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Home My Public Portal About26-C-B-4 local entitlements - 1 - Truckee Development Associates, LLC 1201 Pine Street, Suite 151 Oakland, California 94607 t: 510 547 2122 f: 510 547 2125 Exhibit C-B-4: Local Entitlements RE: HCD Prop 1c IIG 2013 August 5, 2013 The QIP is a part of Phase I of the Truckee Railyard Master Plan. The Master Plan and supporting modifications to the zoning code, general plan, and other existing policies were adopted by resolution 2009-33, which passed by unanimous vote of Truckee Town Council. The Truckee Railyard Master Plan includes extensive detail on allowable development in each phase and block. The QIP is part of the Downtown Extension district which has the highest allowable densities and intensities, and allows up to 220 residential units within this zone. The district is being developed with a movie theater and compatible commercial uses (e.g. restaurants) other than the QIP, so the QIP is well within the allowable envelope for this district. Per the Master Plan, no other land use entitlements other than design review are required for development proposed within the Master Plan Area. Please see attached: - Resolution 2009-33, adopting the Truckee Railyard Master Plan and all required supporting amendments to the zoning code, general plan and area specific plans, and other existing policies. - Page 45 of the Master Plan, showing Maximum Allowable Development for each district, including 220 residential units and 65,000 square feet of development allowable in the Downtown Extension District, where the QIP is located. I I I TOWN OF TRUCKEE Cahforma RESOLUTION 2009-33 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TRUCKEE ADOPTING A MASTER PLAN AND PLANNED DEVELOPMENT FOR THE RAIL YARD MASTER PLAN AREA WHEREAS, the Town of Truckee has prepared a Master Plan for the Ra1lyard Master Plan Area and proposes amendments to the Downtown Specific Plan, amendments to the Town Zon10g Map for the rezomng of properties, Development Code text amendments, and a Planned Development as part of the Master Plan process, and WHEREAS, the adopt1on of a Master Plan requ1res leg1slat1ve act1on by the Town Council, and the Planmng CommiSSIOn IS charged w1th the responsibility of rev1ew10g the Master Plan and accompanying Planned Development and forwarding a recommendation to the Town Council on the adoption of the Master Plan and the approval, approval w1th mod1ficat1ons, or demal of the Planned Development, and WHEREAS, the Town of Truckee Planmng CommiSSIOn, at a duly not1ced public heanng on May 27, 2009, adopted Resolution No 2009-03 recommending approval of the Master Plan and the Planned Development and adopted find~ngs 10 support of such act1ons, and WHEREAS, on or about May 15, 2009, a public not1ce was published 10 the Sterra Sun and ma1led to property owners w1th1n 300 feet of the project s1te and all other Interested persons 10form10g the public of the date, t1me, and locat1on of the public heanng for the Council's cons1derat1on of the Master Plan and Planned Development, and WHEREAS, the Counc1l held a public heanng on the matter at a meet10g on June 17, 2009, and WHEREAS, the Council has completed and cert1f1ed the F~nal Environmental Impact Report (SCH# 2007122092) 1n, accordance With the Califorma Environmental Quality Act Statutes and GUidelines and rev1ewed and cons1dered the 10format1on contained 1n the F10al Environmental Impact Report The Council made the f10d10gs requ1red by Sect1on 15091 of the Califorma Environmental Quality Act GUidelines, these f10d10gs are set forth 1n Exh1b1t C of Council Resolution No 2009-32, adopted by the Council on June 10, 2009 The Council has ehm~nated or substantially lessened