HomeMy Public PortalAboutAttachment 2 - Gray's Crossing Specific Plan-DRAFT AMD (Clean)
Gray's Crossing
Specific Plan
(PC-2)
February 5, 2004
Amended XX 2019
Gray’s Crossing Specific Plan
Adopted February 2004 Page 2
Gray's Crossing
Specific Plan
(PC-2)
Adopted February 5, 2004 (Resolution 2003-02)
Amended January 9, 2018 (Resolution 2018-04)
Amended XX 2019 (Resolution 2019-XX)
Gray’s Crossing Specific Plan
Adopted February 2004 Page 3
Table of Contents
Gray’s Crossing Specific Plan
Adopted February 2004 Page 4
TABLE OF CONTENTS
MAPS
AERIAL PHOTO
OVERALL CONCEPTUAL DEVELOPMENT PLAN CONCEPTUAL PLAN
CONCEPTUAL PLAN – SINGLE-FAMILY RESIDENTIAL, CHURCH, AND COTTAGES,
WEST OF 89N
CONCEPTUAL PLAN – SINGLE-FAMILY RESIDENTIAL, ATTACHED UNITS, THE GOLF
COURSE AND THE VILLAGE, WEST OF 89 N
CONCEPTUAL PLAN –SINGLE-FAMILY RESIDENTIAL, EAST OF 89 N
CONCEPTUAL PLAN - VILLAGE AREA & GOLF PARCEL 3
DEVELOPMENT AREA
DISTRICT MAP
TRAILS MAP
PRELIMINARY UTILITY PLAN
Page
CHAPTER I- EXECUTIVE SUMMARY 1
CHAPTER II- PERMITTED USES AND GENERAL DEVELOPMENT STANDARDS ........................ 7 RESIDENTIAL DISTRICT .................................................................................................................. .8
ATTACHED RESIDENTIAL DISTRICT ......................................................................................... 16
VILLAGE CENTER DISTRICT ......................................................................................................... 21
RECREATION DISTRICT .................................................................................................................. 26
OPEN SPACE DISTRICT ................................................................................................................... 29
CHAPTER III- DESIGN GUIDELINES. ..................................................................................................... 31
CHAPTER IV- PROGRAMS ........................................................................................................................ 61
OFF-STREET PARKING ................................................................................................................... 61
SIGNS .................................................................................................................................................. 66
LIGHTING .......................................................................................................................................... 70
GRADING AND DRAINAGE ............................................................................................................ 79
INFRASTRUCTURE ........................................................................................................................... 81
AFFORDABLE HOUSING ................................................................................................................ XX
CHAPTER V- TRUCKEE'S GENERAL PLAN AND POLICY COMPLIANCE ................................... 88
Gray’s Crossing Specific Plan
Adopted February 2004 Page 5
Maps
Gray’s Crossing Specific Plan
Adopted February 2004 Page 6
Gray’s Crossing Specific Plan
Adopted February 2004 Page 7
Gray’s Crossing Specific Plan
Adopted February 2004 Page 8
CONCEPTUAL PLAN
Gray’s Crossing Specific Plan
Adopted February 2004 Page 9
Gray’s Crossing Specific Plan
Adopted February 2004 Page 10
Executive Summary
Gray’s Crossing Specific Plan
Adopted February 2004 Page 11
CHAPTER I
EXECUTIVE SUMMARY
PROJECT DESCRIPTION
The proposed Gray's Crossing Specific Plan (also known as Planned Community 2 or PC-2) is a
destination recreation community proposing golf, recreational amenities, single-family lots, cottage
homes, attached housing, and mixed use development in a village center setting, with two
community church sites and over 417 acres of passive open space. Gray's Crossing property is
located north of Interstate 80 and on both sides of State Highway 89 North. The 757-acre property
has a variety of topographical and vegetative conditions ranging from meadows to heavily timbered
hillsides. The location, topography and acreage allow the various proposed land uses to be sited in a
manner that maintains the environmental integrity of the surrounding area, Interstate 80, State
Highway 89 and Prosser Dam Road Corridors.
The Gray's Crossing Specific Plan has been designed to be developed as a Planned Community
allowing a variety of land uses. The land use plans incorporates a variety of housing types, a village
center, recreational amenities, and open space. Each of these land uses are interrelated to the project
as a whole.
The following describes each of the specific Land Use Districts:
Residential District
The purpose of the Residential District is to provide land use area for residential uses that allow for
single-family custom built homes, cottage homes, and related accessory uses.
The cottage-housing concept is designed to create a more economic housing opportunity by
efficiently using land area and reducing the infrastructure needed to serve single-family residential
development. The basic concept is to minimize individual land ownership around a parcel and share
in common courtyards or recreation areas designed to service individual clusters of four (4) to eight
(8) units.
Attached Residential District
The purpose and intent of the Attached Residential District are to provide residential land for
medium density residential, a 92-unit affordable and employee housing complex and their accessory
uses. Up to 48 attached residential units are allowed within the Village Center District.
Village Center District
The Specific Plan District for a mixed-use Village Center is intended to provide land area for a
range of retail, office, lodging services and business activity relating to the needs of the recreational
activities and surrounding neighborhoods. The project proposes retail and office uses, lodging units,
community facilities, church facilities, residential loft units above the retail shops, and attached
residential units in compliance with the “Attached Residential District” section above.
Recreation District
The Recreation District is intended to provide tourist oriented land uses ranging from country club
and restaurant, health and fitness center, 18-hole golf course, driving range, and golf maintenance
facilities, to a middle school with playgrounds and pedestrian/bike trails.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 12
Open Space District
The Open Space District is intended to provide land area devoted to maintaining the scenic beauty
and natural characteristics of the area. The Open Space District is also intended to provide for public
and private recreational uses, provided that the integrity of the areas natural characteristics is
maintained. Lands within Open Space Districts will be separated from other Districts by dedication
to Land Trust, conservation easements, zoning restrictions and or other programs that will ensure
both preservation and maintenance of the property.
The Gray's Crossing Specific Plan recognizes different types of Open Space. They are: 1.) Open
Space set aside in large parcels which can be maintained by Property Owners' Associations,
transferred to Land Trusts or public entities, and/or reserved by conservation easements; and 2.)
Open space on private ownerships which is restricted from development, such as rear yard setbacks
in the Residential District, open space buffers in the Village Center and Attached Residential
Districts, and lands within the Golf Parcels not devoted to fairway construction.
The Gray’s Crossing Specific Plan is the controlling document for the purpose of establishing land
uses, density and intensity of use, and the development standards identified in the plan for the
Gray’s Crossing Specific Plan Area. If there are any conflicts or differences with the Truckee
Development Code, the specific provisions of the Gray’s Crossing Specific Plan shall govern. All
other development standards and requirements (e.g., affordable housing, snow storage, easements)
of the Development Code shall apply.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 13
DEVELOPMENT PERMIT PROCESSING
The Specific Plan for Gray's Crossing, adopted by Town of Truckee Resolution No. 2003-56,
establishes the various land uses, zones, building intensity and design standards for development of
properties within the Specific Plan area. Specific design features for various uses within the Specific
Plan area still require permit approval by the Town. When development is proposed for the village
area, the attached housing areas, the employee housing facilities, and the clubhouse and fitness
center facilities, specific building design review and site planning is required to ensure the design
proposed complies with the provisions of this Specific Plan, the conditional approval and the Gray's
Crossing Development Agreement (which expires March 20, 2019).
The Gray's Crossing Specific Plan sets forth design guidelines to monitor and direct the
development within each specific zone. Application to the Town's Community Development
Department, in conformance with Article 4 of the Development Code, will be required. In addition,
compliance with Title 15 of the Municipal Code for building construction is also applicable to
development within the Specific Plan area. Standards for the development permit application and
timing of processing can be found in Title 18 of the Truckee Development Code and at the
Community Development Department.
Permit and approval discretion for all development permits with the Specific Plan area is limited to
conformance and compliance with the provisions of the Gray's Crossing Specific Plan, the Gray's
Crossing Conditional Approval (Resolution No. 2003-22) and the Gray's Crossing Development
Agreement (Ordinance Nos. 2013-07 and 2013-08).
The Gray’s Crossing Specific Plan is the controlling document for the purpose of establishing land
uses, density and intensity of use, and the development standards identified in the plan for the
Gray’s Crossing Specific Plan Area. If there are any conflicts or differences with the Truckee
Development Code, the specific provisions of the Gray’s Crossing Specific Plan shall govern. All
other development standards and requirements (e.g., affordable housing, snow storage, easements)
of the Development Code shall apply.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 14
GRAY’S CROSSING BUILDOUT
Residential Uses
765 residential units
Minimum densities are provided below for specific parcels. The review authority may provide
flexibility in reducing the minimum density if it furthers other community interests or development
standards such as affordable housing, drainage, snow storage, parking, etc. in which case
Development Code Section 18.08.C (Density requirements for all residential zoning districts) shall
apply.
• 397 single-family residential units total
o Parcel F (minimum density): 20 single-family residential units
• Parcel B (minimum and maximum density): 87 Cottage homes consistent with the units
described under the Residential District: Cottage homes section of this Plan.
• 168 attached residential units, ranging from studio flats to 3- and 4- bedroom townhomes
o 48 attached residential units (townhomes, duplexes, triplexes, fourplexes, or
apartments)
o Parcel D (minimum density): 120 residential units
• 21 live/work loft units above retail floor area in the Village Center District
• 92 rental housing units
765 residential units are allowed within the Gray’s Crossing Specific Plan area. This does not count
secondary residential units.
Non-residential uses
• 18-hole championship golf course, practice range, maintenance facility and irrigation
ponds.
• Golf clubhouse, restaurant, fitness center, lounge, and cart barn.
• Village Center
o 129-unit lodge with 4,696 square feet of conference facilities and limited food
service. Commercial condominiums, timeshares, or fractional ownerships are
considered lodge uses.
o Office and retail – 17,192 square feet of office and retail floor space,
including 21 live/work lofts above the retail floor area described under the
residential units above.
o Gas station – An eight-pump gas station with 2,800 square foot s convenience
store.
o Residential uses consistent with the “Residential Uses” discussion above,
maximum 48 attached residential uses with a mix of unit types and number of
bedrooms.
• Church site – Approximately eight-acre site for a worship center and related facilities
for the local Roman Catholic Church.
• Approximately 417 acres of open space that is dispersed throughout the project and is
connected by a series of trails that network throughout the development and
neighboring properties.
• Trails consistent with the trail plan
Gray’s Crossing Specific Plan
Adopted February 2004 Page 15
Gray’s Crossing Parcels
Parcel B
Cottages
Parcel F
Parcel D
Village Center
Gray’s Crossing Specific Plan
Adopted February 2004 Page 16
Permitted Uses and General
Development Standards
Gray’s Crossing Specific Plan
Adopted February 2004 Page 17
CHAPTER II
PERMITTED LAND USES
AND GENERAL DEVELOPMENT STANDARDS
This Chapter addresses the purpose and intent of each Specific Plan District, the permitted,
conditionally permitted, and temporary permitted land uses, and the general development standards.
Temporary uses may be permitted for short-term activities throughout all land uses within the
Specific Plan area, subject to approval of a Temporary Use Permit. Any discrepancy or need for
clarification regarding the permissibility of a land use within a specific District shall be determined
by the Town of Truckee Community Development Director.
Specific Plan Districts are:
• Residential District (single-family custom home lots and cottage homes);
• Attached Residential District;
• Village Center District;
• Recreation District; and
• Open Space District.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 18
RESIDENTIAL DISTRICT
The purpose of the Residential District is to provide land use area for residential uses that allow for single-
family custom built homes, cottage homes, and related accessory uses. The permitted, conditionally
permitted, and temporary permitted land uses and development standards are based on the provisions set forth
in the Town of Truckee Development Code, Chapter 18.08, Residential Zoning Districts. To reflect the
design standards and use locations required by the Gray's Crossing Specific Plan, the uses listed here are
more restrictive than those permitted in the Development Code.
PERMITTED USES- Single-family and Cottage
Residential Uses
1. Single-family dwellings; 2. Secondary residential units; and 3. Cottage, attached and detached.
Agricultural, Resource and Open Space Uses
1. Nature reserves; and
2. Trails, biking and hiking.
Recreation, Education and Public Assembly Uses
1. Outdoor commercial recreation; 2. Parks and playgrounds; and 3. Private residential recreational facilities.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 19
PERMITTED USES- Single-family and Cottage (continued)
Service Uses
1. Child day care center;
2. Public buildings and structures; and
3. Public safety and utility facilities;
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Storm water retention facilities;
3. Transit stop shelters; and
4. utility lines.
