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Home My Public Portal About49 Railyard Master Plan Amendments TOWN OF TRUCKEE California RESOLUTION 2016-49 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TRUCKEE ADOPTING MAJOR RAILYARD MASTER PLAN AMENDMENTS WHEREAS, the Town Council adopted the Railyard Master Plan July 2, 2009 establishing goals, policies, development standards and guidelines on growth and development in the Railyard Master Plan Area; and WHEREAS, the adopted Master Plan assumed that the Union Pacific Railroad balloon track would be relocated east; and WHEREAS, relocation of the balloon track east is no longer proposed, and because of this change, minor modifications to the adopted Truckee Railyard Master Plan were necessary to support the first development application; and WHEREAS, on May 10, 2016 the Town Council approved a Development Permit, minor Master Plan Amendments and Downtown Specific Plan amendments for the Truckee Artist Lofts, a 4-story, mixed-use, mixed-income 121,000 sq. ft. building on APN: 19-420-71 within the Downtown Extension (DE) District of the Railyard Master Plan; and WHEREAS, The Town certified the Railyard Master Plan Final Environmental Impact Report (SCH #2007122092) in July 2009 based on a finding that the Railyard Master Plan will not result in significant environmental impacts with the incorporation of mitigation measures with the exception of Impact TRAF-7, Impact TRAF-11, Impact TRAF-15, Impact AIR-2, Impact NOI- 1; and Impact CULT-1 for which the impacts are identified as significant and unavoidable and overriding considerations were adopted; and WHEREAS, An Environmental Impact Report (EIR) Addendum was prepared in conjunction with the Truckee Artist Lofts application and accepted into the Railyard permanent record on May 10, 2016 in support of the associated minor Master Plan Amendments and anticipated Major Master Plan Amendments discussed in this resolution and the Addendum concludes that that there are no new environmental impacts; and WHEREAS, following approval of the Truckee Artist Lofts, additional Major Railyard Master Plan Amendments were determined necessary to support implementation of the Railyard Master Plan vision with a non-relocated balloon track; and WHEREAS, the Planning Commission is an advisory body to the Town Council who is the review authority to approve Major Master Plan amendments; and WHEREAS, the Commission shall make a written recommendation to the Council whether to approve, approve in modified form, or deny the proposed Major Master Plan amendments and whether to find the proposed amendments consistent with the Railyard Masterplan Final Environmental Impact Report as modified by the Addendum; and WHEREAS, a public notice was published in the Sierra Sun and mailed to property owners within 500 feet of the project site on August 5, 2016, and provided to all other interested persons and members of the public of the date, time, and location of the availability of the August 2016 Amended Railyard Master Plan, 2009 Railyard Master Plan, Final Environmental Impact Report and Addendum for public review and the public hearing for the Planning Commission's consideration of the land use application; and WHEREAS, on August 16, 2016 the Planning Commission duly considered the major Railyard Master Plan amendments. determining that no further environmental review is necessary based on the Railyard Master Plan permanent record including the Railyard Master Plan EIR and the April 2016 Environmental Impact Report (EIR) Addendum (Town Council Resolution No. 2016-18); and WHEREAS, the Council held a public hearing on the matter at a meeting on September 13, 2016 and duly considered the Railyard Master Plan permanent record, any and all information and public comments, and the recommendation of the Planning Commission as set forth in Planning Commission Resolution No. 2016-15. ******** NOW THEREFORE BE IT RESOLVED, the Town Council of the Town of Truckee hereby adopts major Railyard Master Plan amendments as set forth in Exhibit "A" attached hereto and incorporated herein and subject to the condition of approval set forth in Exhibit "B:" BE IT FURTHER RESOLVED, the Council hereby adopts the findings set forth in Exhibit "C", attached hereto and incorporated herein, in support of adoption of the master plan and approval of the Planned Development. The foregoing Resolution was introduced by Council Member Wallace Dee, seconded by Council Member Flora, at a Regular Meeting of the Truckee Town Council, held on the 13th day of September, 2016 and adopted by the following vote: AYES: Council Member Wallace Dee, Council Member Flora, Vice Mayor Goodwin, and Mayor deRyk Jones. NOES: none. ABSENT: Council Member Barr. Joan d;Tk Jones, 7-rf:r AT Judy P ice, MM' , own Clerk Town Council Resolution No. 2016-49 EXHIBIT A Major Truckee Railyard Master Plan Amendments The following major amendments to the adopted 2009 Truckee Railyard Master Plan are hereby approved (Deletions are shown by strikethreugh type and additions are shown by underline italic type.): Town Council Resolution No. 2016-49 EXHIBIT B Major Truckee Railyard Master Plan Amendments Condition of Approval 1. The Major Master Plan Amendments contained in Exhibit A shall not go into effect / be considered final until the associated Downtown Specific Plan amendments are in effect. Truckee Railyard Mixed- Use Development Master Plan Town of Truckee, California August 2016 DRAFT 11110 ACKNOWLEDGEMENTS 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 ISC Transportation Consultants,Inc. 2690 Lake Forest Road P.O. Box 5875 Tahoe City, CA 96145 Gordon Shaw, Principal Truckee Railyard Master Plan Page i Revised August 2016 Acknowledgements Dinsmore Siena,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 I Truckee Railyard Master Plan Page ii Revised August 2016 Table of Contents PREFACE 1. INTRODUCTION 1 PURPOSE AND HISTORY OF THE TRUCKEE RAILYARD MASTER PLAN 1 1.1 Plan Area 3 1.2 Authority 3 1.3 Overview of Master Plan 3 2. VISION 7 THE TRUCKEE RAILYARD MASTER PLAN VISION 7 2.1 Supporting Planning Goals 8 3. COMMUNITY CONTEXT 11 PURPOSE 11 3.1 History of the Railyard and Mill Site 11 3.2 Truckee Today 13 3.3 The Railyard Today 13 3.4 Creating The Plan 19 4. GUIDING GOALS AND POLICIES 25 PURPOSE 25 4.1 The Master Plan Concept 25 4.2 Relationship To Regulatory Documents 31 5. DEVELOPMENT STANDARDS AND GUIDELINES 39 PURPOSE 39 5.1 Overview 39 5.2 Regulating Plan/Zoning Map 40 5.3 Allowable Land Uses 41 5.4 Maximum Allowable Development (M.A.D.) 46 5.5 Development Standards and Guidelines 48 5.5.1 Development Standards 49 5.5.2 Downtown Extension (DE) District 55 5.5.3 Industrial Heritage (IH) District 68 5.5.4 Trout Creek (TC) District 75 5.5.5 Miscellaneous Guidelines 81 6. PUBLIC PLACES 87 PURPOSE 87 6.1 Public Place Concepts 87 6.2 Public Place Types 88 6.3 Trout Creek Restoration 92 7. TRANSPORTATION AND CIRCULATION 95 PURPOSE 95 7.1 Circulation Plan 95 7.2 Streetscape 100 Truckee Railyard Master Plan Page iii Revised August 2016 Table of Contents I 8. PUBLIC INFRASTRUCTURE 105 PURPOSE 105 8.1 Snow Storage 105 8.2 Stormwater 107 8.3 Utilities and Infrastructure 109 9. IMPLEMENTATION AND PHASING 115 PURPOSE 115 9.1 Implementation Measures 115 9.2 Project Phasing 115 11. REFERENCES 12. GLOSSARY 121 Appendices Appendix A: Block Structure Analysis Appendix B: Master Plan's Relationship to Existing Town Planning Policies Appendix C: Mitigation Monitoring and Reporting Program Appendix D: Master Plan's Relationship to the Truckee Tahoe Airport Land Use Compatibility Plan I Truckee Railyard Master Plan Page iv Revised August 2016 Table of Contents Figures Figure 1-1: Regional Location 3 Figure 1-2: Downtown Truckee 4 Figure 1-3: Downtown Specific Plan 5 Figure 3-1: (left)Original Truckee CPRR Station Map(with 1886 modification) 11 (right) 1900 Plan of Truckee and the Railyard 11 Figure 3-2: Existing Conditions and Property Ownership 14 Figure 3-3: 2006 Railyard Site Constraints Map 16 Figure 3-4: Railroad Balloon Track Realignment Options 16 Figure 3-5: Matrix of Buildings Selected by the Community 20 Figure 3-6: Schemes of the Single-Sided Main Street Alternative 22 Figure 3-7: Schemes of the Double-Sided Main Street Alternative 22 Figure 3-8: Schemes of the District Emphasis Alternative 22 Figure 3-9: Preferred Alternative Combining Single-Sided Main Street and District Emphasis Concepts 23 Figure 5-1: Districts 39 Figure 5-2: Regulatory Plan/District Map 41 Figure 5-3: Streetwall Articulation 53 Figure 5-4: Solar Access Diagram 53 Figure 5-5 Block Structure Study of Historic Downtown Truckee 56 Figure 5-6: Building Study of Commercial Row 58 Figure 6-1: Public Places 88 Figure 6-2: Small Neighborhood Park Concept 89 Figure 6-3 Trailhead Concept 89 Figure 6-4 Examples of Small Urban Plazas 89 Figure 6-5: Flood Plain Comparison 92 Figure 6-6: Proposed Creek Cross-Section through Reach 4 93 Figure 6-7: Proposed Typical Creek Section, Reaches 5 and 6 94 Figure 7-1: Circulation Concept Plan Error! Bookmark not defined. Figure 7-2: Pedestrian Circulation Plan Error! Bookmark not defined. Figure 7-3: Bicycle Circulation Plan Error! Bookmark not defined. Figure 7-4: Street Cross-Section Key Error! Bookmark not defined. Figure 7-5: Conceptual Street Cross-Sections Error! Bookmark not defined. Figure 8-1: Stormwater Concept Plan 107 Figure 8-2: Existing Utilities Plan 110 Figure 8-3: Existing Utilities Plan 111 Figure 9-1: Phase 1 Parcels 116 Truckee Railyard Master Plan Page v Revised August 2016 Table of Contents Tables Table 3-1 Land Ownership By Parcel 17 Table 5-1 Allowed Land Uses and Permit Requirements 42 Table 5-2 Railyard Master Plan General Development Standards 49 Table 5-3 Sample Frontage Types 54 Table 7-1 Proposed Street Dimensions and Comparison with PIES 103 Table 9-1 Phasing 115 Table 9-2 Implementation Measures and Action Items 117 Truckee Railyard Master Plan Page vi Revised August 2016 PREFACE The Truckee Railyard Master Plan was adopted by the Town Council July 2, 2009, and became effective August 2, 2009 (2009 Master Plan). The 2009 Master Plan was created with the intent of formulating and formalizing the Town's vision for the Railyard Area and to guide its future redevelopment; it describes the scale and character of development envisioned for the Railyard Area and includes development standards and design guidelines to help implement this vision. Since the adoption of the 2009 Master Plan, circumstances affecting the development contemplated for the Master Plan Area have changed. As a result, a subsequent planning process was initiated in 2015 to update the Master Plan to reflect these changed circumstances. Key to the 2009 Master Plan site and development plan creation was relocation of the existing Union Pacific Railroad balloon track eastward. At that time, it was thought that track relocation would be the best option to create a cohesive protect given that Union Pacific's previous position was that development would not be allowed within the balloon track. Union Pacific has since changed their stance on development within the balloon track. Further, the Railyard Master Plan Area was included in a Redevelopment Project Area established by the 1998 Truckee Redevelopment Plan and it was assumed that redevelopment funds could be made available to support public infrastructure construction, including roads and utilities. In 2011, the State Legislature approved the dissolution of California's redevelopment agencies, which were officially dissolved February 1, 2012. The dissolution of redevelopment agencies and loss of respective funding sources, combined with Union Pacific's agreement to allow development within the balloon track, and constraints associated with the Town's Trout Creek restoration project, led to the decision to take a new direction . This amended Master Plan reflects this new direction. A number of iterations of the site layout for the Railyard Master Plan Area were considered during this latest Master Plan update process (2015). Each concept aimed to stay true to the adopted master plan goals while also incorporating amendments to better reflect the modified site layout which includes development within the balloon track, and the proposed Phase I development. The preferred site layout for the Master Plan Area incorporated in this amended Master Plan maintains the balloon track in its existing location while also maintaining the integrity of the three development districts (Downtown Extension District, Industrial Heritage District, Trout Creek District), and otherwise embracing key policies and concepts from the original 2009 Master Plan. The Master Plan Amendment also renames the plan to the Railyard Mixed-Use Development Master Plan.Within the document, the Railyard Mixed-Use Development Master Plan, Railyard Master Plan, and Master Plan are used synonymously. In early July 2015, the California Strategic Growth Council awarded the Truckee Railyard Master Plan an $8 million grant, bringing its total secured funding to $14 million. The Railyard Master Plan was one of 28 housing and transit-friendly infrastructure projects that received $121.9 million in grants and loans from the council. This funding supports infill development adjacent to Truckee's historic downtown.. Funds will be used to install infrastructure—sewer, water, other utilities and roads— in the Master Plan Area and to initiate the realization of the Railyard Master Plan Area as envisioned by the community. Truckee Railyard Master Plan Page i Revised August 2016 NOTE:These files are not formatted following' approval of the Amendments they will be placed back into InDesign and reformatted. 1. INTRODUCTION PURPOSE AND HISTORY OF THE TRUCKEE RAILYARD MASTER PLAN The purpose of the Truckee Railyard Mixed-Use Development 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 Downtown Reinvestment Timeline development standards and design guidelines to help ensure that future development is consistent with the 1989 Mill Closes Town's vision for the area. Within this document, the 1993 Town Incorporates Railvard Mixed-Use Development Master Plan, Railvard 1995 Downtown Planning Begins Master Plan, and Master Plan are used synonymously. • Visual Preference Survey • Downtown Vision Plan(Completed 1996) Over the pact 10 yoarcSince 1995, the Town has • Downtown Truckee Specific Plan(Adopted undertaken a number of planning efforts to facilitate 1997) development of the Railyard Master Plan Area. These • Redevelopment Agency Formed (Established 1998) efforts were first formalized in the 1996 Town of Truckee • Downtown Streetscape Plan and Trout General Plan, which established a number of policies to be Creek Restoration Study(Completed 2002) implemented through the preparation of a Specific Plan for • Downtown Historic Design Guidelines the Downtown area, including the Mill Site/Railyard Area.' (Adopted 2003) The planning process for the 1997 Downtown Truckee • 2002 Railyard Redevelopment Process Specific Plan (DTSP) was initiated in 1995 and Begins • Town awarded$350,000 grant from the represented a two-year long collaborative effort by local Sustainable Communities Grant and Loan citizens, Town officials, and Town staff. Recognizing that Program(2002) the Railyard Area contains the majority of the undeveloped • Truckee Development Associates,LLC land in the Downtown Specific Plan Area (see Figure 1-3), purchases a significant portion of the the DTSP included policies that required the preparation of Railyard(2003 and 2004) a Master Plan for the Railyard Area that would promote its • TowntwenCTruckee Aproves Partnership between Development Associates, development as an attractive, pedestrian-oriented activity LLC and the Town to work collaboratively on center visually and physically connected with the historic the Master Plan(August 2004) Downtown Core. 2005-06 Infrastructure&Circulation Planning 2006-09 Development of Master Plan Efforts to prepare a Master Plan for the Railyard Area were 2009 Town Council Approves Master Plan initiated in 2002 when the Town received a grant from the Sustainable Communities Grant and Loan Program and 2012 Loss of ability to utilize redevelopment hired Dinsmore Sierra, LLC to lead community outreach funds for backbone infrastructure efforts and prepare a Master Plan for the reuse of the to noto Re feason of Balloon Track determined to be feasible Railyard Area.These efforts accelerated in 2004, when Truckee Development Associates, LLC (led by Hollidayhelp f fund5 the million in grant funds secured and p help installation of roads,sewer,and Development is the managing partner of this LLC) utilities purchased a significant portion of the Railyard from Union 2015 Master Plan amendments proposed Pacific Railroad and formed a partnership with the Town, called the Truckee Railyard Partnership (Partnership), to 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. Truckee Railyard Master Plan Page 1 Revised August 2016 1. Introduction 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). 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) [NOTE: will add approval of Master Plan Amendments following consideration and approval 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. _ _ 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 Figure 1-1: Regional Location 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. Page 2 Truckee Railyard Master Plan Revised August 2016 1. Introduction 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. 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). sempliaeceCompliance with standards is mandatory.-(unless an exception is granted per the requirements of Chapter 10, Master Plan Administration). 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 Truckee Railyard Master Plan Page 3 Revised August 2016 1. Introduction I r t 1 d., /iv cla Ito '90 (Poi d 0 1 CD y/W % N E V A CI A d CVliz' 7 Otintpg.eNd " tr9hvnd As+ C ALIFORN 1`A I �i Y vv ��itblEN>,..,,.w„ River _„a„IY Spa n”,8 Park Jorge,0, ' t strres Dr vrn Jd14ry Poo Rd 111111 Tones Pro lip RW►r 44 d 'taan Pine Rd g "' 267 � id, i cit„ i yQ . Illk yl°a°Rd "dui CO ; 4 5 ir \ .sawSOor a 4 G . J - Figure 1-2: Downtown Truckee Page 4 Truckee Railyard Master Plan Revised August 2016 1. Introduction I North Downtown Residential ,,+•" ;.:0400,00,0600.°41 Downtown _____ ----„,\ Railyard Commercial Core - 141.111 River Street Residential .Hill Top 0 450 800 1800 ftI/ Figure 1-3: Downtown Specific Plan 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 1 project phasing within the Master Plan Area. • Chapter 10—Master Plan Administration: Provides administrative procedures for adoption and 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 I Truckee Railyard Master Plan Page 5 Revised August 2016 1. Introduction • 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. Page 6 Truckee Railyard Master Plan Revised August 2016 2. VISION THE TRUCKEE RAILYARD MASTER PLAN VISION Implementation of the Truckee Railyard Mixed-Use Development Master Plan will create an easterly extension of the existing Downtown Care that complements the historic character of the Downtown and the industrial heritage of the Railyard and Mill Site-, but at a higher intensity. The Master Plan goals and policies support creatiegthe creation of a strong connection between the Railyard and the historic core, developing the Railyard Master Plan Area holistically as a mixed-use development that supports a 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 vision for the Railvard Master Plan Area includes redeveloping the Railyard with three primary districts: Downtown Extension, Industrial Heritage, and Trout Creek. It also includes extending Church Street east across the balloon tracks to Glenshire Drive and extending Donner Pass Road east through the Master Plan Area and into the center of the balloon track . The Donner Pass Road segment that extends northeast from Downtown to Highway 89 will be realigned south of Church Street terminating in a T-intersection with the Donner Pass Road segment that parallels the railroad tracks, providing a direct connection to the Downtown and reducing the speed of traffic entering the Downtown. The Plan allows for the ._ --- - - _ -- - e ' - •- - •. -• - -- . - _ .. New north-south local streets provide access through the site between the rail Beelines and the Trout Creek Greenway.The Master 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 willbe redeveloped with Mixed-Use Development Master Plan supports development of 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 generally occur immediately adjacent to the Downtown Core and then decrease as development extends to the north and east. The Railyard Mixed-Use Development Master Plan includes three districts will guide and shape redevelopment of the Master Plan Area: • The-Downtown Extension (DE) District. This area will be a physical extension of the commercial shops, restaurants,and lodging now-}esatedexistinq along Commercial Row-with greater density and modem interpretation of Truckee's historic character.The DE District will also-revide- new housing, include mix-used development including retail, office, entertainment, residential, recreation,and civic/community uses in Downtown.The DE District will generally have the greatest intensity of development of the three Distfictsdistricts, with the greatest intensity occurring west of the balloon track. Land within the balloon track is encompassed within this district to ensure development within the balloon track has a strong connection to development west of the balloon track, including the historic Downtown. Truckee Railyard Master Plan Page 7 Revised August 2016 2. Vision • The-Industrial Heritage(IH) District. This district will -:- -'• - ••' - - - ---_ --xtend a mixed-use pattern of development into the Railyard beyond the balloon track and support a connection through the Master Plan area that will connect the Downtown to Glenshire Drive. Development in this district will support a community of local business people, artisans, and entrepreneurs, and the continued operation of the railroad. Multi-family residential, live-c-work and work-live units and commercial develepmentand light industrial development such as handcraft industries, small-scale manufacturing, or metal fabrication, machine, and welding shops 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. This district will provide a mix of multi-family and single-family residential homes to increase the amount of residential within the Railyard Master Plan Area, with connections to the Trout Creek Greenway. The TC DistrictWhile this district will have ttine-lowest- density of the three Dictrictsa stronger residential presence,a mix of other complementary uses is envisioned to be interspersed through the development including bed & breakfast inns, art studios, health and fitness facilities, retail, and accessory office space. 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. Affordable housing projects with mixed unit types and affordability levels shall be given priority processing to incentivize a diversity of housing options within the Railyard Master Plan Area and increase the Town's supply of affordable housing. 2.1 SUPPORTING PLANNING GOALS Four planning goals have been established to guide implementation of the Vision Statement,as follows: I1. Encourage vibrant and economically sustainable mixed-use 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 and community health. 8 Page 8 Truckee Railyard Master Plan Revised August 2016 2. Vision NOTE TO TOWN see Updated Figures under separate cover, along with other Master Plan figures. Truckee Railyard Master Plan Vision GOAL 1 GOAL 2 GOAL 3 GOAL 4 Encourage vibrant and economically sustainable mixed-use Provide a connected community with places that are easily Create an enjoyable public realm with a strong sense of place Encourage an efficient use of resources and improved redevelopment that offers diverse retail,entertainment, accessible to pedestrians,bicyclists and drivers. that complements Truckee's unique historical and environmental and community health. employment and housing opportunities. Mauntainmounteln town character. POLICIES POLICIES POLICIES POLICIES 4.a. Utilize land efficiently by building compact,well-planned,high 1.a. Improve Truckee's economic base through encouraging a 2.a. Create a street and sidewalk network that is physically 3.a. Enhance Truckee's Downtown as a destination by density development;thereby preventing sprawl,preserving diversity of retail,commercial,residential and office uses, connected to the existing Downtown,surrounding incorporating the unique mountain town character into the open space,and reducing vehicle emissions and vehicle miles including work/live and live/work that will complement the neighborhoods,and Trout Creek and visually connected to design of the Raityard Master Plan Area and creating visual travelled through facilitating alternative modes of existing Downtown. the natural features including the Truckee River and and physical connections to the natural amenities within the transportation,such as walking and bicycling. 1.b. Encourage ground floor uses that attract pedestrian activity surrounding mountains. area. 4.b. Achieve multiple resource conservation goals through the in the Downtown Extension(DE)District to create a vibrant 2.b. Develop the Railyard Master Plan Area at a pedestrian scale, 3.b. Facilitate a strong connection between the Railyard Master design of public open spaces.Open space can provide natural street experience. at a oeneralN higher intensity than the existing Downtown Plan Area and the existing Downtown through well-designed habitat for wildlife,storm water management/infiltration and I 1.c. Encourage a mix of different types of retail and commercial Core,and with a mix of uses that supports walking and biking street and sidewalk improvements,building forms and uses. winter snow storage. uses to provide services to local residents and create a as the primary means of transportation. 3.c. Preserve and enhance public views of the mountains,Trout 4.c. Take advantage of the east-west aspect of the Ratyard Master destination attraction for residents and tourists. 2.c. Provide for snow removal on sidewalks to support walking as a Creek,and Truckee River through the Railyard development. Plan Area to provide solar access(southern exposure)for 1.d. Require a mix of building forms and uses to increase the primary mode of transportation year-round. 3.d. Require visually appealing architecture.streetscapes and streets,buildings,and public places. diversity of uses in Downtown Truckee. 2.d. Incorporate traffic calming designs into roadways to reduce human scale building design including porches,awnings. 4.d. Require site design to incorporate Low Impact Development vehicle speeds. cornices,and large ground floor windows to enhance the public (LID)principles including storm water infiltration,retention and 1.e. Accommodate higher density housing than currently exists realm,encourage pedestrian travel,facilitate community treatment on site,consistent with NPDES storm water Downtown to support local businesses and balance office 2.e. Provide parking facilities that do not disrupt the integrity of the interaction,and promote public safety. standards. uses,which generate activity during the day,with urban fabric and that am visually appropriate for the street. residential activity in the evening and on weekends. 3.e. Create a-tewgcommundy gathering plat-ortewn 4.e. Restore-Support restoration of Trout Creek,enhaneethe- 2.f. Facilitate transitions between different modes of transit by squarespaces and establish a civic presence in the Railyard quality -add develop a greenway along 1.1. Encourage wonJlive and employment based uses in the siting bicycle storage lockers/racks.parking,and expanded Master Plan Area. the creek as a prominent natural and recreational feature Industrial Heritage(IH)Distnct. transit in close proximity and providing safe and comfortable available to the public,' 1.g. Provide a range of housing options to support different transition areas between modes. 3.f. Enhance the community experience through attractively lifestyles,families and tenures andprovide affordable anddesigned public places including parks and venues for 4.f. Resters-Support the Town's restoration of Trout Creek while 2.9. Provide adequate,but not excessive parking to accommodate spontaneous and planned gatherings and memorable striving to balance natural,-wildlife,habitat,flood control,social employee housing consistent with the General Plan. visitors,employees and residents and allewfer-shared-use- neighborhood centers that provide a sense of place. and cultural elements(including recreation and interpretive etsupport progressive parking faeiWiesstrategies including 1.h. Develop the Railyard Master Plan Area in phases signage)to create a healthy and sustainable environment generally from the existing Downtown toward the east to shared and unbundled parking to maximize the use of facilities 3.g. Create unique neighborhoods through diversity of building support the economic feasibility of redeveloping the during all hours of the day-and,support the-park once' types with numerous building variations along a single block 4.9. Embrace Trout Creek as a natural asset while creating a place Railyard. concept and minimize parking. and recognize that the organic and somewhat random nature for human enjoyment.' of development in the existing Downtown has created the 1.i. Support the highest intensity development 2.h. Require safe and convenient bicycle parking lockers or racks unique character of Truckee. tewaedgenerally west of the balloon track closest to the for mixed use,commercial,and nidi-family development. 