Chapter 18.24 — DESIGN GUIDELINES

Sections:

18.24.010 - Purpose of Chapter 18.24.020 - Applicability 18.24.030 - Organization 18.24.040 - General Design Guidelines 18.24.050 - Building Characteristic Design Guidelines 18.24.060 - Site Design Guidelines 18.24.070 - Sustainability Design Guidelines 18.24.080 - Landscape and Hardscape Design Guidelines 18.24.090 - Services and Utility Placement Design Guidelines 18.24.100 - Fence and Wall Design Guidelines 18.24.110 - Design Guidelines for Specific Land Uses

The Design Guidelines of this Chapter are intended as a guide to assist property owners and project designers in understanding the Town’s goals for sustainability, community vitality, pedestrian access, visual impacts, natural resource protection, and attaining high quality development that is sensitive to the Town’s unique small mountain-town character. The guidelines will be used during the review of land use permit applications as additional criteria for project review.

A. The provisions of this Chapter apply to all multifamily residential, commercial, industrial, and public/institutional projects (additions, remodeling, relocation or new construction). The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis. Design guidelines in other Chapters of this Development Code dealing with signs, landscaping and parking shall also be addressed whenever applicable.

Keys to Success

Although new projects should strive to conform to all applicable guidelines, those designated with a chevron symbol are considered most important to achieving a successful design. When to use Caution

Figures are used throughout this Development Code to illustrate the intent and guidelines. Examples illustrating design recommendations of design ! strategies that should be avoided or are not recommended are designated by a caution symbol.

• B. Multifamily developments, including multifamily residential uses only or a mix of multifamily residential and non-residential uses, with at least two-thirds of the square footage of the development designated for residential use, shall adhere to requirements contained in Chapter 18.25(Objective Design Standards) unless Flexible Design Review (Section 18.25.030.B) is specifically requested. The provisions of this Chapter apply to multifamily residential projects that choose to request a variation to the Objective Design

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Standards through Flexible Design Review. Mixed-use projects with less than two-thirds of the square footage of the development designated for residential use are considered commercial projects and are subject to these Design Guidelines.

• C. The review authority may interpret these design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable/appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed and that each project conveys Truckee’s unique and “funky” character.

The design guidelines in this Chapter are organized by topic. Included within each topic is an introductory paragraph that describes the topic, numbered Design Guidelines, and descriptive sketches, graphics or photographs. More detailed guidelines can be found in Section 18.24.120 (Design Guidelines for Specific Land Uses).

This Section provides general design guidelines/principles that are applicable to all new and modified multifamily residential, commercial, industrial and public/institutional projects throughout the Town.

• A. Community Design Principles . The design of each project should enhance and build upon Truckee’s “sense of place” and unique identity by incorporating the following communitybased design principles:

  1. Respect Truckee’s heritage . Balance respecting Truckee’s history of workingclass utilitarian design and railroad heritage with new, authentic interpretations.

  2. Embrace the natural environment . Truckee’s natural mountain environment defines many of the most important aspects of the town’s community character. Create connections to the scenic mountain landscape in all projects.

  3. Achieve sustainable development . Focus on more compact development to promote walkability, preservation of natural resources, creation of public spaces, and shared infrastructure.

• B. Community Design Objectives . It is not the intent of these guidelines to develop a detailed or exhaustive study or to apply a singular design solution to all development types, but rather to work toward a common material vocabulary and set of character-defining elements that may be used to direct new development. Just as the original buildings in Truckee were not dictated by rigid rules and regulations, it is vital that the design and form of new structures respond to locally available materials and climate, rather than a tightly defined style. When starting a new development, work toward achieving the following objectives:

  1. Consider Truckee’s small-town scale and mountain environment, and demonstrate sensitivity to the contextual influences of the surrounding area;

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2. Articulate building forms and elevations to create interesting roof lines, building shapes and patterns of shade and shadow, and avoid franchise, corporate and noncontextual architecture;

3. Thoughtfully and meaningfully integrate landscaping to enhance overall project design, and enhance Truckee’s unique mountain character through emphasis on use of native vegetation;

4. Work with the existing site constraints to minimize grading and vegetation removal and maximize view and solar opportunities; and

5. Consider the need for signs and their appropriate locations early in the design process.

C. General Building Design Guidelines.

1. Architectural style . Truckee’s architectural style is often referred to as “Truckee Funk.” Truckee Funk is an expression of the community’s history of working-class utilitarian design where function drives building forms. Key components of Truckee Funk include:

• a. Combinations of symmetry and asymmetry . Create the appearance of layering over time using simple box and/or rectangle shapes as a foundation. Build upon this foundation vertically and horizontally to create unique and interesting designs that draw from, but that do not mimic Truckee’s past. Use variations of gable, shed and/or flat roofs within the same building or project to reinforce symmetrical and asymmetrical aspects of the design.

  • b. Texture . Vary building material by color, dimension and type to create visible and physical texture. Use materials such as concrete and wood to build layers and create different but complementary qualities within a project. To add dimension, articulation should create shadows and visual relief. Elements may include plane offsets, recessed windows, balconies, cornices, eaves, roof overhangs, railings, and three-dimensional art that complement the architectural style of the building.

  • c. Construction methodology . Expose materials that convey how the project is constructed. For example, include board formed concrete, exposed loadbearing trusses, support brackets, rivets, welding seams and similar features.

  • d. Authentic materials . Use materials (see Figure 2-1) that weather over time and are reflective of Truckee’s history such as wood, brick, logs, rough-cut granite stones, rock, metal and iron, including new interpretations of older materials such as:

    • Copper

    • Board formed, stained tilt-up, and pre-colored concrete

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• Rebar, I-beams

• Reclaimed materials

• Corrugated metal, blue/hot-rolled steel

• Crusher screen, wire, cable

Avoid artificial products that attempt to imitate real materials such as woodgrain cementitious siding, wood-grain metal garage doors, cultured or artificial rock, imitation stone, or simulated brick. Synthetic materials may be considered appropriate by the review authority if determined necessary for building efficiency or implementation of other green building principles.

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----- Start of picture text -----
DO THIS: NOT THIS:
Use natural materials to convey Avoid using materials that do not age
authenticity. A combination of over time such as cultured stone and
wood, metal and corten gives this vinyl siding. This fire station has only
convenience store a unique and ! manmade materials and lacks
natural appearance. Truckee Funk.
----- End of picture text -----

FIGURE 2-1 BUILDING MATERIALS

• e. Art in architecture . The “funk” in “Truckee Funk” can often be enhanced by integrating artwork into the architectural design or by using architecture to create unique visual expression. Consider enhancing projects through expression in art early in the project design phase (e.g., hand-painted walls or images, custom lighting fixtures, custom doors, structural sculpture, etc.).

2. Creating Truckee Funk Architecture . Truckee Funk Architecture is based on the fundamental building blocks of simplicity, utilitarianism and self-expression (see Figure 2-6). These building blocks allow for variation in architectural styles and motifs that translate into appropriate styles including block, Truckee vernacular, contemporary mountain (i.e. “mountain modern”), and rustic mountains.

• a. Block style . Block style is characterized by a simple box or rectangularshaped facade, flat roof, simple detail, two- to four-story height, first floor

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commercial frontage/shop front, with or without awnings, colonnades or canopies (see Figure 2-2 and Figure 2-3).

• (1) In large-block style projects with more than three floors, create the appearance of layering by breaking down facades to varied block sizes and shapes.

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FIGURE 2-2 LARGE BLOCK STYLE WITH LAYERING

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FIGURE 2-3 BLOCK STYLE

b. Truckee

vernacular . Truckee

vernacular represents the town’s history and natural environment and a design that responds to the climatic conditions of the mountain environment. This rich architectural heritage enhances the town, creates an eclectic style, and provides a strong sense of place. Truckee vernacular style is a catch-all for building architecture that does not explicitly fit with the block style or contemporary mountain style. Defining characteristics of Truckee vernacular include modest form, dominant gable-roof, wood-cladding, and one- to three-story building height and may include A-frames, rustic Donner Lake cabins, historic buildings, log and timber frame buildings, and variations of craftsman.