TEMPORARY PERMITTED USES- Single-family and Cottage
1. Commercial filming;
2. Model homes;
3. Offices, temporary;
4. Offices, temporary real estate; and
5. Temporary work trailers.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 20
GENERAL DEVELOPMENT STANDARDS- Single-Family Homes
1. Minimum Lot Area As shown on the Conceptual Plan
2. Residential Density
One (1) single-family unit per lot and one
secondary residential unit in compliance with
18.58.230 of the Truckee Development Code.
3. Minimum Front Setback 20 feet
4. Minimum Side Setback 10 feet
5. Minimum Street Side Setback 15 feet
6. Minimum Rear Setback 20 feet
7. Between Structures As required by the Town Building Code
8. Site Coverage 50% maximum
9. Maximum Building Height
35 feet or 3½ stories whichever is less (as measured from top of roof pitch to average point of finished grade and does not include chimney height)
10. Maximum Garage Height As required in the RS District of the
Development Code
11. Parking See Programs, Chapter IV
12. Minimum Interior Setback 10 feet
13. Patios/Decks Minimum Exterior Setback 15 feet
14. Patios/Decks Minimum Interior Setback 6 feet
15. Swimming Pool/Spa Street Side Setback 15 feet
16. Swimming Pool/Spa Side and Rear Setback
15 feet
17. Minimum Driveway Width 12 feet
These setbacks and standards may be adjusted in accordance with the requirements of the Truckee
Development Code. A Planned Development in accordance with Chapter 18.78 (Planned Development) of the Development Code may be required.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 21
RESIDENTIAL SINGLE-FAMILY SITE PLAN
Gray’s Crossing Specific Plan
Adopted February 2004 Page 22
ACCESSORY USES AND STRUCTURES- Residential
Residential accessory uses include any use that is customarily related to a residence, including
garages, greenhouses, storage sheds, studios, swimming pools/spas, second units and workshops.
Accessory uses and structures shall:
1. be incidental to and not alter the character of the site from that created by the main use;
2. comply with the requirements of this Specific Plan applicable to the main structure,
including heights, parcel coverage and setbacks;
3. be architecturally compatible with the main structure; and
4. not exceed 1 ,200-square feet of cumulative floor area of all accessory structures.
Allowable accessory structures shall include:
1. decks, porches, and stairways;
2. detached garages;
3. greenhouses;
4. home occupations;
5. second units, attached and detached;
6. swimming pools/spas/hot tubs; and
7. workshops or studios.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 23
Cottage Homes
The cottage-housing concept is designed to create a more economic housing opportunity by
efficiently using land area and reducing the infrastructure needed to serve single-family residential
development. The basic concept is to minimize individual land ownership around a parcel and share
in common courtyards or recreation areas designed to service individual clusters of four (4) to eight
(8) units. Creating an approximately 3,000 square foot lot with fixed guest parking and driveway
locations would allow for a 1,200 to 1,300 square foot foundation area. This would allow a one- to
two-story unit depending on design and square footage needs of the individual owner. Recreational
areas associated with these units would be utilized as common areas by the various owners within
each residential pod. Recreational areas would incorporate walkways, access to trailheads,
barbecue/picnic areas, and other desirable recreational amenities. The Cottage Home Site Plan (page
15) depicts the clustered concept and courtyard area associated with each unit.
GENERAL DEVELOPMENT STANDARDS- Cottage Homes
1. Minimum Lot Area 3,000 square feet
2. Minimum Lot Width 50 feet
3. Residential Density 1 cottage unit per lot
4. Minimum Front Setback 5 feet
5. Minimum Side Setback 5 feet
6. Minimum Street Side Setback 10 feet
7. Minimum Rear Setback 5 feet
Gray’s Crossing Specific Plan
Adopted February 2004 Page 24
GENERAL DEVELOPMENT STANDARDS - Cottage Homes (continued)
8. Between Detached Structures 10 feet
9. Site Coverage 80%
10. Open Space N/A
11. Maximum Building Height
24 feet or 2 stories, whichever is less (as
measured from top of roof pitch to average point
of finished grade and does not include chimney
height)
12. Parking As required by the Truckee Development Code
for residential uses, Chapter 18.48.
13. Minimum Interior Setback 5 feet
14. Patios/Decks Minimum Exterior
Setback 5 feet
15. Patios/Decks Minimum Interior Setback 5 feet
16. Minimum Driveway Width 12 feet
These setbacks and standards may be adjusted in accordance with the requirements of the Truckee
Development Code. A Planned Development in accordance with Chapter 18.78 (Planned
Development) of the Development Code may be required.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 25
COTTAGE HOME SITE PLAN
Gray’s Crossing Specific Plan
Adopted February 2004 Page 26
ATTACHED RESIDENTIAL DISTRICT
The purpose and intent of the Attached Residential District are to provide residential land for
medium density residential units and their accessory uses. Gray's Crossing will offer detached
cottage homes in the Residential District in addition to attached housing in this District and within
the Village Center District.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code, Chapter
18.08, Residential Zoning Districts. To reflect the design standards and use locations required by the
Gray's Crossing Specific Plan, the uses listed here are more restrictive than those permitted in the
Development Code.
PERMITTED USES - Attached Residential
Residential Uses 1. Apartments, duplexes, triplexes, townhomes and condominiums;
2. Employee housing;
3. Enclosed and open parking;
4. Multi-unit dwellings;
5. Multi-family dwellings, individual ownership,
rental and fractional ownerships;
6. Rooming and boarding houses; and
7. Transient rental.
Agricultural, Resource and Open Space Uses 1. Nature Reserves; and 2. Trails, Biking and Hiking.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 27
ATTACHED HOUSING FLOOR PLANS
Gray’s Crossing Specific Plan
Adopted February 2004 Page 28
PERMITTED USES- Attached Residential (continued)
Recreation, Education and Public Assembly Uses
1. Community centers;
2. Membership organization facilities;
3. Parks and playgrounds; and
4. Private residential recreational facilities.
Transportation, Infrastructure and Communications
1. Bike racks;
2. Storm water retention facilities; and
3. Transit stop shelters.
Service Uses
1. Public buildings and structures;
2. Public safety and utility facilities; and
3. Storage, accessory to Attached Residential
project.
Retail Trade Uses
1. Accessory retail uses.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 29
EMPLOYEE HOUSING FLOOR PLANS
Gray’s Crossing Specific Plan
Adopted February 2004 Page 30
TEMPORARY PERMITTED USES -Attached Residential
1. Commercial filming;
2. Model units;
3. Offices, temporary real estate;
4. Temporary construction trailers;
5. On-site contractors construction yards; and
6. Similar temporary uses which, in the opinion of the Community Development Director are
compatible with the subject land use surrounding land uses and can be conditioned
sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS- Attached Residential
1. Minimum Lot Area See Conceptual Plan
2. Between Structures As required by the Town Building Code. 3. Floor Area Ratio No maximum.
4. Maximum Building Height
35 feet or 3 ½ stories whichever is less
(as measured from top of roof pitch to average
point of finished grade and does not include
chimney height).
5. Parking See Programs, Chapter IV.
6. Site Coverage, Open Space, and Setbacks None, except as may be required through land
use permit conditions of approval to address
screening, landscaping, design guidelines and
other land use and visual compatibility issues.
These setbacks and standards may be adjusted in accordance with the requirements of the Town's
Development Code. A Planned Development in accordance with Chapter 18.78 (Planned
Development) of the Development Code may be required.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 31
VILLAGE CENTER DISTRICT
The Specific Plan District for a mixed-use Village Center is intended to provide land area for a
range of retail, office, lodging services and business activity relating to the needs of the recreational
activities and surrounding neighborhoods. The project proposes lodging units, community or church
facilities, and 21 residential loft units above the retail shops within the Village Center, in addition to
up to 48 attached residential units in compliance with the “Attached Residential District”
development standards.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code, Chapter
18.08, Residential Zoning Districts. To reflect the design standards and use locations required by the
Gray's Crossing Specific Plan, the uses listed here are more restrictive than those permitted in the
Development Code.
'
Gray’s Crossing Specific Plan
Adopted February 2004 Page 32
PERMITTED USES -Village Center
1. Banks and financial services;
2. Bars and drinking establishments;
3. Bed and Breakfast Inns;
4. Business and professional offices;
5. Caretaker and employee housing;
6. Child day care centers;
7. Churches
8. Community centers;
9. Convenience stores;
10. Cultural and performing arts facilities;
11. Gas stations/car washes;
12. Grocery stores;
13. Health and fitness center;
14. Hotels, motels and lodges;
15. Live/work quarters;
16. Membership organization facilities;
17. Outdoor commercial recreation;
Gray’s Crossing Specific Plan
Adopted February 2004 Page 33
PERMITTED USES -Village Center (continued)
18. Outdoor retail sales and displays;
19. Parks and playgrounds;
20. Post offices;
21. Public buildings and structures; 22. Public safety and utility facilities; 23. Restaurants and cocktail lounges. including outdoor dining with table service;
24. Residential uses, lofts above non-residential uses and attached residential
24. Retail stores, general merchandise; 25. Retail uses;
26. Theaters and meeting halls;
27. Timeshare units;
28. Urban parks/plazas; and
29. Visitor center.
Upon approval of both the Community Development Director and the Planning Commission, other
uses similar to those listed above or uses that complement the above may be considered under the
provision of a Conditional Use Permit.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Storm water retention facilities; 3. Transit stop shelters; and
4. Utility lines.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 34
Gray’s Crossing Specific Plan
Adopted February 2004 Page 35
TEMPORARY PERMITTED USES -Village Center
1. Commercial filming;
2. Offices, temporary;
3. Outdoor retail sales, temporary;
4. Seasonal sales lot;
5. Temporary events;
6. Temporary work trailers (office and related uses associated with active construction
projects);
7. Temporary outdoor display and sales of merchandise within commercial land uses,
including only merchandise customarily sold on the premises by a permanently established
business; and
8. Similar temporary uses which, in the opinion of the Community Development Planning
Director are compatible with the subject land use surrounding land uses and can be
conditioned sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS -Village Center 1. Minimum Parcel Area No minimum 2. Maximum Building Height 50 feet or 3 ½ stories whichever is less.
3. Site Coverage, Open Space, and Setbacks None, except as may be required through land use
permit conditions of approval to address screening,
landscaping, design guidelines and other land use and
visual compatibility issues.
Churches, community centers and quasi-public uses shall not be considered in maximum floor area
allowed in the Village Center District.
These setbacks and standards may be adjusted to in accordance with the requirements of the Town's
Development Code. A Planned Development in accordance with Chapter 18.78 (Planned
Development) of the Development Code may be required. For Attached Residential uses, see the “General Development Standards – Attached Residential.”
Gray’s Crossing Specific Plan
Adopted February 2004 Page 36
RECREATION DISTRICT
The Recreation District is intended to provide tourist oriented land uses ranging from country club
and restaurant, health and fitness center, 18-hole golf course, driving range and golf maintenance
facilities, to a middle school with playgrounds and pedestrian/bike trails.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code, Chapter
18.16, Special Purpose Zoning Districts. To reflect the design standards and use locations required
by the Gray's Crossing Specific Plan, the uses listed here are more restrictive than those permitted in
the Development Code.
PERMITTED USES - Recreation
1. Caretaker housing;
2. Live/work quarters;
3. Nature reserves;
4. Offices, accessory to primary use;
5. Ponds and golf irrigation ponds; and
6. Trails, bike and hiking.
Recreation, Education and Public Assembly Uses
1. Conference facilities;
2. Golf course and country clubs;
Gray’s Crossing Specific Plan
Adopted February 2004 Page 37
PERMITTED USES -Recreation (continued)
3. Golf driving range;
4. Golf maintenance facilities;
5. Health and fitness center;
6. Ice skating rink;
7. Outdoor commercial recreation;
8. Outdoor lighted recreational facilities;
9. Parks and playgrounds; and
10. Private recreational facilities.
11. Upon approval of both the Community Development Director and Planning Commission other uses
similar to those listed above or uses that complement the above may be considered under the
provision of a Conditional Use Permit.
