility Zone B-1 (Inner Approach/
Departure) and Zone D (Primary Traffi c Patterns). A
small, approximately 8-acre portion of the northwest
corner of the Plan Area is located within Zone B-2
(Adjacent to Runway). While the policies and concept
plans contained within this Specifi c Plan have
been developed to be consistent with each of these
respective Compatibility Zones, it will be necessary
to closely evaluate and insure consistency with the
CLUP for this Specifi c Plan and future development
proposals implementing the Specifi c Plan.
MASTER PLAN
Th e Truckee Tahoe Airport Master Plan was adopted
in November 1998 by the Tahoe Truckee Airport
District Board of Directors. Th e Airport Master Plan
contains a forecast of aviation demand and facility
needs for the airport through the year 2020. Th ese
forecasts were utilized to identify development
alternatives which, in turn, were refi ned into a single
master plan concept representing the recommended
direction for future use and development of lands
owned by the Truckee Tahoe Airport District.
Th e Airport Layout Drawing (Sheet 1 of 9) contained
within the 1998 Airport Master Plan was last updated
in 2005. Th is update included the identifi cation of
non-aviation use lands, largely following the land
areas similarly-designated as “available for alternative
land use” within the On-Airport Land Use Drawing
(Sheet 8 of 9) of the 1998 Airport Master Plan. Th is
is relevant in that the majority of these non-aviation
use designated lands abut the Joerger Ranch Plan
Area to the north and east and all are currently
undeveloped. Although the Airport Master Plan
does not specifi cally defi ne appropriate or envisioned
uses for these non-aviation use lands, the ultimate
development pattern of Joerger Ranch will infl uence
and guide their future development as a matter
of compatibility and character, particularly
along Soaring Way and the signifi cant changes
proposed for this roadway under this Specifi c
Plan.
5.5 Martis Valley Community Plan (MVCP)
Th e relationship of the Martis Valley and the
Martis Valley Community Plan (MVCP) to
Joerger Ranch has been described, in part,
in Section 2 of this Chapter. Th e MVCP
designates the lands adjacent to the southerly
Town boundary (and adjacent to the Joerger
Ranch Plan Area) as General Commercial,
a designation also applied to lands in and FIGURE 3-9: 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 Route 267 has been given the Professional Offi ce
designation within the MVCP. An Open Space land
use designation is applied to the remaining lands
along State Route 267 within the Martis Valley. Th e
MVCP does not have regulatory authority over the
Joerger Ranch Plan Area, however it does provide
contextual information for the Plan Area.
5.6 Placer & Nevada County General Plans
Although the MVCP is the primary policy document
for Placer County in the Martis Valley, it is a
component of the broader Placer County General
Plan adopted in 1994. Like the MVCP, the Placer
County General Plan recognizes Placer County’s
close relationship with Truckee and encourages
coordination and communication between the Town
of Truckee and Placer County for all land use and
infrastructure improvements. Although the Placer
County General Plan does not maintain regulatory
authority over the Joerger Ranch Plan Area, the
Town of Truckee and Placer County maintain a
cooperative working relationship. While the MVCP
addresses specifi c community concerns and issues
in the Martis Valley, it does not supersede the Placer
County General Plan.
Th e Nevada County General Plan was adopted in
1995. Similar to Placer County’s relationship with
the Town of Truckee, the Nevada County General
Plan has no regulatory authority over the Plan Area,
but the county and town also maintain a cooperative
working relationship. Because the lands of Nevada
County covered under this General Plan maintain
little connectivity and/or adjacency with the Joerger
Ranch Plan Area due to the location of the Tahoe
Truckee Airport, the Nevada County General Plan
has little relationship with the Joerger Ranch Specifi c
Plan. Th e exception is the area on the north side of
Soaring Way to the east of the Plan Area with an
IND (Industrial) land use designation and a small
area north of the
Plan Area on
either side of State
Route 267 with a
CC (Community
Commercial) land
use designation.
Both of these
areas are within
the ownership
boundaries of the
Tahoe Truckee
Airport. Th e
remaining airport
land area is
designated by the
Nevada County
General Plan as
PUB (Public).
FIGURE 3-10: MARTIS VALLEY COMMUNITY PLAN
Chapter 4
Land Use Standards & Guidelines
4.2
Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
1 | Introduction
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 1.1A 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.
FIGURE 4-1: PC-3 PLAN AREA
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | 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).
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
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
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
2 | General Commercial (CG) Zoning Districts
FIGURE 4-2: CG ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
protection and removal will ensure the preservation
of a sufficient amount of mature trees to screen
buildings from views along Highway 267.
CG-7: Prohibit the use of beige, tan, cream, white
and similar colored stucco and plaster.
CG-8: Woodstoves, zero clearance fireplaces, and
other woodburning devices are prohibited. Wood-
fired ovens may be approved by the Community
Development Director with payment of air quality
mitigation fees.
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
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.
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.
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
Truckee’s past without directly copying a style is
encouraged.
Example of Appropriate CG Architecture
Plazas & paving patterns should promote places where
people can gather.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
CG-G12: Building heights should relate to plazas
and gathering areas, allowing for maximum sun
and ventilation, protection from the elements and
enhanced views of surrounding natural features.
CG-G13: Building materials, forms and details
should 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 façade. Blank, unarticulated building
façades should be avoided.
Scale
Buildings greater than 5,000 s.f. should incorporate
the following:
CG-G16: Vary the building heights along a street
to achieve more visual interest and distinct building
character, avoiding the monotony of 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
façade through arrangement of façade elements and/
or a change in materials.
CG-G19: Break up large buildings by changes in
wall planes, eaves, windows or other architectural
ornamentation as well as thoughtful combinations
of complementary material changes.
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.
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
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
Inviting entiries with easy access
are encouraged.
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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 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
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.
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Chapter 4 | Land Use Standards & Guidelines 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.
LAND USES (1)
PERMIT REQUIREMENT BY ZONING DISTRICT
CL CR
PROCESSING USES
Beverage Production & Food Production P UP
Food & Beverage Distribution P(2)P
Recycling - Reverse Vending Machines NP P
Recycling - Small Collection Facility MUP MUP
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
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
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
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
LAND USES (1)
PERMIT REQUIREMENT BY ZONING DISTRICT
CL CR
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
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
Seasonal Sales Lot TUP TUP
Temporary Events, Non-profit Organization TUP 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
SYMBOL PERMIT REQUIREMENT
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 may be pursued.
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | 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:
(CG) GENERAL DEVELOPMENT STANDARDS
CL CR
Front Setback Minimum:
0-foot if no parking is proposed between the building and the Town right-of-way; 10-foot
landscaped setback when parking is proposed.
Side Setback Minimum:
0-foot; 6-foot landscaped setback when parking is proposed
Rear Setback No minimum except as may be required by other standards and/or guidelines contained
within this Specific Plan.
Floor Area Ratio (FAR)0.25 Maximum 0.25 Maximum
Height Limit 50 feet 50 feet
Parking & Loading As required by Development Code Chapter 18.48
(Parking and Loading Standards)
Site Coverage No maximum
Landscaping As required by Development Code Chapter 18.40
Outdoor Activities As allowed by Development Code Chapters 18.58.190 & 18.58.200
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
2.1 | CL - Lifestyle Commercial
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
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
FIGURE 4-2.1: CL ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
• Outdoor gear sales & rentals
• Garden supplies & nursery sales
• *Community-serving uses (ie. non-profit)
*Denotes CL-1 Land Use ONLY
CL Development Standards
CL-1: A 10-foot wide Class I bike path shall be
provided along the frontage of Brockway Road
between Mountain Home Center and Highway 267.
CL Design Guidelines
CL-G1: 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 (not applicable to CL-1 Parcel).
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.
Example of a Beverage Garden
Examples of Outdoor Recreation Businesses
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
2.2 | CR - Regional Commercial
Purpose
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.F. 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).
Target Uses
• Grocery market
• Specialty food market
• General merchandise - Large floor plate
• Home furnishings & applicances - Large floor plate
• Apparel - Large floor plate
• Office - Large floor plate
• Casual dining restaurants
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.
Well Articulated Large-Floor Plate Building Design
Example of Casual Dining Restaurant
FIGURE 4-2.2: CR ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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.
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Chapter 4 | Land Use Standards & Guidelines 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
3 | Manufacturing / Industrial & Business Innovation Zoning Districts
FIGURE 4-3: M ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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.
M-5: Woodstoves, zero clearance fireplaces, and
other woodburning devices are prohibited. The
Community Development Director may approve
wood-fired ovens (one per business maximum) for
restaurant use with payment of air quality mitigation
fee.
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-G8: 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.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
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.
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 building’s
façade through the use of color, the arrangement of
façade 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-G19: All building materials should be durable
and of high quality (see “CG” Zoning District for
examples):
a. STONE Stone such as weathered granite,
basaltic rock, or natural stone should be used
to tie buildings to their sites and may also be
used to express structural mass in walls and
chimneys. Stone walls should strive to appear
load-bearing, as opposed to a thin veneer.
b. BRICK Brick is functional and creates texture.
c. CONCRETE WALLS Concrete walls can be
functionally durable and attractive. Formed,
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 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.
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”.
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
M-G22: Aluminum storefront windows may be used
but should be painted, not galvanized. Colors should
be compatible with the surrounding materials and
warm in tone or black.
Roofs
M-G23: Roofs should be designed to consider
snow shedding, and include details such as
ventilation, insulation, gutters, etc. 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.
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Chapter 4 | Land Use Standards & Guidelines 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.