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FIGURE 2-4 TRUCKEE VERNACULAR

• c. Contemporary mountain style . Contemporary mountain style is characterized by a mix of modern architecture and more traditional Truckee architecture such as industrial/railroad, craftsman and folk vernacular. Within this style there is often a juxtaposition of materials, texture, and of old and new. This style is flexible to allow for individuality and new interpretations of Truckee Funk (see Figure 2-5)

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FIGURE 2-5 CONTEMPORARY MOUNTAIN STYLE

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3. Desirable character elements . New projects should incorporate some of the following “character defining elements” of Truckee Funk:

• Wood, metal, brick, or concrete exterior cladding, including combinations thereof and materials that age over time;

  • Exposed wooden and/or metal structural elements including load-bearing trusses, I-beams, etc.;

  • concrete exterior cladding, DO THIS: including combinations thereof and materials that age over time;

  • Exposed wooden and/or metal structural elements including load-bearing trusses, I-beams, etc.;

  • Oneand two-story elements in a single structure; Truckee Funk includes unexpected elements. A gabion wall is

  • Massive/exaggerated incorporated into a hotel façade to create texture and visual interest.

  • structural carrying elements; FIGURE 2-6

  • TRUCKEE FUNK

  • Wainscotting with brick, metal, concrete, wood, etc.;

  • Stained, painted or raw natural colored foundation walls and deck/entry supports (where visible);

  • Standing-seam metal roofs/treated wood shake/thick composition shingles/ corrugated metal roofs;

  • Rock/brick/metal/stone chimney elements and other details;

  • Prominent entryways including gable-roofed entryways with exposed bracing;

  • Earth tone colors;

  • Multi-light windows and doors; and

  • Hand crafted elements (e.g., hand forged metals, hand hewn lumber).

4. Inappropriate styles . The following architectural styles and motifs are considered inappropriate:

• Geodesic dome structures;

• Franchise architecture and the use of stock building plans and/or typical corporate architecture and franchise designs shall be prohibited. Franchise architecture is a building design that is trademarked, branded or easily identified

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with a particular chain or corporation. Franchise designs lack architectural elements and are not consistent with Truckee’s local character (see Figure 2-7);

• Mediterranean or Spanish motifs;

• Tudor or half-timbered Tudor;

• Highly ornate Victorian;

• French Baroque (e.g. mansard roof);

• Colonial;

• Architecture that directly mimics or is derivative of the buildings of the historic downtown;

• Southwestern or Pueblo;

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NOT THIS:
Franchise and corporate
! architecture defining elements lacks character-and is
prohibited.
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FIGURE 2-7
FRANCHISE ARCHITECTURE
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• Other historical or period design motifs that have a strong connection or association with other regions that have no historical or climate connection with Truckee;

• Use of pink, purple, yellow, blue, red, white, bright, neon colors, and fluorescent paint colors; and

• Use of vinyl and synthetic building materials.

5. Subdivisions . Subdivisions of commercial, industrial and multifamily residential properties should be designed to allow coordinated development of the parcels, facilitate shared parking and common driveways, reduce encroachments onto public and private streets, and promote pedestrian activity.

The most challenging aspect of designing new buildings that fit into Truckee’s small mountain-town character is matching the definite, often exceptional character and quality of design and construction of most of its vernacular building stock. Intelligent design that expands livability options, carefully elaborates on traditional styles or explores new ones, and practically and elegantly resolves all detailing and construction issues can contribute to the living heritage that is the architecture of Truckee. This section provides design guidelines for creating appropriate building design and character.

A. Building materials.

1. Artificial or decorative facade treatments, where one or more unrelated materials appear to be simply applied to the surface of a building rather than an integral part

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of its design, should be avoided. Materials should be used honestly. Artificial products that attempt to imitate real materials (e.g., wood, stone, brick, etc.) are discouraged.

2. The composition of materials should avoid creating the impression of thinness and artificiality. Veneers should turn corners, avoiding exposed edges.

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FIGURE 2-8 BUILDING MATERIALS AT WALL EDGES

3. Natural building materials (e.g., wood, stone and brick) that blend with the natural surroundings should be used, including ‘weathered’ materials, board and batten wood siding, logs, weathered and corrugated metal, natural wood, painted wood, shingles, and stone. Board formed concrete and rolled steel are also appropriate. Smooth fiber cement board may also be appropriate where long-term maintenance is a concern. Other materials should be reviewed on a case-by-case basis. Buildings should minimize the use of large expanses of reflective glazing, aluminum panels and other materials not normally found in the mountain environment. Synthetic materials that attempt to simulate the textures or patterns of other materials (e.g., vinyl siding that attempts to simulate the pattern of wood grain) should not be used.

• B. Colors . Color palettes are often a matter of personal taste and trends. While self-expression is encouraged, project designers should be careful not to carry project architecture through use of color. Projects should comply with the following guidelines regarding color:

  1. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. The use of darker tones for the structure's base color is recommended unless a natural treatment is proposed.

  2. Accent colors should be used carefully and be complementary to the base color or a variation of its hue, either weaker or stronger. Contrasting colors may be considered by the review authority if determined to enhance the proposed architectural style and building form.

3. The transition between base and accent colors should relate to changes in building materials or texture, or the change of building surface planes. Colors should

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generally not meet or change without some physical change or definition to the surface plane.

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DO THIS:
Color is appropriately used to define mass and scale with this
commercial building.
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NOT THIS:
Color is inappropriately used. The building on the left has too many
! accent colors on one building plane and the building on the right is
too intense, creating harsh patterns.
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FIGURE 2-9 BUILDING COLOR

4. In most cases, only one or two accent colors should be used in addition to the base color.

5. Colors appropriate to the Truckee Funk Style are based on earthtone colors and include:

   • Dark greens of forests;

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  - Grey-brown of mountains; 

  - Tan of field grasses and fallen pine needles; 

  - Greys of granite rock; and 

  - Red-brown of brick. 

  - Other colors reflective of natural or raw materials. 

6. Exterior wall colors should harmonize with the site and surrounding buildings. On exterior walls, the predominant tone should tend toward earthy hues, whether in the natural patina or weathered color of the wall surface itself or the color of the paint, stain or other coating. Accent colors on the wall surfaces can enliven buildings. In most cases, only one or two accent colors should be used in addition to the base color. Harshly contrasting color combinations should be avoided. Brilliant, luminescent or day-glow colors should not be approved.

• C. Facade design . Building facades should be designed to provide visual interest and relief. Building massing and building facades should be designed with simple, harmonious proportions.

  1. For mixed-use projects, continuous street facades, as near the street as possible with predominantly pedestrian-oriented retail and restaurant uses at-grade and office/professional and residential uses above and/or behind, are encouraged. Buildings should not be overpowering or monotonous. A change in the planes of walls or variety in the roof form provides diversity and visual interest.

  2. Façade breaks shall be facilitated through any of the following: building material variety; architectural features, art and colors; permeability between the building and the adjacent public realm using bay windows, recessed or projected entrances or windows, niches, gateways, porches, colonnades, or stairs to accommodate pedestrian interaction with the building.

3. Building facade elements (e.g., windows, doors and eaves) should be in proportion and relate to one another. Consider building rhythm to avoid architectural monotony.

4. Rows of buildings which create a monotonous, “cookie-cutter” design are prohibited.

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FIGURE 2-10 FAÇADE BREAKS

FIGURE 2-11 FIGURE 2-12 FAÇADE WITH VISUAL INTEREST ARTICULATION EXAMPLE

• D. Windows . Windows should be specifically designed and built to contribute to the image and form of new buildings. Window patterning, style and design should demonstrate the following:

  1. Windows should be of a simple, uncluttered design. Windows with vertical proportions, as typically seen on Truckee’s older buildings, are often appropriate for contemporary structures. Most importantly, the proportion of the windows should complement the proportions of the building. Small-paned windows, as seen on colonial buildings, are not appropriate for Truckee. Raw aluminum windows, reflective glass and tinted windows should be avoided. Decorative windows should be used in limited quantities. Window shapes other than flush-mounted rectangles (e.g., round, oval, arched, spherical and bays) should be used sparingly as accents to avoid creating overly busy facades.

