HomeMy Public PortalAboutRailyard Master Plan - Complete VersionTruckee Railyard
Master Plan
Town of Truckee, California
July 2, 2009
Truckee Railyard Master Plan
Town of Truckee
Adopted by Town Council
July 2, 2009
Truckee Railyard Master Plan Page i
TOWN COUNCIL
PLANNING COMMISSION
TOWN STAFF
Tony Lashbrook, Town Manager, and Redevelopment Agency Executive Director
John McLaughlin, Community Development Director
Duane Hall, Town Planner
Denyelle Nishimori, Associate Planner
Dan Wilkins, Town Engineer
Todd Landry, Senior Engineer
David Griffith, Redevelopment and Housing Coordinator
J. Dennis Crabb, Town Attorney/Redevelopment Agency Council
Mike Vaughn, Senior Engineer
Jessica Thompson, Assistant Engineer
Becky Bucar, Assistant Engineer
PROJECT APPLICANT
Truckee Development Associates, LLC (Holliday Development, LLC is its managing
member)
Rick Holliday, President
Molly Maybrun, Development Director
Carol Camp, Project Manager
CONSULTANTS
RRM Design Group
414 13th Street, 6th Floor
Oakland, CA 94612
Lynette Dias, Principal, AICP
Charity Wagner, Senior Planner
Chika Kurotaki, Exhibit Designer
LSA Associates, Inc.
2215 Fifth Street
Berkeley, CA 94710
Hannah Young, Planner
Patty Linder, Graphics Manager
Jennifer Morris, Word Processor
LSC Transportation Consultants, Inc.
2690 Lake Forest Road
P.O. Box 5875
Tahoe City, CA 96145
Gordon Shaw, Principal
ACKNOWLEDGEMENTS
Acknowledgements
Truckee Railyard Master Plan Page ii
Dinsmore Sierra, LLC
P.O. Box 1803
Truckee, CA 96160
Darin Dinsmore, Principal
The Truckee Railyard Master Plan relies heavily upon the public outreach, policies and planning
concepts set forth in the 2006 Draft Master Plan created by Darin Dinsmore, Dinsmore Sierra LLC,
pursuant to the Sustainable Communities Grant awarded to the Town in 2002. Dinsmore Sierra also
provided many of the photographs and graphics included in this plan.
Landscape Office
2658 Bridgeway Suite 203
Sausalito, CA 94965
Christian Lemon, Principal
Holly Selvig, Designer
Acumen Engineering
10775 Pioneer Trail Suite 213
Truckee, CA 96160
Bill Quesnel, PE, Principal Engineer
RACE Studio
1128 The Alameda
Berkeley, CA 94707
Bruce Race, FAIA, AICP
Truckee Railyard Master Plan Page iii
T ABLE OF CONTENTSTABLE OF CONTENTS
1.0 Introduction ..........................................................................................................................1
1.1 Plan area .......................................................................................................................2
1.2 Authority .........................................................................................................................4
1.3 Overview of Master Plan ...............................................................................................4
2.0 Vision ....................................................................................................................................7
2.1 Supporting planning goals .............................................................................................7
3.0 Community Context.............................................................................................................11
3.1 History ...........................................................................................................................11
3.2 Truckee Today ...............................................................................................................13
3.3 The Railyard Today .......................................................................................................14
3.4 Creating the Plan ..........................................................................................................17
3.4a. Public Visioning Process ......................................................................................19
3.4b. Plan Alternatives ..................................................................................................20
3.4c. Preferred Plan ......................................................................................................22
3.4d. 2006 Draft Master Plan ........................................................................................22
4.0 Guiding Goals and Policies ................................................................................................25
4.1 The Master Plan Concept ..............................................................................................25
4.2 Relationship to Regulatory Documents .........................................................................30
4.2a. Town of Truckee 2025 General Plan ....................................................................30
4.2b. Downtown Truckee Specific Plan .........................................................................31
4.2c. Town of Truckee Development Code ...................................................................34
4.2d. Trails and Bikeways Master Plan .........................................................................35
4.2e. Truckee Tahoe Airport Land Use Compatibility Plan ............................................35
4.2f. Truckee Redevelopment Plan ..............................................................................35
4.2g. Truckee Particulate Matter Air Quality Management Plan .................................... 35
4.2h. Public Improvement and Engineering Standards ................................................. 36
5.0 Development Standards and Guidelines ...........................................................................37
5.1 Overview .......................................................................................................................37
5.1a. Organization .........................................................................................................38
5.1b. Relationship to Other Plans and Town Codes .....................................................38
5.2 Regulating Plan/Zoning Map .........................................................................................38
5.3 Allowable Land Uses ....................................................................................................40
5.3a. Establishment of an Allowable Use ......................................................................40
5.3b. Permit Requirements for Allowable Uses .............................................................40
5.3c. Special Use Regulations ......................................................................................40
5.3d. Live/Work and Work/Live Units ............................................................................40
Table of Contents
Truckee Railyard Master Plan Page iv
5.4 Maximum Allowable Development (M.A.D.) ..................................................................45
5.4a. Downtown Extension District M.A.D. ...................................................................45
5.4b. Industrial Heritage District M.A.D. ........................................................................45
5.4c. Trout Creek District M.A.D. ..................................................................................46
5.5 Development Standards and Guidelines .......................................................................46
5.5a. Public Realm ........................................................................................................46
5.5b. Uses .....................................................................................................................46
5.5c. Buildings ..............................................................................................................47
5.5d. Access .................................................................................................................47
5.5.1 Development Standards ......................................................................................47
5.5.2 Downtown Extension (DE) District .......................................................................54
5.5.2a. Public Realm ......................................................................................54
5.5.2b. Use .....................................................................................................58
5.5.2c. Buildings .............................................................................................58
5.5.2d. Access ................................................................................................61
5.5.3 Industrial Heritage (IH) District .............................................................................62
5.5.3a. Public Realm ......................................................................................62
5.5.3b. Use .....................................................................................................64
5.5.3c. Buildings .............................................................................................65
5.5.3d. Access ................................................................................................66
5.5.4 Trout Creek (TC) District ......................................................................................66
5.5.4a. Public Realm ......................................................................................67
5.5.4b. Use .....................................................................................................69
5.5.4c. Buildings .............................................................................................69
5.5.4d. Access ................................................................................................72
5.5.5 Miscellaneous Guidelines ....................................................................................73
5.5.5a. Building Basics and Materials .............................................................73
5.5.5b. Sustainable Project Design ................................................................74
5.5.5c. Public Art ............................................................................................. 74
5.5.5d. Civic Buildings ....................................................................................75
5.5.5e. Signs ...................................................................................................75
6.0 Public Places ........................................................................................................................77
6.1 Public Place Concepts ..................................................................................................77
6.2 Public Place Types ........................................................................................................77
6.2a. Town Square .......................................................................................................78
6.2b. Neighborhood Parks ...........................................................................................79
6.2c. Main Street Plazas ..............................................................................................80
6.2d. Event Streets .......................................................................................................81
6.2e. Action Items ......................................................................................................... 81
6.3 Trout Creek Restoration ...............................................................................................82
7.0 Transportation And Circulation ..........................................................................................85
7.1 Circulation Plan .............................................................................................................85
Table of Contents
Truckee Railyard Master Plan Page v
7.1a. Circulation Overview ...........................................................................................85
7.1b. Pedestrian and Bicycle Networks ........................................................................87
7.1c. Traffic Calming Concept ......................................................................................88
7.1d. Parking and Parking Management ......................................................................88
7.1e. Transit .................................................................................................................91
7.2 Streetscape ...................................................................................................................92
7.2a. Components of the Streetscape ..........................................................................93
7.2b. Street Standards for Snow Conditions ................................................................94
7.2c. Street Standard Comparison with Engineering Standards ..................................94
7.2d. Street Cross-Section Diagrams ...........................................................................94
8.0 Public Infrastructure ............................................................................................................103
8.1 Snow Storage ................................................................................................................103
8.1a. Snow Storage Concept .......................................................................................103
8.1b. Snow Storage Standards and Guidelines ...........................................................104
8.2 Stormwater ....................................................................................................................106
8.2a. Stormwater Standards ........................................................................................106
8.2b. Stormwater Design Guidelines ............................................................................107
8.3 Utilities and Infrastructure ..............................................................................................109
8.3a. Water ..................................................................................................................109
8.3b. Sewer ..................................................................................................................110
8.3c. Gas and Electrical Power ....................................................................................111
8.3d. Telephone and Cable Service .............................................................................111
9.0 Implementation And Phasing .............................................................................................113
9.1 Implementation Measures ..............................................................................................113
9.2 Project Phasing ..............................................................................................................113
10.0 Master Plan Administration ................................................................................................123
10.1 Adoption of the Master Plan ..........................................................................................123
10.2 Amendments to the Master Plan ...................................................................................124
10.2a. Minor Amendment ...............................................................................................124
10.2b. Major Amendment ...............................................................................................124
10.3 Monitoring the M.A.D. .......... .........................................................................................124
10.4 Project Approval Process ..............................................................................................125
10.4a. Project Review ....................................................................................................125
10.5 Findings for Permit Approvals .......................................................................................128
10.5a. Zoning Clearance ...............................................................................................128
10.5b. Development Permit ...........................................................................................129
10.5c. Use Permit .........................................................................................................130
10.5d. Minor Use Permit ...............................................................................................131
11.0 References............................................................................................................................133
12.0 Glossary................................................................................................................................135
Table of Contents
Truckee Railyard Master Plan Page vi
APPENDICES
Appendix A: Block Structure Analysis ................................................................................................A1
Appendix B: Master Plan’s Relationship to Existing Town Planning Policies ....................................B1
Appendix C: Mitigation Monitoring and Reporting Program ..............................................................C1
FIGURES
1-1: Regional Location ................................................................................................................2
1-2: Downtown Truckee ..............................................................................................................3
1-3: Downtown Specific Plan ......................................................................................................4
2-1: Master Plan Vision ..............................................................................................................9
3-1: Original Truckee CPRR Station Map and 1900 Plan of Truckee and the Railyard .............11
3-2: Existing Conditions and Property Ownership ...................................................................... 15
3-3: Railyard Site Constraints Map .............................................................................................16
3-4: Railyard Balloon Track Realignment Options ......................................................................18
3-5: Matrix of Buildings Selected by the Community ..................................................................20
3-6: Schemes of the Single-Sided Main Street Alternative .........................................................21
3-7: Schemes of the Double-Sided Main Street Alternative .......................................................21
3-8: Schemes of the District Emphasis Alternative .....................................................................21
3-9: Preferred Alternative Combining Single-Sided Main Street and District Emphasis
Concepts ..............................................................................................................................23
5-1: Districts ................................................................................................................................37
5-2: Regulatory Plan/District Map ...............................................................................................39
5-3: Streetwall Articulation .......................................................................................................... 52
5-4: Solar Access Diagram .........................................................................................................52
5-5: Block Structure Study of Historic Downtown Truckee .........................................................55
5-6: Building Study of Commercial Row ......................................................................................56
6-1: Public Places .......................................................................................................................78
6-2: Small Neighborhood Park Concept .....................................................................................79
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Truckee Railyard Master Plan Page vii
6-3: Trailhead Concept ...............................................................................................................80
6-4: Examples of Small Urban Plazas ........................................................................................80
6-5: Floor Plain Comparison .......................................................................................................82
6-6: Proposed Creek Cross-Section through Reach 4 ...............................................................83
7-1: Circulation Concept Plan .....................................................................................................86
7-2: Pedestrian Circulation Plan .................................................................................................88
7-3: Bicycle Circulation Plan .......................................................................................................89
7-4: Parking and Transit Concept ...............................................................................................90
7-5: Intermodal Facility Concept ................................................................................................. 92
7-6: Street Cross-Section Key ....................................................................................................96
7-7: Street Cross-Sections .........................................................................................................97
8-1: Snow Storage Concept Plan ...............................................................................................104
8-2: Stormwater Concept Plan ...................................................................................................107
8-3: Existing Utilities Plan ...........................................................................................................110
9-1: Proposed Modifications to Key Site Conditions ...................................................................114
9-2: Expansion of Truckee-Tahoe Lumber Company .................................................................. 115
9-3: Proposed Phasing Plan for Phase 1A .................................................................................116
9-4: Proposed Phasing Plan for Phase 1B .................................................................................117
9-5: Conceptual Site Plan for Phases 1A and 1B ....................................................................... 118
TABLES
3-1: Land Ownership by Parcel in Railyard Master Plan Area ....................................................14
5-1: Allowed Land Uses and Permitting Requirements ..............................................................42
5-2: Railyard Master Plan General Development Standards ......................................................48
5-3: Sample Frontage Types ...................................................................................................... 53
7-1: Proposed Street Dimensions and Comparison with PIES ...................................................95
9-1: Implementation Measures and Action Items ........................................................................ 119
1
Truckee Railyard Master Plan Page 1
TRODUCTION11
PURPOSE OF THE TRUCKEE RAILYARD MASTER PLAN
The purpose of the Truckee Railyard Master Plan is to capture and describe the Town’s vision for the
Railyard Area and to guide its future redevelopment. This Master Plan describes the scale and
character of development envisioned for the Railyard Area and includes development standards and
design guidelines to help ensure that future development is consistent with the Town’s vision for the
area.
Over the past 10 years, the Town has undertaken a
number of planning efforts to facilitate development
of the Railyard Master Plan Area. These efforts were
first formalized in the 1996 Town of Truckee General
Plan, which established a number of policies to be
implemented through the preparation of a Specific
Plan for the Downtown area, including the Mill Site/
Railyard Area.1 The planning process for the 1997
Downtown Truckee Specific Plan (DTSP) was
initiated in 1995 and represented a two-year long
collaborative effort by local citizens, Town officials,
and Town staff. Recognizing that the Railyard Area
contains the majority of the undeveloped land in the
Downtown Specific Plan Area (see Figure 1-3), the
DTSP included policies that required the preparation
of a Master Plan for the Railyard Area that would
promote its development as an attractive, pedestrian-
oriented activity center visually and physically
connected with the historic Downtown Core.
Efforts to prepare a Master Plan for the Railyard Area
were initiated in 2002 when the Town received a grant
from the Sustainable Communities Grant and Loan
Program and hired Dinsmore Sierra, LLC to lead
community outreach efforts and prepare a Master
Plan for the reuse of the Railyard Area. These efforts
accelerated in 2004, when Truckee Development
Associates, LLC (Holliday Development is the
managing partner of this LLC) purchased a significant
portion of the Railyard from Union Pacific Railroad
and formed a partnership with the Town, called the
Truckee Railyard Partnership (Partnership), to jointly plan the future of the Railyard Master Plan Area.
This cooperative effort culminated in 2006 with a Master Plan that highlighted a preferred plan for
the development of the Truckee Railyard Area (referred to as the 2006 Master Plan throughout this
document).
1 The General Plan and Downtown Truckee Specific Plan (DTSP) both referred to the Master Plan Area as the Mill
Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan uses the Railyard Area
synonymously with the Mill Site.
1989 Mill Closes
1993 Town Incorporates
1995 Downtown Planning Begins
Visual Preference Survey •
Downtown Vision Plan (Completed 1996)•
Downtown Truckee Specific Plan•
(Adopted 1997)
Redevelopment Agency Formed•
(Established 1998)
Downtown Streetscape Plan and Trout•
Creek Restoration Study (Completed
2002)
Downtown Historic Design Guidelines•
(Adopted 2003)
2002 Railyard Redevelopment Process •
Begins
Town awarded $350,000 grant from the•
Sustainable Communities Grant and
Loan Program (2002)
Truckee Development Associates, LLC•
purchases a significantportion of the
Railyard (2003 and 2004)
Town Council Approves Partnership•
between Truckee Development
Associates, LLC and the Town to work
collaboratively on the Master Plan
(August 2004)
Downtown Reinvestment Timeline
1. Introduction
Truckee Railyard Master Plan Page 2
The Truckee Railyard Master Plan, as presented in this document, is a further refinement of the 2006
Master Plan that incorporates/addresses findings of further site and design feasibility studies and
concerns raised by the community and the development team, and provides a regulatory framework
for redevelopment in compliance with the Truckee Development Code Master Plan requirements
(section 18.174.020 of the Town Development Code).
This Master Plan was presented to the community as a draft document in November 2007. There
were numerous opportunities for the community to review and comment on the draft before this
final plan was presented to Town Council for adoption. An Environmental Impact Report (EIR) was
also prepared to evaluate any potentially significant environmental effects that may result from
implementation of this Master Plan. The Draft EIR was completed and released for the community’s
review and comment in November 2009 and the Final EIR was published in May 2009. The Truckee
Railyard Master Plan was adopted by the Town Council July 2, 2009, and became effective August 2,
2009, via:
Town Council Resolution No. 2009-33 (Master Plan & Planned Development)•
Town Council Resolution No. 2009-34 (DTSP Amendments)•
Ordinance No. 2009-03 (Zoning Map Amendment)•
Ordinance No. 2009-04 (Development Code Text Amendment)•
The Railyard Master Plan Final EIR, including the MMRP, was also certified by the Town Council on
July 2, 2009, through Town Council Resolution No. 2009-32. Both became effective August 2, 2009.
1.1 PLAN AREA
The Railyard Master Plan Area is located at the eastern end of historic Downtown Truckee. The
Town of Truckee constitutes the largest portion of developed land in Nevada County, and is one of
the primary gateways to Lake Tahoe, one of the most popular tourist destinations in the State of
California. The regional context of Truckee is shown in Figure 1-1.
Figure 1-1: Regional Location
1. Introduction
Truckee Railyard Master Plan Page 3
Figure 1-2: Downtown Truckee
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1. Introduction
Truckee Railyard Master Plan Page 4
The Railyard Master Plan Area is comprised primarily of an area historically occupied by railyards
and lumber mills, and includes approximately 75 acres of land. The area is generally bounded by
Glenshire Drive to the north, industrial uses (including Tahoe Tree Company) to the east, Union
Pacific Railroad right-of-way and East River Street to the south, and Donner Pass Road and Bridge
Street to the west, as shown in Figures 1-2 and 1-3.
The Master Plan Area is an integral part of Downtown Truckee, which comprises approximately
1 square mile, as shown in Figure 1-2, in an area defined in the General Plan and the DTSP. The
boundaries of the Downtown area and the six subareas of Downtown are illustrated in Figure 1-3.
1.2 AUTHORITY
The Truckee Zoning Map designates the Railyard Master Plan Area as Downtown Master Plan
(DMP). The purpose of the DMP zone is to require a Master Plan to systematically implement the
Downtown Specific Plan for the Railyard Master Plan Area. This Master Plan was prepared under the
authority of the Truckee Development Code, with careful consideration to implement the goals and
policies of existing Town planning documents. The Railyard Master Plan will be the primary tool used
by the Town of Truckee to carry out the goals, objectives, and policies within the General Plan and
DTSP for the Railyard Master Plan Area.
Figure 1-3: Downtown Specific Plan
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1. Introduction
Truckee Railyard Master Plan Page 5
1.3 OVERVIEW OF MASTER PLAN
This Master Plan is a tool to guide development of the Railyard Master Plan Area in a manner that
is consistent with Town planning and policy documents, including the General Plan and the DTSP.
The Master Plan Vision (Chapter 2) summarizes the general scale and character of anticipated
development within the Master Plan Area. This Master Plan builds upon the on-going planning
efforts related to the Railyard Area that began in 1995 and provides a series of planning goals and
supporting policies to guide redevelopment within the Master Plan Area (Chapter 4). Throughout
the Master Plan, two types of development regulations, STANDARDS and Guidelines, are provided
to help regulate and guide the physical form of new development. Standards address aspects of
development that are essential to achieve the goals of the Master Plan. Master Plan Standards are
included in tables or are identified as SMALL CAPS within the text. Additionally, STANDARDS are identified
numerically throughout the Master Plan (e.g., S1, S2). Guidelines that apply to all Districts are
identified numerically throughout the Master Plan (e.g., G1, G2); however, Guidelines that only
apply to specific Districts are identified with the District acronym (e.g., DE-G1, IH-G1 and TC-G1).
Compliance with Standards is mandatory. Guidelines provide guidance for new development
related to aesthetics, district character, and design details and are intended to guide building and site
design in continuity with Truckee’s valued mountain town character. Whereas conformance
with Standards is mandatory, conformance with Guidelines is preferred/recommended. Action
items are also included throughout the Master Plan (and summarized in Chapter 9) to ensure that
adequate measures are taken to implement the Plan’s goals and policies.
The Master Plan is organized into the following chapters:
Chapter 1 – Introduction• : Discusses the overall Master Plan purpose; identifies the Master Plan
Area; provides a summary of Town planning efforts associated with the Master Plan; and explains
the organization of the Master Plan.
Chapter 2 – Vision: • Sets forth the vision of the Master Plan, and lists key goals and policies to
implement the vision.
Chapter 3 – Community Context: • Provides a description of the planning process culminating
in this Master Plan for the Railyard Area and provides background information regarding the
community context of the Town.
Chapter 4 – Guiding Goals and Policies: • Provides a hierarchy of goals and policies to guide
development in the Master Plan Area.
Chapter 5 – Development Standards and Guidelines: • Provides development standards and
guidelines for development within the Master Plan Area; includes the Regulating Plan and Zoning
Map for the Master Plan Area; and includes a table of permitted land uses within the Master Plan
Area.
Chapter 6 – Public Places: • Provides conceptual locations and design guidelines for open space,
recreation and civic uses within the Master Plan Area.
Chapter 7 – Transportation and Circulation: • Describes the transportation and circulation plan, and
provides concepts for street design in the Master Plan Area.
Chapter 8 – Public Infrastructure: • Describes existing infrastructure; details anticipated
infrastructure improvements; and provides design standards and guidelines for new infrastructure
within the Master Plan Area.
Chapter 9 – Implementation and Phasing: • Provides implementation measures and discusses
project phasing within the Master Plan Area.
Chapter 10 – Master Plan Administration:• Provides administrative procedures for adoption and
1. Introduction
Truckee Railyard Master Plan Page 6
maintenance of the Master Plan, and provides guidelines for project approval of buildings and
uses within the Master Plan Area.
Chapter 11 – References: • Lists documents that contributed to the creation of the Master Plan.
Chapter 12 – Glossary•
Appendices• : The appendices contain the Block Analysis conducted as part of the 2006 draft
Master Plan, a checklist of the Master Plan’s relationship to existing Town Planning Policies, and
the MMRP.
2
THE TRUCKEE RAILYARD MASTER PLAN VISION
Implementation of Truckee Railyard Master Plan will create an easterly extension of the existing
Downtown Core that complements the historic character of the Downtown and the industrial heritage
of the Railyard and Mill Site. The Master Plan goals and policies support creating a strong connection
between the new development and the historic core, developing greater diversity and intensity of
activities, including retail, restaurant, local services, and entertainment uses. The Master Plan also
provides opportunities to increase the Town’s supply of affordable and workforce housing. Figure
2-1 provides a graphic illustration of the Master Plan Vision, and the Master Plan Guiding Goals and
Policies are listed on the reverse.
The Master Plan includes a single-sided main street with three distinct Districts. The Plan relies on
the realignment of Donner Pass Road to a T-intersection adjacent to the railroad tracks, providing a
direct connection to the Downtown and reducing the speed of traffic entering the Downtown. The Plan
allows for the natural extension of Donner Pass Road to connect with Glenshire Drive and the option
of also connecting to Glenshire Drive via Church Street. Small north-south streets provide access
through the site between the rail line and the Trout Creek Greenway. The Plan accommodates the
existing lumberyard remaining indefinitely on the site without precluding its future redevelopment in a
manner consistent within this Master Plan.
The Railyard will be redeveloped with an eclectic mix of building types and uses within an attractive,
pedestrian-oriented neighborhood. Development will extend easterly from the Downtown Core.
The highest development intensity will occur immediately adjacent to the Downtown Core and then
decrease as development extends to the north and east. Three distinct Districts will guide and shape
redevelopment of the Master Plan Area:
The Downtown Extension (DE) District will be a physical extension of the commercial shops, •
restaurants and lodging now located along Commercial Row. The DE District will also provide
new housing, recreation and civic uses in Downtown. The DE District will have the greatest
intensity of development of the three Districts.
The Industrial Heritage (IH) District will contain a mix of uses supporting a community of local •
business people, artisans, and entrepreneurs. Multi-family residential, live-in work and work-live
units and commercial development will occur in the IH district. Development in the IH District will
reflect historic industrial character of uses that once existed on the site including the Lumber Mill
and railyard operations.
The Trout Creek (TC) District will provide a mix of multi-family and single-family residential homes •
with connections to the Trout Creek Greenway. The TC District will have the lowest density of the
three Districts.
The Master Plan allows for the phasing of development to utilize existing services and provide
flexibility to meet changing market and community demands as the Master Plan Area develops over
time.
2.1 SUPPORTING PLANNING GOALS
Four planning goals have been established to guide implementation of the Vision Statement, as
Truckee Railyard Master Plan Page 7
S ION22
2. Vision
Truckee Railyard Master Plan Page 8
follows:
1. Encourage vibrant and economically sustainable redevelopment that offers diverse retail,
entertainment, employment and housing opportunities.
2. Provide a connected community with places that are easily accessible to pedestrians, bicyclists
and drivers.
3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique historical and mountain town character.
4. Encourage an efficient use of resources and improved environmental health.
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m
e
t
o
ac
c
o
m
m
o
d
a
t
e
s
h
i
f
t
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n
g
m
a
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k
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d
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m
a
n
d
a
n
d
c
o
m
m
u
n
i
t
y
c
o
n
t
e
x
t
.
1.
k
.
A
l
l
o
w
a
v
a
r
i
e
t
y
o
f
l
i
v
e
/
w
o
r
k
a
n
d
w
o
r
k
/
l
i
v
e
o
p
t
i
o
n
s
t
h
a
t
w
i
l
l
s
u
p
p
o
r
t
an
d
e
n
c
o
u
r
a
g
e
s
m
a
l
l
b
u
s
i
n
e
s
s
e
s
.
1.
l
.
S
u
p
p
o
r
t
r
e
d
e
v
e
l
o
p
m
e
n
t
i
n
t
r
a
n
s
i
t
i
o
n
a
l
a
r
e
a
s
a
d
j
a
c
e
n
t
t
o
t
h
e
Ra
i
l
y
a
r
d
M
a
s
t
e
r
P
l
a
n
A
r
e
a
t
h
a
t
i
s
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
M
a
s
t
e
r
P
l
a
n
Go
a
l
s
a
n
d
P
o
l
i
c
i
e
s
.
GO
A
L
2
Pr
o
v
i
d
e
a
c
o
n
n
e
c
t
e
d
c
o
m
m
u
n
i
t
y
w
i
t
h
p
l
a
c
e
s
t
h
a
t
a
r
e
e
a
s
i
l
y
a
c
c
e
s
s
i
b
l
e
to
p
e
d
e
s
t
r
i
a
n
s
,
b
i
c
y
c
l
i
s
t
s
a
n
d
d
r
i
v
e
r
s
.
PO
L
I
C
I
E
S
2.
a
.
C
r
e
a
t
e
a
s
t
r
e
e
t
a
n
d
s
i
d
e
w
a
l
k
t
h
a
t
i
s
p
h
y
s
i
c
a
l
l
y
c
o
n
n
e
c
t
e
d
t
o
t
h
e
ex
i
s
t
i
n
g
D
o
w
n
t
o
w
n
,
s
u
r
r
o
u
n
d
i
n
g
n
e
i
g
h
b
o
r
h
o
o
d
s
,
a
n
d
T
r
o
u
t
C
r
e
e
k
a
n
d
vi
s
u
a
l
l
y
c
o
n
n
e
c
t
e
d
t
o
t
h
e
n
a
t
u
r
a
l
f
e
a
t
u
r
e
s
i
n
c
l
u
d
i
n
g
t
h
e
T
r
u
c
k
e
e
R
i
v
e
r
an
d
s
u
r
r
o
u
n
d
i
n
g
m
o
u
n
t
a
i
n
s
.
2.
b
.
D
e
v
e
l
o
p
t
h
e
R
a
i
l
y
a
r
d
M
a
s
t
e
r
P
l
a
n
A
r
e
a
a
t
a
p
e
d
e
s
t
r
i
a
n
s
c
a
l
e
,
a
t
a
hi
g
h
e
r
i
n
t
e
n
s
i
t
y
t
h
a
n
t
h
e
e
x
i
s
t
i
n
g
D
o
w
n
t
o
w
n
C
o
r
e
,
a
n
d
w
i
t
h
a
m
i
x
o
f
us
e
s
t
h
a
t
s
u
p
p
o
r
t
s
w
a
l
k
i
n
g
a
n
d
b
i
k
i
n
g
a
s
t
h
e
p
r
i
m
a
r
y
m
e
a
n
s
o
f
tr
a
n
s
p
o
r
t
a
t
i
o
n
.
2.
c
.
P
r
o
v
i
d
e
f
o
r
s
n
o
w
r
e
m
o
v
a
l
o
n
s
i
d
e
w
a
l
k
s
t
o
s
u
p
p
o
r
t
w
a
l
k
i
n
g
a
s
a
pr
i
m
a
r
y
m
o
d
e
o
f
t
r
a
n
s
p
o
r
t
a
t
i
o
n
y
e
a
r
-
r
o
u
n
d
.
2.
d
.
I
n
c
o
r
p
o
r
a
t
e
t
r
a
f
f
i
c
c
a
l
m
i
n
g
d
e
s
i
g
n
s
i
n
t
o
r
o
a
d
w
a
y
s
t
o
r
e
d
u
c
e
v
e
h
i
c
l
e
sp
e
e
d
s
.
2.
e
.
P
r
o
v
i
d
e
p
a
r
k
i
n
g
f
a
c
i
l
i
t
i
e
s
t
h
a
t
d
o
n
o
t
d
i
s
r
u
p
t
t
h
e
i
n
t
e
g
r
i
t
y
o
f
t
h
e
u
r
b
a
n
fa
b
r
i
c
a
n
d
t
h
a
t
a
r
e
v
i
s
u
a
l
l
y
a
p
p
r
o
p
r
i
a
t
e
f
o
r
t
h
e
s
t
r
e
e
t
.
2.
f
.
F
a
c
i
l
i
t
a
t
e
t
r
a
n
s
i
t
i
o
n
s
b
e
t
w
e
e
n
d
i
f
f
e
r
e
n
t
m
o
d
e
s
o
f
t
r
a
n
s
i
t
b
y
s
i
t
i
n
g
bi
c
y
c
l
e
s
t
o
r
a
g
e
l
o
c
k
e
r
s
/
r
a
c
k
s
,
p
a
r
k
i
n
g
,
a
n
d
e
x
p
a
n
d
e
d
t
r
a
n
s
i
t
i
n
c
l
o
s
e
pr
o
x
i
m
i
t
y
a
n
d
p
r
o
v
i
d
i
n
g
s
a
f
e
a
n
d
c
o
m
f
o
r
t
a
b
l
e
t
r
a
n
s
i
t
i
o
n
a
r
e
a
s
b
e
t
w
e
e
n
mo
d
e
s
.
2.
g
.
P
r
o
v
i
d
e
a
d
e
q
u
a
t
e
,
b
u
t
n
o
t
e
x
c
e
s
s
i
v
e
p
a
r
k
i
n
g
t
o
a
c
c
o
m
m
o
d
a
t
e
v
i
s
i
t
o
r
s
,
em
p
l
o
y
e
e
s
a
n
d
r
e
s
i
d
e
n
t
s
a
n
d
a
l
l
o
w
f
o
r
s
h
a
r
e
d
u
s
e
o
f
p
a
r
k
i
n
g
f
a
c
i
l
i
t
i
e
s
to
m
a
x
i
m
i
z
e
t
h
e
u
s
e
o
f
f
a
c
i
l
i
t
i
e
s
d
u
r
i
n
g
a
l
l
h
o
u
r
s
o
f
t
h
e
d
a
y
a
n
d
su
p
p
o
r
t
t
h
e
“
p
a
r
k
o
n
c
e
”
c
o
n
c
e
p
t
.
2.
h
.
R
e
q
u
i
r
e
s
a
f
e
a
n
d
c
o
n
v
e
n
i
e
n
t
b
i
c
y
c
l
e
p
a
r
k
i
n
g
l
o
c
k
e
r
s
o
r
r
a
c
k
s
f
o
r
mi
x
e
d
u
s
e
,
c
o
m
m
e
r
c
i
a
l
,
a
n
d
m
u
l
t
i
-
f
a
m
i
l
y
d
e
v
e
l
o
p
m
e
n
t
.
2.
i
.
D
e
s
i
g
n
s
t
r
e
e
t
s
f
o
r
t
h
e
m
o
u
n
t
a
i
n
w
i
n
t
e
r
s
n
o
w
c
o
n
d
i
t
i
o
n
s
t
h
a
t
f
a
c
i
l
i
t
a
t
e
sn
o
w
p
l
o
w
i
n
g
a
n
d
s
t
o
r
a
g
e
,
w
h
i
l
e
m
a
i
n
t
a
i
n
i
n
g
a
n
a
p
p
r
o
p
r
i
a
t
e
pe
d
e
s
t
r
i
a
n
s
c
a
l
e
.
2.
j
.
B
u
i
l
d
A
D
A
c
o
m
p
l
i
a
n
t
t
r
i
a
l
s
a
n
d
w
a
l
k
w
a
y
s
t
o
c
o
n
n
e
c
t
p
u
b
l
i
c
o
p
e
n
sp
a
c
e
s
.
2.
k
.
S
u
p
p
o
r
t
p
e
d
e
s
t
r
i
a
n
a
n
d
b
i
c
y
c
l
e
l
i
n
k
a
g
e
s
t
o
T
r
o
u
t
C
r
e
e
k
a
n
d
,
ev
e
n
t
u
a
l
l
y
T
r
u
c
k
e
e
R
i
v
e
r
.
GO
A
L
3
Cr
e
a
t
e
a
n
e
n
j
o
y
a
b
l
e
p
u
b
l
i
c
r
e
a
l
m
w
i
t
h
a
s
t
r
o
n
g
s
e
n
s
e
o
f
p
l
a
c
e
t
h
a
t
co
m
p
l
e
m
e
n
t
s
T
r
u
c
k
e
e
’
s
u
n
i
q
u
e
h
i
s
t
o
r
i
c
a
l
a
n
d
M
o
u
n
t
a
i
n
t
o
w
n
ch
a
r
a
c
t
e
r
.
PO
L
I
C
I
E
S
3.
a
.
E
n
h
a
n
c
e
T
r
u
c
k
e
e
’
s
D
o
w
n
t
o
w
n
a
s
a
d
e
s
t
i
n
a
t
i
o
n
b
y
i
n
c
o
r
p
o
r
a
t
i
n
g
th
e
u
n
i
q
u
e
m
o
u
n
t
a
i
n
t
o
w
n
c
h
a
r
a
c
t
e
r
i
n
t
o
t
h
e
d
e
s
i
g
n
o
f
t
h
e
R
a
i
l
y
a
r
d
Ma
s
t
e
r
P
l
a
n
A
r
e
a
a
n
d
c
r
e
a
t
i
n
g
v
i
s
u
a
l
a
n
d
p
h
y
s
i
c
a
l
c
o
n
n
e
c
t
i
o
n
s
t
o
th
e
n
a
t
u
r
a
l
a
m
e
n
i
t
i
e
s
w
i
t
h
i
n
t
h
e
a
r
e
a
.
3.
b
.
F
a
c
i
l
i
t
a
t
e
a
s
t
r
o
n
g
c
o
n
n
e
c
t
i
o
n
b
e
t
w
e
e
n
t
h
e
R
a
i
l
y
a
r
d
M
a
s
t
e
r
P
l
a
n
Ar
e
a
a
n
d
t
h
e
e
x
i
s
t
i
n
g
D
o
w
n
t
o
w
n
t
h
r
o
u
g
h
w
e
l
l
-
d
e
s
i
g
n
e
d
s
t
r
e
e
t
a
n
d
si
d
e
w
a
l
k
i
m
p
r
o
v
e
m
e
n
t
s
,
b
u
i
l
d
i
n
g
f
o
r
m
s
a
n
d
u
s
e
s
.
3.
c
.
P
r
e
s
e
r
v
e
a
n
d
e
n
h
a
n
c
e
p
u
b
l
i
c
v
i
e
w
s
o
f
t
h
e
m
o
u
n
t
a
i
n
s
,
T
r
o
u
t
C
r
e
e
k
,
an
d
T
r
u
c
k
e
e
R
i
v
e
r
t
h
r
o
u
g
h
t
h
e
R
a
i
l
y
a
r
d
d
e
v
e
l
o
p
m
e
n
t
.
3.
d
.
R
e
q
u
i
r
e
v
i
s
u
a
l
l
y
a
p
p
e
a
l
i
n
g
a
r
c
h
i
t
e
c
t
u
r
e
,
s
t
r
e
e
t
s
c
a
p
e
s
a
n
d
h
u
m
a
n
sc
a
l
e
b
u
i
l
d
i
n
g
d
e
s
i
g
n
i
n
c
l
u
d
i
n
g
p
o
r
c
h
e
s
,
a
w
n
i
n
g
s
,
c
o
r
n
i
c
e
s
,
a
n
d
la
r
g
e
g
r
o
u
n
d
f
l
o
o
r
w
i
n
d
o
w
s
t
o
e
n
h
a
n
c
e
t
h
e
p
u
b
l
i
c
r
e
a
l
m
,
en
c
o
u
r
a
g
e
p
e
d
e
s
t
r
i
a
n
t
r
a
v
e
l
,
f
a
c
i
l
i
t
a
t
e
c
o
m
m
u
n
i
t
y
i
n
t
e
r
a
c
t
i
o
n
,
a
n
d
pr
o
m
o
t
e
p
u
b
l
i
c
s
a
f
e
t
y
.
3.
e
.
