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Home My Public Portal AboutChapter 7- Jan9-2015Chapter 7 Implementation & Phasing 7.2 C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN 1 | Introduction Th is section is intended to identify the orderly development implementation and phasing of the Joerger Ranch Specifi c Plan infrastructure. Th e Joerger Ranch Specifi c Plan area is divided by state and local roadways that create four separate and distinct quadrants. Market demand, economic conditions and fi nancing will all factor into the incremental implementation and phasing of uses. 2 | Common Infrastructure Th e overall Joerger Ranch Specifi c Plan has common infrastructure improvements that benefi t all properties within the plan area. Th ese improvements are needed to be constructed as major portions of the plan area develop. Interim or incremental improvements may be allowed by the Town Engineer on a case by case basis (see Chapter 5). Th e common infrastructure improvements are categorized into three separate areas: 1. Highway 267 / Brockway Road / Soaring Way Intersection Improvements Th e fi rst property owner to develop in either the BIZ or CR zone shall be required to construct the following Highway 267 intersection improvements (see Figure 7-1) prior to recordation of any parcel or fi nal maps or issuance of any temporary or fi nal occupancy of any buildings: a. Soaring Way - Widen and construct left turn lane, right turn lane, west-bound & east-bound through lanes, Class II bike lanes, curb/gutter, sidewalk, and crosswalk. b. Highway 267 - Widen Highway 267 and construct northbound right turn lane, crosswalks and all necessary striping. c. Brockway Road - Widen and construct right turn lane, left turn lane, east-bound and west-bound through lanes, Class II bike lanes, curb/gutter, sidewalk, Class I bike path, and all necessary striping. FIGURE 7-1: HIGHWAY 267 / BROCKWAY ROAD / SOARING WAY INTERSECTION IMPROVEMENTS 7.3 J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7 All future construction shall be required to pay their “fair share” portion of actual infrastructure costs and provide proof of payment to the Town prior to issuance of building permits or recordation of parcel or fi nal maps. 2. East Side: (East of Highway 267) Soaring Way / Joerger Drive Improvements Th e fi rst property owner to develop east of Highway 267 shall be required to construct the following improvements (see Figure 7-2) prior to recordation of any parcel or fi nal maps or issuance of temporary or fi nal occupancy of any buildings. If the fi rst development is proposed within the CR zone, the infrastructure requirements outlined in #1 above shall also apply. All future new construction shall be required to pay their “fair share” portion of actual infrastructure costs and provide proof of payment to the Town prior to issuance of building permits or recordation of any parcel or fi nal maps. a. Soaring Way - Construct roundabout at Soaring Way & Joerger Drive intersection, widen Soaring Way east of roundabout and construct sidewalks, on-street parking, curb/gutter, Class II bike lanes, public transit stop, and all necessary utilities. 3. West Side: (West of Highway 267) Brockway Road / Martis Drive and Hope Court Improvements Th e fi rst property owner to develop west of Highway 267 shall be required to construct the following improvements (see Figure 7-3) prior to recordation of any parcel or fi nal maps or FIGURE 7-2: SOARING WAY / JOERGER DRIVE IMPROVEMENTS 7.4 C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN issuance of temporary or fi nal occupancy of any buildings. If the fi rst development is proposed within the BIZ zone, the infrastructure requirements outlined in #1 above shall also apply. All future new construction shall be required to pay their “fair share” portion of actual infrastructure costs and provide proof of payment to the Town prior to issuance of building permits or recordation of any parcel or fi nal maps. a. Brockway Road - Construct necessary improvements along Brockway Road (including Class II bike lanes & Class I bike path), construct Martis Drive (including Class I bike path), construct improvements at Brockway Road/Martis Drive intersection and Brockway Road/ Hope Court intersection, crosswalks, and all necessary utilities. All improvements and alignments shall be re-evaluated upon a specifi c development application for Parcel 4 and shall be determined by the Town Engineer. b. Hope Court - Construct Class I bike path along Hope Court, construct necessary roadway & striping improvements, and all necessary utilities (fi nal alignment to be determined by Town Engineer). FIGURE 7-3: BROCKWAY ROAD / MARTIS DRIVE IMPROVEMENTS 7.5 