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.
----- End of picture text -----

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

The Objective Design Standards identify specific measurable elements of a design that are required for all multifamily residential projects and new single-family residential subdivision projects with five or more residential parcels. The intent of the Objective Design Standards is to set clear expectations that align with the Town’s goals and intended outcomes for multifamily residential projects, as defined in this chapter, while implementing requirements in California State Law. Chapter 18.24 (Design Guidelines) provides additional guidance on design objectives and expectations to help guide future development.

• A. The Objective Design Standards apply to new multifamily residential projects, as defined by this chapter, and new single-family residential subdivisions with five or more residential parcels. These standards do not apply to existing single-family residences or existing singlefamily subdivisions created prior to October 12, 2023. For the purposes of this section, “multifamily residential projects” are projects with two or more residential units only or a mix of multifamily residential and non-residential uses, with at least two-thirds of the gross square footage of the development designated for residential use. Multifamily residential projects and new single-family residential subdivision projects shall adhere to requirements contained in this Chapter in order to gain administrative approval. The provisions of Chapter 18.24 (Design Guidelines) apply to multifamily residential projects that choose to request a variation to the Objective Design Standards, pursuant to Section 18.25.030.B (Flexible Design Review) and complete a review with the identified review authority in Table 4-1.

  1. Multifamily projects are subject to the standards outlined in Sections 18.25.050 – 18.25.100.

  2. New single-family subdivision projects are subject to the standards outlined in Section 18.25.110.

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3. Residential mixed-use projects are subject to the standards outlined in Sections 18.25.050 – 18.25.100 and Section 18.25.120.

4. Multifamily residential projects located in the Historic Preservation (-HP) Overlay District are also subject to Section 18.25.105.

• B. For additions to existing multifamily residential buildings, the standards of this chapter shall apply to the entire building, including the existing structure and addition, if the addition requires a demolition of the existing building that is equal to or greater than 50% of the surface area of all existing exterior wall assemblies above finished grade or for additions over 50% of the existing square footage of the building. If the addition requires demolition that is less than 50% of the existing building or the addition is less than 50% of the square footage of the existing building, the Standards shall apply to only the building addition. The design of the addition shall use the same roof form, materials, and color found on the existing building. Category A, B, or C historic resources within the HP Overlay District shall be exempt from this requirement and preservation of the historic structure shall be maintained per the requirements of Chapter 18.77 (Historic Design Review).

e Standards shall apply to only the building addition. The design of the addition shall use the same roof form, materials, and color found on the existing building. Category A, B, or C historic resources within the HP Overlay District shall be exempt from this requirement and preservation of the historic structure shall be maintained per the requirements of Chapter 18.77 (Historic Design Review).

• C. Projects with less than two-thirds of the gross floor area of the development designated for residential use are considered commercial projects and are not subject to this chapter (see Chapter 18.24 – Design Guidelines for commercial projects), except Sections 18.25.050.D (Open Space and Common Outdoor Areas, 18.25.090.B (Balconies, porches, decks, and patios), and 18.25.090.C (Amenities) shall apply to the residential units in any development.

• D. For mixed-use developments with two-thirds or greater of the gross floor area designated for residential use, the standards shall apply to the entirety of the structure(s) and are not limited to only residential portions.

• E. These standards are in addition to those in Chapter 18.08 (Residential Zoning Districts), specifically the RM (Medium Density Residential), RH (High Density Residential), DRM (Downtown Medium Density Residential), DRH (Downtown High Density Residential); Chapter 18.12 (Commercial and Manufacturing Zoning Districts), specifically, CN (Neighborhood Commercial), CG (General Commercial), CS (Service Commercial), DC (Downtown Commercial), M (Manufacturing), DM (Downtown Manufacturing/Industrial), and BI (Business Innovation zoning districts; Chapter 18.14 (Mixed Use Zoning Districts), specifically DMU (Downtown Mixed Use), CMU (Corridor Mixed Use), and NMU (Neighborhood Mixed Use) zoning districts; and Chapter 18.16 (Special Purpose Zoning Districts), specifically the PF (Public Facilities) zoning district , as well as Chapters 18.46 (Open Space/Cluster Requirements), Chapter 18.30 (General Property Development and Use Standards), Chapter 18.40 (Landscape Standards), Chapter 18.48 (Parking and Loading Standards), and Chapter 18.54 (Signs).

• F. Standards contained within resource protection Chapters, including Chapter 18.34 Floodplain Management, Chapter 18.36 Hillside Development, Chapter 18.38 Lake and River/Stream Corridor Development, Chapter 18.46 Open Space & Cluster Guidelines, and Chapter 18.26 Historic Preservation Design Guidelines shall prevail over standards in this Chapter whenever there is a conflict.

• G. Organization. The Objective Design Standards are organized by topic. Descriptive diagrams are provided to help articulate the standards visually. The diagrams should be

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considered as examples and do not contain specific architectural elements that apply to projects. In the event of a conflict or inconsistency between the text of this document and any illustration, figure, table, heading, caption, or map, the text shall take precedence.

• H. Interpretation. The following standards provide direction on interpreting this chapter:

Mandatory and Discretionary Terms

• a. The words “shall,” and “will” are mandatory, establishing a duty or obligation to comply with the specific Standard.

• b. The words “shall not, “will not” and “not permitted” are mandatory and represent the prevention of action.

• c. The words “may,” and “should” are permissive.

2. Unless otherwise specifically indicated, lists or items or examples that use terms such as “for example,” “including,” and “such as,” or similar language are intended to provide examples and are not an exhaustive list of all possibilities .

3. Unless context clearly suggests otherwise, conjunctions must be interpreted as follows:

• a. “And” indicates that all connected terms, items, condition, provisions, and events apply.

• b. “Or” indicates that one or more of the connected terms, items, conditions, provisions, or events apply

4. Where features are required in intervals, the measurements shall occur from left to right when viewing the elevation.

• A. Streamlined Residential Review. With the exception of projects within the Historic Preservation (-HP) Overlay, consistency with development standards, including the Objective Design Standards of this Chapter, shall be determined administratively under a Streamlined Residential Project process, unless a variation is requested. The Streamlined Residential Review (Chapter 18.79) process will result in a determination of approval or denial for compliance with the standards of the Development Code.

  1. The allowances under Chapter 18.78 (Planned Development) may not be used in addition to the Streamlined Residential Permit Process.

  2. Consistency with this chapter and Residential Project Streamlined Review shall be required for projects using the allowances of Chapter 18.212 (Density Bonuses, Concessions, and Incentives).

• B. Historic Design Review. Projects located in the -HP Overlay District shall be subject to the Historic Design Review Procedures outlined in Section 18.77.030 (Historic Design Review

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Procedures), in addition to the required Streamlined Residential Review.

• C. Flexible Design Review. Any application that voluntarily requests a flexible approach to architectural design review of the project may apply for the applicable land use application per Article IV and be subject to the criteria set forth in Chapter 18.24 (Design Guidelines) or the Downtown Truckee Plan Historic Design Guidelines. In this flexible design review process, architectural review is at the discretion of the final review authority and is not subject to the requirements of this chapter, with the exception of the following requirements:

  1. Section 18.25.050.D (Open Space and Common Outdoor Areas;

  2. Section18.25.090.B (Balconies, decks, and patios); and

  3. Section 18.25.090.C (Amenities).

Projects that are also requesting flexibility in development standards, other than the objective design standards, including standards listed in Tables 2-4, 2-9, or 2-11, or Sections 18.25.020.E and 18.25.020.F, shall be subject to the requirements of Chapter 18.78 (Planned Developments) and/or Chapter 18.82 (Variances and Historic Variances).

For the purposes of this Chapter, the definitions set forth shall apply:

• A. Architectural projection. A building feature that extends from the face of the wall of the primary building. Examples include uncovered balconies, bays, porches, canopies, variations in massing proportions, or similar protrusion of a building.

• B. Bear box. An enclosed and lockable metal structure less than 12 square feet and less than four feet in height that is used to store outdoor garbage. The bear box is designed to be animal resistant.

• C. Building recess. A building feature that indents from the primary building elevation. Examples include covered balconies, covered porches, open galleries, arcades, loggias, or similar building element that creates a stepping back effect.

• D. Building wall projection. A building wall projection creates a horizontal change outward in living area from the primary building elevation and creates a visual difference of light and shadow.

• E. Crusher screen. Large panels of interwoven material, typically metal wire.

• F. Façade. The exterior face of a building on any side. A façade includes multiple wall planes that make up the overall face of the building. Architectural projections, such as a porch or balcony, are not considered a façade.

• G. Podium parking. Sub-grade or at-grade parking structures that are covered by the ground floor of a building and completely enclosed by walls.