C
r
e
a
t
e
a
t
o
w
n
g
a
t
h
e
r
i
n
g
p
l
a
c
e
o
r
t
o
w
n
s
q
u
a
r
e
a
n
d
e
s
t
a
b
l
i
s
h
a
c
i
v
i
c
pr
es
e
n
c
e
i
n
t
h
e
R
a
i
l
y
a
r
d
M
a
s
t
e
r
P
l
a
n
A
r
e
a
.
3.
f
.
E
n
h
a
n
c
e
t
h
e
c
o
m
m
u
n
i
t
y
e
x
p
e
r
i
e
n
c
e
t
h
r
o
u
g
h
a
t
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d
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b
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p
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d
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p
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f
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a
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o
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p
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a
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3.
g
.
C
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n
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q
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b
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d
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k
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3.
h
.
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m
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l
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3.
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.
R
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q
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m
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d
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s
t
r
i
a
l
H
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a
g
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(
I
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D
i
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r
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f
l
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c
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m
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d
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r
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a
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3.
j
.
R
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p
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3.
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.
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p
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f
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T
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3.
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.
D
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3.
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.
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Truckee Railyard Master Plan Page 11
PURPOSE
This chapter provides an overview of the planning process associated with preparing a Master Plan
for the redevelopment of the Truckee Railyard and provides community context related to the Master
Plan Area. The first section, History of the Railyard and Mill Site, provides a brief history of the Town
of Truckee and the Master Plan Area. The second section, Truckee Today, describes existing site
conditions for the Master Plan Area, including railroad operations, soil remediation, land ownership,
and the Trout Creek flooding and restoration issues. The third section, Creating the Plan, describes
the public visioning process, the three plan alternatives considered during the planning process, and
the preferred plan, which incorporates the best elements from the alternatives and is the plan from
which this Master Plan was created.
3.1 HISTORY OF THE RAILYARD AND MILL SITE
The Railyard Master Plan Area has been an important part of Truckee’s history since the Town’s
establishment in the early 1860s. In 1863, a stage stop was founded at what is today the intersection
of Jibboom and Bridge Streets. Shortly thereafter, several lumber mills were established. As shown
in Figure 3-1, plans for Truckee dating from as early as 1886 and 1900 show that the Town was
originally laid out on a grid pattern parallel to the Truckee River. The plans show the original layout
of the railroad operations and the eventual location of the Roundhouse and ice ponds. The original
layout has been modified due to topographic constraints and only portions of the original plan were
implemented. The opportunity for extending the street grid pattern from the existing Downtown and
realizing the original vision for a compact, walkable Downtown was made possible by the closure of
the lumber mill in 1989.
Figure 3-1: (left) Original Truckee CPRR Station Map (with 1886 modification)
(right) 1900 Plan of Truckee and the Railyard
O MMUNITY CONTEXT33
3. Community Context
Truckee Railyard Master Plan Page 12
Truckee has served as an important location in regional transportation since 1847. Key milestones of
the Town’s history are highlighted below.1
The Trail West. • From 1847 through 1852, the Emigrant Trail, a route traveled by easterners
moving west, crossed the Truckee area.
Transcontinental Railroad. • In the late 1860s and
early 1870s, the railroad became a key economic
driver for the Town. In 1868, the western end of
the railyard was created as track was laid east
along the Truckee River towards Nevada and a
16-stall roundhouse was constructed. On May
10th, 1869, the transcontinental railroad was
completed and Truckee subsequently became an
important maintenance and operations location.
Approximately 40 engines a day passed through
the Town, which served as a transfer point for
passengers and freight traveling south to Tahoe
and north to Sierra Valley.
Lumber. • The lumber industry took off in the late
1860s with George Schaffer’s and Joseph Gray’s
sawmill located across the river from Truckee and
the Elle Ellen Lumber Mill built along Trout Creek.
Lumber continued to be a primary export from
the area with George Schaffer’s second sawmill
in Martis Valley and the Sierra Nevada Lumber
& Wood Company’s Hobart Mills complex on
Prosser Creek.
Expansion. • In 1869 the Truckee Hotel, including
the railroad passenger depot and telegraph
office, were constructed. Subsequent years
saw innovation in snow removal technology
and the continued expansion of the railyard and
roundhouse. A 24-stall stone roundhouse was
constructed in 1882 to withstand fires, unlike the
earlier wood roundhouses, and remained partially
intact until 1955.
Railroad Center. • Beginning in 1890 and
continuing for three decades, the affairs of 325
miles of rail line from Truckee to Carlin, Nevada
were administered and dispatched from Truckee.
The railyard served as the headquarters for
fire trains and helper engines that aided trains
climbing to the Donner Summit. The first balloon
tracks were built in 1901 to facilitate the turning of
the snowplow trains.
1 Historical information compiled by Gordon Richards, Research Historian for the Truckee-Donner Historical Society.
Detailed information found at: Truckee Railyard Millsite History, online: truckeehistory.tripod.com.
1875: A larger roundtable was constructed, tracks were raised
to allow for easier snow removal and a large woodshed was
constructed along the tracks to house the wood to fuel the
trains.
1882: Larger engines and more rail traffic put a severe strain
on the Truckee Roundhouse. An imposing 24-stall round-
house was constructed of stone, blocks of granite and steel.
1885: View of the Railyard
3. Community Context
Truckee Railyard Master Plan Page 13
Industries. • Along with lumber, ice became an
important commodity, which preserved produce
shipped from the Central Valley. In 1887, the
first icehouse was built to store and transfer ice
to cooler cars. Ice plants were located at Boca,
Prosser Creek, Polaris and Donner Creek. In
1900, the Trout Creek Ice Company was formed.
By 1906, the New Pacific Fruit Express ice sheds
used 50,000 tons of Truckee Basin ice a year to
ice 10,000 refrigerator cars. However, by 1920 the
ice industry had shifted to man-made stations in
Roseville and Sparks.
Changing Technologies. • The railyard withstood advancements in technology, including the
transition from wood to coal fuel and later, in 1905, to oil fuel. By 1909, modifications to the
balloon track were required in order to handle the heavier locomotives.
Rebirth of Lumber. • The 1950s saw the rebirth of the lumber industry in Truckee and the use of
the railyard for milling. Burney Lumber Company built a large mill which was subsequently owned
by Douglass Lumber Company, Fibreboard Corporation, Louisiana-Pacific and Fibreboard
(again). At the height of the industry, the
sawmill could process 45 million board
feet a year.
Changing Times.• With the 1989
closure of Truckee’s last functioning
lumber mill, residents saw the end of
an era and way of life. Shortly after, in
1993, the Town residents finally voted
to incorporate their town, recognizing
the need to address the changing
economy and to take charge of planning
Truckee’s future.
3.2 TRUCKEE TODAY
Truckee is a mountain town located at 5,980 feet above sea level on the eastern slopes of the
Sierra Nevada and, at 34 square miles, it constitutes the largest portion of developed land in
Nevada County. Strategically located along Interstate 80, State Highways 89 and 267, and the
transcontinental railroad, Truckee is the primary gateway to Lake Tahoe, one of the most popular
tourist destinations in the State of California. Tourists are drawn to the Truckee area for the multitude
of outdoor recreational opportunities, the pristine environmental quality and the historic flavor and
retail amenities of its historic Downtown.
Truckee is a rapidly growing community driven by the local resort economy and second home market.
During the 1990s, the population of Truckee increased by 52 percent. Historically, County planning
and market forces were focused on rural subdivisions and did not foster a vibrant and walkable
Downtown. There is a limited amount of flat land available for development due to the topography
of the Truckee River Valley, and the redevelopment of the Railyard Master Plan Area represents an
opportunity to use land efficiently and reinvest in the Downtown.
1974: Lumber mill operations
1890: Long sheds stored wood and coal for locomotives.
The Roundhouse roof and Catholic church are visible in the
background.
3. Community Context
Truckee Railyard Master Plan Page 14
20 19-420-14-000 U.S. Forest Service
Parcel #* APN Property Owner
1 19-030-03-000 Brian Olsen
2 19-030-04-000 Laura Seegmiller
3 19-030-05-000 Mitchell T Clarin
4 19-030-13-000 Mitchell T Clarin
5 19-030-14-000 Mitchell T Clarin
6 19-030-08-000 Truckee-Tahoe Lumber Co
7 19-114-03-000 Odilon Ayala
8 19-114-01-000 Ironhorse Investors, LLC
9 19-114-02-000 Raoul Kydd
10 19-030-10-000 Truckee-Tahoe Lumber Co
11 19-111-07-000 Robert L Sims
12 19-111-08-000 William Thornton
13 19-420-69-000 Truckee Development Associates, LLC
14 19-420-15-000 East Truckee Properties Inc.
15 19-420-68-000 Truckee Development Associates, LLC
16 19-420-71-000 Truckee Development Associates, LLC
17 19-420-72-000 Truckee Development Associates, LLC
18 19-420-70-000 Truckee Development Associates, LLC
19 -- Union Pacific Railroad
* Parcel numbers corresponds to parcel labels in Figure 3-2.
3.3 THE RAILYARD TODAY
The Railyard Master Plan Area consists of
approximately 75 acres located within Truckee’s
Downtown, as shown in Figure 3-2. The Master
Plan Area is generally bounded by Glenshire
Dive to the north, a landscaping business to the
east, Union Pacific Railroad tracks and East
River Street to the south, and Donner Pass Road
and Bridge Street to the west. Existing land
uses primarily include the Railyard (a railroad
operations building, balloon track and storage
tracks), seven homes, Tahoe Tree Company,
Tahoe-Truckee Lumber Company, a glazier, a
card-lock fueling facility, and Trout Creek.
Land uses surrounding the site include an electrical substation, civic, residential and commercial
uses to the west and northwest (Church Street and Commercial Row); U.S. Forest Service land to
the north; residences and industrial uses and a general contracting operation (Pombo’s) to the south
(East River Street); and State Highway 267 to the east.
Redevelopment constraints for the Railyard Master Plan Area, as shown in Figure 3-3, are described
below.
Land Ownership.• The majority of
land in the Railyard Master Plan
Area was owned by Union Pacific
Railroad, which presented an
obstacle to site redevelopment.
In 2004, Truckee Development
Associates, LLC acquired 35 acres
of land from Union Pacific Railroad,
mitigating this constraint.
There are 13 property owners within
the Railyard Master Plan Area, as
shown in Table 3-1 and Figure 3-2.
The largest land holders are Truckee
Development Associates, LLC and
Union Pacific Railroad, which own
approximately 35 acres and 33
acres, respectively. Union Pacific
will retain ownership of a 200-foot
right-of-way on either side of the
centerline of the railroad main line.
A separate agreement will allow use
of the right-of-way for roadways and
parking and possibly other uses
accessory to Railyard development.
Railyard Operations.• Integrating
existing railroad operations and Source: Assessor’s Parcel Data, May 2007.
Table 3-1: Land Ownership by Parcel
Current Railyard Operations
3. Community Context
Truckee Railyard Master Plan Page 15
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3. Community Context
Truckee Railyard Master Plan Page 16
the balloon track into redevelopment plans for the area has been the most difficult challenge
to overcome. Over the course of the planning process, there have been many meetings and
brainstorming sessions to identify options pertaining to the existing balloon track. Options
considered include relocating operations off site, building a larger balloon track that would
surround the site, constructing a Y-shaped track, and relocating the existing balloon track farther
east on the site, as shown in Figure 3-4. Due to the impact of the airport land use compatibility
Zone C, which covered the eastern one-third of the Master Plan Area and severely restricts
development in this area, the preferred plan (see subsection 3.4) relocates the balloon track
eastward within this zone.
Soil Remediation. • Potential soil contamination resulting from former industrial activities on
properties within the Master Plan Area has been seen as a barrier to new infill development and
property revitalization. In order to determine the potential hazards and liabilities associated with
owning and redeveloping the site, Truckee Development Associates, LLC has contracted with
environmental consulting firms to determine the extent of soil and ground water contamination.
The Railyard Master Plan Area was divided into three subareas for purposes of analysis: the
western portion, west of the balloon tracks; the central portion, within the balloon tracks; and the
eastern portion, east of the balloon tracks. The eastern portion was determined to be suitable for
residential development and requires no further remediation. On the western portion (the Phase
1 project area), Berry-Hinckley’s ongoing remediation of a fuel leak from its card-lock facility is
nearing completion. Except for this remediation and removal of an abandoned underground
storage tank, no further remediation of the Theater Block is required. Additional sampling is
ongoing within the westernmost portion of the site, including the current Donner Pass Road
alignment to be abandoned; however, initial sampling within the Hotel Parcel indicates conditions
consistent with those found in the Theater Block (see Chapter 9 for a depiction of the Phase 1
project area, including the Hotel Parcel and Theater Block). Results of extensive investigation
Figure 3-3: Railyard site constraints map
3. Community Context
Truckee Railyard Master Plan Page 17
of the central portion of the Railyard Master Plan Area (within the balloon track) indicate required
remediation will be limited to removal of primarily petroleum-contaminated near-surface soils in a
few areas. Groundwater (except in the area of the
Berry-Hinckley facility) is unaffected.
Airport Land Use Compatibility Plan.• The
Railyard Master Plan Area is located within the
influence area of the Truckee-Tahoe Airport
and is subject to the land use regulations of the
Airport Land Use Compatibility Plan. Land use
Compatibility Zone C extends over the eastern
one-third of the Master Plan Area and Zone D
extends over the remaining western portion of the
area. As Zone C is the more restrictive of the two
zones, the relocation of the balloon track to Zone
C will allow for a greater optimization of the land
use and development capacity within Zone D.
Trout Creek.• One of the biggest obstacles to the
proper restoration of Trout Creek is the location
of the existing balloon track, which constricts
channel form and flood plain through the area.
None of the lower reaches of Trout Creek follow
its original alignment and several of the culverts
that the creek passes through, in addition to the
Railyard balloon track, restrict flows and increase
flood damage in Downtown Truckee. Rerouting
of the creek has had negative aesthetic and
recreational impacts. Additionally, the current
configuration of the creek is unstable and requires
ongoing maintenance. These conditions have
resulted in a loss of fisheries habitat, diminished
riparian habitat values, and reduced ability to
improve water quality through the removal of sediments and pollutants.
Relocation of the balloon track further to the east will allow the current creek to be widened to
handle increased flows during a 100-year flood. New creek crossings for the realigned balloon
tracks and Donner Pass Road Extension will allow the creek to maintain a more natural course
with hydrologic and ecological function through the Railyard Area. The Town received an Urban
Stream Restoration grant through the California State Department of Water Resources in order
to create a model restoration project that balances Downtown redevelopment objectives of
creating a greenway and restoring the creek corridor. The plan for restoration is being completed
independent of this Master Plan as a Town-Sponsored Capital Improvement Project, but the
restoration efforts will be coordinated with redevelopment in the Master Plan Area.
3.4 CREATING THE PLAN
This section highlights the evolution of the Master Plan design process. The planning process for
redevelopment of the Railyard Master Plan Area was initiated by the Town of Truckee and funded in
part by a California Sustainable Communities Program Grant. The Town formed the Truckee Railyard
Partnership with Truckee Development Associates, LLC and hired Dinsmore Sierra, LLC to facilitate
the planning efforts and prepare a Master Plan for purposes of the grant. This plan, referred to as the
Truckee-Tahoe Airport
Trout Creek Adjacent to Balloon Track
3. Community Context
Truckee Railyard Master Plan Page 18
2006 Master Plan, represents the vision for and scope of the anticipated redevelopment and has
been synthesized and refined into this Master Plan in order to comply with the Town’s Development
Code requirements for master plans.
Below, the planning process is described, including the design
concepts considered during the community workshops. Next, a
summary is provided for the three alternatives considered for the
Master Plan Area. The third subsection describes the preferred
design for the Master Plan, which combines the best elements of
each alternative, and is the basis for the 2006 Master Plan and
subsequently, this Master Plan.
Since the Railyard Area represents a unique opportunity to
reclaim land and promote sustainable development and livability,
the State of California selected the project for inclusion in its
Sustainable Communities Program, and provided the Town
of Truckee a planning grant in the amount of $350,000. The
redevelopment of the Railyard Master Plan Area represents an
opportunity to use land efficiently, reinvest in the Downtown,
create opportunities for new home ownership and flexible
spaces for new businesses and commerce, and balance job
growth with new housing. The sheer magnitude of California’s
projected job and population increases will require that growth be
accommodated in more thoughtful ways within the existing urban
fabric and within existing rural communities to ensure sustainable
development.
Figure 3-4: Railroad balloon track realignment options Source: Dinsmore Sierra LLC, 2006.
RRelelooccaation of the balloon ttionoftheballoontrrack faackfarrther eastthereastLaLrger balloon tbllrack sukrrounding the sidihite
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3. Community Context
Truckee Railyard Master Plan Page 19
a. Public Visioning Process
The redevelopment of the Railyard Master Plan Area is
a long-term Downtown reinvestment project, which has
evolved over 10 years of visioning, planning and design.
The Master Plan planning process included a series
of workshops, community meetings, open houses, site
visits, newsletters, Chamber of Commerce mixers, and
consultation with stakeholders including owners of property
within and adjacent to the Master Plan Area throughout
2003, 2004 and 2005. This initial public outreach process
engaged the community and generated ideas for the
Master Plan.
The Town of Truckee held a workshop on March 15, 2005
to present background information on the Railyard Master
Plan Area, review best practices from other mountain
communities and generate ideas and feedback for the
future development of the Railyard Master Plan.
The Railyard Partnership team presented character studies
from other mountain downtowns to explore development
patterns (see Appendix A) and discussed the creation
of character areas within the Railyard Master Plan Area
to guide future development and ensure that the plan
responds to the natural assets of the site. Attendees
worked in four groups to identify the potential future
character areas using sample photographs from other
mountain community downtowns. Participants were asked
to brainstorm the types of places that should be created in
the character areas by thinking about why people would
visit, live or work there. The groups selected examples of
appropriate buildings, types of places and their locations.
Figure 3-5 shows the images that were selected by a
majority of participants.
There was overwhelming support
for significant new development at
the Railyard and for development
that contributes to Truckee’s
mountain community character,
as well as creating civic presence
in the Downtown. Workshop
participants identified the following
vision concepts:
Truckee is “funky”. The existing •
historic downtown has been
built over 150 years. A diversity
of architecture and uses are
found in the Downtown Core.
Likewise, the development of
the Railyard Area should provide variety in terms of building forms and uses.
Community teams at the March 15, 2005 Railyard Workshop
Source: Sustainable Communities Grant and Loan
Program, 2006.
Develops and implements growth
policies, programs and projects that
reduce pollution hazards and the
degradation of the environment;
Promotes Infill Development;
Promotes economic development
within Economically Distressed
communities;
Promotes land use and policies,
programs and projects that support
alternative transportation options;
Ensures a proper mix of business
and housing, including affordable
housing, in communities and
neighborhoods;
Balances job growth with new
housing;
Encourages communities centered
around civic spaces;
Ensures more efficient, well-planned
higher density use of land; and
Protects environmental resources.
Objectives of Sustainable
Development
Sustainable Development is
development that meets one or
more of the following objectives:
3. Community Context
The development should embrace Trout Creek as an urban stream and be designed to reinforce •
this natural asset while creating a people place.
A new prominent gateway to downtown should •
be created where Glenshire Drive is connected
to the site with a new bridge over Trout Creek.
The development should create a strong •
connection between the Downtown Core and
the new Railyard neighborhood.
Well designed, compact development •
reinforces walkability and community vitality.
Community input during the public visioning
process helped to frame the three plan alternatives
described below.
b. Plan Alternatives
Darin Dinsmore of Dinsmore Sierra, LLC facilitated
community discussions and workshops to craft
three plan alternatives. A description of each
• Prominent views and vistas to the Sierra
Crest,Mount Rose and the surrounding
ridgelinesaround the downtown.
• Circulation improvements by extending
Church Street to connect to Glenshire
Drive and providing a network of livable
and walkable streets.
• New downtownparking facility within close
proximity off historic Commercial Row.
• Opportunities fornorth-south pedestrian
connections between Trout Creek and
Truckee River.
• Relocation of the balloon track provides a
unique opportunity to restore Trout Creek.
• Create a civic presence within
the downtown.
Source: 2006 Master Plan.
Opportunities Identified in Workshops
Truckee Railyard Master Plan Page 20
Extend Truckee’s commercial row Industrial heritage (housing or
public buildings)
Multi-family housing with ground
floor commercial uses
Pedestrian mallCivic uses or landmark buildingTown squareTransit center honoring the
industrial heritage of the Railyard
Pedestrian connection to riverfront
and municipal park
Trout Creek Bridge: East gateway
to Railyard
Public access and amenities at
Trout Creek
Figure 3-5: Matrix of buildings selected by the community
Source: Dinsmore Sierra LLC, 2006.
3. Community Context
Source: Dinsmore Sierra LLC, 2006.
Figure 3-6: Schemes of the Single-Sided Main Street
Alternative
Figure 3-7: Schemes of the Double-Sided Main Street
Alternative
Truckee Railyard Master Plan Page 21
alternative considered is provided below. Each of
these three concepts assumed that the balloon
track would be relocated to the east.
(1) Single-Sided Main Street. The single-
sided main street alternative extends Donner
Pass Road along the tracks through the site to
connect to Glenshire Drive, as shown in Figure
3-6. This plan provides an important connection to
the existing Downtown, allowing the existing main
street to naturally extend further towards the east
and provides a prominent town square location with
views to Mount Rose and the Sierra Crest. In this
alternative the north-south streets and the extension
of Church Street function more as local serving
streets within the Master Plan area.
(2) Double-Sided Main Street. As shown
in Figure 3-7, the double-sided main street concept
involves the extension of Church Street as the
primary street connecting through the Master Plan
Area to Glenshire Drive. This would create a unique
and different environment within the Master Plan
Area with main street buildings flanking both sides
of the roadway. This concept creates a separate
and distinct main street from the existing Downtown
and places a heavy emphasis on Church Street
supporting higher order retail mixed uses.
Challenges with this design include a lack of solar
exposure on the south side of the block due to
shading from the buildings on the south side of the
street. This alternative does not make efficient use
of the railyard setback for the main thoroughfare
and also depends on the relocation of the
lumberyard for its success.
(3) District Emphasis. The district
emphasis alternative provides for a distinct and
unique Railyard Master Plan that is adjacent to, but
not directly connected to the existing Downtown.
As shown in Figure 3-8, this alternative reflects the
use of the site during the operation of the lumber
mill, with large-scale industrial type buildings
that could be used for a variety and mix of uses.
The alternative creates unique civic spaces and
community gathering places between the buildings.
A smaller scale residential neighborhood is located
along the Trout Creek greenway and, similar to the
other alternatives, provides for north-south access
through the site connecting to Trout Creek. Figure 3-8: Schemes of the District Emphasis Alternative
3. Community Context
Source: 2006 Master Plan.
•
Compact,Efficient Land Use•
Walkable•
Connected•
Mixed Use and Diverse•
Variety of Housing Choices•
Transportation Options•
Unique Mountain Town Character•
Quality Architecture and Urban Design•
Civic Presence Downtown•
Resource Efficiency•
Restoration of Trout Creek•
Redevelopment Principles
Truckee Railyard Master Plan Page 22
The District plan does not focus on providing a natural extension to the existing Downtown, but
creates a distinct district within the Downtown that reflects the industrial nature that existed at the
Railyard for over 100 years. However, the block size, site layout, and lot types do not create unique
streetscapes and are not consistent with the existing character of the historic Downtown.
c. Preferred Plan
The preferred plan, a single-sided main street with three distinct districts, was developed following
further analysis and feedback on the alternative plans and formed the basis for the 2006 Master Plan
and subsequently this Master Plan.
The preferred plan relies on the realignment of Donner
Pass Road east of the existing Truckee Hotel, creating
a new T-intersection that will reduce the speed of traffic
and act as a gateway to the Downtown. The plan allows
for the natural extension of Donner Pass Road to connect
with Glenshire Drive and the option of connecting
through the site via Church Street. Small north-south
streets provide further access through the site between
the rail line and the Trout Creek Greenway. This plan
accommodates the existing lumberyard remaining on site.
The plan provides for 2½ additional square blocks in the
Downtown, elongated blocks in the area of the industrial
heritage district, and a unique residential neighborhood
along Trout Creek, as shown in Figure 3-9. The preferred
plan allows for the phasing of development to utilize
existing services and flexibility of use within the Industrial
Heritage District at the eastern end of the site, which may
evolve to meet changing market demands as the Master
Plan Area is built out.
d. 2006 Draft Master Plan
The Master Plan completed in 2006, in association with the Sustainable Communities grant, was
based upon the preferred plan. The key development principals identified in the 2006 Master Plan
are the basis for the goals and policies set forth in this Master Plan (2007); additionally, the plan has
evolved as more specific planning and design efforts have been undertaken and to meet the Town’s
Master Plan requirements (Town of Truckee Development Code Chapter 18.174).
3. Community Context
Irregular Lots & Blocks
Square
Blocks
Elongated
Blocks
N
Figure 3-9: Preferred alternative combining Single-Sided Main Street and District Emphasis concepts
Source: Dinsmore Sierra LLC, 2006.
Truckee Railyard Master Plan Page 23
3. Community Context
Truckee Railyard Master Plan Page 24
4
Redevelopment Principles
PURPOSE
This chapter provides a hierarchy of goals and policies to guide development in the Master Plan
Area. These guiding principles were developed through the community planning process for the
Master Plan, described in Chapter 3, Community Context, and form the basis for the development
regulations, described in Chapter 5, Development Regulations. This Chapter also describes how the
Master Plan is consistent with and implements the policies of guiding planning documents including
the Truckee General Plan 2025, the Downtown Truckee Specific Plan (DTSP), the Historic Guidelines
(Volume III of the DTSP), the Trails and Bikeways Master Plan and the Truckee Tahoe Airport Land
Use Compatibility Plan.
4.1 THE MASTER PLAN CONCEPT
The guiding concepts for the Master Plan are
expressed as goals (physical, economic, or social
end states that the community desires to achieve)
and policies (provide direction for decision-makers to
follow in order to achieve the community’s goals).
The Master Plan goals were derived from development
principles developed during the Railyard planning
process, as described in Chapter 3, Community
Context, and repeated in the box to the right. The goals
and policies are intended to support the Town’s vision
for redevelopment of the Railyard Master Plan Area
as an attractive, pedestrian-oriented mixed use center
that integrates with Downtown Truckee, reflects the
historic character and industrial heritage of the area,
and creates a civic presence in the Downtown.
Planning Goals
1. Encourage vibrant and economically sustainable redevelopment that offers diverse retail,
entertainment, employment and housing opportunities.
2. Provide a connected community with places that are easily accessible to pedestrians,
bicyclists and drivers.
3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique mountain town character.
4. Encourage an efficient use of resources and improved environmental health.
Truckee Railyard Master Plan Page 25
D ING GOALS AND POLICIES44
Compact, efficient land use•
Walkable•
Connected•
Mixed use and diverse•
Variety of housing choices•
Transportation options•
Unique mountain town character•
Quality architecture and urban design•
Civic presence downtown•
Resource efficiency•
Restoration of Trout Creek•
Source: 2006 Master Plan.
4. Guiding Goals and Policies
GOAL 1
Encourage vibrant and economically sustainable redevelopment that offers diverse retail,
entertainment, employment and housing opportunities.
Policy 1.a. Improve Truckee’s economic base through encouraging a diversity of retail,
commercial, residential and office uses, including work/live and live/work that will
complement the existing Downtown.
Policy 1.b. Encourage ground floor uses that will attract pedestrian activity in the Downtown
Extension (DE) District to create a vibrant street experience.
Policy 1.c. Encourage a mix of different types of retail and commercial uses to provide services
to local residents and create a destination attraction for residents and tourists.
Policy 1.d. Require a mix of building forms and uses to increase the diversity of uses in
Downtown Truckee.
Policy 1.e. Accommodate higher density housing than currently exists in Downtown to support
local businesses and balance office uses, which generate activity during the day, with
residential activity in the evening and on weekends.
Policy 1.f. Encourage work/live and employment based uses in the Industrial Heritage (IH)
District.
Policy 1.g. Provide a range of housing options to support different lifestyles, families and tenures
and provide affordable and employee housing consistent with the General Plan.
Policy 1.h. Develop the Railyard Master Plan Area in phases growing from the existing
downtown toward the east to support the economic feasibility of redeveloping the
railyard.
Policy 1.i. Support the highest intensity development toward the Downtown Core and the
railroad tracks (western and southern portions of the Railyard Master Plan Area)
and lower intensity development and open space toward Trout Creek (northern and
eastern portions of the Railyard).
Policy 1.j. Design and allow building uses to evolve over time to accommodate shifting market
demand and community context.
Policy 1.k. Allow a variety of live/work and work/live options that will support and encourage
small businesses.
Policy 1.l. Support redevelopment in transitional areas adjacent to the Railyard Master Plan
Area that is consistent with the Master Plan Goals and Policies.
Truckee Railyard Master Plan Page 26
4. Guiding Goals and Policies
GOAL 2
Provide a connected community with places that are easily accessible to pedestrians,
bicyclists and drivers.
Policy 2.a. Create a street and sidewalk network that is physically connected to the existing
Downtown, surrounding neighborhoods, and Trout Creek and visually connected to
the natural features including the Truckee River and surrounding mountains.
Policy 2.b. Develop the Railyard Master Plan Area at a pedestrian scale, at a higher intensity
than the existing Downtown core, and with a mix of uses that supports walking and
biking as the primary means of local transportation.
Policy 2.c. Provide for snow removal on sidewalks to support walking as a primary mode of
transportation year-round.
Policy 2.d. Incorporate traffic calming designs into roadways to reduce vehicle speeds.
Policy 2.e. Provide parking facilities that do not disrupt the integrity of the urban fabric and that
are visually appropriate for the street.
Policy 2.f. Facilitate transitions between different modes of transit by siting bicycle storage
lockers/racks, parking, and expanded transit in close proximity and providing safe
and comfortable transition areas between modes.
Policy 2.g. Provide adequate, but not excessive parking to accommodate visitors, employees
and residents and allow for shared use of parking facilities to maximize the use of
facilities during all hours of the day and support the “park once” concept.
Policy 2.h. Require safe and convenient bicycle parking lockers or racks for mixed use,
commercial, and multi-family development.
Policy 2.i. Design streets for winter snow conditions to facilitate snow plowing and storage,
while maintaining an appropriate pedestrian scale.
Policy 2.j. Build ADA compliant trails and walkways to connect public open spaces.
Policy 2.k. Support pedestrian and bicycle linkages to Trout Creek and, eventually the Truckee
River.
Truckee Railyard Master Plan Page 27
4. Guiding Goals and Policies
GOAL 3
Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique Mountain town character.
Policy 3.a. Enhance Truckee’s Downtown as a destination by incorporating the unique mountain
town character into the design of the Railyard Master Plan Area and creating visual
and physical connections to the natural amenities within the area.
Policy 3.b. Facilitate a strong connection between the Railyard Master Plan Area and the
existing Downtown through well-designed street and sidewalk improvements, building
forms and uses.
Policy 3.c. Preserve and enhance public vistas of the mountains, Trout Creek, and the Truckee
River through the Railyard development.
Policy 3.d. Require visually appealing architecture, streetscapes and human scale building
design including porches, awnings, cornices, and large ground floor windows
to enhance the public realm, encourage pedestrian travel, facilitate community
interaction, and promote public safety.
Policy 3.e. Create a town gathering place or town square and establish a civic presence in the
Railyard Master Plan Area.
Policy 3.f. Enhance the community experience through attractively designed public places
including parks and venues for spontaneous and planned gatherings and memorable
neighborhood centers that provide a sense of place.
Policy 3.g. Create unique neighborhoods through diversity of building types with numerous
building variations along a single block and recognize that the organic and somewhat
random nature of development in the existing downtown has created the unique
character of Truckee.
Policy 3.h. Create a sense of arrival to the existing Downtown and the Railyard Master Plan Area
through creation of a focal point. Use of signage, public art, or similar feature shall be
strongly encouraged. Special consideration shall be given to the Donner Pass Road
T-intersection including the creation of a sense of departure from Downtown and the
Railyard Master Plan, as part of the Streetscape Plan.
Policy 3.i. Require development in the Industrial Heritage (IH) District to reflect the heritage of
the old lumber mill, the railyards, and the industrial history of the area.
Policy 3.j. Require the construction of unique and quality projects that express individual
character while complementing surrounding buildings and require a similar level of
architectural detailing on all building elevations visible from the public realm, where
appropriate.
Policy 3.k. Create a pleasant pedestrian environment by buffering pedestrians from vehicular
traffic with street trees and landscaping, where appropriate and consistent with
Truckee’s character.
Policy 3.l. Design for the winter climate with attention to microclimate conditions and create
enjoyable year-round public places.
Policy 3.m Require the construction of a strong pedestrian sidewalk facility between the Railyard
Master Plan and Commercial Row, along Donner Pass Road. Improvements
to Church Street should also be considered as part of Phase I as part of the
Streetscape Plan.
Truckee Railyard Master Plan Page 28
4. Guiding Goals and Policies
GOAL 4
Encourage efficient use of resources and improved environmental health.
Policy 4.a. Utilize land efficiently by building compact, well-planned high density development;
thereby preventing sprawl, preserving open space, and reducing emissions through
facilitating alternative modes of transportation, such as walking and bicycling.
Policy 4.b. Achieve multiple resource conservation goals through the design of public
open spaces. Open space can provide natural habitat for wildlife, storm water
management/infiltration and winter snow storage.
Policy 4.c. Take advantage of the east-west aspect of the Railyard Master Plan Area to provide
solar access (southern exposure) for streets, buildings, and public places.
Policy 4.d. Require site design to incorporate Low Impact Design (LID) principles including storm
water infiltration, retention and treatment on site, consistent with NPDES storm water
standards.
Policy 4.e. Restore Trout Creek, enhance the quality of its fisheries habitat, and develop a
greenway along the creek as a prominent natural and recreational feature available
to the public.*
Policy 4.f. Restore Trout Creek while striving to balance natural, wildlife, habitat, flood control,
social and cultural elements (including recreation and interpretive signage) to create
a healthy and sustainable environment.*
Policy 4.g. Embrace Trout Creek as a natural asset while creating a place for human
enjoyment.*
* The Railyard Master Plan and the Trout Creek Restoration project are two separate and distinct projects with
different proponents, objectives, and utility.
Truckee Railyard Master Plan Page 29
4. Guiding Goals and Policies
4.2 RELATIONSHIP TO REGULATORY DOCUMENTS
This subsection provides a brief summary of applicable planning documents that provide direction for
the redevelopment of the Railyard Master Plan Area, lists key policies from the documents and briefly
describes the extent to which the Master Plan satisfies those policies.
a. Town of Truckee 2025 General Plan
The Master Plan Area is within the Downtown Specific Plan Area designation of the Truckee 2025
General Plan. The General Plan provides many policies relevant to development of the Master Plan
Area. The General Plan emphasizes mixed use centers, cluster development to preserve open space
and natural amenities, a “park once” environment and walkable centers, and connections from the
Master Plan Area to the Downtown Commercial Core. The General Plan recommends a hierarchy
of mixed use and neighborhood centers to create town focal points and direct development to the
Downtown in order to ensure that it remains the heart of Truckee. Reduced automobile travel demand
through opportunities for alternative modes of travel such as integrated bike and pedestrian networks
is encouraged. The General Plan envisions maintaining Truckee’s unique qualities, historic character
and sense of place, and scenic mountain views. Enhanced corridors and gateways are recommended
along with preservation of the scenic qualities of the Truckee River and waterways.
The Master Plan implements General Plan policies to achieve mixed use development in the Railyard
Master Plan Area including commercial uses, housing, civic uses and open space. The Plan seeks to
achieve economic diversity and complement the existing Downtown and provide both local and tourist
retail uses through specifying permitted types of land uses and scale and massing of buildings. The
Plan will establish pedestrian, bicycle and vehicular connections to the Downtown Commercial Core
and support multi-modal access throughout the Railyard Master Plan Area. Specific development
regulations and design guidelines are provided for the three Districts to further define the areas and
create a unique sense of place.
General Plan policies that specifically relate to the Railyard Master Plan Area are listed below and in
Appendix B. Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant
policy.
Develop a master plan for the Railyard Master Plan Area in the Downtown as a location for future mixed use •
development, including both local and tourist-serving commercial and public uses. The Plan shall address the
need for and construction of a second access road from the Railyard to the south. (Land Use, A6.4)
Develop the old mill site (the Railyard) as a location for future mixed use development, including both local •
and tourist serving commercial uses, as well as residences, and public uses, incorporating the suggested
components described in Action A7.1 in the Community Character Element. (Land Use, DSA-P8)
Promote new mixed use and infill development in the Downtown, including at the Railyard and Hilltop sites. •
(Community Character, P6.5)
Create pedestrian and bicycle connections in the Downtown that encourage people to walk between different •
activity centers such as Commercial Row, Jibboom Street, Brickeltown, West River Street and the new
Railyard Master Plan Area. (Community Character Element, P6.10)
Redevelop the Railyard site as an extension of the Downtown that complements and enhances the entire •
Downtown area. (Community Character Element, P7.1)
Develop and implement a Master Plan for the Railyard that addresses the following components (Community •
Character, A7.1):
Detailed design guidance for specific “character areas” identified within the project area. ο
Truckee Railyard Master Plan Page 30
4. Guiding Goals and Policies
Design that is sensitive and responsive to the site’s context, historic heritage, and the community vision for ο
the Downtown and for Truckee as a whole.
Design that is authentic and original, and that does not replicate that of the historic Downtown area. ο
A high quality pedestrian and bicycle environment. ο
Civic and public facilities. ο
Housing. ο
Extension of Truckee’s Downtown Main Street along Commercial Row through the Railyard to connect ο
with Glenshire Drive, thereby creating a new community gateway and reinforcing Trout Creek as the
northeastern boundary of the Downtown.
Design improvements that enhance Trout Creek as a valuable asset for Downtown and for Truckee as a ο
whole.