  2. Window openings should reflect a distinction between uses that occur within the building. Typically ground floor windows are larger than those found on upper

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levels. Careful consideration should be given to the ratio of solid wall area to window area. Window selection and placement should avoid the extremes of the monotony of many identical windows or the confusion of overly varying windows. Treatments that will obscure the visual distinction between windows and walls (e.g., spandrel glass) should not be approved.

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FIGURE 2-13 WINDOW DESIGN

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FIGURE 2-14 USE OF DIFFERENT WINDOW TYPES

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• E. Doors . Doors should be located in a manner that complements the design of the building as well as serving their intended function. Excessive numbers of exterior doorways may give a building a dormitory-like character. The use of common entry ways in protected locations may also contribute to energy efficiency. Where possible, doors should open onto exterior areas that receive direct sunlight. Snow should not shed onto entrances. Fancy scalloped, colonial and Dutch doors are also out of character.

F. Entries.

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FIGURE 2-15 BUILDING ENTRY PLACEMENT

1. Entries should be protected from the elements and should create a focal point for the building.

2. Wall recesses, roof overhangs, canopies, arches, signs and similar architectural features should be integral elements of the building’s design, calling attention to the importance of the entry.

   3. Consider the use of airlock entries to help with building climate control.

• G. Wall features . Wall design features should not be overly decorative; however, blank side and end walls should be avoided. Continuity of design should continue around all visible sides of the building. The use of ornamental detailing should be limited and in keeping with historical contexts. While detailing is often required to make a building look good, the overuse of it will detract from the composition as a whole. Likewise, the use of detailing which is not in context with its architectural style will detract from the overall appearance of the building.

• H. Balconies, porches, decks, and patios . Balconies and porches, like other wall features, should be simply designed. The use of long, vertical or horizontal balconies or horizontal bands of balconies is discouraged. Balusters and railings should be designed in a simple and straightforward manner. The mass of the balusters and the railing should match the building’s overall architectural design. Ornate balusters and railings (e.g., Swiss or historic motifs) should be avoided. Balconies should be designed to prevent snow accumulation, interior leaks and icicle buildup. They should be located so that neither snow nor ice falling on or from them can endanger passersby.

In residential projects, any private balcony, deck, or patio provided shall be for the sole use of and immediately accessible to the dwelling unit it is designed to serve. Reference Section 18.25.090.B (Balconies, porches, decks, and patios).

I. Roofs and rooflines .

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1. Appropriate material . The following roofing materials are considered appropriate for Truckee’s climate and architectural style:

   • Slate;

   • Standing seam metal roof in dark earth tone colors;

   • Thick or dimensional composition shingle in dark earthone colors (browns, greens, and grays);

   • Treated wood shake;

   • Flat concrete tiles/shingles in dark earth tone colors;

   • Corrugated metal with rough or rusted/rustic finish; and

   • Copper or terne metal.

   • Dark matte shingles made of recycled materials; and

   • Granulated cap sheet, asphalt, and bitumen materials can be used to create light-colored rooftops.

2. Inappropriate materials . The following roofing materials are considered inappropriate and are strongly discouraged:

   • Untreated, unpainted aluminum or metal;

   • Overly decorative composition shingles with clipped corners or multiple colors in a single field (similar shades in a field are allowed);

   • Brightly colored materials;

   • Spanish tile;

   • White rock/gravel; and

   • Corrugated metal with smooth or shiny finish.

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3. Roof design . Roof design contributes strongly to the image of a structure as having quality and permanence. Structures with full-pitched roofs project a more smalltown image and reinforce the pedestrian orientation that is encouraged in Truckee. Therefore, new freestanding structures should incorporate full-pitched roofs whenever possible. Structures with flat roofs may be considered if determined compatible with an overall design theme.

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FIGURE 2-16 DESIGN FOR SNOW SHEDDING

• a. Roofs may be gable,

hip or shed-type, but in all cases should either be full pitched or should appear so from the street. Any flat portions (i.e., equipment wells) should be relatively small and not visible from streets or other areas where the public has access. On larger structures, pitched roofs should be multi-planed to avoid large expanses of monotonous single-planed roofs.

• b. Flat roofs may be considered for larger structures when it is determined that a project's overall design is amenable to flat roofs and is otherwise consistent with the objectives of these guidelines. When flat roofs are used, there should be a screening parapet topped with a coping, cornice, or, if determined appropriate to the project's style, a modified mansard. Mansards should maintain the same roof pitch as surrounding structures and should be both high and deep enough to create the illusion of being a true roof. Small, steeply-pitched mansard roofs that appear as “stuck-on eyebrows” are discouraged.

c. Roof design should anticipate snow-shedding areas. Roof pitches should be designed so that falling snow or ice will not threaten human safety or property. Walkways, entries, decks or landscaping should not be located where they will be damaged by falling snow. Whether the roofing material and pitch will hold or release snow should be considered. If buildings are spaced too close together, snow sliding off the roof may damage adjacent structures. Building designers should familiarize themselves with problems common to the mountain environment (e.g., ice damming, roof loading and snow accumulation against walls).

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d. Roof architectural features should be used sparingly. The location of roof architectural elements is critical to avoid an over decorated, visually confusing appearance. Dormers can be placed at the roof eave or FIGURE 2-17 within the field of the ROOF ARCHITECTURAL FEATURES roof. Dormers should have the following shapes: shed dormer, gable dormer and hip dormer. Swoop dormers should not be permitted. In general, roof ornaments (e.g., finials, scroll work on the ridge or on barge boards or on eave boards, and decorative turrets) are discouraged. Snow diverters and retainers may be necessary installations on the roofs. They should be handled as an integral part of the roof shape.

s should have the following shapes: shed dormer, gable dormer and hip dormer. Swoop dormers should not be permitted. In general, roof ornaments (e.g., finials, scroll work on the ridge or on barge boards or on eave boards, and decorative turrets) are discouraged. Snow diverters and retainers may be necessary installations on the roofs. They should be handled as an integral part of the roof shape.

• e. Utilize either hip, gable or shed roof forms as elements of Truckee Funk. Combinations of these roof types are also acceptable. Avoid the extensive use of flat roofs, geodesic domes or mansard “eyebrow” type roofs.

• f. Roofs, overhangs and balconies should be designed to avoid the destructive effects of snow and ice falling onto other buildings, pedestrians, cars, powerlines and landscaping.

4. Parapets . Parapet walls should be treated as an integral part of the structure’s design. They should receive architectural detailing consistent with the rest of the facade and should not appear as unrelated elements intended only to screen the roof behind.

J. Additions to existing structures .

1. Building additions should follow the same general scale, proportion, massing and detailing as the original structure and should not be a stark contrast; exceptions may be made for additions to historic structures listed on the Town of Truckee Historic Resources and Architectural Inventory. See the Downtown Truckee Specific Plan Volume 3: Historic Design Guidelines for additional information.

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2. The design of a new addition should incorporate the main characteristics of the existing structure. This may include the following: the extension of architectural lines from the existing structure to the addition; repetition of bay, window and entrance spacing; use of harmonizing colors and materials; and the inclusion of similar architectural details (e.g., window/door trim, lighting fixtures, stone/brick

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FIGURE 2-18 COMPATIBLE DESIGN IN BUILDING ADDITIONS

decoration).

• K. Residential compatibility. New buildings along the edge of a commercial district should step down to a height and scale similar to the abutting residential structures. This stepdown in size and scale can help minimize shading of adjacent residential structures during winter months and create a smooth transition between the two districts.