3.h. Create a sense of arrival to the existing downtown and the Downtown Core 2.i. Design streets for the mountain winter snow conditions that Railyard Master Plan Area through creation of a focal point 'The Railyard Master Plan and the Trout Creek Restoration fadktate snow plowing and storage,while maintaining an Use of signage,public art,or similar feature shall be strongly Project are two separate and distinct projects with different andwth a gradual transition to lower intensity- appropriate pedestrian scale. development toward Trout Creek(northern and in the encouraged.Special consideration shall be given to the proponents,objectives,and utility. eastern portions of the Railyard),Master Plan area. 2.j. Build ADA compliant tnalsrrails and walkways to connect public Donner Pass Road T-intersection as part of the Streetscepe open spaces. Plan. 1.j. Design and allow for building uses to evolve over time to accommodate shifting market demand and community 2.k. Support pedestrian and bicycle linkages to Trout Creek and, 3.i. Require development in the Industrial Heritage(IH)District to context. eventually Truckee River. reflect the heritage of the old lumber mill,the railyards,and the industrial history of the area. 1.k. Allow a variety of live/work and work live options that will 3.j. Require the construction of unique and quality projects that support and encourage small businesses. express individual character while complementing surrounding 1.1. Support redevelopment in transitional areas adjacent to buildings and require a similar level of architectural detailing on the Railyard Master Plan Area that is consistent with the al building elevations visible from the public realm,where Master Plan Goals and Policies. appropriate. 1.m Eneoaraae-Require the construction of a movie theater 3.k. Create a pleasant pedestrian environment by buffering with performing ads capability within the Downtown pedestrians from vehicular traffic with street trees landscaping, Extension IDE)Distnct.(As modified by the Mannino where appropriate and consistent with Truckee's character. Commission] 3.1. -Design for the winter climate with attention to microdimate conditions and create enjoyable year-round public places. 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. I Truckee Railyard Master Plan Page 9 Revised Au us • C CO RI 4- a N N tea' Pq) l0 N � N U 7 _O G N N 3. COMMUNITY CONTEXT PURPOSE This chapter provides an overview of the planning process associated with preparing athe 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 in 2008, 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 for this Master Plan adopted in 2009, 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 Streetsstreets. 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. • 1_ �vzn4{ - l - — • .i�. . .. Truckee Railyard Master Plan Page 11 Revised August 2016 3. Community Context I Truckee has served as an important location in regional F. ' transportation since 1847. Key milestones of the Town's history are highlighted below.' 'i • The Trail West. From 1847 through 1852, the Emigrant Trail, a route traveled by easterners moving west, ;, H I -_ -- crossed the Truckee area. 7 'li "' ' • Transcontinental Railroad. In the late 1860s and early - . -::: ~•¢''= ----" 1870s, the railroad became a key economic driver for ib'` Alarger roundtable was ctinavucre rrackswere rased the Town. In 1868, the western end of the railyard was ;,aA;H for eas,er snow renlova,and a large v.rc$shed has created as track was laid east along the Truckee River comtructed ab j the'racks to house the a000 to rue!rhe towards Nevada and a 16-stall roundhouse was cars 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 1north to Sierra Valley. 11 l Jj#0441. 11 • Lumber.The lumber industry took off in the late 1860s l " - a t r with George Schaffer's and Joseph Gray's sawmill : 't=. 1 I h' * it x` t` located across the river from Truckee and the Elle Ellen �, - • w. - Lumber Mill built along Trout Creek. Lumber continuedJr-, . .'_ - - 'i- .a. -.'41111,012,1` to be a primary export from the area with George a '^.: . ' .-- , - - Schaffer's second sawmill in Martis Valley and the 1882:Larger ennd more rad bafikpu!a severe star Sierra Nevada Lumber&Wood Company's Hobart Mills on s mi a Rogeres na aduse An 24-&40 ra rw complex on Prosser Creek. house was constnu:fed of slam trocps ofgranme and steel • 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 �. i �y :• . earlier wood roundhouses, and remained partially intact emery ''`- . .r.: I. ---.4 a'., .:" until 1955. IMF -'Ir. - 1 '''- • Railroad Center. Beginning in 1890 and continuing for .. T ,. -_ three decades, the affairs of 325 miles of rail line from - - �` - --*..p.„ f Truckee to Carlin, Nevada were administered and 'r` '.fr dispatched from Truckee. The railyard served as the Baas View ohne Ra.+yaM 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 1: .rte . , J. of the snowplow trains. „."' ,.: - • J. • Industries.Along with lumber, ice became an - . . . . important commodity, which preserved produce . 4. A N. shipped from the Central Valley. In 1887, the first icehouse was built to store and transfer ice to cooler 189C. Long sheds gored wood aro coax or hromorn•es The Roundhouse roof and Gatos:ahurcn are vts.hfe in Me background ' 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. Page 12 Truckee Railyard Master Plan Revised August 2016 3. Community Context 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 aI year. i ; ; ,;. • • Changing Times.With the 1989 closure of E ::;..- Truckee's last functioning lumber mill, air residents saw the end of an era and way of = life. Shortly after, in 1993, the Town •►, it residents finally voted to incorporate their town, recognizing the need to address the �.,,.,, � ' _ ,•.�. changing economy and to take charge of jpi planning Truckee's future. '974 Lumberrreccenelona 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. Strategically4111 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. Current Railyard Operations 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. 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 Truckee Railyard Master Plan Page 13 Revised August 2016 3. Community Context UI , ,geo••••••••...• , , .1.1.'1..7 ...,.' . 4 • ...• gif ,e, _-, ,, -, . . -,-,,. .• - % $ ' ; • _ •- -...61 . • i it'D 1 1/3 - ‘ er 1,_ , • . ,„. trff lik '' t'l i-/i • *I •%a ' a , ' 2: tri IC • ,k - . •, ,_ -1, z.. p: ip Iiil . - e , —4A 1 \ ' to. ... . • :Or ' s, , •PI l• • • . % ..., •Jal, .e. ' k•• \ 4 , •,).t, Iii I. . • ' , 1 • X • . s , *.1 1 r ' , • I .1 ,r, ' ', ; .. 4, ., .P • b* 11. , __ a ,• a ' A a 4 ... ill• '''' '''' "-, i ': , a ' • ....1 ..- ' - p • • - ,..4t ' A. • P ,,,IP,I, •. r -, - ' ', ;sr.—, v., 4 , lik• ''''I , Y.1 '-'k ' '' • • v . t , ,, * . s . :.> . — , ), A 4,r— kit . ror .. t 1 1.. , • • to. -----. i.„.... ,a, • ' ,-... . • a • 51. • . t. 'i., .• •, ,,,, ,,. \ A r td,. --.7.:4 - . . 11, : • 4' *it \f's ).--:re * I. •• l• ' .5 a _ it.' '00X,e, ' ' ...0 i ‘: w . . 4 .tY(fa ,,:Fp1'..'-e 414. 4.1 ' •%f: s) • • 1.1\Pr ••Pdr PTP'i.. -.-11.i._.7..li . l k.' i S. 6 ' ... • .. '' \ • 41, ..1 .. 1.:,'t cr• ,„,„• ''''': ''... '' \ 6 ' ',. .• .ittli, .-%,.it .1 1 . . ... 5 . • 0 ''.....-0•4.-—1 '- 's‘ +, •\\ ..• , . •kr....... ..... . ; / ......--.,._'•••,,,,,, ',... c ...., .It'e ' ' 't • . °.I c ''' .7.'s A,k .i. ; '.' .•'%, . s ,... .."', I -.7•4, : - 'Ir... - , . y,,„ ' \\NN • ..t-•• %\4 .. .. , •,..,.._ -t , 4., ...., ••,•,:f_ -. -.),,,:•. ;E;•,. NN \ •,,,. A's,_ - •- 6: - , -, .c_ln,„, • ,• ..\ ,.., ., , k _ - • ......i., 1 ' ':-.'\ 'w cr:'. . „....,'• w - ;- \ . ".‘, -- — .., , . .,., \-. _ , 1 -,..„,.. „., \ .. . , , _(---->:,_4. .,- ..... . .. -4 I , s'',•t.4' ,... .- \ , 4 „ `,.. - — ''' *V, 4 ,. -4' I ,. ' ''•.,.. -- . ., .,.. - 1 : , r , 4.10A•11. .. .• .'S\ ' s• ',. ‘—‘ \ ...••• • . \ .. ' ' .' '• 1. -. ' •' , .• -r 'Ov`'' ' •k • • --- "4 ' 4•;,,, .1 .. ... li .. ..--..e.,. - ,, .,,.\ 7j \_•,- '--;„... --,. .;.. . .. ,„... .- --le- ' ‘ .-•,, -\ 7 •. ailis : •,. 4-7.._ kk, \ ...ea-,,, _,.... , • .. .,. * • •-. '1, ‘ - • . ....•• ., oas 11"--e6' .. NI , ' 'i 4 • , ,. A.A.440-- •13...._ . , . go . , 4,, *-- .. ', ,' '- -,i . , 2`1, ..,,- .. iiiits,. .0.- ,.. • )''.. * - - Figure 3-2:—_Existing Conditions and Property Ownership 'As, 1 Page 14 Truckee Railyard Master Plan Revised Auaust 2016 3. Community Context 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 a-3311 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 the balloon track into redevelopment plans for the area has been the most difficult challenge to overcome. Over the course of the planning process leading up to adoption of the Master Plan in 2009, there have beeawere 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) relocateds the balloon track eastward within this zone. The preferred plan identified (see subsection 3.4) was the basis for the 2009 Master Plan. As part of the amended Master Plan (2016)this preferred plan is no longer being pursued and the Master Plan now maintains the balloon track in its existing location. • 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 -•- -• - - - -• --- -- - -•-- - -- - etefage-tank, no further remediation of the Theatcr Block is required. ongoing-with by the Regional Water Quality Control Board, the Chaptcf Olead agency for a depiction of the Phase 1 project area, including the Hotel Parcel and --_ - _ __ . - _ = he Railvard soil remediation. The extensive investigation and remediation of the central portion of the Railyard Master Plan Area(within the balloon track) Truckee Railyard Master Plan Page 15 Revised August 2016 3. Community Context was completed in September 2013, and a no further action letter from the Water Board was sent on November 18, 2014. The southern portion of the central portion is restricted to commercial development on the ground floor, while upper levels can be residential. No further remediation is necessary. Groundwater(except in the area of the Berry- Hinckley facility)is unaffected.does not require monitoring or remediation. Page 16 Truckee Railyard Master Plan Revised August 2016 3. Community Context I Trout Creek flooding hazard caused by Balloon track \ ye,kyrvt Trout Creek flood plain ..yam f- *erne,<ar^[wt..., • . Further sod / investigation needed -....7'.1,...0°''....--! .000"••.000"•• • • 200 ft.federal railway setback (4 �r . • 3'7 N Noise along the Truckee Airport railroad tracks flyover Zona •J!. ikior •LZ)1f Figure 3-3:- 2006 Railyard sito constraints mapSite Constraints Map \ ,-..r. _y. M ■ A Existing railroad operations and balloon track B Y track Realignment option .. %"•--. .-..P \--, ..;........_____ ------.. r. i •••••°"". 4) 43). Larger balloon track surrounding the ske D Relocation of the balloon tock brther east Figure 3-4:-_Railroad_- e-• •- -- -• -• -•-Balloon Track Realignment Options Source:Dinsmore Sierra LLC,2006. Truckee Railyard Master Plan Page 17 1 Revised August 2016 3. Community Context Table 3-1 Land Ownership By Parcel 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 Robort L Sim&Truckee Development Associates, LLC 12 19-111-08-000 Truckee Development Associates, LLC 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 20 19-420-14-000 U.S. Forest Service * Parcel numbers corresponds to parcel labels in Figure 3-2. I Source:Assessor's Parcel Data,May 2007 updated 2015. --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. An Airport Land +fseUse Compatibility(ALUC) Plan was approved in 2004 prior to the approval of the Railyard Master s d Plan in 2009 that identified land use compatibility • zones in the influence area of the airport and imposed specific development limitations within these zones. An update to the ALUC Plan was ` completed and approved in October 2010. The "111111111.110". `�� ALUC Plan dated October 2010 reflects the adoption of the plan by the new managing Truckee-Tahoe Airport authority: Truckee Tahoe Airport Land Use Page 18 Truckee Railyard Master Plan Revised August 2016 3. Community Context Commission. The land use compatibility zones affecting the Railvard Master Plan Area did not change substantively between the 2004 and 2010 ALUC plans. Land use compatibility Zone C extends over the eastern one-th-idquarter 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 Master Plan adopted in 2009 proposed the relocation of the balloon track te-eastward into Zone C wi-Ras to 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 The 2015 revised Master Plan maintains the balloon track in its existing location of the existing within Zone D - ►'• -- • _ and accommodates development within the balloon track,which constricts channel form and s ' T ee: - • • --- • - . e"-was not - contemplated in the 2009 Master Plan. Thus, the majority of -- - - --- - - -- - -- - e • - ■- - z - - - • Trout Creek Adjacent to Eli, on Tragi - ..- , ` -- - - , -- -- e - _ _ -- - - and requires __ - _ • - _ _-. --_- __ _ _ - - - - - _- _ ' •- - the most intense development will still be located within Zone D. See Appendix D for further discussion of the Master Plan's relationship to the ALUC Plan. Trout Creek. Due to the loss of aquatic habitat, diminished riparian habitat values,-and reduced ability to improve water quality through the removal of sediments and pollutants- ' Town has been making an effort to -- - - - ---- e - -- - !e -- e- - _ _ _ _ _ _ - _ _ _ _ _ _ ___ _restore portions of Trout Creek over the last ten years. The Town began the Trout Creek restoration, starting with - _ - 2e.- - - --e -- -- - - - e-- reaches upstream of the Master Plan Area(Reaches 1 through 3) within the Downtown area. Prior to the approval of the Master Plan in 2009, 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 _ -_ - _- - __ •-- •- -- - - - -- --. The Town also received Proposition 50 Integrated Regional Water Management(IRWM) Implementation Funds under the Tahoe Sierra IRWMP. The project was funded for a total of$1,621,500 in Proposition 50 IRWM Implementation Funds. Restoration of a portion of Trout Creek (Reaches 1 through 3)was completed in 2013 with these funds. This has not only restored aquatic and riparian habitat but also contained flood flows within the creek corridor improving water quality and reducing flood damage. The Master Plan adopted in 2009 characterized the location of the existing balloon track as a significant obstacle to the proper restoration of Trout Creek and proposed its relocation eastward. However, since the prior adoption of the Master Plan, it has been determined that relocation of the balloon track is not feasible or desirable. This Master Plan envisions that the northern and easterly portion of the balloon track, adjacent to Trout Creek, will remain. This will affect Reaches 4 and 5, which are completely within the Railvard Master Plan Area. The Town is studying Truckee Railyard Master Plan Page 19 Revised August 2016 3. Community Context several creek realignment and floodplain management alternatives and preliminary designs for Reaches 4, 5 and 6. The Town anticipates designing and restoring remaining reaches of the Trout Creek as funding becomes available. Improvement of these reaches is anticipated to increase the amount of developable land in the northern areas of the Master Plan Area. Such development would be accommodated within the Maximum Allowed Development (MAD) (see Chapter 5) Additionally Church Street is planned to extend east. crossing the balloon track. to Glenshire Drive (see discussion in Chapter 7). This extension will need to be designed and constructed in conjunction with the remaining Town-led/sponsored Trout Creek restoration efforts. I Page 20 Truckee Railyard Master Plan Revised August 2016 3. Community Context 3.4 CREATING THE PLAN ' r •,,c;fk,.• _ .71111 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 , i . • 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 • a facilitate the planning efforts and prepare a Master Plan for SBC Smart Growth Workshop,Spring purposes of the grant. This plan, referred to as the 2006 Master 2001 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 designE at concepts considered during the community workshops. Next, a • T'+ • summary is provided for the three alternatives considered for the i Master Plan Area. The third subsection describes the preferred Mr' J design for the Master Plan,which combines the best elements of 114 Deveeach alternative, and is the basis for the 2006 Master Plan and Woq*i opper SummerOpporteryacrd Gonstranta Workshop 2003 subsequently, this Master Plan. Since the Railyard Area represents a unique opportunity to Objectives of Sustainable Development reclaim land and promote sustainable development and Sustainable Development is development that livability, the State of California selected the project for meets one or more of the following obiectives: inclusion in its Sustainable Communities Program, and • Develops and implements growth policies. provided the Town of Truckee a planning grant in the amount programs and proiects that reduce pollution of$350,000. The redevelopment of the Railyard Master Plan hazards and the degradation of the Area represents an opportunity to use land efficiently, reinvest environment: • Promotes Infill Development; in the Downtown, create opportunities for new home • Promotes economic development within ownership and flexible spaces for new businesses and Economically Distressed communities; commerce, and balance job growth with new housing. The • Promotes land use and policies,programs and sheer magnitude of California's projected job and population proiects that support alternative transportation increases will require that growth be accommodated in more o tions thoughtful ways within the existing urban fabric and within • Ensures a proper mix of business and housing. existing rural communities to ensure sustainable including affordable housing,in communities development. and neighborhoods • Balances job growth with new housing; • Encourages communities centered around civic a. Public Visioning Process spaces; • Ensures more efficient,well-planned higher The redevelopment of the Railyard Master Plan Area is a density use of land;and long-term Downtown reinvestment project, which has evolved • Protects environmental resources. over 4820 years of visioning, planning and design. The Source: ustainable Communities Grant and Loan Master Plan planning process included a series of workshops, Program, 2006. 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. Truckee Railyard Master Plan Page 21 Revised August 2016 3. Community Context 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. pi , ,.• . r _ _i $ ` ' • orti . • „.114 i f ..„1 r Extend Tiud eelsrm conercal row Ldu . ryti � ptrbli — ”. r + 4` .4. ". ..—.� A': A l- - �,y.• ♦t - a : 411 A �ommuntty teams at the l larch 15 2005 Ranyard Worn shop Pedestrian m,; -7,1,..7..:..3..?",0,%4.'"v.1'71‘.;fit tUi.:r.ny Tatra s;,-t:are Transit z enter honoring the Indusrnat heritage of rt*Ra%yard 7 _ ,fit .R Pedestriancomedian lDave 4,-,nr Trout ' &' a Eas'ga^e»ay P...,Lt,.:access and amen,Mes ar and nuaropal park .c Ra""y ar: Trout Cree, Source.Dinsmore Sierra LLC.2006. I Figure 3-5: Matrix of Buildinas Selected by the Community 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: I Page 22 Truckee Railyard Master Plan Revised August 2016 3. Community Context • Truckee is "funky=_ - , The -� existing �,...I' historic - - _ _.-.'" •: • an.. downtow -- .4.0.0.,.,..0- n ..0.,. nhas been Geeta ,.r, ..:''i built A.•,;• i1 �'�'t• over 150 1• 2,r-4--v- 1,,-x 1 years.A ,tai-!. :sem` connections between Trout Creek and Truekec diversity aiveF s1�` e of architect unique opportunity to restore Trout Creek. ` ure and uses are Figure 3-6 Schemes of the Single-Sided Main Sheer Alternative found in . .-,�.,.,. the •-� ' "" Downtown Core. Likewise, the development of the >ty Railyard Area should provide variety in terms of •'', ..- building forms and uses. .40 •~j m Rome • The development should embrace Trout Creek as " 0 an urban stream and be designed to reinforce this natural asset while creating a people place. Y • A new prominent gateway to downtown should be � ry_? *-+-I. �• created where Glenshire Drive is connected to the , .. :- a . •• - _' site with a new bridge over Trout Creek. ' '`, ' • The development should create a strong connection between the Downtown Core and the - new Railyard neighborhood. ''` . • Figure 3-7:Schemes crthe Double-Srdeo Mom Street • Well designed, compact development reinforces Alternative walkability and community vitality. ..„...... ,,,,r" Community input during the public visioning process helped to frame the three plan alternatives described below. �s- Nub. • b. Plan Alternatives Darin Dinsmore of Dinsmore Sierra, LLC facilitated community discussions and workshops to craft three plan alternatives.A description of each alternative ` 'f-:‘,* ' *' y considered is provided below. Each of these three 0-•hr`s•! ' concepts assumed that the balloon track would be relocated to the east. 'y (1) Single-Sided Main Street. The single-sided main street alternative extends Donner Pass Road Figure 3-8:Schemes of the District Emphasis Alternative along the tracks through the site to connect to Source Dinsmore Sierra LLC.2006 Truckee Railyard Master Plan Page 23 Revised August 2016 3. Community Context Glenshire Drive, as shown in Figure 3-6. This plan - .„0.... 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 Irr.-�"'� •s Pained Rose and the Sierra Crest. In this alternative the north- - MI=Clomilorn south streets and the extension of Church Street function more as local serving streets within the Master ,,,�_ � -- '' Plan area. , 0 . 'e x7 s '. ,. r x'* , ^"+, (2) Double-Sided Main Street. As shown in Figure toe"- V --_`;� • 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 Figure 3-6 Schemes of the Single.Sideo Main Street environment within the Master Plan Area with main Alternative street buildings flanking both sides of the roadway.This concept creates a separate and distinct main street from . y the existing Downtown and places a heavy emphasis on y._. - .-• ' Church Street supporting higher order retail mixed uses. ...-- Challenges with this design include a lack of solar 'r--"/ - exposure on the south side of the block due to shading from the buildings on the south side of the street. This .. ,_ a_ 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. Figure 3-7:Schemes of the Double-Sided Main Street Alternative As shown in Figure 3-8, this alternative reflects the use ___ --lok,�t of the site during the operation of the lumber mill, with •--- large-scale industrial type buildings that could be used .i -- -,, for a variety and mix of uses. The alternative creates unique civic spaces and community gathering places • 'how 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. -1. ,? 1 The District plan does not focus on providing a natural A..'.ill* - * 4 ' '.; � 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 Figure 3-8:Schemes of the Diatrict Emphasis Alternative consistent with the existing character of the historic Downtown._ Source Dinsmore Sierra LLC,7006. Page 24 Truckee Railyard Master Plan Revised August 2016 3. Community Context 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 21/2 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). The Master Plan approved in 2009 represents the final product of these planning and design efforts. Truckee Railyard Master Plan Page 25 Revised August 2016 3. Community Context 111 Irregular Lots&Blocks a • "F. • f- ' it - �' a - c .. , 1. - - • `fit , +, r ��. .. N Elongated r v.' Blocks ( I J Source:Dinsmore Sierra LLC,2006 Figure 3-9:-_Preferred Alternative Combining Single-Sided Main Street and District Emphasis Concepts e. 2015 Master Plan Update As discussed in the Preface to this Master Plan, a Redevelopment Principles subsequent planning process was initiated in 2015 to update the Master Plan to reflect changes in circumstances • Compact,Efficient Land Use that would affect the anticipated development for the • Walkable Railyard Master Plan Area—most notably that the balloon • Connected track would remain in its existing location rather than be • Mixed Use and Diverse moved eastward and a roundabout was identified as the • Variety of Housing Choices preferred circulation improvement at the Church • Transportation Options Street/Donner Pass Road intersection. A number of • Unique Mountain Town Character iterations of a new site plan for the Master Plan area were • Quality Architecture and Urban Design considered during this latest Master Plan update process. • Civic Presence Downtown All of the concepts aimed to stay true to the adopted • Resource Efficiency master plan goals while also incorporating amendments to • Ractnratinn of Trr,t(-rack better reflect development within the balloon track and the specific development project proposed as part of Phase I. source:2oosMaster Plan. This Master Plan represents the product of that effort. Although this Master Plan accommodates the balloon track remaining in its existing location rather than being relocated, it maintains the three primary development districts conceptualized in the prior Master Plan, maintains the maiority of the goals, policies and standards contained in the 2009 Master Plan, and reflects a greater understanding of site constraints, circulation needs, and market demand. Page 26 Truckee Railyard Master Plan Revised August 2016 4. GUIDING GOALS AND POLICIES 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 Ili 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 Redevelopment Principles goals(physical, economic, or social end states that the • Compact,efficient land use community desires to achieve)and policies (provide • Walkable direction for decision-makers to follow in order to achieve • Connected the community's goals). Mixed use and diverse • • Variety of housing choices The Master Plan goals were derived from development • Transportation options principles devclopedformed during the Railyard planning • Unique mountain town character process, as described in Chapter 3, Community Context, • Quality architecture and urban design and repeated in the box to the right. The goals and policies • Civic presence downtown are intended to support the Town's vision for redevelopment • Resource efficiency of the Railyard Master Plan Area as an attractive, • Restoration of Trout Creek 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 Source:2006 Master Plan. in the Downtown. a. Planning Goals 1. Encourage vibrant and economically sustainable mixed-use 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 and community health. Truckee Railyard Master Plan Page 25 Revised August 2016 4. Guiding Goals and Policies Goal 1 Encourage vibrant and economically sustainable mixed-use 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 generally 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 towardgenerally west of the balloon track closest to the Downtown Core -•- •- -. --- -- - - - • -•e e- •- - e-•• - _. - _ -- - - - • -- --:with a gradual transition to lower intensity_ development --: ==-- -=--= - - - e- - -= - • --= in the eastern portions of the Railyard),Master Plan Area. 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 1.1. Support redevelopment in transitional areas adjacent to the Railyard Master Plan Area that is consistent with the Master Plan Goals and Policies. Policy 1.m. €ncouraae Require-the construction of a movie theater with performing arts capability within the Downtown Extension (DE) District. (As modified by the Planning Commission) I Page 26 Truckee Railyard Master Plan Revised August 2016 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 generally 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 support progressive parking facilitiesstrategies including shared and unbundled parking to maximize the use of facilities during all hours of the days_support the"park once"concept and minimize parking. 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 Revised August 2016 Page 27 4. Guiding Goals and Policies Goal 3 Create an enjoyable public realm with a strong sense of place that complements Truckee's I unique Mountainhistorical and 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 - - -- -- - - --- - - --- - ommunitv gathering spaces—places where people gather and socialize including parks, courtyards, wider sidewalks, and plazas—and establish a civic presence in the Railyard Master Plan Area. Policy 3.f. Enhance the community experience through attractively designed public places111 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. Page 28 Truckee Railyard Master Plan Revised August 2016 4. Guiding Goals and Policies Policy 3.1. 