Retail Trade Uses
1. Accessory retail uses;
2. Proshop with retail sales; and
3. Restaurants and cocktail lounges, including outdoor dining with table service.
Service Uses
1. Public safety and utility facilities.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Electric utility facilities;
3. Pipelines;
4. Telecommunications facilities; and
5. Transit stop shelters.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 38
TEMPORARY PERMITTED USES -Recreation
1. Commercial filming;
2. Temporary outdoor display and sales of merchandise within commercial land uses,
including only merchandise customarily sold on the premises by a permanently established
business;
3. Contractors construction yards; and
4. Similar temporary uses that, in the opinion of the Community Development Director, are
compatible with the subject land use and surrounding land uses and can be conditioned
sufficiently to ensure their temporary nature and term.
GENERAL DEVELOPMENT STANDARDS- Recreation
1. Height Limit 24 feet or 2 stories.
2. Parking and Loading See Programs, Chapter IV.
3. Signs See Programs, Chapter IV.
These setbacks and standards may be adjusted to avoid tree loss or site alternations in accordance
with the requirements of the Town's Development Code.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 39
OPEN SPACE DISTRICT
The Open Space District is intended to provide land area devoted to maintaining the scenic beauty
and natural characteristics of the area. The Open Space District is also intended to provide for public
and private recreational uses provided that integrity of the areas natural characteristics is maintained.
Lands within Open Space Districts will be separated from other Districts by dedication to Land
Trust, conservation easements, zoning restrictions and or other programs that will ensure both
preservation and maintenance of the property.
The Gray's Crossing Specific Plan recognizes different types of Open Space. They are: (1) Open
Space set aside in large parcels which can be maintained by Property Owners' Associations,
transferred to Land Trusts or public entities, and/or reserved by conservation easements; and (2)
Open space on private ownerships which is restricted from development, such as rear yard setbacks
in the Residential District, open space buffers in the Village Center and Attached Residential
Districts, and lands within the Golf Parcels not devoted to fairway construction.
For the purposes of calculating open space for compliance with General Plan Table 2.2 for the PC-2
land use designation, the Development Area Map calculates undeveloped land within the Golf and
Open Space Parcels. Open space within the Residential, Attached Residential and Village Center
Districts are not included in the open space calculations. Total open space area, excluding the
Village Attached and Residential areas, equates to approximately 417 acres.
The permitted, conditionally permitted, and temporary permitted land uses and development
standards are based on the provisions set forth in the Town of Truckee Development Code, Chapter
18.16, Special Purpose Zoning Districts. To reflect the design standards and use locations required
by the Gray's Crossing Specific Plan, the uses listed here are more restrictive than those permitted in
the Development Code.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 40
PERMITTED USES - Open Space
Agricultural, Resource and Open Space Uses
1. Agricultural accessory structures;
2. Buffer zones;
3. Community facilities;
4. Forest management practices;
5. Landscape corridors;
6. Nature reserves;
7. Passive recreation;
8. Picnic areas;
9. Trails, biking and hiking; and
10. Water features.
Transportation, Infrastructure and Communications Uses
1. Bike racks;
2. Electric utility facilities;
3. Pipelines;
4. Storm water detention/retention;
5. Telecommunications facilities; and
6. Utility lines sewer water and drainage facilities.
TEMPORARY PERMITTED USES- Open Space
Temporary uses which, in the opinion of the Community Development Director, are compatible
with the subject land use surrounding land uses and can be conditioned sufficiently to ensure their
temporary nature and term.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 41
Design Guidelines
Gray’s Crossing Specific Plan
Adopted February 2004 Page 42
CHAPTER Ill
DESIGN GUIDELINES
DEVELOPMENT SUBJECT TO DESIGN REVIEW
All development located within the Specific Plan area is subject to the design standards contained
herein and the Design Guidelines set forth in Chapter 18.24 and Chapter 18.40 of the Truckee
Development Code. In reviewing the design of the proposed development, emphasis shall be placed
on the following elements that, when combined, meet the design theme of this Specific Plan.
1. Exterior Building Alterations
2. Fences and Walls
3. Grading and Drainage (see Truckee Grading Ordinance for specific standards)
4. Landscaping
5. Lighting
6. Painting
7. Parking and Circulation Areas
8. Signage
Town of Truckee Permit and approval discretion for all development permits is limited to
conformance and compliance with the provisions of the General Plan, Gray's Crossing Specific
Plan, the Gray's Crossing Conditional Approval (Resolution No. 2003-22) and the Gray's Crossing
Development Agreement (Ordinance Nos.2003-07 and 2003-08). The Development Code is the
governing document where the Specific Plan is silent.
For clarity purposes, these Design Guidelines are segregated into two sections: one for landscape
and one for building.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 43
LANDSCAPE DESIGN
GENERAL GUIDELINES
The general guidelines listed below are applicable to all land use designations throughout the
Specific Plan area.
1. Landscaping should be used to soften, frame and enhance the visual quality of the
development.
2. Landscaping should function to enhance land use and user comfort. These functions may
include wind deflection, moderation of heat and glare, muffling noise and reducing soil
erosion.
3. Landscaping should be in scale with adjacent structures and be of appropriate size and
maturity to accomplish its intended purpose.
4. Landscaping should incorporate multi-layering of plant materials by including trees and
shrubs, in addition to grass or ground cover.
5. Vines and climbing plants integrated upon buildings, trellises and perimeter walls are
strongly encouraged on otherwise undetailed walls or surfaces.
6. All plant materials should be spaced so that they do not interfere with adequate lighting or
restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Trees should
not be located within 10 feet from a fire hydrant, light standard or power pole.
7. Landscaping should allow adequate sight distance for motorists, particularly at neighborhood
and project entries.
8. Areas for onsite retention of water should emulate
natural forms such as ponds or streams. These features
should incorporate the use of earth berming, native rock
or boulders and indigenous vegetation.
Areas for on-site retention of run-off should emphasize
natural forms and incorporate boulders and indigenous
vegetation.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 44
9. All efforts shall be made to incorporate ex1stmg trees, other vegetation and natural features
into the fabric of the landscape setting. Before final site planning is completed, areas of
existing vegetation shall be located for incorporation into the final site plan where
practicality and grading allow for preservation. All vegetation to remain shall be fenced with
temporary fencing at the drip line of the tree prior to the beginning of construction (the drip
line is the radius from the trunk required for water percolation and gas exchange).
,,
10. Graded areas should have large landscape islands. Large native boulders should be used in
these islands to add variation and contour.
If possible, use native boulders
with lichen, moss and unusual
features.
Large native boulders should be
included in the landscape
wherever possible.
Protective fencing should be
provided at the dripline of existing
trees during construction.
Embed 1/3-1/2 of
boulder into earth.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 45
11. Where necessary, structures and grading shall be allowed to encroach into the drip line on
one side only. Rock riprap may be used to keep areas of fill away from the trunks of trees.
12. The Xeriscape concept shall be used in the landscaping areas and plants of similar water use
should be grouped to reduce irrigation needs.
13. Soil amendments and surface mulching of landscape areas shall be provided to increase
water retention capacity of native soil.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 46
PLANT SELECTION
GENERAL GUIDELINES
1. For recommended plant type and standards, see Chapter 18.42 of the Truckee Development
Code.
2. Native and drought tolerant/water conserving plant materials shall be encouraged within the
Specific Plan area. These types of plants offer color, texture and character indicative of the
6,000-foot elevation level of the Sierra Nevada Mountain Range. If non-native plant material
is used, it should be selected for its visual and cultural compatibility with the existing
environment.
3. The lodgepole pine (Pinus contorta), Jeffrey pine (Pinus jeffreyi), ponderosa pine (Pinus
ponderosa), mountain alder (Alnus tenufolia) and quaking Aspen (Populus tremuloides) shall
be the predominant landscape element within the plant palette of the Gray's Crossing
Specific Plan. These trees are valued for their unique structure and attractive foliage and are
native to the region. These trees adapt to the climate and soils of the area and will play a
major role in the establishment of an appropriate landscape for the project area.
4. The aspen, alder, and pines should be integrated within the overall network of streetscape
planting and neighborhood landscapes as a unifying element.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 47
LANDSCAPE MAINTENANCE
PURPOSE
These guidelines are intended to provide for regular maintenance of landscaping including planting,
pruning, irrigating, plant replacement and other maintenance requirements for the health and quality
appearance of landscaping within the Specific Plan area.
GENERAL GUIDELINES
1. All planting areas shall be maintained in a neat, clean and healthy condition. This shall
include proper pruning, mowing, weeding, removal of litter, fertilizing, replacement of
plants when necessary.
2. Walkways shall be kept clear of debris from maintenance operations, erosion runoff from
storms and irrigation and windblown debris.
3. A permanent, automatic underground irrigation system shall be installed and programmed
to deliver adequate moisture as determined through personal inspection by a qualified
professional.
4. All irrigation systems shall be maintained in good working order and protected from
freezing.
5. Soil moisture that promotes vigorous growth of all plant material shall be maintained.
6. Cleaning and adjustment to irrigation systems shall take place on a regular basis, as part of
regular maintenance activities.
7. All landscape catch basins, swales, channels and other drainage devises should be
maintained in a state conducive to conducting water in a free flowing manner.
8. Maintenance procedures should not rely heavily on the use of herbicides, pesticides or
fungicides. Proper plant selection and maintenance will alleviate the need for frequent use
of chemicals.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 48
LANDSCAPE ZONE GUIDELINES AND DESIGN THEMES
PURPOSE
Landscape concepts have been organized into landscape "zones" according to their hierarchy as
visual elements, specific design and implementation characteristics. The landscape concept for each
zone consists of recommended design techniques and minimum standards for landscape
implementation.
ZONE 1 - VILLAGE CENTER
The Village Center District is intended to provide office/retail lands for public use. A major element
in developing land within this designation is to incorporate the sites natural features in the site
planning design and to provide landscaping that complements the architectural elements of the
design guidelines. This area needs a strong first impression and defining element. Therefore, a
unique streetscape treatment using native plants along the roadways is the recommended theme for
this area.
Establishing a visual character that borrows from the region's heritage and climatic conditions is the
primary purpose of the landscape design theme for this Zone. (For plant type and standards, see
Chapter 18.42 of the Truckee Development Code.)
Landscape site plans in this zone should be developed to highlight stands of large native Jeffrey
Pines. These large pines will provide visual relief of the larger building masses anticipated in this
zone and will break up the expanses of necessary parking. These large islands will also serve as
additional snow storage for parking areas. In this way, snow storage can be avoided in areas of
immature, fragile planting. Groups of deciduous trees, such as Aspen, should be used to supplement
native trees.
Shrub masses and ground cover would be included to screen parking areas from view, soften
buildings and provide seasonal interest. Limited areas of perennial color could be used as accents
near signage or in areas where pedestrian traffic is restricted. Trash enclosures and recycling areas
should be screened with a combination of masonry walls and shrubs. High pedestrian use in these
areas should be accommodated with wide, convenient walkways and pedestrian furnishings such as
benches and trash receptacles. Planting adjacent to buildings should be able to withstand potential
snow shed and runoff from roofs.
The streetscape landscaping should emphasize a predominance of Jeffrey Pine, Lodgepole Pine,
Aspen and Mountain Alder. These should be used in informal groupings along the street and in
groupings or groves in courtyards or planter areas. Street trees in planter areas will provide
separation of the street from the pedestrian walkways. The overall planting plan for the boulevard
should provide a strong sense of identity for the project while creating a pleasant experience of
passage, rhythm and seasonal interest for this area.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 49
ZONE 2- RECREATION
The Recreation District is intended to support the golf course, practice range, maintenance facility,
clubhouse, proshop, fitness center, restaurant and lounge facility. Emphasis on design is needed to
create a recreational atmosphere.
Planting Design Technique
The plant palette for this zone includes a rich variety of native and ornamental plant species. Entry
areas and focal points are punctuated with masses of perennial color to enhance the recreational
image during the spring, summer and autumn months. Areas of turf should provide for specific
limited recreational opportunities where appropriate. Ornamental trees and shrub planting should
define use areas, complement building architecture and provide seasonal interest.
Golf Course The 18-holf golf course will cover approximately I 09 acres. Design and maintenance plans are
intended to be compatible with the area's natural resources, preserving open space and fostering an
ecologically sound environment through water quality protection and Best Management Practices
(BMPs) as defined in the Natural Resources Management Plan (NRMP).
