HomeMy Public PortalAbout45 Map Downtown Specific PlanTOWN OF TRUCKEE
California
RESOLUTION NO. 2000-45
A RESOLUTION OF TI:YE. TOWN COUNCIL OF THE TOWN OF TRUCKEE
ADOPTING A MITIGATED NEGATIVE DECLARATION, APPROVLNG TEXT AND MAP
AMENDMENTS TO Tgll~. DOWNTOWN SPECIFIC PLAN VOLUME 2
WltE~REAS, the Town of Truckee has received an application (#94-139, Revised DPD/SPA/ZA)
requesting approval of a Downtown Planned Development Plan and an amendment to the Downtown
Specific Land Use and Zoning, for a mixed use project on APN's 19-420-13 and 18; and
Wl~E~REAS, in accordance with the applicable sections of Town Ordinance and State Law the
Town Council is entrusted with the responsibility of considering the requested amendment to the
Downtown Specific Plan and Downtown Zoning and the Downtown Planned Development Plan
including the applicable environmental determination; and
Wl~.REAS, following a duly noticed public heating the Planning Commission recommended
that the Town Council adopt a mitigated negative declaration, approve amendments to the Downtown
Specific Plan and Zoning, and approve the Downtown Planned Development Plan with modifications
based upon the findings and conditions documented in Planning Commission Resolution 2000-04; and
WHEREAS, the Town Council has conducted a duly notice public hearing and considered all
testimony and written comment submitted to them for the public heating; and
NOW THEREFORE, Tl~E TOWN COUNCIL OF THE TOWN OF TRUCKEE hereby
takes the following actions:
1. Adopts a mitigated negative declaration for the project based upon the findings contained in
the initial study and Planning Commission Resolution 2000-04 and with modifications to the mitigation
measures in response to comments received by the Lahontan Regional Water Quality Control Board and
updated traffic information within the initial study in response to comments from Cal Trans and directs
that a Notice of Determination be filed. The applicable mitigation measures are attached as Exhibit 1.
2. Pursuant to Section 21089 of the California Public Resources and Section 711.4 of et. Seq. Of
the Califomia Fish and Game Code, finds the project will have an adverse impact on wildlife resource and
is subject to the payment of the DFG environmental filing fee.
3. Approves text and map amendments to the Downtown Specific Plan Volume 2 to modify the
land use on APN 19-420-18 from Visitor Lodging to Medium Density Residential and to modify the text
of the Visitor Lodging Land Use to allow residential units with a density not exceeding four units per acre
when located adjacent to or directly above commercial occupancies within the Visitor Lodging Land Use.
The specific text and map modifications are attached as Exhibit 2. This amendment shall become
effective upon the approval and execution of a development agreement satisfying the requirements of
Exhibit 3 attached.
BE IT FURTHER RESOLVED THAT THE TOWN COUNCIL hereby incorporates by
reference the findings in support of this action as contained in Planning Comrmssion Resolution No.
2000-04.
The foregoing Resolution was introduced at a Regular Meeting of the Town Council of the Town
of Truckee, held on the 17t~ day of August, 2000 by Councilmember Drake who moved its adoption,
which motion being duly seconded by Councilmember McCormack was upon roll call carried and the
Resolution adopted by the following vote:
AYE S:
Councilmembers Drake, Florian, McCormack, and Mayor Schneider
NOES:
Councilmember Susman
ABSENT: None
~erk
Mai Schnei/ ter, Mayor
Exhibit 1
TOWN COUNCIL RESOLUTION 2000-45
TOWN OF TRUCKEE
MITIGATION MEASURES FOR
I80-SR 267 LODGING CENTER
Application No. 94-139 Revised SPA/ZAfDPD/DA
Mitigation Measures
MM 4.1-1
Outdoor light fixtures shall be designed in such a way that no light rays are
emitted fi:om the fixture at angles above the horizontal plane.
MM 4.1-2
Project plans shall demonstrate that illumination of offsite areas would not exceed
2.0 foot-candles.
MM 4.1-3
Outdoor lighting shall use Iow intensity fixtures, shall be shielded to minimize
light overspill on to adjacent properties, and shall be limited to applications
necessary for safety and security.
MM 4.1-4
Street lighting shall be designed and constructed at the minimum feasible height,
not to exceed 20 feet, to serve safety and circulation requirements.