all S1gmf1cant effects on the environment where feasible as shown 1n the f10d10gs of Resolution No 2009-32 and determined that any rema1mng s1gn1ficant effects on the env1ronment found to be unavoidable are acceptable due to overnd10g concerns and cons1derat1ons as descnbed 10 the f10d10gs of Resolution No 2009-32, and WHEREAS, the Counc11 duly considered the F10al Environmental Impact Report, any and all 1nformat1on and public comments, and the recommendation of the Plann10g CommiSSIOn as set forth 1n the1r Resolution No 2009-03 ****** Resolution No 2009-33 NOW THEREFORE BE IT RESOLVED, the Town Counc1l of the Town of Truckee I hereby adopts the Ra1lyard Master Plan as set forth 1n Exh1b1t "A" attached hereto and Incorporated herem BE IT FURTHER RESOLVED, th1s resolution and the act1ons contamed here1n shall not become effect1ve unless and unt1l Resolution No 2009-32, Resolution No 2009-34, and Ord1nance No 2009-03 and 2009-04 are adopted by the Town Council and Ordmance No 2009-33 becomes effective m accordance w1th the Town Mumc1pal Code and State law BE IT FURTHER RESOLVED, the Council hereby adopts the Ra1lyard Master Plan as a Planned Development for the Ra1lyard Master Plan area BE IT FURTHER RESOLVED, the Council hereby adopts the f1ndmgs set forth m Exh1b1t "8", attached hereto and mcorporated herem, 1n support of adopt1on of the Master Plan and approval of the Planned Development BE IT FURTHER RESOLVED, the applicant shall defend, mdemn1fy, and hold harmless the Town and 1ts agents, officers, and employees from any cla1m, act1on, or proceeding agamst the Town to attack, set as1de, vo1d, or annul the cert1f1cat1on of the Fmal EIR and/or act1ons of the Town Counc1l ut1hzmg the findings set forth 1n th1s ordmance, wh1ch cla1m, act1on, or proceeding IS brought w1th1n the t1me penod prov1ded for by State law The foregomg Resolution was mtroduced by Council Member deRyk Jones, seconded by Council Member Green, at a Regular Meetmg of the Truckee Town • Council, held on the 171h day of June 2009 and adopted by the followmg vote • AYES NOES ABSENT Council Member deRyk Jones, Council Member Green, Council Member Anderson, and V1ce Mayor Wallace Dee None Mayor Brown Resolut1on No 2009-33 I I I Town Council Resolution No. 2009-33 EXHIBIT A Railyard Master Plan The Town Counc11 hereby adopts the May 2009 Public Rev1ew Draft of the Ra1lyard Master Plan 1ncluded 1n Exh1b1t "A-Continued" w1th the follow1ng amendments (Deletions are shown by stnkethraugh type and add1t1ons are shown by underline and bJghligb_!~_Q type) 1 Add the followmg language to Master Plan Sect1on 10 4 2 3 (6) H1stonc Preservation Adv1sory CommiSSion Rev1ew-HPAC shall rev1ew.l comment, and make recommendatiOnS on any actions that may Impact designated and potential resources. or related ne1ghbonng property w1th1n public v1ew 1n the HP~ Overlay D1stnct. 1n the Ra1lyard Master Plan boundary. as determined by the Commun1ty Development D1rector HPAC would be able to rev1ew and comment dunng the environmental and pro1ect rev1ew of such act1ons I Amend Master Plan Public Places GUidelines G13 as follows The Town square should be des1gned to accommodate a vanety of recreational uses such as spec1al town gathenngs, aAd unstructured everyday recreation, and act1ve recreat1on such an 1ce or roller skating nnk I Amend Master Plan Downtown Extens1on GUideline DE-G8 as follows Sidewalks should connect from block to block The opportumty for w1der Sidewalks and art1st1c or unusual street amemt1es should be considered to create an 1nterest1nq streetscape des1gn w1th1n the Sidewalk profile I 4 Add a new Sidewalk gUideline (IH-G10) to the lndustnal Hentage Sidewalks, Walkways, and Streetscape gUidelines Sidewalks should connect from block to block