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 - Design Guidelines for Specific Land Uses

18.24.010 - Purpose of Chapter

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 attaining high quality development that is sensitive to the Town’s unique character. The guidelines will be used during the review of land use permit applications as additional criteria for project review.

18.24.020 - Applicability

A. The provisions of this Chapter apply to all multi-family 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.

B. 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.

18.24.030 - Organization

The design guidelines in this Chapter are presented in two parts:

A. General Design Guidelines (Section 18.24.040); and

B. Design Guidelines for Specific Land Uses (Section 18.24.050):

1. Drive-through businesses;

2. Hotels and motels;

3. Industrial/business park uses;

4. Multi-family residential;

5. Neighborhood commercial centers;

6. Office buildings;

7. Outdoor retail sales; and

8. Service stations and car washes.

Project proponents should first review the General Design Guidelines that apply to all projects. If the proposed project is listed above as a "Specific Land Use," more detailed guidelines will be found in the Design Guidelines for Specific Land Uses.

18.24.040 - General Design Guidelines

This Section provides general design guidelines/principles that applicable to multi-family residential, commercial, industrial, and public/institutional projects throughout the Town. The general guidelines are also applicable to institutional-type developments and to office-type projects in any zoning district where they are allowed.

A. Overall design objectives. The design of each project should 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;

2. Articulate building forms and elevations to create interesting roof lines, building shapes, and patterns of shade and shadow, and avoid box-like structures with large flat wall planes;

3. Utilize landscaping to provide project amenities and to screen parking, equipment and storage areas;

4. Provide site access, parking and circulation that is planned in a logical, safe manner;

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

6. Design spaces for outside equipment, trash receptacles, storage, and loading areas in the least conspicuous part of the site.

B. Site planning 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.

2. Building and parking location.

a. 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 juxta-positions if there is a specific design goal to be achieved. However, the definition of the street edge is an important and legitimate role for buildings and this needs to be considered. Exceptions may occur for wider setbacks from the street if a compatible use is proposed (for example, outdoor dining or pedestrian rest area) or to maintain continuity with landscaped areas on adjacent properties. (See Figure 2-1, Building Placement at Street)

b. Pedestrian or vehicular orientation. The orientation of buildings should respond to the pedestrian or vehicular nature of the street. Buildings with high pedestrian use should face, and be directly accessible from the public sidewalk.

Buildings in areas of the Town that rely more on the use of the automobile for access should be oriented to major open space and streetscape elements. They should not be oriented to large parking lots located between the building and the street.

c. 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.

d. 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 painted to draw attention away from the natural environment. (See Figure 2-2, View Protection)

e. Commercial building placement. Commercial sites 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.

f. 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.

g. 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. (See Figure 2-3 Left, Location of Parking and Buildings) (See Figure 2-3 Right, Location of Parking and Buildings)

h. 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.

i. 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).

j. 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.

k. Off-site views, solar access. Building placement should optimize off-site views to mountains, open space, or watercourses whenever possible. Solar access should be considered for natural lighting and to avoid shading of pedestrian areas in order to help speed the melting of snow.

l. 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).

m. 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 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).

n. Parking facilities.

(1) 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).

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

(3) 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 large areas of parking are required, utilize the buildings, natural topography, and landscape to break them up into smaller more sensitively-scaled parking areas.

(4) 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.

(5) 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.

(6) Parking facilities should be oriented towards major roadways, and the use of neighborhood roadways, particularly local streets, should be discouraged.

(See Figure 2-4, Parking Structure Location)

o. 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 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 effect 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.

3. Landscaping.

a. Landscaped areas should be planned as an integral part of the overall project and not simply located in "left over" areas of the site.

b. Landscaping should be used to help define outdoor spaces, soften a structure's appearance, and to screen parking, loading, storage, and equipment areas.

c. 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.

d. In addition to the above general guidelines for landscaping, more detailed design guidelines are provided in Chapter 18.42 (Landscape Design Guidelines).

4. Solar exposure and orientation.

a. Building placement and land-scaping should accommodate solar designs. Maintaining solar exposure to adjoining buildings and sites is essential. The objective is to create exterior spaces around build-ings that will be used and easy to keep clear for access to buildings. 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. (See Figure 2-5, Solar Access)

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

c. 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.

d 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.

