At Canyon Springs of Truckee, the setting is what makes the project and protection of the environment of the utmost importance. Using LEED (Leadership in Energy and Environmental Design) for neighborhood development as a guideline, the Canyon Springs project emphasizes the following design and construction elements:
- The setting of the project is generally tree covered, with varied terrain of rolling hills, meadows and drainage tributaries providing a true outdoor experience.
- The project provides numerous recreational opportunities with an extensive trail network, utilizing both existing and proposed/improved trail alignments.
- The property is zoned for the proposed residential use and density.
- The project is immediately adjacent to area infrastructure (water, sewer, roadways)
- Sewer Hookups, or EDU's have already been purchased and assessed to the property.
Imperiled Species and Ecological Communities / Wetlands and Water Body Conservation
The Canyon Springs area contains, or supports a variety of species as well as natural hydrology and wetland habitat. These areas have been carefully mapped and studied. The project design has been formulated to protect, or avoid these areas through a variety of temporary and permanent design elements listed below:
- Over 60 percent of the project is proposed as permanently protected, publicly accessible open space.
- Re-vegetation of historically used off-road vehicle trails
- Combination of stabilization and re-vegetation of trails to remain for permanent pedestrian access.
- Avoidance of floodplain areas through use of free-span bridges for roadway network.
- 30% and greater slope areas to remain natural and undeveloped.
- Protection for water tributaries and habitat corridors through designation of permanent open space and water quality measures to reduce erosion and sediment runoff
- Installation of wildlife habitat enhancing water “bubbler”
- Re-vegetation of key fire impacted open space land areas
- Drainage improvements, including use of bio-swales, infiltration trenches and other techniques to prevent sediment runoff to help purify water prior to entering sensitive habitats.
- Restricted Building Envelopes to minimize overall land disturbance, promoting clustered design, and encouraging tree preservation where possible.
- Pet control measures during key deer migratory periods
- Restrictions on off-road vehicles use.
- Limitation on fencing types and applications
- Sensitive tributaries and wetlands have been identified and located within protected permanent open space areas.
- Roadways will avoid these “flood plain” areas by utilizing “Free-span” bridges to not impact these sensitive habitats.
Steep Slope Protection
- Existing slopes in excess of 20% have been mapped and identified on the environmental constraints map.
- Existing slopes in excess of 30% have been identified and these areas will not be disturbed. Instead, they will be left in their natural vegetative state.
Open and Walkable Community
- The Canyon Springs project provides an extensive public trail system by retaining and creating over 3 miles of public soft surface trails for a variety of recreation opportunities
- The expansive soft surface trail network will maintain a walkable community connecting area neighborhoods together, including Juniper Heights, Edinburgh Dr., Martis Peak Road and Glenshire Drive residents.
- The on-site roadways are designed to the Town of Truckee standard of 24 feet with shoulders and a speed limit of 25 mph. The minimal traffic use associated with a custom lot subdivision allows for a “share the road” concept to be enjoyed by Canyon Springs and Glenshire residents. “Share the road” concepts include walking and bicycle use.
- The project proposes an emergency access gate at Edinburgh Drive. The primary access to Canyon Springs will be via Martis Peak Road and Glenshire Drive, which will not be gated and open to the Community and residents.
Reduced Water Usage
- Water conservation will be achieved by landscape design criteria and emphasis on native, drought tolerant plantings.
- Installation of high efficiency appliances and building restrictions of water fixtures, including toilets, sinks, faucets, shower heads, and landscape irrigation systems provide water conservation opportunities
Minimize Site Disturbance During Construction
One of the key elements in integrating a quality development with a great natural environment is the site considerations and grading for each of the individual lots and future residences onsite. The Canyon Springs Design Guidelines identify and detail these principles and the Development Design Review Committee along with the Town of Truckee will ensure compliance with these principles, some of which include:
- Restricted/clustered Building Envelopes will ensure greater tree retention
- The long axis of the home and principle building masses should be oriented parallel to existing contours when possible.
- Homes built on sloping sites should utilize stepped foundations and fragmented roof forms to mirror the flow of the natural topography. Building design shall adapt to the existing site topography. Massing, or pad grading shall be avoided.
- Existing features such as rock outcroppings and trees should be protected when feasible and integrated into the design of the home.
- All cuts and fills should create smooth transitions at the top and bottom of slopes to appear as extensions of the natural landform. Grading designs should protect and retain as many trees and rock outcroppings as possible.
- Slopes should generally not exceed 2:1. Slopes in excess of 2:1 may be considered, provided that the stabilization treatment and design is consistent with the overall Guidelines of this section.
- Cut/fill slopes shall be re-vegetated with appropriate plantings.
- The Canyon Springs site has great sun exposure for the various home sites and design/integration of this resource is encouraged.
- Orientation, roof design and primary window/glass placement for residences shall take into account both active and passive solar opportunities for the structure, including photovoltaic applications.
Light Pollution Reduction
- Minimized light pollution with the adoption of Night Sky standards and restrictions on outdoor Residential lighting (i.e., shielded “low glare fixtures”).
- Street lighting is not proposed.
- Exterior lighting should be designed as part of the architectural and site design of the project. Fixture style and location should be compatible wth a building's architecture and landscaping.
- All site lighting must be low-level illumination. All exterior lighting shall be shielded so as not to create light spill, or glare.