Establish and maintain a Level of Service D or better on road segments and for total intersection movements •
in portions of the Town outside of the Downtown Specific Plan Area. Establish and maintain a Level of Service
E or better on arterial and collector road segments and for total intersection movements within the Downtown
Specific Plan Area. Throughout the Town, individual turning movements at unsignalized intersections shall
not be allowed to reach LOS F and to exceed a cumulative vehicle delay of four vehicle hours. Both of these
conditions shall be met for traffic operations to be considered unacceptable. (Circulation Element, P2.1)
Allow flexibility and exceptions to the LOS standards described in Policy P2.1 for the following intersections: •
Bridge Street/Donner Pass Road ο
Bridge Street/River Street ο
Glenshire Drive/Donner Pass Road ο
Exceptions to the standards may be allowed in cases where the Town finds that improvements needed
to achieve acceptable LOS: (a) should be deferred in order to better coordinate with the planning and
implementation of other projects including the Railyard; (b) will result in unacceptable impacts (e.g. requiring
demolition of historic buildings, relocation of businesses); (c) are not feasible to construct; or (d) should be
deferred or lowered in order to better implement other transportation control measures including alternative
transportation modes.
Exceptions should only be allowed after all feasible resources and options to implement needed
improvements have been explored and exhausted. (Circulation Element, P2.3)
Support a mixed use development in the Railyard Master Plan area and consider implementing the economic •
diversification strategies of this element as part of the Master Plan. (Economic Development Element, P8.5)
b. Downtown Truckee Specific Plan
The 1997 Downtown Specific Plan includes the
downtown area of Truckee along both sides of the
Truckee River from the eastern boundary of the
Railyard Master Plan Area (Mill Site) to the West River
Street Industrial area, bounded by Highway 89 (west).
The Downtown Specific Plan contains four volumes:
Volume 1, Existing Conditions; Volume 2, Policies and
Programs; Volume 3, Historic Design Guidelines; and
Volume 4, Final EIR. The Downtown Specific Plan,
Volume 2, (DTSP) contains many guiding policies that Downtown Truckee
Truckee Railyard Master Plan Page 31
4. Guiding Goals and Policies
are relevant to the redevelopment of the Railyard Master Plan Area. The DTSP framework promotes
redevelopment of the Railyard Master Plan Area as an attractive, pedestrian oriented activity
center that is connected to the Downtown Commercial Core both visually and physically. The DTSP
envisions a mix of retail/commercial uses, recreational uses, lodging and public services.
The Master Plan implements and incorporates the policies of the DTSP throughout the chapters
of this Plan. DTSP policies are integrated into the Master Plan in the form of standards, design
guidelines and action items. Specific direction from the DTSP for land use, circulation and parking,
pedestrian and bicycle circulation, streetscape design, public services and facilities, environmental
conservation, historic resources, parks and gateways is addressed in this Master Plan. The land uses
proposed in this Master Plan seek to achieve a mixed use development that is physically and visually
integrated with the Downtown Commercial Core. Land uses and circulation infrastructure will support
pedestrian-oriented activity and transit connections.
Specific policies for the Railyard Master Plan Area (Mill Site) are listed below and in Appendix B.
Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant policy.
Create pedestrian friendly connections encouraging people to walk between activity centers such as •
Commercial Row, the Mill Site Area, West River Street, Jibboom Street and Brickeltown. (Land Use Guiding
Policy 7)
Encourage location and retention of public buildings and community serving uses in the DSA, particularly •
in the Downtown Core and Mill Site Subareas. Such buildings could include a library, Town Hall, theater,
recreation center, community college, post office, and churches. Should the Post Office decide to relocate
from its current location on Jibboom Street, relocating the post office to the Mill Site is preferable to relocating
it outside the DSA. (Land Use Guiding Policy 14)
Emphasize the commercial core of downtown as a pedestrian-oriented area. The following strategies should •
be used to accomplish this: Install streetscape improvements that enhance the pedestrian experience,
including landscaping, decorative paving, street furniture and plantings. Provide integrated pedestrian
connections to parking areas, West River Street, the Mill Site development, and the Truckee River. Increase
pedestrian safety by installing crosswalks and lighting where needed, and by providing an additional
pedestrian access across the railroad tracks. (Downtown Commercial Core Policy 2)
Promote the development of the Mill Site as an attractive pedestrian-oriented activity center physically •
and visually connected with historic downtown Truckee, and containing a mix of retail/commercial uses,
recreational uses, lodging, and public services. The intensity of development in this area should be balanced
with the intensity of development in the Commercial Core. The interface between historic Truckee and the
new Mill Site development should be seamless. General guidelines for building density and intensity are
contained in Table 2.1 under the Mill Site Category. (Mill Site Policy 1)
A Master Plan shall be prepared prior to any development in the Mill Site area to coordinate the mix of land •
uses and design treatments. Figure 2.3 shows the boundaries of: the property owned by Union Pacific
Railroad which could be offered for sale to an interested developer. The Master Plan should incorporate
features such as a hotel site, mixed-use commercial areas, a park area, high density residential if appropriate,
and a community Building/auditorium. The master plan should include the following features:
Accommodate housing where appropriate. ο
Site Design shall take maximum advantage of southern exposure, mountain views, and orientation to the ο
balloon track.
Incorporate a public park which has an outdoor ice skating rink serving as a pond in the summer. ο
Ensure that the Mill Site remains a year-round activity center by accommodating local-serving uses ο
Truckee Railyard Master Plan Page 32
4. Guiding Goals and Policies
including a post office, local government facilities, community center or auditorium, theater, and possibly a
community college branch and library.
An under crossing of the railroad tracks located to the east of the balloon track shall be constructed ο
when necessitated by Mill Site development. The specific location and timing of construction of the under
crossing shall be identified during the Master Plan process. An under crossing alignment with the new
Truckee Sanitary District pedestrian bridge across the river is considered as the preferred location if
feasible.
Pedestrian access from the Mill Site to the Downtown Core and Truckee River Parks shall be ο
accommodated. (Mill Site Policy 2)
The Master Plan shall incorporate design standards to ensure the compatibility of architecture and site design •
with the historic mountain character of Truckee and the specific history of the Mill Site area and railroad. (Mill
Site Policy 3)
Promote public transit access to and from the Mill site through operation of: a trolley, preferably running on a •
rail spur connecting to the Commercial Core area. (Mill Site Policy 4)
Accommodate an outdoor rail museum at the southeast corner of the Bridge Street and Commercial Row •
intersection adjacent to the railroad tracks. (Mill Site Policy 5)
Develop a major parking lot on the easterly portion of the Mill Site property to move traffic efficiently to and •
from the future Easterly under crossing. (Mill Site Policy 6)
Accommodate development of a new gas station in an appropriate location on the Mill Site. Three gas •
stations are proposed for conversion to other uses in the Downtown Core (Cal Nevada Tire, Pat G Ollie’s, Q
Cardlock facility). Accommodating an additional gas station on the Mill Site will help address local and visitor
needs for service stations in the DSA. (Mill Site Policy 7)
Although the existing balloon track may be perceived as a unique design feature on the Mill Site, further •
analysis may identify ways to improve the Mill Site development by relocating or replacing the balloon track.
Such options will be further evaluated and pursued through the master plan process. (Mill Site Policy 8)
New development and expansion or use conversion of existing development will be subject to the parking •
requirements contained in the Specific Plan Zoning Standards. The Zoning Standards shall account for
“shared parking” in parking demand calculations for new or expanded development. Since the peak demand
for parking occurs at different times for certain uses, less overall parking is needed to accommodate demand
with a mixed land use pattern. (Guiding Parking Policy 11)
The main pedestrian circulation movement between the Downtown Commercial Core and the Mill Site •
shall occur along Church Street, designated through signage and wide, attractive sidewalks. (Pedestrian
Circulation Policy 2)
The Zoning Ordinance shall establish requirements for pedestrian access in new development within the •
DSA, including the Master Plan areas. (Pedestrian Circulation Policy 7)
Establish requirements for bicycle access in new development within the DSA in the Zoning Ordinance, •
including the Master Plan areas. (Bicycle Circulation Policy 12)
Coordinate with Union Pacific Railroad regarding the lease of railroad right-of-way for the Class I bike path •
adjacent to the railroad tracks. Should the proposed location be determined inappropriate or infeasible, the
proposed Class I bike path would need to be rerouted to a nearby street. (Bicycle Circulation Policy 13)
Coordinate the streetscape elements in other DSA sub-districts and Master Plan areas with improvements in •
the Downtown Commercial Core. (Streetscape Design Guiding Policy 5)
The Master Plan Areas shall include dedicated snow storage areas to satisfy their respective on-site snow •
Truckee Railyard Master Plan Page 33
4. Guiding Goals and Policies
storage demand, unless an alternative snow removal plan is approved as part of the Master Plan. Snow
storage areas should consider the visibility to surrounding development and Downtown view corridors. Snow
storage run-off should be directed into treatment and retention facilities. (Snow Removal Policy 8)
Public restroom facilities should be incorporated into the design of the Hilltop and Mill Site Master Plans. •
These facilities may include signed public use of restrooms within commercial development or stand-alone
facilities located close to routes and public places. (Public Restroom Policy 7)
Require new development, including the Old Mill Site and Hilltop Master Plan areas to utilize natural gas if •
available. (Water, Power, and Sewer Service Policy 8)
Work with Caltrans and affected property owners to implement the following improvements recommended •
by the Trout Creek Drainage Study. Cumulatively, these improvements will significantly reduce the risk of
flooding in the Downtown area:
Culvert replacement and channel improvements downstream of Highway 267 in the Mill Site subarea will ο
also substantially reduce the potential for Downtown flooding. Because the greatest reduction in flood
potential is achieved from upstream improvements, Mill Site subarea improvements should be considered
subsequent to the recommended Bennett Flat on-stream retention and Highway 267 culvert replacement.
(DSA Drainage Policy 1)
Major new development such as the Mill Site and Hilltop Master Plan areas and Barsell property shall provide •
on-site retention and treatment consistent with the requirements of the Lahontan Regional Water Quality
Control Board and drainage requirements established by the Town. (DSA Drainage Policy 3)
The Mill Site Master Plan shall identify how the portion of Trout Creek within its boundaries will be protected •
and restored to a more natural condition. (Biological Resource Protection Policy 7)
Protection strategies for historic resources which exist in Master Plan areas shall be specified through the •
master plan process, and shall be consistent with the protection mechanisms established in the historic
design guidelines. (Historic Preservation Guiding Policy 8)
A master design plan will be required as part of the master site plan for the Old Mill site. This design plan will •
be reviewed by HPAC for consistency with Specific Plan policies and compatibility of design with the Historic
District. (Historic Preservation Commission Policy 12)
New parks should achieve the goals of providing more public space in the Commercial Core, increasing •
public access to the Truckee River, protecting historic areas, and attracting people to new areas such as the
Mill Site. (Parks and Gateways Guiding Policy 2)
The Town recognized through the Master Plan Process that there were existing DTSP goals, policies
and land use directives that would not be implemented by this Master Plan. Amendments to the DTSP
were adopted as part of the Master Plan by the Town Council to implement certain Master Plan goals
and policies and to resolve conflicts between the DTSP and the Master Plan.
c. Town of Truckee Development Code
The Truckee Development Code designates the Railyard Master Plan Area as Downtown Master Plan
(DMP). The intent of the DMP zone is to provide for development consistent with applicable policies
and land uses identified in the Downtown Specific Plan. Development within the DMP zone shall not
occur until a Master Plan is approved. Interim uses including single-family dwellings (on property
not owned by Union Pacific Railroad), railroad operations, existing non-conforming uses, and public
parking lots are permitted within the DMP zone prior to the approval of a Master Plan.
This Master Plan provides development regulations for the DMP zone as required by the Town’s
Development Code. Where regulations from the Development Code apply to future development
Truckee Railyard Master Plan Page 34
4. Guiding Goals and Policies
of the Railyard Master Plan Area, the regulations are incorporated in this plan either directly or by
reference.
The westerly portion of the Railyard Master Plan Area is within the Historic Preservation Overlay
District. Properties within the District are subject to the Historic Preservation Overlay District Design
Guidelines (Volume 3 of the Downtown Specific Plan), which establishes criteria for reviewing
proposed projects within the nine character areas of the District and will assist property owners in
achieving the Town’s goals for high quality development sensitive to and compatible with the historic
character of the Downtown area. The Church Street and Railroad Character Areas (areas five and
seven, respectively) include portions of the Railyard Master Plan Area, but the majority of the Railyard
Master Plan area is not located in a historic character area. The policies for the Church Street
and Railroad Character Areas are incorporated, where applicable, into this Master Plan. However,
the design guidelines for the Railyard Master Plan Area provided in this Master Plan supersede
guidelines from Volume 3 of the Downtown Specific Plan.
d. Trails and Bikeways Master Plan
The Trails and Bikeways Master Plan implements General Plan policies that direct the establishment
of a town-wide multi-use public trail system designed to increase recreational, educational and
alternative transportation opportunities. The system is intended to link the historic downtown,
residential, commercial, recreational and educational areas, natural and historic resources and
regional public lands and trails. Many of the plan’s policies are pertinent to the development of multi-
modal trails and bikeways in the Railyard. Trails proposed in the vicinity of the Railyard Master Plan
Area and integration of these trails with proposed trails in the Railyard are discussed in Chapter 7,
Transportation and Circulation. The Railyard Master Plan addresses the key concepts from the Trails
and Bikeways Master Plan including: pedestrian and bicycle networks for multiple users; establish
links between land use types and various locations in Town; minimize conflicts and provide safe
recreation opportunities; and provide access to natural and historic resources.
e. Truckee Tahoe Airport Land Use Compatibility Plan
The Truckee Tahoe Airport Land Use Compatibility Plan was updated in 2004. The purpose of the
Airport Land Use Compatibility Plan is to regulate development within the vicinity of the airport to
ensure that land use conflicts do not result. The Plan includes zones that establish appropriate land
uses for property within the Airport Land Use Compatibility Plan area. The eastern one-third of the
Railyard Master Plan Area is within Compatibility Zone C (Extended Approach/Departure Zone) and
the western portion of the Railyard Master Plan Area is within Compatibility Zone D (Primary Traffic
Patterns). During the planning process, it became clear that relocating the balloon track under the
more restrictive Zone C would make sense from a safety perspective and also allow for the highest
and best use of the western portion of the Railyard Master Plan Area.
f. Truckee Redevelopment Plan
The 1998 Truckee Redevelopment Plan is intended to eliminate blight in the Redevelopment Project
Area, which includes the Railyard Master Plan area. The Redevelopment Plan establishes the
framework for the redevelopment agency actions relating to development, permitted uses, and project
financing. The Redevelopment Agency participation in the Railyard project may include providing
financial support for the construction of public infrastructure, parks, affordable housing, and/or other
community-benefiting uses.
Truckee Railyard Master Plan Page 35
4. Guiding Goals and Policies
g. Truckee Particulate Matter Air Quality Management Plan
The Town of Truckee Particulate Matter Air Quality Management Plan was adopted by Town Council
in 1999 to reduce particulate matter emissions and improve air quality in the Truckee air basin. The
regulations and programs of this Town Air Quality Plan are in addition to the programs and services
provided by the Northern Sierra Air Quality Management District (AQMD). Development within the
Railyard Plan Area will be subject the air quality control measures within Truckee and Northern Sierra
AQMD management plans.
h. Public Improvement and Engineering Standards
The Town of Truckee Public Improvement and Engineering Standards (PIES) are minimum design,
construction and improvement standards for public and private improvements affecting the public
infrastructure under the jurisdiction of the Town. Except as provided for within this Master Plan,
development within the Railyard Plan Area will be subject to PIES.
Truckee Railyard Master Plan Page 36
5
PURPOSE
This chapter dictates allowable land uses and sets Development Standards and Guidelines for
development in the Master Plan Area to regulate the function, character and form of the built
environment. The Development Standards and Guidelines in this Chapter will govern all future
development within the Railyard Master Plan Area. The regulations provide a system to ensure
that the design of the public realm and the design of new public and private buildings will support
the Railyard Master Plan Area’s evolution into new, mixed-use neighborhoods that will enhance
Downtown Truckee and provide an extension of Commercial Row in an easterly direction.
In addition to the Development Standards and Guidelines in this chapter, development within the
Master Plan Area is also subject to street design standards (Chapter 8) and open space standards
(Chapter 6).
5.1 OVERVIEW
This Chapter is intended to guide development of the Railyard Master Plan Area to implement the
Town’s vision for an attractive, mixed-use, pedestrian-friendly extension of Downtown Truckee. Three
new Districts, as shown in Figure 5-1, have been established to assist in regulating development.
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Truckee Railyard Master Plan Page 37
E LOPMENT STANDARDS AND GUIDELINES55
5. Development Standards and Guidelines
The Districts build upon the nine character areas identified in the Historic District Design Guidelines
for the Truckee Downtown Specific Plan and include:
Downtown Extension (DE) District. • This area will be a physical extension of Commercial Row.
The DE District will also provide new housing, recreation and civic uses in Downtown. The DE
District will be the most intensely developed district in the Master Plan.
Industrial Heritage (IH) District. • This area will be comprised of mixed use development
including multi-family residential, artisan industry space, commercial space, retail, live/work and
work/live uses. Development in the IH District will be designed to reflect historic uses on the site
including the mill and buildings associated with the former railyard operations.
Trout Creek (TC) District• . This area will provide a mix of multi-family and single-family residential
homes with connections to the Trout Creek Greenway. The TC District will have the lowest
density of the three Districts.
a. Organization
This chapter includes five primary components: 1) the Regulating Plan/Zoning Map; 2) Allowable
Land Uses; 3) Maximum Allowable Development (M.A.D.); 4) Development Standards and
Guidelines; and 5) Miscellaneous Guidelines.
b. Relationship to Other Plans and Town Codes
The Town of Truckee and surrounding jurisdictions have numerous planning documents that address
new development in the Railyard Master Plan Area including:
Downtown Truckee Specific Plan, Polices (Volume 2)•
Downtown Truckee Specific Plan, Historic Design Guidelines (Volume 3)•
Trails and Bikeways Master Plan•
Truckee Tahoe Airport Land Use Compatibility Plan •
Truckee Redevelopment Plan •
Truckee Development Code•
Air Quality Management Plan•
Public Improvement and Engineering Standards•
The Standards and Guidelines included in this chapter draw heavily from these documents and are
intended to synthesize their requirements herein. This document attempts to be comprehensive and
inclusive of all existing goals, policies and standards within the above named plans.
5.2 REGULATING PLAN/ZONING MAP
The Regulating Plan/Zoning Map, shown in Figure 5-2, shows the zones within the Master Plan Area
with unique standards for building placement, design, and use; and identifies the specific blocks
included in each zone. Each of the three new Districts is identified as a zoning district. The three
zones comprise the majority of the Master Plan Area and the regulations pertaining to each are
detailed in this chapter. The remaining areas are designated as Downtown High Density Residential,
14 units per acre (DRH-14), Downtown Manufacturing (DM), Downtown Mixed Use (DMU), Downtown
Railroad (DRR), Public Facilities (PF), and Open Space (OS) and are subject to associated
development regulations included in the Town’s Development Code. Regulated street frontages are
also identified on the Zoning Map.
Truckee Railyard Master Plan Page 38
5. Development Standards and Guidelines
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5. Development Standards and Guidelines
5.3 ALLOWABLE LAND USES
Parcels and buildings within the Downtown Extension (DE), Industrial Heritage (IH) and Trout
Creek (TC) Districts defined in the Regulating Plan/Zoning Map (Figure 5-2) shall be occupied by
only the land uses allowed by Table 5-1. Parcels and buildings within the Master Plan Area with
zoning designations consistent with the Truckee Development Code, including property designated
Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown Manufacturing/
Industrial (DM), Downtown Railroad (DRR), Public Facilities (PF) and Open Space (OS) shall be
occupied by land uses permitted in relevant chapters the Truckee Development Code.
a. Establishment of an Allowable Use
Any one or more land uses identified by Table 5-1 as being allowed within a particular District may be
established on any parcel within that District, subject to the planning permit required for the use by
Table 5-1, and compliance with all other applicable requirements of this Master Plan. Where a single
parcel is proposed for development with two or more of the land uses listed in the table, the overall
project shall be subject to the highest planning permit level required by the table for any individual
use.
b. Permit Requirements for Allowable Uses
Table 5-1 identifies the uses of land allowed within the District established in the Master Plan, and the
planning permit required to establish each use. Table 5-1 provides for land uses that are:
Permitted subject to compliance with all applicable provisions of this Master Plan, shown as “P”;•
Allowed subject to the approval of a Use Permit, shown as “UP”; •
Allowed subject to the approval of a Minor Use Permit, shown as “MUP”; •
Allowed subject to the approval of a Temporary Use Permit, shown as “TUP”; •
Not allowed within a specified zone, shown as a “-”.•
c. Special Use Regulations
Table 5-1 is followed by a numerical list of performance standards that apply to various land uses
within the Master Plan. If the planning permit symbol is followed by a number, that specific land use is
subject to a special standard noted at the end of the table.
d. Live/Work and Work/Live Units
Live/Work and Work/Live units are permitted as shown in Table 5-1 and are unique to this Master
Plan.
Live/Work units are residential homes with accessory commercial or business activity conducted •
within the home. Commercial or business activity is primarily conducted by residents of the home
in a manner that is clearly incidental to the principal use of the home as a residence. Live/Work
units shall comply with Truckee Development Code Section 18.58.120 (Home Occupations) with
the following exceptions: (1) a Minor Use Permit is not required to utilize an accessory structure
for live/work activities; (2) a Minor Use Permit is not required to utilize more than 400 square feet
or 25 percent of the main dwelling for work activities provided, however, that not more than 1,000
square feet or 40 percent of the dwelling shall be utilized for work activities; and (3) a Minor Use
Permit is not required for a Live/Work activity that generates more than 2 trips per day provided,
however, that in no case shall vehicular customer and delivery traffic exceed 10 trips per day.
Truckee Railyard Master Plan Page 40
5. Development Standards and Guidelines
Work/Live units, unlike Live/Work units, are intended be used primarily or exclusively for a •
commercial or business activity, and living area is secondary. Work-related activity is intended
to be the dominant activity for Work/Live, and Work/Live units will operate essentially as a
“Live/Work” facilities per the Truckee Development Code. Work/Live units would be subject to
compliance with Truckee Development Code Section 18.58.130 with the following exceptions: (1)
living and work spaces may be independently accessible from one another; (2) Work/Live units
may be operated by persons other than the owner (resident); and parking for Work/Live units
shall be required as indicated within this Chapter.
Truckee Railyard Master Plan Page 41
5. Development Standards and Guidelines
Table 5-1: Allowed Land Uses and Permit Requirements
P = Permitted; UP = Use Permit; MUP = Minor Use Permit; TUP = Temporary Use Permit; - = Not Permitted
Land UseDEIHTC
Agriculture, Resources & Open Space Uses
Nature reservesPPP
TrailsPPP
Manufacturing & Processing Uses
Building Materials StorageP (2)UP
Clothing products-P-
Electrical and electronic equipment, instruments-UP (3)-
Food and beverage production and distribution-UP (3)-
Furniture/fixtures manufacturing, cabinet shops-P (3)-
Glass products-UP (3)-
Handcraft industries, small-scale manufacturing-P-
Metal fabrication, machine, and welding shops-UP (3)-
Paper products-P-
Printing and publishing-P (3)-
Recycling - Reverse vending machinesPP-
Recycling - Small collection facilityPP-
Stone and cut stone products-P (3)-
Structural clay and pottery products-P-
Textile and leather products-P-
Warehousing, wholesale and distribution-P-
Recreation, Education & Public Assembly Uses
Churches/places of worship-UP (5)-
Community centersP (4,5)--
Health/fitness facilitiesPP-
Ice skating rinks P--
Indoor recreation centersUPUP-
Libraries and museumsPP-
Membership organization facilitiesP (5)P-
Parks and playgroundsUPUPUP
Schools - Public and privateUP (4)UP-
Schools - Specialized education and trainingP (4)P-
Sport facilities/outdoor public assemblyUPUP-
Studios - Art, dance, music, photography, etc.PP-
Theaters and meeting hallsPP-
Residential Uses
Caretaker and employee housingMUP (4)MUPMUP
Detached living areas-PP
Live/work unitsP (4,7)P (7)P (7)
Work/live unitsP (6)P (6)
Multi-family dwellings, individual ownership, 2 to 10 unitsPPP
Multi-family dwellings, individual ownership, 11 and more unitsPPP
Multi-family dwellings, in commercial/ industrial projectPP-
Truckee Railyard Master Plan Page 42
5. Development Standards and Guidelines
Land UseDEIHTC
Secondary residential units--P
Single-family dwellings--P
Single-room occupancy (SRO) housingPP-
Transient rental, multi-family dwellingsPPUP
Transient rental, single-family dwellings--P
Home Occupations
Home Occupations are permitted in the Master Plan Area consistent Development Code Section 18.58.120;
with specific exceptions to this section as described in section 5.3(d).
Retail Trade Uses
Accessory retail usesPP (3)-
Alcoholic beverage sales, beer and wine onlyPP-
Alcoholic beverage sales, other than beer and wineMUPMUP-
Bars and drinking establishmentsPP (8) -
Convenience storesPP-
Furniture, furnishings, and equipment stores PP-
Grocery storesPP-
Outdoor retail sales and displaysUPUP-
Plant nurseries and garden supply storesPMUP-
Restaurants, counter servicePP-
Restaurants, table servicePP-
Retail stores, general merchandisePP-
Second hand storesPP-
Service Uses
Automated teller machines (ATMs)PP-
Banks and financial servicesPP-
Bed and breakfast inns-UP (9)P (9)
Business support services-P (3)-
Car Wash-UP-
Card lock fueling facility-UP-
Child day care centersUP (4)UPUP
Child day care, large family day care homes--P (10)
Child day care, small family day care homes-P (10)P (10)
Hotels and motelsP--
Laundromat-P (4)-
Medical services - Clinics and labs-P (3) -
Offices, accessory to primary useP (4)P-
Offices, business and professionalP (4)P-
Personal servicesPP-
Public buildings and structuresPPP
Public safety and utility facilitiesUP (4,11)UP (11)UP (11)
Repair/maintenance - Consumer productsP (4)P-
Research and development (R&D)-P-
Service Station -UP-
Snow Removal-UP-
Table 5-1: Allowed Land Uses and Permit Requirements Continued
Truckee Railyard Master Plan Page 43
5. Development Standards and Guidelines
Land UseDEIHTC
Studios (art, dance, music, photography)
secondary to primary residential use PP-
Veterinary, clinics, animal hospitals, kennels, boarding-UP-
Visitor centerP--
Temporary Uses
Commercial filmingTUPTUPTUP
Model homesMUPMUPMUP
Offices, temporary real estateMUPMUPMUP
On-site material processing---
On-site soil remediation activitiesTUPTUPTUP
Outdoor retail sales, temporaryTUPTUPTUP
Street VendorTUPTUPTUP
Temporary events, non-profit organizationTUPTUPTUP
Temporary work trailersTUPTUPTUP
Transportation, Infrastructure & Communications Uses
Broadcasting studiosP--
Commercial Parking GarageUP (4)UP-
Electric utility facilitiesUPUPUP
PipelinesUPUPUP
Telecommunications facilitiesUPUPUP
Transit stop sheltersPPP
Utility linesPPP
Notes:
(1) Subject to Truckee Development Code Section 18.58.060, Animal raising and keeping.
(2) Building Materials Storage uses are permitted in the DE only if said uses were existing prior to the adoption of this
Master Plan.
(3) Hours of operation limited to 7:00 a.m. to 7:00 p.m on weekday and 9:00a.m. to 5:00 p.m. on weekend.
(4) Use not allowed within 30 feet depth of ground floor building frontage on Primary Street. However, to facilitate initial
leasing, the Town may allow these uses on the ground floors of buildings on Primary Streets in DE for a period of up to 5
years from issuance of the building’s final certificate of occupancy.
(5) Subject to Truckee Development Code Section 18.58.090, Churches, Community Centers and Membership
Organizations
(6) Subject to Truckee Development Code Section 18.58.130, with the following exceptions:
A Work/Live Units is not required to be operated by the owner (resident) per 18.58.130 B(5). ο
Parking shall be provided in accordance with this Chapter. ο
Living and working spaces may be independently accessible from one another. ο
(7) Subject to Truckee Development Code Section 18.58.120, with the following exceptions
A Home Occupation Permit is not required per 18.58.120 B; if the proposed Live/Work use is located in a ο
designated Live/Work building.
A Minor Use Permit is not required per 18.58.120 (D)(1), (2), or (8), provided the maximum thresholds listed in (2) ο
and (8) are not exceeded; if the proposed Live/Work use is located in a designated Live/Work building.
(8) Not permitted within 200 feet of a single-family residential use
(9) Subject to Truckee Development Code Section 18.58.070, Bed and Breakfast Inns
(10) Subject to Truckee Development Code Section 18.58.080, Child Daycare Facilities
(11) Permitted only if use is operated by a public agency. Office and outdoor storage is not otherwise permitted in the District.
Table 5-1: Allowed Land Uses and Permit Requirements Continued
Truckee Railyard Master Plan Page 44
5. Development Standards and Guidelines
5.4 MAXIMUM ALLOWABLE DEVELOPMENT (M.A.D.)
To assist with the preparation of the Environmental Impact Report (EIR), and to provide a threshold
for development within the Master Plan Area, development shall be limited to the Maximum Allowable
Development (M.A.D.) per District detailed below. The M.A.D., together with the development
standards and guidelines included in this chapter regulate the overall density and intensity of
development that can occur within the Master Plan Area. As such, no maximum or minimum floor
area ratio or densities are prescribed (see Section 10.3 for M.A.D. implementation and monitoring).
a. Downtown Extension District M.A.D.
220 residential units•
15 live/work units•
50 work/live units •
65,000 square feet of retail•
10,000 square feet of office •
1,000-seat movie theater•
60-room hotel•
20,000 square feet of grocery store•
25,000 square feet of civic building •
OR
45% of the work/live units can developed as stand-alone office and multi-family residential uses
resulting in the following alternatives for the DE M.A.D.
257 residential units•
28 work/live units •
32,500 square feet of office •
* All other uses not modified in the alternative scenario remain consistent
b. Industrial Heritage District M.A.D.
125 residential units •
75 work/live units •
5,000 square feet of retail •
5,000 square feet of office •
OR
75% of the work/live units can be developed as stand-alone office and multi-family residential uses,
resulting in the following alternative for I.H. M.A.D.
181 residential units•
19 work/live units •
61,250 square feet of offic• e
* All other uses not modified in the alternative scenario remain consistent
Truckee Railyard Master Plan Page 45
5. Development Standards and Guidelines
c. Trout Creek District M.A.D.
60 residential units•
25 live/work units •
OR
85 residential units•
5.5 DEVELOPMENT STANDARDS AND GUIDELINES
This section details the development standards and guidelines applicable to each of the three
Districts: the Downtown Extension, Trout Creek, and Industrial Heritage. Development for property
designated as DRH-14, DM, DMU, DRR, PF and OS on the Regulating Plan/Zoning Map is subject to
the development and land use regulations prescribed in the Truckee Development Code.
The Development Standards, which are mandatory, are detailed below in Section 5.5.1 and in Table
5-2. Development Guidelines for each District, which are strongly encouraged, but not required, are
included in Sections 5.5.2 through 5.5.3. General Development Guidelines that are not specific to a
District are included in Section 5.5.4. The review authority may interpret the 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.
Superior architecture is a community expectation and is required throughout the Railyard Master
Plan.
The standards and guidelines for each District are organized into the following four defining elements
public realm, uses, buildings and access, as described below.
a. Public Realm
How the form and function of the public realm is developed throughout the Railyard Area and within
each of the three Districts will influence the area’s character and its integration with the Commercial
Row and Church Street Character Areas identified in the Historic Design Guidelines. Key elements
that contribute to the Public Realm include block layouts and the manner by which public streets and
space are formed by the adjacent building walls. The Public Realm standards address block and lot
design, building density and intensity, building setbacks, frontage types and articulation of streetwalls,
open space and recreation areas, and solar exposure. These elements affect how people use public
spaces and what types of activities are promoted within the public spaces.
b. Uses
One of the key objectives of the development regulations is to focus on regulating the building forms;
however, the regulations also address building uses to promote a horizontal and vertical mix of
uses that will support an active retail destination and a lively and vibrant 24-hour activity center that
is synergistic with the Downtown Core. Development density and intensity within the Master Plan
is regulated by the M.A.D. (see Section 5.4) and the Development Standards and Guidelines that
regulate building form, mass and height. Development of residential units within the Master Plan is
not subject to a specific density standard.
Truckee Railyard Master Plan Page 46
5. Development Standards and Guidelines
c. Buildings
Regulation of the physical form of structures is necessary to achieve the desired character for
each area, including bulk and massing through height, setback, frontage types, roof forms, building
materials, and architectural guidelines.
d. Access
Strategically planned access for vehicles, pedestrians and bicyclists in, out, within and through the
Master Plan Area will be critical to the success of the Master Plan. Key elements that will affect
Access include street circulation, pedestrian linkages, bicycle routes and connections, signage,
parking requirements and parking placement. Regulations for these elements are included in this
chapter when they are specific to a District. However, the majority of these elements are addressed
in Chapter 7, Transportation and Circulation. These regulations are intended to help ensure a
strong integration with the existing Downtown Core and easy access to destinations for all modes of
transportation.
5.5.1 DEVELOPMENT STANDARDS
Proposed development shall comply with each of the urban standards provided in Table 5-2 for the
zone that applies to the site.
Truckee Railyard Master Plan Page 47
5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards
StandardRequirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
PUBLIC REALM
S1. Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza
or similar feature.
S2. Lot Area 2,000 sq. ft. Minimum
3,000 sq. ft. minimum,
5,000 sq. ft. maximum
for single-family and
duplex
S3. Building Site
Coverage (1)
NA85% maximum1st Floor 60%
maximum.
Upper floors 75% of 1st
floor maximum.
S4. Streetwall Height
(2)(3)
3-Story / 40 ft. max.
Additional height must
be setback a minimum
of 10 feet from the
streetwall
NANA
S5. Streetwall
Articulation (3)
The streetwall height of
each block shall vary
in height. The block
shall be calculated
in 100’ segments as
shown in Figure 5.3.
The variance shall be
20% of the maximum
street wall height within
each 100-foot segment.
(e.g., if the maximum
streetwall height along
a 100 foot frontage is
40 ft. at least 20 ft. of
the frontage shall have
a maximum street wall
height of 32 ft.).
NANA
S6. Permitted Building Frontages
The following building frontages are permitted, as indicated, within each district. “Yes” means the frontage
type is allowed and “No” means the frontage type is prohibited. For example, a building in the DE District
could have a forecourt, but not a common yard frontage. See Table 5-3 for sample frontage types.
Frontage Type Primary Street/Other
Street All All
Common Yard No/No Yes Yes
Porch and Fence No/Yes No Yes
Truckee Railyard Master Plan Page 48
5. Development Standards and Guidelines
StandardRequirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
Forecourt Yes/Yes Yes Yes
Stoop No/Yes Yes Yes
Shopfront and Awning Yes/Yes Yes No
Gallery/Canopies Yes/Yes No No
S7. Landscaping As required by Truckee Development
Code Chapter 18.40 (Landscape Standards).
S8. Open Space NANA
150 square feet per
multi-family unit. The
open space requirement
can be satisfied by any
combination of Common
and Private open space.
S9. Outdoor activities All sales, displays shall be conducted within an enclosed building, unless
a Use Permit, Minor Use Permit or Zoning Clearance for outdoor displays
and sales is approved in compliance with 18.58.190 (Outdoor Display and
Sales Standards). Street vendors are also permitted subject to approval of a
Temporary Use Permit approved in compliance with 18.62.
S10. Solar Exposure (4)A minimum solar access plane of 27.25 degrees measured from the centerline
of each east-west street’s northerly sidewalk shall be provided. See Figure 5-4
USES
S11. Parcels and buildings shall be occupied by only the land uses allowed by Table 5-1 within the zone
applied to the site by the Regulatory Plan/Zoning Map.
BUILDINGS
S12. Building Setbacks. Minimum and maximum setbacks are required as shown below. See 18.30.120
(Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and
exceptions to required setbacks.
Front (on Primary Street)None required.
Maximum of 5 ft. from
back edge of sidewalk
improvement. An
exception to allow
up to 15 ft. may be
granted by staff to
accommodate outdoor
dining, small plazas,
courtyards or similar
features.
NANA
Table 5-2: Railyard Master Plan General Development Standards Continued
Truckee Railyard Master Plan Page 49
5. Development Standards and Guidelines
StandardRequirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
Front (on non-primary
street)
None required.
Maximum of 15 ft. from
back edge of sidewalk
improvement to accom-
modate a land scaped
front yard, outdoor
dining, small plazas,
courtyards or similar
features.
None required.
Maximum of 15 ft. from
back edge of sidewalk
improvement to accom-
modate a land scaped
front yard, outdoor
dining, small plazas,
courtyards or similar
features.
Minimum 5 ft. to a
maximum of 25 ft.
from back edge of
the existing or future
sidewalk improvement,
as determined by the
Town Engineer.
Interior Sides None required.Minimum 5 ft.5 ft. minimum, but 15
ft. total (when there
are two interior side
property lines)
Street SideEdge of the existing
or future sidewalk
improvement as
determined by the Town
Engineer.
Minimum 5 ft. from edge of the existing or future
sidewalk improvement as determined by the Town
Engineer.
Rear (5)None required.Minimum of 15 ft. Minimum of 20 ft for
Principal structure;
Minimum of 5 feet for
Accessory Structure
CreekNANA20 ft. minimum from
edge of trail or 20 feet
minimum from 100-year
flood plain, whichever is
greater.
S13. Height limit (2)50 feet; height greater
than maximum
permitted streetwall
height must be setback
a minimum of 10 ft.
from streetwall.