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

f. Appurtenant equipment, particularly plumbing and related fixtures, should be installed in the attic or screened from public view.

g. 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 dominate colors of the structure.

h. 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. (See Figure 2-6, Appropriate Solar Panel Location)

5. On-site lighting.

a. Exterior lighting should be designed to be compatible with the architectural and landscape design of the project.

b. An appropriate hierarchy of lighting fixtures/structures and intensity should be considered when designing the lighting for the various elements of a project (i.e., building and site entrances, walkways, parking areas, or other areas of the site).

c. The use of exterior lighting to accent a building’s architecture is encouraged. All lighting fixtures should be properly shielded to eliminate light and glare from impacting adjacent properties, and passing vehicles or pedestrians. If neon tubing is used to illuminate portions of a building it should be concealed from view through the use of parapets, cornices or ledges. Small portions of exposed neon tubing may be used to add a special effect to a building’s architecture but this must be well thought out and integrated into the overall design of the project.

d. To achieve the desired lighting level for parking and pedestrian areas, the use of more short, low intensity fixtures is encouraged over the use of a few tall fixtures that illuminate large areas.

6. 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.

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

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.

7. Refuse, storage, and equipment areas.

a. Refuse containers, service areas, loading docks, and similar facilities should 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 should not block access to snow storage areas. (See Figure 2-7, Screening Service Areas)

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. (See Figure 2-8, Trash Enclosure Location)

c. Trash storage areas that are visible from the upper stories of adjacent structures should have an opaque or semi-opaque horizontal cover/screen to mitigate unsightly views. The covering structure should be compatible with the site's architectural style.

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

e. 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. (See Figure 2-9, Screening of Equipment)

f. Mechanical equipment (e.g., compressors, air conditioners, pumps, heating and ventilating equipment, generators, solar collectors, satellite dishes, communications equipment) and any other type of mechanical equipment for the building should be concealed from view of public streets, and neighboring properties. Utility meters and equipment should be 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.

g. 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. (See Figure 2-10, Screening of Roof-Mounted Equipment)

C. General building design guidelines.

1. Architectural style. As Truckee continues to develop, there is concern that the Town will lose its uniqueness and will be overcome by "franchise" architectural design solutions that do not "fit" into the traditional Truckee environment. It is this local context, therefore, that derives the architectural style appropriate to Truckee’s environment.

For this reason, the architectural style most appropriate for the Town is referred to as "Truckee Territorial Style". It is not the intent of these guidelines to develop a detailed or exhaustive study or 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.

The Truckee Territorial Style establishes a "stylistic realm within which various projects may be designed." Following is a discussion of appropriate "character defining elements" and features associated with this style. The examples and sketches provided are not intended to be copied, but are provided as examples of how the desired style might be implemented.

a. Appropriate styles. Some of the architectural styles and motifs that may be appropriate include:

¯ Block. Simple box or rectangular-shaped facade, flat roof, simple detail in period style, first floor commercial frontage, with or without overhead canopy, wood frame or wood frame with masonry. (See Figure 2-11, Block Style)

¯ Cottage. Same as above except with peaked roof and residential style details, most often wood frame with wood exterior. (See Figure 2-12, Cottage Style)

¯ Grand Hotel. Large, usually masonry over wood frame, simple yet elegant details, neo-classical style, and generally two-to-three stories in height. (See Figure 2-13, Grand Hotel Style)

b. Desirable character elements. New projects should incorporate some of the following "character defining elements" of the Truckee Territorial Style:

¯ Wood or brick exterior cladding;

¯ Exposed wooden structural elements;

¯ One- and two-story elements in a single structure;

¯ Massive/exaggerated structural carrying elements;

¯ Fieldstone and river cobble bulkheads/foundations/walls;

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

¯ River cobble chimney elements and other details;

¯ Gable-roofed entryways with exposed braces;

¯ Earth tone colors; and

¯ Multi-light windows and doors.

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

¯ Geodesic dome structures;

¯ Mediterranean or Spanish motifs;

¯ Tudor or half-timbered Tudor;

¯ Highly ornate Victorian;

¯ Colonial;

¯ Pueblo; and

¯ 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.

d. Roof forms. Utilize either hip, gable or shed roof forms as elements of the Truckee Territorial Style. Combinations of these roof types are also acceptable. Avoid the extensive use of flat roofs, steeply pitched A-frame roofs, geodesic domes, or mansard "eyebrow" type roofs.

e. Multi-tenant structures. Multi-tenant structures should emphasize the individuality of units by variations in rooflines and wall planes. Larger building masses should be broken up into smaller units using both horizontal and vertical wall articulation. (See Figure 2-14, Breaking Up Building Mass)

f. 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 step-down in size and scale can help minimize shading of adjacent residential structures during winter months and create a smooth transition between the two districts.