MM 4.1-5
Outdoor lighting shall be limited to low-pressure sodium lamps. High-intensity
discharge light fixtures, including, but not limited to, metal halide, memury, and
high-pressure sodium shall be prohibited.
MM 4.1-6
Lighting of any outdoor recreation areas, including tennis courts and swimming
pools, shall be controlled by player-activated timers with automatic turn off.
Outdoor lights for such recreation areas shall not operate after I 0 p.m.
MM 4.2-1
Place mitigation requirements as a condition of construction permit issuance.
Ail construction permits shall require the following:
Alternatives to open burning of vegetative material on the project site shall
be used unless deemed infeasible by the Air Quality District. Suitable
alternatives are chipping, mulching, or conversion to biomass fuel.
Contractors shall be responsible for ensuring that adequate dust control
measures are implemented in a timely manner during all phases of project
development and construction.
All material excavated, stockpiled, or graded shall be sufficiently watered,
treated, or covered to prevent fugitive dust fi:om leaving the property
boundaries and causing a public nuisance or violation of an ambient air
180-SR267 Lodging Center
Initial Study
Page 2
starlrt~d. Watering should occur at least twice daily, with complete site
coverage.
All areas (including unpaved roads) with vehicle traffic shall be watered or
have a dust palliative applied as necessary for stabilization of dust
emissions.
· Ail on-site vehicle traffic shall be limited to a speed of 15 mph on unpaved
roads.
All land clearing, grading, earth moving or excavation activities shall be
suspended as necessary to prevent excessive windblown dust when winds
are expected to exceed 20 mph.
All inactive portions of the construction site shall be covered, seeded, or
watered until a suitable cover is established. Alternatively, apply Town-
approved non-toxic soil stabilizers (according to manufacturers
specifications) to all inactive construction areas (previously graded areas
which remain inactive for 96 hours) in accordance with the local grading
ordinance. Acceptable materials that may be used for chemical soil
stabilization include petroleum resins, asphaltic emulsions, acrylics, and
adhesives that do not violate Regional Water Quality Control Board or
Cali£omia Air Resources Board standards.
Paved streets adjacent to construction sites shall be swept or washed at the
end of each day, or as required to remove excess accumulations of silt
and/or mud which may have resulted from activities at the construction
site.
All material transported off-site shall be either sufficiently watered or
securely covered to prevent public nuisance.
Re-establish ground cover on the site through seeding and watering in
accordance with the local grading ordinance.
During initial grading, earthmoving, or site preparation a 100-foot paved
(or palliative-treated) apron shall be constructed, extending onto the
construction site from the adjacent paved road(s) where vehicles and
equipment egress.
Temporary traffic control shall be provided during all phases of the
construction to improve traffic flow as deemed appropriate by local
transportation agencies and/or Caltrans.
Construction activities shall be scheduled to direct traffic flow to off-peak
hours as much as practicable.
180-SR267 Lodging Center
Initial Study
Page 3
MM 4.2-2
MM 4.2-3
MM 4.2-4
MM 4.2-5
Wheel washers shall be installed where project vehicles and/or equipment
enter and/or exit onto paved streets from unpaved roads. Vehicles and/or
equipment will be washed prior to each trip, if necessary.
The project shall utilize water heaters featuring low-NO~ water heating
burners, if electric water heaters are not used.
All project buildings shall be equipped with a conventional heating device
(e.g. natural gas, propane, electric, etc.) with sufficient capacity to heat all
areas of the building without reliance on wood burning heating devices.
Wood burning heating devices shall be prohibited within any residential units
or individual hotel rooms. Wood fireplaces may be allowed in the hotel lobby
or other public space if the project participates in the Town of Truckee
program that removes one non-certified wood burning heating device in the
Truckee air basin for each wood burning heating device installed in the
project.
The application of sand or similar materials shall be prohibited on parking lots
for traction purposes during winter periods. Chemical deicers shall be allowed.
MM 4.3-1 (Biological Resources): The applicant shall identify the wetland area and seeps in the
grading and drainage plan for the project. The wetland area shall be preserved, and left
undisturbed. The wetland area and seeps cannot be included in a retention area designed as part
of the grading and drainage for the project. If fill or grading in the wetland area is proposed, the
applicant shall apply for and obtain required permits from the U.S. Army Corps of Engineers and
the Regional Water Quality Control Board, Lahontan Region.