• H. Primary residential building. In a single-family development, the primary residential

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building shall be considered the main place of habitation. This shall not include other separated structures on the property such as garages, accessory dwelling units, sheds or otherwise.

The purpose of this section is to ensure development responds to the overall site conditions and neighborhood. It outlines standards for key site level features that create quality design outcomes, particularly when viewed from the street. Site organization, circulation, parking, and open areas all contribute to successful development.

A. Site organization.

1. Buildings shall be oriented to the street edge (see Figure 2-2). At a minimum, building walls along a street-facing façade shall abut and be parallel to the front or street-side setback line for at least 50% of the property frontage for the project. Where no setbacks are required for a zoning district, the building shall be located within 10 feet of the property line and parallel to the front or street-side property line, unless frontage improvements or landscaping require further setback. Exceptions to this regulation shall be made for projects with no commercial uses or with fewer than 10 residential units when the street-facing façade of the building is within 30 degrees of south and the building orientation supports passive solar gain (see Figure 2-43).

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FIGURE 2-43

BUILDING FAÇADE ORIENTATION FOR PASSIVE SOLAR GAIN

2. When a project includes multiple buildings, building walls that are internal to the site and face another building shall position windows and entrances to avoid instances where living spaces of one structure face the living spaces of another to improve indoor privacy. Refer to Section 18.25.060.F (Massing and Articulation, Adjacent Development).

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3. When multiple residential structures are proposed, the structures shall be grouped so as to preserve contiguous open space areas (see Figure 2-44). Refer to Section 18.46.050 (Open Space Standards).

4. When a project includes multiple buildings, buildings shall be located to create contiguous courtyards and/or common open space areas (see Figure 2-444).

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FIGURE 2-44

BUILDINGS AT STREET WALL, COMMON OPEN SPACE

B. Circulation

Standards for pedestrian and vehicular circulation are required to ensure safe access to and within a residential project.

1. In addition to the standards contained herein, multifamily developments shall adhere to the standards contained in Chapter 18.30 (General Property Development and Use Standards) and Chapter 18.48 (Parking and Loading Standards).

2. Pedestrian walkways.

• a. As determined by the Town Engineer, projects shall provide public sidewalks parallel to the front setback line. On a corner lot, sidewalks shall be provided for both lot lines that abut the street (see Figure 2-45 and Figure 2-46). Sidewalk dimensions and design shall comply with the applicable standards of the Town of Truckee Public Improvement Engineering Standards, the Public Rights-of-Way Accessibility Guidelines, and the ADA Standards for Accessible Design and shall be approved by the Town Engineer prior to permit issuance/construction of the sidewalk improvements.

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• b. Projects shall connect the on-site pedestrian circulation system to the existing or required off-site public sidewalk at intervals of at least one connection for each 200 linear feet of frontage (or fraction thereof).

• c. Parking areas shall be connected to primary building entrances by means of walkways with pavers, concrete slab, or asphalt.

C. Parking

1. Parking accommodation.

• a. Required parking shall be accommodated through one or more parking types identified in Sections 18.25.050.C.3 through 18.25.050.C.6. All individual requirements for the chosen parking types shall be met.

• b. Standards for parking and circulation shall be consistent with Chapter 18.48 (Parking and Loading Standards).

• c. Landscaping is required pursuant to Section 18.40.040.B (Site Landscaping Standards, Parking areas). An eight-foot landscape width is preferred for tree health, but in no case shall a landscape area be less than six feet wide.

• d. Parking areas shall be visible from the residential units which use them to the greatest degree possible. Parking areas shall be located at the rear of buildings and screened from the public right-of-way. Screening shall include either of the following (see Figure 2-45):

  • (1) Dense three-tiered landscaping consisting of the following:

    • (a) Groundcover;

    • (b) Five-gallon shrubs at least two feet tall at maturity at a rate of two per linear feet of the area, and 15-gallon trees at least six feet tall at planting or fencing that ensure that the parking area is not visible from pedestrian height from the public right-of-way.

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FIGURE 2-45 SMALL PARKING AREAS

2. Parking carports .

• a. Individual parking carports shall provide a maximum of ten parking spaces.

• b. A parking carport shall not be located between the primary residential building entrance and the street (see Figure 2-46). They are permitted to be located adjacent to a private alley with public access.

• c. Car elevators and tandem parking are prohibited in carports.

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FIGURE 2-46 PARKING CARPORT LOCATION

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• d. Carports shall be designed as an integral part of the overall project. They shall use materials, colors, and details found in the residential structures. Carports may be attached to the residential structure.

• e.

  - Carports shall be oriented to consider solar access for solar panels. 
  

  • f. Carports shall be oriented and the roofs sloped to avoid snowshed on public rights-of-way, sidewalks, and internal pedestrian paths.

  • g. Prefabricated metal carports shall be made of durable materials that are consistent with the residential structure and include a minimum manufacturer warranty of 25 years from color fading or other weather or climate-induced degradation of the material.

  • h. Each carport structure shall be separated from additional parking spaces and/or other carports by a landscaped bulb not less than ten feet wide. Architectural elements (e.g., roof overhangs, trellises, porches, or stairways) may extend into these landscaped bulbs by up to 18 inches.

  • i. A group of parking carports shall not consist of more than two doubleloaded parking aisles (bays) adjacent to each other (see Figure 2-46).

  • j. Storage areas may be incorporated into carports either above, behind, or beside the carport. However, in no instance may the carport length exceed 100 feet or 12 feet in height.

  • k. The ends of each cluster of carports shall be concealed with low walls up to four feet in height and/or landscaping at least six feet in height.

3. Parking lots .

• a. Parking lots shall not be located between the public right-of-way and the structure, with the exception of accessible parking spaces required by the Building Code. They are permitted to be located adjacent to a private alley with public access.

• b. Every ten parking spaces shall be separated from additional parking spaces by a landscaped bulb not less than ten feet wide. Architectural elements (e.g., roof overhangs, trellises, porches, or stairways) may extend into these landscaped bulbs by up to 18 inches.

• c. A parking lot shall not consist of more than two double-loaded parking aisles (bays) adjacent to each other. Parking lots with two double-loaded parking aisles shall be separated from each other by dwelling units, or by a landscaped buffer that is not less than 20 feet wide.

• d. Car elevators and tandem parking are prohibited in surface parking lots.

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4. Parking structures.

• a. A parking structure is defined as a covered and fully enclosed parking garage with two or more levels for parking.

• b. Parking structures shall be provided for residential projects that contain 200 or more units that are located in Downtown High Density Residential (DRH), Downtown Commercial (DC) and Downtown Mixed Use (DMU) zoning districts. This standard does not apply if private garages are provided for each unit.

• c. Parking structures, with the exception of one 24-foot entrance, shall not be located on the street frontage (see Figure 2-5). Where a project has two street frontages, the entrance shall be located on the street with the lesser amount of traffic as determined by the Town Engineer’s traffic counts.

• d. Parking structures may be detached or attached to a structure containing the primary use. For projects with more than 70 units, at least 50% of the required parking shall be accommodated in an attached parking structure.

• e. Exterior walls of a parking structure shall not be a solid unbroken wall surface. Walls greater than 40 feet in length shall meet the following criteria:

  • (1) Building wall design. The exterior wall shall be broken up with one or both of the following options:

    • (a) Plane changes of at least four feet wide, 18 inches deep, and extending a minimum of ten feet in height with material changes for at least 50% of the total length of the wall; or

    • (b) A wrap of residential or commercial ground floor land uses (as permitted in the underlying zone district or sitespecific approval) around the parking garage that provide pedestrian activation. In this option, only the access point designed to the minimum dimensions may be located at the street.

  • (2) Vegetation that shields the view from the right-of-way by a minimum of 75% of the façade from the natural grade to a height of four to six feet at maturity. Vegetation shall be consistent with Section 18.40.050 (Landscape Standards).

• f. For mixed-use projects with at least 100 residential units, podium parking shall be required. Ground floor commercial with a minimum depth of 30 feet shall surround the parking structure elevations that front a major road (arterial or collector).

• g. Multi-level parking structures may be depressed into the ground to minimize their visual impact.

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5. Parking garages.

• a. Parking garages shall be covered and enclosed and are limited to a singlestory in height.

• b. Parking garages may be detached or attached to a structure containing the primary use (see Figure 2-47).

• c. Garage design.

  • (1) For projects with five or more dwelling units, garages shall be located behind the primary uses. For projects with four or fewer dwelling units, garages may be located in plane with or in front of the residential unit.

  • (2) Parking areas tucked under residential structures shall be in a fully enclosed garage.

