HomeMy Public PortalAboutTown of Truckee 2025 General PlanGeneral Plan
Town of Truckee
Adopted November 16, 2006
General Plan
Town of Truckee
Adopted November 16, 2006
Prepared by:
In association with:
Bay Area Economics
LSA Associates
LSC Transportation Consultants, Inc.
Illingworth & Rodkin
Opticos Design
DESIGN, COMMUNITY & ENVIRONMENT
1625 SHATTUCK AVENUE, SUITE 300
BERKELEY, CALIFORNIA 94709
TEL: 510 848 3815
FAX: 510 848 4315
ACKNOWLEDGEMENTS
TOWN OF TRUCKEE
TOWN COUNCIL
Beth Ingalls, Mayor
Richard Anderson, Vice Mayor
Barbara Green
Joshua J. Susman
Craig F. Threshie
Ted Owens (Former)
Ron Florian (Former)
Don McCormack (Former)
Maia Schneider (Former)
PLANNING COMMISSION
Cadie Olsen, Chair
Robert Johnston, Vice Chair
Cole Butler
Nikki Riley
Nancy Richards (Former)
Paul Leyton (Former)
Robie Wilson Litchfield (Former)
Bob Jensen (Former)
Fred Zabell (Former)
TOWN STAFF
Tony Lashbrook, Town Manager
Dan Wilkins, Town Engineer
Todd Landry, Senior Engineer
John McLaughlin, Community Development Director
Duane Hall, Town Planner
Heidi Burns, Senior Planner
Denyelle Nishimori, Associate Planner
Jaime LaChance, Assistant Planner
Stacy Wydra, Assistant Planner
Dennis Troy, Planning Technician
Donna Chase, Administrative Assistant
CONSULTANT TEAM
DESIGN, COMMUNITY & ENVIRONMENT (DC&E)
David Early, Principal-in-Charge
Steve Noack, Principal
Ellen Clark, Associate
Ted Heyd, Associate
Chad Markell, Associate
Rick Kos, GIS Manager
Sara Press, Project Planner
Shay Boutillier, Planner
BAY AREA ECONOMICS
Matt Kowta, President
LSA ASSOCIATES
Jeff Bray, Associate
Annaliese Miller, Associate
LSC TRANSPORTATION CONSULTANTS, INC.
Gordon Shaw, Principal
Becky Bucker, Project Engineer
ILLINGWORTH & RODKIN
Rich Rodkin, Principal
OPTICOS DESIGN
Darin Dinsmore, Senior Associate
i
TABLE OF CONTENTS
1. INTRODUCTION ........................................................................................ 1-1
2. LAND USE ELEMENT................................................................................... 2-1
3. COMMUNITY CHARACTER ELEMENT ............................................................ 3-1
4. CIRCULATION ELEMENT.............................................................................. 4-1
5. HOUSING ELEMENT.................................................................................... 5-1
6. ECONOMIC DEVELOPMENT ELEMENT ........................................................... 6-1
7. CONSERVATION AND OPEN SPACE ELEMENT ............................................... 7-1
8. NOISE ELEMENT ......................................................................................... 8-1
9. SAFETY ELEMENT ....................................................................................... 9-1
10. GLOSSARY ................................................................................................ 10-1
List of Figures
1. Figure I-1 Regional Location............................................................... 1-3
2. Figure I-2 Town Limits and Sphere of Influence................................ 1-5
3. Figure I-3 Planning Area..................................................................... 1-6
4. Figure I-4 General Plan Components................................................. I-16
5. Figure LU-1 Land Use Map................................................................ 2-9
6. Figure LU-2 Overlay Designations..................................................... 2-14
7. Figure LU-3 Land Use Designations in the Proposed SOI................. 2-47
8. Figure CC-1 Scenic Resources ............................................................ 3-5
9. Figure CC-2 Neighborhoods, Centers and Districts.......................... 3-13
10. Figure CC-3 Corridors and Gateways................................................ 3-22
11. Figure CIR-1 Roadway Network and ADT....................................... 4-7
12. Figure CIR-2 Trails and Bikeways Map.............................................. 4-15
13. Figure CIR-3 Circulation Plan............................................................ 4-25
14. Figure ED-1 Employment in Truckee by Sector, 2000...................... 6-4
15. Figure COS-1 Public and Permanently Protected Open Space.......... 7-9
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2025 GENERAL PLAN
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16. Figure COS-2 Mineral Resources........................................................ 7-13
17. Figure COS-3 Parks and Recreation Facilities.................................... 7-15
18. Figure N-1 Future Noise Contours .................................................... 8-11
19. Figure N-2 Future Airport Noise Contours....................................... 8-14
20. Figure N-3 Noise Compatibility Guidelines....................................... 8-16
21. Figure SAF-1 Earthquake Faults and Seismic Activity -
Nevada County............................................................. 9-4
22. Figure SAF-2 Flood Hazard Areas...................................................... 9-5
23. Figure SAF-3 Avalanche Hazard Zones.............................................. 9-8
24. Figure SAF-4 Wildlife Hazard Map.................................................... 9-9
List of Tables
1. Table I-1 General Plan Assumptions................................................... I-19
2. Table I-2 2025 General Plan Development Projections:
Residential Units.................................................................. I-21
3. Table I-3 2025 General Plan Development Projections:
Non-Residential Development............................................. I-21
4. Table I-4 General Plan Development Projections for Year 2025...........I-22
5. Table LU-1 Existing Land Uses .......................................................... 2-6
6. Table LU-2 Acreage of General Plan Land Use Designations
Within Town Limits........................................................ 2-11
7. Table LU-3 Planned Community I (PC-I) Land Uses ........................ 2-28
8. Table LU-4 Downtown Specific Plan: Existing and
Buildout Development..................................................... 2-33
9. Table LU-5 Gray’s Crossing Specific Plan Allowed Development.... 2-36
10. Table LU-6 Service Standards and Timing.......................................... 2-53
11. Table LU-7 Clustered Development Types and Applicable
Land Use Designations..................................................... 2-62
12. Table CIR-1 Signalized Intersection Level of Service Definitions..... 4-4
13. Table CIR-2 Major Roadway Intersections......................................... 4-11
14. Table CIR-2 Major Roadway Intersections (continued)...................... 4-12
15. Table CIR-3 Roadway Classification Definitions............................... 4-20
16. Table CIR-4: Town of Truckee Roadway Classifications .................. 4-21
17. Table CIR-5 Roadway and Intersection Improvements ..................... 4-23
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2025 GENERAL PLAN
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18. Table CIR-5 Roadway and Intersection Improvements (continued)... 4-24
19. Table CIR-6 Traffic Impact Analysis Requirements and Thresholds. 4-36
20. Table COS-1 Government Code Open Space Classifications............ 7-4
21. Table COS-2 Public Parks and Recreation Facilities ......................... 7-16
22. Table N-1 Typical Noise Environmental Levels................................ 8-4
23. Table N-2 Future Noise Contour Distances....................................... 8-13
TOWN OF TRUCKEE
2025 GENERAL PLAN
TABLE OF CONTENTS
iv
1 INTRODUCTION
1-1
The 2025 General Plan represents the first update to the Town of Truckee’s
General Plan since the Town adopted its first General Plan in 1996, following
its incorporation in 1993. The General Plan Update process has provided an
important opportunity for the community to provide direction on how
Truckee might best fulfill its community vision and how the Town wishes to
develop in the future. This chapter provides an introduction to the Town of
Truckee, its Sphere of Influence and planning area, and the contents of the
General Plan.