MM 4.4-1 (Cultural Resources): The applicant shall notify the Truckee Cemetery District in
writing in advance regarding the schedule for project excavation and construction, and shall provide
information to the District regarding the location and scope of excavation activities, and the District
shall be entitled to provide, at its cost, a monitor for excavation activities.
MM 4.4-2(Cultural Resources): All building envelopes, access road easemems, subsurface
structures, well sites, or other ground disturbances shall be subject to a Phase I archaeological
survey, and if required, Phase 2 and Phase 3 studies shall be performed if significant resources
are encountered and potential impacts are unavoidable. All work shall be funded by the
applicant.
MM 4.4-3 (Cultural Resources): In the event archaeological remains are encountered during
grading, work shall be stopped immediately or redirected until a qualified archaeologist and
Native American representative are retained by the applicant to evaluate the significance of the
find.
MM 4.6-1 (Geophysical): Concurrent with the submission of a tentative map or site plan, the
project applicant shall submit a soil engineering report, prepared by a qualified engineer or firm,
that describes soil properties and shrink-swell potential on the project site. If any soils with
180-SR267 Lodging Center
Initial Study
Page 4
shrink-sweIl potential are identified, the report shall make recommendations on measures to be
taken to minimize or eliminate the potential adverse impacts the soils may have on construction.
The recommendations of the report shall be incorporated in the project conditions.
MM 4.7-1 (Hazards): During all periods of grading or other disturbance of ground at the project
site, the applicant shall, at its cost, employ a monitor to observe such activities for the purpose of
identifying landfill areas subject to excavation, and to identify any hazardous materials that may
be unearthed. In the event the monitor identifies hazardous materials, the excavation or grading
activities in the identified area shall cease until the nature and extent of the materials have been
identified, and approval from the regulating federal, state, county, and local agencies have been
obtained.
MM 4.7-2 (Hazards): Prior to issuance of a grading permit, the applicant shall submit a
Preliminary Endangerment Assessment to the Nevada County Department of Environmental
Health, and a plan for post-closure land uses to the State Integrated Waste Management Board,
Regional Water Quality Control Board (Lahontan), local air district, and the Nevada County
Environmental Health Department for review.
MM 4.9-1 (Noise): All heating or air-conditioning units installed on the roof of project buildings
shall be completely shielded from the cemetery. A solid barrier shall be constructed on at least
three sides of any such unit or equipment, on the sides closest to the cemetery, constructed of
plywood or other solid material. The barrier should be at least one foot higher than the top of the
fan.
MM 4.9-2 (Noise): All heating or air-conditioning units installed at ground level shall be
completely enclosed, with a solid barrier that is at least six feet high.
MM 4.9-3 (Noise): Sweeping machines, backpack blowers, and other maintenance equipment
shall be limited to hours that minimize the noise impact on the cemetery.
MM 4.9-4 (Noise): All construction-related activities shall comply with the applicable state law
regarding speed control and noise emissions.
MM 4.9-5 (Noise): Heavy equipment and compressors used during construction shall be fitted
with adequate mufflers and enclosures.
MM 4.9-6 (Noise): The Jibboom Street entrance to the project site shall be used by construction-
related traffic, including employee vehicles, track deliveries, and heavy equipment, only on an
emergency basis. The primary access to the project site shall be via State Route 267.
MM4.9-7 (Noise): The project applicant shall prepare and submit a noise study to the Town of
Truckee prior to issuance of a building permit, identifying noise contours in relation to the
location and design of residential uses within the project. The study shall demonstrate the manner
in which the project design and construction would result in compliance with the General Plan
and State noise guidelines as they relate to residential uses.
180-SR267 Lodging Center
Initial Study
Page 5
MM 4.10-1 (Public Services): Prior to project approval, the applicant shall prepare, for review
and approval of the Truckee Donner Public Utilities District and the Town of Truckee Public
Works Department, a Water Distribution System Facilities Report for the proposed project. This
Report shall address the expansion of water supply facilities and the specific requirements for the
project. The Report shall include the following:
The water distribution system shall be designed in confoimance to the provisions
of the TDPUD Water System Master Plan.