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 Revised August 2016 Page 29 4. Guiding Goals and Policies Goal 4 Encourage efficient use of resources and improved environmental and community health. Policy 4.a. Utilize land efficiently by building compact, well-planned high density development; thereby preventing sprawl, preserving open space, and reducing vehicle emissions_ and vehicle miles travelled 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 Support restoration of Trout Creek, enhance the quality of its fichcrics habitat;_and-develop a greenway along the creek as a prominent natural and recreational feature available to the public.' Policy 4.f. Support the Town's restoration of 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. Page 30 Truckee Railyard Master Plan Revised August 2016 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): Truckee Railyard Master Plan Revised August 2016 Page 31 4. Guiding Goals and Policies • Detailed design guidance for specific"character areas" identified within the project area. • Design that is sensitive and responsive to the site's context, historic heritage, and the community vision for 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. • A high quality pedestrian and bicycle environment. • Civic and public facilities. • Housing. • Extension of Truckee's Downtown Main Street along Commercial Row through the Railyard to connect 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 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 • Bridge Street/River Street • Glenshire Drive/Donner Pass Road 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 --1115 - r Yi The 1997 Downtown Specific Plan includes the . downtown area of Truckee along both sides of the A 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 Downtown Truckee Page 32 Truckee Railyard Master Plan Revised August 2016 4. Guiding Goals and Policies 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 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. In conjunction with adoption of the Master Plan in 2009, some DTSP policies applicable to the Railvard Master Plan Area were amended for consistency. The amended DTSP policies are shown here. New text is shown in underlined, italic type, and deleted text is shown in strikethroug h type. 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, includinglandscaping, 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 Railyard Master Plan Area 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- Commercial Core. The interface between historic Truckee and the new-Milt-Site Railyard Master Plan Area development-should be ccamlecs carefully considered through construction of a strong pedestrian connection. General guidelines for building density and intensity are contained in Table 2.1 under the Mill-Site Railyard Master Plan Category. (Mill Site Policy 1) • A Master Plan shall be prepared adopted prior to any development in the Mill-Site-area Railyard Master Plan Area to coordinate the mix of land uses and design treatments. Figure 2.3 shows the interested-developer, The Master Plan should incorporate features-64;14h local and visitor serving uses such as a hotel site, mixed-use commercial areas, a parkparks area, high density residential if-appropriate, and a-community guildidglaukauditerium uses.The master plan should include the following features: Truckee Railyard Master Plan Revised August 2016 Page 33 4. Guiding Goals and Policies -. A variety of housing densities and types within the Downtown Extension, Industrial Heritage, and Trout Creek Districts. • Site Design shall take maximum advantage of southern exposure, and mountain viewsnd- • Incorporate a public pad�#iehpark - _ . _• _. -__ .-- _ - •- -- in-the-summer with opportunities for both passive and active recreation. • Ensure that the Mill Site Railyard Master Plan Area remains a year-round activity center by accommodating local-serving uses including a post office, local government facilities, community center or auditorium, movie theater, -.- -- -•- . .-••-•.•• -- --- - -• - and library, and similar uses. • An pedestrian and bicycle under crossing of the railroad tracks located to the eact of the balleen-track from Donner Pass Road Extension to East River Street shall not be precluded fisted --- -----_" _ __ _ _ - e= - __ _. with Railyard Master Plan buildout. To ensure the feasibility of a future bicycle and pedestrian connection between East River Street and the Master Plan Area, the infrastructure plans for development east of the balloon track shall include 30 percent design level drawings of a bicycle and pedestrian crossing under the tracks. • Pedestrian access from the Mill Site to the Downtown Core and Truckee River Parks shall be accommodated. (Mill Site Policy 2)_ • DELETE Table 2-1 [staff will include in new DTSP amendment( 9 Amend Table 2 1 (Dow fown Spetrtic Plan land Use Take - Existing and Protected Growth)for the Raiford Mester Plan Area Planning Sub-Area as follows nn04► Fere► Ilrra.FMrir Plow Res_ Re4w4m40 Cownrereha mama' erica lapin Mw1eAa4r _Units _VMS NOM- 0ausw bet _'Qum We 4444 seam(Mar 0 • 0 x0000 0 0 0 1'� 0 400 40400 S 000 30000 300 MOM Propease T 219222 tSw.w o 400 431a00t 7-4-000l rroranwri • 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 Mil-siteSite Railyard Master Plan Area through - - _ : - _ - , . - - -_ - • •_ _ - _• _. connecting to the Commercial Core area. (Mill Site Policy 4) • Assommodate Promote construction of an outdoor a rail railroad museum at the southeast corner of the Bridge Street and Commercial Row intersection adjacent to the railroad tracks-in the Railvard Master Plan Area. (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) Page 34 Truckee Railyard Master Plan Revised August 2016 4. Guiding Goals and Policies ■ 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 StreetDonner Pass Road,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 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 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, such as the proposed civic/community building planned for the Railyard Area. (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 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 Truckee Railyard Master Plan Revised August 2016 Page 35 4. Guiding Goals and Policies 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 of the Railyard Master Plan Area, the regulations are incorporated in this plan either directly or by reference. In conjunction with adoption of the Master Plan in 2009, the Town of Truckee Development Code and zoning map were also amended. The Town of Truckee Zoning Map was amended to change the zoning district on APN 19-030-03, APN 19-030-04, APN 19-030-05, APN 19-030-13, and APN 19- 030-14 from DMP (Downtown Master Plan)to DRH-14 (Downtown High Density Residential, 14 dwelling units per acre); on APN 19-114-01, APN 19-114-02, and APN 19-114-03 from DMP Page 36 Truckee Railyard Master Plan Revised August 2016 4. Guiding Goals and Policies (Downtown Master Plan)to DMU (Downtown Mixed-Use); and on APN 19-420-15 from DMP (Downtown Master Plan)to DM (Downtown Manufacturing); and to modify the Historic Preservation Overlay District. The westerly portion of the Railvard Master Plan Area was prior to this modification included within the Historic Preservation Overlay District, but was removed with passage of Ordinance No. 2009-03 by the Truckee Town Council. No portion of the Railyard Master Plan Area is located within the Historic Preservation Overlay District, therefore development with the Railyard Master Plan Area is not subject to Historic Preservation Advisory Commission review. Rezoning the railroad right-of-way within the Railvard Master Plan Area—excluding the Beacon gas station and the relocated balloon track—from DMP (Downtown Master Plan)to Downtown Railroad (DRR)was proposed, but the area currently remains DMP, 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 systemAn update to the Trails and Bikeways Master Plan initially adopted in 2002 was approved in September 2015. The system outlined in the Plan 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 purpose of the Truckee Tahoe Airport Land Use Compatibility _ ___- _ •- ._ _ - - -:—z- _ (ALUC) 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 CompatibilityALUC Plan area. The eastern one thirdguarter 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). e_ •-_ •- - _ • - . _-- , • --__ -- _ -_ Plan Arca An ALUC Plan was approved in 2004 prior to the approval of the Railyard Master Plan in 2009 that identified land use compatibility zones in the influence area of the airport and imposed specific development limitations within these zones. An update to the ALUC Plan was completed and p p p p approved in October 2010. The ALUC Plan dated October 2010 reflects the adoption of the plan by the new managing authority: Truckee Tahoe Airport Land Use Commission. The land use compatibility zones affecting the Railyard Master Plan Area did not change substantively between the 2004 and 2010 ALUC plans. Land use compatibility Zone C extends over the eastern one-quarter of the Master Plan Area and Zone D extends over the remaining western portion of the area. Zone C is the more restrictive of the two zones. The Master Plan adopted in 2009 proposed the relocation of the balloon track eastward into Zone C as to allow for a greater optimization of the land use and development capacity within Zone D. The 2015 revised Master Plan maintains the balloon track in its existing location within Zone D and accommodates development within the balloon track, which was not contemplated in the 2009 Master Plan. Thus, the majority of and the most intense development Truckee Railyard Master Plan Revised August 2016 Page 37 4. Guiding Goals and Policies will still be located within Zone D. See Appendix D for further discussion of the Master Plan's relationship to the ALUC Plan. f. Truckee Redevelopment Plan The 1998 Truckee Redevelopment Plan +swas intended to eliminate blight in the Redevelopment Project Area, which includccincluded the Railyard Master Plan area. The Redevelopment Plan established the framework for the redevelopment agency actions relating to development, permitted uses, and project financing. The Redevelopment Agency participation in the Railyard project maywas anticipated to include providing financial support for the construction of public infrastructure, parks, affordable housing, and/or other community-benefiting uses. In 2012, redevelopment agencies were dissolved statewide. As a result, certain infrastructure plans pertaining to the original 2009 Master Plan have been eliminated, including relocation of the balloon track. This Master Plan was revised in 2015 to address this change and others. 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. Page 38 Truckee Railyard Master Plan Revised August 2016 I 5. DEVELOPMENT STANDARDS AND GUIDELINES 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 Chapterchapter 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 a new, mixed-use+neighber#eedsneighborhood 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 Chapterchapter 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 District districts, as shown in Figure 5-1, have been established to assist in regulating development. / % �� t • 'toe '' '/ X .**.' ..•"-:.•-:'•-- ' V 1 1.�11 WOftlalbh • Orr /map-� . �� ■ '—r-' -*+Siena I A attta/Iwows-alter •lm+we rttt+Owe M- W •• DoimalM1y1ieOslo tow Cowl Oftlit aumme litre ladeeMeMis Truckee Railvard Master Plan Paae 39 Revised August 2016 I 5. Development Standards and Guidelines Figure 5-IL Districts The Districtcdistricts build upon the nine character areas identified in the Historic District Design Guidelines for the Truckee Downtown Specific Plan and include: • Downtown extension (DeExtension (DE) District. This area will be a physical extension of the commercial shops, restaurants, and lodging existing along Commercial Row. The DE e' - - - _ _ _ •_- •- •___• -, with greater density and modem interpretation of Truckee's historic character. The DE District will include mix-used development including retail, office, entertainment, residential, recreation and civic/community uses in Downtown.The DE District :- -- ---- '- _•-- :- - ::-:The DE District will generally have the greatest intensity of development of the three districts,with the greatest intensity occurring west of the balloon track. Land within the balloon track is encompassed within this district in the Master Planto ensure development within the balloon track has a strong connection to development west of the balloon track, including the historic Downtown. • Industrial Heritage(IH) District. • - - - . -- -- - .--- - •• -- -- -= - ****"• including - •- including multiThis area will extend a mixed-use pattern of development into the Railyard beyond the balloon track and support a connection through the Master Plan area that will connect the Downtown to Glenshire Drive. Development in this district will support a community of local business people, artisans, and entrepreneurs, and the continued operation of the railroad. Multi-family residential, artisan industry space, commercial space, retail, live/_work and work/-live uses-units and commercial and light industrial development, such as handcraft industries, small-scale manufacturing, or metal fabrication, machine, and welding shops will occur in the IH district. Development in the IH District will be designed to reflect historic usesindustrial character of uses that once existed on the site including the mill and buildings asseeieted-with-the-farfaeFLumber Mill and 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 -- -- -• - •- • -- -to increase the amount of residential within the Railyard Master Plan Area, with connections to the Trout Creek Greenway.While this district will have a stronger residential presence, a mix of other complementary uses is envisioned to be interspersed through the development including bed & breakfast inns, art studios, health and fitness facilities, retail, and accessory office space. 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 Page 40 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines • 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 istrict 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)- ), 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. Figure 5-2: Reaulatory Plan/District Map 5.3 ALLOWABLE LAND USES Parcels and buildings within the Downtown Extension (DE), Industrial Heritage(IH) and Trout Creek (TC) Distfistsdistricts 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), 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-, including the Maximum Allowed Development(M.A.D.)thresholds described below in Section 5.4. 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. Truckee Railyard Master Plan Page 41 Revised August 2016 I 5. Development Standards and Guidelines 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. Page 42 Truckee Railyard Master Plan Revised August 2016 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 Use DE IH TC Agriculture,Resources&Open Space Uses Nature reserves P P P Trails P P P Manufacturing&Processing Uses Building Materials Storage P(2) UP Clothing products - P - Electrical and electronic equipment, instruments - UP(3) - Food and beverage production and distribution -UP 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 machines P P - Recycling-Small collection facility P P - Stone and cut stone products - P(3) - Structural clay and pottery products - P - Textile and leather products - P - Warehousing,wholesale and distribution - P - rccrcotion,cducationRecreation, Education &Public Assembly asesUses Churches/places of worship - UP(5) - Community centers P(4,5) -UP -UP Health/fitness facilities P P - Ice skating rinks P - - Indoor recreation centers UP UP -UP Libraries and museums PUP(13) PUP(13) - Membership organization facilities P(5) P_ - Parks and playgrounds UP UP UP Schools-Public and private UP(4) (13) UP(13) - I Schools-Specialized education and training P(4)(13) P(13) - Sport facilities/outdoor public assembly UP UP - Truckee Railyard Master Plan Page 43 Revised August 2016 I 5. Development Standards and Guidelines Land Use DE IH TC Studios-Art,dance,music, photography,etc. P P -P(12) Theaters and meeting halls P P - I Residential Uses(14) Caretaker and employee housing MUP(4) MUP MUP Detached living areas - P P Live/work units P(4,7) P(7) P(7) Work/live units P(6) P(6) Multi-family dwellings, individual ownership,2 to 10 units P P P Multi-family dwellings, individual ownership, 11 and more units P P P Multi-family dwellings, in commercial/industrial project P P - Secondary residential units - - P Single-family dwellings - - P Single-room occupancy(SRO)housing P P - Transient rental, multi-family dwellings P P UP 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 I Accessory retail uses P P(3) -P (12) Alcoholic beverage sales, beer and wine only P P - Alcoholic beverage sales,other than beer and wine MUP MUP - Bars and drinking establishments P P(8) - Convenience stores P P - Furniture,furnishings, and equipment stores P P - Grocery stores P P - I Mini or Pop-Up retail spaces UP UP - Outdoor retail sales and displays UP UP - Plant nurseries and garden supply stores P MUP - Restaurants,counter service P P - Restaurants,table service P P - I Retail stores,general merchandise P P -P-(12) Second hand stores P P - Service Uses Page 44 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines I Land Use DE IH TC Automated teller machines(ATMs) P P - Banks and financial services P P - Bed and breakfast inns - UP(9) P(9) Business support services - P(3) - Car Wash - UP - Card lock fueling facility - UP - Childday care centers UP(4) UP(13) UP(13) Child day care, large family day care homes - - P(10 13) I Child day care, small family day care homes - P(10 13) P(10, 13) I Hotels and motels P - - Laundromat - P(4) - Medical services-Clinics and labs - P(3) - Offices, accessory to primary use P(4) P -P I Offices, business and professional P(4) P - Personal services P P - I Public buildings and structures P P P Public safety and utility facilities UP(4,11) UP(11) UP(11) Repair/maintenance-Consumer products P(4) P - Research and development(R&D) - P - Service Station - UP - Snow Removal - UP - Studios(art,dance, music, photography)secondary to primary P P -P(12) residential use Veterinary,clinics, animal hospitals, kennels, boarding - UP - Visitor center P - - Temporary Uses Commercial filming TUP TUP TUP Model homes MUP MUP MUP Offices,temporary real estate MUP MUP MUP On-site material processing - - - On-site soil remediation activities TUP TUP TUP Outdoor retail sales, temporary TUP TUP TUP 1 ill Street Vendor TUP TUP TUP Temporary events, non-profit organization TUP TUP TUP Truckee Railyard Master Plan Page 45 Revised August 2016 5. Development Standards and Guidelines Land Use DE IH TC Temporary work trailers TUP TUP TUP Transportation,Infrastructure&Communications Uses Broadcasting studios P - - Commercial Parking Garage UP(4) UP - Electric utility facilities UP UP UP Pipelines UP UP UP Telecommunications facilities UP UP UP Transit stop shelters P P P Utility lines P P P Notes: I (1) Subject to Truckee Development Code Section 18.58.060,Aralanimal 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. I (3) Hours of operation limited to 7:00 a.m.to 7:00 p.m,on weekday and 9:00 a.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). • Parking shall be provided in accordance with this Chapter. • Living and working spaces may be independently accessible from one another. (7) Subject to Truckee Development Code Section 18.58. e, • • -- - - : - --_130. Live/Work buildi g (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. (12)Permitted use if secondary to(occupies less than 50%of the floor area of the unit)a residential use in a live/work unit. (13) Children's schools,libraries and day care centers are not permitted in area of District that falls within Truckee Tahoe Airport Land Use Compatibility Plan(ALUCP)Zone C.wherein this use is expressly prohibited. Portions of the TC and IH districts fall within Zone C.Within Zone D(the maioritv of the Master Plan Area),children's schools,libraries and day care centers are discouraged uses under ACLUCP Policy 4.2.3(e)which states these uses"should generally not be permitted unless no feasible alternative is available."If found acceptable because of lack of alternatives,the use must meet the intensity criteria of no more than 100 people per average acre and 300 people per single acre. (14) Residential uses are not permitted within the balloon track unless Union Pacific authorizes and design guidelines for residential within the balloon are prepared and approved by the Planning Commission. d. Live/Work and Work/Live unitsUnits 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 Page 46 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines -- --- _ •- -'e e" • - _ _ - -"=: e _ _- .- .Development Code Section 18.58.130 (Live/Work and Work/Live Units) with the following exception: • (1) A Home Occupation Permit is not required per 18.58.120 B; if the proposed Live/Work use is located in a designated Live/Work building; A Minor Use Permit to establish a work/live unit within the Downtown Extension, Industrial Heritage, and Trout Creek zones is not required. • (2)A Minor Use Permit is not required per 18.58.120 (D)(1), (2), or(8), provided the maximum thresholds listed in (2) and (8) are not exceeded; if the proposed Live/Work use is located in a designated Live/Work building ■ 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 ckee Development Code. Work/Live units would be subject to compliance with Truckee Development Code Section 18.58.130 with the following exceptions: • (1)1444gLivinq and work spaces may be independently accessible from one another; ■ (2)Work/Live units may be operated by persons other than the owner(reaident);tenant; and parking for Work/Live units shall be required as indicated within this Chapter. 5.4 MAXIMUM ALLOWABLE DEVELOPMENT (M.A.D.) To assistensure compliance with the preparation of thoRailvard Master Plan Final Environmental Impact Report(EIRFEIR), 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). The use categories listed in the M.A.D. are not intended to limit the type of land uses that can be developed within the Master Plan Area as Section 5.3, Allowable Land Uses, above details what uses are permitted and conditionally permitted. The uses listed within the M.A.D. are intended to generally represent the type of uses anticipated within the Railyard Mixed Use Development. The amount of development is regulatory in that it provides a threshold to limit development consistent with what was analyzed in the EIR. As detailed in Chapter 10, 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. Approval of alternate uses may also be granted subiect to approval of a Minor Amendment if the Community Development Director finds that the alternate uses will not result in an increase of weekday PM peak hour trips as compared to the approved M.A.D. Truckee Railyard Master Plan Page 47 Revised August 2016 I 5. Development Standards and Guidelines a. Downtown Extension District M.A.D. Residential • 220 residential units • 15 live/work units • 50 work/live units Retail Trade and/or Service Uses • 65,000 square feet of retail • 10,000 square feet of office • 1,000750-seat movie theater • 60theater60-room condo hotel • 2035,000 square feet of grocery store Recreation and Public Assembly Uses • 750-seat movie theater • 25,000 square feet-effoot civic/community 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 District M.A.D. Residential • 257 residential units • 28 work/live units Service • 32,500 square feet of office *All other uses not modified in the alternative scenario remain consistent b. Industrial Heritage District M.A.D. Residential • 125 residential units • 75 work/live units Retail/Service • 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 14=1,IH District M.A.D. Residential • 181 residential units • 19 work/live units 1 Service • 61,250 square feet of office Page 48 Truckee Railyard Master Plan Revised August 2016 1 5. Development Standards and Guidelines "All other uses not modified in the alternative scenario remain consistent c. Trout Creek District M.A.D. Residential • 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 Distfistsdistricts: 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. Flexibility in development standards may be considered through a Minor Exception,granted by the designated review authority, based on the findings contained in Chapter 10, Master Plan Administration, of this Master Plan. The standards and guidelines for each Dictrictdistrict 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 Districtsdistricts 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. Truckee Railyard Master Plan Page 49 Revised August 2016 I 5. Development Standards and Guidelines 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. 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. Table 5-2 Railyard Master Plan General Development Standards Requirement by District Downtown Extension Industrial Heritage Trout Creek Standard (DE)L) (IH) (TC) Public Realm S1.Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza outdoor dining or similar feature. S2. Lot Area 2,000 sq.ft. minimum 5,000 sq.ft. maximum for single-family and duplex 1st Floor 60%maximum. S3. Building Site Coverage(1) NA 85%maximum Upper floors 75%of 1st floor maximum. 3-Story/40 ft. max. S4.Streetwall Height(2)(3) Additional height must be NA NA setback a minimum of 10 feet from the streetwall S5.Streetwall Articulationes The streetwall height of NA NA Page 50 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines I Requirement by District Downtown Extension Industrial Heritage Trout Creek Standard (DE)L) (IH) (TC) 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.). S6. Permitted buildingBuildinq 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. Primary Street] Frontage Type Other Street All All Common Yard No/No Yes Yes Porch and Fence No/Yes No Yes Standard Requirement by District Downtown Extension Industrial Heritage Trout Creek (DE) (IH) (TC) Forecourt Yes/Yes Yes Yes Stoop No/Yes Yes Yes Shopfront and Awning Yes/Yes Yes No Gallery/Canopies Yes/Yes NGYes No Patio Restaurant Yes/Yes Yes/Yes No I Rooftop Patio Yes/Yes Yes/Yes Yes I S7. Landscaping As required by Truckee Development Code Chapter 18.40(Landscape Standards). 150 square feet per multi-family unit. The S8. Open Space NA NA15% open space requirement can be satisfied by any combination of Common and Private open space. All sales, displays shall be conducted within an enclosed building, unless a Use S9. Outdoor Activities 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). Truckee Railyard Master Plan Page 51 Revised August 2016 I 5. Development Standards and Guidelines Requirement by District Downtown Extension Industrial Heritage Trout Creek Standard (DE).(1) (IH) (TC) Street vendors are also permitted subject to approval of a Temporary Use Permit approved in compliance with 18.62. S10. Solar Exposure{ 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. None required. Maximum of 5 ft. from back edge of sidewalk improvement. The review authority may approve up to 45a 25 ft. Front(on Primary Street) may be granted by ctaff NA NA te-aesemmodatesetback for outdoor dining,small plazas, courtyards or similar features and associated improvements. None required. Maximum of 3525 ft.from back None required. Maximum edge of sidewalk of 4520 ft. from back improvement to edge of sidewalk Minimum 5 ft.to a accommodate a- maximum of 25 ft. from improvement to accommodate a back edge of the existing Front(on non-primary street) outdoor dining or or future sidewalk gathering space, small landscaped front yard, improvement, as outdoor dining or plazas, courtyards_ gathering space,small determined by the Town landscaped area that will Engineer. be perceived as part of plazas, courtyards or the public realm or similar features. similar features. 5 ft. minimum, but 15 ft. total(when there are two Interior Sides None required. Minimum 5 ft. interior side property lines) Edge of the existing or Minimum 5 ft.from edge Minimum 5 ft. from edge future sidewalk of the existing or future of the existing or future Street Side improvement as sidewalk improvement as sidewalk improvement as determined by the Town determined by the Town determined by the Town Engineer. Engineer. Engineer. Page 52 Truckee Railyard Master Plan Revised August 2016 91,9z Isnony pas!Aaa £g e6ed ue!d Ja;sew pJeAI!ea aamonkl ivawa6euew 6upJed pue 6up!Jed 10 uo!ssnosip Jay}Jn;Jo;L Jalaeg0 eas pun Jed seoeds 96'y wooJpaq pun Jed seoeds g9 y wooJpaq pun Jod saoeds g •y eleoipeq t ;!un Jod soocdo 04 y o!PnIS ooAoldwo mcod Jod g•o on!d wow Jod aoocds y :spun 6u46pol ;cos Jad soocds 6y;0:Jalceyl a!nolRl :S)l Jod saocds 99'Z:e3910 dS)l Jad saoeds gZ L :lueJne;sad -spJepUelS 6u!peol pue 6u!>IJed 'bl•S sseood )I00J1 uoolleq u!U;Inn 1991 OV Ilerw;aaJ;s ;3u;s!a woJ; 'l;04;o =pup H}-1e-�{se}q e regles aq isnw;U6!at 01 uI aJaynnasla '49E ;seay;Jou lc i19£"l;09 Ilenn;aaJ;s pa !wJad (Z);!w f 1y61eH '£6S ')laaJ0;nal&Joie 1192 wnw!xew ueU;Ja;eaJ6 P161aq pue uoolleq au;;o;sem lea;09 •Ja;eaJ6 •Ja;eeJb sl JeAayo!Unn`u!eld pool; s!JanaL3!Unn'weld pool; Jean(-001. wa; wnw!u!w VN JeaA mt. w0J1 wnwlu!w >188.0 ;aa;OZ JO IIeJ;;o .14 OZ Jo I!eJl;o a6p8 a6pa WOJ;wnw!u!w .0 0Z WOJ4 wnwlu!w .4 0Ztftd aJn}onJTS fuossa00V Jo;lea;9;o wnw!u!Inl :am;onJ;s LedlowJd .0 91,;0 wnw!u!w •pailnba auoN (g)Jea { Jo;u 0z 4o wnw!uIw (al) (HI) (Um) piepue;s maaJa;noJl a6eT!J8H le!J;snpul uo!sua1x3 UMOWMoa ;a!J;s!a dq;uawai!nbajl sauilap!no pue SpJepue;g;uawdolanaa g I 5. Development Standards and Guidelines Requirement by District Downtown Extension Industrial Heritage Trout Creek Standard (DE13) (IH) (TC) -• - - --- - -- • -- • - - - •• -----See Parking Management Plan which is required pursuant to Implementation Actionl0 (see chapters 7 and 9). Bicycle parking shall be provided as required by Truckee Development Code Section 18.48.090. However, bicycle parking spaces required for multi-family S15. Bicycle Parking shall be located in a locker,garage,or a suitable rack for secure locking and Requirement shall require location approval by the Town Traffic Engineer.Additionally bike parking is also required for non-residential uses consistent with the requirements of the Parking Management Strategy. (The Town's Development Code does not address commercial uses). 