Landscaping
The general landscape concept for Gray's Crossing is to fine grade each of the fairways leaving as
many of the trees and other natural vegetation as possible. Other than the turfed area of the golf
course, the only areas to receive landscaping would be those disturbed by grading and not planted to
turf. The plant types and maintenance shall conform to the provisions set forth in the NRMP.
Cart Paths
Cart paths will be used to convey traffic around each green, to the following tee and along the
fairways. In areas where cart paths are to be employed, they will be eight (8) feet wide with an
asphalt-concrete surface. Runoff from cart paths and other impervious portions of the course will be
retained in on-site storm water management areas (BMPs) that utilize natural processes to remove
pollutants and encourage infiltration of runoff. Retention BMPs will be sized to meet the California
Regional Water Quality Control Board, Lahontan Region standards for the 20-year, 1- hour storm.
Irrigation
Irrigation water and water features will be obtained primarily from on-site domestic potable water
from the Truckee Donner Public Utilities District.
The timing of irrigation will be set to coincide with off-peak electrical rates beginning at 10:00 p.m.
and ending at 6:00 a.m. (8 hours). The irrigation will be sized to allow for the full irrigation of the
facility within an 8-hour window to accommodate time changes and sprinkler inefficiencies.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 50
Improved Rough
This vegetation will consist of native vegetation, such as grasses and wildflowers that will occupy
portions of the rough that are expected to receive heavy traffic. Native sagebrush/bitterbrush, which
occupies most of the site presently, cannot tolerate golfers walking over it, searching for lost balls,
hitting balls from it, or the assorted other disturbances common along golf courses. In more heavily
used portions of the rough these sorts of disturbances will quickly result in broken and dying shrubs
surrounded by bare ground, which will be aesthetically unappealing and will represent a potential
erosion problem.
Improved rough will be designed to tolerate the types of disturbances present along fairway edges,
while requiring little maintenance, providing habitat for wildlife and remaining attractive throughout
the year. The improved rough will be an area from which it will be difficult to hit a golf ball cleanly.
In this case, improved rough will be similar to the undisturbed native rough in terms of golf
playability, but will be superior to native rough in terms of its ability to withstand disturbance. The
vegetation will allow golf balls to be hit somewhat more easily than is possible in native sagebrush,
but with more difficulty than is typical of turf grass rough.
Occasional mowing and some irrigation of the improved rough will be needed to keep the plants,
growing throughout the summer and increase their ability to recover from divots and other
disturbances.
Fertilizers
Nutrients used will be nitrogen, potassium and phosphorus. Soil nutnt10n and fertilization practices
at Gray's Crossing will be designed to protect the environment and water quality by using accurate
application rates and timing by:
1. limiting irrigation to the replacement of soil moisture;
2. using slow-release fertilizers; and
3. timing fertilizer application and concentration with active plant growth, seasonal root
activity, photosynthesis and seasonal rainfall.
Gray's Crossing will use a state-of-the-art golf course irrigation system which includes an on-site
weather station and a computerized fertilizer injection system designed to supply plant nutrients in
ultra low amounts at prescribed intervals. This process, known as "fertigation", delivers nutrient
irrigation water at micro-managed water soluble foliar rates and will reduce the amount of fertilizer
concentration in the environment and the potential for traditional granular fertilizer application to
impact ground and surface water quality. Furthermore, this will minimize the use of fertilizers and
turfgrass chemicals on the golf course. The objective is to match the release of the nutrient with the
uptake of the plant.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 51
Natural Resources Management Plan (NRMP)
As part of the water quality mitigation measures being implemented, Gray's Crossing intends to
adopt an NRMP and golf course management plan similar to those outlined in Nevada County's
CHAMP guidelines and in the Audubon International program.
The purpose of a NRMP is to outline general management requirements and guidelines which are
applicable for the use of chemicals during operation and maintenance of the golf course and is
intended to be used after the construction of the course. The construction of the golf course will
follow all regulatory requirements in conjunction with the National Pollution Discharge Elimination
System (NPDES) permit process for construction and will follow appropriate Best Management
Practices (BMPs) as required by law. The incorporation of a NRMP is voluntary. The NRMP
developed for Gray's Crossing will be responsive to project and site specific needs following these
guidelines:
1. Use only chemicals and chemical application techniques which are lawfully permitted in
the State of California. No chemicals will be used on the golf course that have been
prohibited from use within the State as reflected on the Proposition 65 list.
2. Avoid chemical applications in unpredictable weather when a sudden storm may occur
immediately following an application.
3. Act responsibly when making applications and follow label directions.
4. Know the key chemical properties of the chemicals that are being applied.
5. Follow chemical storage and disposal techniques recommended by the manufacturer
specification.
6. Comply with Chapter XI of Land Use and Development Code of California Department of
Environmental Health.
The intent of the Gray's Crossing golf course is to be a "green" course by implementing organic
farming techniques to support the growth medium so the soil will, in tum, support the turf. The
NRMP will be prepared and submitted to the Town of Truckee, Nevada County, the California
Regional Water Quality Control Board, Lahontan Region for approval.
The Lahontan Basin Plan has water quality objectives for pesticides which include insecticides,
herbicides, rodenticides, fungicides pesticides and all other economic poisons. If these chemicals are
used, they would only be utilized in accordance with State Law, and it is stressed that these spot
applications would be limited and controlled. Monitoring would be conducted to assure that no
chemical is migrating past its use area. An ongoing monitoring program as set forth in the NRMP
and Storm Water Pollution Prevention Plan (SWPPP) will provide long-term monitoring to ensure
that the goals of the NRMP are being met.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 52
ZONE 3 – ATTACHED RESIDENTIAL
This District is intended to provide various types of housing opportunities ranging from "affordable"
to townhomes. Frontages on the golf course fairways and close proximity to the Village Center
make this area a unique design challenge. This blend of housing near the office/retail and recreation
areas makes this area capable of village status. Emphasis on buffer yards, formal planting yards and
pedestrian friendly streetscapes are key elements of this multi- density setting.
Landscape planting in this zone should enhance the identity of the various Attached Residential
units. Landscape screening with trees and shrubs for privacy is of primary importance. Smaller scale
people-friendly spaces, such as courtyards or pocket parks, create a sense of neighborhoods within
the larger framework of the Attached Residential District. Turf areas should be provided for passive,
family oriented recreation. Durable planting of shrubs, trees and perennial color will define spaces,
create a sense of identity and provide seasonal interest. This buffer should provide a natural
landscape theme of existing trees, additional trees planted in groves, undulating earth berms, and
boulder clusters. Occasional areas of perennial color are included to add detail and interest.
ZONE 4 – RESIDENTIAL- Single-Family
The Residential District (single-family) is intended to provide low-density residential housing
opportunities. Emphasis is placed on maintaining and preserving existing tree cover and vegetation.
A variety of conservation techniques are recommended to preserve existing vegetation and maintain
natural ground contours.
Introduction of plant species should be restricted to formal planting areas, such as driveway
entrances, front and backyard gardens areas and streetscapes.
Private homeowner landscaping should emphasize the incorporation of existing trees or other
natural features, such as rocks and topography. Additional planting should be of native and adaptive
species with very limited areas of turf or ornamental planting. In this way, the residential areas will
blend in color and texture with the surrounding environment. Graded areas should be protected from
erosion and re-vegetated with native species. Large native boulders may be used for stabilization of
cut slopes at roadway or building pads.
ZONE 5 – RESIDENTIAL - Cottage Housing
The landscaping theme for this Residential District (cottage housing) is two-fold: streetscape and
courtyards. The streetscape for the cottage units is utilitarian in design. The intent is to provide
garages and guest parking off of dead-end streets with access to the units.
The front of each unit will be facing a landscaped courtyard primarily designed to be maintained in
common with adjacent property owners and serve as open space, passive recreation and some active
recreational areas. Landscaping should be designed around picnic/barbecue areas that are natural in
their efforts to maintain existing trees and vegetation with some introduction of boulders and
seasonal color to provide variation. Each cottage unit will have a small privacy area that can be
landscaped individually. However, the main emphasis is on a centralized landscaping/courtyard
theme maintained by the property owners' association to keep a consistent theme and maintain
quality.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 53
ZONE 6 – OPEN SPACE
The Open Space land use designation is intended to provide for and promote the natural character of
the area. The Specific Plan devotes 417 acres of land to Open Space. A planned trail network allows
hiking and biking trails that connect the various development pods. Open Space land will primarily
be undisturbed except for general maintenance and "fire safe" forestry practices.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 54
DESIGN CRITERIA I GUIDELINES
RESIDENTIAL DISTRICT - Single-Family/Cottage Homes
Purpose
These Design Guidelines shall apply to all single-family and cottage homes constructed in the
Residential District. The purpose of these guidelines is to create indigenous mountain architecture in
quality residential subdivision developments.
General Guidelines
General
Preservation of the natural environment, while achieving a harmonious relationship with
neighboring man-made structures, is the foremost objective of the design review process. Each
structure design in Gray's Crossing must be compatible with the natural terrain. Building forms
should relate to natural surroundings, but buildings in close proximity to one another must also have
compatible design qualities.
Although some owners may be competent in planning and designing their own home, all owners are
encouraged to seek professional design assistance in the planning and design of their homes,
additions or revisions, including landscaping and color changes. Professionals familiar with the
mountain environment can provide the owner with an understanding of the site possibilities and
assist the owner in realizing the special qualities desirable for this area. In addition, the professional
will be able to present the submittals required for development review.
The existing natural features of a site should be retained and incorporated into the designs of all
improvements. The integration of features such as creeks, trees, natural slope, rocks and views often
leads to creating a "sense of place" and blends buildings and improvements with the site.
Buildings should be sited so that they do not interrupt the flow of the skyline as viewed from
common vantage points.
Site plans should be compatible with adjacent properties and streetscape in the placement of
structures and uses.
Buildings should be sited with consideration given to sun and shade, changing climatic conditions,
noise, safety and privacy. Buildings should be located on a site so as to enhance the natural features
of the site. In general, off-street parking should be located to the sides and rear of the site and
screened from the street with landscaping, in such a way that it will not cause problems regarding
snow removal or sight distance.
Buildings and spaces should have a strong functional relationship to the site. Required side and rear
yards, open space and snow storage should be utilized and integrated into the overall site
arrangement. Leftover spaces and inaccessible yards do not permit full utilization of the site.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 55
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Building Design Guidelines
Building design should complement and harmonize with neighboring buildings. Design
compatibility can be achieved through similarity of form, height, roof shapes, scale, materials, color
or pattern of openings.
Building design should be consistent with all elevations in regards to color, materials, form and
detailing in order to achieve design harmony and integrity. Elevations need not look alike for a
sense of overall architectural continuity to be present.
Major building forms should express a simplicity and directness responsive to the tradition of
mountain architecture. Complexity and contradiction of form and expression should be avoided.
Residential buildings should be in scale with their site, the immediate surroundings and with the
area. A large building can be reduced in bulk by breaking it down into component parts that reflect
the scale of adjacent buildings.
Access
The places where a driver enters or leaves a site affect both the project and the community as a
whole. Care must be taken in locating access to a site in order to avoid creating traffic obstructions
or hazards where drivers are entering or leaving a site.
Access points should be kept to a minimum. The number of entrances should be adequate to allow
efficient traffic flow. Adequate sight distance should be provided at exits for drivers reentering
traffic.
Parking
Off-street parking is required for all residences. Each site is expected to accommodate its parking
needs. Parking should be safe and accessible, with a simple layout that is readily understood by the
driver. It should be designed and located so that it does not dominate the residence.
Parking areas should be easily accessed from the street. Locating parking to the rear or side of the
building is preferred, with the front setback used to create a landscape buffer and snow storage area
between the building and street. All maneuvering shall be accomplished on-site. Backing out onto a
street is not allowed.
Landscaping of parking areas serves a number of important functions. Perimeter landscaping
increases the attractiveness of the site and street by screening the cars. Perimeter planting acts as a
visual and noise buffer for adjacent properties.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 56
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Lighting
Outside lighting increases the operational efficiency of a site, provides a measure of site security and
can enhance the aesthetics of the site and architectural qualities of structures. In determining the
lighting for a residence, the source, intensity and type of illumination should be appropriate for the
lighting needs.
Exterior lighting should be designed as part of the architectural and site design of a project. Fixture
style and location should be compatible with the building's architecture and landscaping.
All site lighting must be low-level illumination. Outdoor lighting on all Jots is to be shielded so as
not to create light spill or glare.
