Article III — "Y" INDUSTRIAL COMMUNITY PLAN DESIGN STANDARDS

Introduction. The purpose of the South "Y" Industrial Tract design standards is to establish modifications to the city-wide design standards that are appropriate to a preferred industrial area. Such modifications will allow industrial uses to dominate within the tract, functioning as South Lake Tahoe's core area for industrial uses, while providing a clearly defined and screened boundary to the adjacent residential and roadway uses.

Applicability. All projects within the South "Y" Industrial Tract shall meet the standards contained within this chapter. Where not superseded by the standards found in this chapter, the city-wide design and lighting standards also apply. Should a conflict occur between the city-wide standard and the community plan standard, the community plan standard shall take precedence.

This article shall apply to:

1. All new development projects.

2. All major remodel projects.

3. All additions, including installation of industrial-style storage containers.

4. Where indicated, commercial changes in operation.

5. Where indicated, new open storage.

• A. Permissible Uses.

Standard: Refer to use matrix for the South "Y" Industrial Tract community plan.

Special Standard: The following special standard applies to new projects determined by TRPA to potentially affect a Source Water Protection Zone (wells numbered 03231413W11 or 03231413W12):

1. New project applications for uses that constitute possible contaminating activities within these zones must make the findings and meet the requirements of Chapter 82 of the TRPA Code in order to be approved.

Special Standard: The following special standard applies to existing possible contaminating activities determined by TRPA to potentially affect a Source Water Protection Zone (wells numbered 03231413W11 or 03231413W12):

1. These uses must submit a spill control plan that meets the TRPA Code requirements.

• B. Height.

Standard: Refer to TRPA Code of Ordinances, Chapters 15 and 22.

• C. Bulk.

Standard: Refer to city-wide design standards.

Special Standard: The following special standard replaces the city-wide design standard relating to scale and massing of structures.

1. Because the community plan has screening requirements for uses visible from Lake Tahoe Boulevard and D Street; within the tract, industrial uses are permitted to dominate.

Special Standard: The following special standard modifies the city-wide design standard relating to design of structures shall be compatible with its environment:

1. Buildings and structures shall be evaluated based on the impact the structure has on scenic backdrop as seen from the Lake Tahoe Boulevard and D Street.

• D. Coverage.

Standard: Refer to Chapter 20 of the TRPA Code of Ordinances.

• E. Setbacks.

Standard: Refer to city-wide setback standards found in Chapter 6.55 SLTCC.

• F. Site Design.

Standard: Refer to city-wide design standards and Chapter 71 of the TRPA Code of Ordinances.

Special Standard: The following special standard applies to projects determined by TRPA to have the potential to exceed the area noise standard (65 CNEL):

1. Project application shall include a noise analysis for consideration as part of the environmental review process. The following performance standards for the stationary or industrial noise sources or projects will be used to evaluate specific project impacts. Impacts will be measured at the property line of a noise-sensitive receiving use:

Each of the noise levels specified above should be lowered by five dB for simple tone noises, noises consisting primarily of speech or music, or for recurring impulsive noises. Noise measurements conducted for noise analyses shall follow TRPA protocols for the CNEL measurements that are described in the 2001 Threshold Evaluation.

Projects shall incorporate design features and self-monitoring components (to be determined during the permitting process) to ensure compliance with noise standards. Monitoring results should clearly indicate whether the standards are being met and they shall be provided to the city of South Lake Tahoe and TRPA. If project monitoring demonstrates that standards are consistently being met, the monitoring requirement may be discontinued after one year of data showing no violations. If standards are not being met, adaptations to attenuate the noise must be incorporated into the project and monitoring should continue until one year's worth of results demonstrate no noise violations.

Special Standard: The following special standard applies to projects that have a fuel tank or use other potentially contaminating materials as part of their operations:

1. Project application shall include a spill contingency plan, when required by TRPA, Lahontan, or county environmental management, which addresses how to respond to accidental spills.

Special Standard: The following special standard applies to projects determined by TRPA or Lahontan regional water quality control board to require a storm water pollution protection plan:

1. Project application shall include a storm water pollution protection plan that meets the content requirement dictated by the water quality agency.

Special Standard: The following special standard applies to all projects proposed on an existing developed project area:

1. Best management practices shall be installed for the property at the time the project.

Special Standard: The following special standard applies to all existing developed project areas seeking to add commercial floor area obtained from the community plan allocation:

1. Best management practices shall be installed for the entire parcel.

Special Standard: The following special standard applies to all properties that gravity drain to the Industrial Tract stream environment zone restoration project:

1. Rather than provide for on-site infiltration of the 20-year, one-hour storm, the project proponent may elect to discharge their run-off to the Industrial Tract stream environment zone restoration project for complete treatment under certain circumstances described in the South "Y" Industrial Tract community plan.