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-. or a Comprehensive Signage Program must be prepared and approved per Section S16.Signs 18.54 of the Development Code for new development of any multi-tenant site proposed within the 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) For development standards and guidelines within the Downtown Extension Balloon Track,see Master Plan Section 5.5.2. (5) When/if structures back onto an alley,no rear setback applies._ Page 54 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines Block 11 1 1-----1 yt__1 ___. ...._____ , 100'segment 1 100'segment 1 * 1 x=20%of streetwall width (this shall be calculated in 100'segments) y= 20%of streetwall height *=The balance shall vary in height to meet the intent of this standard Figure 5-3_ Streetwall Articulation S'(..9 c., w�hters• •�`Sp `O/�t ��P ,�?� r-7�� •• �j� • r • Os •�. Existing Houses i 40' street wall height 10' ave. streetwall setback I I Figure 5-4_ Solar Access Diagram Table 5-3 Sample Frontage Types This graphic included with figures I Truckee Railyard Master Plan Page 55 Revised August 2016 Table 5-3: Sample Frontage Types COMMON YARD • F ronta9e One .- _�..t. /t. �Z�• `�... 7 00, 1 - --: . I , 4341.4 1;11.1! VIIIIII 111 li Ai _ - iii PORCH AND FENCE I. :.,a!' \ a._ dEld 1.--it, - FORECOURT t t'r 111111 f ; �.r t I STOOP " .- 1 •i — .. ® — Table 5-3: Sample Frontage Types SHOP FRONT AND AWNINGS . 10111i.1J y ' HE"' r • '�� __ � ` ^ y, Yr y. t .111 '.<. a i II . y COLONNADES/GALLERY/CANOPIES lila._ rul ,..,_.,,,:., ... . ! . I! ?!.! , 1 . GROUND FLOOR PATIO RESTAURANT • if ROOF LEVEL PATIO . ' II g.sI —,�I"IiU 5. Development Standards and Guidelines 5.5.2 DOWNTOWN EXTENSION (DE) DISTRICT Buildings in the Downtown Extension (DE) District will be designed to complement the existing main street Downtown Extension Commercial Row and recent projcctsmixed commercial character • Design Goal:To enhance Downtown Truckee-through mixed- with additional emphasis on use development that creates new retail,dining, entertainment and mixed-affordability residential Streetvertical mixed-use.The primary intent of this District is to opportunities.create building and site patterns conducive to extend the public realm of the historic Downtown Core into the pedestrian-oriented retailing that emulates Truckee's historic Commercial Row =. = .• -.. • -•.. - Railyard, including the area within the balloon track, and reinforce - - -. --• - its pedestrian-oriented nature. Pedestrian circulation corridors will EeeifeeFeie;-Rew. be characterized by wide, attractive sidewalks and streetscape • Architectural Goal:To design buildings that provide contemporary interpretation of commercial buildings found in improvements to emphasize a strong urban connection west from Commercial Row and Truckeesunique small mountamtown the area within the balloon track through the DE Extension to character- Commercial Row and Church Street. Strategically located open • Massing Goal:To develop buildings that are at a larger scale and with great density but complimentary which extend the spaces will function as community gathering places, eventually scale and character of Commercial Row into the Railyard and connecting to the Trout Creek Greenway and broader open space network. New terminated vistas will be created through the design Source 2006 Master Plan 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 ofincludes the Master Plan Area located closest to the eastern edge of Commercial Row:and extends into the balloon track. The Downtown- Extension District comprises approximately 4218 acres of the Master Plan. The DE District and will accommodate the most urban conditions within the Railyard Area -•e -• - -- -- - -- - -• ---- ension, with the greatest intensity occurring west of the balloon track. The portion of the DE District located within the balloon track will also reflect many aspects of Downtown Truckee's character, but111 not at the same density/intensityas Commercial Row. A stand-alone grocery store and ancillary uses are targeted for the DE balloon track area. The area within the balloon track is included in the DE District to support urban development that will provide a strong connection between the Trout Creek and Industrial Heritage districts and development west of the balloon track including the historic Downtown. Development within the balloon track will include an eclectic mix of building sizes and forms that will create site patterns conducive to pedestrians. Within the balloon track, development is generally envisioned to be less intense than the DE district west of the balloon track, the balloon track area may also provide an opportunity to develop a more urban grocer within Downtown—a use highly desired by Town residents. 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 I and alleys. Donner Pass Road Extension west of the balloon track 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. As development transitions into the balloon track building frontages will still Page 56 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines front Church and Donner Pass Road Extension but the buildings may be single use(e.g., potential grocer) strong emphasis on the pedestrian experience. FARE14:1F,. • ,i U _.... /41 .; ...711111110 • Canopy alone Commercial Row circa 1920 The following Development Guidelines address block and lot design; sidewalks, walkways and streetscape; and building frontages and streetwalls. These Guidelines draw heavily from the 111 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. Guidelines • New development in the Master Plan ArctaDE District should strive to establish blocks reflective of the Downtown Core with an emphasis on "-' Stan linear proportions that parallel the , R -' railroad and river UDE-G1) • The majority of blocks should have a rectangular proportion4(DE-G2) • Larger blocks (greater than 300 feet) , y"'1 should be broken with I ittW };1 smallialaz � •.i ..� assmall plazas, patio .r. -►r-. r-- r--••..... '- restaurants, courts or pedestrian alleys ' " to facilitate pedestrian activity and connections throughout the plan area. Figure 5-5 Block Structure Study of Historic Downtown (DE-G3) Truckee Truckee Railyard Master Plan Page 57 Revised August 2016 I 5. Development Standards and Guidelines • Stores should be easily accessible to pedestrians from adiacent residential to deemphasize the car and minimize automobile trips. Curb extensions, crosswalks and mid-block crossings should be provided along the Primary acct-extension of Donner Pass Road to connect to parking located in the railroad right-of-way. (DE-G4) • Within the balloon track, block designs should accommodate building that will front Church Street and Donner Pass Road and parking lots being placed behind building frontages or integrated into buildings to avoid a"strip mall" 5rt, appearance. (DE-G5) GROCERIES .• Sidewalks, Walkways and Streetscape .. . The pattern of sidewalks is very random, and often non- existent, throughout the existing Downtown Core.Along .M.11`.; Commercial Row, the sidewalks are continuous and wide. The r sidewalks are approximately 17 feet wide and accommodate a , * , _ ly variety of eclectic streetscape elements(benches, planters, i H:; lighting, signage of varied designs) leaving an approximately 0 10-foot clear travel path. Extended lengths of the sidewalk are covered with canopies or awnings and gallery frontage l buildings. The integration of these spaces with one another , helps define the public realm of Commercial Row. '+' y 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- G5G7) • 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 C6)G8) do not abut development(e.g., east side of Donner Pass Road north of Church Street. (DE G7) • 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-G&G9) • Strong pedestrian connections should be provided between blocks separated by parking areas. (DE-G10) e- • A mix of materials, suitable for varied weather • 1 I conditions, is encouraged for sidewalks and walkways - • ti to distinguish street hierarchy. (DE-6.9G11) ' • Sidewalks may be located on private property with a public use easement to facilitate creative use of the r - • space. (DE G10G12) ,;11 View of Commercial Row streetwall from the HilltQp Page 58 Area Revised August 2016 5. Development Standards and Guidelines ■ Building designs that result in covered sidewalks and walkways are encouraged on Primary Street frontages. (DE G11G13) • Streetscape elements shall not be located within required clear travel path. (DE G12G14) • Areas for outdoor dining and/or public gathering should be planned within each block to ensure astrona connection between businesses and the public realm. (DE-G15 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(Seesee Figure 5-6). The streetwall is articulated by buildings that are serpremieedcomprised of a range of building frontages and heights that vary from approximately 15 feet to 50 feet tall-or from one to five stories. •• :•• a- a .. TV"Ian Nem ggnu € Fs! I Y s s .. E,1_ .•... •... is rT'Sril 11G+ 7 .�W �_��i t�JG�rl�1'i�r1■■�!�lNtu�v nn -wo.ns iii,—•r��• ■ mi. - auiriu.i►...._. i 4. it Darrow P...Road -•••••••• NOW The V' I.sru'a'gg aie rwirkr she FM Figure 5-6: Building Study of Commercial Row Sources Dinsmore Sierra.LLC.2006. 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, particularly west of the balloon track, will significantly contribute to the sense of place that is established throughout the area. Strcctwallc wi hin -- - - -- -- -- - - - - - - - - - - , - - -- -- - _The development regulations included in Table 5-1 will-require the streetwall for each block fronting a primary street to include varied heights. The following Guidelines should also be followed: Guidelines ■ heThe 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 G13G16) • Public areas including streets, plazas and parks should be framed by buildings. (DE G11G17) Truckee Railyard Master Plan Page 59 Revised August 2016 Architectural Exhibit tan all I�t i " + Not This ill wva dam, ti s,:'� L^ ,y `;'' . . —•—w • i rr IP - J 0 • tell .• -...� �....-,.. r rn uu �.. • 11 .. . y��111FFF�� - 410 _ ":11ffrirt. �: II wm� ��, ij r ; �f_ a 0. �i�r r w This his This This OM Ell/ Ell/ I 5. Development Standards and Guidelines • The majority of building frontages should be built to the sidewalk/property line, excluding areas fronting outdoor dining and public or exterior semi-public spaces, to create an active and interesting walking environment. (DE G15G18) • 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 G16G19) • 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 G17G20) • New buildings that replicate historic buildings are strongly discouraged. (DE G18G21) P 9 Architectural Exhibit—see figures 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/community 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 ■ Developments should contribute to a healthy mix of diverse serving commercial and entertainment uses, Key Building Features of the Historic such as: restaurants, high quality grocery store, Downtown Core bakeries, boutique hotels, bars, small office space, • Buildings align the sidewalk edge and retail. A mix of both local and tourist serving retail • Vernacular commercial buildings is encouraged. (DE-G-1-9G22) • Primarily two-story buildings with some one-and ■ A grocery store(not to exceed three-story buildings,and one four-story 25,000 sq. ft.)is encouraged with the DE Balloon • Masonry construction is predominant,although Track area towards the eastern edge of the DE or here within the IH District. Development of a grocery store • Ground-level floors orient to pedestrian views in the IH would require a transfer of M.A.D. (see with large display windows and recessed entries section 10.312). (DE-G20G23) highlighting the goods and services offered AA movie theater with a performing arts element and a inside • varietynted, of retail, office and work/live and live/work • Upper-story windows and are vertically smaller usually rectangular, appear as smaller spaces should be provided. (DE G21G24) openings in a predominantly solid wall ■ Opportunities for commercial ownership(e.g. • Predominantly small flat-roof buildings,although commercial condos for sale)are encouraged. (DE gabled buildings with false fronts existed • Canopies along Commercial Row G22G25) • Simpler building forms and styles found along Jiboom Street Page 60 Source:2006 MasterPlan r—'-,..,,.....� ".— mevisea/August zu in 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. (DE-G23G26) • 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)G27) • Opportunities for"mini retail" and food and beverage shops reminiscent of historic outbuildings are encouraged-allowed subject to a use permit and design review approval (DE-G28) (As modified by the Planning Commission) . ,i,'. - IV.- II ,*Ir. NEW.Ehli, N , _ 1 s . i. ,1, r%- . c. Buildings Downtown Truckee is compromiscdcomprised 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 District west of the balloon track should utilize patterns and forms reflective of buildings that exist in the historic Downtown Core. Within the balloon track buildings should utilize patterns more common on the perimeter of the historic downtown, with understated and thesimple forms and architecture. The mix of buildings in the DE District should ultimately be comprised of an eclectic rrange 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/property line i.. P (i.e., zero-lot setback on three sides) and the full width - • ,V.-. t of the parcel. For projects with patio restaurants and - other outdoor gathering spaces, the street edge and , Aadigi building siting may vary. (DE-G29) Truckee Railyard Master Plan - Revised August 2016 I 5. Development Standards and Guidelines . li N ‘ .--:—\ : • - --... . .... ..ii . a s1.• r t '-fin, 41 :IA - a« 4. 444. • Where buildings do not immediately abut the sidewalk or property side property line (mid- block), exterior semi-public"gathering spaces" created by design and placement of planters, low walls, steps, etc. should be incorporated into the building/site design. (DE-G30) Buildings and site design should also meet the parking, loading and alley/service guidelines included in sub-section "d' below (see DE Guidelines XX to XX). - i s 1 4 a`ti nada i ..Il.r Building Mix • An eclectic mix of buildings is encouraged (DE- 6G31): — 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. :mar :Pagelit 62 Lc : 1,4 .. , Revised August 2016 5. Development Standards and Guidelines — 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. BuildingWhere a single building is .ro.oced on an entire block .atio restaurants with street aged. (As modified by the Planning Commission) Building Form and Massing ■ New interpretations of traditional building styles are encouraged (DE G27G32): — A new design that draws upon the -•-- •-- - •• - - - - - -- - • • - -- -:••••_• . -:- -et .-_ --•- Town's railroad/industrial/ utilitarian working- class history 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 strongly discouraged. • Simple rectangular solid building forms that are deeper than they are wide are encouraged. (DE-G28G33) • A layering of building planes is encouraged. (DE G29G34) • Floor-to-floor heights should appear similar to those of historic buildings in the area. (DE- 630G35) • 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 G31G36) • Buildings should be comprised primarily of parapet buildings typical of Commercial Row. (DE- G32G37) • Patterns should be created along the street by the repetition of similarly sized building elements. However overly repetitious design elements are strongly discouraged (DE-G33G38): — No facade should exceed 50 feet in width. — Where a building facade 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-ar,decorative details or the addition of a patio restaurant 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-unless associated with a highly desirable use and a very high quality desirable design such as a grocer or movie theater. — Any buildings allowed to occupy more than 60 feet of building frontage must incorporate several of the following elements along the building frontages: o Display windows on 50 percent or more of the frontages facades adjacent to public space including sidewalks and plazas. o Two entrance and show case windows on three sides of the building o Creative treatment, such as a mural, to facades that do not include display windows. Truckee Railyard Master Plan Page 63 Revised August 2016 I 5. Development Standards and Guidelines o Exterior semi-public"gathering spaces" created by desiqn and placement of planters, low walls, steps, etc. o Outdoordininq, and/or"nook retail/restaurant areas". - _-,• , •••., ,,..til.7,6,,,-_, - r• ;, -.:-.---: '''''''• , • 0 A if 1 I.V_If 11.41 - .-.if; — ' .... ... . ..._ .. ... ... . - i•2! -. .. '-- ' _ . . . _ . . . , • gi -:. - • -A, . .. .._ • " • twpm, kW 1 PM - — _ _ ..... ..... ,._ •• , ' - ... ‘ - . - , , V., 141444 a. 1 's ' 4,1, .I •_ ..............,,-----,-,. r"_ t...',.,• ....4 • '411 A a i A. I . „.., •—... ., , .,.... .-.....,,.... 1.. . lair r f t • At. i , ,.. I f —, ••••:',.7...”. '., . . • f -----7-'7- A - I .404 ll r _1,- I ,-_-- ' 1,6;* )._ • ' ..- ..„ --- .. • • .4 ..,. :177a.,,Lr ---t71--:4'0-;.•• . ...Z. , - • ; I _ • _ - -. -.- ‘ 41 4 r;t1i if-e '40 ri ... ....,,,. ., w . ..., .... At- _ , .. e." 111511%. :..,44 . ,., a • , . , , - • 11111. . „„t • A,. ., ___N.,- 11, mi. NI.. • . 4..... 1 ‘11 4 Ili Ilrii 1" 111' • • / - .,.. ‘• t-Ortt-I -1,151-'. '-. .- Page 64 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines • Flat roof lines are encouraged as the dominant roof form (DE C34G39). — Gabled and shed roofs may be used within the balloon track and as accents west of the balloon track: — 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 G35G40) • BethAll street elevations on corner buildings should be developed to provide visual interest to pedestrians. (DE G36G41) • Block size buildings are discouraged. The mass and scale of buildings should be varied within the DE District to ensure compatibilityamong Railyard districts and the existing historic Downtown. Transitions in building mass and scale should be created between the DE District and existing historic properties to the west andbetween the DE District and the IH and TC Districts. One or more of the following methods should be considered in new development: — Transitioning of building heights; — Multiple buildings per block; — Architecture based on simple forms that appear to have"grown together"or beenadded- on to over time; - Patio restaurants with outdoor dining, gathering spaces, and"nook retail/restaurant areas"facing the primary street. - Roof top restaurants. (As modified by the Planning Commission) Facade and Building Elevations • The articulation and detailing of building elevations should be simple and decorative elements should not be over exaggerated. (DE- G3-7G42) • Rectangular forms should be dominant on commercial facades. (DE G38)G43) ' — Rectangular forms should be vertically I. ■ 1 oriented._ vs, Y a_ i — The facade should appear as predominantly flat, with decorative elements and projecting or setback articulations appearing to be subordinate to the dominant form. P4S:itirte "i !d 1; • -. Truckee Railyard Master Plan Page 65 Revised August 2016 I 5. Development Standards and Guidelines • The street level floors should be clearly distinguishable from the upper floors. (DE C1G44) - 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, awnings, decorative trellis structures, and metal or wood structural eements are encouraged on commercial storefront types.The designs should be simple in character. (DE- 649G45) ■ Recessed entryways are encouraged to reflect the pattern established in Commercial Row. (DE-G11 ) - 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 G42G47) - Typical elements that align include: window moldings, • tops of display windows, cornices, copings and ;S parapets at the tops of buildings. • - When large buildings are designed to appear as several buildings, there should be some slight- variation ligf variation in the alignment of horizontal and vertical • features but without over articulation. • Simple and funky personalization of buildings and individual tenant spaces is encouraged. (DE G43G48) • Franchise architecture and the use of stock building plans and/or typical corporate and franchise designs is Personalized commercial unit 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 G'4G49) Page 66 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines Akeegaii fa jAigg - -.4-. :. I . i r-li. • 1r '4 � _ ,__ IV 4-1 IL ,` , Murals in Downtown core Building Finishes • Incorporation of simple art, including murals, into building designs is encouraged. (DE C'15G50) • Preferred building materials include natural /authentic materials such as brick, stained and painted wood, metal (corten, box-rib, horizontal/vertical, corrugated) steel, , board-form or colored concrete-and materials reflective of Truckee's Railroad and industrial/utilitarian character.Also see Section, 5.5.5 for additional guidelines for building materials. (DE-G46G51) 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. Guidelines • On S-teSurface Parking-OR-siteSurface parking facilities should be accessed from alleys and non-primary streets. The creation of large surface parking lots is discouraged. (DE G47_ when feasible,. If a surface lot is determined necessary, the following design elements should be incorporated: (DE-G52) - Design features above and beyond the standard parking lot buffers should be provided to add visual interest to the pedestrian and help provide spatial definition to the street. - Strong pedestrian connections between blocks should be provided through or adjacent large surface parking areas. The connections should include a sidewalk or path and landscaping. - Maintain the building line along the north side of Extension and Church Street through the balloon track by screening parking lots that abut the street. Hedges, fences, raised planters and low walls combined with plantings are possible solutions. • Parking structures -Parking garages should be located at the center of blocks and wrapped by a mix of uses to activate the street. (DE-G48G53) Truckee Railyard Master Plan Page 67 Revised August 2016 i I 5. Development Standards and Guidelines ■ 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 G19All loading docks should be concealed.(DE-G54) i 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 Industrial Heritage neighborhoods reflective or reminiscent of Truckee's • Design Goal:To create building clusters and site industrial past. Buildings in the IH District will be designed patterns which create smaller,social live/work to express the traditional utilitarian forms of Truckee's mill neighborhoods. and railroad structures-As encouraged in the Downtown • Architectural Goal:To design buildings which Specific Plan, the IH District will include a mix of uses provide a contemporary interpretation of mill industrial and railroad structures for mixed-use including housing, live/work, work/live, artisan industry and and live/work environments. commercial land uses. Both mixed use buildings and • Massing Goal:To develop buildings which individual office and residential buildings are envisioned for recollect the utilitarian building forms of historic this District. The design guidelines provide qualitative mill,industrial and railroad structures. direction for contemporary expression of buildings that once represented an important economic activity for the Town. source:2006 Master Plan. 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. _• - - -•- - • ••• -• e• .- • -- - -- - Dietrict5 mee+Additional consideration will be given to the new Union Pacific Railroad operations i building which is anticipated to be constructed within the southwest portion of the IH District. a. Public Realm The public realm in the IH District will primarily be defined by the building frontages on Donner Pacc Road Extension, Church ', 1 Street, South Lane,and the north/south connecting streets and the , streetscape along these vehicular and pedestrian access ways. ••t " - I"'1 —: -I. ' Al. 1 The articulation of the building facades and the ground floor use •„ of buildings and their interaction with the street will contribute to a... the Public Realm as these two components (articulation and use) determine how the buildings interact with public space along the street. - . •'llir rf Block and Lot Design * - The Industrial Heritage District should have larger-Meeks- - wit tvaried block sizes that encourage clusters of buildings _ organized around private drives, parking, and common social - spaces. The block and lot design should both reflect the industrial . .:11.111111.1.1 I_andscao,na adjacent to sidewalk Page 68 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines 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) 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) 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 Roan Church Street G- Street B and South Lancthe smaller local streets 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 d+stristrailvard using materials, street furniture, and public art that reference Truckee's historic mill/railyard. (IH-G5) •► G6)Elsewhere inln 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 Active streetscape 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) • When developing multiple buildings on a site, it is especially important to provide pedestrian pathways through the site. (IH-G9) Truckee Railyard Master Plan Page 69 Revised August 2016 I 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. (IH-G10) Building Frontages POI J A In addition to providing adequate sidewalks and walkways, o' it is equally important to develop the ground floor level of - __-- buildings to contribute to the public realm and encourage ‘II 1 pedestrian activity. I The ground floor of buildings in the IH District should be -, lit ' IIII designed to support social common areas and articulated .41, street edges. Porches, live/work unit entries and stoops should be oriented towards streets. Guidelines Live-work units • Ground floor work/live and live/work spaces, porches, stoops, and lobbies should activate I street and block edges along Primary Street frontages and the north/south ctreetstreets between the DE and IH District:,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-and distinguish the district from the DE District. (IH-G13) • First floor windows of live/work units should be transparent. (IH-G14) • To help frame the transition between the IH and TC Districtcdistricts along Church Street, new buildings in IH along Church Street should have entrances that front onto Church Street. (IH- G15) ti- i0N- Yiii a J : , b ti i • : ..it; •• _ i- ,. -A s I Page 70 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines 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- ,. 410 iwa G16) .'i �,' • A neighborhood specialty grocery store(not :: :: ••'•;: to exceed 25,000 sq. ft.) is encouraged - ' towards the eastern edge of the DE or within 411, ...•. the IH District. Development of a grocery4111) store in the IH would require a transfer of M.A.D. (see section 10.312). (IH-G17) ffEasomilimzra • 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) • 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 sempfemisedcomprised 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 southern edge of the district. (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) Truckee Railyard Master Plan Page 71 Revised August 2016 I 5. Development Standards and Guidelines 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) -41? - o i • . . . ,_�. . -r ,• ,� J _ • • 1410 II it • 110 • 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) 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. Page 72 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines . 6+A . , . • 4 • 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}The use of warm-colored building materials(natural and stained wood, warm-toned brick, copper) is strongly encouraged. (IH-G30) d. Access Key elements that will affect Accecsaccess 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. Difect access to Truckee Railyard Master Plan Page 73 Revised August 2016 1 I 5. Development Standards and Guidelines • 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 Trout Creek The Trout Creek (TC) District will provide new • gresidential and mixed-use opportunities in the Design Goal:To create blocks and streets which inieusi-Fiare social and livable downtown residential Downtown Core and-trancitionto support the mixed-use addresses. pedestrian-oriented character of the Railyard tearea and is • Architectural Goal:To design buildings which envisioned to include a mix of residential types including provide a contemporary interpretation of row live-work units, and for-purchase and for-rent units. The houses,inns and cottages. District will support a lower intensity of development • Massing Goal:To develop residential buildings adjacent to the property's natural edge,the Trout Creek which reflect the traditions of Truckee's residential buildings and streets.This includes Greenway,and include open space connections to Trout stepping down in scale and mass from larger Creek • -- -- : • -• • - -- buildings in the other districts to smaller • _ •- _ _ _ __ ___ _ _ _ buildings adjacent to the creek. 