A. The Town and its Planning Area
The Town of Truckee is located in the Lake Tahoe region of northeastern
California. The town lies just east of the Sierra Nevada’s crest at Donner
Pass, within the valley of the Truckee River and surrounding upland areas.
As shown in Figure I-1, Truckee is in the eastern part of Nevada County,
approximately 12 miles north of Lake Tahoe, 30 miles west of Reno, Nevada
and 100 miles northeast of Sacramento.
Physical Setting
Situated in a valley containing the Truckee River, Truckee is surrounded by
prominent peaks and ridgelines of the Sierra Nevada mountain range. In
Truckee itself, elevations range from 5,540 feet in the vicinity of Boca to
nearly 7,500 feet in Tahoe Donner.
A key element in the Town’s physical character is its abundance of undevel-
oped open space areas and natural features including Donner Lake in the
western part of the Town, and the Truckee River, which drains from Lake
Tahoe to the south to Pyramid Lake in Nevada. Several other important
creeks and streams flow through Truckee, notably Trout Creek, Alder Creek,
Cold Creek, Donner Creek and Martis Creek. Open space areas in the Town
are numerous, and encompass relatively flat alluvial areas in the eastern part
of the town, and areas of steeper slopes and more varied terrain around Don-
ner Lake, in the Tahoe Donner Area, and north of Interstate 80.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-2
Historical Development
The Truckee area is rich in historic sites, reflecting its rich historic legacy.
The Washoe, Maidu and Paiute people were the earliest occupants of the
Truckee and Lake Tahoe Area, relying on the rich supply of fish, game and
edible plants for food and sustenance. The earliest history of Truckee relates
primarily to emigration from the east. The two most famous emigrant par-
ties were the Murphy-Stevens-Townsend Party, some of whom encamped at
Donner Lake (then called Mountain Lake) in the winter of 1844, and the
Donner Party, who encamped at Donner Lake in the winter of 1846. The
Murphy-Stevens-Townsend Party gave the Truckee River its name, after a
Pauite chief, whom they called Truckee. The town initially grew up around
the emigrant trail, and later, in 1868, began to grow around the station for the
newly built Transcontinental Railroad. Logging was a major industry in the
area until the 1920s. Winter sports began to be a major source of economic
activity at the turn of the century, increasing greatly with the 1960 Winter
Olympics at Squaw Valley Ski Resort. Today, Truckee continues to be a cen-
ter for outdoor sports, both in the summer and in the winter, and is consid-
ered to be the gateway to the Lake Tahoe Region from the north.
Truckee has a history of active involvement and independent thinking regard-
ing planning and development issues in Nevada County. It was such a dedi-
cated and energetic community planning effort that created the focus for the
Town's successful incorporation effort in 1993 and formed the basis for the
creation of Truckee's first General Plan in 1996. This same level of interest
and energy has been sustained in the update to the General Plan, with impres-
sive levels of community participation in the General Plan process through-
out the process to develop the 2025 General Plan.
Town Limits, Sphere of Influence and Planning Area
Truckee's town limits, shown in Figure I-2, encompass an area of approxi-
mately 34 square miles, which includes the historic downtown core, a newer
regional retail and public service oriented area in the Gateway area along
Donner Pass Road, and a series of dispersed residential neighborhoods,
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FIGURE I-1
R E G I O N A L L O C A T I O N
T O W N O F T R U C K E E2025 G E N E R A L P L A N
State Boundary
County Boundary
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TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-4
including Tahoe Donner, Donner Lake, Glenshire-Devonshire, Prosser Lake-
view, Olympic Heights, Sierra Meadows and Ponderosa Palisades. Interstate
80 and the Union Pacific Railroad, both major transcontinental transporta-
tion routes, and the Truckee River, each divide the Town, traveling roughly
east to west. The Nevada County line forms Truckee’s southern boundary;
the Town is bordered to the north by public open space lands in unincorpo-
rated Nevada County. To the east and west are incorporated areas of very
low density and rural residential development, interspersed with undeveloped
open space.
Besides its city limits, every city in California has a sphere of influence, which
is the term used for the area outside of the city limits that the city expects to
annex in future years. Truckee’s proposed sphere, delimiting the area that the
Town plans to submit to the Nevada County LAFCo for adoption as its offi-
cial sphere of influence, lies within the Planning Area. It is coterminous with
the City limits on the south and north sides, and extends to include an area of
approximately 700 acres to the west, and 1,700 acres to the east of the Town.
The State encourages cities and towns to look beyond their borders when
undertaking a comprehensive planning effort like that of the General Plan.
For this reason, the General Plan assesses an area known as the Planning
Area, which is larger than the city limits, and reflects the areas outside of the
town that are considered to have bearing on, or be of interest to the town’s
own planning. The Planning Area is mapped in Figure I-3. It includes a large
area surrounding the Town, extending north to the Sierra County line, west
to the Nevada State line, east to Donner Summit and south to the Tahoe Re-
gional Planning Agency boundary to encompass the Northstar, Alpine
Meadows and Squaw Valley ski areas.