Water facilities needed to accommodate demand generated by the project shall be
installed prior to occupancy. The water distribution system shall be designed to be
consistent with the future regional distribution facilities as depicted in the Town's
General Plan. Water distribution facilities shall be constructed as determined by
TDPUD. Reimbursement agreements may be considered, subject to TDPUD
standards.
1VfiM 4.12-1 (Traffic/Transportation): The applicant shall be responsible for providing and
installing a sign on the northeast bound approach to the Jibboom Street/Keiser Avenue intersection
that reads: "Traffic fi:om the right does not stop."
MM 4.12-2 (Traffic/Transportation): The project applicant shall widen and pave the portion of
Jibboom Street between Keiser Avenue and the project site to a width of 20 feet, and shall provide
a sidewalk at least three feet in width on Jibboom Street between Bridge Street and the project site.
MM 4.12-3 (Traffic/Transportation): The applicant shall pay the traffic impact fee in place at the
time building permits are issued to the Town of Tmckee's Traffic Mitigation Fee Program. The
current amount calculated for the project is $358,907.
MM 4.12-4 (Traffic/Transportation): The Project Drive/Old SR 267 intersection shall be
constructed such that at least 610 feet of sight distance is provided on the southbound approach, and
at least 520 feet of sight distance is provided on the northbound approach. Removal of existing
vegetation and soil from the northwest side of SR 267 on the inside of the existing roadway, when
required, shall be completed at the applicant's expense.
MM 4.12-5 (Traftic/Transportafion):'The design of the Jibboom Street/SR 267 intersection shall
provide a minimum of ten feet of paved shoulder along SR 267 on the southwest and northeast
sides of the intersection for use as future bus stops, or shall provide adequate space and location
within the project site for the safe and convenient use of public transit, subject to the approval of the
Town of Truckee.
MM 4.12-6 (Traffic/Transportation): The applicant shall, prior to the issuance of building pemdt,
enter into an agreement acceptable to the Town of Truckee for reimbursement of the Town's costs
for snow removal at the intersection of Jibboom Street and Keiser Avenue, to provide adequate
sight distance as identified in the Traffic Report.
180-SR267 Lodging Center
Initial Study
Page 6
MM 4.13-1 (Utilities and Service Systems): The project shall implement a recycling plan and
provide recycling bins/facilities in each separate project building, and for the project as a whole.
MM 14.1 (Water): The Lahontan Regional Water Quality Control Board requires that the
storm water runoff from impervious surfaces resulting from the 20-year, 1-hour storm (0.7 inches
of rain) be contained on-site through the use of catch basins or infiltration systems. Regional
Board staff is required to ensure that the project complies with all applicable State regulations
and policies. The proposed project construction shall not commence prior to Regional Board
authorization being granted. A new or updated hydrologic analysis shall be prepared and
provided to the Town and the Regional Board as part of the grading plan and Regional Board
review. The storm water treatment/control facilities shall be operational to the satisfaction of
Regional Board staff prior to issuance of a certificate of occupancy. Proof of the Regional Board
staff's approval of installed storm water treatment/control facilities shall be submitted to the
Planning Division prior to issuance of a certificate of occupancy.
MM 4.14-2 (Water) Each phase shall incorporate, within the site construction drawings, the
following:
· Use of greenbelts and landscaped areas to convey and store storm water runoff.
· Use of retention basins to contain runoff prior to its discharge.
Integrate "biological treatment processes" within greenbelt and landscaped areas
to satisfy the standards of the California Regional Water Control Board, Lahontan
Region and the recommendations of Volume II of the Best Management
Handbook of the Tahoe Regional Planning Agency, November 1988 or as
amended.
RES 2000-45 EXHIBIT 2
DSP Volume 2 Text Changes
and visitor needs for service stations in the
DSA.
8. Although the existing bedloon track may be
perceived as a unique design feature on the
Mall Site, further analysis may identify, ways
to improve the Mdl Site development by relo-
cating or replacing the balloon track. Such op-
tions will be further evaluated and pursued
through the master plan process.
2.J Cemetery. / 267 North
This area is prominently located at the east-
em gateway to Downtown Truckee at the I-
SO/Highway 267 Interchange. This area
contains the cemetery and undeveloped land.
The primary land uses are public and visitor
lodging.