• L. Compatibility with context. New buildings should be in proportion to surrounding buildings, except in those cases where current buildings are oversize. New buildings should also be properly proportioned to the pedestrian realm. Harmony in mass, lines and materials is important, but monotony should be avoided. Buildings should be designed so that adverse impacts on adjacent buildings and properties are minimized. Loss of natural lighting, shade trees, noise pollution, and exhaust fumes and heat from venting should be addressed during project review, and all possible efforts should be made to avoid these effects.

n realm. Harmony in mass, lines and materials is important, but monotony should be avoided. Buildings should be designed so that adverse impacts on adjacent buildings and properties are minimized. Loss of natural lighting, shade trees, noise pollution, and exhaust fumes and heat from venting should be addressed during project review, and all possible efforts should be made to avoid these effects.

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FIGURE 2-19 CONSISTENCY WITH CONTEXT

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• A. General site design guidelines . Project site planning should comply with the following guidelines:

  1. Consider adjacent development . Each development proposal should demonstrate consideration for the existing conditions on and off the site including the following:

  - a. Land use and site organization of neighboring properties; 
  
  - b. Architectural character/style of neighboring structures; 
  
  - c. Existing natural features (i.e., mature trees, landforms, etc.); 
  
  - d. Opportunities to preserve or enhance views of the mountains; 
  
  - e. Privacy and solar access of the site and neighboring properties; and 
  
  - f. Links to adjacent development using sidewalks and shared access drives and parking. 
  

• B. Define the public realm . New buildings should help realize the dominant massing and landscape character of their adjacent public realm or establish a new one where the public realm has not been defined. In either case, appropriate mass and scale should be designed to create a comfortable pedestrian environment.

  1. Pedestrian walkways. Projects should connect the on-site pedestrian circulation system to the off-site public sidewalk at intervals of at least one connection for each 200 lineal feet (or fraction thereof). Parking areas should be connected to building entrances by means of enhanced paving (patterned or stamped) and/or protected walkways. Projects with multiple buildings that do not provide obvious, easy-to-use pedestrian paths between buildings shall be discouraged.

C. Building placement.

1. General placement principles . Buildings should generally be oriented parallel to streets and placed as close to the street as required and established setbacks permit. Buildings may be angled to create interesting juxtapositions if there is a specific design goal to be achieved. However, the definition of the street edge is FIGURE 2-20 an important and legitimate BUILDING PLACEMENT AT STREET role for buildings and this

needs to be considered. Exceptions may occur for wider setbacks from the street if

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a compatible use is proposed (e.g., outdoor dining or pedestrian rest area) or to maintain continuity with landscaped areas on adjacent properties.

2. Building orientation . Placement of the building in relation to the surrounding elements is equally as important as the design of the building.

• a. The proposed building orientation should respect the orientation of surrounding buildings, existing pedestrian paths and sidewalks, and the orientation of surrounding streets. Rows of buildings which create a monotonous, “cookie-cutter” design are discouraged.

• b. Buildings should not be oriented to large parking lots located between the building and the street, and should invite pedestrian movement along the street frontage and between buildings and parking areas.

• c. The placement of building entrances and windows should also be considered in the context of building orientation. Building entrances and windows are essential elements that physically connect outdoor and indoor activity for pedestrians, making walking a more enjoyable and interesting experience. Provide building entrances where appropriate, taking into consideration the location of the building, present and potential future uses of the building, pedestrian circulation routes, and the character of surrounding developments. Create prominent entries along building frontages and primary points of access to ground the building mass and orient the user.

==> picture [462 x 249] intentionally omitted <==

----- Start of picture text -----
FIGURE 2-21
LOCATION OF PARKING AND BUILDINGS
----- End of picture text -----

3. Corner buildings . Corner buildings should have a strong tie to the setback lines of each street. The primary mass of the building should not be placed at an angle to the corner. This does not preclude angled building corners or an open plaza at the corner, which are strongly encouraged.

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4. Projects with multiple structures . Multiple buildings in a single project should create a positive functional relationship with one another. Whenever possible, multiple buildings should be clustered to achieve a “village” scale. This creates opportunities for plazas and pedestrian areas while preventing long “barracks-like” rows of buildings. When clustering is impractical, a visual link should be established between buildings. This link can be accomplished through the use of an arcade system, trellis, colonnade, or through enhanced paving. Refer to Section 18.46 (Open Space/Cluster Requirements).

5. Buildings on slopes . Buildings constructed on hillsides should step to follow the natural terrain. Projects that significantly alter the natural slope can have a great visual impact and are strongly discouraged. Refer to Section 18.36.050 (Design Criteria for Hillside Development).

• D. Protection of views and natural features . Buildings should be sited to preserve significant views, vegetation and existing land forms. Views from three vantage points are critical in the siting of buildings — looking at the site from other areas, looking at other areas from the site, and looking through the site from key places within the project. The primary concerns relate to maintaining views both to the site and features beyond. Projects should be designed so they complement rather than dominate the natural landscape. Views should also be considered in the preparation of a landscape plan, particularly where plant material will be considerably larger at maturity. On-site simulation or accurate photographic simulations should be used to describe the impact of larger projects on views.

both to the site and features beyond. Projects should be designed so they complement rather than dominate the natural landscape. Views should also be considered in the preparation of a landscape plan, particularly where plant material will be considerably larger at maturity. On-site simulation or accurate photographic simulations should be used to describe the impact of larger projects on views.

1. Consideration of views in project design . Scenic views and the natural environment surrounding the project site should be considered early during the conceptual design stage of a project. For instance, buildings placed against the backdrop of hillsides, mountains or watercourses should be considerate of their surroundings and not obscure scenic views by being oversized, extremely tall or FIGURE 2-22 painted to draw attention away VIEW PROTECTION from the natural environment. Refer to Section 18.46 (Open Space/Cluster Requirements).

2. Open space areas . Open space areas should be accessible from the majority of structures, and should be oriented to take advantage of sun or shade as appropriate. The type and function of the open space areas should be considered early in the design process to ensure all open space areas are well-integrated into the overall site plan. Refer to Section 18.46 (Open Space/Cluster Requirements).

• E. Snow storage areas . Designated snow storage areas should be accommodated in a way that does not block visibility for motorists. Snow storage areas should consider vegetation as well

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as solar access. Do not locate snow storage in predominantly shady areas. Areas designated for snow storage should use suitable plant materials including vigorous ground covers, perennials, willows and planters with low edges to facilitate plow access. Snow storage is not permitted across public sidewalks. See also Section 18.30.130 (Snow Storage).

F.

Parking location.

1. General placement principles. The visual impact of parking lots should be minimized by locating these facilities to a portion of the site least visible from the street and by providing adequate screening and parking lot landscaping. Refer to Chapter 18.50 (Parking Design Guidelines).

• a. Parking areas should be located to the rear of buildings or screened so that they do not dominate the streetscape. Combinations of fences, berms and enhanced landscaping should be used to screen parking areas. Design the landscaping to provide snow storage areas.

• b. When parking lots occur on sloping terrain, step the parking lots to follow the terrain rather than allowing the lot surface to extend above or below natural grade. When more than 25 parking spaces are required, utilize the buildings, natural topography and landscape to break them up into smaller more sensitively-scaled parking areas.

c. Enclosed parking structures should be designed to minimize their visual impact. Depressing enclosed parking structures into the ground will make them less obvious to passersby and will facilitate screening with landscaping. Parking structures that are more than one story in height should provide retail or office space at street level to screen vehicles.

==> picture [218 x 194] intentionally omitted <==

FIGURE 2-23 PARKING STRUCTURE LOCATION

• d. Parking facilities should be located, designed and provided access in coordination with parking on adjacent parcels. Where feasible, pedestrian and vehicle access should be provided across property lines between adjacent parking facilities on separate parcels.

• e. Parking facilities should be oriented towards major roadways, and the use of neighborhood roadways, particularly local streets, is discouraged.