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FIGURE I-2
T R U C K E E T O W N L I M I T S A N DPROPOSED S P H E R E O F I N F L U E N C E
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FIGURE I-3
P L A N N I N G A R E A
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TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-7
B. The Vision for Truckee
The General Plan Vision Statement, as shown on the following page, ex-
presses the Vision for Truckee. This General Plan Update was directed by a
public process to examine the Vision Statement contained in the 1996 General
Plan and ascertain if the statement remained valid today as a collective long-
term vision for the future of Truckee. The Town Council, based on commu-
nity input from workshops and questionnaires, concluded that the Vision
Statement continues to reflect the community’s goals and desires, with only
minor modifications needed to recognize some additional community goals
that are reflected in this General Plan.
C. Vision Statement Supporting Concepts
Four supporting concepts been established to guide implementation of the
Vision Statement, as follows:
♦ The General Plan will reduce sprawl by planning for projected
growth, locating new development around existing developed areas,
and by encouraging clustered development.
♦ The environment is fundamental to the economy and quality of life in
Truckee and the General Plan will protect and enhance this resource.
The General Plan will protect important open space lands and natural
resources, will work to increase the amount of permanently protected
open space, and will strive to enhance public access to open space lands
and public resources.
♦ The General Plan will reduce the dependence on the automobile in
Truckee by fostering compact development and providing for alternate
modes of transportation.
♦ The General Plan will facilitate the provision of housing affordable to
all sectors of the community.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-8
The Vision for Truckee
The Town of Truckee is uniquely situated in a valley containing the Truckee River
surrounded by the majestic Sierra Nevada. With its forests, waterways and spec-
tacular mountain views, Truckee affords its residents and visitors diverse and
readily accessible recreation and open space opportunities. Truckee is the gateway
to the Sierra due to its location at the confluence of the interstate, transcontinen-
tal railroad and two state highways. This advantageous location and abundant re-
sources were the driving forces behind development of Truckee's initial railroad
and lumber industries and remain the focal point of the community today. The
rugged terrain, tough winters and colorful history have attracted people with an
unusually strong sense of community commitment and caring that sets Truckee
apart.
As Truckee residents, we cherish our natural environment, the Truckee River,
and open space areas and are dedicated to safeguarding these resources. We know
our Town is attractive and growth is in our future. We will meet the challenge of
managing growth while enhancing the beauty, history and small town flavor that
attracted many of us here. Development will be pedestrian oriented and provide
public access to recreation and open space. Circulation will be improved through
an enhanced roads and trails network and by encouraging alternative means of
transportation. We promote opportunities for all stakeholders to participate in
the land use decision-making process and are committed to balancing community
needs and values with the rights of individuals.
We will strive for a healthy, diversified year round economy. Balanced growth will
enable the Town to provide quality services to meet the long term needs of the
community through expanded employment opportunities and a mix of housing.
We understand that the Town is a part of a greater regional community, and we
accept the challenge of working with our neighbors to seek solutions to the wider
issues that cross our Town borders.
We are proud of our community and welcome the opportunity to be in control of
our destiny. Our vision is to preserve our unique values and quality of life for fu-
ture generations to enjoy.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-9
D. Purpose of the General Plan
The purpose of this General Plan is to guide development and conservation in
Truckee through 2025, by establishing a policy basis for decision making,
particularly for land use and development in the town. Although, as required
by State Law, this General Plan identifies the ultimate amount of develop-
ment that could theoretically occur under the land use designations estab-
lished in the Plan, the guiding principles, goals, policies and actions of the
Plan are based around projections of growth over the next two decades,
which, in the case of residential development, is expected to be less than the
ultimate buildout amount.
It is expected that additional residential growth may occur beyond the 2025
planning horizon of this Plan and that such growth will be addressed by fu-
ture General Plan Updates.
California Government Code Section 65300 requires that the General Plan be
comprehensive, long term, and internally consistent. State law specifies a
number of issues that the General Plan is required to address, and allows the
General Plan to be organized in a manner that best suits the Town. The Plan
should be clearly written, available to all those concerned with the commu-
nity’s development, and easy to administer.
The 2025 General Plan meets all of these requirements, and also articulates a
vision for the town’s long-term physical form and development through the
General Plan Land Use Map and Circulation Plan, and through its guiding
principles, goals, policies and actions that seek to guide development and con-
servation of valued resources, for sites and locations that are of key interest to
the community, and for the town as a whole.
This document supersedes the previous General Plan, adopted in 1996. How-
ever, this document retains much of the policy language from the 1996 Plan,
supplementing it with additional goals, policies and actions where needed,
refining and reorganizing the contents of each Element as was determined
Growth projections for the 20
year General Plan, based on
recent historic growth rates,
estimate that there will be ap-
proximately 17,800 housing
units in Truckee by 2025, and
20,082 unit at buildout of the
General Plan, which is estimated
to occur in 2030.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-10
appropriate, and amending or deleting policies that were determined to no
longer be relevant or applicable. The implementation of the 2025 General
Plan will include actions to update other planning documents, such as the
Development Code and the Downtown Specific Plan, so that they can be
adjusted to policies and development projections contained in the 2025 Gen-
eral Plan, and to conduct further, more detailed planning for sites and proper-
ties of particular interest identified in the Plan such as the Planned Commu-
nity and Special Study Areas.
During the process to update the General Plan, the Town’s Housing Element
was also updated, and was adopted in 2005. Since the update to the Housing
Element was largely conducted in tandem with the wider 2025 General Plan
update process, the two are consistent with one another and will allow the
overall consistency of the General Plan to be maintained when the Housing
Element is encompassed within it.
E. General Plan Contents
The General Plan includes this introduction, as well as eight separate “ele-
ments” that establish Guiding Principles, Goals, Policies and Actions for each
given subject. Six of these elements cover each of the seven topics required by
Government Code Section 65302, while the remaining two elements, the
Community Character Element and the Economic Development Element,
have been prepared by the Town to meet local needs and concerns. A brief
explanation of the topics included in Truckee’s General Plan is provided here.
Land Use Element
The Land Use Element designates all lands within the Town for specific uses
such as housing, business, industry, open space, recreation, or public uses,
defines the range of allowed uses within each designation, and the develop-
ment density or intensity for those uses. The Land Use Element provides
overall land use policies for each land use category in the Town, and for the
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-11
Planning Area. The Land Use Element is one of the seven State-required
General Plan elements.
Community Character Element
The Community Character Element is not required by State law. However,
due to the importance of Truckee’s unique physical and visual resources, the
community has decided to include a Community Character Element to iden-
tify, protect and enhance these features. The Community Character Element
provides information and policies concerning visual and urban design re-
sources, natural setting, and cultural resources.