LAND USES (1)M1 BIZ
MANUFACTURING, INDUSTRIAL & PROCESSING USES
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 T 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, EDUCATION & PUBLIC ASSEMBLY USES
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 USES
Live / Work Units MUP MUP
Multi-family Dwellings, in commercial/industrial project MUP MUP
Work / Live Units MUP MUP
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
LAND USES (1)M1 BIZ
RETAIL TRADE USES
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
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
TEMPORARY USES
Commercial Filming TUP TUP
Off-site Contractor’s Construction Yard TUP TUP
Offices, temporary TUP TUP
On-site Material Processing TUP TUP
Outdoor Retail Sales, temporary TUP TUP
Temporary Events, Non-profit Organization TUP TUP
Temporary Work Trailers TUP TUP
TRANSPORTATION, INFRASTRUCTURE & COMMUNICATIONS USES
Commercial Parking and/or Vehicle Storage UP UP
Electrical Utility Facilities UP NP
Pipelines UP UP
Telecommunications Facilities UP UP
Tow Yard UP NP
Transit Stations & Terminals UP UP
Transit Stops Shelters P P
Utility Lines P P
Key to Permit Requirements
SYMBOL PERMIT REQUIREMENT
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.
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | 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:
(M) GENERAL DEVELOPMENT STANDARDS
M1 BIZ
Front Setback None None
Side Setback None None
Rear Setback None None
Floor Area Ratio (FAR)0.25 Maximum 0.25 Maximum
Site Coverage No limitation other than minimum landscape requirements per Chapter 18.40 of the
Development Code
Open Space No minimum No minimum
Height Limit 50 feet 35 feet
Parking & Loading As required by Development Code Chapter 18.48 (Parking & Loading Standards)
Landscaping As required by Development Code Chapter 18.40 (Landscape Standards)
Outdoor Activities 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).
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
3.1 | M1 - Manufacturing / Industrial
Purpose
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
• 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
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 Riverfront 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 and material supply uses. 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 and
Timber Falling are functional in their current locations
Examples of Manufacturing / Warehousing Architecture
FIGURE 4-3.1: M1 ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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 infill
area or 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, may be permitted
through Minor Use Permit approval.
RELOCATION-4: Truckee Tahoe Lumber shall be
exempt from Chapter 7 infrastructure requirements if
a building permit is issued within three years of the
Phase I Parcel Map recordation date (per Council
Resolution No. 2015-11).
Relocation Design Guidelines
The following design guidelines are specific to
relocated uses as described above and shall not apply
to new businesses within the M1 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.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
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 key to this area
is a campus style business environment in support
of the business innovation cluster. Eco-friendly
and emerging green industries are encouraged.
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
Design Guidelines, development within the BIZ-
1 area shall be limited to the designated building
envelope shown on Figure 4.3.2A and subject to the
following Design Controls Standards:
• 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
3.2 | BIZ - Business Innovation Zone
FIGURE 4-3.2A: BIZ-1 BUILDING AREA
FIGURE 4-3.2: BIZ ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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.
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.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
Purpose
The Workforce Multi-Family Residential (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,
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.
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
4 | Workforce Multi-Family Residential (RMW-20) Zoning District
FIGURE 4.4A - AIRPORT OVERFLIGHT ZONES
FIGURE 4-4: RMW-20 ZONING DISTRICT
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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.
RMW-20 Development Standards
Development Standards for development within
the RMW-20 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 1,000 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 maximum of 20% of the total
workforce housing units may be 1,000 sq. ft . with
no limitations on the number of bedrooms. The
remaining units shall be a mix of studio, one-,
and two-bedrrom units (JR Policy P8.4).
RMW-3: 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-4: Common open space shall be provided as
follows:
• 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-5: Parking shall be
calculated 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.
Example of Integrated Parking & Varied Roof Design
Example of Varied Street Frontage Design
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
RMW-6: 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-7: The installation of woodstoves and other
wood burning devices within individual units shall
be prohibited.
RMW-8: Development within the RMW-20 zone
shall comply with the policies under JR Goal 8.
RMW-9: Workforce housing units shall be restricted
to full-time occupancy. Rental units as short-term
(less than 30 consecutive days) rentals shall be
prohibited.
RMW-20 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
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
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
Example of Defined Entries & Private Common Area
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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-G11: Long, unbroken building façades and
simple box forms should be avoided. Building
façades should be broken up to give the appearance
of a collection of smaller buildings through the
use of balconies, setbacks and projections to help
articulate individual units (or 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.
GARAGES AND PARKING
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:
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, metal
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
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
vertical patterns. Stain, semi-transparent
stain and painted wood are appropriate.
WINDOWS AND DOORS
RMW-G20: Exterior doors at the front entries should
be designed to create an individual identity for each
unit, while being compatible and harmonious with
the architectural character.
ROOFS
RMW-G21: Overall, roofs should convey and
establish scale and interest through a successful
composition of varied pitches and forms.
RMW-G22: Roof overhangs should be used, where
appropriate, to shade large glass areas and avoid
reflective glare.
RMW-G23: Roof forms should be designed for
snow shedding. The roof plan should be designed
in unison with the site and landscape plans to avoid
conflicts with drainage and safety.
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.
RMW-G26: The design of roof types for multi-
family structures should be formulated to allow for
the following 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.
RMW-G29: Flashing, gutters and downspouts
should be minimized in their appearance.
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 wood.
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.
Appropriate Use of Mixed Materials and Varied Unit Types
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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.
EXTERIOR EQUIPMENT
RMW-G38: All exterior mechanical, electrical and
other utility equipment, such as metering devices,
transformers, gas meters and satellite dishes, shall be
substantially screened from public view and adjacent
structures. Wall-mounted utilities should be enclosed.
FENCES & WALLS
RMW-G39: In order to maintain the visual quality
of an open and natural landscape, fences and walls
within the multi-family housing areas should be
minimized, except to enclose private spaces for
individual units. Fences and/or walls designed to
enclose private spaces should not exceed 6 feet in
height.
RMW-G40: Fences and/or walls should not be used
to define or enclose property boundaries.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
Permitted Land Uses
Table 4.4A identifies the uses allowed by this Specific Plan in the workforce multi-family residential district, and the land use
permit required to establish each use.
LAND USES (1)RM
Cohousing P
Workforce multi-family housing, for rent or sale T
Residential Accessory Use or Structure (Refer to Section 17.44.020 of the Development Code)
P
Key to Permit Requirements
SYMBOL PERMIT REQUIREMENT
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:
RMW-20 GENERAL
DEVELOPMENT STANDARDS REQUIREMENTS
Lot Size
Minimum Area
Minimum Width
None
None
Setbacks
Front
Side Interior
Street Side
Rear
10 ft.
5 ft.
5 ft.
10 ft.
Site Coverage N/A
Height Limit 35 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
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
5 | Signage
(Refer to Town of Truckee Development Code, 18.54)
6 | Landscaping
(Refer to Town of Truckee Development Code, 18.24.040.B)
7 | Lighting
(Refer to Town of Truckee Development Code, 18.24.040.B)
8 | Open Space
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 in
perpetuity 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. If Martis Drive
is relocated within any portion of the OS-P
zoning district, an equivalent amount of open
space shall be replaced as additional buffer
along the western boundary of Parcel 4, north
of Brockway Road.
For open space outside of the OS-P Zoning
District, refer to Development Code, Chapter
18.46.
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
Permitted Land Uses
Table 4.8A identifies the uses allowed by this Specific Plan in the Open Space district.
LAND USES OS-P
Drainage Facilities P
Public Trails P
Road/Utility Infrastructure P
Snow Storage P
Key to Permit Requirements
SYMBOL PERMIT REQUIREMENT
P Permitted use.
(Refer to Town of Truckee Development Code, 18.24.040.B)
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
Green Design
“Green Design” is also commonly known as
“Sustainable Design”. The objective of Green Design
is to eliminate or reduce negative environmental
impact through skillful, sensitive design, including
use of resources that are renewable, thereby reducing
environmental impacts and ensuring that resources
are available for future generations.
Green Design concepts are encouraged to be applied
to all site plan, building, drainage and landscape
designs used within each zoning district in the
Joerger Ranch Specific Plan. Incorporating “green”
building concepts into project designs provides the
following benefits:
1. Conserves natural resources
2. Reduces automobile dependance
3. Reduces utility costs
4. Improves air and water quality
5. Contributes to overall “quality of life”
6. Reduces solid waste
7. Enhances comfort and health
8. Optimizes lifecycle economic performance
9. Minimizes strain on local infrastructure
Green Design Principles
1. BICYCLING – Promote bicycling and
transportation efficiency by linking development
to the Truckee trail system. Non-residential and
multi-family residential buildings shall provide
secure bicycle parking spaces or storage for at
least 5% of the parking space capacity provided
for automobiles.
2. OPEN COMMUNITY – Design all streets and
sidewalks in the Plan area to be available and
easily accessible for general, public use and not
gated.
3. WALKABLE STREETS – Provide appealing, safe
and comfortable streets and outdoor spaces in
order to promote pedestrian activity. All projects
should incorporate the following features to the
extent feasible:
a. A principal, functional entry on each
building that has a front façade facing
the street, plaza or public space.
b. Continuous sidewalks or equivalent
provisions for walking along both sides
of all streets within the project.
4. ENERGY EFFICIENCY IN BUILDINGS – In January,
2010, California adopted new energy efficiency
standards for all building permits. All buildings
within Joerger Ranch are required to meet or
exceed those standardswhich require all new
construction to reduce energy use through the
use of energy efficient equipment and appliances.
Some energy saving concepts for consideration
are discussed under “Power Consumption”.