Fixture mounting height should be appropriate to the use, the residence and the setting. Light
standards should be as short as possible. Where low-level lighting (less than 5 feet) is used, fixtures
should be placed and directed so as to prevent glare. Where there may be a chance of breakage,
shatterproof coverings should be used on low-level lights.
Overall lighting levels should be compatible with the neighborhood ambient light level. The lighting
system should be energy efficient, based on the amount of light actually needed by users and
viewers. A few well-placed, low-intensity lights can provide all the illumination needed for
visibility, safety and security.
Parking area and building lights should be directed downward to prevent spillover onto neighboring
properties and streets. Light sources (bulbs) should be concealed.
See also "Lighting" in Programs (Chapter IV). Materials
Changes in wall material can lend visual interest to a building; too many changes can make the
wall visually discordant. The objective should be to create walls that are interesting, but not in
competition with their surroundings.
Wall materials should respond to the orientation of the building, with limited window openings on
the north and south that are open to sun exposure.
Natural materials such as redwood or cedar board siding, cedar shingles and shakes are particularly
appropriate for their natural appearance and weathering qualities. When properly selected and
applied, these materials have minimum maintenance requirements.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 57
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Roof shape is important in terms of organizing the massing of buildings, especially at the edges of
trees, landmasses or in the open. The objective in determining roof shape is to establish a visual
order to building clusters.
Roof surfacing materials are important as a means of blending the new construction to the existing
character of the area, as careful selection of these materials can help to relate the buildings to their
surroundings. On the other hand, the wrong color and texture can make the building garish and
distracting. From a functional standpoint, the choice of materials depends on the slope and assembly
of the roof. The objective is to choose roof-surfacing materials that help the building blend with its
site and climatic conditions and which are also functionally appropriate.
Composition shingle roofs and metal roofs are preferred with particular consideration to roof
configuration, quality, color and longevity of finish. Roof appurtenances (dormers, clerestories, and
skylights) create interesting, pleasant interior spaces. Their location on the roof is critical to
avoiding an over-decorated, visually confusing appearance.
Snow diverters and retainers may be necessary installations on roofs. They should be handled as an
integral part of the roofscape. Pedestrian and vehicular areas shall be protected from roof snow
shedding. This can be accomplished through secondary roofs, snow clips and snow fences on roofs.
All roof structures shall be designed to conduct rainwater and snow melt in such a way as to prevent
it from creating a dripping, icing or flood danger on pedestrian or vehicular areas below.
For pitched roofs, ice dams should be prevented by either heating the roof overhang or cooling the
roof surface with the placement of substantial insulation or unheated spaces under the roof. Pitched
roofs should be of an angle and material that will shed snow. Metal roofs and roofs with southern
exposures shed snow the easiest.
Eave lines should be high enough to avoid accumulation of snow to the eave edge, where it will
prevent snow from sliding off the roof.
Flat roofs should slope to a centrally located drain that runs down through heated space. The
guidelines are to provide for the public's safety and convenience and to reduce maintenance costs in
heavy snow areas in the County.
Chimneys Vents and Flues
Chimneys and flues shall be designed in such a manner so as not to cause fumigation of ground
level areas or adjacent buildings during down slope wind conditions. Chimneys should be located
high on the upwind side of the buildings to ensure adequate disbursement.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 58
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Chimneys and vents should be located out of the path of sliding snow.
Vents, flues and flashing shall not be exposed galvanized pipe and shall be painted a dark color.
Attempts shall be made to group these roof projections and conceal them from public view. This can
be done by enclosing them in forms compatible with the structure.
Doors and Windows
Door openings separate two completely different environmental conditions. Door openings should
be protected from the wind and overhanging or drifting snow. Vegetation, fences, extended walls,
roofs and other features of the building site can help shelter people near the building entries. Where
possible, doors should open onto exterior areas that receive sunlight.
Windows may be constructed of wood or wood covered with colorfast vinyl or aluminum. Metal or
metal covered windows must be coated with an approved finish.
Building entrances should be covered with a roof and raised to allow for snow build-up. Roof slopes
should be designed to avoid the shedding of snow onto steps, entrances and decks and/or paved
areas.
Aluminum doors, windows and screens shall be anodized or a factory finished baked enamel in a
dark color. Foundations, vents, flashing and other exposed metal shall be painted a dark color.
Chimneys, heating vents and utility lines should be located out of the path of sliding snow.
Drainage. Erosion Control and Snow Removal
Site drainage and spring run-off should be carefully considered in the drainage solution. Natural
drainage courses should be preserved and existing vegetation (ground cover, shrubs, and trees)
should be left undisturbed on the site except where the structures are located and where construction
access is necessary.
The site should drain adequately without interfering with adjacent properties. Natural contours
should be maintained as much as possible. Buildings, parking areas and drives should be designed to
fit the terrain, requiring minimum grading. Cut and fill should be kept to a reasonable minimum.
Only those areas needed for construction should be disturbed. Vegetation outside the construction
zone should be protected.
All slopes shall be protected against erosion. Grading design cannot create slopes greater than a
2: l unless controlled by mechanical stabilization, unless otherwise approved. No slope shall exceed
the angle of repose for the material involved.
All residences are required to have erosion control plans in accordance with the Landscape
Design Guidelines herein.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 59
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Site design must address problems of ice hazard and snow removal. Snow storage areas should be
provided which are functional in placement and adequate in size. Snow shedding onto adjacent
property is not allowed.
Driveway grades should not exceed 16% to allow easy use during icy or snow conditions.
Driveways to north-facing garages should slope away from the garage door for a minimum of 20
feet.
Parking areas and driveways should be located to catch afternoon sun in order to speed snow
melting and prevent ice build-up. Parking areas should be designed for snow removal operation with
unobstructed movement for snowplows.
Other Architectural Guidelines
Fences
Fences are allowed for the purpose of providing screening around hot tubs, pools, garbage
containers, utility yards and fuel tanks. No fencing will be permitted along property lines.
Hot Tubs
Hot tubs shall be screened from neighbors' view and placed in such a location so the hot tub facility
does not intrude upon a neighbor's privacy.
Skylights
Plastic bubble skylights are not allowed. Flush skylights integrated into the architecture will be
considered during Design Review.
Solar Panels
Solar panels shall be integrated into the architectural design and all exposed metal shall be anodized
a dark color or factory finish.
Trash Disposal
A structure enclosed on four sides (including doors) with a roof shall be provided to store at least
two (2) full-size garbage containers. This structure should be placed in a location that will provide
easy access, e.g., along a driveway or walkway and its design shall be compatible with the other
major buildings.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 60
RESIDENTIAL DISTRICT- Single-Family/Cottage Homes (continued)
Utility and Service Areas
All areas for utility and service activity, including refuse collection areas, must be separately
enclosed or screened so as not to be visible from neighboring property.
L.:tility Lines
All on-site utility and other transmission lines shall be placed underground.
ATTACHED RESIDENTIAL DISTRICT
Purpose
These Design Guidelines shall apply to multi-family homes constructed in the Attached
Residential District. The purpose of these guidelines is to achieve an integrated architecture
consistent with the overall design of the project while encouraging a variety of design features to
avoid monotonous standardization.
General Guidelines
Although flexibility in multi-family residential site planning is desired, the aggregate effect of
residential developments being unrelated to one another and the community as a whole often
produces isolated "compounds" with little concern for the public environment. Residential
developments surrounded by high walls, parking lots and rows of carports along public streets are
examples of practices to be avoided.
Building Elevations
Avoid long, unbroken building facades and simple box forms. Building facades should be broken up
to give the appearance of a collection of smaller buildings. To the extent possible, each of the units
should be individually recognizable. This can be accomplished with the use of balconies, setbacks
and projections that help articulate individual dwelling units or collections of units and by the
pattern and rhythm of windows and doors.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 61
ATTACHED RESIDENTIAL (continued)
Open Parking and Carports
Open parking and carports should be clustered in parking courts and along streets. Parking spaces in
the front yard setback should not be used to satisfy the off-street parking requirements. Pedestrian
and automobile circulation shall be clearly defined. Special paving at parking court entries and
landscape nodes between parking stalls are encouraged to soften the streetscape.
The materials, colors and roof forms of detached garages and carports should be consistent in design
with the adjacent residential buildings. The integration of carports with patio walls is encouraged to
add variety and relief to the streetscape. Prefabricated metal carports are strongly discouraged.
Carports in a single unbroken row are discouraged.
Street drainage should be collected in curb and/or gutters. The use of center-swale drainage devices
is strongly discouraged. Parking lots may drain to a single concrete swale at the edge of the aisle.
Use of rear access and alleys are encouraged.
Aisle width requirements are subject to local fire district approval. Parking stall length may be reduced by up to two (2)
feet where conditions permit the overhang of vehicles into
six (6) feet or more of sidewalk or a minimum of seven (7)
feet of landscaping.
The number of required parking spaces and percentage of
compact car spaces are regulated by the Town of Truckee
Development Code and Chapter IV (Program) of this
Specific Plan.
Subterranean Parking
Parking beneath buildings, including
subterranean parking, economizes the use of
land and increases on-site recreation space.
Such parking should be considered in all
multi-family developments. No parking is
allowed in the front yard. If provided at-
grade with the street, parking should be
effectively screened from public view on the
adjoining streets.
ATTACHED RESIDENTIAL (continued)
Gray’s Crossing Specific Plan
Adopted February 2004 Page 62
Garage Doors
Garage doors should appear to be set into the walls rather than flush with the exterior wall. Garage
door design should be kept simple, clean and unadorned. They are a major visual element of a home.
Entry Identity
In the Attached Residential District it is appropriate to provide each unit with its own identity and
entry. This can be accomplished by staggering and offsetting each separate unit and combing one
and two story building forms to separate massing. This will also provide variety to the streetscape.
Landscaping
Refer to the Landscape Design Guidelines herein.
Architectural Design Guidelines
General
There is no particular "style" proposed for Attached Residential structures in Gray's Crossing but the
focus should be on constructing a high quality residential environment, which responds to the
climate and the surrounding mountainous landscape. The criteria presented here strive for this
"quality" architecture through descriptions of encouraged materials and architectural considerations.
1. Long exterior walls that do not incorporate effects must be avoided on all structures.
2. Architectural planning and design should take full advantage of energy efficiency, e.g.,
natural heating and/or cooling, sun and wind exposure and solar energy opportunities.
3. Structural form and scale should relate to the use of the building as a multi-family
residence. The scale of all buildings should be within a human scale so as not to
overwhelm or dominate the natural surroundings.
4. Avoid the use of long access balconies or corridors that are monotonous and impersonal.
Instead, access points to units should be clustered. To the extent possible, the entrances to
individual units should be plainly visible.
5. Change roof levels and ground planes to break up the mass and bulk of buildings.
6. Make extensive use of private, enclosed patios and balconies to provide residents with a
greater degree of control over their living environments.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 63
ATTACHED RESIDENTIAL (continued)
7. Provide building complex entrances that are distinctive and easily identifiable. To the
degree possible, entrances to individual units or clusters of units should also be distinctive
and easily identifiable.
8. Mixed uses in close proximity to needed services are encouraged to minimize vehicle trips
and promote access.
Materials
Wood siding has traditionally been the primary wall surface material utilized throughout the
Truckee area for residential structures. Particular attention should be given to selecting an
appropriate accent material. The following design considerations shall determine if a development
meets the general architectural criteria:
1. Stucco, smooth, sand or light lace finish; 2. Wood, as a primary and accent material, such as shingles, board and batten, etc.; 3. Brick, as primary and accent material; and 4. Native rock, as an accent material.
Roofs
While few, if any, roof types for multi-family structures will actually
be prohibited by these guidelines, the following types/styles are
encouraged and should be considered prior to final selection.
1. Gable, shed and hip roofs; 2. Combining roof types; 3. Creating articulation in ridgeline plane; and 4. Varying plate heights and ridge height.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 64
ATTACHED RESIDENTIAL (continued)
Doors and Windows
Main or front doors should be double or single wood doors.
Window openings in mass walls should be relatively small in scale and be used in an informal
pattern on the wall, with deep set reveals and varied proportions. The following window types are
encouraged in the design of buildings.
1. Bay Windows
2. French Doors
3. Variety of Window Types
4. Rectangular Windows
5. Clerestory Windows
Other Architectural Guidelines
Exterior Stairs
Simple, clean bold projections of stairways are encouraged to complement the architectural massing
and form of a building. Stairways should be smooth stucco, plaster or wood with accent trim of
complementary colors.