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 Source:2006 Master Plan. Church Street., as well as non-residential uses, such as small ancillary/accessory art studios, health and fitness facilities, retail, and accessory office space. Passive neighborhood parks are envisioned along the creek. •--- -- - - - - -- - 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 Greenwa , _-: •- •--- -- - - - - -- - e- - - - _ - _ - - -_ - -- - _ -_ -- _.- - - _ - _ _ . See Figures 5-2 and 6-1 for potential park sites. 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 64 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 with multi-story apartment and condominium buildings being the primary housing type. The construction of other housing types such as small single-family attached or detached homes along Trout Creek is encouraged to create a transition to the open space quality of Trout Creek . 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; other, smaller east/west streetsi 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 • Page 74 Single-family unit 5. Development Standards and Guidelines 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-1141#111-61-141- of ots-(a- inimu 1-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 t - ■ The density of residential development in the Trout •S •�•� .; } - $- Creek District should support the mixed-use '1 .. pedestrian-oriented character of the Railvard area tf and may include a mix of residential types including • live-work units. The density of development should tr. el generally transition from (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 Residential sidewalk with planting stnp 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) • 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 and- duplexes • Allow small homes with less than 1,100 sf gross floor area lots along Trout Creek. Homes with less than 500 sf are also encouraged. (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. Truckee Railyard Master Plan Page 75 Revised August 2016 I 5. Development Standards and Guidelines • Residential development+ewith the soulaern portionexception of along Trout Creek should consist of multi-family units. The units may include duplexes, townhomes or live/work, and/or apartments - • -•-• --• - - e_ - -- - - - = e- - - . (TC/MF-G1) • A mix of for-rent and for-sale units at varying affordability levels is encouraged. (TC/MF-G2) • Multi-family proiects with more than four units should include outdoor common area to encourage community gatherings and social interaction.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 56 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) • 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)alongstreet frontages or small fenced patio areas with 9 landscaping are encouraged to provide privacy for living area on the first floor, particularly along Church Street. (TC-G13) • SaallewVaried front yards depths with porches and/or, stoops, or common/private outdoor areas 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) Page 76 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines • Development of the blocks just north of the Industrial Heritage District should include buildings that front onto both Church Street and North L-ane. (TC-G16) • Frontages that include garage doors adjacent to the sidewalk or street are discouraged. If side or rear garage access can notcannot 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-_ interspersed with small-scale retail, art studios, health and fitness facilities, and accessory office uses, generally adjoining residential uses. Bed and Breakfastbreakfast, day care and live/work uses are also permitted. Homes along the Creek will be prinar=yprimarily single-family and-in nature with theoption of constructing small attached /detached single-family homes-in or duplexes. The remainder of the TC District will be predominantly multi-family residential. The area between the creek and the Industrial Heritage District • -- - ase”.--• • - . - - --• - ' • may also contain the non-residential uses mentioned above. Permitted land uses within the TC are provided in Table 5-1. Specific performance standards are also provided in Table 5-1 to ensure that the mix of residential and non-residential uses is compatible. 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. 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 Guidelines The following guidelines are intended to promote variation in building designs and massing for both single-family and multi-family homes. Truckee Railyard Master Plan Page 77 Revised August 2016 I 5. Development Standards and Guidelines 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) irk' • New interpretations of traditional building styles are • -.A- 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) 6 • The exact copying or replication of historic styles is discouraged. (TC-G27) ■ A layering of building planes is encouraged. (TC-G28) • 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 other homes (planned or existing)on the block when Layered building matenals • Page 78 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines 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): I — Change of roof or wall plane; ifirei"- : • ••11. .e. ' — Projecting or recessed elements; — Varying cornice or rooflines; or — Other similar means. • Deep roof overhangs are encouraged to create shadow - 0 . and add depth to facades. Where applicable to the 11,1 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.) Residential dwelling units 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 - ,...i ....- a porch at the lower level. (TC/SF-G7) s gt I ri 6 i Multi-Family • sitedwith sensitivityto • 44pAri . Multi family structures shall be t • , the IH District to the south and the single-family homes ;s to the north. Units should front on to both Church Street - and 4er*� the smaller east/west interior street, with '.- ' _- access provided by a mid-block alley. (TC/MF-G8) �` amil .. . •"' • Multi-form roof combinations are encouraged to create 'X . varying roof forms, emphasize the individual dwelling " -+' t.ig ,f.• units, and break up the massing of the building. `..: (TC/MF-G9) i .. • Multiple buildings per block are encouraaed. • Buildings with flat or low-pitched roofs should incorporate parapets or architectural elements to break �'. up long horizontal rooflines. Rooflines should be broken Landscaneddrivewav I at intervals no greater than 50 feet long by changes in height or roof form. (TC/MF-G10) Truckee Railyard Master Plan Page 79 Revised August 2016 I 5. Development Standards and Guidelines 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 are located behind the main body of the house. — When two enclosed side-by-side garage parking spaces 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, 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 2two parking spaces.Access to these spaces will be provided by driveways along PoFt41-Laee-a roadway interior to the district. Multi-family parking requirements will be prescribed in itthe Railvard Parking Management Strategy. 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. ■ 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) I Page 80 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines 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 basics and materials-and,sustainable design-, public art, civic/community buildings, a grocer, and fencing. 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+save discouraged. Uniformity amongst building types is also discouraged. (G5) (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,low-quality vinyl windows, siding and sign lettering)i.round or octagonal windows; and white stucco. (G8) Truckee Railyard Master Plan Page 81 Revised August 2016 I 5. Development Standards and Guidelines 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) — ! - - - • ` - •• - • -• ' e • • - _ . . - - - •-• . - • - - • • - - - • . • - U.S. Green Building - - _ - . , . • .Council's LEED Certification Programs. LEED certification provides for _an independent, third party verification that a development's location and design meeting meet accepted high standards for environmentally responsible sustainable development. (2) Development of the Railyard Master Plan Area shall integrate LEED development policies, including criteria from the Neighborhood Development, Building Design and Construction, and Interior Design and Construction certification programs, as applicable and feasible. Some key LEED concepts that should be incorporated into the Master Plan and individual development projects include: Bicycle Facilities, Mixed-Use Neighborhoods, Reduced Parking Footprint, Transportation Demand Management, Minimized Site Disturbance, Rainwater Management, Sensitive Land Protection, Green Vehicles, and Light Pollution Reduction. Some of these concepts are inherent in the Mater Plan Area, such as Minimized Site Disturbance and Sensitive Land Protection, as the Master Plan Area consists of previously developed land. (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. (3) (3) Sustainable Transportation. Development of a compact and walkable development that prioritizes sustainable transportation practices to ensure dependency on vehicles is minimized. The following elements will contribute to a sustainable transportation network: • Access to a number of different regional and local transit within a % mile of the Master Plan Area. • A commitment to provide at least one electric vehicle parking station in each parking area that includes more than 40 spaces. (see S14) • Incentives to provide car sharing spaces. (see S14) • A commitment to provide bicycle parking. (see S15) • Unbundling of parking is also encouraged and anticipated. (see S14) Page 82 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines 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. and parks.. (G10b) • 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. Community/Civic Buiii sUse Site/Building The Master Plan sets aside a portion of the Downtown Extension District for a community/civic building site(see Regulating Plan/Zoning Map Figure 5-2). Though) as an opportunity for a community or civic building to be developed in the future by a public or private entity acceptable to the - - -- -- - - -- -- •--- - -- - , • • •- - - - -- - __ =: __ ____ _ __ _ ______ _ - __-_ -, - _ •e-_ -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 community or civic use in Downtown Truckee. Potential uses identified for the civic/community use site include a library, performing arts center, post office, courthouse,town hall annex, or Railyard museum. Selection of the community/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 cffcctaffect 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— tisementadvertisement 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: Truckee Railyard Master Plan Page 83 Revised August 2016 I 5. Development Standards and Guidelines II (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. , N.• ' ti iitt‘• i ''. irj i'!"::. . ; �. . f.....,, .. " ill -.1.0.. :: . ` s . .::''� (3) Sign Materials. Sign materials and colors should be compatible with the design theme and materials of the structure on which it is placed. f. -Fencing For pedestrian safety purposes, fencing will be installed as required by the California Public Utilities Commission and Union Pacific along the railroad tracks. Light fencing will likely be installed around the interior of the balloon track in order to provide a minor barrier and guide pedestrians toward established railroad crossings, with more substantial fencing installed along the railroad main line at Donner Pass Road Extension. This is subject to change depending on what is required by the California Public Utilities Commission. Guidelines ■ Fencing should be installed within the Master Plan area along the balloon track and along the main railroad line, per requirements of the California Public Utilities Commission, (G12a) ■ Fencing design should be fitting with the character of the area, and should be as"transparent" or"permeable" as possible while still accomplishing its purpose. (G12b) • Given that pedestrian activity is encouraged between and within districts adiacent to the balloon track (via established crossings), fencing around the balloon track should be more permeable (e.g., bollard fencing) than the fencing along the main railroad line, which should be more prohibitive(e.g., panel fencing). (G12c) 1 1 Page 84 Truckee Railyard Master Plan Revised August 2016 5. Development Standards and Guidelines Page 82 Truckee Railyard Master Plan Revised August 2016 Ell • Master Vision Plan Figure 5-1 Compare 2009 Master Plan Proposed 7-- . zz,„ . 9.._, __ __. . s $ ...,,i..." . . ....-- .......,...-------.., ....,S‹.'.- '' / r ,_.,,see .'' .1‘3.;;;L-..'''''-' ' '''----'------.„.,1„-;',:7,--.-:::1 :.. "" ,;id ,.\ \, 000/ .,....,,.......,..:.r 7,, _._ J Master Plan Area PropeM gyne 84 Concept uv buten-CAmmudy s Gatlxnnp SPac.IPartsPYia)' .f -•r". e ® ConceWcaWn•G al loc Bldg Ass'•••.. Maaar Mn Mea .a ® Powell.RovWCW -__ Property Lee E Dowetown Extension wa (Maid'_r,I • � 1. Cnretewral lnu4on-Park ■ IndusInal llertage wand ■ Corceolraal twnerr.rear saw,. ',sot 0reek Dwnsct rerwePlrat Loueon_Crvlc Bldg r. 00000 scam ■ Dewrtawn E.tveion wae.t Open sPe�. V .� ...mai Hsi District 'ih.lo<anonv cl local etre, Wuettary ncrth.aoulh local • try. and communrtY 9allrenny preyw mo:bons. 11a ® trout Creek detect 11�T11 ipacefart puscr.11v.wvl ProposedSIreeN ■ Open Sac. 0 ... ® r um he WwdwMei u r _ Emden"Underexposing tact ie'D"'^I^'�yr0111e above --—� Rner Gros^anp(Existing) Study Pisa REVISED JUNE 2016 Zoning Figure 5-2 Compare 2009 Master Plan Proposed / f • 7 _7. • ayam lb. •. .. . ,.. ... . . .... ... ..,.. ,,, 0. . . .,,,, . u A wrr+: . DM www o. uw«awna., ■ Downtown E«.bn loel, • ■O.w.ws�g[I • e,.n ■e.eswebo+e.w...mtn ...a.,.. pawl Embry PrognY Una Downtown Mern/«h+v9b q+WWIDMI/ ewe.,awe rw�.�lw.ee ea.rtw.wl pot� ■ cw...lc.w..".^ •taw aest«y ■ Conceptual Locabun-Community oathermp Downtown Mood Use PAU) boa, • r....... cr - ,.Iwe..,waan Space Work/PYzai Downtown HO Dena.,RwE«roal(ORwlel o ■ u.„ .er......er ■n..a,..al hat boa NIMIllIwwww.web.« ■.,r.w..eo ■ Conceptual EpcaBenefit. 111.comm,.aty Banes sna oven Span(OS) 0 Proposed Roundabout Downtown Master Plan DOMPI —— — _ — — IL*,.lwe nolNso,dh local W.«connection' TINA Creek(TC) w N a+..un n.mnrw.. 0Il$u.lretve north/south inter green connectors' II Industrial I-tentage(1111 IMI -.worm.Proposed Streets •the locaeons ol l«+l'neerc t omen gathering vpxev. =Pnmary Streets tenCanor+ate tmo ,c. In Pryer Cassano iEnshngi hespe I: ns.-an m r.q„re+Eave REVISED JULY 2016 6. PUBLIC PLACES 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 Mixed-Use Development Master Plan provides an unprecedented opportunity to increase public open space in Downtown, and further to create a civic and community presence Downtown, use natural resources efficiently, and rectorcpromote the restoration of Trout Creek. Redevelopment of the Master Plan Area will help to create a civic and community presence Downtown by providing a prominent location for a new community or civic Town-SquafetaubliGuse, community gathering spaces "throughout the Master Plan area, and by providingpublicly accessible Neighborhood Parks. Community gathering places in this context refers to places where people gather and socialize to meet others and enjoy a sense of community. May be as conventional as a community center, park or plaza, or an informal space of the type where gathering occurs more spontaneously. Spaces can be public or privately owned. Some examples: farmers' markets, theater, tot lot, a portion of a street or alley or parking lot where temporary events are permitted. An efficient use of natural resources will be achieved by locating and designing public open and gathering 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. Independent of the Railyard Mixed Use Project and this Master Plan, the Town will restore Trout Creek will be restored to a more stable and natural creek channel within the Master Plan Area as funding becomes available. This will be done through modifying the creek profile, creating a low flow channel -. -. -_._ _ • - _ . _-, and restoring the relesation-efriparian corridor. Where the Railyard balloon track, • .• -- -- -- - -- - - -- - -- . • - ---- - . - - is • adjacent to - - -- - -- _ • - -- - e— -2 1. -- -- - - -- - - - - - - - •• - - • _ __-••-• e- -- - . -- - - -- Trout Creek Greeewaythe creek section will be expanded to allow 100 year flows without flooding adiacent land. Restoring Trout Creek will alleviate the current flooding in the area, and improve the - - e- - -- - - - -aquatic and riparian habitats, Truckee Railyard Master Plan Page 87 Revised August 2016 6. Public Places providing a substantial asset to the community in the form of public open space,outdoor recreation and natural beauty. The DTSP envisioned that a park, public plaza and outdoor ice skating rink would be developed within the balloon track.As part of the adoption of the Master Plan in 2009, the DTSP was revised to eliminate policies that related to providing a park containing an outdoor ice skating rink within the Master Plan Area. The open space concept presented in this Master Plan parprovides a series of open and community gathering spaces throughout the Plan Area and includes a civic/community opportunity area north of Church Street within the area adiacent to Trout Creek. This civic/community opportunity area could accommodate a civic building and a variety of community gathering spaces including a Town Square if desired. Open space and parks are provided throughout the Master Plan Area, as shown in Figure 6-1. Additional opportunities closcr to the for public ------ . . .- -- - -- - -- -- -. . . gathering are incorporated into the development standards and guidelines for each district. The complete vision is mix of formal/informal/public/private and semi-private spaces where a diversity of people can come together and enjoy Truckee's small mountain town environment. Restaurant outdoor dining areas, event spaces, alleys, expanded sidewalks and plazas will contribute to a diverse mix of public spaces. 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. I I Page 88 Truckee Railyard Master Plan Revised August 2016 6. Public Places a. Town Square - --- - - ' --- - - - - - - - ._ -- Figure 6-1: Public Places a. Community/Civic Opportunity Site The area north of Church Street within the balloon track is envisioned to accommodate community or civic use(s)that would be developed in the future by a public or private entity or through public-private partnership. Future development of the site may include: a civic or community building, a variety of community gathering spaces including an open space area adiacent to Trout Creek, and, if desired, a Town Square. This Civic Opportunity Area is intended to provide an opportunity to develop a public use Downtown with a large, flexible public gathering space, a need recognized by the DTSP.As shown in Figure 6-1, the proposed Town SquareCivic Opportunity Area would be centrally located within the e- - - -- - • -• --- - -- - - - - - -- Railvard Mixed-Use Development and Donner Past Road ExtensionMaster Plan Area, which makes for an easy walk or bike ride from the historic Downtown and the rest of the Railyard Master Plan Area. The layeatdevelopment of open space, parks, plazas and design-of-other community gathering spaces within the Master Plan Area shall comply with the following standards. Design guidelines are also Figure 6 1 Public Places i .. ., • provided. i , Standards • The combined area of neighborhood parks(including - the town square community qatherinq spaces 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 cquarcA site for a community gathering space shall be provided that is 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) • Information such as tourist services and local events shall be available atwithin the town sguareCivic Opportunity Area (per DTSP Chapter 9, Parks and Gateways). (420S19) cera (42;7 • Public art shall be incorporated into the design of the town squafecommunity gathering spaces (per DTSP Chapter 9, Parks and Gateways). (S22S20) Truckee Railyard Master Plan Page 89 Revised August 2016 6. Public Places • The squarolhe open space and community gathering areas shall be comprised of amenities including benches, walkways, paved plaza surfaces, public restrooms, lighting, trash receptacles, and bicycle racks, as appropriate (per DTSP Chapter 9, Parks and Gateways). (S23S21) • The squareopen space and community gathering areas shall be designed for multiple public functions insludingsuch as recreation, stormwater management/infiltration and/or snow storage. (S44S22) • The town squarcOne of the community gathering spaces within the DE District shall be named after an important figure, location or event in Truckee history(per DTSP Chapter 9, Parks and Gateways). (S25S23) • 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 5 acres per 1,000 population. (S26S24) Guidelines • The Town SquarcCollectively the Railvard open space and community gathering spaces should be designed _ . /64, to accommodate a variety of recreational uses such as special town gatherings, unstructured everyday4;- l i recreation, and active recreation such as an ice or f"� feiier-sicatifig-44c4G-4-3,_igli) • The majority of community gathering space areas ' " 11- , � ' should be designed to take advantage of solar • \' , I exposure and visibility to the downtown core. (G15) /� :-P'41 . . .- - b. Neighborhood Parks `✓\ The Master Plan includes small neighborhood parks or r "� " gathering space in the Downtown Extension, Trout Creek and Industrial Heritage Districts. Neightaiar-hood-paFics-withici \ \1/4 -- , - • • - - • e-These areas are intended as irk small public open space areas intended to serve as 1, neighborhood or community facilities. These parkaThev will ‘it — serve a variety of purposes, including opportunities for ,/ '• w; :Ver: if locating trailheads and open space adjacent to Trout 14, 1 Creek. Figure 6-2 illustrates one concept of a small ^ �4 — neighborhood park within the Master Plan Area adjacent to Trout Creek. N The Master Plan envisions tweone or more neighborhood -- parks along the Trout Creek Greenway that will provide Iaccess to a multi-use trail along Trout Creek.Access to the creek will be limited to visual access and physical aft proximity via the multi-use trail. The conceptual 111 eli pedestrian framework of the Master Plan Area(see , ' Figure 7.3, Chapter 7) indicates the approximate locations of pedestrian travel ways and bicycle trails. I Figure 6-3 illustrates the concept of a trail headtrailhead f _ % park. • i, '`/y 11Y+/`L� Page 90 ;. in 0 ../.....\ S" 6. Public Places 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 • t ►eThe combined area of neighborhood parks(including the Town Square community gathering spaces and trails)within the Railyard Mixed Use Development and 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 r" •Var, '' 2025, Open Space Conservation Element). • t �ti Neighborhood parks shall be designed for multiple Y. public functions including recreation, stormwater a•' management/infiltration and snow storage. (S30) -• j • In-lieu fees may be paid if the on-site park areas do - _ F , not fully meet General Plan Policy 8.1 which states 1 f. "I that new development should provide a minimum ratio •` of 5 acres per 1,000 population. (S31) arlift ' 1111.iL — Guidelines .... lik. 1 • Where appropriate, housing, work/live or live/work I units should front onto thee community gathering 1. • 1• I space or park to create an attractive and inviting area , for residents and visitors. (G-14G16) 1" ..�. " • Active amenities such as playground equipment or a ris P.I / :1;01 tot lot and picnic areas are encouraged. (G15G17) ` • • Features of trailheads could include interpretive l •E t .: signage, seating areas, and open space for passive _ recreation. (G46G18) I I : :-,. • Parks and greenways should be connected throughout the Master Plan area to create integrated Figuro 6 4 Examples of Small Urban and functional community and public spaces. Plazas (G17G19) c. Main Street Plazac, c. DE District Public Gathering Spaces Small urban plazas are envisioned along the proposed extension of Donner Pass Road-and Church Street. These Main Street plazas provide small gathering areas adjacent to retail shop frontages, and 1 i their southern exposure gives people comfortable areas to sit outside and enjoy downtown Truckee. Truckee Railyard Master Plan Page 91 Revised August 2016 6. Public Places 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). 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 or other community gatherings spaces 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). (G&G20) • 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). (G19G21) • €1,----Event Streets d. - - - - and = • - - - - - - • _ _ • - - - - _ - - . - - - - - Areas . Event Streets and Areas 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 and Areas 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) • Design streets and parking areas (both private and public) not just for vehicles, but as usable outdoor space for walking, bicycling, visual enjoyment, and community events. (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. (G20G22) Page 92 Truckee Railyard Master Plan Revised August 2016 6. Public Places 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. 6.2 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 in the L process of restoring Trout Creek to a more stable and naturally-functioning creek channel corridor within and - i�� ► 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 1i4efloodplain to encompass about one-tenth of the Master Plan Area. The DTSP recognizes the 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. - - - •= - - Truckee Railyard Master Plan Page 93 Revised August 2016 6. Public Places The current configuration of the creek is unstable and requires ongoing maintenance. These conditions have resulted in a loss of fishericcaguatic habitat, diminished riparian habitat values, and reduced ability to improve water quality through the removal of sediments and pollutants. The DTSP recognizes the importance of protecting and restoring Trout Creek. The Town has been restoring portions of Trout Creek over the last 10 years. The Town began the Trout Creek restoration, starting with reaches upstream of the Master Plan Area (Reaches 1A through 3)within the Downtown area. This has not only restored aquatic and riparian habitat but also contained flood flows within the creek corridor improving water quality and reducing flood damage. Restoration of Trout Creek will be continued by the Town into the Master Plan Area (Reaches 4 through 5) in phases as funding sources become available. Figure 6-5 shows the location of the Trout Creek Reaches. location for the creek is along a similar path to the existing centerline of the creek, but enhanced to - ---- •- --e. - - - - - -- ---- - - - - - -- - - - - •• -- --- - purposes. Page 94 Truckee Railyard Master Plan Revised August 2016 6. Public Places meadow channel to form a typical 50 foot valley bottom width through the Master Plan Area. 