g. 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. (See Figure 2-15, Consistency With Context)

h. Facade design. Building facades should be designed to provide visual interest and relief. Continuous street facades, as near the street as possible with predominantly retail uses at grade and office/professional uses above, 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. (See Figure 2-16, Facade With Visual Interest)

i. Facade elements. Building facade elements (e.g., windows, doors, and eaves) should be in proportion and relate to one another. Window openings should reflect a distinction between uses that occur within the building. Typically ground floor windows will be larger than those found on upper 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. (See Figure 2-17, Articulation Example)

j. Windows, doors. Windows and doors 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. Fancy scalloped, colonial, and Dutch doors are also out of character. Raw aluminum windows and door frames, reflective glass, and tinted windows should be avoided. (See Figure 2-18, Window Design)

k. Decorative windows. 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. (See Figure 2-19, Use of Different Window Types)

l. 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. (See Figure 2-20, Building Entry Placement)

m. 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.

n. Balconies and porches. Balconies and porches, like other wall features, should be simply designed. the use of long, vertical or horizontal balconies or horizontal bands of balconies are discouraged. Balusters and railings should be designed in a simple and straight-forward manner. The mass of the balusters and the railing should be a substantial visual element of the building’s 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.

2. Roofs and rooflines.

a. Roof materials should be selected to "fit" within the Truckee Territorial Style. The following roofing materials are considered appropriate:

¯ Slate;

¯ Standing seam metal roof in dark earth tone colors;

¯ Thick or dimensional asphalt shingle;

¯ 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.

The following roofing materials are discouraged:

¯ Untreated, unpainted aluminum or metal;

¯ Brightly colored materials;

¯ Spanish tile;

¯ White rock/gravel; and

¯ Corrugated metal with smooth or shiny finish.

b. 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.

c. Roof design contributes strongly to the image of a structure as having quality and permanence. Structures with full-pitched roofs project a more small-town 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 and parapets often appear unfinished and less permanent and are therefore discouraged.

d. 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.

e. 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.

f. 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). (See Figure 2-21, Design for Snow Shedding)

g. Roof architectural features should be used sparingly. The location of roof architectural elements is critical to avoid an over decorated, visually confusing appearance. Dormers an be placed at the roof eave or within the field of the 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. (See Figure 2-22, Roof Architectural Features)

3. Equipment screening.

a. 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 the 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.

b. 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.

4. Parapets.

a. 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.

b. If a mansard roof is incorporated into a parapet’s design, the design should carefully consider any visible structural elements needed to support the roof and provide appropriate screening.

5. Entries.

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

b. 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.

6. Additions to existing structures.

a. Building additions should follow the same general scale, proportion, massing, and detailing as the original structure and should not be a stark contrast.

b. The design of a new addition should incorporate the main characteristics of the existing structure. This may include: 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 decoration).

(See Figure 2-23, Compatible Design in Building Additions)

7. Building materials.

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

b. The composition of materials should avoid creating the impression of thinness and artificiality. Veneers should turn corners, avoiding exposed edges. (See Figure 2-24, Building Materials at Wall Edges)

c. Natural building materials (e.g., wood, stone, and brick) that blend with the natural surroundings should be used. 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 woodgrain) should not be used.

8. Colors.

a. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. The use of muted tones for the structure's base color is recommended. Color should not be used as an attention getting device.

b. Accent colors should be used carefully and be complementary to the base color or a variation of its hue, either weaker or stronger.

c. The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should generally not meet or change without some physical change or definition to the surface plane.

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

e. Colors appropriate to the Truckee Territorial Style include:

¯ Dark greens of forests;

¯ Grey-brown of mountains;

¯ Tan of field grasses and fallen pine needles;

¯ Greys of granite rock; and

¯ Red-brown of brick.

f. 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.

D. Subdivisions. Subdivisions of commercial, industrial, and multi-family 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.

18.24.050 - Design Guidelines for Specific Land Uses

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 the more general guidelines in the previous Section.

A. Drive-through businesses. The major design issues related to these types of establishments are efficient and well-organized vehicular access and on-site circulation, while adequately buffering adjacent uses.

1. Site organization.

a. The primary presence along the major street frontage should be the building, not the menu board, drive-through aisle, or parking lot.

b. Drive-through aisles should provide adequate on-site queuing distance to accommodate five cars before the first stopping point (e.g. menu board). No portion of the queuing aisle should also serve as a parking aisle.

c. Drive-through aisles should have a minimum width of 14 feet and a minimum 25-foot interior radius for any curve.

d. Pedestrian walkways should not intersect the drive-through drive aisle, but where they cannot be avoided, they should have minimum 15-foot clear visibility, and they should be emphasized by enriched paving.

e. Whenever physically possible, the main structure should be sited so as to maximize the distance for vehicle queuing while screening the drive-through operations located on the back side of the structure.

f. Menu board speakers should be located so as to protect adjoining residential areas from excessive noise.