Balconies, Porches and Patios
The incorporation of balconies, porches and patios in the building design is encouraged for both
practical and aesthetic value. These elements should be integrated to break up large wall masses,
offset floor setbacks and add human scale to buildings.
Chimneys and Vents
Chimneys, as an architectural form, shall be simple and boldly projected. Natural stone veneer and
articulation details are encouraged. It is recommended that exposed flues and extravagant metal
fireplace caps not be used.
All vent stacks and pipes shall be colored to match the roof or wall material. Gutters and
Downspouts
Gutters and downspouts generally are a problem in snow country, due to freeze/thaw cycles, ice
dams at eaves and snow and ice loads. Roof configurations and building and site planning should be
designed to avoid the use of gutters and downspouts. When necessary, the gutter should be
incorporated into the roof structure and not attach to or replace the fascia.
ATTACHED RESIDENTIAL (continued)
Gray’s Crossing Specific Plan
Adopted February 2004 Page 65
Mechanical Equipment
Roof mounted mechanical equipment shall be screened from view in a manner consistent with the
building facade. Ground mounted mechanical equipment shall be screened from view with
landscaping or fencing.
Skylights
Skylights should be designed as integral parts of the roof. Skylight framing material must be colored
to match the roof. Flat skylights are encouraged.
Paving
Textures, patterns and colors are encouraged in the design of paved areas in public places.
Modulation of surfaces should occur to define direction of walkways and location of major nodes
such as recreation facilities, entries, etc. Large monolithic areas of single-color untextured paving
are discouraged.
Solar Panels
Solar panels are to be integrated into the roof design, flush with the roof slope. Frames must be
colored to match roof colors. Natural aluminum finish is strongly discouraged. Support solar
equipment shall be enclosed and screened from view.
Awnings
Canvas or vinyl awnings of solid accent colors are permitted in moderation. Metal awnings are
strongly discouraged.
Accessory Structures
Patio trellises and other exterior structures may be of stucco or wood as permitted by Town codes,
with finishes complying with the overall color palette.
Parking and Service Lighting
Parking lots should be lit with a high enough intensity to discourage vandalism and help create
security. The design of the poles and fixtures should be coordinated with other site lighting. Poles
must be protected from auto bumpers, either by placing them far enough away from bumper
overhangs or place the light standards on a 24" concrete pedestal. Hooded lights are recommended
for parking areas to increase efficiency. Care should be taken in placing lights to avoid light
penetration into upstairs windows of housing units or adjacent properties. (See "Lighting" in
Chapter IV, Programs.)
Gray’s Crossing Specific Plan
Adopted February 2004 Page 66
ATTACHED RESIDENTIAL (continued)
Support Facilities
Any support buildings within the Attached Residential areas such as laundry facilities, recreation
buildings and sales/lease offices shall be consistent in architectural design and form as previously
illustrated for the residences. Temporary sales offices must be compatible with these standards in
order to satisfy these design criteria.
Mailboxes
Where common mailbox services are provided, they should be located close to the project entry or
near recreational facilities. The architectural character should be similar in form, materials and
colors to the surrounding buildings. Mailbox locations must be approved by the U.S. Postal Service.
Trash Disposal
Trash bins should be fully enclosed within 6-foot brick, wood or native stone veneer walls and solid
gates and should be softened with landscaping. Recommended locations include inside parking
courts or at the end of parking bays. Location should be conveniently accessible for trash collection
and maintenance.
VILLAGE CENTER DISTRICT
Purpose
The following section provides written and illustrated design direction related to the basic quality of
office/retail building architecture color and scale. This portion of the manual addresses each of these
elements in general terms and establishes the basic principles, which are expanded upon in much
more detail through the application of the following "specific architectural guidelines." This section
"paints the overall picture" for the design principles important for Gray's Crossing. They should not
be viewed as standing alone but rather in concert with the more specific guidelines found in the
subsequent sections of this manual.
Each guideline should be considered for how it applies to a given project. The illustrated examples
are intended as images that communicate ideas and should not be viewed as specific design
solutions.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 67
VILLAGE CENTER DISTRICT (continued)
General Guidelines
The qualities and design elements for office/retail buildings that are most desirable include:
1. Richness of surface and texture;
2. Significant wall articulation, such as insets, canopies, porches, wing walls, bay windows,
etc.; 3. Multi-planed, pitched roofs,
often including dormers;
4. Roof overhangs;
5. Articulated mass and bulk;
6. Interesting and articulated
walls;
7. Courtyards; and
8. Outside dining.
The following design elements are to be avoided:
1. Highly reflective surfaces;
2. Large blank, unarticulated wall surfaces;
3. Unpainted concrete precision block walls;
4. Reflective glass;
5. Corrugated metal siding on the main facade;
6. Plastic siding;
7. Irregular, modernistic window shapes and/or rhythm;
8. Square "box-like" buildings;
9. Standing seam metal walls on the main fa<;ade; and
10. Mix of unrelated styles (i.e., rustic wood shingles and polished chrome).
Gray’s Crossing Specific Plan
Adopted February 2004 Page 68
VILLAGE CENTER DISTRICT (continued)
Height
Building heights should relate to open spaces to allow maximum sun and ventilation, protection
from prevailing winds, enhance public views of surrounding mountains and forest and minimize
obstruction of views from adjoining structures.
Height and scale of new development should be compatible with that of surrounding development.
New development height should "transition" from the height of adjacent development to the
maximum height of the proposed building.
Bulk
Large buildings that give the appearance of "square box" buildings are generally unattractive and
detract from the overall scale characteristic in the region. There are several ways to reduce the
appearance of excessive bulk in large buildings, such as:
1. Vary the planes of the exterior walls in depth and/or direction;
2. Vary the height of the building so that it appears to be divided into distinct massing
elements;
3. Articulate the different parts of a building's facade by use of color, arrangement of facade
elements or a change in materials;
4. Use landscaping and architectural detailing at the ground level to lessen the impact of an
otherwise bulky building; and
5. 5. Avoid blank walls at the ground floor level. Utilize windows, wall articulation, and
change in materials or other features.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 69
VILLAGE CENTER DISTRICT (continued)
Scale
Scale, for purposes here, is the relationship between building size and the size of adjoining
permanent structures. It is also how the proposed building's size relates to the size of a human being.
1. Building scale can be reduced through
window patterns, structural bays, roof
overhangs, porches siding, awnings,
moldings, fixtures and details.
2. The scale of buildings should be related to
adjacent pedestrian areas, streets and
buildings.
3. Large dominating buildings should be broken up by using landscape materials, adding
awnings, eaves, windows or other architectural ornamentation, and using combinations of
complementary colors.
4. Utilize "infill" structures to create transitions in bulk and scale between large buildings and
adjacent smaller buildings. Color
1. The palette of colors from which to select are those that can be found in the natural
environment of the surroundings.
2. The dominant color of new buildings should relate to the inherent color of the primary
building's finish materials.
3. Large areas of intense white color should be avoided. While subdued colors usually work
best as dominant overall color, a bright trim color might be appropriate if it can be shown to
enhance the nearby visual environment.
4. The color palette chosen for a building should be compatible with the colors of adjacent
buildings.
5. Wherever possible, minimize the number of colors appearing on the building exterior.Small
office/retail buildings should use no more than three colors, except when requested by the
applicant and approved in the Development Review process, on the basis that the design
warrants additional colors.
6. Depending on the overall color scheme, accent colors may be effective in highlighting the
dominant color by providing contrast or by harmonizing with the dominant color.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 70
VILLAGE CENTER DISTRICT (continued)
7. Primary colors shall only be used to accent building elements, such as door and window
frames and architectural details. Bright or intense colors (but not including fluorescent
colors) can also be used to accent appropriate scale and proportion or to promote visual
interest in harmony with the immediate environment.
8. In buildings of a particular historical character or architectural style, exterior color should be
in keeping with the buildings proposed character and style.
9. Architectural detailing should be painted to complement the facade and tie m with adjacent
buildings.
10. Accent colors for trim should be used sparingly and be limited in number for each building.
Accent colors on adjacent buildings should be chosen to complement one another.
Architectural Design Guidelines
Exterior Walls
Buildings shall be designed to avoid a simple "box-like" structure. Horizontal or vertical wall
articulation should be expressed through the use of full roofs, projecting wing walls, wall offsets,
recessed entries, awnings, roof overhangs, second floor setbacks and/or covered arcades.
Freestanding buildings with walls at or less than 100 feet from a curb line should not have
continuous, visually unbroken walls. The front plane of the wall shall be a maximum 40 feet in
length, at which point horizontal or vertical articulation is required in order to be consistent with
these guidelines. This articulation could be established through the use of varying front wall
setbacks, multi-planed roofs, second floor setbacks, porches, arcades, awnings recessed entries,
wing walls, roof overhangs, etc.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 71
VILLAGE CENTER DISTRICT (continued)
Roofs
The roofline at the top of the structure shall not run in continuous plane for more than 60 feet
without offsetting or jogging the roof plane in order to be consistent with the guidelines.
early vertical roofs (A-frames and piecemeal mansard roofs used on a portion of the building
perimeter only) will not meet the intent of the guidelines.
Roof materials that are high contrast, utilize brightly colored glazed tile or a highly reflective
surface are discouraged.
Landscaping
Refer to the Landscape Design Guidelines herein.
Lighting
1. Maximum height for building and freestanding
lighting shall be in compliance with the Town of
Truckee Development Code.
2. If property is adjacent to a residential area or
residentially zoned property, the lighting should
be screened from these areas.
3. Lighting shall be directed away from adjacent
roadways and shall not interfere
4. with traffic or create a safety hazard.
5. Upward lighting shall be minimized to the greatest extent possible.
See also "Lighting" in Programs, Chapter IV.
Signs
Refer to "Signs" in Programs, Chapter IV.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 72
Programs
Gray’s Crossing Specific Plan
Adopted February 2004 Page 73
CHAPTER IV
PROGRAMS
The purpose of this chapter is to set forth the standards applicable to certain common development
programs within Gray's Crossing. The following programs are outlined in this chapter:
• Off-street parking; • Signs; • Lighting; • Wails and fences; • Grading and drainage; and • Infrastructure.
OFF-STREET PARKING
PURPOSE
This Section is intended to establish comprehensive parking provisions to regulate the design of
parking facilities and establish the number of parking spaces required for various land uses. Parking
requirements are established to:
• Assure an adequate number of spaces are available to accommodate anticipated demand;
• Lessen traffic congestion and adverse impacts on surrounding properties;
• Encourage the use of alternative modes of transportation, such as trail systems and shuttles;
• Ensure access and maneuverability for emergency vehicles; and
• Provide loading and delivery facilities to support the project.
GENERAL PARKING GUIDELINES
Parking facilities shall be conveniently located and permanently maintained. Temporary reduction
of parking spaces may be permitted to allow for snow storage during the winter months.
Development Standards and Parking Design
Off-street parking areas, driveways, and site access for the Residential, Village Center, and
Recreation Districts will be designed and constructed in compliance with the Truckee Development
Code (Section 18.48.70 and Section 18.50).
Gray’s Crossing Specific Plan
Adopted February 2004 Page 74
Required Number of Parking Spaces
1. Unless otherwise specified herein, references to acreage or square footage shall be
considered gross acreage or gross square footage.
2. When the calculation of the required number of parking spaces requires a fractional
parking space, any such fraction equal to or greater than one-half (1/2) shall be constructed
as a whole and fractions less than one-half (1/2) shall be eliminated.
3. Shared parking reduction in Village Center: The Truckee Development Code (Section
18.48.050) allows a 25% reduction of the total parking spaces required where two (2) or
more non-residential uses have distinct and differing peak traffic usage periods. A parking
study analysis may be required.
4. Compact car spaces in Village Center: Parking lots may include compact car spaces for up
to 25% of the total number of required spaces (per Truckee Development Code, Section
18.48.050). Size and markings shall be consistent with the Development Code.
5. Disabled/Handicapped Parking will be in compliance with Section 1129B of the California
Building Code of Regulations, State of California, and Truckee Development Code.
6. The number of required spaces by Land Use is listed in the following Table, unless
otherwise approved through a Planned Development per the Town of Truckee
Development Code Chapter 18.78 (Planned Development) and submittal of a parking
study.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 75
PARKING REQUIREMENTS BY LAND USE Land Use District Vehicle Spaces Required
Residential
Single-family Homes
Cottage Units
Attached Units
Secondary Residential Units
2 spaces.