5. REDUCED WATER USE – Minimizing water use in
buildings is encouraged through the use of “low-
flow” appliances and toilets.
(Refer to Town of Truckee Development Code, 18.24.040.B)
9 | Green Building Design Concepts
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Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
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.
6. 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.
7. LIGHT POLLUTION REDUCTION – Minimize light
trespass from the site, reduce sky-glow to increase
night sky access, improve nighttime visibility
through glare reduction and reduce development
impacts on nocturnal environments.
8. REUSE & RECYCLING – Where possible, recycle
and/or salvage for reuse non-hazardous
construction debris. Use recycled content,
where possible, for construction materials such
as paving, road base and plastic pipe materials.
9. MINIMIZE SITE DISTURBANCE – Conserve existing
natural areas, existing vegetation and trees to
protect 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.Power Consumption
Power Consumption
Incorporating the following energy-saving concepts
into building designs will reduce energy consumption
and increase personal comfort. These concepts are
not mandatory but are encouraged:
1. NATURAL COOLING – Any combination of natural
cooling techniques should be used to reduce
overheating buildings. Deep window overhangs
and/or trellises, primarily on south and west
facing glass, provides a balance between summer
cooling and winter heating through solar gain.
Where feasible, deciduous trees should be located
to shade west facing windows. Natural cooling
reduces the need for air conditioning, saves
money on energy bills and utilizes “fresh air” to
make buildings more comfortable.
2. PASSIVE SOLAR HEATING – Passive solar systems
provide heat to the building structure through
south facing windows in conjunction with
thermal mass. Locate windows within 30° of due
south and store excess heat in massive elements,
such as slab 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.
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Joerger Ranch Specific Plan Land Use Standards & Guidelines | Chapter 4
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 Star® 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.
Wood Materials
1. Reclaimed wood helps reduce the number
of trees harvested for building construction.
With its usual attractive and rustic appearance,
reclaimed lumber gives buildings a timeless
character.
2. If new wood is used, consider lumber 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.
Window Selection
1. 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 buildings
in the winter and cooler buildings in the summer.
Energy Star® windows are available in every
aesthetic design and are operable to allow fresh
air ventilation during summer months. Product
features include dual panes, low-emissive
coatings (Low-E) and wood or compost frames.
Insulation
1. Consider upgrading insulation to exceed
California Title 24 requirements. Properly
installed, insulation will reduce the demand for
heating and cooling, making buildings more
comfortable and energy 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-
asphalt adhesives or colored dyes. Formaldehyde-
4.40
Chapter 4 | Land Use Standards & Guidelines Joerger Ranch Specific Plan
free binders reduce indoor air quality problems.
Fiberglass insulation may contain up to 30%
recycled glass.
Paints and Stains
1. Consider the use of Green Seal® 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.
2. 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.
Paving and Hardscape
Consider using permeable surfaces that allow water
to percolate into the soil. For driveways, walkways
and patios, consider gap-spaced unit pavers,
decomposed granite, gravel or grass-stabilization
systems. Allowing storm water percolation reduces
the volume of storm water runoff and sheet 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.
Chapter 5
Transportation
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.2
1 | Introduction
Th is chapter describes the vehicle, pedestrian and
transit systems within the Joerger Ranch Plan Area
and the respective relationships planned to interface
with the existing and future road, trails and bikeways
network .
Unlike many new development areas, there is
already a signifi cant existing public road and
highway network that serves Joerger Ranch and the
greater Truckee Area. Th e existing road and highway
network (see Figure 5-1) provides easy access to and
from the plan area. Th e site is bisected by State Route
Highway 267, creating separate development areas
with varying levels of highway visibility. Similarly,
but to a lesser degree, Soaring Way and Brockway
Road further separate the development into four
(4) quadrants within the Planning Area. SR 267 is
an existing State Highway and direct access from the
highway to the development is restricted. Brockway
Road and Soaring Way are existing minor arterial
roadways, and provide the primary access to the
Plan area.
Th e Joerger Ranch Specifi c Plan is designed to provide
vehicular, pedestrian and bicycle circulation within
the Planning Area and is consistent with the Goals,
Policies and Guidelines of the General Plan and the
Town’s Trails and Bikeways Master Plan.
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 effi cient movement of people and goods
throughout the Town.
Goal CIR-4: Create new developments that are
integrated into the circulation network and promote
connectivity within and between community areas.
Goal CIR-10: Provide a safe, comprehensive,
and integrated System of facilities for pedestrians
and cyclists and other non-motorized modes of
transportation.
Additionally the key element specifi c to Joerger
Ranch identifi ed in the Town’s General Plan
Circulation element states as follows:
Per General Plan Policy PC3-P8, the mix of land
uses in the Joerger Ranch Specifi c Plan will not
generate an amount of traffi c that, in addition to the
buildout of the General Plan, will result in the need
for four lanes on Highway 267 from Highway 80
to the Highway 267/Brockway Road/Soaring Way
intersection.
Th e Joerger Ranch Specifi c Plan improves existing
roadway circulation patterns by improving existing
roadways & intersections with added lanes, striping,
crosswalks and new bicycle and pedestrian links.
Th ese improvements help support the diff erent 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
identifi ed improvements.
Intersections are a key element to providing eff ective
circulation. Th e Joerger Ranch Specifi c Plan proposes
various improvements to the following four (4)
intersections which are described in 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 identifi es
the Highway 267/Brockway Road/Soaring Way
intersection to be improved with a “roundabout,
or additional through and turning lanes”. As
illustrated in Figure 5-14, the Joerger Ranch
Specifi c Plan identifi es additional through and
turning lanes along with improvements for the safe
crossing of pedestrians and bicyclists. Th e identifi ed
improvements may be constructed incrementally
or all at once, as traffi c demands warrant to meet
the requirements of General Plan Policy 2.1. Th is
intersection is also identifi ed within the Town’s AB
1600 Traffi c and Facility Impact Fee Program and
traffi c fees are currently being collected for required
future improvements.
Bike paths are an important component of the Joerger
Ranch Specifi c Plan. Separated 10’ wide Class 1 bike
paths and attached Class II bike lanes are proposed
to create bicycle and pedestrian connectivity within
the Plan Area and 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. Th e design of
Class I paths and Class II bike lanes will follow the
specifi cations of the Town’s Trails and Bikeways
Master Plan.
Sidewalks, pedestrian paths, and bike trails are
proposed both on-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. Th is is critical in order to create a walkable,
pedestrian accessible environment that is currently
dominated by vehicular traffi c. Utilizing materials
with textures and colors at crossings to distinguish
pedestrian crossings from vehicular traffi c is an
important design characteristic. Th e 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.
Th e Circulation Element of the General Plan
supports alternate modes of transportation to reduce
vehicular use. Th e Joerger Ranch Specifi c 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 specifi c
roadway and circulation improvements proposed for
the Joerger Ranch Specifi c Plan Area.
2 | Roadway & Intersection Design
2.1 Roadway Improvements
Th e Plan Area requires diff erent roadway sections to
meet the circulation needs based on existing traffi c
patterns and proposed land uses contained within the
Specifi c 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’ paved
shoulders, and concrete curb/gutter.
Th e proposed roadway section for Soaring Way, east
of Joerger Drive, is illustrated in Figure 5-3. Sidewalks
(6’ wide) will be added to each side of the existing road
section. Th e roadway will be restriped to include 11’
wide travel lanes, 5’ Class II bike lanes and on-street
parking on the southwest side of the street.
Prior to development of Parcel 2, on-street parking
on the northeast side of Soaring Way will be
evaluated. Th e fi nal confi guration is at the discretion
of the Town Engineer. Future widening of Soaring
Way to accomodate addtional on-street parking, if
needed, would be the responsibility of the Parcel 2
development.
Th e 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 suffi cient 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 Class I bike path
on both sides. A diff erent confi guration may be
required if a roundabout at SR 267 is constructed.
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. Th e 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. Th e Class
I Bike Trail may be located on either side of Hope
Court, depending on fi nal 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. Th e fi nal location of Martis Drive
depends on a number of factors not determined at
the time of Specifi c Plan preparation including the
outcome of the Corridor Plan and project-specifi c
site design, land use, and traffi c 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 fi t the
fi nal 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: Th e 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 specifi c
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. Construction of a roundabout at
Brockway Road / Hope Court intersection may also
be required if Martis Drive is relocated.
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 10’ wide Class I bike path is
proposed for a safe pedestrian approach to Highway
267. A diff erent confi guration will be required if a
roundabout is constructed at SR 267.
5-7: BROCKWAY ROAD - WEST OF HOPE COURT
FIGURE 5-8: BROCKWAY ROAD - EAST OF HOPE COURT
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.8
JOERGER DRIVE: Th e proposed Joerger Drive
cross-section, as illustrated in Figure 5-9, will
maintain two 11’ wide travel 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
Th e 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. Th ere
is one (1) eastbound through lane to Soaring Way
and one (1) westbound lane approaching from
Soaring Way. Improvements to this intersection
have been identifi ed in the General Plan as a “future
community need” independent of the traffi c impacts
resulting from the Joerger Ranch Specifi c Plan.
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” traffi c 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. Th is additional
lane will allow the existing through / left turn lane
to be separated into a designated left turn only and
designated through lane. Class II bike lanes are
proposed in both easterly and westerly directions.
A Class I bike path is proposed on the south side
of Brockway Road to facilitate pedestrian safety
up to the signalized intersection. Th e 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 modifi ed 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.
BROCKWAY ROAD / HOPE COURT
Th e 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
FIGURE 5-9: JOERGER DRIVE
5.9
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
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. Alternatively, a
roundabout may be required per Policy P4.5.