Circulation Element
State law requires that a Circulation Element specify the general location and
extent of existing and proposed major streets and other transportation facili-
ties. As required by law, all facilities in the Circulation Element are corre-
lated with the land uses in the Land Use Element.
Housing Element
Government Code §65588 requires Housing Elements to be updated every
five years and to include specific components such as analysis of the existing
housing stock, analysis of existing and projected housing needs, and quantifi-
cation of the number of housing units that will be developed, preserved, and
improved through its policies and actions. The Housing Element was up-
dated and adopted in 2005. It will be updated every five years subsequently,
per the requirements of State law, and incorporated, in its entirety, as one of
the chapters of the General Plan.
Economic Development Element
Although not mandated by State law, this element is included to work to-
wards and maintain a balanced mix of economic activity for residents and
visitors alike, and to develop a sustainable year-round economy. The Eco-
nomic Development Element contains goals, policies and actions to encour-
age the growth of desired economic sectors and activities in the Town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-12
Conservation and Open Space Element
This element combines two elements required under State law; the Conserva-
tion Element and the Open Space Element. It addresses the preservation of a
wide range of open space types and the conservation, development and utili-
zation of natural resources.
Noise Element
State law requires a General Plan to include a Noise Element that addresses
noise problems in the community and analyzes and quantifies current and
projected noise levels from a variety of sources. The Noise Element includes
goals, objectives, policies, and actions to address current and foreseeable noise
problems.
Safety Element
State law requires the development of a Public Safety Element to protect the
community from risks associated with the effects of seismic hazards, other
geologic hazards, flooding, snow avalanche, and wildland and urban fires.
F. The General Plan Update Process
The 2025 General Plan represents the culmination of a four-year-long process
to evaluate the previous General Plan, seek direction from the community on
issues and topics that needed to be addressed in the Update, and to determine
what changes were needed to existing Goals, Policies and Actions to keep
“Truckee on Track” for the next 10 to 20 years. The General Plan Update
took place in three distinct phases. Phase I was primarily directed at seeking
broad community input on the range of issues facing Truckee; Phase II fo-
cused in on the broad issues identified in Phase I to seek guidance on specific
policy questions, and to translate community goals into a final preferred land
use plan for the Town, and development of a Public Review Draft General
Plan. Phase III included the process of review of the General Plan and its
accompanying EIR by the public, Planning Commission and Town Council
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-13
during a series of public hearings, resulting in the adoption of the 2025 Gen-
eral Plan.
At the outset of Phase I, a community-wide questionnaire was mailed to all
Truckee households, in order to get a broad sense of the priorities and con-
cerns about future growth, development and conservation in the Town. In-
put from the questionnaire was used to guide a series of public workshops on
key topics, and to further develop the work that would be needed to prepare
the General Plan update. As a result of these workshops, the Town decided
to include two new elements in the General Plan to allow a dedicated policy
focus in the areas of community character and economic development. It was
also concluded that much of the direction in the existing General Plan, in-
cluding the Vision Statement and the broad patterns of land use established in
the General Plan Land Use Map, remained valid and continued to be reflec-
tive of the community’s desires.
For Phase II, a second series of six workshops was held between October 2003
and March 2004, to focus on some of the more specific policy issues raised
during Phase I. Workshops were held on the subjects of land use and growth
management, open space and conservation, community character, housing,
and economic development. Two of the six workshops were dedicated to
mapping and selection of a final preferred land use alternative for Truckee,
focusing on alternate land uses for a series of fourteen “discussion sites” in the
Town. The sixth and final workshop concentrated on implementation
strategies, identifying a “top ten” list of action items that should be prioritized
in implementing the General Plan over the next 5 to 10 years.
Following the public workshop phase of the project, Town Staff and the
General Plan consultant team worked to update the 1996 General Plan, in-
corporating all of the input received. In three “rounds” of review, held be-
tween April 2004 and January 2006, the Truckee Town Council and Planning
Commission examined preliminary drafts of each General Plan Element, and
provided comments which were then incorporated into the Draft 2025 Gen-
eral Plan, which was released for public review on May 15, 2006.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-14
The third and final phase of the process took place from May to August 2006.
The Draft General Plan and its EIR were available for review for six weeks,
during which public hearings were held on the Draft Plan on August 14,
2206, August 15, 2006 and August 22, 2006 before the Planning Commission,
and on October 2, 2006, October 16, 2006 and October 19, 2006 before the
Town Council. Based on these hearings, final recommendations for needed
edits to the Draft General Plan were incorporated into the final 2025 General
Plan, which was adopted by the Town Council on November 16, 2006.
G. The Contents of Each Element
Each Element of this General Plan consists of the following components.
♦ An introductory section, which describes any relevant background
information, data or concepts important to the element in question.
Additional background information can be found in the technical ap-
pendices to the General Plan and in the Environmental Impact Report
for the General Plan which are both available as separate documents.
♦ A statement of the Guiding Principles for the Element. These Guid-
ing Principles represent the desired results that will be achieved from
the implementation of the General Plan through the various Goals,
Policies and Actions contained in each element, as well as the General
Plan Land Use Map and Circulation Plan.
♦ Goals, Policies and Actions are included in each element; some of
these goals, policies and actions are related to the review of new devel-
opment; others are directed to the Town’s own activities. They are
based on the previous General Plan, the results of the General Plan
Update process described above and input from the local community,
direction from the Town Council and the Planning Commission, re-
quirements of State law, and the technical experience of Town staff
and the consultant team.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-15
Guiding principles, goals, policies and actions, as articulated in this General
Plan are defined as follows:
♦ Guiding Principle. A Guiding Principle is a description of the desired
result that the Town seeks to create through the implementation of its
General Plan. In some cases, the Guiding Principle represents a very
specific end state or condition that is desired; in others, the principle is
more broadly stated.
♦ Goal. A goal is a specific condition or end that serves as a concrete
step towards fulfilling a guiding principle. Goals are intended to be
clearly achievable, and, when possible, measurable. There are one or
more goals for each General Plan guiding principle.
♦ Policy. A policy is a specific statement that guides decision making in
order to achieve a goal. Policies, once adopted, represent statements of
Town regulation, and require no further implementation (although
policies may be further expanded, clarified, or given more specific di-
rection by means of implementing documents such as the Zoning Or-
dinance, a Specific Plan, or Capital Improvement Program). This Gen-
eral Plan establishes policies that will be used by Town staff, the Plan-
ning Commission, and Town Council in their review of land devel-
opment projects and in decision making about Town actions.