50 ft.; 35ft. at northeast
block of IH
25 ft. along Trout
Creek; 35ft. elsewhere
in TC District
ACCESS
S14. Parking and Loading
Standards
Table 5-2: Railyard Master Plan General Development Standards Continued
The EIR prepared for this Master Plan included a study of parking standards
for land uses in the Master Plan Area (see Railyard Master Plan EIR Volume
2, Appendix C). The parking study looked at the Town’s Downtown parking
standards and existing demand, reviewed available parking data/statistics,
Truckee Railyard Master Plan Page 50
5. Development Standards and Guidelines
StandardRequirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
S15. Bicycle Parking
Requirement
Bicycle parking shall be provided as required by Truckee Development Code
Section 18.48.090. However, bicycle parking spaces shall be located in a
locker, garage, or a suitable rack for secure locking and shall require location
approval by the Town Traffic Engineer.
S16. Signs A sign program for each District must be prepared prior to the issuance
of building permits for the first phase of development within each District.
Temporary signs may be permitted consistent with the requirements of Section
18.54 (Signs) of the Development Code.
Notes:
(1) Maximum percentage of net site area that may be covered with structures. The landscaping requirement
will regulate pavement coverage for multi-family and commercial development. Total site coverage
(structures and pavement coverage) for single-family lots shall not exceed 80%.
(2) Maximum allowable height for structures. See Truckee Development Code Chapter 18.30.090 (Height
Measurement and Height Limit Exceptions).
(3) The maximum streetwall height in the DE District shall be 40 feet, unless the Planning Commission grants
a height exception to allow a 50 foot maximum, which is subject to the all of the following findings:
(a) That the additional height makes a positive contribution to the overall character of the area and will •
be compatible with its surroundings.
(b) That the additional height will not result in unreasonable restrictions of light and air to adjacent •
properties or the public right-of-way, or otherwise be detrimental to the public health, safety and welfare.
(c) That the additional height will support other policies, Standards and Guidelines of the Master Plan •
and will result in a better overall project.
(4) If the minimum solar access plane cannot be achieved, the designated review authority may approve an
exception to this standard based on analysis of a shadow study submitted by the project applicant. The
shadow study shall demonstrate that the proposed construction would not cast undue shadow on adjacent
properties that would sacrifice natural light and air into existing and future buildings. (See Figure 5-4)
(5) When/if structures back onto an alley, no rear setback applies.
for similar mountain town areas, and evaluated opportunities for shared parking. The study resulted in the
following parking rates for uses within the Master Plan Area. Shared parking and parking reductions may
also be considered by the Town during review of proposed projects within the Master Plan.
General Retail: 2.41 spaces per KSF
Restaurant: 7.25 spaces per KSF
Office: 2.56 spaces per KSF
Grocery Store: 6.72 spaces per KSF
Movie Theater: 0.19 spaces per seat
Civic Uses: 2 spaces per KSF
Lodging Units: 1 spaces per room plus 0.5 per peak employee
Multi-family units and Live/Work units (includes guest parking)
- Studio 1.10 spaces per unit
- 1-bedroom 1.35 spaces per unit
- 2-bedroom 1.65 spaces per unit
- 3-bedroom 1.95 spaces per unit
Single-family unit: 2 spaces per unit
Work/Live units in DE: parking for residence based on Multi-family unit standards above; plus 2.25 spaces
per KSF for commercial uses
Work/Live unit in IH: parking for residence based on Multi-family unit standards above; plus 2.31 spaces
plus KSF for commercial uses
Truckee Railyard Master Plan Page 51
5. Development Standards and Guidelines
x
y
Block
100’ segment100’ segment *
*
20% of streetwall width (this shall be calculated in
100’ segments)
20% of streetwall height
The balance shall vary in height to meet the intent of
this standard
x=
y=
=
Figure 5-3: Streetwall Articulation
Existing Houses
40’ street wall height
10’ ave. streetwall setback
40
’
10’
CL
O
O
Figure 5-4: Solar Access Diagram
Truckee Railyard Master Plan Page 52
5. Development Standards and Guidelines
COMMON YARD
PORCH AND FENCE
FORECOURT
STOOP
SHOP FRONT AND AWNINGS
COLONNADES/GALLERY/CANOPIES
Table 5-3: Sample Frontage Types
Truckee Railyard Master Plan Page 53
5. Development Standards and Guidelines
5.5.2 DOWNTOWN EXTENSION (DE) DISTRICT
Buildings in the Downtown Extension District will be designed to complement the existing main street
shopfront buildings along Commercial Row and recent
projects on Jibboom Street and Church Street. The
primary intent of this District is to extend the public
realm of the historic Downtown Core into the Railyard
and reinforce its pedestrian-oriented nature. Pedestrian
circulation corridors will be characterized by wide,
attractive sidewalks and streetscape improvements to
emphasize a connection to Commercial Row and
Church Street. Strategically located open spaces will
function as community gathering places, eventually
connecting to the Trout Creek Greenway and broader
open space network. New terminated vistas will be
created through the design of the street layout and
attention to architectural details. The Donner Pass
Road Extension will provide for open views to the
mountains surrounding Downtown.
The Downtown Extension (DE) District applies to the portions of the Master Plan Area located closest
to the eastern edge of Commercial Row. The Downtown Extension District comprises approximately
12 acres of the Master Plan. The DE District will accommodate the most urban conditions within the
Railyard Area and is anticipated to be a physical extension of Truckee’s Commercial Row.
a. Public Realm
The public realm in the DE District will primarily be defined by the building frontages along Church
Street, Donner Pass Road and Donner Pass Road Extension and the north/south connecting streets
and alleys. Donner Pass Road Extension and Donner Pass Road (within the Master Plan Area) are
designated as Primary Streets as shown in Figure 5-1. The ground floor uses and building frontage
types are more restricted along the Primary Streets to facilitate pedestrian activity.
The articulation of the street elevation/facade and the use of the first 30 feet of private space along
Primary Streets (measured as the first 30 feet behind the sidewalk) will also contribute to the Public
Realm as the definition of that space will determine how the uses interact with public space along
Primary Street frontages.
The following Development Guidelines address block and lot design; sidewalks, walkways and
streetscape; and building frontages and streetwalls. These Guidelines draw heavily from the
Downtown Truckee Specific Plan, particularly the Historic Design Guidelines.
Block and Lot Design
The existing development pattern in the Downtown Core is
composed of a mix of block sizes and configurations (as shown in
Figure 5-5 and discussed in greater length in Appendix A, Block
Structure Analysis), with a predominance of linear, elongated
blocks running parallel to the Truckee River and the railroad
right-of-way and shaped by topographic constraints. Some of the
elongated blocks are over 700 feet in length, creating a long, linear
formal streetscape along Commercial Row; however, more typical
dimensions range from 250 feet to 350 feet.
Design Goal: •To create building and site
patterns conducive to pedestrian-oriented
retailing that emulates Truckee’s historic
Commercial Row.
Architectural Goal:•To design
buildings that provide a contemporary
interpretation of commercial buildings
found in Commercial Row.
Massing Goal: •To develop buildings
which extend the scale and character of
Commercial Row into the Railyard.
Downtown Extension
Source: 2006 Master Plan.
Truckee Railyard Master Plan Page 54
5. Development Standards and Guidelines
Guidelines
New development in the Master •
Plan Area should strive to
establish blocks reflective of
the Downtown Core with an
emphasis on linear proportions
that parallel the railroad and river.
(DE-G1)
The majority of blocks should •
have a rectangular proportion.
(DE-G2)
Larger blocks (greater than 300 •
feet) should be broken with small
plazas, courts or pedestrian alleys to facilitate pedestrian activity and connections throughout the
plan area. (DE-G3)
Curb extensions, crosswalks and mid-block crossings should be • provided along the Primary
Street to connect to parking located in the railroad right-of-way. (DE-G4)
Sidewalks, Walkways and Streetscape
The pattern of sidewalks is very random, and often non-existent,
throughout the existing Downtown Core. Along Commercial
Row, the sidewalks are continuous and wide. The sidewalks
are approximately 17 feet wide and accommodate a variety
of eclectic streetscape elements (benches, planters, lighting,
signage of varied designs) leaving an approximately 10-foot
clear travel path. Extended lengths of the sidewalk are covered
with canopies or awnings and gallery frontage buildings. The
integration of these spaces with one another helps define the
public realm of Commercial Row.
The Master Plan requires minimum 12 foot-wide sidewalks
along Primary Street frontages in the DE District to strengthen
its connection with Downtown Core and promote pedestrian
activity (see Chapter 7, Transportation and Circulation for
additional details). Action 7.8 also requires the establishment
of a Streetscape Master Plan to ensure the appearance of the
streets and sidewalks are well designed.
Guidelines
Along Primary Street frontages, sidewalks should extend a minimum of 12 feet from the back of •
curb to the storefront edge and accommodate a minimum 10-foot wide clear travel path. (DE-G5)
Sidewalks not located along a Primary Street frontage and should extend a minimum of 8 feet •
from the back of curb to the storefront edge along frontages and accommodate a minimum 6-foot
wide clear travel path. (DE-G6)
At the discretion of the Town Engineer, sidewalks may not be required along street frontages that •
do not abut development (e.g., east side of Donner Pass Road north of Church Street. (DE-G7)
Canopy along Commercial Row circa 1920
Source: Dinsmore Sierra, LLC, 2006.
Figure 5-5: Block Structure Study of Historic Downtown Truckee
Truckee Railyard Master Plan Page 55
5. Development Standards and Guidelines
Sidewalks should connect from block to block. The opportunity for wider sidewalks and artistic or •
unusual street amenities should be considered to create an interesting streetscape design within
the sidewalk profile. (DE-G8)
A mix of materials, suitable for varied weather conditions, is encouraged for sidewalks and •
walkways to distinguish street hierarchy. (DE-G9)
Sidewalks may be located on private property with a public use easement to facilitate • creative
use of the space. (DE-G10)
Building designs that result in covered sidewalks and walkways are encouraged on Primary •
Street frontages. (DE-G11)
Streetscape elements shall not be located within required clear travel path. (DE-G12)•
Building Frontages and Streetwalls
The term “streetwall” refers to the composition of several building
facades viewed together. The streetwall of the Historic Commercial
Row, visible from many areas throughout Downtown, includes an
eclectic mix of building facades (See Figure 5-6). The streetwall is
articulated by buildings that are compromised of a range of building
frontages and heights that vary from approximately 15 feet to 50
feet tall.
Canopies that cover many of the walkways and awnings are also
elements that contribute to the streetwall form. In the DE District,
the form of the streetwalls will significantly contribute to the sense of
place that is established throughout the area. Streetwalls within the
DE District should replicate elements of the form of the Commercial Row streetwall including varied
View of Commercial Row streetwall
from the Hilltop Area
Figure 5-6: Building Study of Commercial Row Source: Dinsmore Sierra, LLC, 2006.
Note: The darker the shading the higher the FAR.
Truckee Railyard Master Plan Page 56
5. Development Standards and Guidelines
heights, an eclectic mix of building frontages and facade designs, and canopies. The development
regulations included in Table 5-1 will require the streetwall for each block to include varied heights.
The following Guidelines should also be followed:
Guidelines
The design of individual building facades should support an interesting and varied streetwall •
reflective of historic Commercial Row with varied heights, an eclectic mix of building materials,
and a range of horizontal articulations (see examples below). (DE-G13)
Public areas including streets, plazas and parks should be framed by buildings. (DE-G14)•
The majority of building frontages should be built to the sidewalk to create an active and •
interesting walking environment. (DE-G15)
Design streetwalls as simple building edges with recessed windows with a solid to void ratio •
similar to Commercial Row. Upper floors typically have a greater solid to void ratio than the
ground floor facades. (DE-G16)
The location, siting and massing of buildings in the Downtown Extension will be particularly •
important to minimize shadow effects and aid in melting accumulated snow and ice on the street
and sidewalk. (DE-G17)
New buildings that replicate historic buildings are strongly discouraged. (DE-G18)•
ThisThisThis
Not This
Examples of streetwall articulation
Truckee Railyard Master Plan Page 57
5. Development Standards and Guidelines
b. Use
Land uses within the Downtown Core include retail sales, real estate and professional offices,
restaurants and residential units. Buildings in the DE District are encouraged to include a vertical
mix of uses emphasizing ground floor retail with offices and residential above. Lodging, restaurant,
entertainment and civic uses are also encouraged. Primary Streets will have the greatest emphasis
on retail, entertainment, and hospitality uses, extending the historic pattern of Commercial Row.
Flexible spaces for commercial and work/live units will be provided along other commercial frontages.
To allow for flexibility in initial leasing of ground floor space along the Primary Street in the DE, the
Town may allow office and ground floor uses otherwise prohibited per Table 5-1 for 50 percent of the
store fronts along the Primary Street, for a period of 5 years from issuance of each building’s final
certificate of occupancy.
Guidelines
A mix of both local and tourist serving retail is encouraged. (DE-G19)•
A neighborhood specialty grocery store (not to exceed 25,000 sq. ft.) is encouraged towards the •
eastern edge of the DE or within the IH District. Development of a grocery store in the IH would
require a transfer of M.A.D. (see section 10.312). (DE-G20)
A variety of retail, office and work/live and live/work spaces should be provided. (DE-G21)•
Opportunities for commercial ownership (e.g. commercial condos for sale) are encouraged. (DE-•
G22)
Buildings should be designed with flexible spaces to support transitional uses that will evolve over •
time as the market permits, allowing Truckee to
grow organically. (DE-G23)
Outdoor use areas are encouraged to •
accommodate dining, display areas and street
vendors that will contribute to pedestrian interest.
Display areas should not occupy more than 30% of
the storefront length. Outdoor use areas should not
obstruct the minimum 10-foot clear travel path (see
sidewalks above). (DE-G24)
c. Buildings
Downtown Truckee is compromised of an eclectic mix
of building types and forms, as it developed over a
relatively long period (1870s-1940s). Buildings in the
historic Downtown Core are primarily two-story, but
there are some one-story, three-story, and four-story
(Sierra Tavern) buildings. Some common characteristics
of the buildings include the use of masonry construction,
the existence of a storefront, simple design, and
their historical setting near the railroad’s freight and
passenger depots.
To help strengthen the connection of the Railyard
Master Plan Area to the Downtown Core, buildings
in the DE should utilize patterns and forms reflective
Buildings align the sidewalk edge•
Vernacular commercial buildings•
Primarily two-story buildings with some•
one- and three-story buildings, and one
four-story
Masonry construction is predominant, •
although several painted wood sided
buildings also exist here
Ground-level floors orient to pedestrian•
views with large display windows and
recessed entries highlighting the goods
and services offered inside
Upper-story windows are vertically •
oriented, usually rectangular, and
appear as smaller openings in a
predominantly solid wall
Predominantly small flat-roof buildings,•
although gabled buildings with false
fronts existed
Canopies along Commercial Row•
Simpler building forms and styles •
found along Jiboom Street
Key Building Features of the
Historic Downtown Core
Source: Downtown Specific Plan, Volume 3.
Truckee Railyard Master Plan Page 58
5. Development Standards and Guidelines
of buildings that exist in the historic Downtown Core and the mix of buildings should ultimately be
comprised of an eclectic mix of building types, heights and styles.
Guidelines
The following guidelines draw heavily upon the Guidelines included in Chapter 15, The Commercial
District, of the Downtown Truckee Specific Plan, Volume 3.
Building Siting
Buildings should create a strong street edge and the majority of them should be built to back of the •
sidewalk and the full width of the parcel. (DE-G25)
Building Mix
An eclectic mix of buildings is encouraged (DE-G26): •
Each building design should consider all other buildings (existing or planned) on the block and, −
as a whole, the block should contain a mix of building heights.
Building designs are encouraged to contrast with other buildings and uniformity amongst −
buildings is discouraged. One building may be comprised of a simple parapet masonry building
with minimal articulation and a monochromatic color scheme; whereas another building may
include a mix of building materials and a more dynamic color scheme.
Building Form and Massing
New interpretations of traditional •
building styles are encouraged
(DE-G27):
A new design that draws upon −
the fundamental similarities
among historic buildings in the
community (without copying
them) is preferred. This will
allow new structures to be seen
as products of their own time
yet compatible with their historic
neighbors.
The exact copying or replication −
of historic styles is discouraged.
Simple rectangular solid building •
forms that are deeper than they
are wide are encouraged. (DE-
G28)
A layering of building planes is encouraged. (DE-G29) •
Floor-to-floor heights should appear similar to those of historic buildings in the area. (DE-G30) •
Contemporary interpretation of traditional building shapes, especially simple rectangular masonry •
building forms with functional canopies and building elements that appear as shed additions are
encouraged. (DE-G31)
Example of contemporary interpretation of traditional building shapes
Example of layering building planes
Truckee Railyard Master Plan Page 59
5. Development Standards and Guidelines
Buildings should be comprised primarily of parapet buildings typical of Commercial Row. (DE-G32) •
Patterns should be created along the street by the repetition of similarly-sized building elements. •
However overly repetitious design elements are strongly discouraged (DE-G33):
No facade should exceed 50 feet in width. −
Where a building must exceed 50 feet in this width, a −
change in design features to suggest the traditional building
widths should be used. Changes in facade material, window
design, facade height or decorative details are examples of
techniques that may be considered. These variations should
be expressed through the structure such that the composition
appears to be a collection of smaller building modules.
No single use/tenant space should occupy more than 60 feet −
of building frontage.
Flat roof lines are encouraged as the dominant roof form (DE- •
G34).
Gabled roofs may be used as accents. −
Parapets on side facades should step down towards the rear of the building. −
Special features that highlight buildings on corner lots may be considered. (DE-G35) •
Both street elevations on corner buildings should be developed to provide visual interest to •
pedestrians. (DE-G36)
Facade and Building Elevations
The articulation and detailing of building elevations should be simple and decorative elements •
should not be over exaggerated. (DE-G37)
Rectangular forms should be dominant on commercial facades. (DE-G38) •
Rectangular forms should be vertically oriented. −
The facade should appear as predominantly flat, with −
decorative elements and projecting or setback articulations
appearing to be subordinate to the dominant form.
The street level floors should be clearly distinguishable from the •
upper floors. (DE-G39)
The first floor of the primary facade should be predominantly −
transparent glass.
Upper floors should be perceived as being more solid than the −
lower floor.
Highly reflective or darkly tinted glass is inappropriate. −
Express the traditional distinction in floor heights between street levels and upper levels through −
detailing, materials and fenestration.
Canopies are encouraged on commercial storefront types. The designs should be simple in •
character. (DE-G40)
Recessed entryways are encouraged to reflect the pattern established in Commercial Row. (DE- •
G41)
Flat roof lines
Similarly- sized building elements
Truckee Railyard Master Plan Page 60
5. Development Standards and Guidelines
The door should be adequately set back from the front facade to establish a distinct threshold −
for pedestrians. A recessed dimension of 4 feet is typical.
Where entries are recessed, the building line at the sidewalk edge −
should be maintained by the upper floor(s).
The general alignment of horizontal features on building fronts should •
be maintained. (DE-G42)
Typical elements that align include: window moldings, tops of −
display windows, cornices, copings and parapets at the tops of
buildings.
When large buildings are designed to appear as several buildings, −
there should be some slight variation in the alignment of horizontal
features.
Simple and funky personalization of buildings and individual tenant •
spaces is encouraged. (DE-G43)
Franchise architecture and the use of stock building plans and/or typical corporate and franchise •
designs is prohibited. Franchise architecture is a building design that is trademarked, branded,
or easily identified with a particular chain or corporation. Franchise designs lack architectural
elements and are not consistent with Truckee’s local character. Commercial development shall
conform to the historic and architectural Design Guidelines in this chapter. (DE-G44)
Building Finishes
Incorporation of simple art, including murals, into building designs is encouraged. (DE-G45) •
Preferred building materials include brick, stained and painted wood, metal, board-form or colored •
concrete. Also see Section, 5.5.5 for additional guidelines for building materials. (DE-G46)
d. Access
Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes and
connections, signage, parking requirements and parking placement. Select guidelines are provided
below, but the majority of these elements are addressed in Chapter 7, Transportation and Circulation,
and briefly above within the sidewalk and walkways section of Public Realm. These regulations are
intended to help ensure a strong integration with the existing Downtown Core and easy access to
destinations for all modes of transportation.
Personalized commercial unit
Mural in Downtown core
Murals in Downtown core
Truckee Railyard Master Plan Page 61
5. Development Standards and Guidelines
Guidelines
On-site Parking •– On-site parking facilities should be accessed from alleys and non-primary
streets. The creation of large surface parking lots is discouraged. (DE-G47)
Parking Structures • – Parking garages should be located at the center of blocks and wrapped by
a mix of uses to activate the street. (DE-G48)
Alleys/Service • – Buildings and site planning should provide for off-street servicing via rear
alleys, interior corridors, and service courts. This includes loading facilities and trash collection.
(DE-G49)
5.5.3 INDUSTRIAL HERITAGE (IH) DISTRICT
The intent of the Industrial Heritage (IH) District is to
place building clusters and utilize site patterns that create
neighborhoods reflective or reminiscent of Truckee’s
industrial past. Buildings in the IH District will be designed
to express the traditional utilitarian forms of Truckee’s mill
and railroad structures. As encouraged in the Downtown
Specific Plan, the IH District will include a mix of uses
including housing, live/work, work/live, artisan industry
and commercial land uses. Both mixed use buildings and
individual office and residential buildings are envisioned
for this District. The design guidelines provide qualitative
direction for contemporary expression of buildings that once
represented an important economic activity for the Town.
The Industrial Heritage District is applied to the portions of
the Master Plan Area east of the Downtown Extension along
Donner Pass Road Extension, and south of Church Street.
One block of the Industrial Heritage District also extends
north along Donner Pass Road, where Donner Pass Road
elevates to meet Glenshire Drive. The Industrial Heritage District comprises approximately 8.5 acres
of the Master Plan. Blocks within the IH District will be broken up by passive courtyards that provide
for pedestrian access between buildings and streets, and may also include open space for residents
and visitors. Site planning within this District will be especially mindful of the transition area across
Church Street, where the Industrial Heritage and Trout Creek Districts meet.
a. Public Realm
The public realm in the IH District will primarily be defined by the building frontages on Donner Pass
Road Extension, Church Street, South Lane, the north/south connecting streets and the streetscape
along these vehicular and pedestrian access ways.
The articulation of the building facades and the ground floor use of buildings and their interaction
with the street will contribute to the Public Realm as these two components (articulation and use)
determine how the buildings interact with public space along the street.
Block and Lot Design
The Industrial Heritage District should have larger blocks with clusters of buildings organized around
private drives, parking, and common social spaces. The block and lot design should both reflect the
Source: 2006 Master Plan.
Design Goal: •To create building
clusters and site patterns which
create smaller, social live/work
neighborhoods reflecting the
District’s industrial past.
Architectural Goal:•To design
buildings which provide a
contemporary interpretation
of mill industrial and railroad
structures for mixed-use and
live/work environments.
Massing Goal: •To develop
buildings which recollect the
utilitarian building forms of
historic mill, industrial and
railroad structures.
Industrial Heritage
Truckee Railyard Master Plan Page 62
5. Development Standards and Guidelines
industrial pattern and be sensitive to the transition to medium density housing across Church Street
(within the Trout Creek District).
Guidelines
New development along the Donner Pass Extension in the IH District should strive to establish •
rectangular blocks with an emphasis on linear proportions that parallel the railroad. (IH-G1)
The block of the IH District between Church Street and North Lane •
may be developed with smaller, less rectangular blocks as the uses
transition to lower-density residential land uses in Trout Creek. Lots
along Church Street should be designed to allow building entrances to
front onto Church Street. (IH-G2)
Larger blocks should be broken with small plazas or courts that provide •
open space for the residents, customers and visitors. Pedestrian alleys
may also break-up long blocks to facilitate pedestrian activity and
connections throughout the blocks in the IH District. (IH-G3)
Pedestrian crossings should be provided along Donner Pass Road •
Extension to access parking located in the railroad setback. (IH-G4)
Sidewalks, Walkways and Streetscape
The pattern of sidewalks is very random, and often non-existent, throughout the existing Downtown
Core. Streets, sidewalks and pathways should encourage walking and bicycling within the IH. New
projects should take this into account by designing for the pedestrian at a human scale and by
providing visual interest along the street. This Master Plan recognizes that sidewalks in the IH may
vary in width and location reflecting the needs of ground floor land uses. Chapter 7, Transportation
and Circulation, provides street section details for portions of Donner Pass Road, Street C, Street B
and South Lane within the IH District; however, it should be noted that streetscapes internal to the
IH District (e.g., street C) may be revised to address the specific uses and frontage types eventually
selected for these blocks.
Guidelines
Streetscape design and landscaping should emphasize the historic industrial nature of the district •
using materials, street furniture, and public art that reference Truckee’s historic mill/railyard. (IH-
G5)
Along Donner Pass Road Extension between streets B and C, sidewalks should extend a •
minimum of 12 feet from the back of curb to the storefront edge and accommodate a minimum 10-
foot wide clear path of travel. (IH-G6)
Elsewhere in the IH District, sidewalks should be a •
minimum of 6-feet wide and be separated from the curb
and buildings by a landscaped area in many instances.
Additional sidewalk area may be provided for variety and
to accommodate outdoor display or seating areas, or
courtyards, as appropriate. (IH-G7)
An internal system of informal pathways, formal walks, small •
plazas, park areas, snow storage and lobbies should be
planned for each block. (IH-G8)
Landscaping adjacent to sidewalk
Active streetscape
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5. Development Standards and Guidelines
When developing multiple buildings on a site, it is especially important to provide pedestrian •
pathways through the site. (IH-G9)
Sidewalks should connect from block to block. The opportunity for wider sidewalks and artistic or •
unusual street amenities should be considered to create an interesting streetscape design within
the sidewalk profile. (IH-G10)
Building Frontages
In addition to providing adequate sidewalks and walkways, it is
equally important to develop the ground floor level of buildings to
contribute to the public realm and encourage pedestrian activity.
The ground floor of buildings in the IH District should be designed to
support social common areas and articulated street edges. Porches,
live/work unit entries and stoops should be oriented towards streets.
Guidelines
Ground floor work/live and live/work spaces, porches, stoops, and •
lobbies should activate street and block edges along Primary Street frontages and the north/south
street between the DE and IH Districts (Street B). (IH-G11)
Buildings along Donner Pass Road Extension (between Streets B and C) frontages should be •
oriented toward the railroad tracks, much as older industrial buildings were to allow for loading and
unloading of goods. (IH-G12)
Overall variety in setback, height, color, texture of materials and building size and form should be •
incorporated throughout the IH District to enhance the pedestrian experience. (IH-G13)
First floor windows of live/work units should be transparent. (IH-G14) •
To help frame the transition between the IH and TC Districts along Church Street, new buildings in •
IH along Church Street should have entrances that front onto Church Street. (IH-G15)
b. Use
The IH District will include a mix of commercial, retail, artisan industry, live/work, work/live and
residential units. Permitted land uses within the IH are provided in Table 5-1. Specific performance
standards are also provided in Table 5-1 to ensure that the mix of commercial, residential and industry
are compatible.
Guidelines
A variety of retail, office, residential, work/live and live/work spaces should be provided that •
primarily serve locals. (IH-G16)
A neighborhood specialty grocery store (not to exceed 25,000 •
sq. ft.) is encouraged towards the eastern edge of the DE or
within the IH District. Development of a grocery store in the IH
would require a transfer of M.A.D. (see section 10.312). (IH-
G17)
Spaces to accommodate studios and workshops for local •
artisans (e.g. cabinet makers, sculptors) are encouraged. (IH-
G18)
Opportunities for commercial ownership (e.g. commercial •
and work/live condos for sale) are encouraged. (IH-G19)
Use building forms that reflect the simple utilitar-
ian forms of railroad buildings and structures
seen in the area traditionally.
Livework units
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5. Development Standards and Guidelines
Buildings should be designed with flexible spaces to support transitional uses that will evolve over •
time as the market permits, allowing Truckee to grow organically. (IH-G20)
c. Buildings
Downtown Truckee is compromised of an eclectic mix of building types and forms, all of which
contribute to the style and character of the town. Historically, buildings developed adjacent to the
railroad were organized in clusters around a central gathering space, and a uniform line of building
rarely appeared. New developments should respect the historic siting patterns of the area.
Building Siting
The IH District should be comprised primarily of large and small clustered buildings on large
rectangular blocks.
Guidelines
Reminiscent of the old railroad and mill industrial buildings, larger rectangular buildings should be •
developed in clusters along the Donner Pass Road Extension. (IH-G21)
Setbacks are encouraged to vary from block to block to accommodate positive open space and •
clustering of buildings and to avoid uniformity. (IH-G22)
Mass and Scale
Historically, industrial buildings in this area ranged in scale from large warehouses and depots to
small storage sheds. New buildings should reflect the range of sizes that appeared historically in the
area.
Guidelines
Building forms should •
reflect the simple utilitarian
forms of railroad buildings
and structures seen in
the area traditionally.
Rather than reproducing
or mimicking these forms,
contemporary interpretation
of traditional industrial
building shapes with simple
central rectilinear forms with
functional canopies and
shed additions should be
encouraged. (IH-G23)
One simple form should be the dominant element in a building design. Smaller, secondary •
buildings should be simple rectangular shapes, as well. (IH-G24)
Historically, the dominant roof forms of buildings in the area were simple, either shed, gable or flat. •
These simple roof forms should be continued in new developments. (IH-G25)
The mass and scale of buildings located at the eastern edge of the IH District shall transition •
down. (IH-26)
Overall mass of building in the IH should not over dominate buildings in the DE as the DE is •
intended to be the most intensely developed District in the Master Plan Area. (IH-G27)
Simple utilitarian buiding forms
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5. Development Standards and Guidelines
Building Finishes
Simple industrial building forms should be used as a canvas for new buildings with windows, sun/
weather protection, porches, and balconies. Also see Section, 5.5.5, Building Basics and Materials.
Guidelines
New designs that draw upon traditional industrial details without literally copying them are •
appropriate. (IH-G28)
Contemporary interpretations of loading dock doors, which are similar in scale and overall −
character to those seen historically, are encouraged.
Pedestrian walkways and outdoor seating may be incorporated on loading dock areas. −
Franchise architecture and the use of stock building plans and/or typical corporate and franchise •
designs is prohibited. Franchise architecture is a building design that is trademarked, branded,
or easily identified with a particular chain or corporation. Franchise designs lack architectural
elements and are not consistent with Truckee’s local character. Commercial development shall
conform to the historic and architectural Design Guidelines in this chapter. (IH-G29)
A mix of masonry, plaster, cement board, metal siding, and wood should be used to support overall •
architectural concepts. (IH-G30)
d. Access
Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes and
connections, signage, parking requirements and parking placement. Select guidelines are provided
below, but the majority of these elements is addressed in Chapter 7, Transportation and Circulation
and briefly above within the sidewalk and walkways section of Public Realm.
Guidelines
On-site parking facilities should be accessed from alleys and secondary streets. Direct access •
to on-site parking should not be provided via Donner Pass
Road Extension. The creation of large surface parking lots is
discouraged. (IH-G31)
Buildings and site planning should provide for off-street •
servicing via rear alleys, interior corridors, and service
courts. This includes loading facilities and trash collection.
(IH-G32)
5.5.4 TROUT CREEK (TC) DISTRICT
The Trout Creek (TC) District will provide new housing
opportunities in the Downtown Core and transition the Railyard
to a lower intensity of development adjacent to the property’s
natural edge, the Trout Creek Greenway. Trout Creek will be
comprised of a mix of housing types including single-family
homes and multi-family condos and/or apartments. In addition
to traditional dwelling units, land uses in the TC District
may also include bed and breakfast lodging, child day care
facilities, and live/work uses fronting Church Street. Passive
Source: 2006 Master Plan.
Design Goal: To create blocks•
and streets which are social and
livable downtown residential
addresses.
Architectural Goal: To design•
buildings which provide a
contemporary interpretation of
row houses, inns and cottages.
Massing Goal: To develop•
residential buildings which
reflect the traditions of
Truckee’s residential buildings
and streets. This includes
stepping down in scale and
mass from larger buildings in
the other Districts to smaller
buildings adjacent to the creek.
Trout Creek
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5. Development Standards and Guidelines
neighborhood parks are envisioned along the creek. A linear park along “Street C” will provide passive
and active recreation areas for residents of and visitors to Trout Creek (see Figures 5-2 and 6-2 for
potential park sites). One or more of the parks along Trout Creek may also double as trailheads for
access to the Trout Creek Greenway, and the linear park along Street C would provide safe and
attractive access to the Industrial Heritage and Downtown Extension Districts.
The Trout Creek (TC) District is applied to the portions of the Master Plan Area adjacent to Church
Street and extending north from the Industrial Heritage District to the creek. The Trout Creek District
comprises approximately 6 acres of the Master Plan. Pedestrian-oriented streets and parks within TC
District will provide access to the Trout Creek Greenway for residents of the area and visitors alike.
Homes in the TC District will be developed with design, form and styles that are complementary to the
eclectic mix of homes already existing in the Downtown.
a. Public Realm
The public realm in the TC District will primarily be defined by the building frontages along Church
Street, North Lane and the north/south connecting streets and the streetscape along these vehicular
and pedestrian access ways.
The relationship of the built environment to the Trout Creek Greenway will also contribute to the public
realm within this District.
The following Development Guidelines address block and lot design and building frontages.
Guidelines that are specific to single-family or multi-family are identified as such with a section
heading and in the Guideline numbering. Guidelines that are applicable to both single-family or multi-
family are labeled as TC-G#; Guidelines specific to single-family are labeled as TC/SF-G# and those
specific to multi-family are labeled as TC/MF-G#.
Block and Lot Design and Density
The Trout Creek District should have small blocks defined
by residential-scaled streets and alleys, where appropriate.
Larger blocks are appropriate for the portion of Trout Creek
immediately north of the IH District, as this area is anticipated
for medium-density development. Smaller lots (a minimum of
3,000 square feet for single-family homes and duplex units) are
appropriate along the creek. View corridors to the creek should
be incorporated in the lot design and the block just north of the
Industrial Heritage District should be designed to allow buildings
to front on both North Lane and Church Street.
Guidelines
The density of residential development in the Trout Creek •
District should transition from predominantly multi-family
(higher density) adjacent to Church Street to single-family
(lower density) adjacent to Trout Creek. (TC-G1)
The Trout Creek District should have smaller blocks and lots •
defined by residential scaled streets and alleys. (TC-G2)
A mix of lot sizes and shapes is encouraged to vary •
the streetscape, respond to physical and topographical
constraints and provide diversity within this District. (TC-G3)
Multi-family unit
Single family unit
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5. Development Standards and Guidelines
In general, the depth of lots should be greater than the width. (TC-G4)•
Lots that can accommodate duplex and fourplex units are encouraged to be integrated in with •
single-family lots. Similarly, single-family, duplex or other small scale buildings are encouraged in
limited numbers to provide variety to the Church Street streetscape. (TC-G5)
Curb cuts for lot access should be minimized. Shared access drives are encouraged and access •
from the rear of the lots is also desirable. (TC-G6)
Single-Family - the guidelines below pertain specifically to
single-family residences:
Develop single-family lots along Trout Creek. (TC/SF-G1)•
Lot widths should range from 35 feet to 60 feet. (TC/SF-•
G2)
Lot depths should range 60 to 90 feet. (TC/SF-G3)•
Corner lots should be slightly larger than interior lots. (TC/•
SF-G4)
Lot designs which will accommodate detached garages •
with an accessory unit above the garage are encouraged.
(TC/SF-G5)
Multi-Family- the guidelines below pertain specifically to
multifamily block and lot design, and density.
Residential development in the southern portion of Trout Creek should consist of multi-family •
units. The units may include duplexes, townhomes or live/work, and/or apartments Multi-family
buildings would contain 2 to 8 units per building. (TC/MF-G1)
A mix of for-rent and for-sale units is encouraged. (TC/MF-G2)•
Deep narrow lots that would accommodate row house units are encouraged. (TC/MF-G3)•
Lot designs for row houses should accommodate the first level of the units being approximately •
two feet above the sidewalk, whenever possible. (TC/MF-G4)
Sidewalks, Walkways and Streetscape
The pattern of street and sidewalk widths is very random in residential areas of the existing
Downtown Core. Some residential areas have no sidewalks, while a narrow sidewalk exists adjacent
to the newly developed homes on East River Street. Chapter 7, Transportation and Circulation,
provides street section details for portions of Church Street and North Lane within the Trout Creek
District. A safe and inviting path of travel is imperative for residents and visitors to access homes and
enjoys the parks within Trout Creek, and Action Item 7.3 requires pedestrian and bicycle linkages to
the Trout Creek Greenway be established as part of the Streetscape Plan.
Guidelines
Sidewalks with a minimum width of 5 feet should be provided to facilitate pedestrian activity within •
this neighborhood. (TC-G7)
Sidewalks should be separated from the street by planting strips for snow storage and •
landscaping.(TC-G8)
Residential sidewalk with planting strip
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5. Development Standards and Guidelines
Sidewalks should connect from block to block. (TC-G9) •
Interblock connections should be provided every 200 feet. (TC-G10) •
Building Frontages
The building frontages of homes within the Trout Creek District will significantly contribute to the
District’s character. A mix of frontage types will create a more interesting and electric district.
Frontages with porches, stoops and front yards will facilitate more activity within the public realm.
Guidelines
A variation of frontages types, materials, colors and architectural styles is strongly encouraged in •
Trout Creek. (TC-G11)
The Trout Creek District should not look like a typical planned development subdivision. (TC-G12) •
Raised foundations (minimum 2 feet) along street frontages are encouraged to provide privacy for •
living area on the first floor, particularly along Church Street. (TC-G13)
Shallow front yards with porches and/or stoops are encouraged. (TC-G14) •
Frontages which include outdoor living spaces such as covered porches at grade or near the •
ground are encouraged. Upper level balconies, sleeping porches and other historical traditional
means of providing outdoor space are also encouraged. (TC-G15)
Development of the blocks just north of the Industrial Heritage District should include buildings that •
front onto both Church Street and North Lane. (TC-G16)
Frontages that include garage doors adjacent to the sidewalk or street are discouraged. If side or •
rear garage access can not be achieved, garage doors that front onto the street may be allowed
provided they are complementary to the architectural design of the home or project. (TC-G17)
Solar Exposure
The siting and massing of buildings in the TC District are important to maximize solar exposure within
the homes and to aid in melting accumulated snow and ice in the street and sidewalk.