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• G. Street character . The single most important element in creating street character is building location. Buildings are what create street and neighborhood form, define the public realm, and weave the built fabric of Truckee together. Careful consideration should be given to how buildings relate to their physical context (towards the street, towards buildings across the street, and towards adjacent buildings), as well as to their historical, cultural and climatic context. In order for inviting and genuine street character to be successfully achieved, new buildings should be designed so that a minimum of 50 percent of the total street frontage is occupied by buildings located at the sidewalk. This siting, together with substantial landscaping treatment, reinforces and strengthens the overall streetscape, and helps to screen off-street parking areas.

This section provides general sustainability design guidelines. Site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the Conservation and Open Space Element of the General Plan.

A. Sustainability objectives .

1. Incorporate sustainable building design strategies, both passive and active, that encourage energy efficiency, improve indoor air quality, and encourage water and resource conservation.

2. Create development patterns that reflect compact, neighborhood-oriented infill and clustered development that decreases urban sprawl, minimizes loss of open space and natural resource impacts, and encourages alternative modes of transportation.

3. Use a whole building approach to sustainability by recognizing building performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality.

• B. Solar exposure and orientation .

  1. Building placement and landscaping should accommodate active or passive solar designs. Maintaining solar exposure to adjoining buildings and sites is essential. In the winter, places that are mostly in shadow will be cold and unusable while places in sunlight will get used. Buildings, vegetation and land forms can cast

shadows and block sunlight, and the color and choice of building surface can play an important role in reflecting sunlight into adjoining exterior spaces.

2. New structures should be oriented to maximize solar access opportunities to the greatest extent feasible.

FIGURE 2-24 SOLAR ACCESS

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3. Lot sizes/configurations should be planned to maximize the number of structures oriented so that the south wall and roof area face within 45 degrees of due south, while permitting the structures to receive cooling benefits from prevailing breezes and any existing or proposed shading.

4. Roof-mounted solar collectors should be placed in the most inconspicuous location without reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted collectors should be screened from public view with material that is compatible with the building’s architecture.

5. Roof-mounted collectors should be installed at the same angle or as close as possible to the pitch of the roof.

6. Appurtenant equipment, particularly plumbing and related fixtures, should be installed in the attic or screened from public view. Refer to Section 18.24.090.A.2 (Services and Utility Placement Design Guidelines, Screening).

7. Exterior surfaces of solar collectors and related equipment should have a matte finish and should be color coordinated to harmonize with roof materials and other dominant colors of the structure.

8. Skylights and solar panels should be installed as unobtrusively as possible. Skylights and solar panels should be designed to fit flush with the roof surface or up to a maximum of two feet above the surface of the roof. Reflective materials should not be used unless thoroughly shielded to prevent reflection onto adjoining or nearby properties.

==> picture [228 x 143] intentionally omitted <==

FIGURE 2-25

9. Solar access should be considered APPROPRIATE SOLAR PANEL

for natural lighting and to avoid shading of pedestrian areas in order to help speed the melting of snow. The use of passive-solar design, solar panels including roof-mounted systems, and solar-powered systems (i.e. water heating, electricity, etc.) are encouraged.

APPROPRIATE SOLAR PANEL LOCATION

Landscape and hardscape should enhance the character of new buildings, address the ever-changing Truckee climate, and facilitate low-impact development strategies. The following guidelines should be considered in conjunction with Chapter 18.40 (Landscaping Standards) and Chapter 18.42 (Landscape Design Guidelines).

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A. General landscaping and hardscape design guidelines .

1. Landscaped areas should be planned as an integral part of the overall project and not simply located in “leftover” areas of the site.

2. Landscaping should be used to help define outdoor spaces including the public realm, to soften a structure's appearance and/or enhance architecture, and to screen parking, loading, storage and equipment areas.

3. Spaces between buildings may provide usable hardscape (patios, decks, etc.) in addition to landscaping.

4. The use of on-site pedestrian amenities (e.g., benches, shelters, drinking fountains, lighting and trash receptacles) is encouraged. These elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features.

5. Use decorative hardscape materials (i.e., pavers, colored or patterned concrete, raised planter boxes, etc.) where appropriate to enhance projects, identify primary pedestrian paths, seating areas, plazas and public spaces.

6. Integrate stormwater management into landscape and hardscape design early in the design process.

Service areas and public utilities should be located in a manner that does not interfere with the form of buildings or their landscape.

A. Services and utility placement.

1. Refuse, storage and equipment areas .

• a. Refuse containers, service areas, loading docks and similar facilities shall be located in areas out of view from the general public and so that their use does not interfere with on-site parking or circulation areas and adjacent uses, especially residential uses. They shall not block access to designated snow storage areas. Reference Section 18.30.150 (Solid Waste/Recyclable Materials Storage).

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• b. Trash bins shall be fully enclosed in compliance with Section 18.30.150 (Solid Waste/Recyclable Materials Storage). Enclosures should be screened with landscaping on their most visible sides. Recommended locations include inside parking courts or at the end of parking bays. Locations should be conveniently accessible for trash collection and maintenance and should not block access driveway during loading operations.

• c. Trash storage areas that are visible from the upper stories of adjacent structures should include a roof cover to mitigate unsightly views. The covering structure should be compatible with the site's architectural style while still allowing for ease of use and service.

• d. Utility equipment (e.g., electric and gas meters, electrical panels and junction boxes) should be located in a utility room within the structure or enclosed utility cabinets at the rear of the structure.

==> picture [94 x 160] intentionally omitted <==

FIGURE 2-26 TRASH ENCLOSURE LOCATION

2. Screening .

• a. Screening is a technique used to protect and separate uses and site functions from one another for the purpose of decreasing adverse noise, wind or visual impacts and to provide privacy. The need for screening should be considered early in the design process so that screening elements (e.g., walls, fences, berms, landscaping) can be effectively integrated into the overall project design and not added later as an afterthought.

==> picture [218 x 166] intentionally omitted <==

FIGURE 2-27 SCREENING SERVICE AREAS

• b. The method of screening should be compatible with the adjacent structure in terms of overall design, materials and color.

• c. c. Where screening is required at the ground level, a combination of elements should be considered including solid masonry walls, wood fences, berms and landscaping.

• d. All screening facilities should be of adequate size for their intended purpose without dominating the site, blocking sight distances, or creating unnecessary barriers.

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• e. Mechanical equipment (e.g., compressors, air conditioners, pumps, heating and ventilating equipment, generators, satellite dishes, communications equipment) and any other type of mechanical equipment for the building should be concealed from view of public streets and FIGURE 2-28

• neighboring properties. Utility SCREENING OF ROOF-MOUNTED

• meters and equipment should be EQUIPMENT

• placed in locations that are not exposed to view from the street. Screening devices shall be compatible with the architecture and color of the adjacent structures.

FIGURE 2-28 SCREENING OF ROOF-MOUNTED EQUIPMENT

• f. Mechanical equipment should not be located on the roof of a structure unless the equipment can be hidden by building elements that are an integral part of the building’s design.

• g. All roof equipment shall be properly screened from public view, in compliance with Section 18.30.110 (Screening). Screening should be an integral part of the roof design and not appear as a “tacked-on” afterthought. For flat roofs, a screen enclosure behind a parapet wall may be used if it is made to appear as an integral part of the structure’s design. Ground or interior-mounted mechanical equipment (with appropriate screening) is encouraged as an alternative to roof-mounting.

• h. Roof penetrations (e.g., plumbing and exhaust vents and air conditioning units) should be grouped together to minimize their visual impact. The roof design should help to screen or camouflage rooftop protrusions.

3. Loading facilities . Loading facilities should not be located at the front of buildings where they will be difficult to adequately screen from view. These facilities are more appropriate at the rear of the site where special screening may not be required.