The opportun1ty for w1der Sidewalks and art1st1c or unusual street amemt1es should be considered to create an 1nterest1ng streetscape des1gn w1th1n the Sidewalk profile I 5 Amend Master Plan Downtown Extens1on Access GUideline DE-G46 as follows 6 On-s1te park1ng fac1lit1es should be accessed from alleys and non-pnmary streets The creatiOrlOf large surface parking lots 1s discouraged Amend Master Plan lndustnal Hentage Access Guideline IH-G27 as follows On-s1te parkmg fac1litles should be accessed from alleys and secondary streets D1rect access to on-s1te parking should not be prov1ded v1a Donner Pass Road Extens1on The creat1on of iarQe surface parktng lots IS discouraged Resolution No 2009-33 7 Add the followmg language to Master Plan Sect1on 5 5 il"he rev1ew authonty may mterpretfhe des1gn guid-elines w1th some flex1b11ity 1n theli application to spec1fic pro1ects. as not all des1gn cntena may be workable/appropnate for each pro1ect In some Circumstances. one gwdeline may be relaxed to facilitate compliance w1th another gwdeline determmed by the rev1ew authonty to be more Important 1n the particular case The overall ob1ect1ve IS to ensure that the mtent and sp1nt of the des1gn gwdelines are followed, Super=iOrarChitecfUi=e-ls a--communrtVexQectatlon-and ls-regil1red throughout the Ra1lyard Master Plan ' 8 Amend Downtown Extens1on Bu1ld1ng Form and Massmg gUideline DE-G3 as follows Patterns should be created along the street by the repet1t1on of s1mllarly-s1zed bwld1ng elements ROWeverover~reOetrtious des1gn elements are strOneiiY dlscouraQedl 9 Amend Master Plan Goal 3 as follows 10 Create an enJoyable public realm w1th a strong sense of place that complements Truckee's umque hlsforleaTand mounta1n town character Mod1fy Policy 3 h to read as follows Create a sense of arnval to the ex1stmg downtown and the Ra1lyard Master Plan area through Creation of a focal po1ntUseof Slgnage, publiC art. or similar feature shall be stronglY encouraged Spec1al consideration shall be g1ven to the Donner Pass Road T-lntersect1on mcludmg the creat1on of a sense of departure from Downtown and the Ra1lyard Master Plan. as part of the Streetscape Plan I 11 Mod1fy Sect1on 5 5 Development Standards and Gu1delines to 1nclude the followmg language ifherevJeWautfiOritY may-Inter-pret-fhedeSigngliideJmes-wifl1so-me-fleXibiiitYirithelr applicat1on to spec1fic pro1ects. as not all des1gn cntena may be workable/appropnate for each pro1ect In some Circumstances. one gu1deline may be relaxed to facilitate compliance w1th another gUideline determmed by the rev1ew authonty to be more 1mportant m the particular case The overall ob1ect1ve IS to ensure that the mtent and sp1nt of the des1gn gwdelines are followed ' 12 Mod1fy Table 5-2 to limit the max1mum he1ght for s1ngle-fam1ly homes along Trout Creek to 25-feet and the northeast block of the lndustnal Hentage D1stnct to 35-feet 13 Modify pp 59 to read as follows I I To allow for flexibility 1n m1t1alleasmg of ground floor space along the Pnmary Street 1n the DE, the Town may allow off1ce and ground floor uses otherw1se proh1b1ted per I Table 5-1 for 50 percent -oft he storefronts alongthe Pnmary Street ,I for a penod of f1ve years from Issuance of each bUIIdmg's fmal certificate of occupancy Resolution No 2009-33 I I I 14 Add Implementation Measure #19 to Table 9-1 to read as follows Pedestr1an/B1cycle Crossmg Study Prepare a feas1b1llty study for an eastern undercross1ng. over cross1ng. or at-grade cross1ng for pedestnans and b1cycles The purpose of the study IS to determme 1f and when the crossmg IS necessarv. feasible aes1gns. and financ1ng of a cross1ng 1f the study finds an Improvement IS necessary I if1m1ng Pnor to completion of Phase I Responsible Party Develope~ 15 Add Implementation Measure #20 to Table 9-1 for traffic m1ttgat1on measures TRAF- 1, TRAF-2, and TRAF-4 to read as follows Focused Intersection Study Pnor to 1ssuance of any butldmg or grad1ng perm1ts. or approval of any Improvement or streetscape plans. the Town shall reevaluate the ttmmg and Improvements for the West R1ver StreeUMclver Cross1ng mtersect1on. the Donner Pass Road/West R1ver Street 1ntersect1on. and Donner Pass Road/Bndge Street 1ntersectton. 