♦ Action. An action is a program, implementation measure, procedure
or technique intended to help achieve a specified goal or policy. Al-
though some actions are directly tied to the implementation of a par-
ticular policy, not every policy has an accompanying action, since
many policies of the Town will be implemented through on-going
processes and procedures, such as the development review process.
Figure I-4 shows the relationship between each of the components described
above. As shown in the figure, policies and actions are at the same level; both
policies and actions are intended to implement goals.
Some elements have additional sections, other than the three described above,
that are specific to the element. For example, the Land Use Element contains
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-16
FIGURE I-4 GENERAL PLAN ELEMENT COMPONENTS
a series of Land Use Designations that guide overall development in the City.
Some Elements, such as the Housing Element and Noise Element have sec-
tions that reflect contents that are required by State law to be included.
H. General Plan Consistency
An action, program, or project is consistent with the Truckee General Plan,
considering all its aspects, if it is free from significant variation or contradic-
tion with the General Plan and it will further the objectives and policies of
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-17
the General Plan and not obstruct their attainment. Any given action, pro-
gram, or project need not be in absolute conformity with each and every pol-
icy of the General Plan if those policies are not relevant or leave the review
authority with some room for interpretation. Any action, program, or pro-
ject is inconsistent with the General Plan if it would preclude the ultimate
implementation of the General Plan or conflicts with one or more specific,
fundamental, and mandatory policies of the General Plan.
I. General Plan Implementation
The General Plan will be implemented by a number of actions by the Town
Council and Planning Commission, including the Development Code, the
preparation of Specific Plans and Master Plans, preparation of a Sphere of
Influence report for consideration by Nevada County LAFCO, the prepara-
tion of Capital Improvement Plans, by review of projects within the Town
boundaries, and by consulting with Nevada and Placer Counties on projects
outside the Town Boundary but within the sphere and the Planning Area.
Policies in this General Plan that refer to standards to be established and en-
forced through the Development Code may be subject to variance, exception
or incentive procedures.
An Implementation Program, identifying the manner in which all actions of
this General Plan will be implemented, the Town department responsible for
implementing the measure, the authority body which will make the ultimate
decision on implementing the measure, and the estimated timeframe in which
the measure will be implemented, will be prepared alongside the Draft Gen-
eral Plan, and adopted as a companion document to the General Plan. The
Implementation Program will serve as a guide for Town staff and decision-
makers to ensure successful implementation of the 2025 General Plan over
the coming years.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-18
J. Assumptions
The land uses designated in the 2025 General Plan are largely similar to those
developed for the 1996 General Plan, which were based on the estimated
amount of land needed to accommodate the amount of housing and non-
residential growth projected to occur between 1996 and 2015. In 2005, the
Town of Truckee completed an assessment of development that had occurred
in Truckee since adoption of the 1996 General Plan, and concluded that, at
the approximate midpoint of the 20-year planning horizon of the General
Plan, about 60 percent of the buildout capacity of housing units, and about 50
percent of non-residential buildout capacity had been reached. This indicated
that the projections used, and the amount of development planned to be ac-
commodated in Truckee, were relatively close to what had actually occurred
since 1996.
In developing projections of future development that could be accommodated
by the 2025 General Plan, a series of assumptions was employed concerning
household size, vacancy rates, seasonal residency and rates of growth. These
factors are listed below in Table I-1. The rates of growth shown in the table
reflect the relatively rapid growth rates sustained over recent years. Actual
growth rates will most likely slow down as the Town grows larger, and so
actual growth over the long term will probably be lower than the amount
that would theoretically result from growth at the rates assumed here.
These factors assume that trends established today and over recent years
would continue over the planning horizon of the 2025 General Plan, and
would not change substantially. Although these assumptions are considered
valid for planning purposes, it is nonetheless recognized that the above as-
sumptions are projections only. Regional and statewide economic and demo-
graphic shifts, market factors, and other trends could all influence future rates
of growth, occupancy rates, and the amount and mixture of residential and
non-residential development that occurs in Truckee, resulting in a future that
is somewhat different from that which is anticipated in this General Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-19
TABLE I-1 GENERAL PLAN ASSUMPTIONS
Housing Units (As of April 2004) 10,823
Population (As of January 2005) 15,311
Household Size (Occupied Units) 2.63
Occupancy Rate (percent housing occupied by per-
manent residents according to 2004 Development
Estimates)
54 Percent
Seasonal Occupancy (percent of housing units that
are second homes or other vacant according to 2004
Development Estimates)
46 Percent
Housing Growth Rate (2005-2025) 2.4 percent annually1
Population Growth Rate (2005-2025) 2.0 percent annually1
Non-Residential Floor Space (As of January 2005) 2,800,000 square feet
Non-Residential Development Growth Rate
(2005-2025)
4.6 percent annually through
2010; 2.4 percent thereafter2
1. Based on Growth Rates 2000-2005.
2. Based on past and projected employment growth 2000-2010, and residential growth rates 2010
onwards
This is particularly true for non-residential development, which is very sub-
ject to economic and market fluctuations, occurring in both short- and long-
term cycles.
For this reason it is important to regularly compare what has occurred to the
assumptions, evaluate ongoing trends in the rate, amount and type of growth
that is occurring in Truckee, and identify significant deviations from today's
projections. Major deviations from the assumptions over time should trigger
an update to the 2025 General Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-20
K. General Plan Development Capacity
Tables I-2 and I-3 summarize the maximum amount of development, or
buildout capacity, of the 2025 General Plan. The numbers in the tables repre-
sent the maximum theoretical amount of new residential and non-residential
development that could occur under the General Plan if all vacant land in
Truckee was to develop with its primary allowed uses at the highest allowed
density or intensity of those uses.
Although it is recognized that incentives such as density bonuses may result
in some parcels developing at higher densities than the maximum stated in the
Land Use Element, such development will likely be balanced by other devel-
opment occurring at lower than the maximum possible density or intensity
due to site constraints, the uses proposed on a particular site (e.g. outdoor
storage), or other factors. As noted above, the Town will periodically assess
current development patterns and trends, and determine if any revisions to
the General Plan are warranted on the basis of major deviations from the ba-
sic assumptions and projections upon which it is based.