Walls and fences are important components of urban design and perform numerous functions. They help delineate the boundaries of outdoor spaces and provide effective noise buffering and visual screening effects, as well as enhanced security. Walls and fences can serve as wind barriers to protect landscaping treatments, and can create and enhance a sense of privacy. Screening, fencing and walls should be designed in the same style, form and color as the connected buildings. Chain link, plastic or vinyl fencing materials are generally not appropriate.

A. Fence and wall design .

1. The design of fences and walls should harmonize with the site and with the buildings in both scale and materials. The placement of walls and fences should respect

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existing land forms and follow existing contours and fit into existing land masses rather than arbitrarily following site boundary lines. Fencing should not dominate the buildings or the landscape. Planting may often be integrated with fencing schemes to soften the visual impact. If the ground slopes, the fence should be stepped. Fencing materials should be compatible with the materials and color of surrounding buildings. Chain link, plywood, chain and bollard, and slump block fencing are generally undesirable, and their usage should only be considered on a case-by-case basis.

2. The design of each project should consider issues of icing and snow shedding and how these conditions may affect the placement of fences and walls. Fences and walls should be placed far enough from structures where snow shedding is likely to occur so that the fence or wall is not damaged by falling snow and so that snow and ice do not build up against them and possibly close off access through required yard areas.

The guidelines in this Section address design issues related to specific types of development which, by their nature, can present problematic design issues. These guidelines are intended to help improve the overall design quality of each specific use and to emphasize the unique characteristics of each use. These guidelines should be used in conjunction with other applicable guidelines in this Chapter.

• A. Hotels and motels . Hotels and motels are quasi-residential uses and should be designed and sited to minimize the effect of noise from the I-80 freeway or Truckee’s arterial streets. Although they are quasi-residential, the scale and activities associated with hotels and motels often make them problematic neighbors for adjacent properties. Because hotel and motel architecture is often thematic, presenting a strong temptation to over design the building front and to neglect the other sides, it is important to remember that all sides of a building shall be stylistically consistent.

1. Site organization.

• a. The primary presence along the major street frontage should be the building and driveway approach, not the parking lot.

• b. No more than five short-term parking spaces should be provided near the office for check-ins.

• c. Exterior corridors on multi-level buildings are discouraged and should not be located near residential uses.

• d. Delivery and loading areas should not be located near residential uses.

• e. Mechanical equipment, including swimming pool equipment, should be located to ensure compliance with Chapter 18.44 (Noise).

• f. Recreational facilities (e.g., swimming pools) should be located where guests can use them in some privacy. They should not be exposed to public streets to function as advertising.

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• g. Avoid locating driveway, garage ramps or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guest rooms.

• h. Utilize parking lots and open spaces on the site to help buffer the hotel/motel from any adjacent incompatible uses.

2. Building design.

• a. Noise attenuation techniques should be included in the design of buildings near major noise generators (e.g., major streets or the I-80 freeway).

• b. Air conditioning and heating units should not be visible from public streets. Avoid exterior units for each room.

• c. For structures over two stories, guest rooms should be accessible from hallways within the hotel. Room entrances that are directly adjacent to parking lots or exterior walkways are discouraged.

• B. Industrial/business park uses . Industrial buildings are typically large utilitarian structures with little or no architectural interest. The following guidelines are intended to ensure attractive, well-designed structures while recognizing their basic industrial nature. Proper site planning and screening of work and storage areas are promoted over architectural design themes. The guidelines are intended to protect adjacent uses from objectionable views, excessive noise and similar impacts that are typically associated with industrial uses.

1. General design objectives .

• a. A variety of building and parking setbacks should be provided to avoid long monotonous building facades and to create diversity within the project.

• b. The main entrance of the building should be prominently located to ensure visibility from the nearest public right-of-way.

• c. Building setbacks should be provided proportionate to the scale of the structure and in consideration of existing adjacent development and the desired public realm for the area. Larger structures require more setback area for a balance of scale and so as not to impose on neighboring uses.

• d. Structures should be placed to create opportunities for plazas, courts or gardens. Setback areas should be considered for use as open space for patio areas.

• e. The main elements of quality business park/industrial site design that should be incorporated in new or changed projects include the following:

  • (1) Clustered buildings to facilitate shared infrastructure;

  • (2) Well-screened or hidden service areas located at the sides or rear of buildings;

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• (3) Convenient access, visitor parking and on-site circulation;

• (4) Screened outdoor storage, work areas and equipment;

• (5) Prominent building entries and enhanced landscaping;

• (6) Placement of buildings to provide plazas and courtyards; and

• (7) Landscaped open space.

2. Parking and circulation .

• a. Parking lots should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building are to be avoided in favor of smaller multiple lots separated by landscaping and buildings. Parking should be located to the sides and rear of buildings whenever possible.

• b. Site access and internal circulation should be designed in a straightforward manner which emphasizes safety and efficiency. The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic. Truck maneuvering areas should be separated from parking areas.

• c. Entrances and exits to and from parking and loading facilities should be clearly marked with appropriate directional signage where multiple access points are provided.

• d. Parking lots adjacent to and visible from public streets must be adequately screened from view through changes in elevation, landscaping or combinations thereof.

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3. Loading facilities .

a. To alleviate the unsightly appearance of loading facilities for industrial uses, these areas should not be located at the front of buildings where it is difficult to adequately screen them from view. Loading facilities are more appropriate at the rear of the building where special screening may not be required.

b. When it is not possible to locate loading facilities at the rear of the building because of circumstances unique

==> picture [216 x 220] intentionally omitted <==

FIGURE 2-30

LOCATION OF LOADING AREAS

to the site, loading docks and doors may be located at the side of the building but must be screened from view by a combination of screen walls, ornamental landscaping and/or portions of the building. Gates should be located so as not to allow views from the public right-of-way into loading areas.

• c.

Backing from the public street onto the site for loading causes unsafe truck maneuvering and shall not be utilized except at the ends of industrial culde-sacs where each circumstance will be considered on a case-by-case basis.

==> picture [206 x 194] intentionally omitted <==

==> picture [203 x 112] intentionally omitted <==

FIGURE 2-31 SCREENING OF LOADING AREAS

4. Landscaping .

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• a. Landscaping should be used to define entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering) and provide screening for outdoor storage, loading and equipment areas.

• b. Landscaping around the entire base of buildings is recommended to soften the edge between the parking lot and the structure. Landscaping should be accented at building entrances to provide focus.

• c. Earth berms can be used at the edge of the building in conjunction with landscaping to reduce the apparent height of the structure, especially along street frontages.

• d. Landscape design and materials should enhance and be compatible with the existing vegetation. Use of native, drought-tolerant plant materials is highly desired. Also see Chapter 18.40 (Landscape Standards) and Chapter 18.42 (Landscape Design Guidelines).

5. Walls and fences .

• a. If walls are not required for a specific screening or security purpose, they should not be used. Where they are required, they should be kept as low as possible while still performing their screening and security functions.

• b. Where walls are used at property frontages, or screen walls are used to conceal storage and equipment areas, they should be designed to blend with the site's architecture. Landscaping should be used in combination with walls, especially along the street frontage to soften the design.

• c. Long expanses of fence or wall surfaces along the street frontage should be offset and architectually designed to prevent monotony. Landscape pockets should be provided along the wall at minimum intervals of 40 feet.

==> picture [345 x 156] intentionally omitted <==

FIGURE 2-32 WALL DESIGN

• d. When security fencing is required across a property frontage, it should be a combination of solid pillars, or short solid wall segments, and wrought iron

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grill work, board formed concrete, stone or other material consistent with Truckee Funk.

6. Screening .

• a. Exterior storage and loading areas should be confined to portions of the site least visible to public view where screening may not be required.

• b. Where screening is required, a combination of elements should be used including solid masonry walls, berms and landscaping. Vinyl-coated chain link fencing with wood, vinyl plastic or metal slatting is an acceptable screening material only for areas not visible from a public street or parking lot.

• c. All equipment, whether on the roof, side of building or ground, shall be properly screened in compliance with Section 18.30.100.A.2 (Screening).