• d. Exterior walls of a parking garage shall not be a solid unbroken wall surface. Walls greater than 40 feet in length shall be broken up as follows:

  • (1) Plane changes of at least four feet wide, 18 inches deep, and extending a minimum of ten feet in height with material changes for at least 25% of the total wall length; or

• (2) Vegetation that shields the view from the right-of-way by a minimum of 75% of the façade from the natural grade to a height of four to six feet at maturity. Vegetation shall be consistent with Section 18.40.050 (Landscape Standards).

6. Detached parking garages.

• a. Detached parking garages shall not be located more than 750 feet from the project’s primary entrance or the entrance of the unit for which it serves. This shall be measured based on the clear pedestrian path.

• b. Detached garages shall be designed as an integral part of the overall project. They shall be similar in material, color, and detail to the residential structures.

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FIGURE 2-47

PARKING GARAGE LAYOUT

D. Open Space and Common Outdoor Areas

1. Open space requirements. The provisions of the following Chapters shall apply to the minimum amount of open space required, design of open space areas within the property, and requirements for snow storage:

• a. Chapter 18.08 — Residential Zoning Districts

• b. Chapter 18.12 – Commercial and Manufacturing Districts

• c. Chapter 18.46 — Open Space/Clustering Requirements

2. Common outdoor area requirements. Common outdoor areas shall be defined as usable outdoor space that is designed and/or programmed for recreation, leisure, and pleasure. All multifamily residential developments with five or more dwelling units shall incorporate the following (see Figure 2-6):

• a. The project shall be designed to provide the equivalent of a minimum of 250 square feet of common outdoor area for each dwelling unit.

• b. Each common outdoor area shall maintain a minimum dimension of twenty feet, shall be no smaller than 250 square feet and shall not include rights-ofway, vehicle access, parking areas, or landscaping associated with a parking area.

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• c. Rear setbacks that meet the definition of common outdoor area are credited as usable Common Outdoor Areas up to a maximum of 50% when they are at least 20 feet in all dimensions.

• d. Up to 50%of Common Outdoor Areas may be included as part of a project’s Open Space calculations, as defined in Chapter 18.46 (Open Space/Cluster Requirements). The uses identified in Sections 18.46.050.G.1 shall be allowed in the Common Outdoor Areas. Discretionary and prohibited uses identified in Section 18.46.050.G.3 shall not be counted toward the Open Space requirement.

• e. Up to 25% of any required Common Outdoor Area may be paved or hard surface if the surfaces are to be used exclusively for recreational purposes (e.g., basketball court, swimming pool). These areas shall not be counted toward the Open Space calculations, as defined in Chapter 18.46 (Open Space/Cluster Requirements).

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FIGURE 2-48 OPEN SPACE, COMMON OUTDOOR AREA, RECREATION AMENITY

3. Common recreational amenities.

• a. All multifamily residential developments with ten or more units shall provide a minimum of one indoor or outdoor recreational amenity for every 25 units or fraction thereof (see Figure 2-48).

• b. Common recreational amenities shall be provided within the common outdoor areas or in a common building (see Figure 2-48). Refer to Section 18.46.050.G for allowed, discretionary and prohibited uses in Open Space

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areas. Recreational amenities that are prohibited in Open Space areas shall be provided in separate common outdoor area that is not designated as Open Space.

• c. One of the following recreational amenities shall be required to fulfill this common recreational amenity requirement:

  • (1) Barbecue area with plumbed gas stub, concrete pad, picnic tables, and roof;

  • (2) Recreation building with community room, including exercise equipment;

  • (3) Fenced dog play area that is a minimum of 2,500 square feet in size with decomposed granite or gravel cover and regularly maintained waste stations. Fencing shall be a maximum of four feet in height, shall be metal or wood and 50% transparent. Chain link or barbed wire are prohibited. No lighting shall be permitted and the hours of operation shall be 7:00 AM or sunrise, whichever is later, to 9:00 PM or sundown, whichever is earlier. The fenced dog run shall be located outside of any setbacks;

  • (4) Formal and maintained outdoor recreation areas (e.g., bocce courts, basketball courts, volleyball courts); and

  • (5) Children’s outdoor play area with play equipment. Individual play areas shall be a minimum of 2,500 square feet. Children’s play areas shall contain a minimum of two structured play modules including a play structure and/or swing area. Play modules shall follow ADA Standards for Accessible Design and shall be available for use by all residents of the project.

Projects with more than 40 two- or more bedroom units are required to provide a children’s play area within the project. There shall be a minimum of one outdoor play area per 25 two-bedroom or larger units. If two play areas are required, they may be combined to a minimum size of 5,000 square feet. The minimum size shall scale according to the number of units up to 10,000 square feet and shall contain a minimum of one play module and other formal and maintained outdoor area (see Section 18.25.050.D.3.c.(4)). The play areas may be used to meet the required total number of recreational amenities.

• (6) Applicants choosing to provide a recreational amenity that is not listed above may seek approval through a discretionary review process, as outlined in Section 18.25.030.B of this Chapter.

• E. Fencing and Wall Design. Proposed multifamily developments shall adhere to all standards contained in Chapter 18.40 (Landscape Standards), Section 18.30.070 (Fences, Walls, and Hedges), (General Property Development and Use Standards), and Chapter 18.24 (Design

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Guidelines).

The purpose of this section is to ensure buildings are designed to reduce their overall perceived scale and to add visual interest from all observable scales. It outlines standards to promote human-scale buildings and ensure development is consistent with Truckee’s character.

• A. Massing breaks. Massing is used to express or break up the form of a building and is one of the most important ways a building is experienced. Thoughtful building massing can minimize the perceived scale of large buildings and enhance the pedestrian experience. Major massing breaks are considered those that break the building into discernable volumes. Major massing breaks shall be achieved by incorporating the following features (see Figure 2-49).

  1. Building elevation length. No building façade or elevation visible from the public right-of-way or where residents and/or customer access is available shall be greater than 200 feet in length.

  2. Buildings elevations that face an adjacent property. Building elevations that face an adjacent property, are located within ten feet of the adjacent structure, and is of the same or lesser height of the adjacent structure shall be exempt from these standards, except that no building façade or elevations shall be greater than 200 feet in length.

  3. Canopies. Buildings that are two stories or higher shall provide a three-foot minimum depth canopy, roof structure, or balcony that extends from the face of the building over an entry toward the street at a height of between ten feet and 15 feet above the adjacent sidewalk. Such extension(s) shall extend horizontally parallel to the street and cover a minimum of the entire width of the entry area (see Figure 2- 50). See also Section 18.30.120 (General Property Development and Use Standard, Setback Requirements and Exceptions).

  4. Step backs. For buildings three stories or taller in height, a minimum step back of ten feet from the ground floor building walls that front a public street or pedestrian walk is required for the third story or at 30 feet measured from the lower story building walls at finish grade, whichever is less See Figure 2-50.

  5. Wall plane change. Changes in wall plane that are a minimum of 20% the width of the building elevation, 18 inches deep, and extend a minimum of 20% of the maximum height of the building elevation or 10 feet in height, whichever is greater. See Figure 2-49.

  6. Height change. Changes in wall or roof height at a minimum of 80% the maximum height of the building frontage for a minimum width of 20% of the elevation width.

  7. Roofline articulation . At least one change in the roofline related to the specific building elevation. Roofline articulation shall be measured by vertical changes to the roofline that occur from a change in roof type, direction, or pitch of the roof

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plane, and/or roofline modulation from stepping up or lowering the highest point of the roof by two feet or stepping forward or backward a portion of the façade by two feet. Roofline articulation shall not be measured by the addition of chimneys or dormers. See Figure 2-49.

• B. Façade breaks. On facades that are 50 feet or longer, a façade offset that is at least 18 inches in depth, measuring at least 25% of the length of the façade and extending the full height of the building is required for each 50-feet of facade. Additionally, the following features must be incorporated (see Figure 2-49):

  1. Accent material for entry. When a facade is 50 feet or longer and includes an entryway accent material that is distinct from the building facade it is required to cover a minimum of 20% of the wall surface surrounding the entryway. Windows and doors are included in the calculation. Refer to Section 18.25.080 (Materials and Colors) for a list of allowed building materials.

  2. Material variations. Changes in material direction are required on wall planes for a minimum of 20% of the building façade. Materials changes shall begin and end at wall plane breaks and shall not occur on the same plane. See Figure 2-49.

  3. Wainscoting. Wainscoting on wall planes for a minimum of ten feet in width are required, and must extend a minimum of three feet in height. Wainscoting shall begin and end at wall plane breaks and shall not occur on the same plane. See Figure 2-49.