Guidelines
Buildings shall be oriented to maximize solar exposure. (TC-G18) •
Buildings located on the south side of a public street within the Master Plan Area shall be massed •
to allow, at a minimum, sunlight to reach the center line of the street’s northerly sidewalk and 12
noon during the winter solstice, in order to aid in melting accumulated snow and ice in the street
and sidewalk. (TC-G19)
b. Use
The Trout Creek District will include a variety of single-family and multiple-family housing types.
Bed and Breakfast, day care and live/work uses are also permitted. Homes along the Creek will be
primary single-family and homes in between the creek and the Industrial Heritage District will be
predominantly multi-family residential with 2 to 8 units per building.
c. Buildings
Downtown Truckee’s residential neighborhoods are primarily comprised of small lot single-family
homes. There is a variety of housing types and styles: some big, some small, some three-stories tall
and some one-story.
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5. Development Standards and Guidelines
Buildings in the TC District should mimic the variety of types and styles of homes in downtown. The
TC District is envisioned to include both multi-family and single-family residential building types that
range from 1 to 8 units per building.
Guidelines
The following guidelines are intended to promote variation in building designs and massing for both
single-family and multi-family homes.
Building Siting
Building siting throughout the Trout Creek neighborhood should vary. The minimum front setback •
is 5 feet, and the maximum is 25 feet. Staggering the depth of front yards is desirable as variety
contributes to the “built-over-time” appearance. (TC-G20)
For multi-family residential, parking lots should be located away from the street and behind •
structures where feasible. (TC/MF-G5)
Buildings on lots adjacent to Trout Creek should be placed to provide a view corridor to the •
Greenway between buildings and properties. (TC-G21)
Solid fences at the rear of homes along the creek would be detrimental to the open space •
character of the creek and greenway, and are therefore not permitted. Four-foot picket or split rail
fences are appropriate at the rear of homes along the creek. (TC-G22)
Special attention should be given to snowfall in, around, and between the single-family lots. •
Steeply pitched roofs must be constructed with a roof design that inhibits the sliding action of built
up snow and ice on adjacent properties. (TC/SF-6)
Residential clustered units, attached townhomes, row houses and live/work, and multi-unit •
apartments or condominiums are appropriate building types for the block of Trout Creek just north
of the IH District. (TC/MF-G6)
There are no specific open space area requirements for single-family dwellings in Trout Creek. •
Multi-family units shall provide open space as indicated in Table 5-2. These open space areas
could also serve as snow storage areas in the winter time. (TC-G23)
For multi-family residential; carports, detached garages, and other ancillary structures should be •
designed as an integral part of the development and should not dominate the street scene. (TC/
MF-G7)
Residential units should be sited so that front doors face the street or a public open space (e.g., •
neighborhood park or green). (TC-G24)
Building Mix and Form
An eclectic mix of buildings is encouraged. (TC-G25) •
New interpretations of traditional building styles are encouraged. A contemporary design that •
draws upon the fundamental similarities among historic residential buildings in the community
(without copying them) is preferred. This will allow new structures to be seen as products of their
own time yet compatible with their historic neighbors. (TC-G26)
The exact copying or replication of historic styles is discouraged. (TC-G27) •
A layering of building planes is encouraged. (TC-G28) •
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5. Development Standards and Guidelines
A variation of architectural styles for single-family homes along •
the creek is encouraged. Home designs are encouraged to
contrast with other homes on the block, and uniformity of homes
along the creek is discouraged. Homes along the creek shall not
look like a planned residential subdivision. (TC-G29)
Each proposed home along the creek shall consider other −
homes (planned or existing) on the block when designing the
home to ensure variety. Differing materials, massing, heights,
color, and architectural styles between homes is desirable.
Single-story forms are encouraged as a mix with two-story −
buildings.
See frontage guidelines for preferred building frontage types. •
Massing should articulate individual units or clusters of units by •
varied height and setbacks. (TC-G30)
The visual impact of large monolithic structures should be •
minimized by creating a cluster of smaller buildings or the appearance of a series of smaller
buildings. (TC-G31)
To divide the building mass into smaller scale components, buildings over 50 feet long should •
reduce the perceived height and bulk by one or more of the following (TC-G32):
Change of roof or wall plane; −
Projecting or recessed elements; −
Varying cornice or rooflines; or −
Other similar means. −
Deep roof overhangs are encouraged to create shadow and add depth to facades. Where •
applicable to the architectural style, roof eves should
extend a minimum of 24 inches from primary wall surface
to enhance shadow lines and articulation of surfaces. (TC-
G33)
Exposed structural elements (beams, rafter tails, etc.) are •
encouraged as roof overhang details. (TC-G34)
Single-Family
Simple but varied roof forms are encouraged. In keeping •
the vernacular of the Downtown Core, one appropriate roof
design is a steeply pitched gable on the upper volume of
the home with a covered shed roof that creates a porch at
the lower level. (TC/SF-G7)
Multi-Family
Multi-family structures shall be sited with sensitivity to the IH District to the south and the single- •
family homes to the north. Units should front on to both Church Street and North Lane, with access
provided by a mid-block alley. (TC/MF-G8)
Multi-form roof combinations are encouraged to create varying roof forms, emphasize the •
individual dwelling units, and break up the massing of the building. (TC/MF-G9)
Residential dwelling units
Layered building materials
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5. Development Standards and Guidelines
Buildings with flat or low-pitched roofs should incorporate parapets or architectural elements to •
break up long horizontal rooflines. Rooflines should be broken at intervals no greater than 50 feet
long by changes in height or roof form. (TC/MF-G10)
Facade and Building Elevation
The articulation and detailing of building elevations should be •
simple and decorative elements should not be over exaggerated.
(TC-G35)
Homes immediately adjacent to Trout Creek should have “two •
front elevations” (creek and street) to provide residential access
and to provide an attractive atmosphere for persons on the Trout
Creek greenway. Homes should be designed to step down toward
the Creek. (TC/SF-G8)
In keeping with homes in the Downtown Core, garages should •
comply with the following (TC-G36):
Front facing garage doors are permitted provided that they ο
are located behind the main body of the house.
When two enclosed side-by-side garage parking spaces ο
are proposed, the garage doors shall be separated by an architectural element to appear as
two single-car garage doors. Alternatively, the garage spaces may be provided as tandem
spaces.
Garage doors must relate to the architecture of the house. This includes materials, color, ο
and shape of any glazing on the garage door panels.
For multi-family residential; carports, detached garages, and other ancillary structures should be •
designed as an integral part of the development and should not dominate the street scene. (TC/
MF-G11)
Ancillary structures should incorporate similar or complementary roof pitch and materials as the •
main buildings within the project. (TC-G37)
Common mailbox enclosures should be designed similar or complementary in form, material, and •
color to the surrounding residential buildings. (TC/MF-G12)
Roof forms, trellises, and balconies or decks should be located directly above the garage door to •
help minimize the impact of garage doors on the street scene. (TC-G38)
d. Access
Each single-family unit is required to provide 2 parking spaces. Access to these spaces will be
provided by driveways along North Lane. Multi-family parking requirements are based on the
number of bedrooms in each unit. Access to parking for multi-family unit parking spaces will be
provided by a mid-block alley. The design guidelines below are in addition to the sidewalk and street
standards provided in Chapter 7. The goal of these guidelines is to reduce the overall visual impact of
automobiles and their storage on the streetscape.
Guidelines
To minimize curb cuts and snow removal impacts, shared automobile driveways are encouraged. •
(TC-G39)
If shared driveways are utilized, each home will be required to maintain clear access from on- −
site parking area to the street. No parking is permitted in a shared access arrangement.
Landscaped driveway
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5. Development Standards and Guidelines
Driveway widths are subject to Development Code Section 18.48.080. Whether a driveway is •
serving one home or two, driveway width shall be minimized as it crosses the front yard and the
Town right-of-way. (TC-G40)
Alternatives to asphalt paving, suitable for varied weather conditions, and grass and decorative •
pavers should be considered for driveways. (TC-G41)
5.5.5 MISCELLANEOUS GUIDELINES
In addition to the Guidelines above, development within the Railyard Master Plan should also follow
the guidelines below related to building materials and sustainable design.
a. Building Basics and Materials
Buildings in Downtown Truckee contain an eclectic variety of building styles and materials that
contribute to the valued uniqueness and “funkiness” of Truckee. Buildings within the Master Plan Area
should continue this trend by using various building styles, materials and textures that complement
the “mix-match” of buildings in Downtown. Building material guidelines for the Master Plan Area are
as follows (also see Table 5-3):
(1) Building Materials. Buildings are encouraged to utilize a variety of building materials,
although buildings may utilize one primary material (e.g., wood clad siding). In some
cases, buildings with one or two materials and a monochromatic color scheme complement
an adjacent building constructed of several materials and multiple colors. Varying building
materials allows for multi-unit commercial buildings to appear as individual buildings, and for
a residential neighborhood to appear as a neighborhood built over time. (G1)
(2) Materials Reflective of Truckee’s History. Materials that reflect Truckee’s history, especially
the history of the railroad and saw mill operations are encouraged. Historically used building
materials include, but are not limited to, brick, logs, rough-cut granite stones, painted wood,
railroad ties, square nails, and iron work. Materials that appear weathered over time such as
materials that rust, patina or discolor are also typical of Downtown Truckee. “Aged” materials
include wood, concrete, plaster, and corrugated metal. (G2)
(3) Asymmetry. Use of simple box and rectangle shapes at the core of the design, with
additions that appear “tacked-on” is typical of Truckee buildings. Layering with clean simple
building shapes is encouraged. (G3)
(4) Art in Architecture. Art integrated into architecture can provide a unique sense of style
or personalization to a building or accessory structure (signs, railings, lightings, etc.).
Subtle use and integration of hand-painted wall, murals, unique lighting fixture, and
metal and iron work is encouraged. (Also see Public Art in item (C) below.) (G4)
(5) Color. Color is typically an issue of debate in Truckee, as buildings Downtown contain
everything from white-wash to primary colors. The Development Code encourages “earth
tones” in Downtown, which may be appropriate for the Railyard Area; however, a healthy
mix and variety of color throughout the development in the Railyard Area is encouraged,
while too many colors on one building is discouraged. Uniformity amongst building types is
also discouraged. (G5)
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5. Development Standards and Guidelines
(6) Fences. (G6)
Fences shall be a maximum height of 4 feet, and shall consist of wood, wrought iron or •
masonry material for all areas except the lumber yard and those which legally require an
enclosure with a greater height (i.e., day care, swimming pool).
Solid fences along Trout Creek and open spaces are prohibited. •
(7) Green Building. Building materials and systems that meet the established standards and
practices of the U.S. Green Building Council and “Leadership in Energy and Environmental
Design” (LEED) program are encouraged. (G7)
(8) Prohibited Materials. Prohibited building materials include: Vinyl (including vinyl
windows, siding and sign lettering); round or octagonal windows; and white stucco. (G8)
b. Sustainable Project Design
The Railyard Master Plan planning effort was funded in part by a grant from the Sustainable
Communities Grant and Loan Program. The 2006 Master Plan was prepared to comply with the grant
requirements, and this Master Plan carries forward the goals and policies for sustainable project
development within the Master Plan Area. (G9)
(1) LEED for Neighborhood Development Pilot Program. Development of the Railyard Master
Plan Area shall integrate LEED for Neighborhood Development (LEED-ND) development
policies. LEED-ND is a new rating system launched as a pilot program by the U.S. Green
Building Council. The LEED-ND rating system integrates the principles of smart growth, new
urbanism, and green building into a national rating system. LEED certification provides for
an independent, third party verification that a development’s location and design meeting
accepted high standards for environmentally responsible sustainable development.
(2) Truckee Green Building Guidelines. The Town has established a Green Building
Committee to provide education and promotion of sustainable and green building practices.
Development within the Master Plan Area should comply to the greatest degree feasible with
the goals and objectives of the Green Building Committee.
c. Public Art
Public art provides visitors and residents of Truckee with a visual landmark, large or small, that
inspires a sense of identity, pride and creativity. Art can be geared toward “cultural representations”
of the area, which focus on the historic and indigenous character of the Town. This presents an
opportunity not only to enhance public spaces, but also to celebrate the Town’s historic character and
cultural diversity. The repetition of public art would enhance the Town’s green spaces, provide interest
to users, and offer another element to unify the Town. The trail system in Truckee lends a unique
opportunity to accommodate public art with spaces made available at trailheads and at key locations
along the trail. (G10)
Guidelines
Public art should incorporate the area’s cultural heritage by recognizing key historic individuals •
and events. (G10a)
Art should be incorporated wherever feasible into building architecture, plazas, parks, and along •
the Trout Creek Greenway. (G10b)
Truckee Railyard Master Plan Page 74
5. Development Standards and Guidelines
Public art may include items big and small such as tilework, enhanced paving, skateboard •
deterrents, murals, sculptures, statues, etc. (G10c)
Public art that reflects the site’s railroad and lumber mill history is encouraged. • (G10d)
d. Civic Buildings
The Master Plan sets aside a portion of the Downtown Extension District for a civic building site (see
Regulating Plan/Zoning Map Figure 5-2). Though the civic building is not subject to the standards and
guidelines of this chapter, it is intended that the civic use will satisfy the goal to provide an attractive
building that complements other buildings in Downtown Truckee and provides a desired use for
the Town. The civic building site is prominently located adjacent to the proposed Town Square, and
though the exact use of the civic building site is not known, the allocation of the site is very important
as it will provide an opportunity for a civic use in Downtown Truckee. Potential uses identified for
the civic use site include a library, performing arts center, post office, courthouse, town hall annex,
or Railyard museum. Selection of the civic use will depend upon community priorities and available
funding.
e. Signs
The design and placement of signage throughout the Master Plan and within each District will effect
the character of the development and its sense of place. (G11)
Action Items
5.1 Master Sign programs will be prepared for each District prior to any development occurring
within that District. The sign programs shall address sign standards (e.g., size, height, and
area) and design guidelines (e.g., materials, lighting, and shape) for commercial signs (adver-
tisement and identification) and public signs. The following sign guidelines are excerpted from
the Downtown Specific Plan to provide a foundation for the sign program that will be created
for the Master Plan Area:
(1) Sign Context. Signs should be subordinate to the overall building composition and
should not cover architectural features that are important to the overall building
design.
Art in public places
Truckee Railyard Master Plan Page 75
5. Development Standards and Guidelines
(2) Sign Types. Appropriate signs include flush-mounted wall signs, awning signs,
window signs and projecting signs. Freestanding signs and building directory signs
may also be considered.
(3) Sign Materials. Sign materials and colors should be compatible with the design
theme and materials of the structure on which it is placed.
Truckee Railyard Master Plan Page 76
Truckee Railyard Master Plan Page 77
6BLIC PLACES66
PURPOSE
Truckee has a rich heritage of connecting people with the natural environment and providing a variety
of opportunities for both active and passive recreation. Many people live in the community because
of the immediate access to public lands and open spaces. A variety of open spaces exists currently
within the town boundaries: Donner Lake, Coldstream Canyon, public lands along the Truckee River
and new permanent open spaces preserved by the Truckee Donner Land Trust. Bordered by the
Truckee River to the south and the mountains to the north, Downtown Truckee is both visually and
physically connected to its surrounding environment. The purpose of this chapter is to provide a
summary of public places planned within the Railyard Master Plan Area.
6.1 PUBLIC PLACE CONCEPTS
The Downtown Specific Plan (DTSP) recognizes the importance of parks and open spaces as vital
to the character and function of Downtown. Implementation of the Railyard Master Plan provides an
unprecedented opportunity to increase public open space in Downtown, and further to create a civic
presence Downtown, use natural resources efficiently, and restore Trout Creek.
Redevelopment of the Master Plan Area will help to create a civic presence Downtown by providing a
prominent location for a new civic building, a centrally-located Town Square, public spaces on “Main
Street,” and by providing publicly accessible Neighborhood Parks.
An efficient use of natural resources will be achieved by locating and designing public open spaces to
serve multiple purposes. Public places within the Master Plan Area will provide for public recreation,
stormwater management/infiltration, and winter snow storage. Outdoor public spaces are oriented to
take advantage of southern exposure and their location allows for visual and physical connections to
the Historic Downtown and to the surrounding natural landscape.
Trout Creek will be restored to a more stable and natural creek channel within the Master Plan Area.
This will be done through channel regrading, floodplain restoration, and the relocation of the Railyard
balloon track, which currently constricts the flow of the creek. An opportunity exists to use part of the
center of the relocated balloon track for creek restoration and stormwater management purposes. The
restored Trout Creek Greenway will alleviate the current flooding in the area, improve the fishery of
Trout Creek, and provide a substantial asset to the community in the form of public open space and
outdoor recreation.
The DTSP envisioned that a park, public plaza and outdoor ice skating rink would be developed
within the balloon track. The open space concept presented in this Master Plan does not include this
balloon track park because the balloon track is proposed to be located further east, which allows for
park opportunities closer to the Downtown Core. Additionally, public access within the balloon track
may be inconsistent with ongoing rail operations.
6.2 PUBLIC PLACE TYPES
Figure 6-1 demonstrates the conceptual location of public places within the Master Plan Area. Public
places envisioned for the Master Plan Area are described below.
Truckee Railyard Master Plan Page 78
a. Town Square
The proposed Town Square is intended to provide Downtown Truckee with a large, flexible public
gathering space, a need recognized by the DTSP. As shown in Figure 6-1, the proposed Town Square
would be centrally located within the Downtown Extension District, with frontage on both Church
Street and Donner Pass Road Extension, which makes for an easy walk or bike ride from the historic
Downtown and the rest of the Railyard Master Plan Area.
The layout and design of the Town Square shall comply with the following standards and guidelines:
Standards
THE COMBINED AREA OF NEIGHBORHOOD PARKS (INCLUDING THE TOWN SQUARE AND TRAILS) WITHIN THE MASTER •
PLAN AREA SHALL BE EQUAL TO AT LEAST 2.5 ACRES OF PARK PER 1,000 POPULATION OF MASTER PLAN AREA. SEE
NEIGHBORHOOD PARK STANDARDS ON PAGE 82. (S17)
THE SQUARE SHALL BE OF SUFFICIENT SIZE TO SERVE AS A PLACE FOR PLANNED AND SPONTANEOUS GATHERINGS •
FOR BOTH RESIDENTS AND VISITORS, AND SHALL INCLUDE A PLAZA TO ALLOW FOR SEATING, COMMUNITY GATHERINGS
AND STAGED EVENTS (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S18)
Figure 6-1: Public Places
feet
LEGEND
Master Plan Area
Main Street Public Space
Conceptual Location - Park
Conceptual Location - Town Square
Conceptual Location - Civic Bldg.
Event Street
Eastern Undercrossing Study Area
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6. Public Places
Truckee Railyard Master Plan Page 79
THE SQUARE SHALL BE LOCATED IN THE DOWNTOWN EXTENSION DISTRICT IN CLOSE PROXIMITY (PREFERABLY •
ADJACENT TO) THE SITE DEDICATED FOR CIVIC BUILDING AND PUBLIC
PARKING AREAS. (S19)
INFORMATION SUCH AS TOURIST SERVICES AND LOCAL EVENTS •
SHALL BE AVAILABLE AT THE TOWN SQUARE (PER DTSP CHAPTER 9,
PARKS AND GATEWAYS). (S20)
THE SQUARE SHALL BE DESIGNED TO TAKE ADVANTAGE OF SOLAR •
EXPOSURE AND VISIBILITY TO THE DOWNTOWN CORE. (S21)
PUBLIC ART SHALL BE INCORPORATED INTO THE DESIGN OF THE •
TOWN SQUARE (PER DTSP CHAPTER 9, PARKS AND GATEWAYS).
(S22)
THE SQUARE SHALL BE COMPRISED OF AMENITIES INCLUDING •
BENCHES, WALKWAYS, PAVED PLAZA SURFACES, PUBLIC RESTROOMS, LIGHTING, TRASH RECEPTACLES, AND BICYCLE
RACKS (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S23)
THE SQUARE SHALL BE DESIGNED FOR MULTIPLE PUBLIC FUNCTIONS INCLUDING RECREATION, STORM WATER •
MANAGEMENT/INFILTRATION AND SNOW STORAGE. (S24)
THE TOWN SQUARE SHALL BE NAMED AFTER AN IMPORTANT FIGURE, LOCATION OR EVENT IN TRUCKEE HISTORY (PER •
DTSP CHAPTER 9, PARKS AND GATEWAYS). (S25)
IN-LIEU FEES MAY BE PAID IF THE ON-SITE PARK AREAS DO NOT FULLY MEET GENERAL PLAN POLICY • 8.1 WHICH
STATES THAT NEW DEVELOPMENT SHOULD PROVIDE A MINIMUM RATIO OF FIVE ACRES PER 1,000 POPULATION. (S26)
Guidelines
The Town Square should be spatially defined by adjacent buildings, which would have ground •
floor civic, retail and commercial uses that open onto the
Town Square. (G12)
The Town Square should be designed to accommodate •
a variety of recreational uses such as special town
gatherings, unstructured everyday recreation, and active
recreation such as an ice or roller skating rink. (G13)
b. Neighborhood Parks
The Master Plan includes small neighborhood parks in the
Downtown Extension, Trout Creek and Industrial Heritage
Districts. Neighborhood parks within the Master Plan Area
would be small public open space areas intended to serve
as neighborhood or community facilities. These parks serve
a variety of purposes, including opportunities for locating
trailheads and open space adjacent to Trout Creek. Figure 6-2
illustrates one concept of a small neighborhood park within the
Master Plan Area.
The Master Plan envisions two neighborhood parks along the
Trout Creek Greenway that will provide access to a multi-use
trail along Trout Creek. Access to the creek will be limited to
visual access and physical proximity via the multi-use trail. The
conceptual pedestrian framework of the Master Plan Area (see
Informal gathering area
6. Public Places
Source: Dinsmore Sierra, LLC, 2006.
Figure 6-2: Small Neighbor-
hood Park Concept
Truckee Railyard Master Plan Page 80
Figure 7.3, Chapter 7) indicates the approximate locations of
pedestrian travel ways and bicycle trails. Figure 6-3 illustrates
the concept of a trail head park.
In keeping with the guiding policies for parks and open spaces
within this Master Plan, the Downtown Specific Plan and the
2025 General Plan, the layout and design of the neighborhood
parks shall comply with the following standards and guidelines:
Standards
THE COMBINED AREA OF NEIGHBORHOOD PARKS (INCLUDING THE •
TOWN SQUARE AND TRAILS) WITHIN THE MASTER PLAN AREA AND THE
TOWN SQUARE SHALL BE EQUAL TO AT LEAST 2.5 ACRES OF PARK PER
1,000 POPULATION OF MASTER PLAN AREA WITH A MAXIMUM OF 570
UNITS (SEE CHAPTER 5 M.A.D.) AT 2.68 PERSONS PER HOUSEHOLD, THE
TOTAL PARK AREA REQUIREMENT WOULD BE 3.8 ACRES. (S27)
AT LEAST ONE NEIGHBORHOOD PARK SHALL BE LOCATED ADJACENT TO TROUT CREEK TO PROVIDE PUBLIC ACCESS TO •
THE TROUT CREEK GREENWAY. (S28)
NEIGHBORHOOD PARKS SHALL BE LOCATED WITHIN WALKING DISTANCE OF RESIDENCES WITHIN THE MASTER •
PLAN AREA. (S29)
AMENITIES SHALL INCLUDE BENCHES, WALKWAYS, LIGHTING, TRASH RECEPTACLES, AND BICYCLE RACKS (PER •
GENERAL PLAN 2025, OPEN SPACE CONSERVATION ELEMENT). NEIGHBORHOOD PARKS SHALL BE DESIGNED FOR
MULTIPLE PUBLIC FUNCTIONS INCLUDING RECREATION, STORM WATER MANAGEMENT/INFILTRATION AND SNOW
STORAGE. (S30)
IN-LIEU FEES MAY BE PAID IF THE ON-SITE PARK AREAS DO NOT FULLY MEET GENERAL PLAN POLICY • 8.1 WHICH
STATES THAT NEW DEVELOPMENT SHOULD PROVIDE A MINIMUM RATIO OF
FIVE ACRES PER 1,000 POPULATION. (S31)
Guidelines
Where appropriate, housing, work/live or live/work units •
should front onto the park to create an attractive and inviting
area for residents and visitors. (G14)
Active amenities such as play ground equipment or a tot lot •
and picnic areas are encouraged. (G15)
Features of trailheads could include interpretive signage, •
seating areas, and open space for passive recreation. (G16)
Parks and greenways should be connected throughout •
the Master Plan area to create integrated and functional
community and public spaces. (G17)
c. Main Street Plazas
Small urban plazas are envisioned along the proposed
extension of Donner Pass Road. These Main Street plazas
provide small gathering areas adjacent to retail shop frontages,
and their southern exposure gives people comfortable areas
to sit outside and enjoy downtown Truckee. Figure 6-4 shows
examples of two plaza concepts. Plazas may be located on public or private property (i.e. outdoor
seating in connection with a restaurant).
Figure 6-4: Examples of small urban plazas
Source: Dinsmore Sierra, LLC, 2006.
Figure 6-3: Trailhead Concept
6. Public Places
Truckee Railyard Master Plan Page 81
In keeping with the guiding policies for parks and open spaces within this Master Plan, the Downtown
Specific Plan and the 2025 General Plan, the layout and design of the public plazas shall comply with
the following standards and guidelines:
Standards
PUBLIC PLAZAS SHALL BE DESIGNED TO TAKE ADVANTAGE OF SOLAR EXPOSURE. (S32)•
PUBLIC PLAZAS SHALL PROVIDE A VARIETY OF• AMENITIES INCLUDING LANDSCAPING, LIGHTING AND SEATING. (S33)
Guidelines
Provide a comfortable and engaging retail shop front environment (similar to Commercial Row). •
(G18)
Consider public art installations (wall murals, free standing sculptures, and decorative sidewalk •
mosaics, etc.) within public spaces of the Railyard Master Plan Area as development projects are
reviewed (per DTSP Chapter 9, Parks and Gateways). (G19)
d. Event Streets
The Master Plan identifies portions of Church Street (between Donner Pass Road Extension and
Bridge Street) and “Street A” (between Donner Pass Road Extension and Church Street) as Event
Streets. Event Streets are streets that carry vehicle and pedestrian traffic, but can be closed on
occasion to function as pedestrian-only gathering spaces during events.
In keeping with the guiding policies within this Master Plan, the design and layout of Event Streets
shall comply with the following standards and guidelines:
Standards
EVENT STREETS SHALL BE LOCATED IN CLOSE PROXIMITY TO PUBLIC OPEN SPACES AND/OR CIVIC BUILDINGS. (S34)•
EVENT STREETS CAN BE CLOSED TO VEHICLE TRAFFIC SUBJECT TO APPROVAL BY THE TOWN PLANNING AND •
ENGINEERING STAFF. PERMITS AND APPLICABLE FEES MAY APPLY. (S35)
Guidelines
Events should be community-benefitting activities. Examples of appropriate events include a •
Farmer’s Market, parades, Downtown Merchant events, street fairs, art shows, and holiday/
seasonal festivals. (G20)
e. Action Items
The Town should work with the project developer to ensure the following action items are
implemented.
6.1 Establish a Maintenance District to ensure public spaces, streets, Trout Creek and other
infrastructure are properly maintained. The District shall fund the maintenance of sidewalks,
trails, landscape, snow removal and off-haul, ongoing transit subsidy, and other maintenance/
public services to the extent those services are not typically provided by the Town. The
services to be provided and an outline of the other terms and conditions of the Maintenance
District shall be included as part of the Development Agreement to be entered into prior to
approval of the first phase of development.
6. Public Places
Truckee Railyard Master Plan Page 82
6.2 Coordinate the design of public open space areas with the Truckee Donner Recreation and
Parks District, the entity responsible for establishment and maintenance of park facilities (per
DTSP Chapter 9, Parks and Gateways).
6.3 Coordinate the design and location of proposed trailheads within the Master Plan Area with
the Truckee River Watershed Council and provide opportunities for facilitated community
input throughout the design process.
6.4 Consider moving the linear park from street C to
street B as park of the streetscape plan.
6.3 TROUT CREEK RESTORATION
The Town of Truckee is proposing to restore Trout Creek to a
more stable and naturally-functioning creek channel corridor
within and upstream of the Master Plan Area. The restoration
project will restore approximately 6,000 feet of natural creek
channel corridor with a combination of channel regrading and
floodplain restoration.
Historically, Trout Creek has been rerouted for Downtown
development, used to power a lumber mill in a flume,
channelized, and used to feed ponds for ice harvesting.
The creek is presently constrained by the balloon track, which causes the 100-year flood line to
encompass about one-tenth of the Master Plan Area. The DTSP recognizes the importance of
protecting and restoring Trout Creek and the Town’s Engineering Division has been working on
Figure 6-5: Flood Plain Comparison
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6. Public Places
Trout Creek
Truckee Railyard Master Plan Page 83
detailed plans for creek restoration. Figure 6-5 shows the flood plain before and after the creek
restoration.
Initial analysis for the Trout Creek restoration project indicates that the creek drains a four-square-
mile watershed located primarily to the northwest of Truckee, with approximately 90 percent of the
watershed developed as part of the Tahoe Donner neighborhood. At this time, none of the lower
portion of Trout Creek follows its original alignment. In the lower portion of the watershed, the
creek has been rerouted and in some areas channelized. The creek is narrow and supports little
riparian habitat. The creek passes through culverts, which cause further interruption in creek flows
and sediment loading. The culverts and the balloon track restrict flows and increase flood damage
in Downtown Truckee. The current configuration of the creek is unstable and requires ongoing
maintenance. These conditions have resulted in a loss of fisheries habitat, diminished riparian habitat
values, and reduced ability to improve water quality through the removal of sediments and pollutants.
One of the biggest constraints to the proper restoration of Trout Creek is the location of the existing
balloon track, which constricts flood flow through the area. A variety of alternatives have been
reviewed for the realignment of the creek through the Railyard Master Plan Area. The preferred
location for the creek is along a similar path to the existing centerline of the creek, but enhanced
to improve aquatic habitat and to be capable of handling increased flows for a 100-year flood
event. Relocation of the balloon track, as proposed by this Master Plan, would remove the existing
constrictions to the floodway along Trout Creek. This will allow the current creek to be widened where
the existing balloon track is located and provide an opportunity to utilize a portion of the center of
the relocated balloon track area for creek and wetland restoration and storm water management
purposes. The constraints of the balloon track and the Glenshire Drive creek crossings create slope
changes that dictate the width at the valley bottom. The restoration would allow the meandering creek
and meadow channel to form a typical 50-foot valley bottom width through the Master Plan Area.
This form will slow high/flood flows and allow sediment deposition in times of high flood flows. This
would also require three new creek crossings be constructed, including the extension of Donner Pass
Road to connect to Glenshire Drive and two crossings for the relocated balloon track. Relocation of
the balloon track will occur in the early phases of development within the Railyard Area in order to
facilitate implementation of the Trout Creek restoration and the Master Plan vision. The Town received
an Urban Stream Restoration grant through the California State Department of Water Resources in
order to create a model restoration project that balances downtown redevelopment objectives with the
Figure 6-6: Proposed creek Cross-Section through Reach 4
50’
MEANDER BELT
12’
MULTI-USE TRAIL
Source: Swanson Hydrology and Geomorphology, 2007.
6. Public Places
Truckee Railyard Master Plan Page 84
restoration of the urban greenway and creek corridor. Additionally, the Town Engineering Division was
awarded a Proposition 50 grant that can be used to further design and construct the creek restoration.
In 2006, the Town replaced the culvert which had conducted Trout Creek under Donner Pass Road in
order to alleviate upstream flooding. More detailed designs and studies will need to be completed to
finalize the centerline and prepare restoration plans for the lower reaches of the creek in conjunction
with the railyard relocation plans.
Initial concepts for creek restoration include a system of five management corridors for Trout Creek in
order to create a viable, manageable and balanced urban greenway within Downtown Truckee. Figure
6-6 shows a cross-section through Reach 4. The corridor zones include Trout Creek and riparian
areas, which will be reestablished and restored to provide for improved aquatic habitat and improved
biological and native resources along the creek channel. In the enhancement zone, native vegetation
will be planted and designed to create an aesthetic and functional corridor along the creek. An active
zone will be designed in upland areas along the restored creek corridor to provide for recreational
opportunities and will primarily function as a linear park facility eventually connecting the Downtown to
the Truckee River (desired pedestrian connections are discussed in Chapter 7 of this Master Plan).
Action Items:
See Action 6.1 related to the establishment of a maintenance district.
6. Public Places
7
Truckee Railyard Master Plan Page 85
ANSPORTATION AND CIRCULATION77
PURPOSE
This chapter describes the transportation and circulation plan for the Railyard Master Plan Area
and provides concepts for street design. Circulation infrastructure enables vehicular access to
destinations, as well as pedestrian and bicycle access. The primary components of circulation
infrastructure include streets, bike lanes, on-street parking, landscaping, sidewalks, trails and
other pedestrian and bike linkages. A detailed Streetscape Plan will be prepared as part of the
implementation of this Master Plan and will build upon the circulation concepts established in this
chapter.
The circulation plan subsection of this chapter proposes circulation patterns for the Railyard Master
Plan Area in a two-dimensional plan view. It describes pedestrian and bicycle networks, traffic calming
concepts, parking and parking management, and transit alternatives. The streetscape subsection of
this chapter provides a cross-section view of the circulation plan components and dimensions for the
streetscape.
7.1 CIRCULATION PLAN
a. Circulation Overview
The circulation component of the Master Plan is intended to accommodate the diverse needs of
all transportation modes including walking, biking, driving, and taking transit, while creating an
attractive and livable downtown. Well-designed streets play a critical role in the development of livable
communities. The street standards outlined in this chapter are based on detailed measurements
and research from other exemplary mountain community downtowns with streets similar to historic
Downtown Truckee. This proposal for “healthy streets” is intended to create a higher quality of life with
fewer and shorter vehicle trips and a street network that provides a variety of options for residents in
Downtown Truckee.
The roadway network for the Master Plan Area was developed from the analysis of site opportunities
and constraints and through consideration of the various alternatives considered (see Chapter 3,
Community Context). The design of the proposed street network has evolved as various design
solutions have been considered. A focal point of the current plan is a T-intersection of Donner Pass
Road into Donner Pass Road Extension. The circulation plan is designed to enhance and improve
downtown circulation options and also provide for increased route choices. As shown in Figure 7-1,
primary east-west access into and through the Master Plan Area is provided via the Donner Pass
Road Extension; secondary east-west access is provided on Church Street. A series of smaller north-
south streets provide a variety of options for circulation through the site.
An agreement between Union Pacific Railroad and Truckee Development Associates will allow
development of the Donner Pass Road Extension and associated parking areas within a portion of the
200-foot federal railroad right-of-way. Donner Pass Road Extension will connect with Glenshire Drive
and minimize left-turn traffic at the intersection of Glenshire Drive and Donner Pass Road. The Master
Plan assumes that the existing Bridge Street at-grade crossing will remain open as an important
connection between Commercial Row and West River Street.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 86
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BALLOON TRACK
8080
LEGEND
Master Plan Area
Arterial
Collector
Local
Alley
Eastern Undercrossing
Study Area
NORTH
0700
feet
Figure 7-1: Circulation Concept Plan
It is important to note that the Town’s 2025 General Plan discusses several roadway improvements
for consideration within the Master Plan Area and its vicinity. These include:
Improvements to the Glenshire Drive/Donner Pass Road intersection and realignment of •
Glenshire Drive (described below);
Potential construction of an easterly undercrossing of the Union Pacific railroad tracks from the •
Master Plan Area, if required to accommodate future traffic flow;
Potential closure of the existing Bridge Street at-grade railroad crossing; •
Improvements to Bridge Street/Donner Pass Road intersection; and•
Improvements to the Bridge Street/River Street intersection. •
The realignment of Glenshire Drive and improvements to the Glenshire Drive/Donner Pass Road
intersection will be completed as part of the implementation of this Master Plan. In accordance with
the General Plan, the EIR prepared for this Master Plan considered the potential construction of each
of the additional improvements listed above, including an eastern railroad undercrossing. The EIR
analyzed whether the improvements would serve to improve overall traffic flow in Downtown. As also
stated in the Town General Plan, considerations including the broader goals and policies of the Town
concerning circulation and connectivity, community character, and urban design within the Downtown
area may help determine that a particular improvement is unacceptable for reasons beyond those
related to traffic capacity.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 87
b. Pedestrian and Bicycle Networks
The Master Plan envisions an area where people often choose to walk and bike rather than drive. The
Railyard streetscape plays a critical role in supporting such alternative modes of transportation and
facilitating a livable community. The pedestrian and bicycle networks proposed by the Master Plan
are intended to achieve a high degree of internal connectivity within the Railyard, as well as external
connectivity with the networks in and around the Downtown in order to foster walking and biking.
Pedestrian routes within the Railyard are supported by a
connected network of sidewalks and trails, as shown in Figure
7-2. An integrated network of sidewalks and trails will link
public places, such as parks, event streets, and open spaces.
Pedestrian access through the Railyard will also be provided
on the multi-use trail along the railroad tracks and parking
area as well as along the Trout Creek Greenway. Pedestrian
connections into the Master Plan Area will be provided from
Commercial Row at Bridge Street and at Church Street.
The bike network within the Railyard Master Plan Area will
primarily conform to the roadway, as shown in Figure 7-3. The
majority of roads through the Railyard will be “bike friendly” with
either Class II bike lanes (on-street striped route) or Class III
bike routes (on-street, designated by signs only). However, angled parking along Donner Pass Road
Extension will preclude bike lanes on that roadway. Instead, a Class I bike path (completely separated
from the street) will be provided along Donner Pass Road Extension and will connect along Street C
to a Class I bike path along the Trout Creek Greenway.