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 visionThe Town received an Urban Str am Restoration grant through the California State Department of Water Resources in restoration. In 2006, the Town replaced the culvert which had conducted Trout Creek under Donner Pas 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 Initial concepts for creek restoration include a system of five management corridors for Trout Creek inorder to create a viable, manageable and balanced urban greenway within Downtown Truckee. Figure6 6 shows a cross section through Reach /1. The corridor zones include Trout Creek and improved biological and native resources along the creek channel. In the enhancement zone, native An active zone will be designed in upland areas along the restored creek corridor to provide for Downtown to the Truckee River(desired pedestrian connections are discussed in Chapter 7 of this Master Plan). Figure 6-5 Flood Plain Comparison Reach 1 starts at the northeast corner of the Bridge Street/Jibboom Street intersection in Downtown Truckee. This Reach includes replacement of the Jibboom Street bridge crossing with a natural bottom bridge. replacement of the School Street bridge, removal of the concrete channel, restoration of the creek to a more natural state. and improvement of floodplain quality. A portion of Reach 1 (from Donner Pass Road to School Street) was improved in 2013. Reach 2 connects to Reaches 1 and 3 at the Donner Pass Road structure. In 2006, Reach 2 was constructed and consisted of removing the existing culvert and constructing an open bottom arch culvert to improve fish passage, habitat and reduce upstream flood damage. The streambed was restored a short distance upstream and downstream of the open bottom arch culvert. Reach 3 extends from Reach 2 along the northern side of the Truckee Tahoe Lumber Company boundary to the edge of the Union Pacific Railroad balloon track. In the summer of 2011. Reach 3 construction began, including all of the mass grading, channel construction, habitat elements, stormwater management features and associated infrastructure. Site vegetation and irrigation Truckee Railyard Master Plan Page 95 Revised August 2016 6. Public Places infrastructure was completed in the spring and summer of 2012. In the winter of 2011-2012 the site was stabilized with gravel mulch application and in the spring of 2012 a sterile erosion control seed mix was tilled into the site to allow for the planting and seeding of native vegetation. Monitoring for Reach 3 creek restoration was completed in 2014. Reaches 4 and 5 occur completely within the Railvard Mixed Use Development and Master Plan Area. One of the biggest constraints to the restoration of Reaches 4 through 5 is the restriction of the creek. In Reach 4, the restriction is due to the existing balloon track and Glenshire Drive embankment. Relocation of the balloon track, proposed by the preliminary Trout Creek restoration plan and previous Master Plan, was not feasible due to property ownership and terrain restrictions. The Master Plan now assumes the northern and easterly portion of the balloon track adiacent to Trout Creek will remain in the same location. The Town is studying several creek realignment and floodplain management alternatives and preliminary designs for Reaches 4 and 5, The preferred creek location will maintain an alignment similar to the existing creek alignment. The Town anticipates designing and restoring remaining reaches of the Trout Creek independently of this Master Plan and associated development as funding becomes available. Improvement of these reaches is anticipated to increase the amount of developable land in the northern areas of the Master Plan Area. In Reach 4, a deeper creek cross section is proposed with a wider bottom to promote a stable creek bed while also containing 100-year flood flows. Stabilization of the Glenshire Drive and railroad embankments will be necessary to lower the creek bed. The remaining downstream reach (Reach 5 ) must also be lowered to allow for a continuous sloping creek bed (see Figure 6-6). Page 96 Truckee Railyard Master Plan Revised August 2016 6. Public Places Figure 6-6: Proposed Creek Cross-Section through Reach 4 SourceWaterways Consulting,Inc..2015. Reach 5 extends from the eastern edge of the balloon track to the proposed Glenshire crossing and Reach 6 (which is not included in the Town's Trout Creek restoration project) extends from the Glenshire crossing to approximately 600 feet downstream where the proposed creek profile intersects the existing creek profile. Like Reach 4, Reach 5 will have a bankfull channel (low-flow channel) but will have a much wider floodplain width, which will provide a stable creek bed and restored riparian corridor that will contain the 100-year flood flows (see Figure 6-7). - - - ---- -- - - �y Figure 6-7: Proposed Typical Creek Section, Reaches 5 and 6 Source:Waterways Consulting.Inc..2015. Following approval of this Master Plan, the Town will continue to pursue the restoration of the remaining reaches of the Trout Creek as funding becomes available. The Town does not have funding to complete the restoration work for Reaches 4, 5, and 6 at this time; however, the Town is actively pursuing grant funding. Additionally, the Town is planning to extend Church Street to Glenshire Drive (see discussion in Chapter 7). This extension will need to be designed and constructed in conjunction with the restoration of Reach 5. Action Items: See Action 6.1 related to the establishment of a maintenance district. Truckee Railyard Master Plan Page 97 Revised August 2016 Ell ME IIIII Open and Gathering Space Figure 6-1 Compare 2009 Master Plan Proposed 7 ......_'1' —.. .. // .70,0 - . _.--: . ) W© •,J 7_4, Or y✓ ,;'•'r.,''''a�r aa_ ®conceptual L«a«n-CwvnaYty .j.. ! .. I.EGENGGathering SHT • • • IIIMIIMM Eaalem UrWertmulrpStudy Area NORTH Illustrative north/sot/Mout 0 5gg ® yK street connections' .yam locations W king smeh oIr[rative north/south linear by connectors gathering spares, groan connectors' and green and may not are iusspeiveand mays s ouwH Proposed Streets the Soule above shawl in River Cro.bnb IExwlirpl the fqur<abave 1 REVISED JULY 2016 • Floodplain Figure 6-5 Compare 2009 Master Plan Proposed tea —_- - //"."-------7- - Iv --- _i_ - ane , �,.,.W.'"� t .:/•� 'ay,• :AO- ;S'SC „we, ..,........ ^�(/M: / ... X ....11.a'`"'.a we" . v , : _�.� / 11 �r. '""ew ,^' . ---•••:' ,..:•?,--,-;:-..--.-.' ;•-•-•'''''...:r-.- I. ..) ' .1t1-"•:•••"..-...--<:-- --------'•- •;,.:!-::11-,-:',..A.,_ ........-'''' __,......- __,,,,,--,_„_„..— ....°''' ‘-'.',: , ------ ' ..,...---11____2;.----.._,7--. © � w .-. ..„ DMP... �^~~a J+ .,„•-•---,..s`'' wwnw.. �...,s,.e n„pr„c«r.u....�n r.,,,,,,,,,,,.:„.te .'.�" Master Plan Area ExisOng Floodplain Conditions ,.ow ....4. '„,.-. % l --,---'3. ep.mr.. •o..a...,s.hr(ul Exrsong Property Line •Antelpated Floodplain Conditions r.,.se.«w.'r oswwwwwwww wwww wco. ••a... , Conceptual Location-CommonAy Gethersg aa•^"«`.-. ,:` �,,.w /� OR..n wad w«;oaul ® Downtown Extension(DE) ✓•«""` �f on.�..d.+..n owm.nxpranh s..awsnlonw.al Space lPark+PYzal' .T Downtown M anutactunngllnduMal lDM) le 6' `� 10RTN °"'""-r°'"s0""' o«,sp.,•Aai IIIA Conceptual Location-Community Benefits SAe As. I • % o Sep m eco.^ «. .c� sue' wp,n,9 oaq ® Proposed Roundabout Downtown Mixed Use(EMU) a"/ m r.C�...II, Downtown High Density Residential(DRI-1.14) ...w.«,....Ai.; Illustration norWsouth local O Space =� o sro weer connections' •Downtown Master Plan(DMP) _ ED Illustrative north/south linear reef l green connector' ' Trout Creek(TCI Proposed Streets IN Industrial Heritage OH) River Crossing lExisOng) 'The locations of ketal streets. community gathering spaces, and green connectors we REVISED SEPTEMBER 2016 Shown...Al may not nc,rin hiefic locations shown In rheey�wabove 11.11 Eli IIIII 7. TRANSPORTATION AND CIRCULATION 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)) when the Master Plan was initially prepared. In 2015,the roadway network was modified to address constraints associated with the finding that it is not feasible to relocate the balloon track.The design of the proposed street network has evolved as various design solutions have been considered.A focal pointFocal points of the current plan is a T intersection are the realignment of Donner Pass Road into a T-intersection at Donner Pass Road Extension land the extension of Church Street through the balloon track and up to Glenshire Drive to accommodate the Town's planned downtown connection to Glenshire Drive. 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 cast-west access into and through the Master Plan Area is provided via Church Street; and the Donner Pass Road Extension; - _ .- -_ -. _-.-- _ _ _-_ _ - _ Street..)REI ISITANDCONRRMSTREETNAMEJAseries of smaller north-south streets will provide a variety of options for circulation through the site. Truckee Railyard Master Plan Page 95 Revised August 2016 7. Transportation and Circulation 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. Dormer Pa.s Road ExtensionChurch Street will be extended to 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. (FIGURE UPDATED AND Figure 7-1: Circulation Concept Plan PROVIDED SEPARTELYI 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 (via a new connection with Church Street) and improvements to the Glenshire Drive/Donner Pass Road intersection wi4lare planned transportation and circulation improvements in the 2025 General Plan.. As such, the necessary easements and access to facilitate a connection through the Railyard shall be sempletedincorporated into development of the Railyard. The timing of the realignment of Glenshire Drive will be addressed in the Development Agreement-as- - greement_ • _ -- -- - _• _ • -- - • -•. 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. b. Pedestrian and Bicycle Networks 11111i . The Master Plan envisions an area where people often • 4 j •• llA ` 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 Page 96 The Downtown Extension Character Area is envisioned to have wide sidewalks similar to Commercial Row, Truckee. 7. Transportation and Circulation 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 will alae-be provided •- ••- . -.- - _ _ _ •- _ ___ -• _ _ __ •_ - -_ -- - . along the Trout Creek Greenway. Pedestrian connections into and through the Master Plan Area will be provided from Commercial Row at Bridge StreetDonner Pass Road and at Church Street. Figure 7-2: Pedestrian Circulation Plan 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 Ill bike routes (on-street, designated by signs only). Creek-GFeenwra-y- Figure 7-3: Bicycle Circulation Plan 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 4B, Pedestrian and Bicycle Circulation j :: Guiding Policies) are implemented. (G21) • Provide pedestrian and bicycle linkages from the e Railyard Master Plan Area to the commercial core, a event streets, and the Trout Creek Greenway. (G22G22b) • Ensure a range of bicycle parking options are provided throughout the Master Plan Area. (G22a) Truckee Railyard Master Plan Revised August 2016 .. " 7. Transportation and Circulation • 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. 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, benefitting retail stores within the existing comrnercialCommercial Row and the Railyard. 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, a roundabout at Donner Pass Road and Church Street and striped and signed bicycle routes. d. Parkingand ParkingManagement 9 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 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. • - - a • • - @ • @ • a - - A • - e- • ' - .- - • ' " • • - - - • - - • • •Parkinq within the public right-of-way or on publicly-owned land or within the railroad easement is anticipated to be managed within the Town's parking district. This will be detailed in the Parking Management Plan. Private parking provided both on- and off-street could contribute to meeting parking space requirements for development projects within the Railyard Master Plan Area. The Master Plan policies seek to encourage walking and biking in the Master Plan Area through a "park once" concept. This concept will apply in the Downtown Extension District where parking will be provided in a central location, near new shops and destinations. parkingPark once will alleviate the need for multiple trips made by car and will decrease traffic congestion. In conjunction, the shared parking concept will be used between various land uses, such as residential, commercial and office uses which have different peaks in parking demand. 9veralIFor example, where an office building shares parking spaces with a restaurant, the parking can be shared by the office employees by day and the restaurant patrons by night, since most of the employee's cars will be gone in the evening and when, simultaneously, the restaurant's peak demand will occur. The peak hours of use will not overlap to the point where peak demand for parking from all uses will Page 98 Truckee Railyard Master Plan Revised August 2016 7. Transportation and Circulation be greater than the total supply of parking spaces. Through shared parking, 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 destinations-walkable distances for pedestrian trips between destinations. Shared parking is a vital characteristic of downtown and mixed-use developments where public parking serves various destinations within walking distance of one another. Action 7.1 below requires the preparation of a Parking Management Plan which should be referenced for detailed parking standards. The Management Plan will include progressive parking demand reduction and management strategies including unbundling, car share, electric vehicle charging stations, and shared parking to promote more frequent walking and biking throughout downtown. Additionally, a car sharing program is planned and electrical vehicle charging stations are planned within the Master Plan Area. Both of these elements will minimize parking demand. 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 can detract from the streetscape. Parking garages should be subordinate to the primary street façade, with the ground floor wrapped in active uses. Surface lots , north of Donner Pass Road (so excluding parking in the UP rail right of way) should be broken into smaller lots and shielded along the majority of the parking lot frontage by buildings-or other design features and landscaping along primary street frontages . Both parking structures and lots should be accessed from alleys and local north south connectors, not from the main street. See siting guidelines for parking areas in Chapter 5, Land Use. •_ • -- •, - - - --- _ •• .- • :- - - - •- -- - - • - - • - -- - -•: •-- - -- - - -- - . . - •- . - - -- - - - - - - `e -- • - - - Standards • Parking design shall comply with existing parking policies within the DTSP except where otherwise noted in this Master Plan-or the separate Railyard Parking Management Strategy. 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) Truckee Railyard Master Plan Revised August 2016 Page 99 7. Transportation and Circulation I Action Items 7.1 Incorporatc7.1 Prepare a Parking Management Plan for the Railyard that details parking standards and includes an implementation plan by phase or district. The Management Plan should also provide for incorporating 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 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, Tahoe Truckee Trolley, and Tahoe Area Regional Transit(TART),- Dial TART)-Dial A Ride is a) operated by the Town of Truckee and Placer County. Truckee TART provides fixed route and demand--response service that offers rides at a pre scheduled time from the rider's home ervices. The Truckee Trolley offers three routes in the winter and one route in the summer. Winter service is • -- ■- -- P- -- -- Resort to Kings Beach seven days a week from 7 am to 6 pm. Summer service is provided from to 5:15 am. Truckee's local fixed route varies by season. During the winter_season (mid- December through mid-March) a fixed route service is offered 7 days per week between Henness Flats, downtown Truckee, Donner Lake, and Boreal, Sugar Bowl, Donner Ski Ranch and Soda Springs ski resorts between approximately 6:05am and 6:05pm. During the non-winter season (mid- March through mid-December) buses serve the Henness Flats, Recreation Center, Downtown Truckee, Gateway Shopping Center, Crossroads Shopping Center, Donner State Park and the west end of Donner Lake on a fixed hourly schedule from 9:05am to 5:05pm, every day except Sunday. The Truckee TART demand response service known as Dial-A-Ride provides door-to-door service under the Americans with Disability Act, Priority service is provided to persons with disabilities and seniors, and is available to the general public. Dial-A-Ride serves all Truckee residential neighborhoods with service provided Monday-Saturday, 8:00 am to 5:00 pm non-winter, and includes Sunday during the winter schedule. Placer County TART provides service on Highway 267 between Kings Beach and the Truckee Depot, and on Highway 89 between Tahoe City and the Truckee Depot. Placer County 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. Placer County TART also runs between Truckee and Crystal Bay via Highway 267 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 Page 100 Truckee Railyard Master Plan Revised August 2016 i 7. Transportation and Circulation ==-- _ _ - __ - _ • _ - transit service connecting the Railyard Master Plan Area with the existing Downtown. Additionally, the Master Plan Area should be considered as a potential location for an expanded downtown intermodal station. -- - - -• •-- - =- ---- -- - -- - -e -- - In the future, should transit become more important thatthan auto parking, the surface parking currently planned within the railroad right-of-way could be reduced in favor of an area to accommodate more transit services. 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 7.2 Develop an Access Plan to incorporate transit services into the Railyard Area including TART, Truckee Trolley, Dial A Ride and ski recort shuttle Placer County TART and Truckee TART that include fixed route and demand response services, as appropriate. Truckee Railyard Master Plan Revised August 2016 Page 101 7. Transportation and Circulation 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 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. Veh-iGu-la-r-T-ravel-L-anes 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;when adiacent to bike lanes, back out parking or snow buffer areas. The 10-foot width is less than the 11-and 12-foot Town standards for arterial and collector Page 102 Truckee Railyard Master Plan Revised August 2016 7. Transportation and Circulation streets, respectively. This reduced width contributes to traffic calming and is more consistent with the existing downtown roadway widths. Bike Lane/Snow Buffer and Back Out In areas with wider rights-of-way, bike lanes or back out areas are adjacent to the travel lane. Beth- bikeBike lanes and back out areas are typically 5 feet in width- rid provide striped or signed passage for bikes while providing a buffer for snow removal along parking spaces. --- - - - -- -- -- - - - , -- ---Where bike lanes are not planned a 5-foot snow buffer is provided adjacent to parallel parking. Consistent with the Downtown Commercial Core, back out lanes are typically 5 feet providing 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 Pas Road Extension. Parallel parking ranges from 7 to 8 feet wide_ Angled and isparallel parking are located on roadways throughout the Master Plan Area. Angled parking may conflict with bicycle movements and is proposed on streets where bike lanes are not planned. 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€are typically at least 12 feet wide. In the Trout Creek residential area, sidewalks are typically 56 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. 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. stampeciStamped 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) Truckee Railyard Master Plan Revised August 2016 Page 103 7. Transportation and Circulation • Splitter islands shall be avoided where possible-,with the exception of at roundabouts. (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 7-64 and 7-75. The cross-sections provide a view of the roadway and the streetscape components which are located in the right-of-way. Final cross-sections and dimensions will approved by the City Engineer. Downtown Extension District The streetscape in the Downtown Extension District consists of Donner Pass Road, Donner Pass Road Extension, Church Street, and Street A. StreetBThe eastern portion of the balloon track 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 ExtensionChurch Street is the primary collector providing access to the Railyard area as well as through the area, connecting to Glenshire Driv-, • - - -- -- - • - - -- - . Donner Pass Road Extension is a secondary collector. Table 7-1 Proposed Street Dimensions and Comparison with PIES Street Location Proposed Town Proposed Town Proposed Town Proposed Town Section Minimum Travel Standard Bike Lane Standard Parking Standard Lane Lane Arterial 1 Donner Pass Road Ext 158 ft 92 ft 10 ft 11ft 5 ft BL 5 ft BL 8 ft P 8 ft P 3 DPRSofChurch 81ft 92ft 10ft 11ft 5ftBL 5ftBL 8ftP 8ftP 5 Donner Pass Road E of 88-140 ft 92 ft 10 ft 11 ft 5 ft SB 5 ft BL 8 ft P Page 104 Truckee Railyard Master Plan Revised August 2016 7. Transportation and Circulation A St Collector 2 Donner Pass Road Ext. 152 ft 804?Fft 10 ft 11 ft 5 ft BO 5 ftSB 19 ftAP $ftP w.Angled Parking and - 19 ft AP 17 ft A Parking Area 4 Church Street E of DPR 57 ft 80 ft 10ft 11ft 5-6 ft BL 5 ft BL 8 ft P 8 ft P 7 Church Street E of St A 60-64 ft 80 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P 8 ft P 8 Church Street Adjacent 62-70 ft 80 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P $ft P to Building 9 Church Street Adjacent 62-70 ft 80 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P $ft P to Parking Local 6 StreetA 66ft 60ft 10ft 11ft 5ftBL 5ftBL 8ftP 8ftP Notes: 1.Additional Widths Includes:BO: Back Out;BL: Bike Lane;and SB:Snow Buffer 2.Parking Types Include:AP:Angled Parking;P:Parallel Parking Church Street and theThe north/south streets, Street and Street B, are local streets, providing secondary access through the Railyard - - -- - - e- - -• - - - e: - -- - -- -- Alleys provide access through the blocks. Industrial Heritage District Church Street provides access through the Industrial Heritage District- - - -- -- - - - - . Anetworkof -- --- --_ -- e - _ - -•- , -- :- • -- - -_. _-- small local streets-will be developed when a specific development project is proposed and will provide north/south access. Parking is provided on a portion of Church Street, Street B and Street C, provide local access through the and angled-parkingismay also be provided ateng--perions of the sheets- _ - _ _ "e=- - - - -- -1ocal"=" street network. Trout Creek District Church Street provides primary east/west access into the Trout Creek District. A network of small local streets will be developed when specific development project is proposed in the District and Street B and Street Cwill provide north/south access. e- • - - - = -- ------ • :-e• - . Parallel ngParking is provided on most local strectca portion of Church Street and may also be provided on the local street network. Figure 7-64:Street Cross-Section Key Truckee Railyard Master Plan Revised August 2016 Page 105 7. Transportation and Circulation Figure 7-7-5:Street Cross-Sections Page 106 Truckee Railyard Master Plan Revised August 2016 7. Transportation and Circulation Truckee Railyard Master Plan Revised August 2016 Page 107 Circulation Concept Figure 7-1 Compare 2009 Master Plan Proposed ........."....,,.,....:". _,....,...",,,,,, ,1:11_, ____i� . .-� . Proposed Roundabout „•>1.-/11:7" ' 11K .......,-'1-1,,,v. ' . \'‘''' •• \ ....!...° > _____-- .-------- .... • --- % �'" Master Plan Area ^" ' ' ✓" Arterial ..�"' sv- Collector Illustrative north/southArea local LEGEND street connections' Master Plan Area Alley NORTH Arterial •mek Ions of WA screen are im 0 700 Collector nwstrat�veandmaynmoccur feet Local In rhespationsodfic cedons shown Alley aoa7N .n me rguse above Eastern llndercrossing ° s0° Study Area • eat REVISED JULY 2016 IIMI IMI MO , Pedestrian Circulation Concept Figure 7-2 Compare 2009 Master Plan Proposed ---- /� \ / S. \ ------ e 7' .--,:-,‘" • ;\ 1p, m �� / ; ..� ... , i / tee" ,+ 0001111 AO 1 .,....----- ,--... w I ....--- 1 _, 400. , , ,00,/,'__:_c_.....- .7.0„... -....,....,...----:-... TT- - , -,. , NO, )101: k :...":,:S.,..,% I s Proposed Roundabout „ •"""'� ~ .re'esO' y'— A Master Plan Area ——— V4 Mile Radius ` LEGEND \ ++ Points o1 Orgin for 5 Minute Walk \:, Master Plan Area \ El Conceptual Location-Communay Gathering\ • Conceptual Location-Community Benefits Site Space(ParklPlazaJ' \ NORTH === 1/4 Mile Radius Ni.` NORTH - _ \ 700 +} Points of Origin for 5 Minute Walk • o `/f1�� Illustrative north/south linear green connectors' \ ` feet CT) J 'me locations of lad meets, sk Eastern Undercrossing Study Area fat 111 mmunm,gatho,mg spaces, ami gree eesrat Band may noto cur kr the speufic locations Shown in REVISED JULY 2016 the(mule awco Bicycle Circulation Concept Figure 7-3 Compare 2009 Master Plan Proposed • / //./7,, ... -. _-- .... _ . . „ _. . , --N.,.. • . 1111, .....„---ww77° . - lid°i , .. , ..------- ,. ..,..„,...„.. ._,...,::.,. ... ,,,...:______ __..................... ,.._ ......_.....„.„,________:_.::.._,...___:;:,........r__,,;., �• YXy� General Flan tit ice• k-Icor S _Existing Class III Bika Route(X25 General Plant `! •as a Proposed Class II Bike Lane 12025 • General Plan) Mw„r• �y �./ 2015 Traps and Bikeways Master Plan .'+ LEGEND — s�Existing Bike Lane(2015 Trach and Master Plan Area Bikeways Master Plan) NORM r n 0 Proposed Class III Ba.Route 12D15 sosesmsme Proposed Class I Bike Trail her 5m ® Trate and Bikeways Master Plan) NORTH ll Proposed Class II Bike Lane Proposed Roundabout 0 700 410111ssaaaaaa� 2025 General Plan Proposed m 'Biel«>rm,er tir„nrxr., reel Class II Bike Lane Nearer Pan Area `O '""cry a"""'^9'°'u'. 1as� illurarve aM msy lar error In .�� Basting Class III Bike Route Proposed Class II Bike Lane ,7=> ,� a,,,,,,, ,n Aley Ikuslndve norlwsouth local tOn Ong•''OO Eastern Undercrossing Study Area REVISED JULY 2016 straatCannic0ana IMMINIMMIO Proposed Streets River Crossing(Existing) Ell ME IIIIII Transportation Concept Figure 7-4 Compare 2009 Master Plan Proposed NOTE:Section 2&5 have been removed,as Donner Pass Rd. north of Church St.will no longer be changed,and sections 1&2 are identical. Sections will need to be renumbered in the Master Plan Text prior to publication. ZZ 7 po tj - 2 /:.=, - --) 40°11> / . 7 „ (..1 VIP. / 1-.°1111111"14im",,oel--\ Ailli.III..--r.IIIIII:- --.---------. - :7:;i7:::-.' ''.'' LEGEND "'y • proposed ROuMaCout \‘''' � MaeiePkn Area \ O.' MestBr Ren and wUrvon Pac:dc Raa,oad /\ j-W roam r Tram Depot a a� —s Merial p 150 ® TART Bus Stop ,.1+'', Collector slat •— Paraxq Ares-Parallel IlIuet18CV0 rwflh/sWih local Parbrq Area-Angled / —_--- street connectors* May LL__., Andy IM Eastern Undercroaunp Study Area Cross-Section Rrver Cron (Exietirrp) •The btp:mss of 1.4 streets are NORM illustrative and awnot MIN a SOD ED In the speonlo bcxans shown • Ism REVISED JULY 2016 ""��Ufe1"Oef Sections Figure 7-4 Compare(now combined Figures 7-4 and 7-6) 2009 Master Plan Proposed NOTE:Section 2&5 have been removed,as Donner Pass Rd. north of Church St.will no longer be changed,and sections 1&2 are identical Sections will need to be renumbered in the Master Plan Text prior to publication. 7 . ,. , ,' ............... ' 7, , ' .......... ___ ...... __:-.....,,---. ilk \ . may. ''�•�•��'�� .411111:'.. 1111 �; r 1J / / - '.40 7. /� ... .: t - )...- :177 ® ProposedMasthrH Roundabout /__-- Master%anArea _� Mery IY. • Coles-tor ie stethe etconn xoumi«r street connection.• ,...�'" �. AIRY LEGEND ® Cross-Sect/on Master Plan Area River Crossing(Espana) NORTH •The locations dn.rseeea are Arterial ttORnt • ausoaeueaWtnay not«.v 0 700 400 Collector ° 600 on the toanra shown feet Local feet ® •n Aefigwe above Alley 1.---.• Cross-section Eastern Undercrossing REVISED JULY 2016 Study Area OM 111111 1111. ME , Figure 7-5 As amended by the Planning Commission: Section 1 Compare -Measure parking and bike lane dimensions adjacent to a curb to the flowline of the curb(effectively this will add one foot to cross section any place where a curb is Former shown) 'L -Allow flexibility on angled and head-in parking rr depending on private versus public street,traffic r I L volumes • N' Donner Pass Road .:,` � S tr Parking Area I _ a '$i:: .�. �� - • -- iii •— • sl I P IBI T I CT I i IBLI P ILAI s I AP I T I AP I I I 117 i 17 15'110' I 11' I 10' 1 5'17'18'110'1 17.5' I 20' I 17.5' I 30• I ±42' 200' FEDERAL RAILWAY RIGHT-OF-WAY Note:Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way. 2? ..iFEOERAL ROW As modified by the Planning Commission: Remove landscaping;UPRR does not allow landscaping within 25 feet of track centerline. Current r N, - Donner Pass Road 1`ar; Parking Area I w S U, Asa .` R - - - • m w< .. ,..,� 1 , --4-� — -. Maximum:ISY TYPICAL DONNER PASS ROAD WITH PARALLEL PARKING AND PARKING AREA 1 Nae:loin right-of-way lines and properly lines are discontiouous where SPRE lies within the UPPR right-oT-way. REVISED AUGUST 2016 Figure 7-5 As amended by the Planning Commission: Section 2 Compare -Measure parking and bike lane dimensions adjacent to a curb to the flowline of the curb(effectively this will add one foot to cross section any place where a curb is shown) Former -Allow flexibility on angled and head-in parking depending on private versus public street,traffic volumes R 1 I Donner Pass .i.•4, '•v-,-4 ''` ParkingArea Road Extension NA ;, • 1 S • S I ' AP IBd) T I T IBOI AP ILAI TRI AP I T I AP I I I 17' I 17' 151 10' I 10' 15'I 17.5' 18'1 10' I 17.5' I 20' I 17.5' I +28' I 42' I 200'FEDERAL RAILWAY RIGHT-OF-WAY >I Note.Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way. >Li PDDARN Axi Current Donner Pass 1 Road Extension ,y; Parking Area F. r w NI . . . t S N ]--- a.. 4. � rs � .......--.1--r. • u w/ — typical:158' 1 TYPICAL DONNER PASS ROAD MATH ANGLED PARKING AND PARKING AREA 2 REVISED AUGUST 2016 111111 Figure 7-5 As amended by the Planning Commission: Section 3 -Measure parking and bike lane dimensions adjacent to a curb to the flowline of the curb(effectively this will add one foot to cross section any place where a curb is shown) Former -Allow flexibility on angled and head-in parking depending on private versus public street,traffic volumes Note-The previous R R section was taken from a ! different portion of the plan 't iiii��s;, area.Therefore,the current '� section is compared to the /I � most-similar prior section. rII -\ ;t / /,. , WA / A , A Current ff -/,' ; ,t t`1"- 1 , 1r l' , , �/ TYINCAL• TVPIG.I• ,r :• � ,aRIEY/NX MUM V if 5' a' PARALLEL ME BAKE PARALLEL MIME LMH ,D' ,,• ID ANE PARKING Timm-0.-..... �f TRAVEL CENTER LANE TURN LME LANE "'---- Typical:81' T TYPICAL DONNER PASS ROAD SOUTH OF CHURCH STREET 3 REVISED AUGUST 2016 As amended by the Planning Commission: Figure 7-5 -Measure parking and bike lane dimensions adjacent to Section 4 a curb to the flowline of the curb(effectively this will add one foot to cross section any place where a curb is R R shown) I -Allow flexibility on angled and head-in parking depending on private versus public street,traffic Former I I volumes 4 r t' A,T1 5/1 NA----dS l� '��r.l I� . .