Table I-4 provides a summary of residential and non-residential development
for the year 2025, based on projected growth rates for new development. If
residential development continues at approximately the same rate as occurred
between 2000 and 2005, buildout of the General Plan would not occur until
approximately 2030. Buildout date of the non-residential uses is substantially
harder to predict, but is expected to occur in approximately 2025.
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-21
TABLE I-2 2025 GENERAL PLAN BUILDOUT PROJECTIONS:
RESIDENTIAL UNITS
Residential Units
Single Family Residential* 15,148
Multi-Family Residential 3,644
Second Units** 1,109
TOTAL BUILDOUT CAPACITY 19,901
Year-Round Units 10,746
Seasonal/Vacation Units 9,155
PROJECTED BUILDOUT POPULATION 28,263
* Includes mobile homes.
**Assumes that 20 percent of all future single-family units will be secondary dwelling
units.
TABLE I-3 2025 GENERAL PLAN BUILDOUT PROJECTIONS:
NON-RESIDENTIAL DEVELOPMENT
Development Type Quantity
Commercial (including General Com-
mercial, Retail, Restaurant, Highway
Commercial, Religious Institution)
1,994,000 square feet
Office (includes General Office,
Medical Office and Government Of-
fice)
952,000 square feet
Light Industrial/Warehouse 1,259,000 square feet
Religious Institution 85,700 square feet
Lodging* 1,392 rooms
* Lodging units are estimated to equate to 700,000 square feet of non-residential development,
assuming an equivalent building size of 500 square feet/room (based on recent projects in the
Town of Truckee).
TOWN OF TRUCKEE
2025 GENERAL PLAN
INTRODUCTION
I-22
TABLE I-4 GENERAL PLAN DEVELOPMENT PROJECTIONS FOR YEAR 2025
Type
2025 Projected
Development Amount
Residential Units 17,800
Population 25,280
Non-Residential Development1 5,000,000 square feet
1. Including retail and general commercial, office, industrial, warehouse, religious institution and
lodging uses
2 LAND USE ELEMENT
2-1
The Land Use Element sets forth specific goals and policies to guide the in-
tensity, location and distribution of land uses for the Town of Truckee and its
Planning Area. The General Plan Land Use Map, which is also a part of this
Element, graphically represents the Town's land use goals and objectives.
While Nevada County and Placer County have jurisdiction over the land
within the unincorporated portion of the Planning Area, the Truckee Gen-
eral Plan contains a series of policies that will guide the Town in commenting
on projects within the Planning Area outside of the Town limits. The Gen-
eral Plan also includes polices to guide the annexation of land within the
Town’s proposed Sphere of Influence from Nevada County’s jurisdiction to
the Town of Truckee.
The Land Use Element seeks to fulfill the Vision for Truckee in a number of
ways. The Element will help to shape the Town's form and character over
coming decades, by providing a framework for orderly patterns of growth
and development in Truckee, and by ensuring an appropriate distribution or
mixture of land uses occurs. It designates land that can accommodate a vari-
ety of housing types, provide for a diverse range of economic activities, and
support critical public, open space and recreation uses. The Element also
gives more detailed guidance for parts of the Town that are likely to undergo
significant change in the future, and that are of particular concern to the local
community, including the two undeveloped Planned Community Areas,
McIver Hill, Downtown Truckee, and the Gateway area, among others.
Guiding Principles for the Land Use Element are shown on the following
pages.
Buildout projections for residential
and non-residential development
under the General Plan are sum-
marized in the Introduction chap-
ter of the General Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-2
Manage projected growth within the planning period (2005
to 2025). Provide sufficient land identified for development
to account for unbuildable residential lots and to ensure
competition and flexibility in Commercial and Industrial
land uses.
Preserve the important qualities of Truckee’s community
character through appropriate land use patterns and loca-
tions.
Locate significant new development around existing devel-
oped areas.
Locate the highest density and intensity of development on
infill sites within existing developed areas.
Designate an adequate amount of land for commercial and
industrial uses to accommodate projected demand and fulfill
economic diversification goals. Continue to locate freeway-
oriented commercial development only at the existing devel-
oped interchanges with Interstate 80 at Donner Pass
Road/Cold Stream Road and at State Route 89 South. En-
sure high quality design for freeway-oriented commercial
development in those areas.
Prohibit freeway-oriented development on the north side of
the Interstate 80/Donner Pass Road (East) interchange, and
on the Forest Service-owned parcel on the southeast side of
Inserstate-80 (I-80) at this same interchange. Screen all
development in this area from Interstate 80. Other devel-
opment on the south side of this interchange is to be ad-
dressed through the Downtown Specific Plan.
Land Use Element Guiding Principles
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-3
Discourage future subdivision of estate type parcels (2.5 to
10 acre parcel sizes) within the Town boundaries outside of
existing rural subdivisions.
In order to provide opportunities for infill development and
help fund the need for a secondary access road out of Tahoe
Donner, maintain allowed residential densities on 700 acres
southeast of Tahoe Donner.
Prevent "commercial sprawl” in Truckee.
Improve the character and visual quality of development in
the Gateway area, along the Brockway Road corridor, and
along the Truckee River in the Downtown Study Area.
Prevent the negative visual impact of mass parking lots and
large single building forms.
Promote mixed-use development in Commercial areas. The
mix can include office, residential, service and/or retail uses.
Ensure adequate provision of public services and infrastruc-
ture to support planned residential and non-residential de-
velopment in suitable locations.
Land Use Element Guiding Principles, Continued
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-4
A. State Law Requirements
As required by California Government Code Section 65302(a) and Public
Resources Code Section 2762(a), the Land Use Element of the General Plan
addresses the following issues:
♦ Distribution, location and extent of the uses of land for housing, busi-
ness, industry, open space, natural resources, recreation and enjoyment of
scenic beauty, education, public buildings and grounds, and other catego-
ries of public and private uses of land.
♦ Standards of population density and building intensity for the land use
designations.
In addition to these issues, the Land Use Element also contains goals and poli-
cies related to the provision of adequate public services and infrastructure to
serve the needs of Truckee’s population as it continues to grow.
The Land Use Element is also required to address solid and liquid waste dis-
posal facilities. No solid waste disposal facilities exist or are proposed in the
Town of Truckee. Water treatment facilities operated by the Truckee-Tahoe
Sanitary Agency are located in the extensive public lands northeast of the
Airport, south of the Truckee River. A policy addressing potential future
expansion of these facilities is included in Section G, below.