1n accordance w1th General Plan C1rculatton Polley P2 31 16 Add a new lndustnal Hentage mass and scale gu1dellne IH-36 17 Overall mass of bu1ld1ngs 1n the IH should not over dom1nate butld1ngs 1n the DE as the DE 1s mtended to be the most Intensely developed D1stnct m the Master Plan Area Add a footnote to Master Plan Polley 4e, 4f, and 4g to read as follows ifhe Ratlyard Master Plan and the Trout Creek Restoration proJect are two separate and d1stmct prOJects With different proponents. ObJeCtiVeS. and utility I 18 Add the follow1ng language to Master Plan Chapter 10 Master Plan Admm1strat1on 'A Will-Serve letter shall be obta1ned by the developer from the Truckee F1re Protect1on D1stnct of Nevada County pnor to the 1ssuance of any perm1ts for construction by the Town. other than grad1ng and Stte preparation I Resolution No 2009-33 Town Council Resolution No. 2009-33 EXHIBIT 8 Findings The uses, act1v1t1es, and dens1t1es of the Master Plan shall be compatible and sens1t1ve to the 1mmed1ate environment, neighborhood, and adjacent propert1es relat1ve to architectural des1gn, scale, bulk, bu1ld1ng height, buffer zones, 1dent1ty, character, v1sual 1ntegnty, and onentat1on Thts fmdmg ts supported by Fmdmgs 19, 20, 22, and 23 2 The uses, actiVIties, and dens1t1es of the Master Plan shall prov1de a compatible, eff1c1ent, and workable relat1onsh1p w1th surrounding uses and act1v1ty Thts fmdmg ts supported by Fmdmgs 8, 19, 20, 22, and 23 3 Appropnate park1ng and load1ng shall be established for all uses of the Master Plan Rat/yard Master Plan Chapter 5 establtshes comprehenstve parkmg reqwrements The EIR prepared for the Rat/yard Master Plan mcluded a study of parkmg standards for land uses m the Master Plan Area The parkmg study looked at the Town's Downtown I parkmg standards and extstmg demand, revtewed avatlable parkmg data/stattsttcs, for I stmtlar mountam town areas, and evaluated opportumttes for shared parkmg The study resulted m parkmg rates for uses wtthm the Master Plan Area Master Plan Chapter 9, Table 9-1, also reqwres tmplementat10n of a Streetscape Plan and Parkmg Management Plan to ensure bwldout of the Master Plan does not create any parkmg or /oadmg tmpacts 4 The Master Plan IS cons1stent w1th the Development Code, the General Plan, and the Downtown Spec1f1c Plan Thts findmg ts supported by the dtscusston contamed m the "General Plan Conststency," "Downtown Spectftc Plan Conststency" and Attachment #3 (Fmal EIR Volume I, Table B- 1) of the May 27, 2009 Planmng Commtsston staff report 5 Natural and/or geolog1c hazards that affect the property of the Master Plan shall be 1dent1fied and m1t1gated 6 Thts fmdmg ts supported by Fmal Envtronmental Impact Report Volumes I, and II, dated November 2008 and Volume Ill dated May 2009 and also m the Dtscusston!Analysts sect/On of the May 27, 2009 P/annmg Commtsston staff report S1te plan, bu1ldmg des1gn and location, and open space prov1s1ons of the Master Plan shall be des1gned to produce a functional development responsive and sens1t1ve to natural features, vegetat1on, and overall aesthetiC quality of the commumty Thts findmg ts supported by Fmdmgs 19, 20, 22, and 23 Resolution No 2009-33 I I I I 7 The c1rculat1on system of the Master Plan shall be des1gned to address on and off-s1te traffic