The proposed bike network within the Railyard area will fully integrate with existing and proposed bike
networks in the vicinity. The Truckee Trails and Bikeways Master Plan shows existing and proposed
routes in the vicinity of the Railyard, while routes through the Railyard were not planned at the time.
Class II bike lanes are proposed along Donner Pass Road, Glenshire Drive, Brockway Road, and
East River Street, as shown in Figure 7-3. Bike lanes and paths will connect with these proposed
routes at the following intersections: Bridge Street and Donner Pass Road; Church Street and Donner
Pass Road; and Glenshire Drive and Donner Pass Road Extension.
Guidelines
ENSURE THAT THE PEDESTRIAN AND BICYCLE CIRCULATION GUIDING •
POLICIES IN THE MASTER PLAN AREA (DTSP, CHAPTER 4.B, PEDESTRIAN
AND BICYCLE CIRCULATION GUIDING POLICIES) ARE IMPLEMENTED. (G21)
PROVIDE PEDESTRIAN AND BICYCLE LINKAGES FROM THE RAILYARD •
MASTER PLAN AREA TO THE COMMERCIAL CORE, EVENT STREETS, AND
THE TROUT CREEK GREENWAY. (G22)
PROVIDE, TO THE EXTENT FEASIBLE, BICYCLE AND PEDESTRIAN ◦
LINKAGES THAT WILL HELP FACILITATE FUTURE CONNECTIONS FROM
THE RAILYARD AREA TO: (G23)
EAST RIVER STREET VIA A RAILROAD UNDER-CROSSING; AND ◦
TRUCKEE RIVER AND THE REGIONAL PARK VIA THE PEDESTRIAN BRIDGE. ◦
The Downtown Extension Character Area is envi-
sioned to have wide sidewalks similar to Commer-
cial Row, Truckee.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 88
c. Traffic Calming Concept
Traffic calming features reduce vehicle speed, thereby improving pedestrian and bicyclist safety
and fostering a pleasant experience along the street. Reduced speeds are also beneficial to retail
businesses as drivers can pause to view storefronts and may make spontaneous stops for shopping,
benefiting Railyard tenants the existing commercial Row.
Elements of the roadway design that contribute to slowing the speed of traffic through the Railyard
include: the realignment of Donner Pass Road to a T-intersection with the Donner Pass Road
Extension; the well-connected network of streets with short blocks; reduced street widths (consistent
with the existing downtown); on-street parking, mid-block pedestrian crossings, and striped and
signed bicycle routes.
d. Parking and Parking Management
Currently, parking in Truckee’s Commercial Core consists of public parking, including on-street and
surface parking lots, and private parking, including parking lots and employee parking areas.
A parking management strategy was implemented in 2005, which entails pay-to-park and time
restricted management strategies for public parking throughout the Commercial Core. Parking
surveys completed after implementation of the parking management program show a surplus of
parking spaces in the Commercial Core.
Parking in the Railyard Master Plan Area will be located primarily along Donner Pass Road Extension
in the railroad right-of-way, along streets, as well as in parking garages and surface lots in the
Figure 7-2: Pedestrian Circulation Plan
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LEGEND
Master Plan Area
1/4 Mile Radius
Points of Origin for 5 Minute Walk
Eastern Undercrossing Study Area
NORTH
0700
feet
7. Transportation and Circulation
Truckee Railyard Master Plan Page 89
Downtown Extension and Industrial Heritage District and on-site in the Industrial Heritage and Trout
Creek Districts. Parking will be managed and assessed on an area-wide or district level, instead of on
a parcel-by-parcel level.
The Master Plan policies seek to encourage walking and biking in the Master Plan Area through
a “park once” concept. This will apply in the Downtown Extension District where parking will be
provided in a central location, near new shops and destinations. This concept allows for shared
parking between various land uses, such as residential, commercial and office uses which have
different peaks in parking demand. Overall, the total amount of parking required to serve the area will
be reduced because parking spaces will be shared by various users, allowing land to be used more
efficiently. This concept relies on an appropriate mix of land uses with different peak demand times
and land use densities that facilitate pedestrian trips between destinations.
Not only is parking supply important to the parking concept for the Master Plan Area, but the location
of parking is a key factor in the parking concept. The integrity of the streetscape is often compromised
through the placement of parking garages or surface lots, which detract from the streetscape. Parking
garages should be subordinate to the primary street façade, with the ground floor wrapped in active
uses. Surface lots should be shielded by buildings. Both parking structures and lots should be
accessed from alleys, not from the main street.
Downtown Extension District. Parking in the Downtown Extension District will be provided in both
private parking garages and on-street public parking including surface parking in the railroad right-of-
way, as shown in Figure 7-4. Required parking may also be provided in off-site garages.
Figure 7-3: Bicycle Circulation Plan
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8080
NORTH
0700
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LEGEND
Master Plan Area
Proposed Class I Bike Trail
Proposed Class II Bike Lane
2025 General Plan Proposed
Class II Bike Lane
Existing Class III Bike Route
Alley
Eastern Undercrossing Study Area
7. Transportation and Circulation
Truckee Railyard Master Plan Page 90
Industrial Heritage District. Public parking in the Industrial Heritage District will also be provided
along Donner Pass Road Extension and on side streets. However, parking requirements must be
satisfied with on-site parking, and off-site spaces will supplement private parking.
Trout Creek District. Parking in the Trout Creek District will be primarily provided in on-site parking
spaces or garages. On-street public parking spaces will supplement private parking.
Standards
PARKING DESIGN SHALL COMPLY WITH EXISTING PARKING POLICIES WITHIN THE DTSP EXCEPT WHERE OTHERWISE •
NOTED IN THIS MASTER PLAN. FOR APPLICABLE POLICIES SEE DTSP, CHAPTER 3.E, GUIDING PARKING POLICIES. (S36)
Guidelines
Allow parking sheds along the railroad tracks to help define the public realm. (G24)•
Action Items:
7.1 Incorporate parking in the Master Plan Area into the existing Downtown Commercial Core
Parking Management Program. Public Parking within the railroad right of way shall be made
Figure 7-4: Parking and Transit Concept
feet
LEGEND
Master Plan Area
Union Pacific Railroad
Train Depot
TART Bus Stop
Parking Area - Parallel
Parking Area - Angled
Alley
Eastern Undercrossing Study Area
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7. Transportation and Circulation
Truckee Railyard Master Plan Page 91
available for use by the Downtown Parking Management Program at no land cost to the
Parking District.
e. Transit
Regional and local transit within Downtown Truckee currently utilizes the Truckee Depot, located
on Donner Pass Road across from Commercial Row, as a transit terminal. Regional transit options
include Amtrak, Greyhound and the Tahoe Truckee Airport shuttles. Local transit options include
four services: Dial-A-Ride, ski shuttles, Truckee Trolley,
and Tahoe Area Regional Transit (TART). Dial-A-Ride
is a demand-response service that offers rides at a pre-
scheduled time from the rider’s home Monday through
Friday from 8 am to 5 pm. Local ski shuttles provide
service from transit stops to ski resorts during the winter.
The Truckee Trolley offers three routes in the winter
and one route in the summer. Winter service is provided
from the Truckee Depot to Sugar Bowl, Truckee Depot
to Northstar, and Tahoe Sands Resort to Kings Beach
seven days a week from 7 am to 6 pm. Summer service is
provided from Truckee Tahoe Airport to West End Beach at
Donner Lake on Monday through Saturday from 9:15 am to
5:15 am.
TART services 30 miles along Lake Tahoe seven days a week from 6:30 am to 6 pm. The route
covers Tahoma on the west of Lake Tahoe to Incline Village on the east side of the lake with service
to Truckee via Highway 89. Connections to Amtrak and Greyhound are provided at the Truckee
Depot. TART is funded jointly by the Town of Truckee, Placer County, and Washoe County Regional
Transportation Commission.
The Town is exploring opportunities to enhance transit service and ridership in Downtown Truckee
and the extension of transit services into the Railyard Master Plan Area. Opportunities exist for
the introduction of a downtown trolley connecting the Railyard Master Plan Area with the existing
Downtown. Additionally, the location for an expanded downtown intermodal station. Master Plan
Area should be considered as a potential. In the future, should transit become more important that
auto parking, the surface parking currently planned within the railroad right-of-way could be reduced
in favor of an intermodal station. Figure 7-5 shows a concept of how an intermodal facility may be
implemented along Donner Pass Road Extension. Transit services, including precise locations for bus
stops within the Railyard Master Plan Area, will be finalized during the implementation phase of this
Master Plan.
Opportunities to improve the rail service to the Downtown and extend the Capitol Corridor routes
through to Reno could assist significantly in addressing weekend traffic congestion and provide
a viable option for regional travel. The redevelopment of the Truckee Railyard in conjunction
with passenger rail service improvements may enhance the opportunities for the Downtown as a
destination attraction for year-round visitors.
Action Items:
Train Depot, Truckee
7. Transportation and Circulation
Truckee Railyard Master Plan Page 92
7.2 Develop an Access Plan to incorporate transit services into the Railyard Area including TART,
Truckee Trolley, Dial-A-Ride and ski resort shuttles, as appropriate.
7.2 STREETSCAPE
This subsection contains street standards to ensure that the public realm in the Railyard Master Plan
Area, which consists of streets, sidewalks, and landscaped areas in the right-of-way, will foster a safe,
pedestrian friendly environment and facilitate movement within the area. These standards are general
and relate to the dimensions of the streetscape. Specific guidance for landscaping and paving
materials, street furniture, and lighting will be established through a Streetscape Plan, which will be
created by District prior to the first phase of development in that District.
The existing streetscape in Downtown Truckee exhibits a variety of right-of-way and travel lane
widths, parking configurations and pedestrian accommodations. These historic pedestrian scale
streetscapes are attractive to many visitors and residents, but do not entirely conform to the Public
Improvement and Engineering Standards (PIES) adopted by the Town of Truckee (2003).
In order for the Railyard area to integrate successfully into the fabric of the existing Downtown, the
new streetscape should be reflective of the existing streetscapes in the Downtown. However, the new
Figure 7-5: Intermodal Facility Concept Source: Acumen Engineering Company, 2007.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 93
street networks should address where possible shortcomings of the older street network including
travel lane, right-of-way widths, and inadequate snow storage and disposal areas that create traffic
and pedestrian safety issues and operational and maintenance challenges. Streetscape Plans shall
be reviewed and approved by the Town Engineer.
Action Items
7.3 Prepare a Streetscape Plan for each District within the Master Plan Area. The Streetscape
Plans shall be coordinated with existing downtown streetscapes and shall contribute to a
sense of visual continuity between Districts while allowing for unique and eclectic variations
between Districts. The plan shall provide details for curbs and gutters, parkway strips,
crosswalks, street furniture, transit shelters, landscaping, paving, lighting and signage.
Unless otherwise specified, the streetscape guidelines for the Downtown Commercial Core
shall apply in the Downtown Extension District (DTSP, Chapter 5.D through 5.J). Streetscape
Plans shall be subject to review and approval by the Town Engineer.
a. Components of the Streetscape
The streetscape consists of several basic components that are described briefly below. This
description provides the context for the street cross-section diagrams in the following section.
Right-of-Way. The right-of-way spans the roadway and includes: sidewalks, on-street parking, bike
lanes, and vehicle travel lanes. In areas that are more intensely developed, such as the Downtown
Extension District, the right-of-way typically abuts the building edge. In less intensely developed
areas, such as the Trout Creek District, the right-of-way abuts the front yard.
Vehicular Travel Lanes. The vehicular travel lane is located toward the center of the right-of-way.
Travel lanes throughout the Railyard are generally 10 feet in width, less than the 11- and 12-foot
Town standards for arterial and collector streets, respectively. This reduced width contributes to traffic
calming and is more consistent with the existing downtown roadway widths.
Bike Lane/Back Out. In areas with wider rights-of-way, bike lanes or back out areas are adjacent to
the travel lane. Both bike lanes and back out areas are typically 5 feet in width and provide a buffer
for snow removal along parking spaces. The bike lane provides striped or signed passage for bikes,
whereas the back out lane provides additional space for vehicular movement when maneuvering into
or out of an angled parking space.
On-Street Parking. On-street parking types in the Master Plan Area consist of angled parking and
parallel parking. Angled parking is located along Donner Pass Road Extension. Parallel parking
ranges from 7 to 8 feet wide and is located on throughout the Master Plan Area.
Sidewalks. Sidewalks throughout the Master Plan Area area vary in width depending on the types
of buildings and uses on the block. In commercial/retail areas, such as along Donner Pass Road
Extension, sidewalks a minimum of 12 feet wide. In the Trout Creek residential area, sidewalks are
typically 5 feet wide.
Roadway Edge. The roadway edge typically consists of a curb and gutter or a shoulder as well
as landscaped areas. Landscaped areas serve the dual purpose of providing aesthetic and
environmental benefits. Landscaped areas can create a buffer between pedestrians and traffic,
provide shade for pedestrians and parking areas, and in many cases will serve as a component in the
integrated stormwater management program.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 94
b. Street Standards for Snow Conditions
Special consideration shall be given to street design for the winter snow conditions in Truckee.
Street design shall incorporate the following standards to facilitate snow plowing and reduce conflicts
with automobiles and structures during winter weather conditions. Additionally, Chapter 8, Public
Infrastructure, describes snow storage standards and guidelines based on Development Code
SECTIONS 18.24.040.B.2. AND 18.30.130.
Standards
ASPHALT SHALL BE USED FOR VEHICLE TRAVEL LANES UNLESS THE TOWN ENGINEER APPROVES AN ALTERNATIVE. •
STAMPED ASPHALT AND CONCRETE MAY BE USED TO DELINEATE PEDESTRIAN FEATURES SUCH AS CROSSWALKS,
WHERE DETERMINED FEASIBLE BY THE TOWN ENGINEER. (S37)
STREET CORNERS SHALL HAVE MINIMUM RADIUS NECESSARY FOR FIRE TRUCK ACCESS. (S38)•
SPLITTER ISLANDS SHALL BE AVOIDED WHERE POSSIBLE. (S39)•
PROJECTIONS INTO TRAVEL LANES (SIDEWALK CROSSINGS, BULB OUTS, LANDSCAPE ISLANDS, ETC.) SHALL ALLOW A •
MINIMUM 10-FOOT TRAVEL LANE WITHIN THE AREA OF TRAFFIC CALMING. (S40)
SPACE BETWEEN TRAVEL LANES AND PARKED CARS SHALL BE PROVIDED TO ALLOW SNOW REMOVAL FROM THE •
TRAVEL LANE WITHOUT DAMAGING VEHICLES DUE TO THE WINDROW ACTION OF THE PLOWS. CLASS II BIKE LANES AND
THE BACK OUT LANES SERVE THIS PURPOSE DURING SNOW REMOVAL PERIODS. (S41)
STRUCTURAL COMPONENTS OF BUILDINGS (COLUMNS, ETC.) SHALL BE A MINIMUM OF • 12-INCHES “BEHIND” A CURB OR
SIMILAR RAISED FEATURE TO PREVENT DAMAGE DURING SNOW REMOVAL ACTIVITIES. (S42)
SIDEWALK AND PATHWAY MATERIALS, AS WELL AS STREETSCAPE DESIGN, SHALL BE APPROPRIATE FOR THE TYPE •
OF SNOW REMOVAL EQUIPMENT USED IN THE AREA. IF MECHANIZED EQUIPMENT SUCH AS SKID-STEER LOADERS OR
SMALLER WHEELED TRACTORS ARE USED, THE SIDEWALK MUST BE STRUCTURALLY DESIGNED FOR THE ANTICIPATED
WHEEL LOADS AND HAVE A RELATIVELY SMOOTH SURFACE, SUCH AS CONCRETE. IF A SMALL HAND OPERATED
SNOW BLOWER OR SHOVELS ARE USED, IRREGULAR SURFACES SUCH AS PAVERS OR STEPPING STONES MAY BE
ACCEPTABLE. (S43)
c. Street Standard Comparison with Engineering Standards
The right-of-way, street and parking dimensions shown for the street sections generally conform
with PIES, but in some locations widths are slightly narrower for a number of reasons including: the
desire to build upon existing streetscape character; provide passive traffic calming; allow space for
pedestrian corridors and maximize the amount of land available for development of buildings and
other private improvements. A comparison of the proposed improvements and PIES criteria is shown
in Table 7-1.
d. Street Cross-Section Diagrams
Cross-sections are provided for eleven areas within the Railyard, as shown in Figures 7-6 and 7-7.
The cross-sections provide a view of the roadway and the streetscape components which are located
in the right-of-way.
(1) Downtown Extension District. The streetscape in the Downtown Extension District
consists of Donner Pass Road, Donner Pass Road Extension, Church Street, and Street A. Street
B marks the boundary between the Downtown Extension District and the Industrial Heritage District.
Donner Pass Road will be re-aligned to create a T-intersection in the Railyard, and will provide north/
south access to the Railyard, as well as regional connections. Donner Pass Road Extension is the
7. Transportation and Circulation
Truckee Railyard Master Plan Page 95
primary collector providing access to the Railyard area as well as through the area, connecting to
Glenshire Drive, with angled parking provided on both sides of the street.
Church Street and the north/south streets, Street A and Street B, are local streets, providing
secondary access through the Railyard with parallel parking on one or both sides of the street. Alleys
provide access through the blocks.
(2) Industrial Heritage District. Donner Pass Road Extension provides access through
the Industrial Heritage District, with angled parking on both sides of the roadway near the
Downtown Extension, but no parking approaching the eastern terminus with Glenshire Drive.
Church Street also provides access through the area. Local streets, Church Street, Street B and
Street C, provide local access through the Railyard. Parallel parking and angled parking is provided
along portions of the streets. A lane or alley provides access between blocks.
(3) Trout Creek District. Church Street provides east/west access into the Trout Creek
District and Street B and Street C provide north/south access. North Lane provides access through
district. Parallel parking is provided on most local streets.
Table 7-1: Proposed Street Dimensions and Comparison with PIES
Street Type
Street
Section Location Proposed
Town
MinimumProposed
Town
StandardProposed
Town
StandardProposed
Town
Standard
Arterial
1 Donner Pass Road 89ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P
4 Donner Pass Road 82 ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P
5 Donner Pass Road 52 ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL -- --
Collector
2 Donner Pass Road Extension 100ft. 80 ft. 10 ft. 11 ft. 5 ft. BO 5 ft. BO 17 ft. A 17 ft. A
3 Donner Pass Road Extension 54.5 ft. 60 ft. 11 ft. 12 ft. 2.5 ft. SB 5 ft. SB -- --
7 Church Street (East) 59 ft. 80 ft.10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P
Local
.tf 08 .tf 46 B teertS 810 ft. 11 ft. 5 ft. BL 5 ft. SB 7 ft. P 8 ft. P
9 South Lane 35 ft. 60 ft. 10 ft. 12 ft. 2.5 ft. SB -- --
10 North Lane 52 ft. 80 ft. 10 ft. 11 ft. 2.5 ft. SB 5 ft. SB 7 ft. P 8 ft. P
1 Additional Widths Includes: BO: Back Out; BL: Bike Lane; andSB: Snow Buffer
2 Parking Types Include: AP: Angled Parking; andP: Parallel Parking.
6 Church Street (West) 57 ft. 80 ft.10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P
7. Transportation and Circulation
Truckee Railyard Master Plan Page 96
Figure 7-6: Street Cross-Section Key
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Truckee Railyard Master Plan Page 97
10’
200’ FEDERAL RAILWAY RIGHT-OF-WAY
20’17.5’
SECTION 1: Donner Pass Road Extension at Hotel Parcel
11’17’+42’
Parking Area Donner Pass Road
10’7’
Snow Storage Area
STCTBLTP
7’5’
T
5’
PBL
10’
S
30’
N S
89’ ROW
6’
LA AP
17.5’
AP
LEGEND
AP ANGLED PARKING
BL BIKE LANE
BO BACK OUT
CL CENTER LINE
CT CENTER TURN LANE
LA LANDSCAPED AREA
P PARALLEL PARKING
PL PROPERTY LINE
ROW RIGHT-OF-WAY
S SIDEWALK
SB SNOW BUFFER
SH SHOULDER
T VEHICULAR TRAVEL LANE
TR TRAIL
PL Lc
Figure 7-7: Street Cross-Sections
SECTION 2: Donner Pass Road Extension at Theater Block
10’
200’ FEDERAL RAILWAY RIGHT-OF-WAY
20’17.5’17’+42’
Parking AreaDonner Pass
Road Extension
10’17.5’17.5’
Snow Storage Area
STBOTAP
17’5’
T
5’
APBO
10’
TR
+28’
100’ ROW
6’
LAAP AP
N S
PL Lc
SECTION 3: Donner Pass Road Extension Approaching Glenshire Drive
11’11’
TLA
5’10’
TRS
5’+10’
T LA
54.5’ ROW
+30’
Ba
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Bioswale and
Snow Storage
LcPL
2.5’
SB
PL
+5’
LA
Note: Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way.
Note: Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 98
SECTION 6: Church Street West
7’
57’ ROW
10’10’8’5’5’
PSTTS
7’5’
PBLBL
Setbacks
Vary
(existing)
PL PL
N S LEGEND
AP ANGLED PARKING
BL BIKE LANE
BO BACK OUT
CL CENTER LINE
CT CENTER TURN LANE
LA LANDSCAPED AREA
P PARALLEL PARKING
PL PROPERTY LINE
ROW RIGHT-OF-WAY
S SIDEWALK
SB SNOW BUFFER
SH SHOULDER
T VEHICULAR TRAVEL LANE
TR TRAIL
Figure 7-7: Street Cross-Sections Continued
SECTION 4: Donner Pass Road South of Church Street
7’5’10’10’5’7’12’12’14’
STCTPPSBLTBL
W E
82’ ROW
PLPL
SECTION 5: Donner Pass Road North of Church Street
+5’10’
52’ ROW
12’10’5’5’5’
CTLABLSBLTT
W E
7. Transportation and Circulation
Truckee Railyard Master Plan Page 99
LEGEND
AP ANGLED PARKING
BL BIKE LANE
BO BACK OUT
CL CENTER LINE
CT CENTER TURN LANE
LA LANDSCAPED AREA
P PARALLEL PARKING
PL PROPERTY LINE
ROW RIGHT-OF-WAY
S SIDEWALK
SB SNOW BUFFER
SH SHOULDER
T VEHICULAR TRAVEL LANE
TR TRAIL
SECTION 7: Church Street East
+7’
59’ ROW
10’10’5’5’5’
S T T S
7’5’
P5’ to 25’
Setback
0’ to 15’
Setback
PL PL
Bio-Swale and
Snow Storage
BLBLLA
N S
SECTION 8: Street B
7’
64’ ROW
10’10’10’10’5’
PSTTS
7’5’
P
PL PL
BLBL+/- 5’
Setback
+/- 5’
Setback
W E
Figure 7-7: Street Cross-Sections Continued
+5’
LA
7. Transportation and Circulation
Truckee Railyard Master Plan Page 100
LEGEND
AP ANGLED PARKING
BL BIKE LANE
BO BACK OUT
CL CENTER LINE
CT CENTER TURN LANE
LA LANDSCAPED AREA
P PARALLEL PARKING
PL PROPERTY LINE
ROW RIGHT-OF-WAY
S SIDEWALK
SB SNOW BUFFER
SH SHOULDER
T VEHICULAR TRAVEL LANE
TR TRAIL
SECTION 9: South Lane
2.5’
35’ ROW
10’10’5’
STTS
5’2.5’
PL PL
0-15’
Setback
0-15’
SetbackSBSB
N S
SECTION 10: North Lane
5’
52’ ROW
10’10’5’5’2.5’
STTS
7’2.5’
P5’ to 25’
Setback
5 to 25’
Setback
PL
PL
LA
5’
LA
N S
SBSB
Figure 7-7: Street Cross-Sections Continued
7. Transportation and Circulation
Truckee Railyard Master Plan Page 101
SECTION 11: TC District Residential Alley
20’ ALLEY
T
5’10’
SB
N S
PL PL
T
10’5’
SB
LEGEND
AP ANGLED PARKING
BL BIKE LANE
BO BACK OUT
CL CENTER LINE
CT CENTER TURN LANE
LA LANDSCAPED AREA
P PARALLEL PARKING
PL PROPERTY LINE
ROW RIGHT-OF-WAY
S SIDEWALK
SB SNOW BUFFER
SH SHOULDER
T VEHICULAR TRAVEL LANE
TR TRAIL
Note: Section 11 pertains to a typical residential alley only.
Figure 7-7: Street Cross-Sections Continued
7. Transportation and Circulation
Truckee Railyard Master Plan Page 102
8
PURPOSE
This chapter provides general information regarding the design and development of public
infrastructure in the Railyard Master Plan Area; topics covered include snow storage, stormwater
infrastructure, public restroom facilities, and utilities (water, sewer, power, telephone and cable). This
section is intended to provide general guidance; more detailed specifications are available in the
Town’s Development Code and the Town’s Public Improvement and Engineering Standards.
Many communities look at downtown infrastructure improvements as an investment in the long-term
viability of mixed-use downtowns. While this chapter assumes the Public Works Department will be
responsible for maintaining standard infrastructure improvements (excluding utilities). The creation
of a separate entity, such as a maintenance district, funded by tax increment or a similar source, to
operate and maintain non-standard site improvements is also anticipated. This concept is especially
applicable to parking, snow removal and landscaping features.
8.1 SNOW STORAGE
Living in a community that receives over 200-inches of snow annually creates the need to address
snow removal and storage in a comprehensive manner. Snow removal on Truckee’s public streets is
conducted by the Public Works Department, and this Master Plan assumes that development within
the Railyard Master Plan Area will require Public Works snow
removal services. Efficient snow removal in the Downtown
Core is important to the success of the community for a
number of reasons, including:
Maintaining passable routes for emergency equipment, •
school buses and other essential government services;
Providing residents and visitors access to local commerce •
centers when outlying routes such as Interstate-80 to Reno
or Sacramento may not be passable;
Providing visitors a “safe-haven” during large storm events •
that may limit travel in outlying neighborhoods, especially
during peak visitor periods; and
Minimizing impact to downtown businesses, offices and residents during peak winter storm •
events.
a. Snow Storage Concept
The Master Plan Area Snow Storage Concept Plan highlights strategically located snow storage
areas, as shown in Figure 8-1. Snow removal is a three step process within the denser areas of
downtown involving: plowing of the travel lane and public parking areas; stockpiling the plowed snow;
and, as necessary, hauling the stockpiled snow to permanent disposal areas. As such, four types of
areas will facilitate snow storage in the Railyard Master Plan Area: (1) track buffer storage will occur
along the railroad tracks and buffer parking areas along Donner Pass Road Extension; (2) linear
storage will occur along streets within adjacent landscape areas; (3) T-intersections provide snow
Example of Winter Snow Storage at Church
Street
Truckee Railyard Master Plan Page 103
BLIC INFRASTRUCTURE88
8. Public Infrastructure
LEGEND
Master Plan Area
Snow Storage Area
Temporary Storage Area
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Linear Storage Along Streets
Stockpile and Off-haul
at T-Intersections
Eastern Undercrossing Study Area
feet
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Figure 8-1: Snow Storage Concept Plan
Truckee Railyard Master Plan Page 104
storage areas along park or landscaped areas; and (4) stockpile and off-haul sites will serve as the
transfer point for removal of snow from the area. Identification of the ultimate snow storage locations
will be required when off-hauling is proposed and the snow removal program is more fully developed.
The stockpiling and hauling steps of the snow removal process are very time consuming and
expensive since the snow is handled at least twice and in some cases three times. Currently,
the Town stockpiles snow in intersections and parking areas until time allows off-hauling to be
scheduled; however, this can result in reduced vehicle sight distances and loss of parking spaces.
While the temporary loss of spaces in the Downtown Core may be acceptable for 48 to 72 hours,
redevelopment of the Railyard presents the opportunity to establish both temporary and permanent
snow storage spaces that eliminate intersection encroachments and minimize lost parking. Properly
sited and designed snow storage areas can function in the summer as passive recreation areas and
serve as neighborhood pedestrian trail linkages.
b. Snow Storage Standards and Guidelines
Standards and design guidelines for snow storage should be considered in the development of snow
storage areas. General Design Guidelines, including applicable guidelines from Development Code
Section 18.24.040.B.2.m, are provided below.
Note: Snow storage will be accommodated within the Master Plan Area to the greatest extent feasible.
8. Public Infrastructure
Standards
The location and design of these areas should conform to the following criteria:
MAXIMUM DISTANCE BETWEEN STORAGE AREAS SHOULD BE • 300-FEET. (S44)
PRIVATE PROPERTIES SHALL PROVIDE ON-SITE SNOW STORAGE CONSISTENT WITH DEVELOPMENT CODE SECTION •
18.30.130 TO SATISFY THEIR RESPECTIVE REQUIREMENTS (50 PERCENT OF THE PAVED AREA) UNLESS THEY ARE
INCLUDED IN THE MAINTENANCE DISTRICT, OR PROVIDE AN ALTERNATE SNOW STORAGE LOCATION APPROVED BY THE
TOWN. (S45)
SNOW STORAGE SHALL NOT BE PERMITTED ACROSS PUBLIC SIDEWALKS. (S46)•
TEMPORARY STORAGE AREAS SHALL BE ACCESSIBLE TO LARGE EQUIPMENT FROM AT LEAST TWO SIDES TO ALLOW •
EFFICIENT LOADING DURING OFF-HAUL PERIODS. (S47)
STORAGE AREAS SHALL BE AVAILABLE DURING THE ENTIRE WINTER. SURFACE IMPROVEMENTS (TABLES, BENCHES, •
ETC) WITHIN THE AREAS SHOULD BE REMOVABLE OR STRATEGICALLY PLACED TO ALLOW MAXIMUM SNOW STORAGE
ON THE SITE. (S48)
STORAGE AREAS SHALL BE CONNECTED TO THE STORMWATER SYSTEM TO PREVENT FLOODING AS THE SNOW MELTS. •
DESIGNATED STORAGE AREAS SHALL INCORPORATE MEASURES TO REMOVE DEBRIS, SAND AND CHEMICALS PRIOR TO
DISCHARGE TO THE STORMDRAIN SYSTEM OR INFILTRATION INTO THE GROUND. (S49)
STORAGE AREAS MUST NOT BLOCK CORNER SIGHT DISTANCE AT DRIVEWAYS OR STREET INTERSECTIONS. (S50)•
LANDSCAPE PLACEMENT AND SPECIES SELECTION WITHIN STORAGE AREAS SHALL BE REVIEWED FOR FEASIBILITY •
AND SURVIVABILITY. TREES SHOULD NOT OVERHANG THE STORAGE AREAS TO PRECLUDE DAMAGE TO BRANCHES AND
FACILITATE SUN EXPOSURE. (S51)
THE MINIMUM DIMENSIONS OF A LINEAR STORAGE AREA SHALL BE • 10-FEET DEEP BY 75-FEET LONG. NON-LINEAR
AREAS SHALL BE AT LEAST 40-FEET IN ANY DIRECTION TO PROMOTE EFFICIENCY AND ALLOW SUFFICIENT STORAGE
CAPACITY FOR LARGE STORMS. (S52)
SNOW STORAGE SHALL BE ACCOMMODATED WITHIN THE MASTER PLAN BOUNDARIES TO THE GREATEST EXTENT •
FEASIBLE UNLESS OFF HAULING IS APPROVED BY THE TOWN ENGINEER. (S53)
Guidelines
Storage areas should be located at the end of a “straight” push from removal areas such as •
parking lots, and at T-intersections, where possible. (G25)
Residential and commercial streets without on-street parking should have a flush edge treatment •
(curbs level with roadway) to allow snow removal and window storage without damaging
infrastructure such as raised curbs and similar features. (G26)
Designated snow storage areas should be designed in a way that does not block visibility for •
motorists. (G27)
Snow storage areas should consider vegetation as well as solar access; do not locate snow •
storage in predominantly shady areas. (G28)
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. (G29)
The placement of infrastructure such as signage, street lamps and similar surface improvements •
should be offset from the storage area to prevent damage or limit pedestrian access. (G30)
Truckee Railyard Master Plan Page 105
8. Public Infrastructure
Action Items:
8.1 Establish a snow removal program for the entire Master Plan Area and each interim phase
of development within the Master Plan. On-street parking areas in the Downtown Extension
shall be included in the program. Important sidewalks throughout the Master Plan Area shall
be included in the program sufficient to maintain pedestrian circulation through the area
during winter months (DTSP, Chapter 4, Pedestrian Circulation Policy 1). The snow removal
program shall be developed in combination with the parking plan.
8.2 STORMWATER
The Stormwater Management Concept for the Railyard Master Plan Area identifies areas for
stormwater infiltration and treatment in the open space/park areas and landscaped parking areas in
the plan area, as shown in Figure 8-2. These areas will be designed to function together with on-site
stormwater management plans on individual properties to manage stormwater quality and quantity
consistent with Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB)
standards.
In compliance with federal Clean Water Act legislation, municipalities are developing alternative
stormwater treatment and drainage methods. Unlike pervious stormwater processing, which
expedited flow from the site into channelized storm drains and directly flowed into water bodies,
new stormwater systems, consistent with National Pollution Discharge Elimination System (NPDES)
regulations, attempt to mimic natural processes by retaining water on site, filtering out particles and
contaminants, and releasing water more slowly to downstream water bodies.
Low Impact Development (LID) achieves these water quality and management objectives through
urban design concepts, which mimic natural (pre-development) hydrologic processes through
reducing the amount and/or contiguity of impervious coverage, maintaining site infiltration and
disconnecting impervious areas. The Stormwater Management Concept for this Master Plan
emphasizes LID and utilizes landscaped areas to control stormwater at its source through small
scale localized features, in contrast to traditional stormwater control methods which require rapid
conveyance off-site and costly end-system treatment. These landscape features, referred to as
Integrated Management Practices (IMPs), typically result in multi-functional landscaped areas,
reduced drainage infrastructure requirements, improved water quality and reduced peak flows.
a. Stormwater Standards
The Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB) have
established standards for addressing both the quantity and quality of stormwater originating from
development in Truckee. Development within the Railyard Master Plan Area shall be subject to the
Truckee Development Code standards for Drainage and Stormwater Runoff (Section 18.30.050)
including: drainage and erosion control plan requirements for construction-period activities; treatment
of stormwater runoff (described below); erosion control measures for the operation period activities;
and maintenance requirements.
The Town standards require on-site retention of runoff from the 20-year, 1-hour storm, and the
quantity or rate of runoff for such a storm should not increase above the pre-development condition.
Furthermore, the storm drain system must be sized to convey a 10-year storm (10 percent chance
of occurrence in any one year) without system surcharge and a 100-year event (1 percent return
interval) without damage. Additionally, storm drains should be stenciled to inform the public that the
water drains to the river.
Truckee Railyard Master Plan Page 106
8. Public Infrastructure
The Lahontan RWQCB has set similar criteria concerning the “design storm” that must be addressed
with regard to treatment. Generally, the Lahontan Basin Plan mandates treatment of the 20-year,
1-hour storm, but does not regulate the storm drain infrastructure. Redevelopment of the Railyard
Master Plan Area will likely result in the issuance of a project specific National Pollutant Discharge
Elimination System (NPDES) permit by Lahontan RWQCB. The NPDES permit program requires all
point sources discharging pollutants into waters of the United States to obtain a permit.
b. Stormwater Design Guidelines
The following LID concepts are proposed to guide the redevelopment of the Railyard Master Plan
Area. While the density and types of uses proposed in each District within the Railyard may limit the
feasibility and effectiveness of specific recommendations below, these Design Guidelines should be
applied where practical in order for development to achieve the Town’s stormwater standards. Special
consideration should be given to sources that flow into Trout Creek and the Truckee River, including
properties along the creek and outfall from storm drains to the creek.
feet
LEGEND
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Stormwater Management Area
Trout Creek Greenway
Eastern Undercrossing Study Area
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Figure 8-2: Stormwater Concept Plan
Truckee Railyard Master Plan Page 107
8. Public Infrastructure
Guidelines
The following general project site design considerations should be applied to projects.
Reduce the amount of impervious surface where practical. Use pervious concrete or similar •
products in pedestrian areas not subject to sand or salt applications. (G31)
Separate runoff sources where feasible by creating discontinuity between impervious surfaces. •
When roof and sidewalk discharges are separated from parking and road runoff the result will be
lower flow rates and more options for downstream treatment. (G32)
Reduce peak flows and quantity of runoff by increasing the length of flow paths, increasing •
surface roughness, decreasing surface slope and using broader/wider channel shapes (i.e.
increasing the Time of Concentration). (G33)
Areas creating runoff should be divided into micro-watersheds for treatment near the source. Once
runoff from this mirco-watershed is quantified, the appropriate treatment system can be selected.