A pedestrian and bicycle crossing for the Class 1
bike path will be located at or near the Brockway
Road / Hope Court intersection. Th e fi nal location
of the crossing will be evaulated and determined
during the review of development west of
Highway 267 and the required Brockway Road
corridor study. Safety measures for bicyclists and
pedestrians will be incorporated into the crossing
and shall be reviewed & approved by the Town
Engineer. As part of any parcel or fi nal map that
includes the triangle piece along Hope Court, a
“no access” easement shall be recorded to prohibit
direct access onto Brockway Road.
BROCKWAY ROAD / MARTIS DRIVE
Th is intersection currently serves as the primary
access to the existing winery. Th e ultimate location
of Martis Drive will depend on the future land uses
within Parcel 4. If Martis Drive 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 specifi c 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. Th e 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 Specifi c Plan
to not be warranted or to be removed. Interim
improvements may be considered during the site
specifi c development review process for individual
development permits. Such consideration may
be given on a case by case basis and subject
to the circumstances in eff e c t at t h e t i m e .
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 fi nancial security for the estimated
cost of the improvements or construction and
completion of those improvements. Th e project
developer can record a reimbursement agreement
and be permitted to collect the proportional fair
share monies from future development projects
within the Joerger Ranch Specifi c Plan area in order
to compensate for expenditures to meet the overall
common area improvements obligations of this plan.
C HAPTER 5 |TRANSPORTATION J OERGER RANCH SPECIFIC PLAN
5.10
3 | Bicycle Network & Design
A 10 foot wide separated Class 1 bicycle path is
proposed to connect all four quadrants of the Joerger
Ranch Specifi c Plan and also connect to the Martis
Valley Regional Trail system and Riverview Sports
Park (see Figure 5-10). 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. Th e conceptual location is shown in Figure
5-10 and throughout this Specifi c Plan, however the
ultimate location will depend on where Martis Drive
is constructed.
Class II bicycle lanes are also integrated into the
various roadway sections including Brockway Road
and Soaring Way.
Th e timing of construction of Class I bike paths will
depend on which parcel develops as outlined below
although construction may be required to occur
earlier at the discretion of the Town Engineer.
FIGURE 5-10: TRAILS EXHIBIT
5.11
J OERGER RANCH SPECIFIC PLAN T RANSPORTATION | C HAPTER 5
Th e Town Engineer may approve alternative
equivalent trail segments that meet the intent of the
Specifi c Plan and achieve a connected trail network
within the Specifi c Plan Area and to existing adjoing
regional trails.
RequiredPriortoSubdivisionoforDevelopmentinParcel?
TrailSegment
Parcel1
(CR,M1)
Parcel2
(M1)
Parcel3
(OS)
Parcel4
(BIZ,RMWͲ20,CL,OS)
MartisDriveClassINoNoNoYes
JoergerDriveClassIand
offsiteconnectionto
RiverviewSportsPark
YesYesNoNo
BrockwayRoadClassIYesYesNoYes
SoaringWayClassI
(SR267toJoerger/
SoaringRoundabout)
YesYesNoNo
SR267ClassIYesNoNoNo
HopeCourtClassIand
offsiteconnectiontoSR
267
NoNoNoYes
FIGURE 5-11: TRAIL CONSTRUCTION SCHEDULE
Chapter 6
Public Services & Infrastructure
6.2
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
2.1 Surface Water Features
Th e project is within the Truckee River watershed and
is located approximately 0.75 miles south of the river.
Th is portion of the watershed consists of meadows
and intermittent channels bounded to the east by
the Martis Creek watershed area and bounded to
the south and west by sloping topography.
Overall the size of the drainage area is
approximately 2 square miles. Elevation
of its ground surface ranges from about
5,800 feet above mean sea level (msl) along
Truckee River to 6,760 at Bald Mountain,
a mountain summit that defi nes the
southwesterly extent of the watershed.
In general, the southerly half of the drainage
is dominated by mountainous terrain and
steep hillsides with intermittent channels
and unnamed tributaries. At the base of
the hillside area, there is fl at terrain with
woodlands and a series of meadows. Th e
meadow areas are dispersed across a broad
area along Brockway Road, Highway 267 and the
Truckee-Tahoe Airport. In many cases the meadow
areas are isolated with no surface connection to
Truckee River. Th e project site is located on the
northern half of the drainage shed area on the
relatively fl at terrain with grasslands, meadows and
woodlands.
Several independent special service districts and
private utility companies provide the range of needed
utilities and infrastructure to Truckee, including
Joerger Ranch. Th is Chapter outlines the general
infrastructure and utility service program for Joerger
Ranch to ensure that suffi cient infrastructure is
provided to, and within, the Plan Area.
Th is Chapter describes the existing infrastructure
related to water, wastewater, storm water drainage,
electric, gas, phone, cable tv and solid waste disposal
in the immediate vicinity of the Joerger Ranch Plan
Area, and a general outline of needed infrastructure
improvements to serve development within the Plan
Area. A Utility & Infrastructure Plan (Figure 5-2)
is included, depicting the existing utility locations
and likely points-of-connection for water, sewer,
telecommunications and electric service to the
various subdistricts of the Plan Area. Th e Utility &
Infrastructure Plan also indicates known on-site
looped connections and improvements necessary
to serve Joerger Ranch. Th e ultimate design of these
improvements, including their location, size, and
capacity, is reliant upon development proposals and
coordination and approval with each of the respective
service entities.
1 | Introduction
2 | Hydrology & Storm Drainage
FIGURE 6-1
6.3
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
Surface runoff is conveyed primarily as sheet fl ow
through the project site in a northerly direction toward
Truckee River. Th e site contains two intermittent
ephemeral drainage courses that are fed from the
south by culverts passing under Brockway Road and
State Route 267.
2.2 Hydrogeologic Information
Th e geological setting for Martis Valley Basin (and
the project site) consists of plutonic/metamorphic
rock, sedimentary deposits and volcanic deposits.
Groundwater level elevations are controlled by the
complex stratifi cation of the hydrogeologic units,
topographic relief, and groundwater fl ow barriers.
Groundwater in the basin is largely fed by precipitation,
snow melt and seepage from the mountainous terrain
to the southwest. Th e underlying Martis Valley aquifer
is the main water supply for the Town of Truckee and
other public and private entities.
Average precipitation is estimated to be 23 inches
in the lower elevations of the northern portion of
the basin to nearly 40 inches in the southern areas.
Approximately 75 percent of the annual precipitation
is received in the winter and early spring months
as snow or mixed rain and snow. Precipitation
throughout the remainder of the year primarily
consists of thunderstorms.
2.3 Project Drainage
Th e Joerger Ranch project drainage is defi ned by fi ve
drainage shed areas shown in Figure 6-1.
Surface Water and drainage will be managed through
a combination of natural and built features to conserve
water quality, natural hydrology and habitat and
preserve biodiversity through conservation of water
bodies and wetlands. Low Impact Development
(LID) stormwater management strategies will be used
to maintain the natural hydrologic function of the site
with localized small-scale source control techniques
that disperse fl ows and manage runoff close to where
it originates. Storm drainage from impervious areas
(roads, walks, roofs) will be collected and routed
through water quality treatment facilities designed
to reduce the rate of runoff to pre-project conditions,
remove potential pollutants and facilitate infi ltration.
LID Drainage facilities may include Water Quality
Inlets; Buff er Strips; Soil Amendments; Earthen
swales; Rock-lined swales; Bioswales; Rock Infi ltration
Basins; Retention Basins and Slope Stabilization.
Th ese facilities will be used to capture sand and
sediment, provide fi ltration of pollutants and allow
infi ltration to underlying soils. Grading disturbance
shall be minimized by use of construction fencing.
All graded disturbance areas shall be restored with
soil stabilization and natural vegetation through use
of organic material such as wood chips, mulch, and
native plantings for protective ground cover.
Per the guidelines of the State of California, Water
Resources Control Board, Lahontan Regional Water
Quality Control Board (SWRCB-Lahontan) and as
required by Town of Truckee, onsite retention shall
be provided for 20-year, 1-hour volume of water
from impervious areas. Th is equates to the fi rst
0.7 inches of rainfall from all impervious surfaces
including roadways, sidewalks, paved paths, roofs
and driveways. Peak discharge fl ows are reduced to
rates and quantities at or below existing pre-project
FIGURE 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 fl ows and provide infi ltration.
Snow storage and snow removal are important
considerations on-site and within the adjacent public
road and highway rights-of-way. Snow will be stored
on-site in landscape areas and other undeveloped
areas. If the required amount of snow storage cannot
be handled on-site, it will be hauled off -site to a
permitted disposal site. 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.
Prior to recordation of Phase I Parcel Map, a
Drainage Master Plan is required to defi ne the
drainage facilities and easements (Town Council
Resolution No. 2015-09).
2.4 Water Quality
Water quality controls for the project shall be
implemented in compliance with local, State and
Federal requirements. California State Water
Resources Control Board (SWRCB) enforces the
federal Clean Water Act and Porter-Cologne Water
Quality Control Act, including administration of
National Pollutant Discharge Elimination System
(NPDES) permits. Lahontan Regional Water Quality
Control Board (LRWQCB) has surface water and
groundwater objectives, prohibitions and guidelines
as set forth in the Water Quality Control Plan for the
Lahontan Region (Basin Plan).