B. Existing Land Use
Existing land use patterns in Truckee are reflective of the historic develop-
ment patterns of the community, the legacy of land use planning that oc-
curred under Nevada County's jurisdiction, prior to Truckee's incorporation,
and the more recent policies established through the Town's own land use
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-5
policy framework. Table LU-1 details how much land within the Town lim-
its is taken up by each major type of land use.1
As shown in the table, about thirty percent of the land within the Town lim-
its is vacant or undeveloped, and another 25 percent is in open space uses,
including parks and recreation areas, Donner Lake, golf courses, permanent
open space easements, and forestry lands. Remaining land within the Town
limits is developed in some form, as described below:
♦ Residential. Residential uses comprise about 25 percent of land within
the town limits, accommodating about 10,800 housing units. Of this,
the vast majority is single family housing. Housing areas are spread
throughout the Town, in Downtown Truckee, and the Donner Lake and
Gateway areas, and in a series of residential subdivisions that include Ta-
hoe Donner, Glenshire Devonshire, the Prosser Lake neighborhoods,
Olympic Heights, and Sierra Meadows. Multi-family housing comprises
about three percent of residential land use in terms of area, but represents
about 13 percent of the total housing stock in Truckee. Multi-family
residential development is concentrated in locations closer to the Town
center, primarily in southeast Truckee neighborhoods along the Brock-
way Road corridor, and in Gateway. Several multi-family developments,
primarily condominium projects, are located in the Donner Lake area
and along Northwoods Boulevard in Tahoe Donner. There are four ma-
jor mobile home parks in Truckee, one along Brockway Road, one at the
west end of West River Street, one northwest of the Interstate
80/Highway 89 North intersection, and one in the Gateway area.
♦ Commercial. Commercial uses, including both retail and office devel-
opment, comprise approximately four percent of all developed land in
1 In this table, acreage totals for parcels categorized in the residential, com-
mercial, industrial and public categories count the entire parcel as being in that use,
even if only a small proportion of that parcel is built upon or developed.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-6
TABLE LU-1 EXISTING LAND USE
Land Use Acres
Percentage
of Total
Permanent/Protected Open Space 4,040 18.8%
Donner Lake 830 3.9%
Golf Course 990 4.6%
Vacant/Undeveloped 6,090 28.4%
Mining 200 0.9%
Single-Family Residential1 4,840 22.5%
Multi-Family Residential/Mobile Home Park 198 0.9%
Gray’s Crossing Specific Plan 775 3.6%
Commercial/Office 315 1.5%
Public/Institutional 485 2.3%
Industrial 80 0.4%
Roads/Railway Right of Way/Other 2,630 12.2%
Total 21,473 100%
1. Includes Pineforest, Old Greenwood subdivisions, and subdivisions approved or developed
between 2003 and 2005, but not yet reflected in Town of Truckee GIS database (other than
Gray’s Crossing) in addition to existing Single Family Residential Development..
Source: TDPUD, 2003; Town of Truckee, 2006.
Truckee. The majority of commercial uses in Truckee are concentrated
in the Downtown area and in the Gateway commercial district. Smaller
retail commercial centers are located elsewhere in the town, including
the Crossroads Plaza south of the Interstate 80/Highway 89 South inter-
section, and neighborhood centers along Donner Pass Road in Donner
Lake, on Glenshire Drive on the west side of the Glenshire neighbor-
hood, and along Northwoods Boulevard in Tahoe Donner. Brockway
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-7
Road has an assortment of commercial uses, including both retail and of-
fice use, along its length. Larger commercial developments in this area
include the Martis Village commercial center at the intersection of Pali-
sades Drive and a cluster of office development located near the airport,
just north of the Placer County line. The Pioneer Commerce Center,
located at the east end of Pioneer trail, houses a number of professional
offices and service commercial uses.
♦ Industrial. Industrial uses comprise a very small percentage of total land
use (approximately 80 acres) in Truckee. The largest industrial areas in
Truckee are located around the Tahoe-Truckee Airport and in the newer
Pioneer Commerce Center along Pioneer Trail north of I-80. Older in-
dustrial uses are located in central Truckee adjacent the railroad, and
along West River Street.
♦ Public/Institutional. Existing (non-open space) public/institutional
land uses in Truckee include schools, government and utilities offices and
facilities, the Tahoe Forest Hospital, and a number of churches and reli-
gious institutions. A number of these uses are concentrated along the
west end of Donner Pass Road in the Gateway Area; Truckee's Town
Hall and Police Department are both accommodated within the of-
fice/light industrial area near the Airport, while other community-
serving facilities are located within neighborhood areas.
♦ Other Land Uses. Other major land uses not included among those de-
scribed above include land dedicated to infrastructure such as roads and
the railway, which accounts for approximately 13 percent of all land
within the Town limit, and the mining operations in the southeast part
of Truckee, which cover about 200 acres.
C. General Plan Land Use Designations: Introduction and Overview
The General Plan Land Use Map, shown in Figure LU-1, illustrates the vari-
ous categories of land uses as they are applied throughout the Town of
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-8
Truckee. These land use designations set forth the Town’s desired outcome
for the type and intensity of use for each area mapped.
This section of this Element describes the land use designations applicable to
the area within the Town limits; Section D describes land use designations for
a number of areas within Truckee where special planning consideration is
applied; and Section E describes Areas of Special Consideration such as
Planned Community Areas. Section F describes designations in the areas out-
side the Town limits but within the proposed Sphere of Influence. The
Town limit line and proposed sphere are shown in Figure I-2 in Chapter 1.
For each land use designation, the uses allowed and the standards of density
and intensity are specified. Other policies relating to these land use designa-
tions are found in Section G of this Land Use Element and throughout the
General Plan. The amounts of land in each land use designation are shown in
Table LU-2.
Development Density and Intensity
A range of development density and intensity is assigned for each land use.
Densities and intensities in all cases are based on gross acres.
Development intensity for residential land uses is reflected as an average
number of dwelling units per acre; stated density standards for residential uses
do not include secondary units, which are allowed with a primary single fam-
ily dwelling unit. For planning purposes, except in the High Density Resi-
dential designation, one unit in every five is assumed to have a secondary
unit, resulting in an effective allowed density that is 20 percent greater than
the maximum stated. Estimated population density for all land use designa-
tions allowing residential uses is to be based on the average household size in
Truckee in 2004, which is 2.63 persons per household. To account for the
proportion of dwelling units in Truckee that are used as second homes, a fac-
tor of 0.54 is applied to the total population density derived from the above
calculation method.