Special Standard: The following special standard applies to all existing developed properties that propose installation of an industrial-style storage container:

1. A city of South Lake Tahoe planning division minor design review application is required.

2. When used in association with commercial buildings and uses, these containers must have commercial floor area.

3. Storage containers may be placed only on TRPA-verified existing land coverage or create new land coverage after permitting consistent with the land coverage constraints of the property.

4. Installation of containers in existing parking lots may not reduce the amount of parking spaces available below that required to support the uses on the property.

5. No storage containers shall encroach into a setback area.

6. Any storage container visible from D Street or Lake Tahoe Boulevard must comply with design review requirements related to prefabricated or factory-built buildings or structures. Other containers need not comply with local design standards.

Special Standard: The following special standard applies to all properties that propose installation of up to five-foot-high fences within the 20-foot front yard setback between 10 to 20 feet from the front yard property line:

1. The land area between the front property line and the fence shall be landscaped with native vegetation, including shrubs and trees planted outside of the "clear zone";

2. The project shall install physical barriers to prevent parking in landscaped/open space areas;

3. The landscape plan shall be reviewed and approved by the city planning division;

4. A hold harmless agreement with the city is required; 5. The property's street address must be posted on the fence.

Special Standard: The following special standard applies to all properties that back to Lake Tahoe Boulevard and any of these properties that obtain any of the community plan allocation of CFA:

1. All existing developed properties (by October 15, 2010) and all new development must be screened along the entire length of the property (unless there is a grandfathered access to Lake Tahoe Boulevard). Screening shall be by means of an eight-foot solid wood fence of the design specified in the Industrial Tract fence checklist of the Industrial Tract community plan.

Special Standard: The following special standard applies to screening of service areas. Screening of service areas is required only for applicable projects located on D Street properties. It also applies to any of these properties that obtain CFA from the community plan allocation:

1. Applicable projects, including new open storage, must screen the nearby residential areas and Lake Tahoe Boulevard from view, noise, and dust. If the environmental documents for these developments indicate that the use will have adverse effects related to view, noise and dust, then the environmental documents must define the appropriate level of screening.

2. New parking and storage within the front yard setback of D Street is prohibited.

3. For undeveloped properties, installation of a landscaped strip at least 20 feet wide is required, incorporating a sidewalk in the public right-of-way. This landscaped strip should consider incorporation of a vegetated berm, and must include either a solid wood fence or masonry wall in order to accomplish visual screening. The heights

and dimensions of the berm and fence/wall must effectively screen the proposed industrial uses. The parking and building, if not visually part of the industrial use, need not be fully screened.

4. For existing developed properties proposing major remodels or additions, the intent of the standard for undeveloped properties must be addressed within the constraints imposed by existing site development.

5. Exception: These screening requirements will be waived if the land is classified as stream environment zone (when SEZ-appropriate landscaping will be required) or if another environmental constraint should discourage or prohibit fill.

Special Standard: The following special standard applies to screening of all mechanical equipment. Such screening is required only for mechanical equipment that would be visible from D Street or Lake Tahoe Boulevard:

1. The architectural design of a project shall include elements that provide a positive visual screen of all mechanical equipment including, but not limited to, utility hardware on the roof, building or the ground, refuse containers, satellite receiving dishes, communication equipment, electrical transformer boxes, and the like.

Special Standard: The following special standard applies to off-site pedestrian circulation requirements. Off-site pedestrian circulation (sidewalk) requirements for applicable projects and changes in use to a special use for D Street properties only:

1. Standard asphalt sidewalks (five feet in width) are required for projects located along D Street. Sidewalks shall be designed and developed so as not to be parked upon.

Special Standard: The following special standard applies to dumpster enclosure design requirements:

1. Dumpster enclosures are required only when dumpster is visible from Lake Tahoe Boulevard or D Street.

2. Dumpster enclosures are not required where the dumpster is located such that it is not visible from D Street or Lake Tahoe Boulevard if the dumpster is located outside of the public street right-of-way.

Special Standard: The following special standard applies to roadway dimensions:

"Minimal" roadway dimensions shall consider the size/type of vehicle intended to use the roadway and shall be designed appropriately.

Special Standard: The following special standard applies to disruption and revegetation of the site. The city-wide design standards are supplemented for all applicable projects with the following direction:

1. Project applications shall incorporate design elements (e.g., bollards, fences, boulders, etc.) to ensure that open space not dedicated to impervious coverage, including revegetated and landscaped areas, is protected from encroachment of industrial uses, including snow removal, parking, and other uses that could create soft coverage.

Special Standard: The following special standard applies to sediment basins. The city-wide design standards are supplemented for all applicable projects if the project area cannot accommodate basins as described in the city-wide standard, such as for some existing developed sites:

1. In order to meet water quality requirements, an alternative is to fence and vegetate the basin in order to preclude access for public safety purposes.