Possible types of IMPs for treatment and infiltration of runoff adjacent to the source include:
Bioretention Systems in parks and other public landscaped spaces to contain local runoff from •
parking lots, buildings and walkways. Use of these sites will require analysis to identify areas
where inundation is acceptable during periods of runoff;
Infiltration galleries under low traffic (parking areas and walkways) areas for parking lots, building •
and walkway runoff;
Drywells and dripline trenches for building roofs. Provisions must be incorporated in the design to •
protect foundations from settlement and saturation; and
Vegetated swales in street median strips to collect street runoff. Strips may also be used for snow •
storage. Swales subject to combined use must consider peak flow rates and the effectiveness
of the swale during the winter due to the tendency of plowed snow to condense and potentially
reduce the swale’s flow capacity. Damage to the swale may also occur due to the encroachment
of snow removal equipment into the swale. (G34)
While peak flows will be reduced by utilizing LID methodology, the storm drain infrastructure should
meet all Town of Truckee requirements and incorporate the following provisions:
All IMPs should include overflow provisions, be connected to the collection system and delineated •
“release point(s)” should be identified to prevent flooding during large events. (G35)
Combined snow storage and runoff collection areas may be designed with sufficient capacity to •
serve both functions including allowance for frozen surfaces, provided underground infiltration
galleries or the like are identified. The Town PIES currently do not allow this combined use;
however Lahontan’s Basin Plan does not contain this prohibition. Consideration should be given
to modification of this Town requirement for development within the Master Plan Area. Perforated
pipe, underdrains, or similar devices should be considered to discharge runoff at reduced rates
and maintain the capacity of the swale. (G36)
Large basins may be acceptable in some cases (especially as an interim solution during early •
phases of project build-out or within the railroad properties) and their locations should be limited
to non-residential areas to reduce hazards to public and minimize aesthetic issues. Basins should
be landscaped, the depth of water in the impoundment should not exceed 2-feet, the depth
to groundwater should be at least 4-feet, and provisions incorporated in the design to ensure
infiltration and prevent standing water for an extended period of time. (G37)
Truckee Railyard Master Plan Page 108
8. Public Infrastructure
The IMP systems must be maintainable, not require specialized equipment and function •
effectively under the various climatic conditions experienced in Truckee. (G38)
8.3 UTILITIES AND INFRASTRUCTURE
Utilities and infrastructure currently only serve a small portion of the Master Plan Area. New
connections will be established to serve the Railyard Area. A Railyard Servicing Preliminary Report
was prepared to determine the feasibility of extending infrastructure and utilities into the Railyard
Master Plan Area.1
Very little infrastructure exists in the Railyard Master Plan Area, with the exception of Church Street
and Trout Creek Road, as shown on Figure 8-3, and the utilities that are present are of insufficient
capacity to meet the utility demands anticipated under the Master Plan. However, the existing utility
systems surrounding the property are generally of adequate size, condition and proximity to be
extended to and serve redevelopment of the Railyard without extensive off-site improvements or
modifications.
This subsection also briefly outlines the potential connections for utilities within the Railyard Master
Plan Area. Preliminary capacity assessments have been completed based on an ultimate build-out of
the Railyard Area. Utility providers generally have sufficient capacity to support redevelopment of the
Railyard Area; however, infrastructure and utility provider assessments will be updated as required for
the implementation of this Master Plan.
a. Water
(1) Existing. Water is distributed at three locations in the Railyard Area from the Truckee Donner
Public Utility District (TDPUD) Northside Tank. A 10-inch TDPUD pipeline serves the Church Street
properties and terminates in the vicinity of the Truckee Tahoe Lumber Company buildings. A 6-inch
main on the north side of Trout Creek serves the residences along Trout Creek Road, while an 8-inch
diameter water main serves properties along East River Street.
(2) Proposed. A new water distribution system will be necessary to meet both domestic and
fire protection needs for development with the Railyard Master Plan Area. The layout and size
of the pipe network will be determined by fire flow demands, which are a function of type of use/
occupancy, building size and building construction materials. To meet the fire flow requirements, the
distribution system will likely be constructed of a 12-inch diameter main in the core of the Railyard.
The installation of 8- or 10-inch pipe may be possible in areas of lesser demand. The Railyard will be
served by the Northside Tank feeding the “Downtown Pressure Zone.” Because of limited capacity
of the reservoir, a connection to the 6170 zone through a pressure reducing valve station will be
required to provide extended free-flows.
While a hydraulic model has not been created for the Railyard, it is assumed that the distribution
system will connect to the Truckee Donner Public Utility District’s system at two locations
(Church Street and East River Street) in order to “loop” the system. In order to meet expected fire
flow storage demands, a connection to a 24-inch pipeline feeding the PPUD’s “6170” zone will likely
be required. While connection to the Church Street pipeline will be relatively straightforward as the
pipeline is accessible from the site, the condition of the existing pipeline must be confirmed. The East
River Street connection will require tunneling or boring under the Union Pacific tracks.
1 Acumen Engineering Company, 2004. Preliminary Report, Railyard Servicing Study. September 28.
Truckee Railyard Master Plan Page 109
8. Public Infrastructure
b. Sewer
(1) Existing. Within the Railyard Master Plan Area, Truckee Sanitary District provides waste
water collection services to properties on Church Street and residences on Trout Creek Road, which
are served by a small sewage pump station that discharges to the gravity main in the vicinity of the
lumber yard. The gravity main flows east under the balloon tracks and connects to the Easter River
Street main under the railroad tracks. The East River Street line crosses over the Truckee River under
the pedestrian bridge and discharges to the Tahoe Truckee Sanitation Agency 36-inch interceptor.
(2) Proposed. The lack of a usable on-site sanitary sewer system necessitates the construction of
a new collection system for uses within the Railyard Master Plan Area. The Railyard Master Plan Area
will function as a “tributary area” within the Truckee Sanitary District’s (TSD) service area. Portions of
the Church Street area west of Donner Pass Road and the pump station serving the homes north of
Trout Creek must be connected to the new collection system.
Discharge of the sewage into the TSD system on East River Street will likely include the installation of
a sewage lift station at the east end of the project where the TSD system crosses the Truckee River,
to handle peak flows. As with the water connection, the project will require a new pipeline under the
railroad tracks. Wastewater will flow to the Tahoe Truckee Sanitation Agency’s 36-inch interceptor on
the south side of the Truckee River, which has sufficient capacity for the Railyard Master Plan Area
redevelopment.
LEGEND
NORTH
0500
Master Plan Area
Natural Gas
Telephone
Overhead Electricity
Potable Water
Sanitary Sewerfeet
80 DONN
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Figure 8-3: Existing Utilities Plan
Truckee Railyard Master Plan Page 110
8. Public Infrastructure
c. Gas and Electrical Power
(1) Existing. Overhead power lines serve the western portion of the Railyard Master Plan Area
along Church Street, connecting through the lumber yard. Lines from the Truckee Donner Public
Utility District “Truckee Substation” on East Jibboom Street serve properties on Trout Creek Road. An
underground feed is also present along Church Street from Donner Pass Road to the lumber yard.
Off-site power lines serve East River Street.
Southwest Gas provides natural gas service to the Railyard Master Plan Area. A 2-inch mainline
exists on Church Street. Off-site mains include the western section of East River Street and the area
of East Jibboom and Keiser Avenue. There is a 4-inch main on Glenshire Drive which terminates
approximately 400-feet west of the Highway 267 Bypass Bridge.
(2) Proposed. Electrical utility service connections are required for new development in the
Railyard Master Plan Area. The on-site power system will likely connect from the existing aerial
line on Glenshire Drive and “loop” through the underground system on Church Street. The Truckee
Development Code requires new development be served by an underground system and it is very
likely that the existing aerial system will be removed as a part of development of the Railyard Master
Plan Area. The TDPUD electric distribution system consists of four substations within the service
area with enough redundant capacity to serve the area if any one of the stations went out of service.
The “Truckee Substation” was significantly upgraded five years ago with the installation of new
transformers and regulators and will serve the Railyard Master Plan Area.
Natural gas will be distributed through an on-site pipe system designed by Southwest Gas. The
point(s)-of-connection are likely to include the existing pipeline on Church Street and a mainline
extension and connection from either Keiser Avenue or Glenshire Drive to the site. The Southwest
Gas distribution system in Truckee is described as “strong” by the SW Gas Engineering Department.
Sufficient capacity exists within the system to supply the project with adequate connections to the
distribution system.
d. Telephone and Cable Service
(1) Existing. SBC Communications provides telephone service along Church Street and on the
aerial j-pole systems serving Glenshire Drive and East River Street. Sudden Link Communications
television service is currently available on Church Street, at the western-most portion of the Railyard
Master Plan Area.
(2) Proposed. Telephone and cable television on-site distribution systems are required for
development with the Railyard Master Plan Area. Telephone will be served by a trunk line in Donner
Pass Road and cable television service will be provided via a connect from Glenshire Drive or Church
Street.
e. Public Restroom Facilities
Public restroom facilities are an important component of the public infrastructure system and should
be incorporated into public parks and civic buildings. This chapter does not provide detailed guidance,
but instead refers the reader to the Downtown Specific Plan (DTSP), Chapter 6.C Public Restroom
Facilities. As required by the DTSP, public restroom facilities will be incorporated into the Master Plan
Area as described in Chapter 6, Public Places, of this Master Plan.
Truckee Railyard Master Plan Page 111
8. Public Infrastructure
Action Items
8.2 Prior to implementation of each phase of development, the project developer shall
work with the appropriate utility agencies and the Town Engineer for approval of a
detailed Infrastructure Master Plan for water, sewer, stormwater, electrical, gas, and
telecommunication services and roadway extensions and improvements to allow the
anticipated mix of land uses within each phase of development.
Also see Action Item 6.1 which requires the establishment of a maintenance district.
Truckee Railyard Master Plan Page 112
9
Truckee Railyard Master Plan Page 113
PURPOSE
A key objective of the Railyard Master Plan is the integration of the public and private realm to provide
a network of places that connect to and complement Commercial Row and to offer up a sequence
of unfolding spaces that inspire people to walk and to linger in Downtown Truckee. This chapter
provides implementation measures for these improvements, and a discussion of project phasing. This
chapter also includes the Action Items listed throughout the Master Plan. Timing and implementation
of the Master Plan EIR mitigation measures are outlined in the Mitigation Monitoring and Reporting
Program (MMRP, Appendix C).
9.1 IMPLEMENTATION MEASURES
Implementation of the Master Plan will focus on allowing the project to grow organically, developing
the Master Plan in phases that grow east from the existing commercial uses in Downtown Truckee,
and creating flexible spaces and transitional uses that will evolve over time as the market permits.
Understanding these key elements, it is still important to plan for adequate utility corridors and to
ensure that the appropriate planning processes are completed and the Master Plan has undergone
adequate environmental review. Implementation measures that shall be completed as part of, or
prior to, development within the Railyard Area and the Action Items throughout this Master Plan are
provided in Table 9-1, at the end of this chapter.
9.2 PROJECT PHASING
In general, the Railyard Master Plan Area will be developed from west to east, with the first phase
of development to include mixed land uses with ground floor retail as an extension of Commercial
Row. The entire Railyard Area is intended to develop over a period of approximately 10 to 20 years,
with build-out to street C targeted for 5 to 10 years and build-out of the remaining Master Plan Area
targeted for 15 to 20 years. Residential development will be incorporated into each District of the
Master Plan. Figure 9-1 shows proposed modifications to existing site conditions. Figure 9-1 also
includes a proposed expansion of the Truckee-Tahoe Lumber Company yard within the Master
Plan Area, illustrated in greater detail in Figure 9-2. The proposed expansion will provide space
within the lumberyard property for activities currently taking place on the Railyard, including snow
storage, truck maneuvering and queuing, and customer parking. Lumberyard employee parking, also
currently on the Railyard, will temporarily be shifted eastward as part of Phase 1, and eventually be
accommodated in Parking District employee lots south of Donner Pass Road Extension and east of
Street B. These changes will allow Truckee-Tahoe Lumber Company to continue its operations within
the Master Plan Area indefinitely, but without precluding the possible future redevelopment of its
expanded property in a manner consistent with the Master Plan.
Development of the Railyard Area from west to east is not only desirable from a land use planning
perspective; it is also highly desirable from a utility and infrastructure phasing standpoint. Project
P LEMENTATION AND PHASING99
9. Implementation and Phasing
Truckee Railyard Master Plan Page 114
LUMBER YARD
EXPANSION AREA
FUEL PUMPS TO
BE RELOCATED
COMMERCIAL
BUILDING TO BE
REMOVED
RAILROAD YARD
OFFICE AND SIDING
TO BE RELOCATED
EXISTING LUMBER
YARD EMPLOYEE PARK-
ING TO BE RELOCATED
TEMPORARY
BALLOON TRACK
ALIGNMENT
REPLACEMENT RAIL-
ROAD YARD OFFICE
AND SIDING
100 YEAR ANTICIPATED
FLOOD PLAIN
RELOCATED LUMBER
YARD EMPLOYEE
PARKING IN PARKING
DISTRICT EMPLOYEE
LOT
RELOCATED BALLOON TRACK
EXISTING BALLOON
TRACK
Figure 9-1: Proposed Modifications to Key Site Conditions Source: Acumen Engineering Company, 2007.
phasing is very important in planning the on-site utility system and infrastructure construction. The
utility service systems (see Chapter 8 for a discussion of utility improvements) can be expanded from
existing lines within developed portions of the Town in an easterly direction to serve each particular
phase of development.
Phase 1A would include an extension of commercial and residential uses of compatible scale and
character to Commercial Row. The proposed scope Phase 1A is shown in Figure 9-3. Phase 1A
9. Implementation and Phasing
Truckee Railyard Master Plan Page 115
Figure 9-2: Expansion of Truckee - Tahoe Lumber Company Source: Acumen Engineering Company, 2007.
9. Implementation and Phasing
Truckee Railyard Master Plan Page 116
Temporary snow
storage and storm
water retention
Relocated temporary TTL
employee parking for
Phase 1A
Figure 9-3: Proposed Phasing Plan for Phase 1A Source: Acumen Engineering Company, 2007.
would include:
17,000 square feet of new retail and restaurant space;•
16,000 square feet of live/work and work/live space; •
36 residential units; and•
a 52-room boutique hotel.•
-RECONFIGURE EXISTING LEASED TOWN PARKING LOT
-REMOVE COMMERCIAL BUILDING
-RELOCATE CARD-LOCK FUEL STATION
-RELOCATE UPRR YARD OFFICE AND STORAGE TRACKS
-TEMPORARILY RELOCATE TTL EMPLOYEE PARKING
-RELOCATE AND EXTEND DONNER PASS ROAD
-IMPROVE CHURCH STREET
-RELOCATE AND EXTEND UTILITY SERVICES
-PROVIDE TEMPORARY SNOW STORAGE AND STORM WATER RETENTION ON PARCEL 4
-CONSTRUCT TEMPORARY VEHICULAR ALLEY EAST OF PHASE 1A
-CONSTRUCT PHASE 1A OPEN SPACE
-CONSTRUCT HOTEL BLOCK
-CONSTRUCT WESTERLY PORTION OF THEATER BLOCK
PHASE 1A:
PARCEL DELINEATOR
PHASING LEGEND
9. Implementation and Phasing
Truckee Railyard Master Plan Page 117
Relocated temporary
TTL employee parking
for Phase 1A
Temporary snow storage
and storm water retention
Figure 9-4: Proposed Phasing Plan for Phase 1B Source: Acumen Engineering Company, 2007.
The proposed scope of Phase 1B is shown in Figure 9-4. Phase 1B would include:
10,000 square feet of new retail and restaurant space;•
16,000 square feet of theater space;•
8,000 square feet of work/live space; and•
34 residential units•
PHASE 1A:
- Reconfigure existing leased town parking lot
- Remove commercial building
- Relocate card-lock fuel station
- Relocate UPRR yard office and storage tracks
- Temporarily reconfigure UPRR balloon track
- Temporarily relocate TTL employee parking
- Relocate and extend Donner Pass Road
- Improve Church Street
- Relocate and extend utility services
- Provide temporary snow storage and storm water retention
on Parcel 4
- Construct temporary vehicular alley east of Phase 1A
- Construct Phase 1A open space
- Construct Hotel Block
- Construct westerly portion of theater block
Phase 1B:
- Relocate SPPC transmission lines
- Relocate UPRR balloon track
- Realign Glenshire Drive to accommodate new balloon
- Restore Trout Creek through Reach 5, including new DPRE
and railroad crossings
- Improve and extend Church Street to new TTL driveway
- Extend Donner Pass Road to new Glenshire Drive intersec-
tion
- Construct parking lots south of DPRE from DPR to Street B;
provide temporary Phase 1 parking in lots between streets
A and B
- Construct permanent pedestrian alley through theater block
- Construct Street A
- Relocate and Extend utility services
- Provide temporary snow storage and storm water retention
on Parcel 4
- Construct remaining portion of Theater
9. Implementation and Phasing
Truckee Railyard Master Plan Page 118
Figure 9-5 shows conceptual site plan of Phases 1A and 1B. Buildings within Phase 1A and 1B would
be 2 to 3 stories tall, with a maximum height of 50 feet. Required land uses within Phase 1 include
a hotel or a multi-screen movie theater. Additional desirable land uses include small shops and
restaurants. All development within Phase 1 will be subject to the development standards and design
guidelines within Chapter 5 of this Master Plan.
The railroad operations will be relocated to the eastern-most portion of the project prior to construction
on the Theater Block will require construction of new temporary and/or permanent utility infrastructure
until the remainder of the project “catches up.” While providing “early” utility service to the railroad
operations building is challenging, the relatively small demands associated with a building/use of this
type allow the consideration of a number of alternatives to meet the building’s needs. Prior to any
development in the Master Plan, the developer shall provide confirmation from Union Pacific Railroad
that the balloon track can be relocated. It should be noted that construction of the Hotel Parcel
and the western portion (including the alley if necessary) of the Theater Block may occur without
relocating the balloon track or realigning Glenshire Drive, provided that the Town secures right-of-way
to accommodate these future needs. Construction of the remainder of the Theater Block and any
further development within the Master Plan Area shall only proceed after relocation of the balloon
track and realignment of Donner Pass Road to Glenshire Drive improvements are complete.
Figure 9-5: Conceptual Site Plan for Phase 1A and 1B Source: Landscape Office, 2007.
Phase 1APhase 1B
Hotel
Parcel Theater Block
9. Implementation and Phasing
Truckee Railyard Master Plan Page 119
Table 9-1: Implementation Measures and Action Items
No.Implementation Measures/Action ItemsTiming Responsible
Party
1 Development Agreement. Prior to any land use approvals
or development activity in the Master Plan Area, the Town
and the developer shall enter into a Development Agree-
ment.
Prior to any land use
approval or building
permit issuance.
Developer/Town
2 Additional Economic Analysis. Prior to construction of
Phase 2 of the Master Plan, additional economic impact
analysis shall be completed. The analysis shall reevaluate
the findings of the Railyard Master Plan Economic Analysis
dated March 20, 2009, prepared by Strategic Economics,
to determine if development proposed beyond Phase 2 is
appropriate for Downtown Truckee. The Town shall consider
the report findings prior to any new construction in Phase 2
and may modify the Master Plan based on the report find-
ings. For purposes of this implementation measure, Phase
2 is the development stage following the theater block and
hotel block conceptually shown in Figure 9-5.
Prior to development of
Phase 2.
Developer
3 Infrastructure Plan. Prior to implementation of each phase
of development, the project developer shall work with the
appropriate utility agencies and the Town Engineer to create
of a detailed Infrastructure Plan for water, sewer, storm-
water, electrical, gas, and telecommunication services and
roadway extensions and improvements necessary for the
anticipated mix of land uses within each phase of develop-
ment. (Action Item 8.2)
Prior to any land use
approval or building
permit issuance.
Developer
4 Union Pacific Agreement. The developer shall submit writ-
ten confirmation from Union Pacific Railroad confirming that
the relocation of balloon track is acceptable to Union Pacific
Railroad and the balloon track can, in fact, be relocated.
Right-of-way for the balloon track relocation shall also be
secured.
Prior to issuance of
any building permits
for development in the
Master Plan Area.
Developer
5 Maintenance District. Establish a Maintenance District to
ensure public spaces, streets, creeks and other infrastruc-
ture are properly maintained. The District shall fund the
maintenance of sidewalks, trails, landscape, snow removal
and off-haul, ongoing transit subsidy, and other mainte-
nance/public services to the extent those services are not
typically provided by the Town. The services to be provided
and an outline of the terms and conditions of the Mainte-
nance Agreement shall be included as part of the Develop-
ment Agreement to be entered into prior to approval of the
first phase of development. (Action Item 6.1)
To be determined in
Development Agree-
ment.
Developer/Town
6 Financing. The financing of infrastructure improvements
within the Master Plan area shall be formalized within a
Development Agreement between the Town and the project
developer.
To be determined in
Development Agree-
ment.
Developer/Town
9. Implementation and Phasing
Truckee Railyard Master Plan Page 120
No.Implementation Measures/Action ItemsTiming Responsible
Party
7 Affordable Housing. Housing options within the Master
Plan should include a mixture of housing types to support
and serve the needs of employees, first time home buy-
ers and young families. A program for providing affordable
housing within the plan area should be created to balance
the interests of the Town, the residential homeowners
(current and future), and project development applicants in
compliance with the General Plan. This program shall be
formalized within a Development Agreement between the
Town and project developer.
To be determined in
Development Agree-
ment.
Developer/Town
8 Streetscape Plan. Prepare a Streetscape Plan for each
District within the Master Plan Area. The Streetscape Plans
shall be coordinated with existing downtown streetscapes
and shall contribute to a sense of visual continuity between
Districts while allowing for unique and eclectic variations
between Districts. The plan shall provide details for curbs
and gutters, parkway strips, crosswalks, street furniture,
transit shelters, landscaping, paving, lighting and signage.
Unless otherwise specified, the streetscape guidelines for
the Downtown Commercial Core shall apply in the Down-
town Extension District (DTSP, Chapter 5.D through 5.J).
Streetscape Plans shall be subject to review and approval
by the Town Engineer.
Prior to any land use
approval or building
permit issuance within
each District.
Developer
9 Master Sign Program. The design and placement of
signage throughout the Master Plan Area and within each
District will affect the character of the development and its
sense of place. Master Sign programs will be prepared for
each District prior to any development occurring. The sign
programs shall address sign standards (e.g., size, height,
and area) and design guidelines (e.g., materials, lighting,
and shape) for commercial signs (advertisement and identi-
fication) and public signs. The following sign guidelines are
excerpted from the Downtown Specific Plan to provide a
foundation for the sign program that will be created for the
Master Plan Area.
(1) Sign Context. Signs should be subordinate to the
overall building composition and should not cover
architectural features that are important to the
overall building design.
(2) Sign Types. Appropriate signs include flush-
mounted wall signs, awning signs, window signs
and projecting signs. Freestanding signs and
building directory signs may also be considered.
(3) Sign Materials. Sign materials and colors should
be compatible with the design theme and materials
of the structure on which it is placed.
(Action Item 5.1)
Prior to any land use
approval or building
permit issuance within
the Downtown Exten-
sion and the Industrial
Heritage Districts.
Developer
10 Access Plan. Develop an Access Plan to incorporate tran-
sit services into the Railyard Area including TART, Truckee
Trolley, Dial-A-Ride, and ski resort shuttles, as appropriate.
(Action Item 7.2)
To be determined in
Development Agree-
ment.
Developer
9. Implementation and Phasing
Truckee Railyard Master Plan Page 121
No.Implementation Measures/Action ItemsTiming Responsible
Party
11 Parking Management Plan. Incorporate parking in the
Master Plan Area into the existing Downtown Commercial
Core Parking Management Program. Public parking within
the railroad right of way available for use by the Downtown
Parking Management Program at no cost to the Parking
District. (Action Item 7.1)
To be determined in
Development Agree-
ment.
Developer/Town
12 Snow Removal Program. Establish a snow removal pro-
gram for the entire Master Plan Area and for each interim
phase of development with the Master Plan Area. On-street
parking areas in the Downtown Extension shall be included
in the program. Important sidewalks throughout the Mas-
ter Plan Area shall be included in the program sufficient
to maintain pedestrian circulation through the area during
winter months (DTSP, Chapter 4, Pedestrian Circulation
Policy 1). The snow removal program shall be developed in
combination with the parking plan. (Action Item 8.1)
Prior to any land use
approval or building
permit issuance within
each District.
Developer/Town
13 Sun/Shade Analysis. Prior to design approval of each
phase of development, the project developer shall complete
a shade and shadow analysis for the proposed project area.
The analysis is a tool to aid in optimizing solar exposure
for the reduction of energy consumption, the unique
requirements snow and winter conditions, and to create
pleasant streetscapes and functional projects. The analysis
shall indicate seasonal sun exposure on streets, sidewalks,
public places, and adjacent structures and shall ensure
that the proposed project design considers the impact of
microclimates on the functionality of spaces, consistent with
this Master Plan.
Prior to any land use
approval or building
permit issuance.
Developer/Town
14Coordinate the design of public open space areas with the
Truckee Donner Recreation and Park District, the entity
responsible for establishment and maintenance of park
facilities (per DTSP chapter 9, Park and Gateways). (Action
Item 6.2)
Ongoing after imple-
mentation of the Rail-
yard Master Plan.
Developer/Town
15Coordinate the design and location of proposed trailheads
within the Master Plan Area with the Truckee River
Watershed Council and provide opportunities for facilitated
community input throughout the design process.
(Action Item 6.3)
Ongoing after imple-
mentation of the Rail-
yard Master Plan.
Developer/Town
16Consider moving the linear park from Street C to Street
B as part of the Streetscape Plan for the Trout Creek and
Industrial Heritage District
Prior to development in
the TC and IH district.
Developer/Town
17 Pedestrian/Bicycle Crossing Study. Prepare a feasibility
study for an eastern undercrossing, overcrossing, or at-
grade crossing for pedestrians and bicycles. The purpose
of the study is to determine if and when the crossing is
necessary, feasible designs, and financing of a crossing if
the study finds an improvement is necessary.
Prior to completion of
Phase I.
Developer
9. Implementation and Phasing
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No.Implementation Measures/Action ItemsTiming Responsible
Party
18 Focused Intersection Study. Reevaluate the timing
and improvements for the West River Street/McIver
Crossing intersection, the Donner Pass Road/West River
Street intersection, and Donner Pass Road/Bridge Street
intersection, in accordance with General Plan Circulation
Policy P2.3.
Prior to issuance of
any building or grading
permits, or approval of
any improvement or
streetscape plans.
Town
10
PURPOSE
The purpose of this chapter is to provide administrative procedures for adoption and maintenance
of this Master Plan, and to provide guidelines for project approval for buildings and uses within the
Master Plan area. Adherence to the provisions of this chapter will ensure that development within the
Railyard Area complies with the goals and policies of the Railyard Master Plan.
10.1 ADOPTION OF THE MASTER PLAN
This Master Plan is adopted under the authority of Chapter 18.174 of the Town of Truckee
Development Code, which establishes provisions for Master Plans when required by the Downtown
Specific Plan. As indicated by Truckee Development Code Sections 18.174.030 and 18.174.060,
the Planning Commission must conduct a public hearing to consider the adoption of the Railyard
Master Plan, and forward a written recommendation to the Town Council. The Town Council shall then
conduct a public hearing to take action on the Master Plan. The Town Council may approve the plan,
deny the plan, or may adopt the plan with changes, subject to all of the following findings:
A. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the
immediate environment, neighborhood, and adjacent properties relative to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual integrity, and orientation.
B. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and
workable relationship with surrounding uses and activity.
C. Appropriate parking and loading shall be established for all uses.
D. The Master Plan is consistent with the Development Code, the General Plan, and the Downtown
Specific Plan.
E. Natural and/or geologic hazards that affect the property shall be identified and mitigated.
F. Site plan, building design and location, and open space provisions shall be designed to produce
a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
G. The circulation system shall be designed to address on and off-site traffic circulation for both
vehicles and pedestrians.
H. Functional and aesthetic landscaping and open space shall be incorporated into the Master Plan
to optimize and preserve natural features, recreation, views and function.
I. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship
throughout the development of the Master Plan.
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10. Master Plan Administration
10.2 AMENDMENTS TO THE MASTER PLAN
Major and minor amendments to this Master Plan are defined and permitted as detailed below.
a. Minor Amendment
Minor amendments to this Master Plan include adjustments to right-of-way alignments and
dimensions, location and configuration of parks and open spaces, modifications to design guidelines,
and the transfer of density permitted by the Maximum Allowable Development between Districts.
Minor modifications consistent with the Master Plan findings listed within this Chapter, may be
approved by the Community Development Director. All minor modifications shall be indicated on a
revised development plan, and approved changes shall be noted, signed, dated, and filed by the
Director. Notification of a proposed minor amendment and the Director’s action on the amendment
shall be provided to all property owners within or adjacent to the Master Plan area that may be
affected by the amendment as determined by the Director. The notification shall include a statement
describing the amendment and the action of the Director.
b. Major Amendment
Major modifications include changes to the Master Plan Area boundary (e.g., to include or remove
property from the Master Plan Area), changes to development standards, changes to goals and
policies of this Master Plan, and an increase in the Maximum Allowable Development.
Requests for major amendments to a Master Plan shall be reviewed and approved by the Town
Council. A proposed major amendment shall be subject to public hearings before both the
Commission and Council before its approval, as follows:
1. Commission hearing. The Director shall schedule a public hearing on the proposed major
amendment. The hearing shall receive public notice and be conducted in compliance
with Truckee Development Code Chapter 18.180 (Public Hearings). After the hearing, the
Commission shall forward a written recommendation, with appropriate findings to the Council.
2. Council’s action.
a. A public hearing on the major amendment shall be scheduled before the Council. The
hearing shall be noticed and conducted in compliance with the Truckee Development
Code Chapter 18.180 (Public Hearings).
b. After the hearing, the Council may approve the amendment, may deny the amendment,
or may approve the amendment with changes, with appropriate findings in compliance
with Truckee Development Code Section 18.174.060 (Findings and Decision).
10.3 MONITORING THE M.A.D.
The Town will monitor and publish the amount of development that occurs after adoption of the
Master Plan in a form to be determined by the Community Development Director. Updates to this
summary of development will occur each time new development is proposed or approved within
the Master Plan Area. When the M.A.D. is reached in any District, either in housing units or square
footage, no further development in that category may be permitted without an amendment to the
M.A.D. provisions.
(1) Tracking the M.A.D. Upon issuance of a Building Permit, a project shall be deemed to be
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10. Master Plan Administration
entitled to the number of dwelling units or square footage specified in the Building Permit, but such
entitlement shall expire unless construction commences for such units or square footage within two
years of the date of issuance of the Building Permit and is completed within five years from the date
of permit approval. No Building Permit may be issued to allow a net increase in development in
excess of the M.A.D. in any category as specified in the Master Plan.
The Community Development Department shall at all times maintain a publicly available •
record of:
The total number of allowable units and square footage in each District within the Master Plan •
The total number of units and square footage in each District for which entitlement has been •
granted
The total number of allowable units and allowable square footage in each District remaining •
available.
(2) Modifying the M.A.D. Not later than 30 days after the granting of entitlement to 80% or more
of the Allowable Units or any of the Allowable Square Footage totals in any District, the Community
Development Director shall report to the Town Council the crossing of the 80% threshold and the
Town Council may, but is not required to, initiate consideration of an amendment to the Master Plan to
increase the M. A. D. Such an action would require additional CEQA review.
Transferring M.A.D between Districts (e.g., reducing units in the Downtown Extension and
increasing permitted units in the Trout Creek) is permitted subject to approval of a Minor Master Plan
Amendment.
10.4 PROJECT APPROVAL PROCESS
Each application for a project within one of the Districts defined by this Master Plan (See Chapter 5)
will be reviewed by the Town for conformity with the Railyard Master Plan Standards and Guidelines
described within Chapter 5, Development Standards and Guidelines. Land within the Master Plan
Area that is designated as an existing Truckee Development Land Use Zone including property
designated: Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown
Manufacturing/Industrial (DM), Downtown Railroad (DRR), Public Facilities (PF), Open Space (OS)
and Recreation (REC) is subject to the project approval process outlined in the Truckee Development
Code.
a. Project Review
Applications for development approvals shall be filed with the Community Development Department.
Proposed projects must conform to all District “Standards.” Applications will be deemed incomplete
if they do not conform to the District Standards and will be returned to the applicant for revision.
Applications must strive to meet the District “Guidelines”, but applicants may propose alternate ways
to achieve the goals of the Guidelines. Prior to submitting a formal application, the project applicant
may request preliminary plan review to discuss the project and Master Plan issues that may effect its
design. Submittal requirements provided in the “Pre-Application Checklist” must be submitted in order
for the plan review to be scheduled. Applications that the Community Development Department have
determined to be complete shall be processed as follows:
1. The preparation and filing of applications for land use permits shall include the appropriate land
use application forms provided by the Community Development Department, and all information
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10. Master Plan Administration
and materials required by the Application Submittal Checklist list provided by the Community
Development Department for the specific land use application.
2. Applications shall be filed with the Community Development Department; and
3. It is the applicant’s responsibility to provide evidence in support of the findings required for the
approval of the application by this Chapter.
4. Applications may be made by the owner of the subject property or by a lessee or any other
person, with the written consent of the property owner.
5. Any land use permit required by this Master Plan shall be filed with the Director, processed and
approved before the approval of any Building, Grading, or other construction permit or other
authorization required by the Municipal Code or the Development Code for the proposed use or
structure.
6. Historic Preservation Advisory Commission Review—HPAC shall review, comment, and make
recommendations on any actions that may impact designated and potential resources, or
related neighboring property within public view in the HP-Overlay District, in the Railyard Master
Plan boundary, as determined by the Community Development Director. HPAC would be able
to review and comment during the environmental and project review of such actions.
7. Truckee Fire Protection District—A Will-Serve letter shall be obtained from the Truckee Fire
Protection District of Nevada County prior to the issuance of any construction permits by the
Town.
(1) Large Projects - Over 15,000 square feet or more of gross floor area or twenty or more
residential units. Large projects shall be reviewed and approved by Development Permit. Incremental
or phased developments shall be treated on a cumulative basis.
Application and Authority. Applicants for large projects shall file a Development Permit
Application with the Community Development Department.
Development Permit approval is subject to review and approval by the Town Planning
Commission.
The review process begins with the recognition that the proposed use/construction
is allowed in the District, and focuses on issues related to site layout and design in
order to determine compatibility with the goals and policies of the Railyard Master
Plan, and the subject District.
The process includes the filing of a Development Permit application with the Director
to verify compliance with all applicable District Development Standards, applicable
Design Guidelines, and the requirements of other Town departments.
The Town Planning Commission shall issue a Development Permit, with or without
conditions of approval, only if the required findings can be made. Findings for
Development Permit approval within the Master Plan are included in this Chapter.
A Development Permit shall be required before the approval of any Building, Grading,
or other construction permit, or other authorization required by the Municipal Code or
the Development Code for the proposed use or construction.
Noticing Requirements. Public hearing notice of the Planning Commission hearing to
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10. Master Plan Administration
consider an application for Development Permit shall follow the procedures prescribed by
the Truckee Development Code Chapter 18.180.
(2) Small Projects - Less than 15,000 square feet of gross floor area or less than nineteen
residential units. Small project shall be reviewed and approved by Zoning Clearance.
Application and Authority. Applicants for small projects shall file a Zoning Clearance Application
with the Community Development Department.
Zoning Clearance Permit approval is subject to review and approval by the Town
Community Development Director.
An application for Zoning Clearance shall be analyzed by the Director to ensure that
the application is consistent with the content, purpose, and intent of this Master Plan,
and the applicable Development Standards and Design Guidelines.
The Director shall issue the Zoning Clearance, with or without conditions of approval,
only if the required findings can me made. Findings for Zoning Clearance approval
within the Railyard Master Plan area are included in this Chapter.
The Director shall take appropriate action on the Zoning Clearance within 30 days of
finding the application complete.
Notice Requirements. Notice of the Director’s intent to take action on the issuance of a
Zoning Clearance shall be required for all Zoning Clearance applications approved within
the Railyard Master Plan Area, including new multi-family residential, commercial, and
industrial projects and substantial additions (e.g., an addition of at least 25 percent of the
gross floor area of the existing structure) in accordance with Truckee Development Code
Chapter 18.180.
(3) Use Permits - Are required for specific land uses defined with Chapter 5 (Development
Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site
and surroundings cannot be determined before being proposed for a particular location.
Application and Approval Authority. Applicants for a Use Permit shall file a Use Permit
Application with the Community Development Department. Use Permit approval is
subject to review and approval by the Town Planning Commission.
The Use Permit review process begins with the evaluation of the proposed use/
construction to determine if the activity should be allowed on the subject site. The
process includes the review of the configuration, design, location, and potential
impact(s) of the proposed use/construction by comparing it to established District
Development Standards and Design Guidelines as well as, the potential impact(s) on
existing development within the Master Plan Area.
The Planning Commission shall issue the Use Permit, with or without conditions of
approval, only if the required findings can me made. Findings for Use Permit approval
within the Railyard Master Plan area are included in this Chapter.
A Use Permit must be granted before the approval of any Building, Grading, or other
construction permit, or other authorization required by the Municipal Code or this
Master Plan for the proposed use or construction.
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10. Master Plan Administration
The Town shall act on the Use Permit Application consistent with the Permit
Streamline Act.
Noticing Requirements. Public hearing notice of the Planning Commission hearing
to consider an application for Use Permit shall follow the procedures prescribed by the
Truckee Development Code Chapter 18.180.
(4) Minor Use Permits - Are required for specific land uses defined with Chapter 5 (Development
Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site
and surroundings cannot be determined before being proposed for a particular location.
Application and Approval Authority. Applicants for Minor Use Permit shall file a Minor Use Permit
Application with the Community Development Department. Minor Use Permit approval is subject to
review and approval by the Town Zoning Administrator.
The Minor Use Permit review process begins with the evaluation of the proposed
use/construction to determine if the activity should be allowed on the subject site.
The process includes the review of the configuration, design, location, and potential
impact(s) of the proposed use/construction by comparing it to established District
development standards and design guidelines.
The Zoning Administrator shall issue the Minor Use Permit, with or without conditions
of approval, only if the required findings can me made. Findings for Minor Use Permit
approval within the Railyard Master Plan area are included in this Chapter.
A Minor Use Permit shall be required before the approval of any Building, Grading,
or other construction permit, or other authorization required by the Municipal Code or
this Master Plan for the proposed use or construction.
Noticing Requirements. Public hearing notice of the Zoning Administrator hearing to
consider an application for Use Permit shall follow the procedures prescribed by the
Truckee Development Code Chapter 18.180.
(5) Temporary Use Permits - Are required for short-term activities that nay not meet the
development or use standards of the applicable Districts, but may otherwise be acceptable because
of their temporary nature. Temporary Use Permits are subject to the regulations of Development Code
Section 18.80.