�,.' , - 4 .�■�t �NIN.�_�I ;,;Sic? Trn. 4 L- —T "�`- O Setbacks Vary • L (existing) I S I P IBL I T I T IHC I S I 15' I 7' 15' I 10' I 10' I k' I 8' I 1< >1 57' ROW Current ,4it'I,.; )41 0 Nt ` ` L•iii, S y`.. t, , ,..i f.;1:),\ YJ T.aw. `t l�i111 J 6' 8' SIDEWALK PARALLEL PARKING 5 r..- - e' BIKEBIKIKE LANE LANE 10' 10' 12' r+-TRAVEL-1.--0-TRAVEL yam' a- '-SIDEWALK-6- LANE LANE LANE Typical:57' TYPICAL CHURCH STREET EAST OF DONNER PASS ROAD 4 REVIIIIIPGUST 2016 _ IIIIIIII Figure 7-5 As amended by the Planning Commission: Section 5 R. It -Measure parking and bike lane dimensions adjacent to I.. I ,1 a curb to the flowline of the curb(effectively this will • add one foot to cross section any place where a curb is _!1I shown) {e3 I S ,i1, I -Allow flexibility on angled and head-In parking Former �' depending on private versus public street traffic ,` volumes Note-The previous section ' • was taken from a different portion �t (� • of the plan area.Therefore,the current N4 ,, ,' . . Bio Swale and I 'S section is compared to the �,- ' Snow Storage most-similar prior section. _(p(_ 4 <JC - ice' I I I ` Setback LA I I BL T I T I I BL P I I LA 5 I to 5' ' S to 25 I 5' 1 +T I 5' I 10' I t0' I 5' I T' I 3s I 5 k >1 59'ROW FEDERAL ROA I Current i I ,,,./ il • 1.(),‘ i `' I I NA '' 4 • I I ►S / ./11111M A.. I I -SiMWA .0— LI:-.4 a• •RZLIE, I ah► A w mntl_ —var,uLVAM om� s^+ nai --I_ >. —f mal:88'-140•' TYPICAL DONNER PASS ROAD EXTENSION EAST OF A STREET 5 • •,;e BWn a/baa t..VOW Rn,g1.n vurno,pnmry nna+M• .r nun%Pe*wslinbt REVISED AUGUST 2016 Figure 7-5 As amended by the Planning Commission: Section 6 -Measure parking and bike lane dimensions adjacent to a curb to the flowline of the curb(effectively this will add one foot to cross section any place where a curb is shown) -Allow flexibility on angled and head-in parking Formerdepending on private versus public street,traffic irT volumes Note-The previous section ,,,;,` /../46; was taken from a different portion ' of the plan area.Therefore,the current �''�I' • . section is compared to the r�,f most-similar prior section. /, 4 (,l'.ft. .i /. W i I + `%``'" `;err�: IcE *f i k" ,/' - moi, i • , .,,,,//1,; •(''. —1 s 1 P 1 al 1 T I T I eL I P I a Mr- 1 girt 1 t0' I r 1 6' 1 To 1 is 1 5. 1 7' I tg' I I< >1 64'ROW Current -----_ \ =FFOr4 11 La.90E.ALlt +ARMMC.j Aqb�.YULw& r 5' 5' q r NN! LAAi td _ lNl INAAL INA, - x Aw Typical:66' TYPICAL A STREET 6 REVISED AUGUST 2016 NOTE:Sections 6-11 will need to be renumbered prior to publication. Figure 7-5 Section 7 NOTE:Sections 6-11 will need to be renumbered prior to publication. Former As amended by the Planning Commission: It IE Wider sidewalks may be constructed on the • I 1 north side of Church Street as parcels on the t i, i y- north side of Church Street redevelop. lo if fl j �'� �.� • As amended by the Planning Commission: 41 -Measure parking and bike lane dimensions adjacent to N '':"..Z::41,Afi � Bio Swale and I ,S a curb to the flowhne of the curb(effectively this will Snow Storage v add one foot to cross section any place where a curb is riii shown) A �� d' I -show flexibility on angled and head-in parking +• 11'W i •' i •..'+••`.'- depending on private versus public street,traffic �� r.� Tf, _!• L '.,sr.,'. volumes I a5 I sIu ISI T I T ISIP IuI $ I , + I 5• 1 _7• I S I 1a I I 5' 17' I in' I 5• 1c >1 59'ROW Current NA ►S -r- _ •.--.- PARALE PARKING NNW _ _ - n• e- —V- PARALLEL SIDEWALK 5' 5' PARKNG LIKE EIKE LANE ,, no. LANE •f 1RAWL—reuses — •• LANE LANE Typical:60'-64'• TYPICAL CHURCH STREET EAST OF A STREET 7 REVISED AUGUST 2016 Figure 7-5 As amended by the Planning Commission: Section 8 -Mrkd laimiojant to D a curb toeasure path e floingwlineanofbike the curbned(effectivelyensns thisadwill I / add one foot to cross section any place where a curb is 7% shown) Former . -Allow flexibility on angled and head-in parking - //��j � depending on rivate versus public street,traffic Id. i/ volumes ` t + ti:L �j . / R T_ _B �j / /IV/ : - . . �/, /. Ietback Setba Setback 3 I P 18L.I T I T I BlL I P I s Irl-5'1 I 10' I T I 5' I 10' I t0' I 5' I 7' I 10 I 1< >1 64'ROW Current \I, _ 1�y , ii� NA - %4► ids , ►S I I L. =�r >' I l E 1 f / A B a 8'-12 y SIDEWALK— 8. a 8'-12' PARA, EI. 40EWAL PARAILEI N y PARKING 5' PARK NG t y OWE RTF 'f- y LANE ,a. In. LANE I ••••—✓+ TRAVEL Kw-•••TRAVEL ' ARE LANE T7pical:62'-70'• - TYPICAL CHURCH STREET ADJACENT TO BUILDING 8 •Th.Y W:w Rwlv.a I4WUw Ate1.EIa„wrv+Biw,anwlmav W Bern wv• m,mwm w..a**AMC NOTE: Sections 6-1 1 will need to be renumbered prior to REVISED AUGUST 2016 publication. _ Figure 7-5 As amended by the Planning Commission: Section 9 -Measure parking and bike lane dimensions adjacent to a curb to the Bowline of the curb(effectively this will add one foot to cross section any place where a curb is Formershown) -Allow flexibility on angled and head-in parking R depending on private versus public street,traffic volumes Note-The previous section I was taken from a different portion i/ 'r/ . f of the plan area.Therefore,the current section is compared to the t �� . Nell 1• 'i 1 . most-similar prior section. � `� •" - �._ �! . I ,�,**. L Bio-Swale and ` N 1 � (Snow Storage - IN el. - ! S I • i I 5 to 2tb5' I Setback S ack I LLAI BL I T I T I BL I P I S Oto ' LAI 5' i !7. I5' I 16 I 10 I 5 1 7 I .5 15 I I< ;I 59'ROW Current Ili:' 'V ` Parking Area ` ii%,I 61.0.. r--- • egslotwALt k-x PAR suoEaAL% 5' illEawEPARKMO LANE 10• lo• ARALLEL 19' - TRAVEL 1RAVEl ItM-IN LANE LANE PARKING T •Ical:62'-70'• TYPICAL CHURCH STREET ADJACENT TO PARKING 9 'The T,uiYee RAya.l MNd.Use Maw,Man wq.*-,Ihi mnpWiwy suP.ishavoa .n.0.11 Yk vaknlah of A. NOTE: Sections 6-11 will need to be renumbered prior to REVISED AUGUST 2016 publication. 8. PUBLIC INFRASTRUCTURE 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 _— a Works Department, and this Master Plan assumes that 11° t•' 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 Snow storage within the Master Plan Area Snow Storage Concept Plan highlightsneeds to be strategically located to accommodate both temporary storage and longer storage that will accommodate snow storage off-hauled from other areas, as shown in Figure 8 1. within the Master Truckee Railyard Master Plan Page 105 August 2016 8. Public Infrastructure Plan Area. Snow removal is a three:step process within the denser areas of downtown involving: plowing of the travel lane-and, public parking areas and sidewalks; stockpiling the plowed snow; and, as necessary, hauling the stockpiled snow to permanent disposal areas. As such, four types of ar as __ _ - •_ _ __- - -- ,_ _ For the Master Plan Area: (1)track buffer storage will occur along the railroad tracks and buffer parking areas along 1�_ ?as c Road Extaiasion; (2) linear it is envisioned that temporary storage will occur along streets within adjacent landscape areas: (3) T intersections provide and that a snow storage - -- - -•- -- - -•- --e-- - - - stockpile and off haul cite:,area will serve asbe accommodated in the northern portion of the transfer point track. Additionally an interim-storage area will be provided between west of the areaballoon track between Church Street and the extension of Donner Pass Road until such time a storage area is available within the balloon track. 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 18.24.040.6.2.m, are provided below. 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) Page 106 Truckee Railyard Master Plan Revised August 2016 8. Public Infrastructure • 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 w cIowwindrow 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) 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 8-21. 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. Truckee Railyard Master Plan Page 107 AUGUST Revised August 2016 8. Public Infrastructure Figure 8-1: Stormwater Concept PlantAli In compliance with federal Clean Water Act legislation, municipalities are developing alternative stormwater treatment and drainage methods. Unlike perviousprevious 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. 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 treatmcnt of the 20 ycaar, 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. The Town has a Municipal Separate Storm Sewer System (MS4) permit issued by Lahontan RWQCB which also serves as a National Pollutant Discharge Elimination Systems (NPDES) permit under the Federal Clean Water Act. Since the roadways and associated storm drainage system for this project will be dedicated to the Town, the storm drain system will be regulated under the Town's MS4 permit. To be accepted for dedication by the Town the storm drain system must be consistent with the Page 108 Truckee Railyard Master Plan Revised August 2016 8. Public Infrastructure Town's standards for on-site retention and treatment. In addition, the Lahontan RWQCB has a treatment"design storm" that must be addressed. 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. 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 Fp-irsemicro-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: _8ioretention Retention 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-a detailed site assessment to identify areas where inundation is acceptable during periods of runoff; (As amended by Council) • 8ioretention facilities to infiltrate and treat runoff as described in the Stormwater Municipal Permit(Section E12) (As amended by Council) • 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 as well as decreased infiltration due to frozen soils. Damage to the swale may also occur due to the encroachment of snow removal equipment into the swale. (G34) (As amended by Council) 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) 111 Truckee Railyard Master Plan Page 109 AUGUST Revised August 2016 8. Public Infrastructure • 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. •- - • - - - -- -- •e - e - -- - --- - -; 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) (As amended by Council) • Large basins may be appropriate acceptable in some cascs (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 and nuisance 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 adequate infiltration rates and prevent standing water for an extended period of time. (G37) (As amended by Councill • 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. Very little -oad infrastructure exists in the Railyard Master Plan Area, with the exception of Church Street and Trout Creek Road, as shown on Figure 8-32, 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. Page 110 Truckee Railyard Master Plan Revised August 2016 8. Public Infrastructure I 7' /7-- --- .•-•::::::1.-....... IV /> • it .0. , ...... iaAAAAw ❑ r 1 11 ••• • 'IIUte. •a fir, • l. 1 i _ y.- 5 � • ff r— - �' LEGEND ar,` - r + _.E: .. Master Plan Area ,r �J U ('.a'Ura ..735 . sr.0•1%2. y. .. Telec+hcre ;,, a NORTH .......„_ Cvernead Electricity X70 - OM. Potaole Water loommommir -.. tee' Sanitary Sege- Figure 8-2: Existing Utilities Plan Acumen Engineering Company.2004.Preliminary Report.Railyard Servicing Study 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 buildout 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 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-and the existing UPRR operations building.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 Truckee Railyard Master Plan Page 111 AUGUST Revised August 2016 8. Public Infrastructure be constructed of a 4-210-inch diameter main in the core of the Railyard. The installation of 86-or 1-88- 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 storage capacity of the reservoir, a connection to the 6170 zone through a pressure reducing valve station will be required to provide extended free flowefire-flow capacity. 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. order to To meet-expected fire flow storage demands, a connection to a 24-inch pipeline feeding the PPUD'sTDPUD's"6170"zone will l+ke+y-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. b. Sewer Existing Within the Railyard Master Plan Area, Truckee Sanitary District ;TSD1 provides wastewater collection services to properties on Church Street. E Street and residences on Trout Creek Road,which. Residences on Trout Creek Road are served by atwo small sewage pump otationstations that dischargesdischarge to the gravity main-4R. The existing sewer line crosses Donner Pass Road lust north of Church Street, extends slightly southwest through the NV Energy parcel, and under the existing Truckee Tahoe Lumber yard. The gravity main flows east under the balloon trackstrack and connects to the EasterEast River Street main through a concrete encased sewer pipe under the railroad tracks.The East River Street linosewer main crosses over the Truckee River under the pedestrian bridge and discharges to the Tahoe Truckee Sanitation Agency (TTSA) 36-inch interceptor. Proposed The lack of a usable on site sanitary A new sewer system •- -. - - •- -- -- - - - -- sellestienstem is planned for usccthe development within -- - -. - - -- - -- - . •- _ _• __ -•- .e• __ - " _ __" Church Street and Church Street Extension that will tie to the existing sewer system within the Truckee Sanitary District's(balloon track. Limited hydraulic capacity of the sewer line crossing the railroad tracks and portions of the sewer line in East River Street will necessitate replacement of under-capacity sewer main in East River Street and may necessitate a new or reconstructed sewer main underneath the railroad tracks. TSD)cor vice are Portions of plans to connect the Church Street area west of Donner Pass Road and the ----- - - '_ -- - - - - • = Trout Creek must residents to the Church Street sewer main, constructed for the development, and abandon the existing sewer main that crosses the NV Energy and Truckee Tahoe Lumber property. The Church Street sewer system will be connected through the existing sewer main under the railroad tracks to the new collection system. Page 112 Truckee Railyard Master Plan Revised August 2016 8. Public Infrastructure Discharge of the sewage into the TSD system onpipeline in East River Street • • • - - -2- -- iastallatien-ef. The eastern portion of the project may require a sewage lift station atto the existing sewer main under the railroad tracks or a new sewer crossing under the railroad tracks near the east end of the project where the TSD system crosses the Truckee River, to handle peak flows.As with the flow to the Tahoe Truckee Sanitation Agency's to connect to the TSD system in East River Street. Either option will necessitate replacing a portion of the sewer main in East River Street to achieve capacity for full buildout of the Railyard Master Plan Area. The hydraulic capacity of the 36-inch TTSA interceptor on the south side of the Truckee River. which hasis sufficient capacity for the Railyard Master Plan Area redevelopment. c. Gas and Electrical Power Existing As shown on Figure 8-3, overhead power lines serve the western portion of the Railyard Master Plan Area along Church Street, connecting through the lumber yard. LinesAerial lines from the Truckee Donner Public Utility District"Truckee Substation" on East Jibboom Street serve properties on Trout Creek Road. An undergroundoverhead feed is also present along Church Street from Donner Pass Road to the lumber yard. Off sitcOverheac power lines serve East River Street. Liberty Utilities owned aerial transmission and distribution lines rea and connect to the NV Energy substation on Church 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. SALT/a Wf1U RA�l*O0f..Wal D a•nllon (TflJ IIS d _ r . Ablis lir--41111 i� � 1111/ i ��- �', Figure 8-3:Existing Underground and Overhead Utilities Source:Eastern Sierra Engineering (As modified by the Planning Commission) Truckee Railyard Master Plan Page 113 AUGUST Revised August 2016 8. Public Infrastructure I Proposed Electrical utility service connections are required for new development in the Railyard Master Plan Area. as shown in Figure 8-4. •- - - -- - - - -•• • - -- --- -•• - - —— - on Glenshire Drive and "loop" through the underground system on Church Street. The Truckee •- - ee•'-• -- e -- ' -— ---- - — -- — - - - - - -- - 1ikely that the existing aerial system will be removed as a part of development of the Railyard-Maste 1:24a--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. 4-he- -- '.e - e .. - -- -ee ---- .-- -e- +-44e14,sta1ation of new transformers and regulators and will serve the Railyard Master Plan AreaThe Railyard Master Plan Area's power distribution system will likely be fed from an upgraded underground feed on Church Street connected to the Truckee Substation. The Town of Truckee Development Code requires new development be served by an underground system and the majority of the existing aerial service and distribution system will be removed as a part of development of the Railyard Master Plan Area. To accommodate street and building construction.the Liberty Utilities aerial transmission and distribution lines will be relocated underground within Church Street and Street A to the northern side of the railroad tracks. The transmission and distribution lines will transition to overhead and remain overhead from the railroad crossing Gjtsouth. All cern-al-Rifle-new-utility lines will be installed underground. (As modified by the Planning Commission) Natural gas will be distributed through an on-site 4-inch pipe system designed by Southwest Gas. The pcii ts7-0+ corm-e—o FF-a e i‘xc-e y--tom*+*;+L+ve-the-ex+sting-pipe e- a--The mainline extension will extend from eit#ec-the existing gas distribution system at the Keiser Avenue or Glenshire Drive to the site/East Jibboom Street area along Church Street.The point-of-connections will be or urch Street.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. •.la.•1.YII.+.1 •..fI YI.YI.1+r.•• aYnl al• sll lll> i{ . ! /` -.. t . Y 'hYv+a. l 2... .'I1 r,I + . j L' s s-.-..P...-w--^.�,,,,. -1 Y f. ( : 414' F k�wMn x 1- :...-.t ..,..r...,. '"---7.._._. `—ll1111.1W v+'" _ - __ 4 - . N ii.. Irt IM�IUI►a1wl. Ir I S IaM*. I '\ 114144111. et Ia • t, *1pIMIR I I MM I - - t 4..e___. . __.._.ji - jyt ..---- I.W,o 1 .waa.MYaI.II•.M etiovel. I 1llaan + 'MMMw NIIM wsw1.MYYW1aP MM...•011.1.11.41011iM\MI IM Figure 8 4: Existing Underground and Overhead Utilities Source: Eastern Sierra Engineering Page 114 Truckee Railyard Master Plan evised August 2016 8. Public Infrastructure d. Telephone and Cable Service Existing SBG-GeramanisatioRsAT&T provides telephone service along Church Street and on the aerial ; pew systcmc pvin joint utility poles on 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. 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 connectconnection from Keiser Avenue/East Jibboom 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 6.0 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. 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 115 AUGUST-Revised.Augus?2016 IIMI 1 Stormwater Management Concept Figure 8-1 Compare(Used to be Figure 8-2) 2009 Master Plan Proposed 7-------- "....01400001 7 . ',, ....._.,:...._ inasi...„...............____..." 77//// --.0,f,-- : "1-- 110) 1110iiillk‘ : ..r.r.,_ -....• . • / _._:. ,i...._...i;I.,.i.00io 101:. .. 1,. ..co .,e,.' -.'''-7 �-% Mader Plan Area Potential Stormwaler Management Areas Aet r_ Trout Creek Greenway' -% ,w`e"ta P Overlap of Stormwater Management and Ill w Trout Creek Greenway 0.°51V • -'. 4.:- 4.. Illustrative north/south local ■ r,...1 .,.c,na.., street connections" o 450fEB EeNem wnxr.i„.,ysway Ave. Proposetl Strt feet trtttttttttttt= River crossingee(Existing)s 'Manning and development al the Tran Creek NORTH Greenway is being completed by thelbwn 0son ® independent niche Rally.'Mixed-Use Master Feet Plan ••The locations al local streets are Illustrative and may not occur In the specific locations shown in the figure above REVISED JUNE 2016 9. IMPLEMENTATION AND PHASING 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 942, 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 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 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 _ ._-• • - "-••- -_• -• • •- _ - ' -•. (approximately between 2017 and 2027), with build-out of most of the DE district between 2017 and 2020. Residential development will be incorporated into each District of the Master Plan. Development of the Railyard Master Plan Area generally 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 phasing is ertantcritical in planning the on-site utility system and infrastructure construction. The utility service systems(see Chapter 8 for a discussion of utility Truckee Railyard Master Plan Page 115 Revised August 2016 9. Implementation and Phasing improvements) can be expanded from existing lines within developed portions of the Town in an easterly direction to serve each particular phase of development. An overview of the anticipated project phasing for Phase 1 and beyond, is outlined in Table 9-1 and Figure 9-2 and the referenced parcels are shown in Figure 9-1. Table 9-1 Phasin• As modified b the Plannin• Commission PHASE 1 —is anticipated to include buildout of land west of the balloon track track including roadways/right-of-way and utilities. • • --- •- _ - - • - - -_ • - --:-, IA and lB. Specific improvements include: Phase IA(Parcels 1,2,and 3) 1. Construct movie theater consistent with Development Agreement terms. 2. Reconfigure existing leased town parking lot 3. Demolish existing commercial building 4. Relocate or remove card-lock fuel station 5. Demolish UPRR operations building and construct new building to the east of the balloon track 6. Relocate UPRR yard office and storage tracks including a gravel access road 7. Reconfigure UPRR balloon track and construct concrete crossings at the balloon track(excluding crossing pates) 8. Temporarily relocate TTL employee parking on parcels 4 or 5 9. Construct the realignment of Donner Pass Road 10. Relocate and extend Donner Pass Road east to Street A 11. Improve Church Street to east to Street A 12. Relocate and extend utility services west of Street A 13. Reconfigure existing leased Town parking lot and construct parking within area south of Donner Pass Road Extension (DPRE)between western boundary of the Master Plan Area and Street A as detailed in the Parking Management Plan. Parking will be completed prior to COO. 14. Construct single-lane roundabout at Donner Pass Road/Church Street intersection. 15. Construct sidewalk/pedestrian connection and modifications along Donner Pass Road from the Master Plan Area to Bridge Street. Construct any track switch improvements that may be nexessary to construct a sidewalk and additional crossing gates along Bridge Street and across the UPRR main track on the east side of Bridge Street between Donner Pass Road and West River Street. 16. Underground, relocate and install utilities consistent with Chapter 8 Master Plan requirements. 17. Provide temporary snow storage, parking and storm water retention on parcel 4 and or 5 18. Vertical construction of vertical development on Parcels 1,2,and 3 may occur in any order, but it is anticipated that the Artist Lofts will be completed first. 19. Construct at least one north/south road connection between Donner Pass Road Extension(DPRE) and Church Street. PHASE 2 —. Development of Phase 1B is anticipated to commence once Phase 1A construction has commenced and the California Public Utility Commission(CPUC)and UPRR have approved the three at-grade crossings. Specific improvements will include: 1. Construct three at-grade crossings of the balloon track including crossing gates. 2. - - -- - -- • -- • --- - --- :::• - - -- = .. and Church Street Page 116 Truckee Railyard Master Plan Revised August 2016 9. Implementation and Phasing 3. Construct Donner Pass Road Extension to inside of balloon and Church Street to the eastern end of Railyard for connection to Glenshire Drive 4. Construct parking lots south of DPRE between Street A and the eastern internal end of the balloon 5. ' - - _e•_ - ... ---- - --=• - - _ - = _ = - - -- _ - - - _ •-- _ _ _ -:•--- •e• - e - Consider allowing flexibility for traffic-generating Phase 11 building to commence once Glenshire Drive is fully funded and commenced. Flexibility for traffic-generating uses may be considered in Phase II subject to review and consideration by the Planning Commission. SUBSEQUENT PHASES: Development beyond Phase I is dependent upon the timing of the full Church Street extension from Donner Pass Road to Glenshire Drive.At no time shall development,excluding UPRR-related development, infrastructure/utilities and/or Town-sponsored proiects, be allowed to commence construction east of the balloon track without the full connection. Truckee Railyard Master Plan Page 117 9. Implementation and Phasing I Figure 9-1—Proposed Development Parcels Proposed Modifications to Key Site Conditions Figure 9-2: Phasing Plan(As modified by the Planning Commission) Phase 1 �-- Phase 2 IfSt,• t a .r striottez., 1 .. 9jdtjjjjjj II character to Commercial Row. The proposed scope Phase 1A is shown in Figure 9 3. Phase 1A would include: •--- --- - -- - . - -- -, • a 52 room boutique hotel. Figure 9 2: Expansion of Truckee Tahoe Lumber Company - --- -- - . - - _ _ . - .. - • A. ' _ - _ -- - • -.- • 16,000 square feet of theater space; • 8,000 square feet of work/live space; and I Page 118 Truckee Railyard Master Plan Revised August 2016 9. Implementation and Phasing 1 restaurants.All development within Phase 1 will be subject to the development standards and design guidelines within Chapter 5 of this Master Plan. Source Acumen Engincenng Company.2007. Figure 9 3: Proposed Phasing Plan The railroad operations will be relocated to the eastern most portion of the project within the Union Pacific right-of-way prior to or concurrently with construction on the Theater BlockPhase 1A development. Project implementation 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-+n--the Master Plan, the devote*- •- _ _- _ - _• _ - . •- 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. Source:Acumen Engineering Company, 2007 Figure 9 4: Proposed Phasing Plan for Phase 1B Figure 9 5: Conceptual Site Plan for Phase 111 and 1B Truckee Railyard Master Plan Page 119 9. Implementation and Phasing I Table 942 Implementation Measures and Action Items Responsible No. Implementation Measures/Action Items Timing Party 1 Development agreement. Prior to any land use approvals Prior to any land use Developer/Town or development activity in the Master Plan Area,the Town approval or building and the developer shall enter into a Development Agree- permit issuance. ment. 2 • . . . . . . -_•- -- _ Developer of analysis shall be completed. The analysis shall reevaluate Phase 2. -- - -• • •a. _-- - - - - -- - - to determine if development proposed boyond Phase 2 is --- _ _ .. • _ • __ --. _ - . . measure, Phase hotel block conceptually shown in Figure 9 5. 32 Infrastructure Plan. Prior to implementation of each Prior to any land use Developer phase of development,the project developer shall work approval or building with the appropriate utility agencies and the Town Engineer permit issuance. to create of a detailed Infrastructure Plan for water, sewer, stermwaterstorm water, electrical, gas, and telecommunication services and roadway extensions and improvements necessary for the anticipated mix of land uses within each phase of development. (Action Item 8.2) 43 Union Pacific Agreement.The-Prior to any development Prior to issuance of Developer in the Railvard Master Plan Area, the developer shall any building permits submit writ tonwritten confirmation from Union Pacific for development in the Railroad eenfi-Fm-ing-that the-relesatieacrossinos of the Master Plan Area. balloon track is acceptable to Union Pacific Railroad aadas well as development within the balloon track can, in fact, 54 Maintenance District. Establish a Maintenance District to To be determined in Developer/Town ensure public spaces, streets,creeks and other Development infrastructure are properly maintained. The District shall Agreement. 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 terms and conditions of the Maintenance Agreement shall be included as part of the Development Agreement to be entered into prior to approval of the first phase of development. (Action Item 6.1) I 65 Financing.The financing of infrastructure improvements To be determined in Developer/Town within the Master Plan area shall be formalized within a Development Development Agreement between the Town and the Agreement. project developer. Page 120 Truckee Railyard Master Plan Revised August 2016 9. Implementation and Phasing Responsible No. Implementation Measures/Action Items Timing Party 76 Affordable Housing. Housing options within the Master To be determined in Developer/Town Plan should include a mixture of housing types to support Development and serve the needs of employees, first time home buyers Agreement. 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. S7 Streetscape Plan.Prepare a Streetscape Plan for each Prior to any land use Developer District within the Master Plan Area. The Streetscape Plans approval or building shall be coordinated with existing downtown streetscapes permit issuance within and shall contribute to a sense of visual continuity between each District. 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. 