7. Architectural design guidelines .

• a. Architectural style . The architectural style of buildings in the business park/industrial category should incorporate clean simple lines. Buildings should project an image of high quality through the use of appropriate durable materials and well-landscaped settings. Also see Section 18.24.040 (General Design Guidelines).

• b. Expression of structure .

As a category of structure type, industrial buildings often present unattractive, unadorned forms. To avoid overly simplistic, bland design, demonstrate expression through the following:

• (1) Long, “unarticulated” facades should be avoided. Facades with varied front setbacks and recessed entries are strongly encouraged.

• (2) Avoid blank front and side wall elevations on street frontages.

• (3) Entries to structures should portray a quality office appearance while being architecturally tied into the overall building composition and scale.

• (4) Alteration of colors and textures should be used to produce diversity and enhance architectural forms. Avoid the use of color change in place of architectural detailing.

• (5) A compatible variety of siding materials (i.e., metal, masonry, concrete, cement or wood) should be used to produce effects of texture and relief that provide architectural interest. Avoid incorporating too many materials and colors on a single-wall plane, particularly where there is not a logical transition in the architectural design.

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==> picture [353 x 286] intentionally omitted <==

----- Start of picture text -----
DO THIS:
Larger buildings such as this research and development
building can be broken up through the use of varied building
heights and roof orientation.
----- End of picture text -----

FIGURE 2-33 BUILDING ARTICULATION

• c. Undesirable elements . Design elements which are undesirable and should be avoided include:

  • (1) Large blank, unarticulated wall surfaces;

  • (2) Exposed, untreated precision block walls;

  • (3) False fronts;

• (4) “Stuck on” mansard roofs;

  • (5) Residential architecture;

  • (6) Mirror window glazing; and

  • (7) Loading doors facing the street.

8. Metal buildings .

• a. All prefabricated metal buildings should be designed to have architectural interest, and articulation as is encouraged with conventionally built structures. In addition to architectural metal panels, exterior surfaces should include either stone, brick, wood or decorative masonry. Stock, “off-the-

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shelf” metal buildings are strongly discouraged as main structures.

• b. Metal buildings should employ a variety of building forms, shapes, colors, materials and other architectural treatments to add visual interest and variety to the building. Architectural treatments should emphasize the primary entrance to the building. Use of wood siding or other texturally-contrasting wall materials on entries, additions or customer-service areas is encouraged.

• c. Exterior surfaces that have the potential of being contacted by vehicles or machinery should be protected by the use of landscaped areas, raised concrete curbs, and/or traffic barriers. The use of stand-alone safety bollards should be minimized.

• C. Multifamily residential . The densities of multifamily housing tend to create large parking areas, less private open space than is found in single-family areas, and long box-like structures. Parking facilities can dominate the site if not properly designed, and open spaces may be relegated to leftover areas not related to the structures or the people who live there. Residential developments with unarticulated walls and roofs surrounded by parking lots and rows of carports along public streets are examples of practices that should be avoided.

a. Site organization .

==> picture [196 x 226] intentionally omitted <==

a. The clustering of units should be a consistent site planning element. Projects containing more than 10 dwelling units should be broken up into groups of structures that are appropriate in scale and compatible with the neighborhood.

• b. Buildings should be oriented to avoid instances where living spaces of one structure face the living spaces of another and significantly reduce indoor privacy.

FIGUR E 2 -34 CLUSTERING EXAMPLE

• c. Buildings should be oriented to create courtyards and common open space areas, thus increasing the aesthetic appeal of the development.

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==> picture [420 x 260] intentionally omitted <==

----- Start of picture text -----
DO THIS: NOT THIS:
Cluster buildings to create This development reinforces monotony
neighborhoods with strong in site and building design, both of
aesthetic appeal. ! which are strongly discouraged.
----- End of picture text -----

FIGURE 2-35 MULTIFAMILY DESIGN

2. Building design .

• a.

• There is no specific architectural “style” proposed for multifamily/cluster residential structures. The primary focus should be on constructing a highquality residential environment. The criteria presented here strives for this “quality” through descriptions and examples of appropriate building materials and architectural expression. Also see Section 18.24.040 (General Design Guidelines).

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DO THIS: Minimize the mass of multifamily buildings through use of smaller clustered buildings. Hide parking behind buildings to create a strong connection to the street.

FIGURE 2-36 ENCOURAGED MULTIFAMILY BUILDING DESIGN

NOT THIS: This multifamily project creates ! monotony and emphasis on garage doors, both of which are strongly discouraged.

FIGURE 2-37 DISCOURAGED MULTIFAMILY BUILDING DESIGN

• b. Separations, changes in wall plane and height, and the inclusion of elements including balconies, porches, arcades, dormers and cross gables mitigate the “barracks-like” quality of flat walls and roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or pitched roof segments applied at the structure’s edge.

• c. Structures containing three or more attached dwellings in a row should incorporate at least one of the following:

  • (1) For each dwelling unit, at least one architectural projection not less than two feet from the wall plane and not less than four feet wide should be provided. Projections should extend the full height of single-story structures, at least one-half the height of a two-story building, and two-thirds the height of a three-story building; or

  • (2) A change in wall plane of at least three feet for at least 12 feet for each two units should be provided.

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(3) Multifamily residential projects with five or more dwelling units should include a variety of building rhythms among buildings to avoid architectural monotony and repetition throughout the development.

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----- Start of picture text -----
FIGURE 2-38
BUILDING ARTICULATION
DO THIS: NOT THIS:
Break-up larger projects Architectural monotony increases
through use of smaller ! building bulk and scale and is
groupings of buildings. strongly discouraged.
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FIGURE 2-39 VARIETY IN BUILDING RHYTHM

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d. Because multifamily residential projects are usually taller than one story, their bulk can impose on surrounding uses. The scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks so as not to dominate the character of the neighborhood. Large projects should be broken up into groups of structures. The use of single “megastructures” is to be avoided.

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FIGURE 2-40 BREAKING UP BUILDING MASS

• e. The use of functional balconies, porches and patios is encouraged for both practical and aesthetic values. These elements should be integrated into structures to break up large wall masses, offset floor setbacks, and add human scale to structures. Design should be simple and straightforward.

• f. The use of long, monotonous access balconies and corridors which provide access to five or more units should be avoided. Instead, access points to units should be clustered in groups of four or less. The use of distinctive architectural elements and materials to denote prominent entrances is encouraged.

• g. Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the structure. Thin-looking, open metal, prefabricated stairs are discouraged.

• h. Support structures (e.g. laundry facilities, recreation buildings and sales/lease offices) should be consistent with the architectural design of the rest of the complex.

• i. For projects with multiple structures, reduce architectural monotony within a project through use of more than one building design, variations in architectural details, color, material, etc.

3. Parking and circulation.

• a. Project entry areas should provide the resident and visitor with an overview of the project. They should provide an open window with landscaping,

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recreational facilities and project directories. Special attention should be given to hardscape and landscape treatments to enhance the overall image of the project.

• b. The principal vehicular access should be through an entry drive rather than a parking drive. Colored, textured paving treatment at entry drives is encouraged.

• c. There are generally three means of accommodating parking: parking driveways, parking courts and garages within residential buildings. Projects with either long, monotonous parking drives or large, undivided parking lots are not desired. If parking within residential structures is not provided, dispersed parking courts are the desired alternative.

• d. Parking areas should be visible from the residential units which use them to the greatest degree possible.

• e. A parking court should not consist of more than two double-loaded parking aisles (bays) adjacent to each other. The length of a parking court should not exceed 14 stalls.

• f. Parking courts should be separated from each other by dwelling units or by a landscaped buffer not less than 30 feet wide. Each 10 spaces of parking, whether in garages, carports or open parking areas, should be separated from additional spaces by a landscaped bulb not less than 10 feet wide. Architectural elements (e.g., trellises, porches or stairways) may extend into these landscaped bulbs.