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FIGURE 2-49 MASSING AND FACADE BREAKS

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FIGURE 2-50 BUILDING STEP BACKS AND CANOPY

• C. Building Articulation. In order to create multifamily residential projects with articulation and interest, the following features shall be required. One standard applies to each building, based on the number of units in that building. If the project includes multiple structures with varying unit counts, more than one standard may apply to the project. If a feature meets the criteria of this subsection and those listed under Section 18.25.060.A (Massing Breaks), the feature can be used to meet the criteria for both sections.

  1. Structures containing three to five attached dwellings on the same elevation. At least two of the following features shall be incorporated into projects with structures containing three or more attached dwellings with entries on the same façade. At least one of the three features shall be located along the building’s front elevation:

     • a. At least one horizontal architectural projection that extends at least two feet from the wall plane and is not less than four feet wide for every 40 linear feet of wall (see Figure 2-49);

     • b. Building wall projections that extend at least two feet from the face of the primary building wall and the full height of a single-story structure, measuring at least one-half the height of a two-story building, and two-thirds the height of a three-story building; or

• c. A recess to the overall building massing that creates a change in wall plane and living area of at least three feet in depth for at least 20% of the frontage.

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FIGURE 2-51 BUILDING PROJECTIONS

2. Structures containing six to 19 dwelling units. In order to avoid architectural monotony and repetition throughout a development a minimum of three of the following distinct features shall be incorporated into a project with structures containing six to 19 units. At least one feature shall be located along any building elevation which fronts a public street, public parking lot, private parking lot available to the general public, or pedestrian walk on or adjacent to the property:

   • a. At least three architectural projections, not less than two feet from the wall plane and not less than four feet wide, not including any features required under Section 18.25.090.B (Balconies, porches, decks, and patios);

   • b. Building wall projections that extend at least two feet from the face of the primary building wall and the full height of a single-story structure, measuring at least one-half the height of a two-story building, and two-thirds the height of a three-story building (see Figure 2-51); or

   • c. A recess to create a change in wall plane and living area of at least three feet in depth for a minimum width of two feet at intervals of no more than 30 feet.

3. Structures containing 20 or more dwelling units. Individual buildings containing 20 or more dwelling units shall include a variety of building rhythms to avoid architectural monotony and repetition throughout the development by incorporating at least three of the following distinct features. At least one feature shall be located along any building elevation which fronts a public street, public parking lot, private parking lot available to the general public, or pedestrian walk:

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• a. At least three architectural projections, not less than two feet from the wall plane and not less than four feet wide, not including any features required under Section 18.25.090.B (Balconies, porches, decks, and patios);

• b. Building wall projections that extend at least two feet from the face of the primary building wall and the full height of a single-story structure, measuring at least one-half the height of a two-story building, and two-thirds the height of a three-story building; or

• c. A recess to create a change in wall plane and living area of at least three feet in depth for a minimum width of two feet at intervals of no more than 30 feet.

• d. Break units into more than one building located a minimum of ten feet apart, and meet the requirements of Section 18.25.060.D, Building Variation.

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FIGURE 2-52 INDIVIDUAL BUILDING BALCONIES AND PROJECTIONS

• D. Building Variation. Where a multifamily residential project includes multiple structures, building variation standards are required to reduce architectural monotony.

  1. Projects with three to six residential structures. Projects with three to six structures shall reduce architectural monotony through use of a minimum of two building designs. One building design may be a “mirrored design” that copies or reflects door, window and material placement from one nonsymmetrical building to another. Each building design is required to meet the other requirements of this Chapter to ensure appropriate architectural variation, massing articulation, parking design, and the like. In addition to the other standards of this Chapter, projects shall adhere to the following building variation standards:

     • a. Architectural Features. Each building design shall include at least three options listed in Section 18.25.060.B, Building Articulation, as applicable.

     • b. Materials . Each building design shall include at least two materials, pursuant to Section 18.25.080, and the overall development shall include at least three different materials.

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  - c. **Color.** The color palette for the overall development shall be consistent, but variation in color is required to ensure variation in design. At least two colors are required for the overall development. 

2. Projects with seven or more residential structures with more than two units in each structure. Projects with seven or more structures with more than two units in each structure shall reduce architectural monotony through use of a minimum of three building designs. One building design may be a “mirrored design” that copies or reflects door, window, and material placement from one nonsymmetrical building to another. Each building design is required to meet the other requirements of this Chapter to ensure appropriate architectural variation, massing articulation, parking design, and the like. In addition to the other standards of this Chapter, projects shall adhere to the following building variation standards:

   • a. Architectural Features. Each building design shall include at least three options listed in Section 18.25.060.B, Building Articulation, as applicable.

   • b. Different roof materials and roof designs. Refer to Section 18.25.060.DE (Roofs and Rooflines) and Section 18.25.080.C (Roof Materials).

   • c. Building height. Maximum height of one of the three designs, as measured per Section 18.30.090.B, shall be least 80% of the height of the design with the greatest height.

   • d. Materials . Each building design shall include at least two materials, pursuant to Section 18.25.080, and the overall development shall include at least three different materials.

• e. Color. The color palette for the overall development shall be consistent, but variation in color is required to ensure variation in design, pursuant to Section 18.25.080. At least two colors are required for the overall development.

• E. Roofs and rooflines. The roof is a major component of the architectural character of a building. The form, materials, and design should be responsive to Truckee’s climatic conditions and utilitarian character.

  1. Roof pitches.

     • a. The following roof types shall be permitted:

       • (1) Gable, including clipped gable and A-frame roofs. Roof styles shall be applied through the whole building or at least 10% of the building. For instance, the design cannot be a flat roof with a pitched roof segment applied only at the structure’s edge.

       • (2) Shed roofs with a minimum roof slope of 1:12 and a maximum roof slope of 6:12.

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• b. The following flat roofs shall be permitted:

  • (1) Any flat portions that provide for utility or equipment placement shall comprise a maximum of 10% of the roof surface. Flat portions shall not be visible from streets, open space areas or common recreation facilities.

  • (2) Flat roofs are permitted for mixed-use developments in CG, CN, M, CS, DMU, DC, or DM zones; and/or

  • (3) Flat roofs are permitted on structures that are larger than 10,000 square feet.

• c. Building roofs and pitches shall be designed to prevent snow shedding onto common sidewalks and walking areas.

  • (1) Buildings with roofs that are located 10 feet or less from a property line shall be designed so that the pitch of any portion of the roof within 10 feet of the property line is not directed toward the property line.

  • (2) All roofs that have a pitch greater than 7:12 shall use a non-shedding roof material such as composition shingle and/or snow retention mechanism, such as a snow fence.

• F. Adjacent developments. New developments should be compatible with and responsive to the existing context of the project. Any time a development is within 50 feet of an existing building, a proposed building cannot exceed the height of the adjacent building by more than one story or 10 feet, whichever is less, for 25% of the width of the adjacent building.

The purpose of this section is to ensure all buildings have clear entries and access points in order to promote human-scale development.

• A. Building entries. Building entries can be located on the exterior of the ground floor of the building providing access to each unit or can be access to a common area, hall, or walkway that provide access to the primary entrance to the residences. Doors that access the patio but are not considered the primary entrance to the building are not considered building entries.

  1. All entries shall contain a roof overhang or canopy and a stoop. The roof overhang or canopy shall extend a minimum of 24 inches beyond the face of the building elevation (see Figure 2-52 and Figure 2-54).

  2. For buildings with shared entries, shared building entrances are required along all street-facing elevations. Secondary shared entrances may be provided on other facades. Secondary shared entrances shall be oriented to common areas such as courtyards, a landscaped area, or parking facility. See Figure 2-53.

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FIGURE 2-53

SHARED ENTRIES AND SECONDARY ENTRIES

3. Residential projects on corner lots shall engage both streets by providing entrances on both street-facing elevations. See Figure 2-53.

4. Mixed-use buildings shall provide:

   • a. A minimum of one shared entry with indoor individual private entries for all commercial spaces and residential spaces located within; or

   • b. A minimum of one shared entry for the ground floor with individual private residential unit entries that are accessible from outside.

5. Buildings that include more than one unit with private residential unit entries which are not oriented to the street shall have private front entries that are oriented to common and open space areas per Section 18.25.050.D (Open Space and Common Outdoor Areas), such as courtyards or a landscaped area.

6. Shared entry areas shall provide a minimum 10-square foot window with views of landscaping and/or recreational facilities. This may be achieved through the use of a glass door or sidelight.

7. Entries shall contain hardscape and landscape treatments with a minimum six square feet of landscaping within 10 feet of the door. Potted plant material is allowed.