During construction, Best Management Practices
(BMP’s) including temporary erosion control
facilities shall be implemented to control any
pollutants that could potentially aff ect the quality
of storm water discharges from the site. A Storm
Water Pollution Prevention Plan (SWPPP) will
be prepared and the project will comply with the
State of California’s General Permit for Storm
Water Discharges Associated with Construction
and Land Disturbance Activities. Th is includes
implementation, maintenance and inspection of
non-storm water and storm water discharge; erosion
and sediment control measures; materials and waste
management; general site clean-up; vehicle and
equipment cleaning, fueling and maintenance; and
spill control ensuring that no materials other than
storm water are discharged in quantities which will
have an adverse eff ect on receiving waters.
Post Construction BMP’s will also be implemented
in accordance with NPDES Stormwater Phase II and
Town of Truckee’s municipal separate storm sewer
system (MS4) requirements. Post Construction
BMP’s include runoff control measures, water quality
facilities, operations and maintenance program,
employee training, recycling and waste disposal
program and public education (signage/brochures)
for storm water protection. Permanent water quality
facilities that remain in place upon completion of
the project such as bio-swales, retention basins
and water quality inlet structures remove and fi lter
potential common pollutants such as oil and grease
from roadways, pesticides from lawns, sediment,
and carelessly discarded trash prior to discharge of
storm water to natural water course.
3 | Sanitary 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 fl ow throughout adjacent devel-
oped areas, and is transported in a sewer main line at
Joerger Drive for conveyance to the treatment plant
located east of the Town of Truckee.
Figure 6-3 shows the points of connection and the
mainline extensions needed to serve this project.
Th e on site sewer line layouts in each sub-District
are shown with dashed lines. Final sewer collection
6.5
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
system layouts and pipe sizes will depend on the
building layouts and will comply with TSD design
requirements.
Figure 6-3 also details the existing sewer mainline
and the proposed mainline extensions. Each sub-
District may build its own stand alone mainline
extension and connection, independent of the order
of phasing, as described herein. Th e Neighborhood
District shall connect to the existing 21” sanitary
sewer near its northern boundary. Th e RM-F zoning
area at the intersection of Hope Court / Brockway
Road shall connect to the existing sanitary sewer in
Brockway Road and extend it east along Hope Court.
Th e elevation of the existing point of connection will
determine how much of the Hope Court site can be
served by gravity sewer and whether or not service
pumps are required. Development along Joerger Drive
shall connect to the existing 21” sanitary sewer at its
north boundary. A mainline extension within Joerger
Drive is not necessary. Th e remainder of the CRS
Zoning area would be required to connect on site by
extending the existing 6” sewer stubs along Soaring
Way. Final mainline extensions and on site system
layouts will comply with TSD design requirements.
Each Specifi c Plan area shall
provide easements as required
by TSD for the public sanitary
sewer improvements and
access thereto.
4 | Water
4.1 Water Supply
Water service in Truckee
is provided by the Truckee
Donner Public Utility District
(TDPUD), a publicly owned
utility providing electric and
water service since 1927. Th e
District operates three water
systems in the Truckee area: the
Hirshdale System, the Truckee
System, and the Donner Lake System. Th e Truckee
System serves the Joerger Ranch Plan Area.
Existing transmission, distribution and treated
water storage facilities will serve both existing and
future demand from the planned development. Th is
basic infrastructure has developed by TDPUD in
accordance with the Water Master Water Plan and
is suffi cient to supply the project. Water mainlines
are located within the adjacent roadways and will be
extended throughout the project site for domestic
water distribution and fi re suppression.
Th e project water demand is equivalent to, or less than,
the amount of water required per the General Plan
and TDPUD Water Master Plan. Water consumption
will be reduced in accordance with California Green
Building Standards Code (CalGreen) water saving
mandates through the use of water effi cient fi xtures,
fi ttings, fl ow restrictors and irrigation controllers.
FIGURE 6-3
6.6
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
4.2 Existing System
Figure 6-4 shows the TDPUD water distribution
system in the vicinity of this project. Existing water
main sizes are shown.
4.3 Proposed System
Figure 6-4 also shows the points of connection and
the water mainline extensions needed to serve this
project. Th e layout of these mainline extensions
will comply with the TDPUD Water System Master
Plan and meet their approval. Th e on site water line
layouts in each Specifi c Plan area are shown with
dashed lines. Final water line layouts and pipe sizes
will depend upon the results of hydraulic analysis that
take into account existing system pressures, project
elevations, fi re fl ow requirements and domestic
demands. Hydraulic analysis will be performed with
the existing TDPUD hydraulic model, in accordance
with their design requirements.
5 | Energy
5.1 Electric Service
Th e Joerger Ranch Project
lies within the service area of
Truckee Donner Public Utility
District (TDPUD). Existing
electrical transmission lines
and service distribution lines
lie adjacent to and within the
Plan Area. Electrical service
facilities will be extended
from existing TDPUD
infrastructure and shall be
upgraded as necessary to
adequately serve the project
as it develops and shall be
designed to accommodate
ultimate development at build out. Th ese
facilities shall be designed and extended
as directed by TDPUD and in accordance with
TDPUD and California Public Utilities Commission
(CPUC) rules. Common trench utilities including
electric, natural gas, telephone, and cable TV services
shall be located underground within public utility
easements. Placement of transformer boxes shall be
coordinated with TDPUD. All utility lines necessary
to serve Joerger Ranch development shall be located
underground.
5.2 Natural Gas
Natural gas service is provided to the Truckee area
by Southwest Gas Corporation. Existing natural gas
transmission lines and service distribution lines lie
adjacent to and within the Plan Area. Natural gas facilities
will be extended from existing Southwest infrastructure
in Martis Drive and shall be upgraded as necessary to
adequately serve the project as it develops and shall be
designed to accommodate maximum build out. Th ese
facilities shall be designed and extended as directed by
FIGURE 6-4
6.7
J OERGER RANCH SPECIFIC PLAN P UBLIC SERVICES & INFRASTRUCTURE | C HAPTER 6
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.
6 | Telecommunications
Telecommunications service is provided by AT&T.
Cable TV is provided by Suddenlink Communications.
Satellite TV is also available. Telecommunications
service facilities will be extended from existing
infrastructure and shall be upgraded as necessary
to adequately serve the project as it develops. Th ese
facilities shall be designed and extended as directed
by telecommunications providers and in accordance
with their rules. All utilities including electric, natural
gas, telephone, and cable TV services shall be located
underground. 7
7 | Law Enforcement & Fire Protection
7.1 Law Enforcement
Police service in Truckee is provided by the Truckee
Police Department. Th e Police Department operates
out of its headquarters at 10183 Truckee Airport Road
on the easterly terminus / intersection
with Soaring Way and less than a ¼
mile from the Plan Area. All calls are
responded to from the Department’s
headquarters, allowing for a fast
response time to the Plan Area.
7.2 Fire Protection
Th e Truckee Fire Protection District
(TFPD) provides fi re prevention,
fi re suppression, emergency medical
care and/or transportation, assorted
rescue services, and public education
services within the Town of Truckee.
Th ree TFPD fi re stations are located
in close proximity to the Plan Area:
Station 91 in Downtown Truckee,
Station 92 in the Gateway area, and
Station 96 in the Truckee Tahoe Airport area. Station
91 is located in downtown Truckee and houses the Fire
Chief’s offi ce, the District’s administrative staff and the
Prevention Bureau; Station 92, in the Gateway area, is
located next to the Truckee High School and in front of
the Sierra Mountain Middle School. It is the District’s
largest station with the most equipment.
Th e Town of Truckee lies within a high Fire
Hazard Severity Zone, as defi ned by the California
Department of Forestry, indicating that wildland fi res
are considered to pose a signifi cant hazard. Th e level of
fi re danger risk within the town ranges from moderate
to very high based on the density of development
within a particular area and its proximity to forested
areas.
FIGURE 6-5
6.8
C HAPTER 6 | PUBLIC SERVICES & INFRASTRUCTURE J OERGER RANCH SPECIFIC PLAN
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
(TTD) and the Eastern Regional Landfi ll Material
Recovery Facility (MRF). TTD is responsible for
collecting household waste and recyclables to the
MRF. Th e MRF is the recycling center for household
and construction materials that acts as a transfer
station for household waste. Incoming solid waste
is either recycled or transported to the Lockwood
Regional Landfi ll in Storey County, Nevada. Th is
1,535-acre site has a 60-year capacity to accommodate
the buildout projections for the TTSD’s service area.
Currently, TTSD is in its twelft h year of an 80-year
contract for disposal services at the landfi ll.
TTD is the collection division of TTSD and operates
close to 40 vehicles to collect waste. TTD uses a
combination of rear mounting bin pick up trucks
for single-family residences and low-density areas,
and front loader garbage trucks for commercial
and multi-family areas. Funding for solid waste
collection comes from collection fees. TTSD handles
approximately 60,000 tons of waste per year and is
operating at 50 percent of their total capacity of
120,000 tons per year. In 2002, the capacity of the
MRF facility and transfer station were increased by
100 percent. TTSD plans on continuing to expand
their services to accommodate the growth and
increasing needs of their service area.
9 | Mail Service
Mail delivery and collection is provided for the
Town and surrounding region by the U.S. Postal
Service (USPS) from a distribution facility located in
Downtown Truckee. Th e project development will
include “clustered” type mailboxes – including free-
standing, pedestal-mounted cluster box unit (CBU),
or other cluster mailboxes mounted in a wall, kiosk,
or shelter in accordance with USPS regulations and
requirements.
Chapter 7
Implementation & Phasing
7.2
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
1 | Introduction
Th is chapter is intended to identify the orderly
development implementation and phasing of
the Joerger Ranch Specifi c Plan infrastructure.