J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7 Th e existing winery is a “legal non-comforming use” which will allow the winery to continue its current operation without being subjected to the west side infrastructure requirements as outlined in this Specifi c Plan. If the winery use is discontinued, expands or substantially changes its operations or characteristics, the new use would be subject to the provisions of this Specifi c Plan. Th e non-profi t center proposed on Hope Court would be solely responsible for and only subject to the utility, roadway, and Class I bike path improvements along Hope Court. If the non- profi t center is not constructed, any new use on the parcel will be responsible for all additional common infrastructure improvements per #1 and #3 above. TABLE 7-2A: PHASING & IMPLEMENTATION Note: 1. Interim improvements can be considered by the Town Engineer as set forth in Chapter 5, Section 2.2. 7.6 C HAPTER 7 | IMPLEMENTATION & PHASING J OERGER RANCH SPECIFIC PLAN 3 | Workforce / Inclusionary Housing Th e 2007-2014 Housing Element requires that all new residential and non-residential projects provide aff ordable housing to meet Truckee’s housing needs. General Plan Housing Element program H-1.2.3 requires that all new residential development allocate at least 15 percent of the units as aff ordable to very- low, low-, and moderate-income households. For non-residential projects that create jobs, Housing Element program H-1.3.4 requires the construction of aff ordable housing for at least 50 percent of the projected very low-, low- and moderate-income workforce. To ensure General Plan consistency, approximately 4.0 acres of the Joerger Ranch Specifi c Plan area is zoned RMW-20 which allows multi-family residential at a minimum density of 18 units/acre and maximum density of 20 units/acre. Th e RMW- 20 zone is intended to capture the workforce housing needs of all future buildout of the Specifi c Plan. Because housing needs for the entire project will be met with the development of the RMW-20 zone, future land uses are not required to demonstrate consistency with Development Code Chapters 18.214 (Inclusionary Housing) or 18.216 (Workforce Housing). Th e construction of housing outside of the RMW-20 zone is permitted (airport restrictions excluded) but is not required. Joerger Ranch was primarily created for non- residential uses and has several site constraints that limit compatible locations for new residences (ie. airport restrictions, highway location, drainage areas, etc.). As an incentive for one developer to construct a single housing project on the RMW-20 zoned parcel, future development on the RMW- 20 site will not be required to provide inclusionary housing and deed restrictions will not be required. Additional information about the RMW-20 parcel is discussed in Chapter 4 (Residential Multi-family RMW-20 Zoning District). Th e Joerger Ranch workforce housing requirement/ calculation is shown in Table 7.4A. Based on an estimated 0.25 Floor Area Ratio (FAR) and using the employee generation assumptions in Development Code Chapter 18.216 (Workforce Housing), jobs would be created for approximately 578 full-time equivalent employees, if maximum buildout was achieved. Th is equates to a demand of approximately 82.7 workforce housing units. Th e RMW-20 zoning district can accomodate up to 80 workforce housing units, excluding any density bonuses permissible by Development Code Chapter 18.212 (Density Bonuses, Concessions and Incentives). Since it is not likely that Joerger Ranch will develop at a maximum density of 0.25 FAR, zoning for 80 residential units in teh RMW-20 zone is considered suffi cinet for complying with General Plan workforce housing requirements. No additional housing units or in- lieu fees are required for future development projects within the Joerger Ranch Specifi c Plan Area. 7.7 J OERGER RANCH SPECIFIC PLAN I MPLEMENTATION & PHASING | C HAPTER 7 TABLE 7-3A. Workforce Housing Calculations by Zoning District Zoning DistrictLand Area within B1/B2 Airport Zone (Acres) Land Area Outside Airport Zone (Acres) Development Potential (0.25 FAR) Full-Time Equivalent Employees # of Workforce Housing Unit Regional Commercial (CR)016.3177,50735550.7 Lifestyle Commercial (CL)04.751,18310214.7 Manufacturing/Industrial (M1)1.08.592,5659313.3 Business Innovation Zone (BIZ)8.62.628,314284.0 Multi-family Residential (RMW-20)04.0000 Open Space (OS)6.814.1000 Total16.450.2349,569 SF57882.7 Note: 1. Th e number of required workforce housing units is based on the maximum development potential with a fl oor area ratio of 25%. Land area that is zoned Open Space plus land area that falls within the B1/B2 Airport Zone are not included in the “development potential” calculations.