2 spaces.
studio and 1 bedroom units - 1.5 spaces per each unit with
1 space per unit in a fully enclosed garage
2 bedrooms or more - 2 spaces per each unit, with 1 space
per unit in a fully enclosed garage. Spaces not required to
be in a garage for affordable housing units.
Guest parking – 25% of total required spaces
Per Development Code requirements
Village Center
Restaurants
Retail Store
Employee Housing
Lodging
Offices/lofts
1 space per each 75 square feet of gross floor area for
patrons, plus I space per each 300 square feet of service
area. plus one space per each 100 square feet of outdoor
dining area. Parking spaces for outdoor dining areas may
be used for snow storage.
l space per each 250 square feet of gross sales area, plus l
space per each 600 square feet of storage area, and I space
per each company vehicle.
1 space per each bed, plus 1 space per each 8 beds for
guest parking; 1 space per each employee on largest shift
l space per each guest room, plus l space per each 2
employees on largest shift.
l space per each 250 square feet of gross floor area for the
first 5,000 square feet and I space per each 300 square feet
thereafter
Recreation
Golf Course
Golf Driving Range
Clubhouse
Health/Fitness Center.
3 spaces per hole.
2 spaces per tee.
l space per each 250 square feet of gross floor area.
1 space per each 250 square feet of gross floor area.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 76
BICYCLE PARKING
Bicycle parking facilities will be provided in the Village Center, Attached Residential and employee
housing buildings in compliance with the Truckee Development Code (Section 18.48.090).
VANPOOL/SHUTTLE BUS PROGRAM
A vanpool/shuttle bus program, approved by the Planning Commission, may qualify for a parking
reduction of up to 20% on an approved Site Plan. The vanpool/shuttle bus program may be
approved concurrently with the Site Plan. The vanpool/shuttle bus program must include all of the
following elements (in any order) to qualify for the parking reduction:
1. Vanpool/shuttle bus parking facilities and identification of agency/entity providing the
service;
2. The uses or businesses and parking locations for which the vanpool/shuttle bus program is
applicable;
3. The anticipated schedule for vanpool/shuttle bus drop off and pick up;
4. Funding source(s); and
5. Implementation, enforcement and monitoring plan.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 77
SIGNS
PURPOSE
This program provides the necessary guidance for the implementation of signage that meets the
identification and informational needs of the community and is aesthetically compatible with the
thematic and quality standards established for the Gray's Crossing Specific Plan area.
Signs within the Gray’s Crossing Specific Plan area shall be consistent with the Town of Truckee
Development Code.
GENERAL GUIDELINES
The General Guidelines listed below provide the basic criteria for the design and implementation of
signs throughout the Specific Plan area. The standards of the Town of Truckee Development Code
shall govern,
Sign Design
1. All signage should be constructed with high quality materials and finishes and fabrication.
2. All signs and their supporting structures should be enclosed and maintained in good
condition. Exposed hardware should be finished in a manner consistent with quality
fabrication practices.
3. In order to prevent staining of architectural surfaces, non-corrosive materials should be used
on all exterior signs.
4. All signage within private uses should maintain a minimum 5-foot setback from any public
right-of-way.
5. The number and size of signs should be kept to a minimum. Only signs necessary to clearly
communicate the message intended shall be permitted.
Sign Maintenance
1. All signs shall be maintained in a safe and attractive condition at all times. Upon notice from
the Town of Truckee, a tenant will be required to refurbish, within thirty (30) days, any
signage which does not meet the standards as stated within this Master Sign Program.
Damaged signs, from either a natural or man caused occurrence shall be replaced within
thirty (30) days.
2. Any sign illumination malfunction shall be replaced or remedied within (ten) 10 days.
Sign Illumination
1. All signs and their illumination systems should utilize the minimum amount of energy
through the use of energy saving design techniques, equipment and materials.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 78
2. All exterior sign illumination shall be consistent with the Lighting section of this chapter,
and the Town’s Development Code.
Prohibited Signs
1. Any signage not specifically permitted by the Town of Truckee Development Code, is
prohibited.
2. No sign, part or attachments thereof, shall flash, scintillate, move, change color, appear to
change color or intensity or contain any part or attachment that does the same, unless
approved by the Community Development Director.
3. Pole signs to identify individual users are prohibited.
Entryway Signs-Village Center and Recreation Districts
1. Entryway signage should be provided at each roadway entrance to the Village Center and
Recreation Districts within the Gray's Crossing Specific Plan.
2. Entryway signage may consist of monumentation, garden or screen walls or sculptural
elements that depict the thematic architecture of the Specific Plan area.
3. Entryway signage should be integrated into the landscape design of the immediate area.
4. Kiosk or multi-panel signage is allowed for the identification of multiple businesses as
viewed from State Highway 89 North and Interstate 80 to reduce the number of individual
signs.
Street Identification
1. Street identification signs shall be provided at each roadway intersection and be clearly
visible and in conformance with subdivision and street standards of the Town of Truckee.
2. Street identification signs should be designed to enhance the overall streetscape appearance.
Compatibility with the architectural themes established for the Specific Plan area is
encouraged.
Vehicular Roadway/Bicycle Pathway Directional Signs
Directional signs (e.g., stop signs and yield signs) for vehicular roadways shall be implemented in
accordance with the state vehicle code. Opportunities for architectural enhancement of directional
sign standards should be explored during project design.
Community Kiosks
1. Kiosks may be located within the public right-of-way to provide communication tools for the
area.
2. A Master Kiosk Prob'Tam should be prepared, prior to development, to identify locations,
design and maintenance conditions. The program should also provide provisions for public
use and maintenance.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 79
3. Kiosks should be designed as an integral part of the architectural and landscape theme.
RESIDENTIAL NEIGHBORHOOD SIGNS
Neighborhoods
1. Entryway signage should be clearly visible at each key entry point to a residential area and
architecturally compatible with the residential neighborhood it serves and incorporated
within a landscape area.
2. A monument sign is encouraged for entryway signage.
3. Illumination for entryway signage should be distinct and in accordance with the Lighting
section of this chapter.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 80
Residence Identification
1. An address number shall be provided for each residential dwelling unit that is designed as an
integral part of the immediate architecture and landscaping.
2. Address numbers should be clearly visible from the public right-of-way and scaled
appropriately for the residential structure it serves.
NON-RESIDENTIAL USES
Design
1. All signage should promote and enhance the architectural and landscape design of the
individual project it serves.
2. Sign copy should be kept to a m1mmum and should be appropriately scaled to the
architectural design of the structure and tenant space it serves.
3. Unless wall mounted, all signs should be architecturally treated equally on both sides.
4. No advertising shall appear on signs accept as established within the Master Sign Program
for the individual project it serves.
Tenant Signs
1. Individual tenant signs should be designed as an integral part of the architecture.
2. Individual tenant sil:,'TIS should be limited to the tenant name and logo.
3. The internal illumination of individual sign letters is encouraged.
4. All tenant signs should be removed when business goods are no longer sold or produced or
services are no longer provided.
5. Tenant signs need not be directly attached to the lease space to which they refer.
Directory Signs
1. Directories should be provided in multi tenant centers to aid in the identification of tenants
and specific facilities.
2. Directories should be strategically placed to mimm1ze their use and max1m1ze their
effectiveness.
TEMPORARY SIGNS
General Guidelines
1. Temporary signs should be architecturally compatible with the standards within the
architectural guidelines of this Master Sign Plan. 2. Temporary signs may not be illuminated. 3. Temporary signs are not to be decorated with flags, banners, balloons or similar devices.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 81
LIGHTING GUIDELINES
PURPOSE
This summarizes the lighting design objectives and lighting design criteria. The exterior lighting
standards of the Development Code shall govern.
OBJECTIVES
• Maintain visibility of stars in the night
sky.
• Establish a warm, inviting character.
• Create a unique identity, responding to
local vernacular.
• Provide functional lighting for safety.
• Minimize light during non-active hours
(11 pm-dawn).
DESIGN GUIDELINES
Design standards were based on energy efficiency, durability, and safety. The criteria used were
developed from following sources and codes:
• Certification program for Leadership in Energy and Environmental Design (LEED),
• International Dark Sky Association (IDA),
• Illuminating Engineering Society of North America (!ESNA),
• National Electric Code, (NEC),
• National Fire Protection Association (NFPA),
• American Disabilities Act (ADA),
• State Codes, and
• Truckee Municipal Code.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 82
Leadership in Energy and Environmental Design (LEED)
Gray's Crossing will be designed to meet the LEED recommendations for Light Pollution
Reduction. The objectives are to maintain night sky visibility, reduce development impact on
nocturnal environments, and eliminate light trespass between building sites. To achieve these goals,
Gray's Crossing will comply with the following requirements:
1. Meet light levels and uniformity ratios recommended by the Illuminating Engineering
Society of North America (IESNA).
2. Exterior light brighter than 1000 lumens will be "shielded".
3. Exterior lights greater than 3500 lumens will be "Full Cutoff' type.
SCOPE OF LIGHTING GUIDELINES
• Site entry;
• Main street and secondary streets;
• Parking;
• Retail;
• Hospitality;
• Gas Station; and
• Residential.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 83
LIGHTING DESIGN INTENT
Design Style
Lighting will support the architectural style and
highlight quality material and components.
Color Quality
Warm lighting will delineate comfortable and inviting
environments.
Hierarchy Lighting intensity is organized to identify focal points.
Transparency The lighting intensities will extend visibility and create
transparency, from area of lower to higher brightness.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 84
POLE LIGHTING
• Shielded light fixture of full cutoff style.
• Shielded fixture throws light down and minimized light
pollution and glare.
• Minimizes light
pollution and glare.
SIGN LIGHTING
• Shielded light fixture conceal lamp.
• Fixture above aimed downward.
• Minimized light pollution and glare.
• Front lighted signage.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 85
TREE DOWNLIGHTING
• Halogen downlights equal to or Jess than 75 watts or 1300 lumens.
• Light fixture aimed straight down at the ground.
• Minimizes light pollution and glare.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 86
FACADE LIGHTING
• Shield fixture conceals lamp.
• Fixture throws light up under and
within architecture and on to
ground below.
• Minimizes light pollution and
glare.
BUILDING MOUNTED FIXTURES
• Shielded fixture conceals lamp.
• Fixture throws light up within
architecture and on to ground
below.
• Minimized light pollution and
glare.
FESTIVE LIGHTING TECHNIQUES
• Shielded fixture conceals source, and throws light downward only.
• Lamps are equal to or less than 5 watts.
• Light output less than 35 watts
or 1,000 lumens per tree or
building component.
• Minimizes light pollution and
glare
Gray’s Crossing Specific Plan
Adopted February 2004 Page 87
LIGHTING EXHIBITS
STREETS
Gray’s Crossing Specific Plan
Adopted February 2004 Page 88
VILLAGE CENTER DISTRICT
Gray’s Crossing Specific Plan
Adopted February 2004 Page 89
RESIDENTIAL DISTRICTS
Gray’s Crossing Specific Plan
Adopted February 2004 Page 90
GRADING AND DRAINAGE
GRADING
The Grading Program is intended to ensure that excavation and fill operations are completed in a
coordinated and efficient manner that will enhance project aesthetics.
OPERATIONAL GUIDELINES
1. Due to the topographic nature of the site, extensive grading operations will not be
necessary to accommodate the project. Primary grading will occur in the development of
the Village Center areas. Excess cut material should be used in the creation of berming and
other topographical variations within the development area to add visual interest
throughout project landscaping.
2. Grading operations within the Specific Plan area shall follow the recommendations
provided in the geotechnical investigations required prior to any development.
Geotechnical recommendations shall include measures to mitigate potential impacts and
address, as appropriate, the following:
a. Expansive soils; b. High groundwater levels; c. Existing unsuitable soils and fill; d. Site preparation; e. Temporary excavations; and f. Temporary soil erosion techniques.
3. To the extent feasible any grading within the Specific Plan area shall balance cut and fill
on-site. If the transports of cut and/or fill is necessary, transport operations should be
consistent with Town ordinances and be identified in the Site/Tentative Map review.
4. Grading activities shall be phased with development to the maximum extent possible and
be consistent with the overall conceptual plan for the entire Specific Plan area.