2. Building design. All building elevations, whether they 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 contribute a positive presence to the street scene.

B. Hotels and motels. Hotels and motels are quasi-residential uses and should be designated 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 of, 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. Only a few (no more than 5) 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.

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.

C. 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. Buildings should be located on "open space islands," which may be formally landscaped or set in a natural open space environment. The main entrance of the building should not directly abut the paved parking area. A minimum five- to seven-foot landscape strip should be provided between parking areas and the portions of the buildings where parking is provided.

c. Building setbacks should be provided proportionate to the scale of the structure and in consideration of existing adjacent development. 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 sound business park/industrial site design include the following:

(1) Easily identifiable site access;

(2) Service areas located at the sides and rear of buildings;

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

(4) Screening of outdoor storage, work areas, and equipment;

(5) Emphasis on the main building entry and 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 straight forward 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 the use of low screen walls, changes in elevation, landscaping or combinations thereof. (See Figure 2-25, Parking Lot Screening)

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. (See Figure 2-26, Location of Loading Areas)

b. When it is not possible to locate loading facilities at the rear of the building because of circumstances unique 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. (See Figure 2-27 Top, Screening of 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 cul-de-sacs where each circumstance will be considered on a case-by-case basis. (See Figure 2-27 Bottom, Screening of Loading Areas)

4. Landscaping.

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. Development in areas with native vegetation or located within foothill, riparian, viewshed, or other unique natural environments should use landscape designs and materials that are compatible with the existing vegetation.

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.

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

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 grill work. (See Figure 2-28, Wall Design)

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 18.30.110 (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

b. Expression of structure.

As a category of structure type, typically bland industrial buildings often present unattractive, unadorned, "box-like" forms. A variety of design techniques should be used to help overcome this situation and to direct development into a cohesive design statement.

(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.

(5) A compatible variety of siding materials (i.e., metal, masonry, concrete texturing, cement or plaster) should be used to produce effects of texture and relief that provide architectural interest.

(See Figure 2-29, Articulation of Large Structures)

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) Materials with high maintenance (e.g., stained wood, shingles or light gauge metal siding);

(6) Mirror window glazing;

(7) Loading doors facing the street; and

8. Metal buildings.

a. All 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 stucco, plaster, glass, stone, brick, or decorative masonry. Stock, "off-the-shelf" metal buildings are 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.

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.

D. Multi-family residential. The densities of multi-family 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 left over 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.

1. Site organization.

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 com-patible with the neighborhood.

b. Buildings should be oriented in random positions to avoid instances where living spaces of one structure face the living spaces of another and signifi-cantly reduce indoor privacy.

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

(See Figure 2-30, Clustering Example) (See Figure 2-31, Multi-Family Project Layout)

2. Building design.

a. There is no specific architectural "style" proposed for multi-family/cluster residential structures. The primary focus should be on constructing a high quality residential environment. The criteria presented here strives for this "quality" through descriptions and examples of appropriate building materials and architectural expression.

b. Separations, changes in 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 structures edge. Structures containing three or more attached dwellings in a row should incorporate at least one of the following:

¯ 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

¯ A change in wall plane of at least three feet for at least 12 feet for each two units should be provided.

(See Figure 2-32, Building Articulation)

c. Because multi-family 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. (See Figure 2-33, Breaking Up Building Mass)

d. The use of 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 straight forward.

e. 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.

f. 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.

g. 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.

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, 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 and roll-up doors.

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. (See Figure 2-34 Left, Parking Court Layout) (See Figure 2-34 Right, Parking Court Layout)

i. Carport and detached garages should be designed as an integral part of the overall project. They should be similar in materials, color, and detail to the principal structures. Due to snow loads, carports should not utilize flat roofs. Prefabricated metal carports are strongly discouraged.

4. Open space areas.

a. The design and orientation of open space areas 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.

E. 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 helps to screen off-street 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 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, generating strong shadows, and by employing architectural decoration and full roofs.

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

F. 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.

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 (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.

G. Outdoor retail sales. The design issues associated with outdoor retail sales areas are quality of fencing material, internal organization, and lack of quality paving materials.

1. Site organization.

a. The outdoor retail sales area should be located to the side or rear of the primary commercial structure. Outdoor retail facilities should not be located in front of the primary commercial structure.

b. Whenever possible, do not place outdoor retail sales areas within prominent view of public streets.

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 retail sales areas, appropriate fencing materials include:

¯ Wrought iron pickets.

¯ Wood pickets.

3. Paving. Paving material shall be permanent. Gravel or decomposed granite may be used under special or temporary circumstances only. Straw or other nonsoil-binding materials may be used for very short (one- to two-week) durations.

H. 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.

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.

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.