c1rculat1on for both vehicles and pedestnans Th1s fmdmg IS supported by Fmal Environmental Impact Report Volumes I, and /1, dated November 2008 and II/ dated May 2009 and also m the Otscusslon/Ana/ysls sect1on of the May 27, 2009 Plannmg Commtss1on staff report 8 Funct1onal and aesthetiC landscaping and open space shall be mcorporated mto the Master Plan to opt1m1ze and preserve natural features, recreation, v1ews and funct1on Th1s fmdmg 1s supported by Fmdmgs 19, 20, 22, and 23 9 The phasmg and subdiVISIOn plan shall prov1de a workable, functional, and eff1c1ent relationShip throughout the development of the Master Plan The Phasmg plans are mc/uded m Master Plan Chapter 9 wh1ch ensures that mfrastructure, access, and other necessary Improvements are m place before development occurs Planned Development 2 The proposed development IS a Allowed w1thm the subject zon1ng d1stnct, Commercial, restdent1al, and publiC uses are allowed m the Rat/yard Master Plan b Generally complies w1th all applicable proviSions of the Development Code and Public Improvement and Engmeenng Standards relatmg to both on-and off-s1te Improvements that are necessary to accommodate max1mum flex1b1hty 1n s1te planmng and property development and to carry out the purpose, mtent, and reqUirements of the respective zomng d1stnct, mcludmg prescnbed development standards and applicable des1gn gUidelines, and Thts fmdmg ts supported m the Drscuss1on!Analysts sectron of the May 27, 2009 Plannmg CommiSSIOn staff report c Cons1stent w1th the General Plan, any applicable Spec1f1c Plan, the Tra1ls Master Plan, and the Particulate Matter A1r Quality Management Plan Thts findmg IS supported by the d1scuss1on contamed m the "General Plan Consistency," "Downtown Spectflc Plan Conststency" and Attachment #3 (Fmal EIR Volume /, Table B-1) of the May 27, 2009 Plannmg Commtss1on staff report The proposed project would produce a comprehensive development of supenor quality than wh1ch m1ght otherw1se occur from the stnct application of the prov1s1ons and standards 1dent1f1ed 1n the Development Code Thts fmdmg IS supported by the Dlscusston!Analysls sectiOn and Attachment #3 (Fmal EIR Volume I, Table B-1) of the May 27, 2009 Plannmg Commtsston staff report Resolut1on No 2009-33 3 The proposed development 1s cons1stent w1th the des1gn gUidelines, ach1eves the overall des1gn obJeCtives of the des1gn gUidelines, and would not 1mpa1r the des1gn and archltecturalmtegnty and character of the surroundmg neighborhood The Master Plan mcludes standards and des1gn gwdelmes that are based on the General Plan, the Town Development Code, and Downtown Spec1f1c Plan Th1s fmdmg IS supported by the Discussion/AnalysiS Sect1on and Attachment #3 (Fmal EIR Volume I, Table 8-1) of the May 27, 2009 Plannmg CommiSSIOn staff report 4 The approval of the Planned Development IS 1n compliance w1th the requirements of the Califorma Environmental Quality Act (CEQA) and there would be no potential s1gmf1cant adverse effects upon enwonmental quality and natural resources that would not be properly m1t1gated and mon1tored, unless a Statement of Overnd1ng Considerations IS adopted Th1s fmdmg IS supported by Fmdmgs 3 and 6 5 The des1gn, location, s1ze, and operating charactenst1cs of the proposed development w1ll not be detnmental to the public health, safety, or welfare of the Town, or lnJunous to the property or Improvements 1n the VICinity and zomng d1stnct 1n wh1ch the property 1s located 6 Th1s fmdmg 1s supported by the Discussion/Analysis sect1on and Attachment #3 (Fmal EIR Volume I, Table 8-1) of the May 27, 2009 Plannmg CommiSSIOn staff report The s1te for the proposed development IS a Physically su1table for the type and dens1tyllntens1ty of development bemg proposed, Th1s