Special Standards: The following special standards apply to landscape requirements for applicable projects within the Industrial Tract. The city-wide design standards are supplemented for all applicable projects as follows:

1. Protection: Ensure that landscaped areas and open space are protected from encroachment of industrial uses, snow storage, parking, and other uses that could create soft coverage though the installation of bollards, fences, boulders, or other barriers.

2. SEZ: If landscaping is placed in areas mapped as SEZ, SEZ-appropriate native species only are required. No irrigated turf may be used and no fill may be placed. No fertilizer may be used in SEZs.

3. Placement: Landscape treatments should be encouraged for all properties as a means of softening building contours, mitigating building scale and to break up impervious coverage and reduce the amount of paved or dirt areas.

4. D Street: Buffer walls and/or fences with landscape plantings where they front D Street.

5. Species: Native, drought-resistant landscaping with low fertilizer requirements is required within the community plan area.

6. Minimum plant sizes and spacing: In general, shrubs shall be a minimum of onegallon pot size, although native plantings can be supplemented by super cells. Groundcovers shall be a minimum of "six-pack" size and planted to the recommended spacing specifications for the species.

7. Irrigation: When native plants are used for the landscape treatment, permanent irrigation may not be required depending upon the appropriateness of the species for the site.

Special Standard: The following special standard applies to existing developed parcels that obtain CFA from the community plan allocation:

1. The project area shall provide for and protect landscaped areas.

• G. Architectural Treatment.

Standard: Refer to city-wide design standards.

Special Standard: The following special standard replaces the city-wide design standard relating to interior spaces exposed to public view on Lake Tahoe Boulevard where the Lake Tahoe Boulevard fence standard does not apply:

1. The city-wide standard is inapplicable, as industrial activities are appropriate for the area.

Special Standard: The following special standard supplements the city-wide design standard relating to building design compatible with environment:

1. No specific architectural style or design theme is required. The community character is industrial, thus design solutions should be compatible with the industrial function of the individual use which is being constructed.

Special Standard: The following special standard replaces the city-wide design standard relating to building materials and color:

1. Building materials must be appropriate to the area's industrial uses. Exterior building colors should be compatible with the surrounding environment and not compete with surrounding elements for attention. Specifically, the building color should not become de facto "signing" for the site. Building colors shall be earth-toned in darker shades and consistent with TRPA's building color requirements. Primary or other bright colors should be used sparingly as accents, such as on trim.

• H. Signage.

Standard: Refer to city-wide design standards.

Special Standard: The following special standard applies to all existing developed project areas seeking to add commercial floor area obtained from the community plan allocation:

1. All signs within project area shall be retrofitted to be in compliance with the city ordinance for signs and advertising structures.

Special Standard: The following special standard applies to all new or expanded commercial uses or any commercial change in operation:

1. Signs shall be brought into compliance with the city ordinance for signs and advertising structures.

• I. Parking and Driveway Standards.

Standard: Refer to city-wide design standards.

Special Standard: The following special standard applies to all existing developed project areas seeking to add commercial floor area obtained from the community plan allocation:

1. Project areas shall meet city of South Lake Tahoe parking/snow storage requirements on site for all uses.

Special Standard: The following special standard applies to all projects:

1. All project applications shall include a technically adequate, project-specific parking analysis that considers any special parking needs of the site (e.g., the need for larger parking spaces to support the semi trucks or outside equipment storage needs that might use the parking area). Use the city of South Lake Tahoe parking ratios to provide guidance, but:

2. Projects resulting in reductions to the parking demand ratios shall be required to obtain a city of South Lake Tahoe use permit.

3. In project approvals that include a parking reduction, the site plan shall include a parking design and snow storage that meets the parking ratios, indicating which of these parking spaces will not initially be constructed. Ensure that enough land coverage (including the potential for transferred land coverage) is available on-site in the event that the additional parking is needed in the future.

In project approvals that include a parking reduction, the site plan shall include a parking design and snow storage that meets the parking ratios, indicating which of these parking spaces will not initially be constructed. Ensure that enough land coverage (including the potential for transferred land coverage) is available on-site in the event that the additional parking is needed in the future.

3. Condition the project that, if city staff determines the site to be underparked at any time in the future, the second phase of the parking shall be installed.

Special Standard: The following special standard applies to project applications for existing developed properties:

1. Developments shall provide limited and clearly defined access drives rather than permitting unrestricted vehicle access along the entire property frontage.

• J. Public Improvements.

Standard: Refer to city-wide design standards.

Special Standard: City-wide design standards relating to new road construction projects and street improvements required apply only as follows. The following special standard applies only to applicable projects and changes in use to a special use for D Street properties. It also applies to any D Street properties that obtain CFA from the community plan allocation:

1. Standard asphalt sidewalks (five feet in width) are required for projects located along D Street. Sidewalks shall be designed and developed so as not to be parked upon.

(Ord. 903; Ord. 930; Ord. 1002; Code 1997 § 5-14)