• g. Parking areas tucked under residential structures should be enclosed behind garage doors. Garages with parking aprons less than 20 feet in length should be equipped with automatic door openers.

• h. Where carports are utilized, they must follow the same spacing criteria as parking courts. Carports may be incorporated, with patio walls or used to define public and private open space, but incorporating carports into exterior project walls adjacent to streets is strongly discouraged. The ends of each cluster of carports should be concealed with low walls and landscaping.

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FIGURE 2-41 BREAKING UP BUILDING MASS

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  - i. Carports and detached garages should be designed as an integral part of the overall project. They should be similar in material, color and detail to the principal structures. Due to snow loads, carports should not utilize flat roofs. Prefabricated metal carports shall be prohibited. 

4. Open space areas.

  - a. The design and orientation of active open space areas (e.g., children’s play areas, barbecue area, sports or pool area) should take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. 

  - b. Common open spaces should be conveniently located for the majority of units. Children’s play areas should be visible from as many units as possible. In complexes with more than 40 two-bedroom units, several play areas should be provided throughout the complex. 

• D. Commercial centers. Commercial centers are typified by the grocery store/drug store anchor with a series of smaller shops. They may also have one or more freestanding building sites. Because they are usually located in or next to residential areas, the major design issue is the interface between the center’s service activities and adjacent residences.

  1. Site organization. Buildings should have a strong spatial and functional relationship to each other.

  - a. Shopping centers should be divided into multiple buildings, and buildings should be clustered to achieve a “village” scale. This creates opportunities for plazas and pedestrian areas while preventing long “barracks-like” rows of buildings. 
  
  - b. Shopping centers should be designed to locate a minimum of 50 percent of the total building frontage (including pad buildings) at the front setback line. This siting, together with substantial landscaping treatment, reinforces and strengthens the overall streetscape and public realm, and helps to screen offstreet parking areas.
  

• c. The location of open space areas should be accessible from the majority of structures, and should be oriented to take advantage of solar access.

  - d. Loading facilities should not be located at the front of buildings where they will be difficult to adequately screen from view. These facilities are more appropriate at the rear of the site where special screening may not be required.
  

2. Building design.

• a. An “extruded” appearance should be avoided in the design of long linear buildings. Where long buildings are unavoidable, their linearity should be

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mitigated by changes in building height, wall plane, spatial volumes, and by varied use of window areas, arcades, materials and roof elements.

• b. Buildings adjacent to and visible from residential properties should be stylistically consistent with the more public portions of the buildings. Building scale should be decreased adjacent to residential uses by reducing wall height, articulating wall and roof planes, and generating strong shadows.

• c. Large blank building walls and loading areas that disrupt the continuity of pedestrian-oriented shops should be avoided.

• E. Office buildings. Office buildings have functional characteristics that result in physical forms different from other development: (1) their intensity of use is lower, (2) buildings are typically “live” on all four sides, (3) office activities are not limited to the first floor, (4) building perimeters have fewer entries and windows and thus have more opportunity for landscaping, and (5) the occupation of office buildings is more predictable.

Because of their use patterns, there are more opportunities to locate office buildings toward the street with parking behind or to the side. This arrangement is strongly encouraged even where the existing pattern is not an established one.

1. Site organization.

• a. Buildings should be placed at the minimum required front setback with parking located at the rear of the site or at the side of the building.

• b. Multi-story buildings should not be placed adjacent to the private open space of residential units.

• c. A series of smaller office buildings linked by a plaza system is encouraged over a single large structure.

• d. Buildings should have their primary entry from the public street with secondary entries from on-site pedestrian paths or parking areas.

2. Building design .

• a. Long unadorned wall planes should be avoided. As a general principle, building surfaces over two stories high or 100 feet in length should be relieved with a change of wall plane that provides strong shadow and visual interest.

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----- Start of picture text -----
DO THIS:
Office buildings should have a strong connection to the street
and distinguishable pedestrian access.
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FIGURE 2-42

OFFICE BUILDING DESIGN

• b. b. The ground floor of larger office buildings should include elements of pedestrian interest including retail businesses and food services where pedestrian traffic is high and these uses are allowed.

• c. Clear glass (at least 88 percent light transmission) should be used for ground floor windows where pedestrians are present and there is a potential for retail businesses, food services or other service occupancies.

• d. Building entries should be prominent and should afford a “sense of entry” for the structure. Entries should be protected from inclement weather.

• F. Permanent outdoor sales and display . The design issues associated with permanent outdoor sales and display areas are quality of fencing material, internal organization and lack of quality paving materials. Also see Section 18.58.190 (Outdoor Uses).

1. Site organization.

• a. The permanent outdoor sales and display area should be organized, visually attractive and located near the building entrance.

2. Screening/security.

• a. Chain-link fences are strongly discouraged as screening and security devices.

• b. Barbed wire or razor wire is discouraged.

• c. For permanent outdoor sales and display areas, appropriate fencing materials include wrought iron pickets or wood slats/pickets.

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3. Paving. Paving material shall be permanent. Use of decorative paving materials within the display area is encouraged.

• G. Service stations and car washes . Service stations and car washes are intensive uses that are characterized by large areas of paving which permit vehicles to maneuver freely and have the potential to create significant adverse impacts for adjoining streets and properties. Service stations, in particular, have historically enjoyed several points of access from adjacent streets to maximize maneuvering flexibility for vehicles. When weighed against the safety risk inherent in multiple driveways and the negative environmental and visual impacts of large areas of asphalt, fully flexible circulation clearly can no longer be accommodated. Driveway cuts need to be limited, circulation needs to be channeled, and paved areas reduced.

1. Site organization .

• a. Structures on the site should be spatially related; buildings should be organized into a simple cluster.

• b. The site should be designed to accommodate all legitimate, anticipated circulation patterns, but those patterns should be defined by reduced areas of paving and well-placed landscaped areas. Driveway cuts should be limited to one, occasionally two per street.

• c. Service bays should not face residential properties and should avoid facing any major commercial thoroughfare.

2. Building design .

• a. All structures on the site (including kiosks, car wash buildings, gas pump columns, etc.) should be architecturally consistent with the main structure and consistent with Section 18.24.050 (Building Characteristic Design Guidelines) and Section 18.24.060 (Site Design Characteristics).

• b. All building elevations facing public streets, whether these elevations function as the front, side or rear of the building, should be architecturally detailed to avoid the appearance of the “back of the building.” Buildings should provide a positive presence to the street scene.

• c. Building materials should have the appearance of substance and permanency. Lightweight metal or other temporary-appearing structures are not appropriate.

3. Special requirements .

• a. Car wash facilities should include appropriate noise control measures to reduce machinery and blower noise levels.

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• b. Areas should be provided on self-service station sites to allow patrons to service their vehicles with water and air. These facilities should be located where they do not obstruct the circulation patterns of the site.

• c. On automatic car wash sites, facilities should be provided for vacuuming of vehicles and for drying of vehicles upon exiting the car wash building. These areas should be carefully located to avoid obstructing legitimate circulation.

• d. Each pump island should generally include stacking for a minimum two vehicles (40 feet) on site so that driveways or the street are not utilized for waiting customers.

• e. Truck circulation patterns and positions for tank filling should not conflict with customer circulation patterns or cause a potential for stacking overflow onto a street.

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– CHAPTER 18.25 OBJECTIVE DESIGN STANDARDS

Sections:

18.25.010 – Purpose of Chapter 18.25.020 – Applicability 18.25.030 – Review Process 18.25.040 – Definitions 18.25.050 – Multifamily Site Design 18.25.060 – Multifamily Massing and Articulation

18.25.070 – Multifamily Building Entries and Stairwells

18.25.080 – Multifamily Colors and Materials 18.25.090 – Multifamily Architectural Elements

18.25.100 – Multifamily Utilities and Service Areas

• 18.25.105 – Design Standards for Projects in the Historic Preservation (-HP) Overlay District

18.25.110 – New Single-Family Subdivisions

• 18.25.120 – Residential Mixed-Use Development