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FIGURE 2-54 ENTRY ROOF OVERHANG OR CANOPY

B. Exterior stairwells

1. Exterior stairwells shall be located at the interior of the parcel or screened from view of the street through landscaping or an architectural feature. See Figure 2-55.

2. Exterior stairwells shall be designed with a full roof cover (see Figure 2-55). A minimum of 25% of the square footage of the stairwell structure, including roof and/or wall planes, shall be the same materials as the primary structure.

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FIGURE 2-55 EXTERIOR STAIRWELLS

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The purpose of this section is to ensure the materials and colors used reflect the character and history of Truckee.

A. Colors

1. Inappropriate colors. The following colors are prohibited as the primary colors on building exteriors:

   • a. Pinks;

   • b. Purples;

   • c. Yellows; and/or

   • d. White and light beige, except in the -HP Overlay District where up to 70% of the building façade may be white.

2. Neon and fluorescent colors are prohibited in all instances.

3. A maximum of two color shades, tones, or tints of the base color and a maximum of two accent colors shall be used to accent building features. Accent colors are colors that are not a shade, tone, or tint of the base color and comprises 10% of the façade colors.

4. Bright accent colors (such as white, light beige, turquoises, yellows, pinks, purples, and the like) comprising no more than five percent of the total building façade may be included. If two bright accent colors are utilized, they shall together comprise no more than five percent of the building façade.

5. When an existing building is undergoing an exterior remodel beyond maintenance and repair, the updated colors shall comply with this section. Property owners shall provide proof of compliance prior to any future siding replacement of buildings, other than like-for-like maintenance.

• B. Exterior cladding materials. This section identifies the requirements for the cladding of building exteriors, unless specifically identified. Fencing and decking materials are not regulated by this section but are subject to all other applicable code requirements, including Section 18.30.070 (Fences, Walls, and Hedges).

  1. High-quality materials that withstand long-term weathering in Truckee’s climate or are consistent with Truckee’s character are required. New construction projects or alterations to non-historic structures in the HP Overlay District shall use the following for exterior cladding:

     • a. Wood, including board and batten, logs, natural wood, painted or stained wood, and hand-hewn lumber;

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• b. Metal, including weathered and matte finish corrugated metal, hand-forged metals, iron, copper, and rolled steel;

• c. Rough-cut, smooth cut, and natural stone;

• d. Concrete, including board formed concrete, and stained or pre-colored concrete;

• e. Steel structural elements;

• f. Smooth fiber cement board, except for projects within the -HP Overlay District;

• g. Reclaimed materials;

• h. Wire and cable to be utilized only for railings, except for projects within the -HP Overlay District; and/or

• i. Crusher screen may be used for railings, except for projects within the HP Overlay District.

2. Alterations to existing historic structures within the -HP Overlay District shall only use the materials found on the historic structure.

3. Materials appropriate with specific application requirements. The following materials are considered appropriate only when specific requirement is applied (see Figure 2-57):

   • a. Brick. Unpainted brick in a primarily standard running bond pattern (horizontal) is appropriate in multifamily residential and mixed-use projects in the -HP Overlay District and in mixed-use projects outside of the -HP Overlay District. Brick may be applied to the ground floor of the structure up to a maximum of 50% of the building façade. Alternative brick patterns may be used to frame architectural features;

   • b. Stucco. Warm greens with brown or gray undertones, brown, and gray stucco may be used in multifamily projects that are smaller than 5,000 square feet or less than five units. Use of stucco shall not exceed 10% of façades that face public rights-of-way; and/or

   • c. Aluminum cladding systems. Smooth, nonreflective aluminum plank, panel, or batten cladding systems may be used on multifamily residential or mixed-use projects outside of the -HP Overlay District. Use of the aluminum cladding systems may comprise up to 30% of the building façade.

4. Inappropriate materials. The following materials are considered inappropriate and are prohibited for use in the exterior cladding of a building (see Figure 2-57):

   • a. Synthetic material, such as vinyl or plastic siding and trim;

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• b. Concrete Masonry Units;

• c. Artificial products that attempt to imitate real materials such as cultured or artificial rock, imitation stone, artificial wood, or simulated brick.

5. Materials shall be used in ways that are appropriate to their nature. For instance, fiber cement board is light in weight in comparison to materials such as stone or steel, so should not be used below as a load-bearing material to materials that are heavier.

6. Façade designs shall incorporate a minimum of two different building materials that vary in size, texture, color or pattern to add articulation and dimension.

7. Composition of materials shall avoid creating the impression of thinness and artificiality. Veneers shall turn corners and extend at least five inches, avoiding exposed edges. A change of materials shall occur with a change of plane and shall not occur on the same plane or at the outside corner. See Figure 2-56.

8. Additions shall use only the materials and colors found on the original structure and shall use the same materials as the original structure for window/door trim and lighting fixtures. This standard does not apply if the addition is paired with rehabilitation of the entire structure and existing materials are replaced.

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FIGURE 2-56 BUILDING MATERIALS AT WALL EDGES

9. For additions to a Category A, B, or C historic resource within the -HP Overlay District, wood siding shall be required. Siding on additions shall have a different application of the wood siding (vertical siding where the historic structure has horizontal siding or different dimensions of siding width). Modern materials such as corten siding or hot-rolled steel may be used on a new addition for 25% of each building.

10. When an existing building is undergoing an exterior remodel, the updated materials shall comply with this section. Property owners shall provide proof of compliance prior to any future siding replacement of buildings, other than like-for-like maintenance.

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FIGURE 2-57 EXTERIOR CLADDING MATERIALS

C. Roof materials.

1. Roofs shall utilize only the following materials:

   • a. Thick or dimensional asphalt shingle in dark earth tone colors (i.e., greens, browns, grays);

   • b. Metal: Standing seam, box rip, corrugated or similar in dark earth tone colors (i.e., greens, browns, grays, blacks, rust);

   • c. “Class A fire rated” treated wood shake;

   • d. Slate;

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

• f. Copper or terne metal treated;

• g. Matte shingles made of recycled materials in dark earth tone colors (i.e., greens, browns, grays); and

• h. Granulated cap sheet, asphalt, and bitumen materials on flat roofs may be used to create light-colored rooftops for solar reflection. White roofs are allowed only on flat roofs where the roof cannot be seen from the public right-of-way.

2. Inappropriate materials. The following roofing materials are prohibited (see Figure 2-58):

   • a. Untreated, unpainted aluminum or metal;

   • b. Brightly colored materials, including turquoises, yellows, pinks, purples, neons, whites, and the like;

   • c. Spanish tile;

   • d. White rock/gravel;

   • e. Untreated smooth or corrugated metal;

   • f. Shiny or reflective materials.

3. Solar reflectivity. To promote the use of materials that reflect solar energy, it is recommended that roofing material have a Solar Reflectance Index (SRI) of 29 or higher for pitches greater than 2:12 and an SRI value of 78 or higher for roofs with a pitch less than 2:12.

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FIGURE 2-58 INAPROPRIATE ROOF MATERIALS

There is no specific architectural style required for multifamily residential development. The primary focus should be on constructing a high-quality residential environment that is compatible with the Truckee character. The criteria presented here strive for this quality through descriptions and examples of appropriate architectural expression but should not be construed to be requiring a specific style. Also see Section 18.24.040 (General Design Guidelines).

A. Windows and doors.

1. Windows.

• a. One decorative window (non-orthogonal window such as a diamond, hexagonal, or circular shaped window) shall be permitted per façade.

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• b. The ground floor building elevation of all new mixed-use buildings facing a street shall have a minimum amount of 65% glass. (Mixed-use developments shall have retail space located on the ground floor with residential uses and commercial located above. See 18.25.120.B (Residential Mixed-Use Development, Allowed Land Uses).

• c. Windows shall be placed a minimum of every 15 feet along street-facing elevations.

• d. For residential buildings, at least 15% of the building facades visible from the public right-of-way or where residential entrances are located must consist of windows or transparent doors unless the building façade is located within 10 feet of a property line shared by a private party.

• e. For mixed-use developments, 15% of the building facades above the ground floor visible from the public right-of-way or where customer or residential entrances are located must consist of windows or transparent doors unless the building façade is located within 10 feet of a property line shared by a private party.

• f. Tinted or reflective glass in any window or door is prohibited.

• g. Vinyl, composite, or other synthetic window frames are prohibited on Category A, B, and C historic resources in the HP Overlay District.

• h. Exterior window frames shall be a dark color. White window frames are permitted in the -HP Overlay District and shall be included in the bright colors total percentage calculation.

2. Doors.

• a. For ground floor units, doors shall be placed to provide access to individual units.

• b. Doors shall be recessed into the wall at the frame by a minimum of four inches.

