Leadership in Energy and Environmental Design (L.E.E.D.)

Canyon Springs design uses guidelines recommended by LEED for Neighborhood Development. These recommendations focus on a variety of techniques that create more sustainable residential development and reduce emission and energy consumption. The following guidelines outline Canyon Springs effort to incorporate these recommendations.

Proximity to Water and Wastewater Infrastructure

Canyon Springs is within the service area of the Truckee Sanitary District and is provided public water and electricity by the Truckee Donner Public Utility District. In the early 80s when the Glenshire subdivision was served with a cease and desist order to stop any future residential development on septic systems, the Truckee Sanitary District embarked on a sewer assessment area to provide sewer services to Glenshire and the surrounding areas. At first the District focused on providing sewer service to the existing residential development of Glenshire. However, due to the high sewer assessment costs associated with the expansion, the District expanded the assessment area to include the Canyon Springs project as well as intervening properties between Interstate 80 and the Town of Truckee. Including the Canyon Springs property in the Assessment District was one of the reasons that the sewer assessment could be reduced to provide sewer connections to Glenshire residents. Sewer assessment fees have been paid by the ownership of Canyon Springs in the amount of $480,000 and that payment has provided the financing necessary to provide affordable sewer service to the Glenshire area. In essence the Canyon Springs project has subsidized sewer availability to the Glenshire area.

Reducing Water Use

Landscaping design standards for Canyon Springs are devoted to maintaining the existing vegetation on site with a few minor modifications to improve wild land fire safety issues. Development restrictions within the project CC&Rs will limit the type of landscaping to indigenous plant material and avoid heavy use of lawns that require fertilizer or heavy summer irrigation. In addition, the use of bio swales, water gardens for roof drainage, and the retention of rain water for landscape irrigation will all work to promote the irrigation of existing vegetation while reducing new vegetation areas that would increase the demand for water. Also included in the building restrictions are water conservation provisions for toilets, sinks, faucets, shower heads, and landscape irrigation systems.

Landscaping

• Landscaping should function to enhance land use and user comfort. These functions include wind deflection, moderation of heat and glare, muffling noise and reducing soil erosion.
• Landscaping should be in scale with adjacent residences and be of appropriate size at maturity to accomplish its intended purpose.
• Cut/fill slopes shall be re-vegetated with appropriate plantings.
• All efforts should be made to incorporate existing trees, other vegetation and natural features into the fabric of the landscape setting.
• The use of native, naturalized and adapted water conserving plants is highly encouraged to conserve irrigation water.
• Soil amendments and surface mulching of landscape areas shall be provided to increase water retention capacity of native soil.
• Large native boulders should be used when possible to add variation and contour.
• Plant materials should be grouped according to their water consumption needs.

Light Pollution Reduction

The project will incorporate "Dark Sky" standards. In addition, the design requirements for lighting and improvements within the CC&Rs will be selective as to type of colors. Furthermore, painted surfaces and natural stone & materials are encouraged to avoid sun glare and impact. Street lights and other improvements will not be incorporated into the streetscape design for the project. All lighting on the outside of structures will be required to be screened and a lighting plan which outlines the type of lighting planned will be reviewed by the design review committee of the property owners association to ensure the dark sky standards set forth are achieved.

Exterior Lighting

• The source, intensity and type of illumination should be appropriate for the lighting needs.
• Exterior lighting should be designed as part of the architectural and site design of a project. Fixture style and location should be compatible with 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.

Open Community

Canyon Springs is designed to be an open community. However, many residents of the Glenshire area, particularly those on Edinburgh Drive are apprehensive of roadway connectivity and/or potential traffic impacts to their existing neighborhoods. Canyon Springs would limit construction traffic at the Edinburgh connection and if an emergency access gate is deemed appropriate, it will be incorporated into the design.

Walking Streets

The Canyon Springs project has a series of trails networked throughout the site. The neighborhood streets are designed to the Truckee street standards 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, bicycle use, and posted speed limits in regard to vehicular travel.

Universal Accessibility

The provisions within the CC&Rs will encourage "Universal Design" concepts. Universal Design broadens the use of residential structures for persons with disabilities. In addition, a portion of the trail design will also accommodate ADA accessible standards, and so will both roadway crossings, and future transit stops if required.