Th e Joerger Ranch Specifi c Plan area is divided by
state and local roadways that create four separate
and distinct quadrants. Market demand, economic
conditions and fi nancing will all factor into the
incremental implementation and phasing of uses.
Th e overall Joerger Ranch Specifi c Plan has
common infrastructure improvements that
benefi t all properties within the plan area. Th ese
improvements are needed to be constructed 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)
depending on traffi c generation from the proposed
land use. Common infrastructure requirements
are distributed among the three developable
parcels of the Phase I Parcel Map (see Appendix E).
Because no development is proposed concurrent
with this Specifi c Plan adoption, the infrastructure
requirements are structured to ensure adequate
road, utility, bike lane, Class I trail, drainage
improvement and snow storage areas are provided
or constructed as the plan builds out incrementally.
Th e specifi c requirements are summarized below
by Parcel 1, Parcel 2, and Parcel 4. Parcel 3 will be
preserved as open space. Since no development is
proposed within Parcel 3, there are no infrastructure
requirements tied to the creation of this parcel.
2 | Infrastructure Requirements - Parcel 1
Th e fi rst property owner to develop and/or subdivide
within Parcel 1 shall construct the improvements
identifi ed on Figure 7-1 and outlined below. All
future development 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 fi nal maps.
1. Highway 267 / Brockway Road / Soaring Way
Intersection
a. Highway 267 - Widen Highway 267
and construct northbound right turn lane,
crosswalks and all necessary striping.
b. Brockway Road - Widen and construct
right turn lane, left turn lane, east-bound
and west-bound through lanes, 10-foot
wide Class I bike path on north side of
Brockway Road (from Highway 267 to the
Specifi c Plan Area limits) and on the south
side of Brockway Road to Hope Court,
5-foot wide Class II bike lanes on both sides,
curb/gutter, and all necessary striping.
c. Soaring Way - Widen and construct
left turn lane, right turn lane, west-
bound & east-bound through lanes,
10-foot wide Class I bike paths on
both sides of Soaring Way to Soaring/
Joerger roundabout, Class II bike lanes
on both sides of Soaring Way to Soaring/
Joerger roundabout, and curb/gutter.
2. Soaring Way
a. Construct single-lane roundabout at
Soaring Way and Joerger Drive intersection.
b. East of the roundabout, construct 6-foot
wide sidewalk along property frontage.
Restripe Soaring Way to include 5-foot
wide Class II bike lanes on both sides of
Soaring Way and on-street parallel parking
on the south side of Soaring Way.
7.3
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
If on-street parking along the north side
of Soaring Way becomes necessary in the
future, additional widening/striping of
Soaring Way will be the sole responsibility
of Parcel 2.
c. Construct public transit stop (location to
be approved by Town Engineer).
3. 10-foot Wide Class II Bike Paths (not
otherwise discussed in this section)
a. Within Parcel 3 (open space parcel)
from Highway 267 to Riverview Sports
Park (fi nal alignment to be approved by
Town Engineer).
FIGURE 7-1: PARCEL 1 INFRASTRUCTURE REQUIREMENTS
7.4
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
b. Along Highway 267 within Parcel 1
boundary.
c. Along Hope Court from Brockway
Road to Martis Valley Trail System.
4. Utilities
a. Sewer - Connect to existing 6” sewer
within Soaring Way and extend as necessary
to serve development. Final layout shall be
approved by TSD.
b. W ater - Extend 16” water main at
Soaring Way to Joerger Drive and along
Joerger Drive to the existing 24” water main
near Riverview Sports Park. Final water
line layouts and pipe sizes may change
depending on the results of a hydraulic
analysis and shall be approved by TDPUD.
c. Joint Trench (electric, gas, telephone,
cable television) - All utilties shall be
located underground within existing empty
conduits or installation of new conduits, as
needed. Placement of transformer boxes
shall be approved by TDPUD. Placement
of gas service meter locations shall be
approved by Southwest Gas.
3 | Infrastructure Requirements - Parcel 2
Th e fi rst property owner to develop and/or subdivide
within Parcel 2 shall construct the improvements
identifi ed in Figue 7-2 and outlined belowed. All
future development 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 fi nal maps.
1. Highway 267 / Brockway Road / Soaring Way
Intersection
a. Highway 267 - Widen Highway 267
and construct northbound right turn lane,
crosswalks and all necessary striping.
b. Brockway Road - Widen and construct
right turn lane, left turn lane, east-bound
and west-bound through lanes, 10-foot
wide Class I bike path on north side of
Brockway Road (from Highway 267 to the
Specifi c Plan Area limits) and on the south
side of Brockway Road to Hope Court,
5-foot wide Class II bike lanes on both sides,
curb/gutter, and all necessary striping.
c. Soaring Way - Widen and construct
left turn lane, right turn lane, west-
bound & east-bound through lanes,
10-foot wide Class I bike paths on
both sides of Soaring Way to Soaring/
Joerger roundabout, Class II bike lanes
on both sides of Soaring Way to Soaring/
Joerger roundabout, and curb/gutter.
2. Soaring Way
a. Construct single-lane roundabout at
Soaring Way and Joerger Drive intersection.
b. East of the roundabout, construct
6-foot wide sidewalk along property
frontage. Restripe Soaring Way to include
5-foot wide Class II bike lanes on both sides
of Soaring Way.
If on-street parking along the north side
of Soaring Way becomes necessary in the
future, additional widening/striping of
Soaring Way will be the sole responsibility
of Parcel 2.
7.5
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
c. Construct public transit stop (location to
be approved by Town Engineer).
3. 10-foot Wide Class II Bike Paths (not
otherwise discussed in this section)
a. Within Parcel 3 (open space parcel)
from Highway 267 to Riverview Sports
Park (fi nal alignment to be approved by
Town Engineer).
4. Utilities
a. Sewer - Connect to existing 6” sewer
within Soaring Way and extend as necessary
to serve development. Final layout shall be
approved by TSD.
b. Water - Extend 16” water main at
Soaring Way to Joerger Drive and along
Joerger Drive to the existing 24” water main
near Riverview Sports Park. Final water
line layouts and pipe sizes may change
depending on the results of a hydraulic
analysis and shall be approved by TDPUD.
FIGURE 7-2: PARCEL 2 INFRASTRUCTURE REQUIREMENTS
7.6
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
c. Joint Trench (electric, gas, telephone,
cable television) - All utilties shall be
located underground within existing empty
conduits or installation of new conduits, as
needed. Placement of transformer boxes
shall be approved by TDPUD. Placement
of gas service meter locations shall be
approved by Southwest Gas.
4 | Infrastructure Requirements - Parcel 4
Th e fi rst property owner to develop and/or subdivide
within Parcel 4 shall construct the improvements
identifi ed in Figue 7-3 and outlined below. All
future development 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 fi nal maps.
Prior to development within Parcel 4, a Brockway
Road Corridor Study shall be prepared. Based on the
study, the Town Engineer will determine the location
of Martis Drive, the level of frontage improvements
necessary along Brockway Road, and the intersection
improvements at Martis Drive/Brockway Road and
Hope Court/Brockway Road.
1. Highway 267 / Brockway Road / Soaring Way
Intersection
a. Highway 267 - Widen Highway 267
and construct northbound right turn lane,
crosswalks and all necessary striping.
b. Brockway Road - Widen and construct
right turn lane, left turn lane, east-bound
and west-bound through lanes, 10-foot
wide Class I bike path on north side of
Brockway Road (from Highway 267 to the
Specifi c Plan Area limits) and on the south
side of Brockway Road to Hope Court,
5-foot wide Class II bike lanes on both sides,
curb/gutter, and all necessary striping.
c. Soaring Way - Widen and construct
left turn lane, right turn lane, west-
bound & east-bound through lanes.
2. Brockway Road
a. Streetscape for Brockway Road between
the western-most Specifi c Plan Area
boundary to Highway 267 for full Parcel
4 buildout including driveway location(s),
intersection improvements for Martis Drive
and Hope Court, and Class I trail crossing
from the north side of Brockway Road to
Hope Court.
b. Construct public transit stop (location to
be approved by Town Engineer).
3. Martis Drive
a. Construct Martis Drive (no gate/
unrestricted access, two 12-foot travel
lanes) and a 10-foot wide Class I bike path
from Brockway Road to existing Martis
drive located at the northern Specifi c Plan
Area boundary.
4. Hope Court
a. Narrow roadway to two 12-foot travel
lanes and construct a 10-foot wide Class I
bike path from Brockway Road to Martis
Valley Trail.
5. Utilities
a. Sewer - Connect to existing 15” sewer
within Martis Drive and extend as necessary
to serve development north of Brockway
Road. Connect to existing sewer within
Brockway Road and extend as necessary
7.7
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
FIGURE 7-3: PARCEL 4 INFRASTRUCTURE REQUIREMENTS
7.8
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
along Brockway Road and Hope Court to
serve development along Hope Court. Final
layout and pipe sizes shall be approved by
TSD.
b. Water - Extend 12” water main at across
SR 267 through the existing 24” casing and
along Martis Drive. Connect new water
main to existing 14” water main at Brockway
Road. Final water line layouts and pipe sizes
may change depending on the results of a
hydraulic analysis and shall be approved by
TDPUD.
c. Joint Trench (electric, gas, telephone,
cable television) - All utilties shall be
located underground within existing empty
conduits or installation of new conduits, as
needed. Placement of transformer boxes
shall be approved by TDPUD. Placement of
gas service meter locations shall be approved
by Southwest Gas.
Th e existing winery is a “legal non-comforming
use” which will allow the winery to continue its
current operation without being subjected to the
infrastructure requirements as outlined above. 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 Specifi c
Plan.