• c. Doors shall not be located closer than 18 inches to the outside corner of a building. For mixed-use developments, chamfered corners are permitted.

• d. For mixed-use developments, ground floor primary retail entries shall be located on the frontage facing the street.

B. Balconies, decks, and patios.

1. All residential units shall have one private balcony, patio, or deck that is a minimum of 48 square feet with no dimension less than six feet. The private outdoor space shall be accessible to only one dwelling unit. See Figure 2-59 and Figure 2-52.

2. Residential rooftop decks are permitted.

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3. Private exterior space shall be private and immediately accessible to the dwelling unit it is designed to serve.

4. Balconies shall be unenclosed on at least one-third of its perimeter, except for required railings.

5. Fences and railings for balconies, porches, and decks shall be 50% transparent and shall use metal, wood, cable, or materials found on the structure of the building.

6. If a private, at-grade-level patio is provided, it shall be enclosed through fencing or railing or other solid material. Fences and railings for patios shall be 50% transparent and shall use metal, wood, cable, board formed concrete, or materials found on the structure of the building. A solid enclosure may be permitted if it is a maximum of two feet in height.

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FIGURE 2-59 PRIVATE BALCONIES & PORCHES

C. Amenities.

1. Support structure design. Laundry facilities, recreation buildings, sales/lease offices, and the like, shall be consistent with the architectural design, color, and material of the rest of the complex.

2.

Common laundry facilities.

• a. All multifamily residential developments with five or more dwelling units shall provide common laundry facilities, except where laundry facilities are provided within each unit.

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• b. Common laundry facilities shall be provided at a minimum ratio of: One washer and one dryer for every five units or fraction thereof for up to 100 units; and one washer and one dryer for every 10 units or fraction thereof for the number of units over 100.

• c. Where multiple buildings are proposed with four or more units per building, each building shall have at least one washer and one dryer.

3. Keyed access. All common facilities shall be provided with keyed access and signed for “tenants only.”

4. Distribution of facilities. All common facilities shall be evenly disbursed throughout the multifamily development and easily accessible to all tenants.

5. Security. All common facilities shall be designed to address security concerns in their design, location, and layout. This may include security lighting at entrances, keyed access, security cameras, and the like.

6. Storage. At least 40 square feet of storage shall be provided for each residential unit, not including closets within bedrooms. The length and width shall be a minimum of two feet and the height a minimum of five feet six inches. Storage areas may be located in each unit, as a separate private storage space, or as a combination of both.

A. Utility locations.

1. Utility equipment (e.g., electric and gas meters, electrical panels and junction boxes) shall be located in a utility room within the structure or enclosed utility cabinets at the rear of the structure, unless required in a different location by the utility provider. A letter indicating the utility company’s position on location shall be required if a utility room or cabinet behind the front most wall of the building at the rear of the structure is infeasible.

2. All ground-mounted utility areas shall be combined and shall be located in areas out of view from public rights-of-way, or open space areas and/or be integrated into the building architecture through use of materials or color found on the primary buildings or screened using fences or landscaping. When fences are used, the height of the screening shall be a maximum of four feet tall or the height of the utility equipment up to six feet. Materials for the fencing shall be consistent with the development’s building materials. The utility equipment shall be painted dark brown, dark gray, or forest green.

B. Service areas.

1. All waste and service areas shall be accessed from an alley or side street when one exists.

2. All waste and service areas shall be located so that their use does not interfere with on-site parking or circulating areas and adjacent uses.

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3. For projects with five or more units, all waste and service areas shall be located behind the front-most wall of the building(s) and shall be located at least 20 feet from the front or street property line. Reference Section 18.30.150 (Solid Waste/Recyclable Materials Storage) for additional standards.

4. Projects with fewer than five units may install bear boxes that are maximum four feet in height. Each unit may have one bear box that is a maximum 30 inches in width and 30 inches in depth. Bear boxes may be combined. Bear boxes shall be painted brown or clad in architectural material that matches the residential structure. Bear boxes may be located within 20 feet of the property line.

5. All waste and service areas shall not block access to designated snow storage areas.

6. For projects with five or more units utilizing separate buildings (as opposed to a single building), a separate waste facility for trash, recycling, and compost (if applicable) shall be provided for each residential building.

7. All waste facilities shall be fitted with wildlife resistant containers and/or enclosures and shall be consistent with Section 18.30.150 (Recycling Facilities).

Multifamily residential projects that include new additions or modifications to historic structures, new non-historic structures, or modifications to non-historic structures in the Historic Preservation (-HP) Overlay District shall also be required to be consistent with the following objective design standards:

• A. General historic design standards. The following historic design standards apply to all multifamily residential projects in the -HP Overlay District:

1. Siding Materials.

• a. Appropriate primary materials for main structures are wood horizontal lap or clapboard siding, or wood board-and-batten, brick, and stone. Where wood siding is used, the boards shall be four to six inches wide. For board-and-batten wood siding, two- to four-inch battens and six- to eight- to 12-inch boards shall be required.

• b. Corrugated metal or rolled steel siding shall only be used on non-historic accessory structures or as a secondary material on a non-historic primary structure. Up to 30% of the siding material may be metal on a non-historic primary structure.

• c. Fiber cement or other synthetic siding is prohibited.

• d. Veneer stone is prohibited.

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2. Architectural Features.

a. Windows .

• (1) Windows on facades visible from the public right-of-way shall be vertically proportioned, with at least a 2:1 ratio. “Vertically proportioned” means that the vertical dimension is at least two times the length of the horizontal dimension.

• (2) Only rectangular windows are allowed (e.g., circular, triangle, octagonal, and arched windows are not permitted).

• (3) Divided lites are not required unless specified, but, if used, the divided lites shall be true divided lites or simulated divided lites. True divided lites are constructed with muntin bars between individual panes of insulated glass. Simulated divided lites are constructed with muntin bars permanently adhered to the surface both sides of the glass that create three-dimensional relief on the surface of the window glass.

• (4) Window openings are limited to 30% of the area of each building wall;

• (5) Window openings shall be a maximum of six feet in height;

• (6) Painted wood window trim of at least two inches in width shall be required.

• (7) Tinted or reflective glass in any window or door is prohibited .

• b. Doors . The following standards apply to exterior doors:

  • (1) Doors shall be painted wood.

  • (2) Doors shall only have window openings up to 20% of the door area.

c. Roofs .

• (1) All gable roofs shall have a minimum 6:12 slope.

• (2) All roof material shall have a matte, non-reflective finish and shall be an earthtone color (shades of brown and warm grays). The following materials are allowed:

• (a) Composition shingle with uniform shingle shapes. Cutaway corners, scalloped-edge, and other irregular shapes are prohibited. Faux shake shingles are prohibited. Roofs with a pitch 7:12 or greater shall use composition shingle.

  • (b) Non-reflective corrugated metal.

  • (c) Metal standing seam roofing with a one-inch seam height.

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• d. Decks , balconies, and patios. The following standards apply to decks, balconies, or patios:

  • (1) Railings may be wood or steel.

  • (2) Glass, plastic, and plexiglass railings or panels are prohibited.

  • (3) Crusher screen is prohibited.

3. Site features.

• a. New retaining walls shall use natural rock, stone, or board-formed concrete. Removal of existing historic site features is prohibited.

• b. New front yard fences shall be a maximum of four feet tall in the front yard, shall be at least 50% transparent, and shall be painted wood. Only rectilinear orthogonal designs shall be allowed. The front yard shall be defined as the area between the front of the building and the public right-of-way, including areas of the fence along the side property line.

4. Exterior lighting.

• a. Exterior lighting that is not directly associated with an entry, parking lot, or pedestrian walkway is prohibited.

• b. Materials. All exterior light fixtures shall be non-reflective natural metal or earthtone colors (shades of brown or warm gray) or black. The following materials are allowed for exterior lights:

  • (1) Non-reflective or powder-coated aluminum.

  • (2) Cast iron.

  • (3) Baked enamel or porcelain.

  • (4) Oxidized copper.

• c. Recessed can lights located under roof overhangs or covered areas shall be baffled to deflect light toward the exterior building wall or angled toward the face the exterior building wall.

• B. Modifications to existing historic resources. The following standards apply to projects with an existing historic resource on site (Category A, B, or C):

1. Relationship to Historic Resource.

• a. Existing historic resources shall be the larger structure on a site, unless the historic resource is considered an accessory structure in the Historic Resources Architectural Inventory.

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• b. New modifications or changes to the site shall be located behind the existing historic resource.

• c. Exception. Where the width of the parcel is at least twice the depth of the parcel, a new detached addition to the site may be located along the front property line but shall be set back at least five feet from the front of the existing historic resource.