EROSION CONTROL
Guidelines
An Erosion and Sedimentation Control Plan shall be prepared prior to the issuance of a grading
permit to ensure adequate erosion control protection during grading operations. Details of that Plan
shall be in conformance with the Best Management Practices Handbook Standard, Volume II, Tahoe
Regional Planning Agency, November 1988 or as amended.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 91
STORM DRAINAGE
Purpose
The Storm Drainage Program is intended to provide comprehensive drainage facilities to adequately serve the Specific Plan area consistent with the provisions of the State of California, Regional Water Control Board, Lahontan Region, Discharge Standards or as amended.
General Guidelines
Prior to any development, a Ylaster Drainage Plan shall be submitted with each Development
Plan that incorporates the following:
1. Use of greenbelts and landscaped areas to convey and store storm water runoff;
2. Use of retention basins to contain runoff prior to its discharge into any drainage course;
and
3. Integrate "biological treatment processes" within the greenbelt and landscape area per the
standards of the California Regional Water Control Board, Lahontan Region and the
recommendations of Volume II of the Best Management Practices Handbook of the Tahoe
Regional Planning Agency, November 1988 or as amended.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 92
INFRASTRUCTURE
PURPOSE
The Infrastructure Program is intended to ensure that adequate infrastructure is provided to the
Gray's Crossing Specific Plan area. The Preliminary Utility Plan (at the end of this Chapter),
conceptually depicts proposed water, sewer, electrical and roadway alignments. Final approval of
these improvements, including location and size, rest with the utility districts providing services,
i.e., the Truckee Donner Public Utility District and the Truckee Sanitary District. Utilities and
roadways will be constructed in phases as development within the Specific Plan area is constructed.
The size, type and amount of infrastructure shall coincide with the amount of development proposed
in any one phase, provided each phase of improvement meets each District's regulations.
WATER DISTRIBUTION SYSTEM
General Guidelines
1. A water distribution system for the Specific Plan area shall be designed in conformance with
the provisions of the Truckee Donner Public Utility District Master Plan.
2. Water facilities needed to accommodate the demand within the Specific Plan area shall be
installed as each phase develops. Storage tanks with booster stations and distribution lines of
6, 8, 10 and 12 inch water mains will be required. The final configuration of storage may
vary depending upon water quantity requirements of development phasing.
The water distribution system for the Gray's Crossing Specific Plan area will be designed to
be compatible with the future regional distribution facilities, as depicted within the Town's
General Plan for the project area. Each phase of development within the Plan area shall size
construct that portion of the system as determined by the District. Reimbursement
agreements may be considered subject to District Standards.
3. To supply water service to the Gray's Crossing Specific Plan area will require approximately
400,000 gallons of storage capacity depending on fire flow requirements based on build size
material. The water source will be provided by a combination of on- or off-site wells drilled
and maintained by the Truckee Donner Public Utility District. Service to the individual
development components within the Specific Plan area will be via water distribution lines in
various sizes located within the roadway right-of-ways.
The Truckee Donner Public Utilities District is constructing a new storage tank on their property
located between Interstate 80 and the Pioneer Valley Convention Center. This facility will serve the
area and Gray's Crossing will pay their fair share of the cost.
The Preliminary Utility Plan (at the end of this Chapter), depicts the general location for utility lines
to service to this project.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 93
SEWAGE COLLECTION SYSTEM
Purpose
The Sanitary Sewage Collection System shall be designed in conformance with the provisions of the
Truckee Sanitary District. The system shall be designed to accommodate the uses proposed within
the Gray's Crossing Specific Plan area, as well as appropriate sizing for adjacent properties. Prior to
development, annexation to the Truckee Sanitary District will be required to accommodate the lands
within the Gray's Crossing Specific Plan area. The Sanitary Sewage Collection System shall
incorporate the following:
1. Quantification of anticipated sewage generation per each land use zone within the Specific
Plan area;
2. Appropriate line sizing to accommodate flows on-site and from adjacent properties to the north
and west;
3. Coordination with the Truckee Sanitary District to determine pipe sizing and location and
appropriate crossing for the main sewer line under Interstate 80;
4. Phasing of the Sewage Collection System shall generally be m accordance with the phased
development areas within the Specific Plan;
5. Prior to development of the first phase, a comprehensive collection system design shall be
reviewed and approved by the Truckee Sanitary District and annexation shall be completed for
the entire property within the Specific Plan area;
6. The two preferred off-site sewer connection locations to transfer waste water from the site are
the existing bridge crossing in the Martis Valley area, just south of the Olympic Heights
Subdivision and the SAD 6 crossing under the Truckee River that outflows from the Glenshire
Subdivision. To connect to these locations will require off-site improvements starting from the
southeast property comer of the plan area paralleling the west side of Section 12 down to
Glenshire Drive. From this location, the sewer line would be extended either easterly toward
the SAD 6 outfall crossing or westerly toward the newly installed bridge crossing the Truckee
River.
The Preliminary Utility Plan (at this end of this Chapter), depicts the location of on-site lines.
Like the requirements of the Truckee Donner Public Utility District, these facilities must be
approved in size and location by the District prior to construction.
In addition to the above, a limited alternative source for sewer lines, depending on the volume
of affluent generated, could be the existing crossing on Interstate 80, west of State Highway
89. However, this line has limitations due to the size of pipe and its intersection with Tahoe
Truckee Sanitation Agency main line south of the Truckee River.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 94
ROAD CIRCULATION
A network of road systems has been designed through the Specific Plan area. The main accesses to
the Specific Plan area are State Highway 89 and Prosser Dam Road. It is anticipated a full left-tum
and/or a controlled intersection, will be necessary to accommodate traffic generated from current
and projected traffic at this intersection. In addition to the Road Standards Sections, depicted on the
following pages, the roadway network is shown on the Tentative and Development Maps within this
Specific Plan. When Development Permits are requested for each phase the Site Plan and/or
Tentative Map shall demonstrate the following:
1. All roads shall operate at a level of service (LOS) consistent with the Town of Truckee
Public Facilities Master Plan or performance standards for circulation facilities.
2. Continuous walkways shall be provided within the Residential and Attached Residential
Districts. The walkways shall be conveniently linked with other land uses. Pedestrian paths
should provide direct access from Residential Districts to the Village Center, open space
areas, public schools and parks.
3. Road Standards for the various land uses depicted in the Specific Plan area are shown on
the following pages.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 95
Gray’s Crossing Specific Plan
Adopted February 2004 Page 96
Gray’s Crossing Specific Plan
Adopted February 2004 Page 97
ELECTRICAL DISTRIBUTION SYSTEM
General Guidelines
1. Electrical facilities shall be provided to adequately serve the project as it develops and
shall be designed to accommodate ultimate development.
2. Electrical facilities shall be designed and constructed in accordance with Truckee Donner
Public Utility District Standards.
3. Electrical distribution shall be located underground within designated utility easements.
Overhead lines shall not be permitted to access electrical substation facilities off-site.
4. Project developers shall coordinate with the Truckee Donner Public Utility District for
phasing and requirements of electrical services.
5. Electrical service to the site can be provided from two locations:
a. Truckee Sub-Station- 7,500 KWA Sub-Station; and
b. Martis Sub-Station, by Truckee Sanitary District's holding pond- 15,000 KWA sub-
station.
An interim 3-phase extension from the power poles west of State Highway 89, over the
highway and along the power line easement fronting the south property line is available.
This would allow service to the Village Center and some residential development. As
residential development builds out, a loop system connecting this power source to the
Martis Sub-Station will be needed. This will require overhead facilities running out of the
southeast comer of the property southwest and along the side of Section 12 down to
Glenshire Drive and eventually to the Martis Sub-Station.
Electrical services provided on-site will be underground and installed in the roadways
(see Preliminary Utility Plan (at this end of this Chapter), for location of these facilities).
6. Relocate existing high voltage transmission lines to the easterly portion of the site.
SOLID WASTE DISPOSAL PLAN
Each project shall prepare a Solid Waste Disposal Plan in compliance with the Town of Truckee
Municipal Code. The plan shall incorporate the requirements of A.B. 939 and include the following:
1. The Solid Waste Disposal Plan shall address the implementation of a redemption collection
facility for recycled materials, including location, hours of operation, operational
procedures and facility specifications. The facility may be mobile, with regularly scheduled
days and hours of operation.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 98
2. The Solid Waste Disposal Plan shall also address the use of a mulching facility, including
location, timing of implementation, operational procedures and facility specifications.
Mulching facilities should be screened from public view.
3. A curbside collection program should be implemented, if feasible and include the
following:
a. Attractive curbside collection containers for homes in the Residential District;
b. Adequate storage area for recycling adjacent to refuse storage dumpsters within
Attached Residential and Village Center Districts; and
c. Procedures for the clean-up of fugitive materials from collection operations.
4. A solid waste reduction and recycling plan shall be prepared for individual businesses or
business complexes. The Solid Waste Reduction Plan and recycling procedures shall be
required prior to the issuance of an occupancy permit for the business or complex. The plan
shall provide an analysis of anticipated waste stream, source reduction schemes and
recycling procedures that will be implemented. Provisions for monitoring the effectiveness
of the plan will also be required.
Gray’s Crossing Specific Plan
Adopted February 2004 Page 99
Gray’s Crossing Specific Plan
Adopted February 2004 Page 100
AFFORDABLE HOUSING
The affordable housing program applies to the following areas of the Specific Plan:
• Parcel D (APN 043-010-007): Located to the south of the Prosser Dam Road and Henness
Road roundabout. Considered an Attached Housing parcel, across the street from the Golf
Course Clubhouse, restaurant, and fitness center.
• Parcel F (APN 043-010-005): Located on Henness Road, approximately 600 feet to the east
of the Henness Road/State Route 89N roundabout. Considered an Attached Housing parcel
directly to the east of the 92-unit apartment complex known as Henness Flats.
• Cottages site (APN 019-770-002): Located on China Camp Road, approximately 800 feet
north of the China Camp Road/Alder Drive intersection. Considered the Cottages parcel,
directly to the north of the Assumption Catholic Church site.
• The Village (10212, 10120, 10105, 10131, 10153, 10057 10009 10002 Edwin Way; 10149
Annie’s Loop, 11763 Henness Road; APNs 43-050-21, 43-060-0 1 to 43-060-08, 43-070-01
to 43-070-03, -05, and -07). Located on the east side of State Route 89 North, between the
Henness Road/State Route 89 North roundabout and the Prosser Dam Road/State Route 89
North roundabout. Parcels on the east and west sides of Edwin Road.
Any development of these sites shall comply with the Town of Truckee Development Code Sections
18.214 (Inclusionary Housing) and 18.216 (Workforce Housing).
Gray’s Crossing Specific Plan
Adopted February 2004 Page 101
Sites in Gray’s Crossing
Parcel B
Cottages
Parcel F
Parcel D
Undeveloped
Village Center site
0
0
Truckee's General Plan and Policy
Compliance
Gray's Crossing
Specific Plan
Chapter V
Compliance with Truckee's General Plan and Policies
January 2004
jse::ol
Page 90
COMPARISON OF GENERAL PLAN POLICIES
AND SPECIFIC PLAN STANDARDS The Land Use element of Truckee's General Plan sets forth building and intensity specifications for each land use designation and Planned Communities for private lands. These intensity factors range from units per acre to Floor Area Ratios (FAR). Each Planned Community has specific land use policies set forth in the General Plan. Gray's Crossing land use policies are set forth under PC-2 Policies 1 through 15 and specify the goals and parameters to be included in developing a Specific Plan for this site. Theses specific policies stipulate how the individual land use designations must be applied to the particular sites and equates to a land use intensity that in some cases is equal to and in many cases, is less than the land use density/intensity specified in the base designations. These density and intensity factors for each of the General Plan land use designations and each Planned Community are outlined in the Appendix A, Table A. l of the General Plan and specifies the applicable acreage and anticipated build-out capacity. The build-out capacity for PC-2 (Gray's Crossing project) anticipates up to 818 acres of land being involved, allowing 600 housing units with occupied units of 288 with a base population of 780 and a 400,000 square foot maximum non-residential square foot limitation and up to 800 employees on the site. Table 2.4 of the Land Use Element of the General Plan sets a maximum limit of retail and office square footage at 175,000 square feet. This leaves a maximum of 225,000 square feet for lodging and recreational buildings. The original Gray’s Crossing Specific Plan was required to be consistent with the 1995-2014 General Plan. No changes were made as part of the 2025 General Plan that substantially impacts this analysis for General Plan compliance.