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HomeMy Public PortalAboutChapter 2-Jan6-2015Chapter 2 Vision & Goals 2.2 C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN 1 | Vision Implementation of the Joerger Ranch Specifi c Plan will strengthen Truckee’s small historic mountain town character by providing new commercial/ retail, offi ce, industrial and workforce housing opportunities at a key regional location. To implement this vision, this Specifi c Plan builds on the “economic clustering” of related businesses. Th e term economic clusters is defi ned in this plan as groupings of related businesses, suppliers and associated land uses within a set area. Each economic cluster is intended to draw businesses with similar and/or compatible land uses, operations, customers, etc. with the idea being that vision and innovation are oft en developed when there is open communication within an industry sector. Businesses within an economic cluster would support but not compete with Downtown and will create new sales tax revenue where dollars are currently being lost to other areas including Reno, Nevada. Buildings will relate to each other and have compatible design aesthetics, but the Joerger Ranch Specifi c Plan Area is not intended to draw business from Downtown or mimic the historic, pedestrian-focused core that makes Downtown unique. Th e three economic cluster building blocks from which the Specifi c Plan is based include: Th e Lifestyle Economic Cluster. Th is cluster encompasses the land located along Brockway Road and includes “Lifestyle Businesses,” or businesses that benefi t from association with the Town’s image as a small historic mountain town. Businesses such as outdoor gear, businesses focused on health/ fi tness/wellness, businesses or organizations with an emphasis on conservation/sustainability or community are targeted for this area. Th e existing Truckee River Winery is consistent with this cluster as a provider of recreational bocce courts and community event space. Implementation of this economic cluster would achieve economic goals of keeping Truckee competitive with adjacent ski resorts and attracting more local- and community-serving uses. Th is Specifi c Plan includes two zoning districts to fulfi ll the Lifestyle Economic Cluster vision: • Lifestyle Commercial (CL) zone • Lifestyle Commercial (CL-1) zone Th e Business Innovation Economic Cluster. Th is cluster is located at the northwestern portion of the plan area and is situated between the Lifestyle Economic Cluster and Highway 267. Th is cluster is intended to create a concentration of high tech, Research and Development, culinary, green technology and similar industries. Implementation of this economic cluster would draw year-round, full-time, high-quality jobs with living wages which will further diversify Truckee’s economy. Th is Specifi c Plan includes two zoning districts to fulfi ll the Business Innovation Economic Cluster vision: • Business Innovation Zone (BIZ)—for the purpose of creating a campus setting and opportunities for shared resources • Multi-Family, 20 dwelling units per acre (RMW-20)—to provide workforce housing Regional Economic Cluster. Th is cluster encompasses the land located along Soaring Way and creates land use opportunities for businesses with region-serving products and services as well as relocated businesses from 2.3 J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2 the Truckee River Corridor and other preferred in-fi ll sites Downtown. Implementation of this economic cluster would capture some of the retail leakage and sales tax dollars that currently go to neighboring jurisdictions including Reno, Nevada and would provide larger fl oorplate businesses that do not physically fi t elsewhere in Truckee. Th is Specifi c Plan includes the Regional Commercial (CR) zoning district to fulfi ll the Regional Economic Cluster Vision. Th e Specifi c Plan allows development of the plan area to occur over time and in no specifi c order, as well as utilize existing services to provide fl exibility to meet changing market and community demands (see Chapter 7 - Implementation & Phasing). 2 | Supporting Goals & Policies Th e following planning goals & policies have been established to guide implementation of the Joerger Ranch Specifi c Plan Vision: Joerger Ranch (JR) Goal 1 Develop the Joerger Ranch Specifi c Plan area with land uses that promote high-quality economic development. • Policy P1.1 Strengthen Truckee’s economic base through encouraging green industry, lifestyle businesses, and other commercial, offi ce, manufacturing, and cultural uses that do not fi t Downtown. • Policy P1.2 Projects with a minimum of 75% LEED™ for New Construction Silver buildings or better shall be refunded Planning Division land use processing fees upon proof of certifi cation. Figure 2-1: Economic Development Clusters 2.4 C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN JR Goal 2 Encourage and incentivize relocation of manufacturing, industrial, processing and