2. Floor area. New modifications to sites with historic resources are required to be smaller to the historic resource.

• a. Attached addition. Any attached addition to the historic structure shall be equal to 25% or less of the floor area of the historic resource.

• b. Detached addition. A detached addition shall be a maximum of 75% of the existing floor area of the historic resource on site. If an existing non-historic structure is located on the site, the combined square footage of all non-historic structures shall be 75% or less of the historic resource.

3. Height. The following height requirements apply to additions to sites with historic resources:

• a. Attached addition. The height of any attached addition to a historic structure shall be equal to or less than the height of the historic structure.

• b. Detached addition. For a detached addition to the site, the height of an addition shall be equal to or less than the height of the historic resource. The detached addition may be taller than the historic resource if the addition is located 40 feet or more to the rear of the historic resource.

4. Differentiation. The design of an attached addition shall be distinguishable from the historic building through the use of a jog of one foot or more in the wall planes, change in material direction (i.e., vertical and horizontal), or change in material.

5. Materials . The following material requirements apply:

a. Exterior modifications to the historic resource.

• (1) Material type and profile shall be maintained on historic resources, in the event the material is considered inappropriate by this Chapter. Historic material type and profile shall be confirmed through historic photos, an onsite siding exploration completed under the supervision of a Town representative designated by the Community Development Department, or a qualified historic architectural historian, with final determination of the historic status by the Community Development Director. Historic material shall be reused; when the siding is too deteriorated to be reused as determined by the Community Development Director, only 50% of the siding may be replaced with the same material, profile, and treatment. The additional siding shall be consistent with the requirements of Section 18.25.105.B.5.b.

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  - (2) The siding treatment on the historic resource shall be maintained. If the historic siding is painted, the paint shall be maintained; if the historic siding is stained, the stain shall be maintained. Historic resources shall be allowed to restore the siding treatment historically used for the building. Documentation from historic photos or inventory shall be required. For example, if the building was historically painted but was stained in the last 10 years, the building can be painted to match the historic siding treatment. 

• b. New attached additions to historic resources. The following siding materials are allowed on non-historic attached additions to historic structures:

  • (1) Horizontal wood lap or clapboard siding, four to six inches wide.

  • (2) Brick in a running bond pattern for a large field (greater than 25% of the building wall) or used in any pattern as an accent (10% of any building wall).

• (3) Stone for wainscot, up to a third of the wall’s height, including the cap or any moldings.

  • c. New detached additions to historic resources. In addition to the siding material allowed under Section 18.25.105.B.5.b (New attached additions to historic structures), the following siding materials are also allowed on new detached additions to historic resources:

    • (1) Board-and-batten with two- to four-inch battens and eight- to 12-inch boards.

    • (2) Weathered or powder-coated corrugated metal. If powder-coated metal is used, earthtone colors (shades of brown, green, and warm gray) are required.

    • (3) Non-reflective hot-rolled steel.

6. Windows. The following requirements for windows apply:

• a. Windows on an existing historic resource or a new attached addition on a historic resource. Vinyl or synthetic windows are prohibited. Only wood windows are permitted on Category A or B historic resources. In addition to wood windows, aluminum-clad wood windows are permitted on Category C historic resources and new attached additions.

• b. New detached additions to historic resources. Wood windows and aluminum clad wood windows are recommended. Vinyl or synthetic windows in a dark earthtone color, black, or gray are allowed on non-historic new detached additions.

• c. Divided lites. The pane style (divided lite) shall match the historic resource. If true divided lights exist on the historic structure, true divided lites or simulated divided lites are required to be used on the historic resource and any attached addition.

7. Key Existing Historic Features/Resource Attribute(s). Key existing historic features/resource attributes listed in the Architectural Resource Inventory (adopted by Town Council resolution) shall be maintained and shall not be removed.

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• C. New construction or modifications to non-historic structures and sites. New construction or modifications to non-historic structures shall be consistent with the following design standards:

1. Massing.

• a. Allowed floor area for project sites that are 0.5 gross acres or less. On project sites that are 0.5 gross acre or less, the conditioned and unconditioned floor area of new structures or non-historic structures after any new modifications shall be 120% or less of the median of the square footages of historic structures that are within 250 feet on either side of the project property boundaries, on the same side of the street, in the same Character Area.

• b. Allowed Floor Area Ratio (FAR) for project sites that are greater than 0.5 gross acre s . On project sites that are greater than 0.5 gross acre, the FAR of new structures or non-historic structures after any new modifications shall be 120% or less of the median of the FAR of historic structures that are within 250 feet on either side of the project property boundaries, on the same side of the street, in the same Character Area.

• c. Criteria for determining floor area or FAR:

• a. For mixed-use projects with non-residential uses on the ground floor, the “similar use” shall include mixed-use projects and non-residential use projects. (Example: If the average floor area of non-residential buildings in the Brickelltown Character Area is 2,000 s.f., a mixed-use project on a 0.5-acre or small parcel shall be a maximum of 2,400 s.f.).

  • b. If no buildings with similar uses are within the required distance, historic structures within the required radius should be used to determine floor area or FAR in the calculation regardless of use.

  • c. If no historic buildings are located within the required distance, structures that have been reviewed, approved, and constructed after June 19, 2003 shall be used to determine floor area or FAR in the calculation regardless of use.

  • d. Floor area or FAR shall be based on the portion of the structure that is considered historic and/or any structures reviewed and approved after June 19, 2003, since the adoption of the Historic Design Guidelines. Building permit and land use entitlement records shall be the primary sources of information to determine square footage. The assessor records may be used as a secondary source of information if there is sufficient information based on inspections that the assessed square footage is based on historic square footages and permitted improvements.

• d. All projects. Dominant roof forms shall be gable or shed. At least 60% of the roof forms are required to be gable or shed.

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2. Site Design.

• a. Setbacks. The distance from the street or front property line to the front of the proposed building shall be within 20% of the average of the distance from the street or property line to the front of all similar use structures within 250 feet on either side of the project property, on the same side of the street in the same Character Area. For mixed use projects with nonresidential ground floors, the “similar use” shall be mixed use projects and nonresidential use projects. (Example: If nonresidential structures in the River Character Area are setback, on average, 15 feet, the new construction shall be between 12 to 18 feet from the front property line.) If no buildings with similar uses are within the required radius, the structures within the required radius should be used regardless of use. Setbacks shall be based on aerial imagery, building permits and land use entitlements, and assessor data.

b. Orientation.

• (1) All new buildings shall be parallel to the front property line.

• (2) Projects with a gable or shed roof shall orient a gable or shed end toward the front property line. Any portion of the building that is perpendicular to the gable or shed end shall be set back from the front of the building at least 20 feet.

• (3) Buildings shall have a clearly defined primary entrance that faces the street.

• c. Windows. Wood window frames and aluminum-clad wood window frames are permitted. Vinyl and other synthetic material window frames in a dark earthtone color, black or gray are allowed on non-historic structures.

• A. Purpose. This section identifies standards for the development of new single-family subdivisions with five or more parcels created after October 12, 2023. The standards are meant to encourage design flexibility while requiring individual residences to contribute to a comfortable pedestrian environment, reflect Truckee’s architectural context and respond to neighboring properties.

• B. Applicability. This section applies to all new single-family residential subdivisions with five or more parcels created after October 12, 2023. If custom home designs are anticipated, these requirements shall be included in the requirements for the Covenants, Conditions, and Restrictions for the subdivision.

• C. Exemptions. Existing single-family residences and existing single-family subdivisions shall be exempt from the provisions of this Section. Further subdivision of an existing parcel will be considered a new subdivision.

D. Standards

1. Lots that are wider than 60 feet. The width of a primary residential building shall extend no greater than 50 feet without a façade break (per Section 18.25.060.B),

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change in roof articulation (per Section 18.25.060.E.4), or an architectural projection that extends at least two feet from the face of the building and at least four feet wide.

2. Building variety. New single-family residential projects shall be required to incorporate building variety to reduce architectural monotony. Mirrored designs are considered two designs. Individual building designs for each parcel is preferred.

• a. Projects with five to 10 residential parcels shall use a minimum of four building designs.

• b. Projects with 11 to 20 residential parcels shall use a minimum of six building designs.

• c. Projects with 21 to 30 residential parcels shall use a minimum of eight building designs.

• d. Projects with 31 or more residential parcels shall use a minimum of 10 building designs.

• e. Building designs shall use both of the following massing variations:

  • (1) Different roof materials and roof types. Refer to Section 18.25.060.E (Roofs and rooflines)

  • (2) Building height. At least half of the designs shall be required to be 80% of the maximum height of the tallest structure, as measured per Section 18.30.090.B.

