HomeMy Public PortalAboutChapter 2-Jan6-2015Chapter 2
Vision & Goals
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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
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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
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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.
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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
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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.