Th e non-profi t center proposed on Hope Court
would be solely responsible for and only subject
to the utilities, roadway, and Class I bike path
improvements along Hope Court and intersection
improvements at Hope Court / Brockway Road, if
required.
At the Town Engineer’s discretion, some frontage
improvements may be delayed if it is determined
that the infrastructure is not required for specifi c
development and a plan to phase improvements
has been submitted, reviewed, and approved by the
Town Engineer.
Prior to issuance of a building permit for future
projects, an off er of dedication for all necessary
frontage and intersection improvements shall be
completed.
5 | Workforce / Inclusionary Housing
Th e 2007-2014 Housing Element requires that all
new residential and non-residential projects provide
aff ordable 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 aff ordable 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 aff ordable 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 Specifi c 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. Th is equates to a minimum
of 72 dwelling units and a maximum of 80 dwelling
units. Th e RMW-20 zone combined with payment of
in-lieu fees (see Table 7.4B) is intended to capture the
workforce housing needs of all future buildout of the
Specifi c Plan. Development Code Chapters 18.214
(Inclusionary Housing) and 18.216 (Workforce
Housing) shall not apply. Th e 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,
7.9
J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7
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).
Th e Joerger Ranch workforce housing requirement/
calculations are shown in Tables 7.4A and 7.4B. Based
on a Floor Area Ratio (FAR) of 0.25 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. Th is equates to a demand of approximately
82.7 workforce housing units. Th e minimum
requirement within the RMW-20 zoning district is
72 workforce housing units and can accommodate
up to 80 workforce housing units, excluding any
density bonuses permissible by Development Code
Chapter 18.212 (Density Bonuses, Concessions and
Incentives). Th e demand of 82.7 units and minimum
requirement to construct 72 units in the RMW-20
zoning district results in an “unmet demand” of 10.6
units under a full build-out scenario.
To ensure General Plan consistency, the Town
Council required both the construction of workforce
housing units in the RMW-20 zone and payment of
in-lieu fees. Th e in-lieu fee calculation is based on
the unmet demand of 10.6 units and is required to
be paid prior to the issuance of the fi rst certifi cate of
occupancy in each zoning district.
TABLE 7.4A. Workforce Housing Calculations by Zoning District
Zoning District Land 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 Units
Regional Commercial (CR) 0 16.3 177,507 355 50.7
Lifestyle Commercial (CL) 0 4.7 51,183 102 14.7
Manufacturing/Industrial (M1) 1.0 8.5 92,565 93 13.3
Business Innovation Zone (BIZ) 8.6 2.6 28,314 28 4.0
Multi-family Residential (RMW-20) 0 4.0 0 0 0
Open Space (OS) 6.8 14.1 0 0 0
Total 16.4 50.2 349,569 SF 578 82.7
Note:
1. Th e number of required workforce housing units is based on the maximum development potential with a fl oor
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.
7.10
C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN
TABLE 7.4B. Workforce Housing In-Lieu Fees by Parcel (Based on % of Unmet Demand)
Zoning District # of Required
Workforce
Housing Units
% of Total Work-
force Housing
Requirement
# of Unmet Workforce
Housing Units
In-Lieu Fee (Based on
$77,480 per unit)
Regional Commercial (CR) 50.7 50.7 / 82.6 =
61.4%
0.614 X 10.6 =
6.5 Units
$503,620
Lifestyle Commercial (CL) 6.2 6.2 / 82.6 =
7.5%
0.075 X 10.6 =
0.8 Units
$61,984 (1)
Lifestyle Commercail (CL-1) 8.4 8.4 / 82.6 =
10.2%
0.102 X 10.6 =
1.1
$85,228
Manufacturing/Industrial (M1)
Northern Side of Soaring
6.4 6.4 / 82.6 =
7.7%
0.077 X 10.6 =
0.8
$61,984 (2)
Manufacturing/Industrial (M1)
Southern Side of Soaring
6.9 6.9 / 82.6 =
8.4%
0.069 X 10.6 =
0.9
$69,732 (2)
Business Innovation Zone (BIZ) 4.0 4.0 / 82.6 =
4.8%
0.048 X 10.6 =
0.5 Units
$38,740
Multi-family Residential (RMW-20) 0 N/A 0 0
Open Space (OS) 0 N/A 0 0
Total 82.6 Units 100% 10.6 Units $821,288
Notes:
1. Th e existing winery is a “legal non-comforming use” which will allow the winery to continue its current operation
without being subjected to the in-lieu fee outlined in Table 7.4B. If the winery use is discontinued, expands or
substantially changes its operations or characteristics, the new or expanded use would be subject to the in-lieu fee
identifi ed in Table 7.4B.
2. Some relocated uses to the M1 zoning district may be considered exempt from workforce housing requirements
(see M1 zoning district).
Chapter 8
Glossary
8.2
C HAPTER 8 | GLOSSARY J OERGER RANCH SPECIFIC PLAN
Unless otherwise provided herein, the defi nitions within the Truckee Development Code (Section 18.220) shall
apply.
Auto / RV / Boat / Motorcycle Repair & Service (small dealership).
BIZ. See “Business Innovation Zone”.
BP. See “Business Park”.
Building Material Sales. Selling of materials which are used for the purpose of building and construction.
Building / Structure Frontage. Th e building elevation which fronts on a public street, pubic parking lot, private
parking lot available to the general public, or pedestrian walk where customer access to a structure is available.
Business Innovation Zone. Land Use designation (BIZ) intended to attract new manufacturing / industrial
businesses and provide opportunities for existing local businesses to expand or relocate; including businesses
that provide Research and Development, production of local products (custom wood furniture, specialty food/
spirit products), green construction design and material production and other similar uses.
Business Park. Land Use designation (BP) intended to attract a variety of business uses that can service the
employment and recreational needs of the area such as vehicle/recreational dealerships, warehousing space,
specialty food production, light manufacturing, and indoor fi tness centers & training facilities .
California Environmental Quality Act (CEQA). State law (California Public Resources Code Sections 21000 et
seq.) requiring public agencies to document and consider the environmental eff ects of a proposed action, prior
to allowing the action to occur.
California Public Utilities Commission (CPUC). Th e governmental agency which regulates the terms and
conditions of public utilities in the State.
Cohousing. A type of intentional community composed of private homes supplemented by shared facilities.
Th e community is planned, owned and managed by the residents who also share activities which may include
cooking, dining, child care, gardening, and governance of the community. Common facilities may include a
kitchen, dining room, laundry, child care facilities, offi ces, internet access, guest rooms, and recreational features.
CR. See “Regional Commercial”.
CRS. See “Regional Support Commercial”.
Detached Cottage Cluster. See “Small Lot Cottage Housing”.
Development. Any construction activity or alteration of the landscape, its terrain contour or vegetation, including
the erection or alteration of structures. New development is any construction, or alteration of an existing structure
or land use, or establishment of a land use, aft er the eff ective date of this Development Code.
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 aft er project
approval. In return, the Town may be assured that the approved project will contain elements and components
that are in the best interests of the Town and will promote the public interest and welfare of the Town.
Development Code. Th e Town of Truckee Development Code, Title 18 of the Truckee Municipal Code, referred
to herein as “this Development Code.”
Development Permit. A document authorizing the holder to proceed with development of a project. s
District. See “Zoning District.”
Duplex. A detached residential structure under single ownership containing two dwellings.
Garden Apartment. Low-rise apartment buildings (3-stories or less) built with landscaped grounds surrounding
them. Th e apartment buildings are oft en arranged around courtyards that are open at one end. A garden
apartment has some characteristics of a townhouse: each apartment has its own building entrance, or just a
few apartments share a small foyer or stairwell at each building entrance. Unlike a townhouse, each apartment
occupies only one level.
General Plan. Th e Town of Truckee General Plan, including all elements thereof and all amendments thereto, as
adopted by the Town Council under the provisions of Government Code Sections 65300 et seq., and referred to
in this Development Code as the “General Plan.”
Greenhouse Farming. A greenhouse (also called a glasshouse) is a building in which plants are grown using
convection heating. Th ese structures range in size from small sheds to very large buildings. A greenhouse is
a structure with diff erent types of covering materials, such as a glass or plastic roof and frequently glass or
plastic walls. Greenhouse farming also includes vertical greenhouse farms and new growing methods such as
hydroponics and aeroponics.
Green Technology. A use that is environmentally friendly, developed and used in such a way so that it doesn’t
disturb the environment and conserves natural resources. Also includes environmental technology and clean
technology.
Grocery Store. A retail store that primarily sells food. Grocery sotres oft en off er non-perishable food, with some
also having fresh produce, butchers, delis, and bakeries. Large grocery stores that stock signifi cant 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 specifi ed site for a particular purpose, including
Conditional Use Permits and Minor Conditional Use Permits, Development Plans and Minor Development
Plans, Planned Development Permits, Temporary Use Permits, Variances and Minor Variances, and Zoning
Clearances, as established by Article IV (Land Use and Development Permit Procedures) of this Development
Code.
Large Floor Plate. Indoor fl oor layout consisting of 5,000 sf or larger in area.
Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated street
rights of way. Net lot area is exclusive of vehicular access easements which limit the use of the lot.
Lot frontage. Th e boundary of a lot adjacent to a public street right-of-way.
Lot line or property line. Any recorded boundary of a lot. Types of lot lines are as follows:
1. Front lot line. On an interior lot, the property line separating the parcel from the street. Th e front lot line on
a corner lot is the line with the shortest frontage. (If the lot lines of a corner lot are equal in length, the front
lot line shall be determined by the Director.) On a through lot, both lot lines are front lot lines and the lot is
considered to have no rear lot line.