• f. Building design shall use at least one of the following façade changes:

  • (1) Materials. Each building design shall include at least two materials, pursuant to Section 18.25.080, and the overall development shall include at least three different materials.

  • (2) Color. The color palette for the overall development shall be consistent, but variation in color is required to ensure variation in design, pursuant to Section 18.25.080. At least two colors are required for the overall development.

• g. Buildings of the same design, mirrored design, or same color scheme shall not be located directly adjacent to each other and a clear pattern (1, 2, 1, 2 or 1, 2, 3, 1, 3, 2, 1 etc.) shall not be allowed.

3. Building orientation. The placement of buildings should seek to engage the street by framing street edges and providing a physical presence. New single-family developments shall adhere to the following:

• a. 10% of the front façade of a residential building shall be parallel to the front setback line.

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• (1) For curvilinear lot frontages, this measurement shall be taken based on the tangent of the curve. See Figure 2-60.

• (2) On a corner lot, both street-facing facades of a building shall be required to be consistent with this requirement.

• (3) For through lots, the façade with the primary entrance shall meet this requirement.

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FIGURE 2-60 CURVILINEAR LOT FRONTAGES

4. Pedestrian walkways. Standards for pedestrian circulation are required to enhance neighborhood character and safety.

If sidewalks do not exist, the project shall provide public sidewalks parallel to the front setback line. On a corner lot, sidewalks shall be provided for both lot lines that abut the street.

5. One-story element. This standard seeks to create human scale building features by providing ground-level elements on the street-facing façade. New single-family developments shall adhere to a minimum of one of the following:

a. Projection or recess.

• (1) The front façade of the primary building shall have a one-story street-facing element that projects at least six feet from the front façade and has a width equivalent to at least 20% of the building’s overall width. The projected one-story element shall be an enclosed living space or a front porch that is open on three sides and is a minimum of 50 square feet in area.

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• (2) The front façade of the primary building shall have a one-story street-facing element that recesses at least six feet but no more than ten feet from the front façade and has a width equivalent to at least 20% of the building’s overall width. The recessed element shall be a minimum of 50 square feet in area.

• b. One-story stepdown. A two-story primary building shall include a onestory component and a three-story primary building shall include a twostory component on one side of the building that remains one-story or twostory from the front façade to the rear wall. The one-story or two-story portion of the building shall be a minimum width of 20% of the building’s overall width. Accessible space, such as a deck, over the first-story element is allowed. See Figure 2-61.

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FIGURE 2-61 ONE-STORY STEPDOWN

6. Entry features. This standard seeks to provide a visible and clearly accessed entryway from the street to individual residences. New single-family developments shall adhere to the following:

• a. A main entrance shall be provided on the front façade of the primary building and shall face the street.

• b. The main entrance shall not be set back more than ten feet from the frontmost wall of the front façade.

• c. Visibility. Fencing, hedges, walls, or other permitted structures shall not obstruct visibility to the primary entrance.

  • (1) Fences and hedgerows shall not exceed a maximum height of 42 inches.

  • (2) Walls shall not exceed a maximum height of 36 inches.

• d. Front porch. If a front porch is provided, it shall be directly accessed from the entryway, open on at least two sides, and a minimum of 50 square feet.

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• e. Roofed entrance. A roof over the primary entrance shall not be more than 12 feet in height.

7. Windows. This standard seeks to ensure that residential developments provide access to light and to prevent large stretches of blank walls on building facades. New single-family residences shall adhere to the following:

• a. All street-facing facades shall have at least one window with dimensions of four feet by four feet or greater.

• b. One (1) decorative window (non-orthogonal window such as a diamond or circular shaped window) shall be permitted per façade.

8. Garages. This standard seeks to minimize the visual impact of garages and potential safety risks of vehicular parking by concentrating it along alleys when possible and away from areas with high potential for pedestrian activity. New single-family residences shall adhere to the following standards:

• a. Lots with vehicular access from an alley or private street.

  • (1) Lots with access from an alley or private street shall access garages from the alley or private street.

  • (2) When attached to the primary structure, building depth standards found in Section 18.25.110.D.1 (Building Massing) shall apply. Attached rear garages shall only be permitted on lots that have vehicular access from an alley and shall not be permitted for corner lots.

• b. Lots with vehicular access from the primary street.

  • (1) Garages shall be located at least five feet behind the front-most wall of the building unless they are side loaded. Side-loaded garages may be forward of the front-most wall of the building.

  • (2) The length of the habitable space in the primary structure as measured along the front property line shall be a minimum of five feet greater than the length of the garage.

• c. Height. Garage heights shall not exceed one story or 15 feet above driveway grade. Living area above the garage up to one story or 12 additional feet shall be permitted. In all cases the overall garage height shall comply with the applicable height limit for the zoning district.

9. Colors and Materials. Single-family residences shall adhere to the colors and material requirements found in Section 18.25.080 (Colors and Materials) of this chapter. See Figure 2-56, Figure 2-57, and Figure 2-58.

10. Roof decks. Roof decks are prohibited on the top-most roof level, but are permitted on lower roof levels. For instance, when a building is two-stories in height with a

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one-story stepdown, the deck is permitted on the roof of the one-story step down but prohibited on the second-story roof.

• A. Purpose. In addition to the design standards in this Chapter, this Section identifies additional requirements for development of residential mixed-use projects in the CN and DMU zoning districts with at least two-thirds of the gross square footage of the development designated for residential use. For projects with less than two-thirds of the gross square footage of the development designated for residential use, reference Section 18.58.140 (Mixed-Use Developments).

• B. Allowed land uses. The uses which may be approved in a mixed-use project shall be those allowed in the applicable zoning districts in compliance with the provisions of Section 18.12.030 (Commercial and Manufacturing District Land Uses and Permit Requirements). In addition, uses not specifically permitted in the applicable zoning district (e.g., office use in a manufacturing zoning district) may be approved in a mixed-use project as an accessory use. The floor area for uses not specifically permitted in the applicable zoning district shall not exceed 25% of the total floor area of the non-residential uses within each tenant space of the mixed-use project, and the review authority shall find that the uses are compatible with the other uses in the mixed-use project and the surrounding area. Reference Chapter 18.58.130 (Live/Work and Work/Live Units) for requirements for Live/Work and Work/Live Units.

• C. Residential mixed-use development standards. A project shall meet the following requirements:

  1. Minimum and maximum density. The project shall comply with the minimum and maximum density requirements established by the density range for the zoning district.

  2. Mix of uses. Mixed-use multifamily residential developments shall have nonresidential space on the ground floor with residential uses and other commercial above or nonresidential space at the front of the site and residential uses at the rear. The uses may be attached or detached but must be comprehensively planned and managed. In the DMU zoning district, mixed-use developments shall have commercial spaces on the ground floor on the front of the building and residential uses and other nonresidential uses located above or behind the commercial uses.

The project may be developed as one or more multiuse or single-purpose structures. If the project is developed in phases, a proportionate number of residential units shall be constructed in each phase.

3. Workforce housing . Nonresidential uses in a mixed-use development project shall comply with Chapter 18.216 (Workforce Housing). Where inclusionary housing requirements result in a fraction, the fraction shall be combined with any fraction required by the workforce housing requirements. If the fractions combine to a whole unit or the developer opts to construct a unit to meet the fractional requirement, the unit shall be subject to the inclusionary housing standards consistent with Chapter 18.214 (Inclusionary Housing). Example: If a project is required to have 1.2

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workforce housing units and 2.8 inclusionary housing units, a total of 4 affordable housing units are required. One unit shall meet the workforce housing requirements and the three other units are required to meet the inclusionary housing requirements.

4. Inclusionary housing . Residential units in a mixed-use development project shall comply with Chapter 18.214 (Inclusionary Housing) with the exception of any units that are dedicated for Workforce Housing in compliance with Chapter 18.216. Where inclusionary housing requirements result in a fraction, the fraction shall be combined with any fraction required by the workforce housing requirements If the fractions combine to a whole unit or the developer opts to construct a unit to meet the fractional requirement, the unit shall be subject to the inclusionary housing standards consistent with Chapter 18.214 (Inclusionary Housing). Example: If a project is required to have 1.5 workforce housing units and 1.7 inclusionary housing units, 3.2 affordable housing units are required. One unit shall meet the workforce housing requirements, and either three units shall meet the inclusionary housing requirements, or two units shall meet the inclusionary housing requirements and 20% of an in-lieu fee may be paid.

5. Maximum multifamily residential unit sizes. The maximum average living area shall be 1,000 square feet.

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Historic Preservation Design Guidelines