10.5 FINDINGS FOR PERMIT APPROVALS
Land use permits for projects within the Railyard Master Plan shall be subject to the following
findings.
a. Zoning Clearance
The Community Development Director shall issue the Zoning Clearance, with or without conditions,
only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District;
complies with all applicable provisions of this Master Plan, the Development Code, the Municipal
Code, and the Public Improvement and Engineering Standards (except as modified by this
Master Plan);
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10. Master Plan Administration
2. Within the Maximum Allowed Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines,
and would not impair the District design and architectural integrity or the character of Downtown
Truckee;
C. The Zoning Clearance approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted; and
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities to ensure that the proposed development would not be
detrimental to public health and safety. Adequate provisions shall mean that distribution and
collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
E. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
b. Development Permit
Following a public hearing, the Planning Commission shall record its decision in writing with the
findings upon which the decision is based. The Commission may approve a Development Permit
application, with or without conditions, only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Development Permit, and complies with all applicable provisions of this
Master Plan, the Development Code, the Municipal Code, and the Public Improvement and
Engineering Standards (except as modified by this Master Plan);
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines,
and would not impair the District design and architectural integrity or the character of Downtown
Truckee;
C. The Development Permit approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
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10. Master Plan Administration
monitored, unless a Statement of Overriding Considerations is adopted; and
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land;
E. The subject site is:
1. Adequate in size and shape to accommodate the use and all fences and walls, landscaping,
loading, parking, yards, and other features required by this Master Plan; and
2. Served by streets adequate in width and pavement type to carry the quantity and type of
traffic generated by the proposed development, or that such streets will be in service prior to
occupancy of the proposed development.
F. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
c. Use Permit
Following a public hearing, the Planning Commission shall record the decision in writing with the
findings upon which the decision is based. The Commission may approve a Use Permit application,
with or without conditions, only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Use Permit and complies with all other applicable provisions of this Master
Plan, the Municipal Code, and the Development Code (except as modified by this Master Plan);
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines, and
would not impair the design and architectural integrity or the character of Downtown Truckee;
C. The Use Permit approval is in compliance with the requirements of the California Environmental
Quality Act (CEQA) and there would be no potential significant adverse effects upon
environmental quality and natural resources that would not be properly mitigated and monitored,
unless a Statement of Overriding Considerations is adopted;
D. The design, location, size, and operating characteristics of the proposed development would be
compatible with the existing and future land uses in the vicinity;
E. Granting the Use Permit would not be detrimental to the public health, safety, or welfare of the
Town, or injurious to the property or improvements in the vicinity and District in which the property
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10. Master Plan Administration
is located;
F. The site for the proposed use is:
1. Served by streets adequate in width and pavement type to carry the quantity and type of
traffic generated by the proposed development, or that such streets will be in service prior to
occupancy of the proposed use.
G. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
H. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
d. Minor Use Permit
Following a public hearing, the Zoning Administrator shall record the decision in writing with the
findings upon which the decision is based. The Zoning Administrator may approve a Minor Use Permit
application, with or without conditions, only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Minor Use Permit and complies with all other applicable provisions of this
Master Plan, the Municipal Code, and the Development Code;
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines, and
would not impair the design and architectural integrity or the character of Downtown Truckee;
C. The Minor Use Permit approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted;
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
H. The proposed development is consistent with all applicable regulations of the Nevada County
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10. Master Plan Administration
Truckee Railyard Master Plan Page 132
11
Truckee Railyard Master Plan Page 133
E RENCES1111
Acumen Engineering Company, 2004. Railyard Servicing Study (Providing Utility Service).
September 28.
Dinsmore Sierra, 2006. 2006 Draft Master Plan. November.
LSC Transporation Consultants, Inc., 2006. Truckee Railyard Traffic Impact, Circulation, and Parking
Study. February 13.
Mead and Hunt, Inc., 2004. Airport Land Use Compatibility Plan. December 2.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 1 & 4: Existing Conditions Report
and Final EIR, Final Plan. November.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Final
Plan. November.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 3: DSA Zoning Ordinance, Public
Hearing Draft. June.
Truckee, Town of, 2002. Trails and Bikeways Master Plan. April.
Truckee, Town of, 2003. Truckee Downtown Specific Plan, Volume 3: Historic Design Guidelines.
August 4.
Truckee, Town of, 2005. Downtown River Revitalization Strategy. Adopted October 20.
Truckee, Town of, 2006. General Plan 2025. Adopted November 16.
Truckee, Town of, 2007. Development Code. April 15.
Truckee, Town of, 2003. Town of Truckee Public Improvement and Engineering Standards. May
U.S. Green Building Council, 2007. LEED for Neighborhood Rating System, Pilot Version.
Wilbur Smith Associates, 2004. Truckee Downtown Parking Study, Final Draft Report. July 19.
Wolf Lyon Architects, 2005. Truckee Railyard Building Types Study, Mixed-Use and Affordable
Housing Opportunities. September 2.
11. References
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12
Unless otherwise provided herein, the definitions of the Truckee Development Code (Section 18.220)
shall apply.
Alley. A narrow street, typically without sidewalks, that is designed to allow vehicles (or in some case
pedestrians) to travel between or behind buildings. Alleys can provide access to garages and loading
areas, or just act as passage ways from one block to another.
California Environmental Quality Act (CEQA). State law (California Public Resources Code
Sections 21000 et seq.) requiring public agencies to document and consider the environmental
effects of a proposed action, prior to allowing the action to occur.
Civic Building. A building designed specifically for a civic function.
Commercial Parking. Service establishments in the business of storing operative cars, buses,
recreational vehicles, and other motor vehicles for clients and customers of principal uses. Includes
day use and long-term public and commercial garages, parking lots, sheds and structures. Does not
include sites where vehicles are stored for rental or leasing. Principal uses include any customer or
public use off-street parking required by this Master Plan.
Commission. See “Planning Commission.”
Community event. An event determined by the Town Council to be of community importance.
Development. Any construction activity or alteration of the landscape, its terrain contour or
vegetation, including the erection or alteration of structures. New development is any construction or
alteration of an existing structure or land use, or establishment of a land use, after the effective date
of this Master Plan.
Development Agreement. A contract between the Town and an applicant for a development project,
in compliance with Chapter 18.150 (Development Agreements) of Truckee’s Development Code
and Government Code Sections 65864 et seq. A development agreement is intended to provide
assurance to the applicant that an approved project may proceed subject to the policies, rules,
regulations, and conditions of approval applicable to the project at the time of approval, regardless
of any changes to Town policies, rules, and regulations after project approval. In return, the Town
may be assured that the approved project will contain elements and components that are in the best
interests of the Town and will promote the public interest and welfare of the Town.
Development Code. The Town of Truckee Development Code, Title 18 of the Truckee Municipal
Code, referred to herein as “the Development Code.”
Director. The Town of Truckee Community Development Director, referred to throughout this Master
Plan as “Director.”
District. There are three new planning area Districts established by this Master Plan: Downtown
Extension, Industrial Heritage, and Trout Creek. The three Districts have distinctive geographical
boundaries, within which certain land uses are allowed or prohibited, and certain Development
Standards (e.g., setbacks, height limits, site coverage requirements etc.) and Design Guidelines are
established.
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SARY1212
12. Glossary
Downtown Core. Downtown Core includes the Commercial District Character Area defined within the
Downtown Specific Plan. The boundaries of the Downtown Core are generally between Bridge Street
and Spring Street along Donner Pass Road, and a portion of Jibboom Street.
Downtown Truckee. Downtown Truckee is considered to be the area encompassed by the Historic
Overlay boundary provided in the Downtown Specific Plan and the Downtown Study area of the
General Plan. The Downtown boundary encompasses the nine character areas of the Downtown
Specific Plan, including Brickeltown, Commercial District, Bruckhaulter, River, Church Street,
McGlashan, Railroad, South River and Hilltop.
Environmental Impact Report (EIR). An informational document used to assess the physical
characteristics of an area and to determine what effects will result if the area is altered by a proposed
action, prepared in compliance with the California Environmental Quality Act (CEQA).
Farmer’s Markets. Temporary and/or occasional outdoor retail sales of farm produce from vehicles
or temporary stands, located within a parking lot, or a public right-of-way (where authorized by
encroachment permit).
Facade. The exterior wall of a building that is set along a property Line.
Gallery. A long enclosed passage, such as a roofed hallway or corridor extending along the wall of a
building that is supported by arches or columns on the outer side.
General Plan. The Town of Truckee 2025 General Plan, including all elements thereof and all
amendments thereto, as adopted by the Town Council under the provisions of Government Code
Sections 65300 et seq., and referred to in this Master Plan as the “General Plan.”
Gross floor area. The area in square feet of all floors within a building, measured from the interior
surfaces of the exterior walls.
Holliday Development, LLC. Holliday Development, LLC is the managing member of Truckee
Development Associates, LLC. Truckee Development Associates, LLC is a partner in the Truckee
Railyard Partnership and the owner of approximately 35 acres of land within the Master Plan Area.
Live/Work Unit. Live/Work units are residential homes with accessory commercial or business
activity conducted within the home. Commercial or business activity is primarily conducted by
residents of the home in a manner that is clearly incidental to the principal use of the home as a
residence. Live/Work differs from a “Home Occupation” as outlined in Chapter 5, Development
Standards and Guidelines.
Lot or parcel. A recorded lot or parcel of real property under single ownership, lawfully created as
required by the Subdivision Map Act and Town ordinances, including the Development Code and this
Master Plan.
Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent
dedicated street rights of way.
Lot frontage. The boundary of a lot adjacent to a public street right-of-way.
Lot width. The horizontal distance between the side lot lines, measured at right angles to the lot
depth at a point midway between the front and rear lot lines. The Director shall determine lot width for
parcels of irregular shape.
2006 Master Plan. The 2006 Master Plan refers to the Master Plan prepared by Dinsmore Sierra to
satisfy the requirements of the Sustainable Communities Grant.
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12. Glossary
Master Plan Area. The Master Plan Area consists of property designated on the Zoning Map
as Downtown Master Plan (DMP) Mill Site Master Plan Area. Because the Mill Site is now more
commonly referred to as the Railyard, this Master Plan uses the Railyard Area synonymously with
the Mill Site. More specifically, the Master Plan Area includes 21 parcels (see Table 3-1) for a total
of approximately 75 acres and is generally bound by Glenshire Drive to the north, a landscaping
business to the east, Union Pacific Railroad tracks and East River Street to the south, and Donner
Pass Road and Bridge Street to the west.
Mill Site. The General Plan and Downtown Specific Plan both referred to the Master Plan Area as
the Mill Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan
refers to the Mill Site as the Railyard Area.
Mixed Use. Properties on which various uses, such as office, commercial, institutional, and
residential, are combined in a single building or a single site in an integrated development project with
significant functional inter-relationships and a coherent physical design. A “single site” may include
contiguous properties.
Municipal Code. The Town of Truckee Municipal Code, as it may be amended from time to time by
the Council.
Pedestrian Orientation. A physical structure or place with design qualities and elements that
contribute to an active, inviting and pleasant place for pedestrians that typically includes most of the
following elements: 1. Building facades that are highly articulated at the street level, with interesting
uses of material, color, and architectural detailing, located directly behind the sidewalk; 2. Visibility
into buildings at the street level; 3. A continuous sidewalk, with a minimum of intrusions into
pedestrian right-of-way; 4. Continuity of building facades along the street with few interruptions in the
progression of buildings and stores; 5. Signs oriented and scaled to the pedestrian rather than the
motorist. Pedestrian orientation may also include: design amenities related to the street level, such as
awnings, arcades, landscaping and street furniture.
Pedestrian Oriented Use. A land use that is intended to encourage walk-in customers and that
generally does not limit the number of customers by requiring appointments or otherwise excluding
the general public. A pedestrian oriented use provides spontaneous draw from sidewalk and street
due to visual interest, high customer turnover, and/or social interaction.
Planning Commission. The Planning Commission of the Town of Truckee, appointed by the
Truckee Town Council as provided by Government Code Section 65101, referred to throughout this
Development Code as the “Commission.”
Primary Street. Primary Streets require ground floor retail/ commercial uses that provide a social
and transparent walking edge. These uses include retail shops, entertainment, restaurants and
cultural activities.
Primary structure. A structure that accommodates the primary use of the site.
Primary use. The main purpose for which a site is developed, including the activities that are
conducted on the site a majority of the hours during which activities occur.
Public Realm. The relationship between roadways, plazas, sidewalks, alleys, pedestrian pathways
and other midblock connections and surrounding structures. The public realm should include a
network of spaces that integrates the community and allows an interesting and safe variety of routes
between places. Public and private development investments should be made to enhance the public
Truckee Railyard Master Plan Page 137
12. Glossary
realm.
Railyard Area. The Railyard Area refers to the Master Plan Area generally bound by Glenshire Dive
to the north, industrial uses (including Tahoe Tree Company) to the east, Union Pacific Railroad right-
of-way and East River Street to the south, and Donner Pass Road and Bridge Street to the west. The
Railyard Area is synonymous with the references to the Mill Site.
Recycling Facilities. This land use type includes a variety of facilities involved with the collection,
sorting and processing of recyclable materials.
1. Collection facility. A center where the public may donate, redeem or sell recyclable
materials, which may include the following:
a. Reverse vending machine(s);
b. Small collection facilities which occupy an area of 350 square feet or less and may include:
(1) A mobile unit;
(2) Bulk reverse vending machines or a grouping of reverse vending machines occupying more
than 50 square feet; and
(3) Kiosk-type units which may include permanent structures.
c. Large collection facilities which occupy an area of more than 350 square feet and/or include
permanent structures.
2. Recycling or recyclable material. Reusable domestic containers and other materials which can
be reconstituted, remanufactured, or reused in an altered form, including glass, metals, paper
and plastic. Recyclable material does not include refuse or hazardous materials.
3. Reverse vending machine. An automated mechanical device which accepts one or more types
of empty beverage containers and issues a cash refund or a redeemable credit slip with a value
not less than the container’s redemption value, as determined by State law. These vending
machines may accept aluminum cans, glass and plastic bottles, and other containers.
A bulk reverse vending machine is a reverse vending machine that is larger than 50 square feet,
is designed to accept more than one container at a time, and issues a cash refund based on
total weight instead of by container.
Shall. When the term “shall” is used, compliance is mandatory when the particular standard
described applies.
Shared Parking Policy. An accounting for parking spaces that are available to more than one
function. The requirement is reduced by a factor, shown as a calculation. The Shared Parking ratio
varies according to multiple functions in close proximity which are unlikely to require the spaces at the
same time.
Should. When the term “should” is used, compliance is expected when the particular standard or
guideline described applies; however, flexibility in applying the standard or guideline may occur when
relaxing it would permit greater compliance with standards and other guidelines and the general intent
is still met.
Solar Access Plane (SAP). Some blocks may require a Solar Access Plane that allows sunlight to
Truckee Railyard Master Plan Page 138
12. Glossary
reach the streets, buildings, common areas, and sidewalks on the north side of streets. In Truckee,
the December 21st noon sun angle is approximately 27.25 degrees. Standards and Guidelines may
require this as a step-back angle for buildings on the south side of east-west streets above their
northerly streetwalls.
Street. A public thoroughfare which affords principal means of access to abutting property, including
avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare except an alley
as defined in this Subsection, or a private thoroughfare which affords or has the potential to afford
principal means of access to five or more parcels.
Street line. The boundary between a street right-of-way and property.
Streetwalls. Building elevations that coincide with a public right of way or pedestrian walk where
customer access to a structure is available. Streetwalls define the public realm and are therefore
more regulated than the elevations that coincide with other lot lines.
Structure. Anything constructed or erected, the use of which requires attachment to the ground
or attachment to something located on the ground. For the purposes of this Master Plan, the term
“structure” includes “buildings.”
Town. The Town of Truckee, State of California, referred to in this Development Code as the “Town.”
Town Council. The Town Council of the Town of Truckee, State of California, referred to in this
Development Code as the “Council.”
Truckee Development Associates, LLC. Truckee Development Associates, LLC is the majority land
owner for property with the Master Plan Area, and is a partner in the Truckee Railyard Partnership.
Holliday Development is the managing member of Truckee Development Associates, LLC.
Truckee Railyard Partnership. The Truckee Railyard Partnership (Partnership) was established
at the direction of the Town Council in 2004 to prepare a Master Plan for the future development
of the Railyard Area. The Partnership consists of the Town of Truckee and Truckee Development
Associates, LLC.
Work/Live unit. Work/Live units are intended to be used primarily or exclusively for a commercial or
business activity, and living area is secondary.
Truckee Railyard Master Plan Page 139
12. Glossary
Truckee Railyard Master Plan Page 140
The block structure analysis was completed by Dinsmore Sierra and examines the urban structure
on a block level in order to inform the planning process for the Railyard redevelopment. Comparisons
are drawn from Truckee’s historic Downtown as well as other similar mountain towns located in other
states. This analysis should inform the block layout for the Railyard Master Plan Area.
THE BLOCK STRUCTURE OF HISTORIC DOWNTOWN TRUCKEE
The Railyard Master Plan Area is immediately
adjacent to historic Downtown Truckee, as
shown in Figure 1. As seen today, the historic
downtown is located between Interstate 80,
the railway line and Truckee River. An analysis
of the existing lot and block pattern throughout
the Town shows the prevalence of large lot
rural residential subdivisions surrounding the
compact, walkable historic Downtown, as
shown in Figure 2. The historic downtown
generally has four different lot and block
structures including irregular lots, irregular
blocks, elongated blocks, and the potential for
square blocks, as originally proposed in the
survey for the community and as depicted in
Figure 3. Topography has played an integral role in
the location of historic Downtown. The Downtown
starts in a narrow portion of the Truckee River Valley
and widens towards the Railyard (to the east). The
existing lot and block structure in the historic
downtown has been heavily influenced by the steep
slopes and the linear nature of Downtown located
between dramatic ridges, Interstate 80, the railroad
line and the Truckee River.
A context analysis of the Truckee’s Commercial Row
and Brickletown was prepared to better understand
the historic development patterns of the Downtown.
As shown in Figure 4, there were no standard building
widths and historic areas grew organically over
many years with a variety and mix of uses. Along
Commercial Row, building heights range from one to
four stories and densities generally range from a floor
area ratio of 0.96 to 2.66.
The original 1880s Plat plan projected the Town
of Truckee to grow as a square block grid network
toward the Railyard. The square block, typically 250
1
2
A B
1 Historic Downtown Zone
A Brickletown
B Commercial District
2 Truckee Railyard
N
Figure 1: Historic Downtown Zone (1), the Truckee Railyard
(2) with Brickletown (A) and Commercial District (B)
Figure 2: Development Patterns in the Town of Truckee
1
2
3
4
56
78
9
1 Historic downtown 2 Donner Lake
7 Glenshire
5 Devonshire
3 Olympic Heights
4 Ponderosa- Palisades 6 Tahoe Donner
9 The Meadows8 Prosser Lake Heights
Development Locations Key
Truckee
Railroad
Truckee
River
Truckee Railyard Master Plan Page A-1
APPENDIX A
Appendix A
to 350 feet in length, is a standard
form seen in urban areas and
town centers. Square blocks
are efficient for circulation, allow
alternative building types and
allow the area to grow and evolve
over time. The topography and
block/lot pattern resulted in many
odd shaped parcels. An eclectic
mix of buildings were designed
and constructed resulting in
Truckee’s unique character
and diversity of buildings and
streetscapes.
Elongated blocks like Commercial Row are typically 750 feet in length and provide efficient
double loaded alleys to service commercial and mixed use development. Alleys and pedestrian
thoroughfares allow pedestrian permeability through the grid. The elongated block can sometimes
bend to follow the natural contours of the
landscape or a natural feature and are located
where the valley opens up to an expanse of flat
land along the Truckee River.
Irregular blocks are located around the High
Street area and down the steep embankment
to the historic Downtown. This organic block
structure is created by streets that negotiate
sloping terrain. Irregular lots are evident along
steep and challenging properties at the tip of
Brickletown at the western edge of Downtown.
Many of the homes and buildings on these
properties are located toward the front of the lot
due to topographic constraints.
BLOCK STRUCTURE COMPARISON
WITH OTHER MOUNTAIN TOWNS
As part of the analysis Dinsmore Sierra
completed block structure comparison with
other mountain towns to determine best
practices for mountain town block structure.
These communities were analyzed because
they have similar snow conditions to Downtown
Truckee and also retained their unique mountain
community character despite new growth and
infill development.
Figure ground drawings show the similarities
between the mountain communities of
Breckenridge, Steamboat, Telluride and Aspen,
Figure 4: (Above) Building study of Brickletown
(Below) Building study of Commercial Row
Truckee Railyard Master Plan Page A-2
A
A
B
C
D
Irregular Lots
Elongated BlocksCBIrregular Blocks D Proposed Square Blocks
Location Key
N
Figure 3: Block structure of historic Downtown Truckee
Appendix A
Figure 5: Block study for example of historic mountains
in the west
Steamboat, ColoradoTruckee, CaliforniaBreckendrige, Colorado
Telluride, ColoradoAspen, ColoradoPark City, Utah
Truckee Railyard Master Plan Page A-3
as shown in Figure 5. Within the downtowns,
these communities have square blocks and rear
alleys, which provide services to the commercial,
mixed use and residential areas. Telluride has
both north-south and east-west rear alleys. These
blocks are surprisingly consistent in their
dimensions ranging from 250 to 350 feet in length.
Both Aspen and Breckenridge have large civic
buildings or town squares.
The figure ground drawings for Truckee and
Park City are remarkably similar. Both Truckee
and Park City have very linear elongated blocks
with streets running parallel to existing rivers and
topographic constraints. Some of the elongated
blocks in Park City and Truckee are over 500 feet
in length creating long, linear formal downtown streetscapes appropriate for storefront buildings and
prominent main streets.
As shown in Figures 6 and 7, the Nevada County communities of Grass Valley and Nevada City
also have prominent main streets and elongated blocks with more irregular blocks surrounding the
downtown as the streets and neighborhoods were built into and along the existing slopes. Grass
Valley also features a curving Main Street that creates a variety of views and vistas through the
downtown terminating at key buildings in the historic district. Both communities have prominent civic
buildings located throughout the community.
Figure 6: Photos and block structure study for historic Downtown Grass Valley, California
Figure 7: Photos and block structure study for historic Downtown Nevada City, California
Appendix A
Truckee Railyard Master Plan Page A-4
CONCLUSION
Block structure patterns influence the rhythm and character as well as affect the walkability of a place.
This block structure analysis provides a frame of reference for Truckee’s historic Downtown and other
similarly situated mountain town communities and informs the planning process for the Railyard.
Integration of the Railyard redevelopment with Truckee’s adjacent historic Downtown will be facilitated
through a block level pattern that is appropriate in scale and context to the historic character of the
area.
MASTER PLAN’S RELATIONSHIP TO EXISTING TOWN PLANNING POLICIES
The following table was prepared in connection with the Truckee Railyard Draft Master Plan EIR.
Truckee Railyard Master Plan Page B-1
APPENDIX B
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8
8
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h
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t
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d
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n
a
l
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.
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h
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p
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5.
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a
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A.
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t
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t
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t
s
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e
.
1
)
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g
a
r
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o
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d
b
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b
o
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B.
A
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c
h
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a
r
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e
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s
p
r
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e
r
r
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d
.
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n
o
r
d
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r
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m
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m
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t
h
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2)
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h
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s
w
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l
p
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t
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m
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t
.
3)
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h
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m
a
t
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a
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r
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t
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B
Ta
b
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1
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l
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t
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0
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2
5
G
e
n
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r
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l
P
l
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P
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#
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l
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R
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l
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t
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S
p
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c
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f
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c
P
l
a
n
,
V
o
l
u
m
e
3
:
H
i
s
t
o
r
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c
D
e
s
i
g
n
G
u
i
d
e
l
i
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s
,
Th
e
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a
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C
h
a
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t
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r
A
r
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a
P
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l
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c
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s
1.
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t
r
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e
t
L
a
y
o
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t
A.
P
l
a
n
n
i
n
g
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e
R
a
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C
h
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r
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o
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t
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d
ad
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a
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t
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t
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t
s
w
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m
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k
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m
.
T
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b
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b
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2.
P
o
s
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t
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v
e
O
p
e
n
Sp
a
c
e
A.
L
o
c
a
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p
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s
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b
l
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f
r
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t
h
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st
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t
.
1)
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f
m
u
l
t
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c
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r
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s
a
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r
P
l
a
n
t
o
R
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l
e
v
a
n
t
P
l
a
n
s
a
n
d
P
o
l
i
c
i
e
s
(c
o
n
t
i
n
u
e
d
)
N
:
\
2
0
0
7
\
1
4
0
7
5
4
1
T
r
u
c
k
e
e
R
a
i
l
y
a
r
d
M
P
\
D
o
c
u
m
e
n
t
s
\
J
u
n
e
2
0
0
9
D
r
a
f
t
M
a
s
t
e
r
P
l
a
n
\
A
p
p
e
n
d
i
x
B
\
A
p
p
e
n
d
i
x
B
_
p
o
l
i
c
y
t
a
b
l
e
.
d
o
c
(
7
/
2
0
/
2
0
0
9
)
B
-
9
1
20
2
5
G
e
n
e
r
a
l
P
l
a
n
P
o
l
i
c
y
#
P
o
l
i
c
y
R
e
l
a
t
i
o
n
s
h
i
p
D.
Cr
e
a
t
e
v
a
r
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e
t
y
i
n
w
a
l
l
p
l
a
n
e
s
t
o
m
i
n
i
m
i
z
e
t
h
e
a
p
p
a
r
e
n
t
sc
a
l
e
.
1)
T
h
i
s
i
s
t
h
e
p
r
e
f
e
r
r
e
d
m
e
t
h
o
d
o
f
r
e
d
u
c
i
n
g
p
e
r
c
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i
v
e
d
s
c
a
l
e
an
d
p
r
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m
a
r
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l
y
a
p
p
l
i
e
s
t
o
l
a
r
g
e
p
r
o
j
e
c
t
s
w
h
e
r
e
s
e
v
e
r
a
l
pa
r
c
e
l
s
h
a
v
e
b
e
e
n
c
o
m
b
i
n
e
d
,
a
n
d
t
h
e
p
o
t
e
n
t
i
a
l
f
o
r
a
l
a
r
g
e
-
sc
a
l
e
b
u
i
l
d
i
n
g
i
s
g
r
e
a
t
e
r
.
2)
A
l
t
h
o
u
g
h
f
r
e
e
s
t
a
n
d
i
n
g
b
u
i
l
d
i
n
g
s
a
r
e
p
r
e
f
e
r
r
e
d
,
s
e
v
e
r
a
l
p
r
i
m
a
r
y
b
u
i
l
d
i
n
g
f
o
r
m
s
m
a
y
b
e
l
i
n
k
e
d
b
y
“
c
o
n
n
e
c
t
o
r
s
,
”
w
h
i
c
h
s
h
o
u
l
d
b
e
d
e
s
i
g
n
e
d
s
u
c
h
t
h
a
t
t
h
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y
a
r
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c
l
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a
r
l
y
pe
r
c
e
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v
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d
a
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p
a
r
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t
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l
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m
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n
t
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h
a
t
a
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s
u
b
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d
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n
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t
e
t
o
an
d
s
m
a
l
l
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r
t
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a
n
t
h
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s
t
r
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c
t
u
r
e
s
t
h
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y
a
r
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l
i
n
k
i
n
g
.
Th
e
D
r
a
f
t
M
a
s
t
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r
P
l
a
n
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n
c
l
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d
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g
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d
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l
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a
n
d
s
t
a
n
d
a
r
d
s
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l
a
t
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d
t
o
b
u
i
l
d
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n
g
s
c
a
l
e
a
n
d
s
t
r
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e
t
w
a
l
l
s
.
E
a
c
h
o
f
t
h
e
s
e
w
a
l
l
p
l
a
n
e
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t
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m
s
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s
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n
c
l
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d
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d
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n
t
h
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t
e
x
t
o
f
t
h
e
s
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g
u
i
d
e
l
i
n
e
s
.
6.
B
u
i
l
d
i
n
g
a
n
d
Ro
o
f
F
o
r
m
A.
U
s
e
b
u
i
l
d
i
n
g
f
o
r
m
s
t
h
a
t
r
e
f
l
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c
t
t
h
e
s
i
m
p
l
e
u
t
i
l
i
t
a
r
i
a
n
fo
r
m
s
o
f
r
a
i
l
r
o
a
d
b
u
i
l
d
i
n
g
s
a
n
d
s
t
r
u
c
t
u
r
e
s
s
e
e
n
i
n
t
h
a
t
a
r
e
a
t
r
a
d
i
t
i
o
n
a
l
l
y
.
1
)
O
n
e
s
i
m
p
l
e
f
o
r
m
s
h
o
u
l
d
b
e
t
h
e
d
o
m
i
n
a
n
t
e
l
e
m
e
n
t
i
n
a
bu
i
l
d
i
n
g
d
e
s
i
g
n
.
2)
S
m
a
l
l
e
r
,
s
e
c
o
n
d
a
r
y
b
u
i
l
d
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n
g
s
s
h
o
u
l
d
b
e
s
i
m
p
l
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r
e
c
t
a
n
g
u
l
a
r
sh
a
p
e
s
,
a
s
w
e
l
l
.
Th
e
D
r
a
f
t
M
a
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l
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c
l
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d
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t
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b
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d
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g
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d
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f
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r
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d
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r
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l
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r
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i
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t
r
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c
t
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a
b
l
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d
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n
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r
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d
h
a
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p
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t
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s
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m
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r
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h
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s
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c
a
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l
y
.
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e
D
r
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f
t
M
a
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t
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r
P
l
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n
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n
c
l
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d
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s
t
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s
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b
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d
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g
a
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d
r
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fo
r
m
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t
r
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r
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t
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i
s
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r
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c
t
.
TR
U
C
K
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E
R
A
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L
Y
A
R
D
M
A
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R
P
L
A
N
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I
R
JU
L
Y
2
0
0
9
AP
P
E
N
D
I
X
B
Ta
b
l
e
B
-
1
:
R
e
l
a
t
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o
n
s
h
i
p
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f
M
a
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r
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l
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v
a
n
t
P
l
a
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s
a
n
d
P
o
l
i
c
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e
s
(c
o
n
t
i
n
u
e
d
)
B-
9
2
N
:
\
2
0
0
7
\
1
4
0
7
5
4
1
T
r
u
c
k
e
e
R
a
i
l
y
a
r
d
M
P
\
D
o
c
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m
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n
t
s
\
J
u
n
e
2
0
0
9
D
r
a
f
t
M
a
s
t
e
r
P
l
a
n
\
A
p
p
e
n
d
i
x
B
\
A
p
p
e
n
d
i
x
B
_
p
o
l
i
c
y
t
a
b
l
e
.
d
o
c
(
7
/
2
0
/
2
0
0
9
)
20
2
5
G
e
n
e
r
a
l
P
l
a
n
P
o
l
i
c
y
#
P
o
l
i
c
y
R
e
l
a
t
i
o
n
s
h
i
p
7.
Pe
d
e
s
t
r
i
a
n
Sy
s
t
e
m
s
A.
D
e
v
e
l
o
p
t
h
e
g
r
o
u
n
d
f
l
o
o
r
l
e
v
e
l
o
f
a
l
l
p
r
o
j
e
c
t
s
t
o
en
c
o
u
r
a
g
e
p
e
d
e
s
t
r
i
a
n
a
c
t
i
v
i
t
y
.
1)
P
r
o
v
i
d
e
v
a
r
i
e
t
y
i
n
s
e
t
b
a
c
k
,
h
e
i
g
h
t
,
c
o
l
o
r
,
t
e
x
t
u
r
e
o
f
m
a
t
e
r
i
a
l
s
a
n
d
b
u
i
l
d
i
n
g
s
i
z
e
a
n
d
f
o
r
m
t
o
e
n
h
a
n
c
e
t
h
e
pe
d
e
s
t
r
i
a
n
e
x
p
e
r
i
e
n
c
e
.
2)
F
o
r
a
p
r
o
j
e
c
t
i
n
w
h
i
c
h
a
c
o
m
m
e
r
c
i
a
l
s
t
o
r
e
f
r
o
n
t
i
s
t
o
b
e
d
e
v
e
l
o
p
e
d
,
i
n
c
l
u
d
e
e
l
e
m
e
n
t
s
s
u
c
h
a
s
d
i
s
p
l
a
y
w
i
n
d
o
w
s
,
k
i
c
k
pl
a
t
e
s
,
t
r
a
n
s
o
m
s
a
n
d
m
i
d
b
e
l
t
c
o
r
n
i
c
e
s
.
3
)
S
t
o
r
e
f
r
o
n
t
d
i
s
p
l
a
y
w
i
n
d
o
w
s
p
r
o
v
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d
e
v
i
s
u
a
l
i
n
t
e
r
e
s
t
a
l
o
n
g
th
e
s
t
r
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e
t
a
n
d
a
r
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e
n
c
o
u
r
a
g
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d
.
Th
e
D
r
a
f
t
M
a
s
t
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r
P
l
a
n
i
n
c
l
u
d
e
s
t
h
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s
e
g
r
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n
d
f
l
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o
r
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s
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gu
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d
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l
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s
f
o
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d
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l
o
p
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e
n
t
i
n
t
h
e
D
o
w
n
t
o
w
n
E
x
t
e
n
s
i
o
n
Di
s
t
r
i
c
t
.
B.
C
o
n
s
i
d
e
r
d
e
v
e
l
o
p
i
n
g
p
a
t
h
s
w
i
t
h
i
n
t
h
e
p
a
r
c
e
l
t
h
a
t
en
c
o
u
r
a
g
e
p
e
d
e
s
t
r
i
a
n
a
c
c
e
s
s
.
1)
P
a
t
h
s
t
o
i
n
t
e
r
i
o
r
c
o
u
r
t
s
a
n
d
t
e
r
r
a
c
e
s
a
r
e
e
n
c
o
u
r
a
g
e
d
.
2)
W
h
e
n
d
e
v
e
l
o
p
i
n
g
m
u
l
t
i
p
l
e
b
u
i
l
d
i
n
g
s
o
n
a
s
i
t
e
,
i
t
i
s
e
s
p
e
c
i
a
l
l
y
i
m
p
o
r
t
a
n
t
t
o
p
r
o
v
i
d
e
p
a
t
h
s
t
h
r
o
u
g
h
t
h
e
s
i
t
e
.
Th
e
D
r
a
f
t
M
a
s
t
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r
P
l
a
n
r
e
q
u
i
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s
m
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d
b
l
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c
k
c
o
n
n
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c
t
i
o
n
s
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n
t
h
e
Do
w
n
t
o
w
n
E
x
t
e
n
s
i
o
n
D
i
s
t
r
i
c
t
.
8.
W
a
r
e
h
o
u
s
e
Ch
a
r
a
c
t
e
r
A.
W
i
n
d
o
w
d
i
m
e
n
s
i
o
n
s
t
h
a
t
a
r
e
s
i
m
i
l
a
r
t
o
t
h
o
s
e
u
s
e
d
tr
a
d
i
t
i
o
n
a
l
l
y
a
r
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e
n
c
o
u
r
a
g
e
d
.
Th
e
D
r
a
f
t
M
a
s
t
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r
P
l
a
n
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n
c
l
u
d
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s
t
h
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s
w
i
n
d
o
w
g
u
i
d
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l
i
n
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f
o
r
d
e
v
e
l
o
p
m
e
n
t
i
n
t
h
e
I
n
d
u
s
t
r
i
a
l
H
e
r
i
t
a
g
e
D
i
s
t
r
i
c
t
.
B.
U
p
p
e
r
s
t
o
r
y
w
i
n
d
o
w
s
w
i
t
h
a
v
e
r
t
i
c
a
l
e
m
p
h
a
s
i
s
a
r
e
en
c
o
u
r
a
g
e
d
.
Th
e
D
r
a
f
t
M
a
s
t
e
r
P
l
a
n
i
n
c
l
u
d
e
s
t
h
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s
w
i
n
d
o
w
g
u
i
d
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l
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n
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f
o
r
d
e
v
e
l
o
p
m
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n
t
i
n
t
h
e
I
n
d
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s
t
r
i
a
l
H
e
r
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t
a
g
e
D
i
s
t
r
i
c
t
.
C
.
N
e
w
c
o
n
s
t
r
u
c
t
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o
n
s
h
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s
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A
u
g
u
s
t
4
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) was formulated based on the findings
of the Environmental Impact Report (EIR) prepared for the Truckee Railyard Draft Master Plan in
the Town of Truckee. This MMRP is in compliance with Section 15097 of the CEQA Guidelines,
which requires that the Lead Agency “adopt a program for monitoring or reporting on the revisions
which it has required in the project and the measures it has imposed to mitigate or avoid significant
environmental effects.” The MMRP lists mitigation measures recommended in the EIR and identifies
mitigation monitoring requirements.
Table 1 presents the mitigation measures identified in the Truckee Railyard Draft Master Plan EIR
necessary to mitigate potentially significant impacts. Each mitigation measure is numbered according
to the topical section to which it pertains in the EIR. As an example, Mitigation Measure TRAF-1 is the
first mitigation measure identified in the EIR for the Truckee Railyard Draft Master Plan.
The first column of Table 1 identifies the Mitigation Measure. The second column identifies the
monitoring schedule or timing, while the third column names the party responsible for monitoring
the required action. The fourth column, “Monitoring Procedure,” outlines the steps for monitoring the
action identified in the mitigation measure. The fifth and sixth columns deal with reporting and provide
spaces for comments and dates and initials. These last columns will be used by the Town to ensure
that individual mitigation measures have been monitored.
Truckee Railyard Master Plan Page C-1
APPENDIX C
C-
2
Mi
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fl
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c
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d
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C-
2
5
Mi
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BI
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-
2
b
:
I
f
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BI
O
-
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:
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BI
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a
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BI
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b
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BI
O
-
4
:
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f
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BI
O
-
4
a
:
T
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a
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d
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BI
O
-
4
b
:
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C
D
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(a
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f
2
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1
.
Pr
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s
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Tr
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me
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C-
2
6
Mi
t
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M
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BI
O
-
4
c
:
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m
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BI
O
-
4
d
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C-
2
9
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