2. Interior lot line. Any lot line not abutting a street.
3. Rear lot line. A property line that does not intersect the front lot line, which is most distant from and most
closely parallel to the front lot line.
4. Side lot line. Any lot line that is not a front or rear lot line.
Media Production. Website design and maintenance, graphic design and printing, point of sale systems, point
of sale support, and video services.
Pharmaceuticals. Of or relating to drugs used in medical treatment.
Public Improvements and Engineering Standards. Th e Town of Truckee Public Improvements and Engineering
Standards, as adopted by the Council.
Regional Commercial. Land Use designation appropriate for large fl oorplate commercial and offi ce uses that
serve both local and regional markets, including limited restaurant and specialty retail uses.
Regional Support Commercial. Land Use designation appropriate for local- and regional-serving retail and
service uses that benefi t from a highway/Downtown gateway location including recreational vehicle sales, casual
dining restaurants, and other retail and service businesses that cannot be easily accomodated downtown. Th is
district supports the CR district by creating additional opportunity for regional service and retail uses.
Restaurant, Fast Casual. A type of restaurant that does not off er 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. Th e menu is usuallly limited to an extended
over-counter display. While table service is not off ered, 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 identifi ed as those that cannot be easily accomodated in other established
or planned commercial areas within Town or signifi cantly contribute to the character of the district. A
Development Permit for Targeted Land Uses is only required for projects greater than 15,000 s.f. of gross
fl oor area.
Transportation Center. A sheltered waiting area located where several bus routes converge that provides a wider
selection of destinations through greater transfer opportunities and a permanent presence of transit service.
Wood Design & Fabrication. Manufacturing of soft wood and hardwood veneer and plywood; structural wood
members, and reconstituted wood panel products.
Zoning Clearance. Approval from the Planning Division certifying that a proposed structure or use of land
meets all applicable requirements of the Town’s Development Code for a specifi c zoning district.
Zoning district. Any of the residential, commercial, industrial, special-purpose, or combining districts
established by Article II of this Development Code (Zoning Districts and Allowable Land Uses), within which
certain land uses are allowed or prohibited, and certain site planning and development standards are established
(e.g., setbacks, height limits, site coverage requirements, etc.).
A.1
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 the important 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 an adequate 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 at the existing developed interchanges with
Interstate 80 at Donner Pass Road/Cold Stream Road and at State Route
89 South. 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 plan layout 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
A.2
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 by the 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 units per 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
from the Highway 267 corridor.
Access to Highway 267 and improvements to
Soaring Way and Brockway Road are provided
in Chapters 5 & 7. Visual impacts from the
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 of the very-low, low- and
moderate-income workforce 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 support community 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 for four lanes on Highway 267 between Interstate
80 and the Brockway Road/Soaring Way intersection.
Consistency statement deferred to EIR analysis.
A.3
Chapter 2 – Land Use Element (Overlay Designations)
Policy BR-P1 Preserve and improve the character of the Brockway Road
Corridor, including the following aspects:
• Preservation of the corridor’s open qualities, which provide
an important transition from the 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
from the 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 I bikeway.
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 this Specific Plan, as
indicated by the Conceptual Master Plan and
guided by the 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 of the Town as a small mountain community.
P1.1 All 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 4 includes 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 that the primary use of Industrial designated land is for
industrial, rather than general commercial uses.
Chapter 4 provides 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 4 provides 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 development at the highest densities in infill areas,
consistent with goals for environmental protection and land use
compatibility.
Chapter 4 provides land use standards and design
guidelines to meet this policy.
A.4
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 for new commercial projects that provides for pedestrian/
bicycle access and proper 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 impacts and 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- oriented development in
the Downtown through implementation of the 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 the Airport
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 this policy.
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 all residential developments, require clustering 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.
A.5
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 be applied within the Town
according to the location and character of the development site.
Clustered development types and their corresponding recommended
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 this policy.
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 life for 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
the widenting 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 this policy.
Conserve and protect the natural beauty, scenic landscapes and open
space resources of the Town, including the Truckee River, Donner Lake,
ridges and hillsides, scenic corridors and vistas, and views of the night
sky.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
Emphasize and enhance the visual and physical connection between
the town’s natural environment 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 this policy.
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.
A.6
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.
Enhance Truckee’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 of the 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 they work 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 developing new 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 a commercial 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 some strategically
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 or dog walk, and an opportunity
for social interaction among neighbors.
Joerger Ranch Specific Plan provides consistency
with this policy.
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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 their important 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 orientation for 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 the length of the 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 of the
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 the Airport 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 at the 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 of the 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.
A.8
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 from the rural mountain surrounds of the previously traversed
landscape to the more developed 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 this policy.
Chapter 3 – Community Character Element (Goals & Policies)
Goal CC-1 Preserve open space in Truckee that contributes to the town’s
scenic mountain community 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 community for outdoor recreation and other use and
enjoyment, as a key aspect of local community character.
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.
Goal CC-2 Preserve the natural beauty 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
of significant 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 this policy.
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.
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Goal CC-4 Protect views of the night sky and minimize the effects of
light pollution.
P4.1 Recognize and preserve views of the night sky as an important
natural and 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 all development 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 of the 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 of the built environment
to the qualities and context of the landscape and natural
environment in which it is situated.
Joerger Ranch Specific Plan provides consistency
with this policy.
P5.2 Require all new development to incorporate high quality site
design, architecture, and planning so as to enhance the overall quality
of the 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 the town.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
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 this policy.
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 needed goods and services;
and provide safe and convenient pedestrian connections.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
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P9.5 Require new mixed use centers to incorporate site planning
and design that reflects 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 this policy.
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 this policy.
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 of the town.
P13.1 Sustain high design standards for new commercial development
in employment districts, particularly where development is visible from
along major arterial and 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 a way 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 of the 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 from the road corridor, and interspersing development areas
or nodes with green space.
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
P14.3 Ensure that the design quality and character of the PC-3
development is compatible with the gateway qualities of the 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 should be applied 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 western Donner Pass Road freeway interchange.
Chapter 5, Transportation, and Chapter 7,
Implementation & Phasing, provides consistency
with this policy.
A.11
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 part of the 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-20 Strengthen the social fabric of the 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 support community interaction, such as cafes and restaurants,
performance and arts spaces, and child activity centers.
Joerger Ranch Specific Plan provides consistency
with this policy.
P20.3 Support the work of community institutions, 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 of the 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 by conditioning
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 road facilities to
accommodate increased demand, and decrease pollutants emissions
from automobiles.
Chapter 5, Transportation, and Chapter 6, Public
Services & Infrastructure, provides consistency
with this policy..
A.12
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-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.
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 part of 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
those listed under Goal CC-3, as well as policies for the Gateway Area,
Brockway Road, and West River 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 better on road
segments and for total intersection movements in portions of the Town
outside of the Downtown Specific Plan Area.
Establish and maintain a Level of Service E or better on 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 be applied 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.
A.13
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
impacts and 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 be modeled
buildout of the 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-routing of traffic that might be needed during
project construction.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P3.3 Require all new development projects to adequately mitigate
identified impacts through construction of improvements and/or
payment of traffic impact mitigation fees. Mitigation of significant
project-related impacts may require improvements 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.
A.14
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 of the 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 that would 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, at the 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.
A.15
P7.2 Install roundabouts instead of new traffic signals or capacity-
enhancing improvements 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 of multi-lane stop controlled
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 of the 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 for new 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 this policy.
Goal CIR-10 Provide a safe, comprehensive, and integrated system of
facilities for pedestrians and cyclists.
P10.1 In planning the Town’s transportation system, strive for a more
balanced system that provides alternatives to the automobile while still
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 the Trails and Bikeways Master Plan and Downtown
Streetscape Plan. These facilities may include, but not 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 bicycle and 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 all new
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 that right-of-way for future 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.
A.16
Goal CIR-13 Allow for safe and efficient aviation operations at the
Truckee-Tahoe Airport that 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 an adequate 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 for the production of new residential
units to meet the needs of existing and 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 environment and 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 natural environment.
Joerger Ranch Specific Plan provisions provides
consistency with this policy.
Develop high-wage jobs in Truckee that enable the local workforce to
both live and 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.
A.17
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 community quality 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 desired industries, 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-5 Promote and enhance Truckee’s role as a sustainable year-
round tourist 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 the vitality 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.
A.18
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 this policy.
P11.2 Protect surface and groundwater resources from contamination
from runoff containing pollutants and sediment, through
implementation of the 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 by the Town.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
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.
A.19
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 this policy.
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 natural vegetation, 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 this policy.
P13.3 Require all construction projects to implement dust control
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 mixed land 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 all discretionary 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 be applied 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
heating and cooling principles
Chapter 4, Land Use Standards & Design
Guidelines provides consistency with this policy.
A.20
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 criteria and policies of the Truckee
Tahoe Airport Land Use Compatibility Plan as they apply 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
compatible land uses relative to noise sources.
P1.1 Allow 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 for interior 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 be shown to serve the greater public
interests of the citizens of Truckee.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
P1.6 When considering development proposals in the environs of the
Truckee Tahoe Airport, enforce the noise compatibility criteria and
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 proposed projects
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 from mobile 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.
A.21
P3.13 Require the following standard construction noise control
measures to be included as requirements at construction sites in order
to minimize construction noise impacts.
• Equip all internal 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 appropriate technology exists.
• The project sponsor shall designate a “disturbance
coordinator” who would 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 this policy.
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 that the 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, site design for maintenance of defensible space, and use of non-
combustible materials.
Joerger Ranch EIR and Mitigation Measures
provide consistency with this policy.
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