Cemetery / 267 North Policies:
1. Cooperate with the State of Cahfomia, the
U.S. Forest Service, Tahoe resorts and ski in-
dust~; and the gaming industry to establish a
regional visitor center on the southern side of
the [-80/Highway 267 interchange.
2. Cooperate with the Cemetery. District to
create an appropriately sized expansion area
adjacent to the existing cemetery.
3. The 13 acre parcel at the southwest cor-
ner of the 1-80/Hwy. 267 interchange is con-
sidered an important "gateway" to the historic
downtown core. Because of the prominent lo-
cation of this parcel, it's function as an im-
portant "gateway", it's location adjacent the
historic Truckee cemetery, and the commu-
nity's desire to prevent "freeway oriented"
commercial development at this location, the
foklovang land use and design policies apply to
this area. The fo]lowing policies wall be imple-
mented through the zoning ordinance and de-
sign standards.
The Best Western Hotel in Jackson Hole, Wyoming is
an example ora we# designed mid-range Hotel.
a) Land Use: Lodging development shall be
the primary land use on the proper~y.. [n con-
junction with construction of a lodging &vel-
opment, non freeway oriented commercial
uses and housing may be accomodated in this
area.
b) Budding Design: Lodging design shah be
appropriate to the historic mountain environ-
ment, consisting of natural materials such as
open timbers and river rock. A mountain
lodge .type look is considered appropriate de-
sign theme, whereas a false front historic
downtown look (sim~ar to Commercial Row),
or a corporate "mass produced" look are not
considered approp~ate. Budding height
should not exceed three stores, however archi-
tectural fea~res which create "~su~ land-
marks" may exceed the three sto~ height as
long as they are propo~ional to the buildings.
~ development on the site shall be oriented
~o the pedest~an scaIe.
c) Site Design: Siting of the lodge will take
advantage of mountain views and solar expo-
sure. Pedestrian plaza areas with ~iews and so-
lar e×posure ,,aH be incorporated into the
lodging design. Lodging may be in separate
but related buildings, or one budding. Tree re-
moval and grading on the site shall be mini-
mized. Building colors and siSnage shall be
appropriate earth tones. Parking areas shall be
Do,~ntown Truckee Specific Plan Chapter 2 - Page
Exhibit 2 Page 2
screened or located away from main entry
points to the site.
d) Orientation to the Freeway: With appropri-
ate building design there is no need to screen
the development on the site from the freeway.
Use of free standing or internally lit plastic
signage oriented to the freeway is inappropri-
ate. Lodging signage on the site may be vis-
ible ~o the freeway, but shall be integrated
with the architecture and scale of the build-
ing and shall not appear to function solely as
freeway advertisement. Possible ways to inte-
grate signage with the building architecture in-
clude use of towers, cupolas, or other
architectural feat~zres which may contain a
tel logo or other identifying feature.
e) Secondary uses: Any commercial buildings
shall be oriented to a street (or streets), prefer-
ably the proposed extension of Jibboom Street
described in section f below. Commercial uses
shall be sited to be complementary to the pri-
mary lodging use. Residential units may be lo-
cated above or adjacent to commercial uses at a
density not exceeding 4 units per acre. Archi-
tecture of commercial uses shall be similar to
the primary lodging design, however large
building masses for commercial buildings are
not considered appropriate. Roof lines be-
tween buildings should be harmonious.
f) Cixcu]ation: Site design shall accommodate
an extension of Jibboom Street through the
property. Jibboom Street shall not exceed a
maximum width of 20 feet plus a sidewalk
(on one side only) off site, with additional
width for on street parallel par~ing and side-
walks on site.
g) Commercial development on the site shall
be appurtenant to and compatible with the pri-
mary lodging development.
2.K Projected Growth in the DSA
The Growth Projection Table 2.1 ident4ies
the existing and projected growth by land use
category in each of the DSA sub-areas and
the DSA as a whole. The f~ture gro~h pro-
jections ate for a 20-yea~ time frame, and as-
sume a significant portion of projected town
wide 20-year gro~& occurs in the Downtown
Downtown Core - Future growth is
planned primarily in the commercial
and office categories. This growth ~ll
occur primarily from conversion of
residential uses to mixed use commer-
cial and office uses in the Brickell-
town and Church street areas and
development of infii1 commercial
along Jibboom Street.
North Downtown I~esidential Area -
Future growth w~ occur mair~y in
the high density category with some
infill single-family residential devel-
opment.