98 Master/Comprehensive Sign Program.The design and Prior to any land use Developer placement of signage throughout the Master Plan Area and approval or building within each District will affect the character of the permit issuance within development and its sense of place. Master Sign programs the Downtown will be prepared for each District prior to any development Extension and the occurring-,or a Comprehensive Signage Program will be Industrial Heritage prepared and approved per Section 18.54 of the Districts. Development Code prior to new development of any multi- tenant site proposed within the 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(advertisement 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. (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 121 9. Implementation and Phasing Responsible No. Implementation Measures/Action Items Timing Party (Action Item 5.1) 499 Access Plan.Develop an Access Plan to incorporate To be determined in Developer transit services into the Railyard Area including TART, Development -- _ - , _ • • - _•_ -__ - Placer Agreement. County TART and Truckee TART that include fixed route and demand response services, as appropriate.. (Action Item 7.2) 410 Parking To be determined in Developer/Town Management Plan.Prepare a Parking Management Plan Development Agree for the Railyard that details parking standards and includes ment. an implementation plan by phase or district. The Management Plan should also provide for incorporating parking in the Master Plan Area into the existing Downtown Commercial Core Parking Management Program. Public parking within the railroad right of way will be available for use by the Downtown Parking Management Program at no cost to the Parking District. (Action Item 7.1) 4211 Snow Removal Program. Establish a snow removal Prior to any land use Developer/Town program for the entire Master Plan Area and for each approval or building interim phase of development with the Master Plan Area. permit issuance within On-street parking areas in the Downtown Extension shall each District. 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. (Action Item 8.1) 4312 Sun/Shade Analysis. Prior to design approval of each Prior to any land use Developer/Town phase of development,the project developer shall approval or building complete a shade and shadow analysis for the proposed permit issuance. 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. I 4413 Public Open Space.Coordinate the design of public open Ongoing after Developer/Town space areas with the Truckee Donner Recreation and Park implementation of the District,the entity responsible for establishment and Railyard Master Plan. maintenance of park facilities(per DTSP chapter 9, Park and Gateways). (Action Item 6.2) I 4514 Trailheads.Coordinate the design and location of Ongoing after Developer/Town proposed trailheads within the Master Plan Area with the implementation of the Truckee River Watershed Council and provide Railyard Master Plan. opportunities for facilitated community input throughout the Page 122 Truckee Railyard Master Plan Revised August 2016 9. Implementation and Phasing Responsible No. Implementation Measures/Action Items Timing Party design process. (Action Item 6.3) 4-6 Consider moving the linear park from Street C to Street Devefeper-/Tewn $as part of the Streetscape Plan for the Trout Creek and in the TC and IH distric 4 - - = - - - • ' - - Developer study for an eastern undorcroering, ovcrcrossing,or at Phasic)I. �g - -- - - _ _ _ - . - - ••• _ _ _ Prior to issuance of TewR improvements for the West River Street/McIver Crossing intersection,the Donnor Pass Road/West River Street permits, or approval of intersection, and Donner Past Road/Bridge Street any improvement or intersection, in accordance with General Plan Circulation ctreetscape plans. Policy P2.3. Truckee Railyard Master Plan Page 123 111111Developent Parcels Figure 9-1 Compare NOTE:Prior Phasing Figures have been deleted and phasing is now described in the text with references to parcel nubers as shown in this figure(9-1). 2009 Master Plan Proposed 7-400 .„0„. . - c.ma srn REVISED JULY 2016 x« m 10. Master Plan Administration 10. MASTER PLAN ADMINISTRATION 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. Truckee Railyard Master Plan Revised August 2016 Page 123 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 community gathering spaces including an open space area and parks, modifications to design guidelines, and the transfer of densitydevelopment permitted by the Maximum Allowable Development(MAD) between Districts._ Approval of alternate uses may also be granted subject to approval of a Minor Amendment if the Community Development Director finds that the alternate uses will not result in an increase of weekday PM peak hour trips as compared to the approved MAD. Minor medificatiensamendments consistent with the Master Plan findings listed within this Chapter, may be approved by the Community Development Director.All minor medificatiensamendments 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 I property from the Master Plan Area), changesrevision 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 Truckee Railyard Master Plan Revised August 2016 Page 124 10. Master Plan Administration 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. a. Tracking the M.A.D. Upon issuance of a Building Permit, a project shall be deemed to be 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. b. 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. Approval of alternate uses may also be granted subject to approval of a Minor Amendment if the designated approval authority for the associated permit finds that the alternate uses will not result in an increase of weekday PM peak hour trips as compared to the approved MAD. 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), and 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="unless a Minor Exception is granted. Applications will be deemed incomplete if they do not conform to the District Standards and will be Truckee Railyard Master Plan Revised August 2016 Page 125 10. Master Plan Administration returned to the applicant for revision- unless a Minor Exception is being requested. 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 I preliminary plan review to discuss the project and Master Plan issues that may effectaffect its design. Submittal requirements provided in the"Pre-Application Checklist" must be submitted in order for the I plan review to be scheduled.Applications that the Community Development Department 4 avehas 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 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. 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. Truckee Railyard Master Plan Revised August 2016 Page 126 10. Master Plan Administration • 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 consider an application for Development Permit shall follow the procedures prescribed by the Truckee Development Code Chapter 18.180. 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 aaebe 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. 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 Truckee Railyard Master Plan Revised August 2016 Page 127 10. Master Plan Administration 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 tube 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. • 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. 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 mebe 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. Minor Exceptions Are required for specific project proposals that comply with the land uses defined with Chapter 5 (Development Standards and Guidelines)for each applicable District, but do not meet all of the development standards outlined in Chapter 5. A Minor Exception gives permission to vary from the Development Standards found in Chapter 5, allowing a more flexible approach to reviewing projects with required findings that address the quality of design. Application and Approval Authority.Applicants for Minor Exceptions shall file a Minor Exception Application with the Community Development Department. Truckee Railyard Master Plan Revised August 2016 Page 128 10. Master Plan Administration • Approval of Minor Exceptions is subject to review and approval for review and approval by the designated review authority for the associated permit(e.g., development permits for large projects require Planning Commission approval). . • The Minor Exception review process begins with the evaluation of the proposed project, which has a proposed use/construction that is explicitly 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 Minor Exception shall only be approved if the required findings can be made. Findings for Minor Exception approval within the Railyard Master Plan area are included in this Chapter. • A Minor Exception 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. A public hearing, before the designated review authority for the associated permit, is required for Minor Exceptions in accordance with the procedures prescribed by the Truckee Development Code Chapter 18.180. 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, including Master Plan Amendments,within the Railyard Master Plan shall be subject to the following findings. a. Master Plan Amendments Following a public hearing before the designated approval authority,the decision shall be recorded in writing with the findings upon which the decision is based. The designated approval authority may approve a Major or Minor Master Plan Amendment, with or without conditions, only if all of the following findings can be made: 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. Truckee Railyard Master Plan Revised August 2016 Page 129 10. Master Plan Administration 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. a-:b. 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); 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. 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. 111 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. Truckee Railyard Master Plan Revised August 2016 Page 130 10. Master Plan Administration bc. 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 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. Truckee Railyard Master Plan Revised August 2016 Page 131 10. Master Plan Administration cd. 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 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. Truckee Railyard Master Plan Revised August 2016 Page 132 10. Master Plan Administration de. 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. ME. 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. [NOTE:In the published Final Master Plan document, the text is cut off and the numbering goes from D to H. This has been fixed here and is thus shown in redline.l f. Minor Exception Following a public hearing before the designated approval authority, the decision shall be recorded in writing with the findings upon which the decision is based. The designated approval authority may approve a Minor Exception in association with another Land Use approval, 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 Exception and complies with all other applicable provisions of this Master Plan, the Municipal Code, and the Development Code; Truckee Railyard Master Plan Revised August 2016 Page 133 10. Master Plan Administration 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. Despite conflict with specific Development Standards, 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. In fact, approval of the Minor Exception application is necessary to allow for high-quality design, architecture, and landscaping that would otherwise not be permitted; C. The Minor Exception 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. 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. F. For exceptions related to streetwall height and/or solar exposure, the following additional findings must be made: 1. The maximum streetwall height in the DE District shall be 40 feet, unless a Minor Exception 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. 2. If the minimum solar access plane standard as defined in Chapter 5 of this Master Plan cannot be achieved, a Minor Exception to this standard may be considered 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 for more than Ix days or x hours/between the hours of 10 a.m.to 2 p.m. during the winter solstice. . (See Figure 5-4, which provides a conceptual rather than regulatory visual of the solar exposure standard.) Truckee Railyard Master Plan Revised August 2016 Page 134 10. Master Plan Administration Truckee Railyard Master Plan Revised August 2016 Page 135 111 11. REFERENCES 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. 111 Truckee Railyard Master Plan Page 137 11. References I Page 138 Truckee Railyard Master Plan 12. GLOSSARY 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. • - -.•- =- _ --- -- - - ••• ._-/Site.Asite within the Master Plan Area that will provide an opportunity for a community or civic building to be developed in the future by a public or private entity and use acceptable to the Town. Additional specifics related to this may be provided in the Development Agreement. Community Gathering Place. Places where people gather and socialize to meet others and enjoy a sense of community. May be as conventional as a community center, park or plaza, or an informal space of the type where gathering occurs more spontaneously. Spaces can be public or privately owned. Some examples: farmers' markets, theater, tot lot, coffee shop, a community space offered within private uses such as a community room or kitchen that a grocer or sporting goods store may offer, and a parking lot where food, beverage or art vendors occasionally gather. 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. Truckee Railyard Master Plan Page 121 Revised August 2016 12. Glossary 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. 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. differs from a"Home Occupation" as outlined in Chapter 5, Development t Standards and Guidelines. Page 122 Truckee Railyard Master Plan Revised August 2016 12. Glossary 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. 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. Mini or Pop-Up Retail Spaces. A stand-alone structure that accommodates retail or food and beverage space that is less than 500 square feet. Such structures may include a kiosk like building, a trailer or storage container if Storage containers may be considered as appropriate if they are fully converted and have a high quality design aesthetic. . 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 Truckee Railyard Master Plan Page 123 Revised August 2016 12. Glossary 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 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. Page 124 Truckee Railyard Master Plan Revised August 2016 12. Glossary 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 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. Truckee Railyard Master Plan Page 125 Revised August 2016 12. Glossary 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. Page 126 Truckee Railyard Master Plan Revised August 2016 Town Council Resolution No. 2016-49 EXHIBIT B Major Truckee Railyard Master Plan Amendments Condition of Approval 1. The Major Master Plan Amendments contained in Exhibit A shall not go into effect/ be considered final until the associated Downtown Specific Plan amendments are in effect. Other Findings I. Introduction The Truckee Planning Commission recommends that the Truckee Town Council adopt these findings, made pursuant to the California Environmental Quality Act (Public Resources Code section 21000 et seq.; "CEQA") and the CEQA Guidelines (Cal. Code Regs. title 14, section 15000 et seq.; "CEQA Guidelines"), and in connection with the environmental analysis of the effects of Major Master Plan Amendments ("the Project"). The Town of Truckee ("Town") prepared a CEQA Analysis document entitled "ADDENDUM to the 2009 Truckee Railyard Draft Master Plan EIR (SCH No. 2007122092) CEQA Compliance for Truckee Railyard Master Plan Amendments" dated April 11, 2016 ("CEQA Analysis"). The Town is the lead agency for purposes of compliance with the requirements of CEQA. These CEQA findings are attached and incorporated by reference into each and every decision associated with approval of the Project and are based on substantial evidence in the entire administrative record. II. Prosect Description Approval of Major Railyard Master Plan Amendments; these amendments do not revise the permitted uses on this property, but revise standards, guidelines and other policies which is supported by General Plan Housing Element implementation policies. III. Approval of the Railyard Master Plan and Certification of the Railyard Master Plan EIR The Town finds and determines that the Town Council on June 17, 2009 adopted Resolution No. 2009-32 which made appropriate CEQA findings, including certification of the Railyard Master Plan EIR and Resolution No. 2009-33 which adopted the Master Plan and approve amendments to the Downtown Specific Plan, the Town Zoning Map, the Development Code and approved the Railyard Master Plan as a Planned Development. The Town Council, in adopting the Railyard Master Plan following a public hearing, the mitigation measures set out in the Railyard Master Plan EIR, would substantially mitigate the impacts of the Railyard Master Plan and future projects thereunder. IV. CEQA Analysis Document/Addendum The Town considered the CEQA Analysis and all of its findings, determinations and information, including the Addendum to the 2009 Master Plan EIR, which is hereby incorporated by reference as if fully set forth herein. The Town finds and determines that the Addendum prepared is appropriate pursuant to Cal. Code Regs., tit. 14, § 15164 and that no additional environmental analysis of the Project beyond that contained in the Truckee Railyard Master Plan EIR is necessary. The Town further finds that no substantial changes are proposed in the Project that would require major revisions to the Truckee Railyard Master Plan EIR because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; no substantial changes occurred with respect to the circumstances under which the Project will be undertaken which will require major revisions of the Truckee Railyard Master Plan EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and there is no new information of substantial importance not known and which could not have been known with the exercise of reasonable diligence as of the time of certification of the Truckee Railyard Master Plan EIR showing that the Project will have one or more significant effects not discussed in the Truckee Railyard Master Plan EIR; significant effects previously examined will be substantially more severe than shown in the Truckee Railyard Master Plan EIR. mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project: or mitigation measures or alternatives which are considerably different from those analyzed in the Truckee Railyard Master Plan EIR would substantially reduce one or more significant effects on the environment. Finally, the Town finds and determines that the Major Railyard Master Plan Amendment do not require further CEQA analysis because it is exempt as a residential development project consistent with applicable zoning for which an EIR has been certified, under Government Code section 65457, and CEQA Guidelines sections 15182 and 15183. As discussed above, the Town finds that there are no significant environmental effects peculiar to the project or the parcel on which the project would be located; which were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent; which are potentially significant off-site impacts and cumulative impacts not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or which are previously identified significant effects which. as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. Based on these findings and determinations. the Town further finds that no Subsequent or Supplemental EIR or additional environmental analysis shall be required because of the Project. The Town has considered the CEQA Addendum along with the Truckee Railyard Master Plan EIR prior to making its decision on the Project and a detailed discussion is set out in the CEQA Addendum explaining the Town's decision not to prepare a Subsequent or Supplemental EIR pursuant to Guidelines sections 15162 and/or 15163. Specifically, the CEQA Addendum assessed the potential changes to the following environmental effects: 1. Land Use: The Addendum discussed, among other issues, the reallocation of the approximately 7 acres to the Downtown Extension due to the "balloon track" remaining in place, and determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more severe land use impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe land use impacts. nor are mitigation measures or alternatives warranted to address potential land use impacts. No significant land use impacts would result and no mitigation measures are required, consistent with the findings of the 2009 EIR. 2. Population, Employment and Housing: The Addendum discussed the small population change since the 2009 EIR was prepared, the small increase in number of jobs created by the amendments. and that there was no change to the housing analysis. The Addendum determined that no significant population, employment or housing impacts would result and no mitigation measures are required for the 2016 Master Plan, consistent with the findings of the 2009 EIR. 3. Transportation: The Addendum discussed the changes to the street layout due to the "balloon track" remaining in place, changes to the Trip Generation Comparison, and the addition of three track crossings to allow travel into and through the "balloon track." The Addendum concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more traffic impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe traffic impacts, nor are additional mitigation measures or alternatives warranted to address potential traffic impacts. 4. Air Quality: The Addendum discussed the incremental change in Air Quality since the 2009 EIR was prepared and concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more air quality impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe air quality impacts, nor are additional mitigation measures or alternatives warranted to address potential air quality impacts. 5. Greenhouse Gas Emissions: The Addendum determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more greenhouse gas emission impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe greenhouse gas emission impacts, nor are additional mitigation measures or alternatives warranted to address potential greenhouse gas emission impacts. 6. Noise: The Addendum discussed the potential for noise impacts related to the "balloon track" remaining in place and concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more noise impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe noise impacts, nor are additional mitigation measures or alternatives warranted to address potential noise impacts. 7. Geology and Soils: The Addendum discussed the soil remediation which has occurred since the certification of the 2009 EIR, and concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more geology and soils impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe geology and soils impacts, nor are additional mitigation measures or alternatives warranted to address potential geology and soils impacts. 8. Hydrology and Water Quality: The Addendum discussed that there have been some changes related to the restoration of Trout Creek, the change in configuration due to the "balloon track" remaining in place, the changes in water regulations since the 2009 EIR was certified and concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more hydrology and water quality impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe hydrology and water quality impacts, nor are additional mitigation measures or alternatives warranted to address potential hydrology and water quality impacts. 9. Biological Resources: The Addendum determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more biological resources impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe biological resources impacts, nor are additional mitigation measures or alternatives warranted to address potential biological resources impacts. 10. Cultural Resources: The Addendum determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more cultural resources impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe cultural resources impacts, nor are additional mitigation measures or alternatives warranted to address potential cultural resources impacts. 11. Hazardous Materials: The Addendum discussed the soil remediation that has occurred since the certification of the 2009 EIR and determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more hazardous materials impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe hazardous materials impacts, nor are additional mitigation measures or alternatives warranted to address potential hazardous materials impacts. Hazards associated with the proximity of the site to the Truckee-Tahoe Airport would be no different than disclosed in the 2009 EIR. 12. Utilities and Services: The Addendum determined that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more utilities and services impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe utilities and services impacts, nor are additional mitigation measures or alternatives warranted to address potential utilities and services impacts. 13. Visual Resources: The Addendum discussed the site layout changes from the 2009 Master Plan and concluded that there are no changes in the project, or changes in the circumstances in which the project is being undertaken that would result in new significant or subsequently more visual resources impacts. No new information has become available since the 2009 EIR that indicates that the amended Master Plan would result in any new significant or more severe visual resources impacts, nor are additional mitigation measures or alternatives warranted to address potential visual resources impacts. V. Incorporation by Reference of Statement of Overriding Considerations The Truckee Railyard Master Plan EIR identified three areas of environmental effects of the Railyard Master Plan that presented significant and unavoidable impacts. Because the Project may contribute to some significant and unavoidable impacts identified in the Truckee Railyard Master Plan EIR, but a Subsequent and/or Supplemental EIR is not required in accordance with CEQA Guidelines sections 15162 and 15163, a Statement of Overriding Considerations is not legally required. Nevertheless, the Statement of Overriding Consideration for the Truckee Railyard Master Plan EIR, approved as Section XVI of the CEQA Findings adopted by the Town Council on June 17, 2009 via Resolution No. 81422 C.M.S., is hereby incorporated by reference as if fully set forth herein. Town Council Resolution No. 2016-49 EXHIBIT C Findings Major Railyard Master Plan Amendments Railyard Master Plan Section 10.2.b, (Amendments to the Master Plan, Major Amendments) allows for approval of Major Master Plan amendments. 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. These changes will not result in any physical changes to development that will occur under the Master Plan as it was approved in 2009. This finding is further supported in other findings contained in this resolution and in the August 16, 2016 Planning Commission and September 13, 2016 Town Council staff reports. B. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and workable relationship with surrounding uses and activity The proposed Master Plan Amendments will not result in any modifications to the uses, activities and densities already allowed under the Master Plan approved in 2009. C. Appropriate parking and loading shall be established for all uses of the Master Plan. The proposed Master Plan Amendments identify the need for adequate parking and identify the preparation of a parking management plan as the appropriate method to address parking. The EIR prepared for the Railyard Master Plan included a study of parking standards for land uses in the Master Plan Area. The parking study looked at the Town's Downtown parking standards and existing demand, reviewed available parking data/statistics for similar mountain town areas, and evaluated opportunities for shared parking. The study resulted in parking rates for uses, and this information will be used in the Railyard Parking Management Plan. The Major Master Plan amendments do not affect the requirement to prepare a Streetscape Plan and Parking Management Plan. D. The Master Plan is consistent with the Development Code, the General Plan. and the Downtown Specific Plan. The modifications proposed to the Master Plan will not affect the Master Plan's consistency with the Development Code, General Plan, and the Downtown Specific Plan. The proposed amendments are related to prioritizing affordable housing and exempting affordable housing projects from the timing requirement of Master Plan implementation such as Development Agreement execution prior to any land use approvals. The Development Code, General Plan and Downtown Specific Plan do not include any provisions specific to the timing of Master Plan implementation.