fmdmg IS supported by the Discussion/Analysis Sect10n and Attachment #3 (Fmal EIR Volume I, Table 8-1) of the May 27, 2009 Plannmg CommiSSion staff report b Adequate 1n s1ze and shape to accommodate the use and all fences and walls, landscap1ng, loadmg, park1ng, yards, and other features requ1red by the Development Code, and The Ra1lyard Master Plan demonstrates that the proposed development parcels are adequate m s1ze and shape to accommodate the max1mum allowed development m accordance w1th Development Code standards except as mod1f1ed by the Planned Development c Served by streets adequate 1n w1dth and pavement type to carry the quant1ty and type of traffic generated by the proposed development Th1s findmg IS supported by the DISCUSSIOn/Analysis Sect1on and Attachment #3 (Fmal EIR Volume I, Table 8-1) of the May 27, 2009 Plannmg CommiSSIOn staff report Resolution No 2009-33 I I I I I I 7 There are adequate prov1s1ons for public and emergency veh1cle access, f1re protection, san1tat1on, water, and public ut11it1es and serv1ces to ensure that the proposed development would not be detnmental to public health and safety Adequate prov1s1ons shall mean that d1stnbut1on and collection facilities and other Infrastructure are Installed at the t1me of development and 1n operat1on pnor to occupancy of bu1ld1ngs and the land, and all development fees have been pa1d pnor to occupancy of bu1ldmgs and the land Thts fmdmg ts supported by the Dtscusston/Analysts Sectton and Attachment #3 (Fmal EIR Volume /, Table B-1) of the May 27, 2009 Plannmg Commtsston staff report 8 The proposed development IS cons1stent w1th all applicable regulations of the Nevada County Department of Environmental Health and the Truckee F1re Protection D1stnct for the transport, use, and disposal of hazardous matenals Thts fmdmg IS supported by the Dtscusston!Ana/ysts Sectton and Attachment #3 (Fmal EIR Volume/, Table B-1) of the May 27, 2009 Plannmg Commtsston staff report Demolttton Revtew 1 The histone resource must be removed from the s1te 1n order for the property to be utilized for public structure or use wh1ch substantially benef1ts the public Removal of the Umon Pactftc Rat/road warehouse bwldmg, a Category B butldmg, IS necessary for bwldout of the Rat/yard Master Plan mcludmg the extenston of Donner Pass Road to Glenshtre Dnve-both of whtch are necessary for publtc beneftt The warehouse butldmg IS currently located m the mtddle of the proposed road extenston The Town constdered altemattVes to removmg thts htstonc resource such as reconftgunng the Rat/yard Master Plan and relocatmg the bwldmg, however, these opttons confltct wtth the goals of the Rat/yard Master Plan and Town cntena for tmplementatton of the Town Htstonc Preservatton Program Development Code Sectton 18 83 040 B allows for the tssuance of a demolttton perrmt for a Category A or B htstonc resource tf the resource must be removed for a use that substanttally beneftts the public As stated m the "HPAC Recommendation" sectton of the May 27, 2009 Plannmg Commtsston staff report, staff belteves that the extenston of Donner Pass Road ts a pnmary component of the Master Plan destgn whtch would benefit not only development m the Rat/yard Master Plan, but also those gomg to and from G/enshlfe Dnve Its creatton also provtdes the mam street extenston mtegral to the Master Plan destgn, functton, and vtston The posstbtltty of future htstonc resource removal was constdered m the Htstonc Preservatton Program Fmal EIR (SCH #2002022098) and ovemdmg constderattons were adopted wtth Town Counctl Reso/utton No 2003-17 Thts fmdmg IS further supported m Attachment #3, Fmal EIR Volumes I, II, and Ill Resolution No 2009-33 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