~est River Street [ndust~a] Area -
Future growth will occur primarily in
the form of upgrading exiseing indus-
trial uses with some conversion of
existing indus*rial areas to commer-
cial and high dens~ residential in
areas adjacent to the River Corridor.
Truckee River Corric~or - There will be
some additional gro~h in the single-
family category, in addition to possi-
ble growth in the multi family and
lodging category. A 40-acre public
park and bike trail is proposed along
the south side of the Truckee Riven
River Street Residential Area - This
area will experience new growth pri-
mardy in the high density category
Ch*ut~' 2 - P~ 16 Do*~-.~o~ Truckee S~iflc Plan
Planning Sub-Area Single Family Multi- Family Commercial Industrial Office square Lodging units Public/
Residential Residential square feet square feet feet Institutional
Units Units
square feet
River Street Residential
Existing Development 65 0 0 0 0 30 0
20-year Projected Total 95 100 0 0 0 30 0
Growth Increment 30 100 0 0 0 0 0
Hilltop Area
Existing Development 10 25 2,500 0 0 0 0
20-year Projected Total 100 250 15,000 0 10,000 150 0
Growth Increment 90 225 12,500 0 10,000 150 0
Mill Site
Existing Development 0 0 0 30,000 0 0 0
20-year Projected Total 0 100 125,000 5,000 30,000 250 75,000
Growth Increment 0 100 125,000 (25,000) 30,000 250 75,000
Cemetary/267 North
Existing Development 0 0 0 0 0 0 0
20-year Projected Total 0 160 30,000 0 0 200 30,000
C~rowt]~ Increment 0 160 30,000 0 0 200 30,000
Total Existing Development 195 105 102,500 128,000 25,000 90 14,000
Total 20 -year Projec ted 380 810 360,000 95,000 80,000 690 115,000
Total Growth Increment 185 705 257,500 (33,000) 55,000 600 101,000
Exhibit 2 Page 4
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LEGEND:
DSA S TUI) Y AREA BOUNDARY
EXISTING RAIL ROAD TRACKS
COMMERCIAL
VISITOR LODGING
OPEN SPACE
PUBLIC PARKS
PUBLIC PARKING
INDUSTRIAL
PUBLIC
SINGLE FAMILY
HIGH DENSITY RES.
TRUCKEE RIVER
TROIYF & DONNER CREEK
SCALE: 1" = 900'
N
LAND USE MAP
FIGURE 2.2
· 9
Downtown Tru.l.~ Spc.lfi. Pl,,n Ch,~r¢ .... P,~g. 8
EXITIBIT 3
TOWN COUNCIL RESOLUTION 2000-45
Development Agreement-
Prior to the issuance of a building permit for any development approved by this
Planned Development, the approval and execution of a development agreement is
required. The purpose of the development agreement is to implement the terms
of the settlement agreement between the Town and the property owner and other
provisions of this planned development approval, including, but not limited to:
a. Provisions of affordable housing to address the impact on the Town's
affordable housing supply created by the employment associated with
this project.
b. The development agreement shall provide a mechanism for the
project proponent to pay the fair share of the cost for the construction of
a pedestrian facility from Keiser Street to Bridge Street or Commercial
Row. Note- The planned development standards require the developer
to construct a pedestrian facility from the project site to Keiser Street
along Jibboom Street.
c. Buffer yard maintenance and joint use plan for the open space areas
adjacent to the Truckee Cemetery.
d. Tourist information and transit program participation to inform
visitors about other attractions in the community, including Commercial
Row and about transit opportunities in the Town and the Region.
e. A strategy for the operation, maintenance and snow removal of the
extension of Jibboom Street within the project and between Keiser Ave.
and the project site.
fi The timing of occupancy of the project related to the completion of
the SR 267 Bypass project.
g. A strategy for property acquisition related to the SR 267 Ramp
retention project recognizing the mutual interest in retaining the ram and
the potential use of State/Town ROW for drainage improvements
required for this project.
h. Specific standards prohibiting corporate architecture and signage from
any location visible from 1-80 or SR 267 with emphasis on the restaurant
buildings located at the SR 267/Jibboom intersection.
i. A specific timeline for development on the property and a sunset date
for the planned development and the development agreement if
construction does not commence in accordance with the time lines.