repair/maintenance uses from the Truckee River Corridor and Historic Preservation (-HP) overlay in-fi ll sites to the MI zone in the Specifi c Plan Area. • Policy P2.1 Provide workforce housing in the Specifi c Plan Area through the creation of a RMW- 20 (Multi-Family, 20 dwelling units per acre) workforce housing zone. JR Goal 3 Extend development along the Brockway Road Corridor in keeping with the existing unique and eclectic character. • Policy P3.1 Support the continued operation and expansion of the Truckee River Winery to enhance the outdoor living experience along the Brockway Road Corridor. JR Goal 4 Provide a coordinated pedestrian and bicycle network to encourage non-motorized travel from surrounding neighborhoods and within the Joerger Ranch Plan Area. • Policy P4.1 Sreets within the Joerger Ranch Plan Area shall be constructed per the street sections which are shown within this Specifi c Plan. • Policy P4.2 Support pedestrian and bicycle linkages to the Truckee River Legacy Trail, Riverview Sports Park and Regional Park. • Policy P4.3 Encourage connectivity between projects where feasible to further other goals, policies, and guidelines. • Policy P4.4 Two-stage left turn lanes shall not be used to mitigate a Level of Service defi ciency, although they may be acceptable to construct in some circumstances to provide a consistent and compatible cross section along a corridor with low turning-movement volumes. JR Goal 5 Balance open space preservation with economic diversifi cation. • Policy P5.1 Support open space preservation to the extent that key General Plan economic development goals for diversifi cation, high wage job creation and business success can be achieved. JR Goal 6 Foster economic diversifi cation beyond tourism by encouraging high-tech businesses to locate in the Business Innovation Zone. JR Goal 7 Encourage the development of new regional- serving uses that refl ect Truckee’s unique small historic mountain town character. 2.5 J OERGER RANCH SPECIFIC PLAN V ISION & GOALS | C HAPTER 2 • Policy P7.1 Encourage locally-owned and operated businesses. • Policy 7.2 Target businesses that benefi t from association with the Town’s image as a small historic mountain town—such as the outdoor gear industry, health, fi tness, and wellness, and fast casual dining resturaunts catering to travelers and motorists in the area. • Policy P7.3 Development within the CR zone is intended to supply retail service needs of the local population and recreational tourist population that frequents the area. Grocery market and/or specialty food markets along with complimentary ancillary uses are the intended goals. Unique building design and site orientation shall be required so as to avoid typical big box retail found in most urban areas. In order capture the retail leakage, avoid competition with Downtown and discourage big box chain retail providers, an economic impact analysis shall be conducted for any single retail use with a Gross Floor Area of 15,000 S.F. or larger (excluding grocery markets and specialty food markets). At a minimum, the economic impact analysis shall: 1. Defi ne the market area. 2. Identify retail leakage that could be captured while still maintaining the desired intent of the CR zone. 3. Identify potential economic impacts on Downtown and the Town of Truckee as a whole. 4. Identify potential uses that would benefi t the local economy while still complying with the use and design intent listed above. • Policy P7.4 In order to avoid vacant building and degradation of existing retail center within the Town, a proposal for the reuse of any retail sites with more than 15,000 sq. ft . of Gross Floor Area shall be submitted with the land use application. Th e proposal shall include design features that demonstrate availability of fl exible features such as partitions, multiple entryways, etc. to facilitate reuse by multiple tenants if the building is abandoned. Th e plan for reuse shall be considered by the Planning Commission concurrent with the Economic Impact Analysis required by Policy 7.3 above. JR Goal 8 Ensure the construction of workforce housing consistent with the intent and purpose of Development Code Chapter 18.216 (Workforce Housing). • Policy P8.1 Development within the Specifi c Plan Area shall be exempt from Development Code Chapter 18.214 (Inclusionary Housing). • Policy P8.2 Th e number of required workforce housing units for the Specifi c Plan Area are calculated in Table 7-4A based on maximum development potential. Th e RMW-20 zone fulfulls the workforce housing obligations for all future development within the Specifi c Plan area. • Policy P8.3 A minimum of 18 dwelling units per acre (72 units) and a maximum of 20 dwelling units per acre (80 units) shall be constructed in the 2.6 C HAPTER 2 | VISION & GOALS J OERGER RANCH SPECIFIC PLAN RMW-20 zone. • Policy P8.4 Th e workforce housing units may be constructed as studio, one-bedroom, or two- bedroom units; Th e construction of three- or more bedroom units shall be prohibited.