Population density for residential
land use designations is derived
through the following formula:
Population Density = (Dwelling
Units per Acre *1.2 * 2.63) * 0.54
DowntownSpecific PlanArea
PC-3
D o r c h e s t e r W
a y
Glenshire Drive
G l e n s h i r e D r
Alder Creek Rd
Joerger Dr
P r o s s e r D a m R d
Brockway Rd
A l d e r D r
Ski Slope Way
H
i
r
s
c
h
d
a
l
e
R
d
Silverfir Dr
Theline Dr
Palisades D
r
N
o
rt
h
w
o
od
s Blvd
Donner Pas s Rd
Donner Pass Rd
Tahoe DonnerPlan Area
PC-1
Gray's CrossingSpecificPlan Area
SSA-1
FIGURE LU-1
G E N E R A L P L A N L A N D U S E M A P
0 1 20.5 Mile
T O W N O F T R U C K E E2025 G E N E R A L P L A N
§¨¦80
§¨¦80
§¨¦80
§¨¦80
267
267
89
89
T r u c k e e R i
v
e
r
T r u c k e e R i v e r
Truckee-TahoeAirportDonner L a k e
P r o s s e r Lake
N O R T H
General Plan Land Use Designations
Public Hospital/Office
Planned Community
Special Study AreaProposed Sphere of Influence
Truckee Town Limits
Potential Future Connector Roads
Residential Cluster Average Density 1 du/10 acres
Residential Cluster Average Density 1 du/5 acres
Residential 0.5 - 1 du/acre
Residential 0.5 du/acre
Residential 1- 2 du/acre
Residential 3 - 6 du/acre
High Density Residential 6 - 12 du/acre
Commercial
Industrial
Rail Transportation Corridor
Public
Plan Area
Open Space Recreation
Resource Conservation/Open Space
B o c a R e s.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-11
TABLE LU-2 ACREAGE OF GENERAL PLAN LAND USE DESIGNATIONS
WITHIN TOWN LIMITS
Designation Acres
Percentage
of Total
Area
Open Space
Open Space Recreation 311 1.60%
Resource Conservation/Open Space 3,021 15.20%
Public
Public 3,055 15.40%
Public (Hospital/Office) 22 0.20%
Commercial and Industrial
Commercial 216 0.11%
Industrial 180 0.90%
Rail Transportation Corridor 431 2.20%
Residential
Residential Cluster (5 and 10 acres) 2,969 14.90%
Residential (0.5 to 6 du/acre) 3,799 19.10%
High Density Residential 252 1.30%
Study Areas and Plan Areas
Special Study Areas 77 0.39%
Downtown Specific Plan Area 533 2.70%
Gray’s Crossing Specific Plan Area 783 3.92%
Tahoe Donner Plan Area 4,035 20.30%
Planned Community Areas 266 1.40%
Total 19,950* 100%
Note: Total land area shown differs from that shown in Table LU-1 because land use designa-
tion areas include some (but not all) roads, and do not include Donner Lake. Open space lands
have been and will be approved in many of the non-open space land use designations. These
open space lands are not noted in this table and are in addition to the lands in the Open Space
Recreation and Resource Conservation/Open Space land use designations.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-12
For non-residential uses, including commercial, industrial and public land
uses, intensity is expressed as an average Floor Area Ratio (FAR). FAR is
calculated based on total building floor area in proportion to the total size of
the building’s lot.
Densities and intensities shown for each designation reflect an average for the
entire Town. For example, where a Residential land use category has a den-
sity of 1 unit per acre, individual projects or zoning on individual parcels may
be at a higher or lower density, while all land uses within that category
Town-wide will average 1 unit per acre. For non-residential land uses, where
the allowed intensity can average 0.20 FAR, an individual project may have a
higher or lower FAR, while the average intensity Town-wide would be 0.20.
Higher densities and intensities relative to other lands carrying the same des-
ignation are allowed on lands with fewer environmental constraints and with
available services such as sewer, public water, and public roads, as well as on
lands closer to or in existing developed areas, such as infill properties. Indi-
vidual projects may be allowed at higher densities if they provide community
benefits (e.g. affordable housing, public open space) above that which would
be ordinarily required for the project. Lower densities and intensities are al-
lowed on lands that have environmental constraints such as steep slopes and
wetlands; lands which are served by wells and/or septic systems; and lands
which are further from the existing developed core of the Town.
Zoning classifications will be applied through the Development Code to im-
plement the General Plan Land Use Designations and to further specify ap-
propriate densities and intensities in specific areas.
Areas for Special Consideration
The General Plan identifies a number of areas for special consideration when
planning for future development. These include the following:
♦ Special Study Area. One Special Study Area has been designated for a
site with particular constraints or community concern regarding future
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-13
development. Additional study and community consultation will be re-
quired when any development is proposed in this area.
♦ Planned Community Areas. These Planned Community Areas include
two large sites for which Specific Plans will need to be prepared and ap-
proved for any proposed development plan.
♦ Specific Plan and other Plan Areas. This designation is applied to areas
that are the subject of an existing Specific Plan or area for a planned com-
munity. Examples include the Downtown Specific Plan Area, Tahoe
Donner Plan Area, and the Gray’s Crossing Specific Plan Area (formerly
Planned Community 2).
♦ Overlay Designations. Seven areas with additional requirements be-
yond those included in the basic land use designations have been defined
in this General Plan. These overlay designations encompass areas with
unique conditions that call for additional policy guidance to supplement
that provided by underlying land use designations. The location of over-
lay designations is shown in Figure LU-2.
Each of these special areas is described in Section E of the Land Use Element.
D. Land Use Designations within Town Limits
The following designations apply to lands within Town limits, as mapped in
Figure LU-1. Abbreviations used for the various land use designations in the
Land Use Map and elsewhere in the General Plan are shown in parentheses
after the name of each designation listed below.
Open Space Designations
General Plan Land Use Designations under this heading are intended to pre-
serve Truckee’s important open space areas and the key benefits they provide
to the community in terms of natural resources, preservation of biological
resources, passive and active recreation, and preservation of scenic values.
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HirschdaleMine Area
OverlayArea 6
G l e n s h i r e D r
Alder Creek Rd
Joerger Dr
P r o s s e r D a m R d
Brockway Rd
A l d e r D r
Ski Slope Way
H i
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s
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Silv erfir Dr
Theline Dr
Palisades Dr
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s Blvd
Donner Pass Rd
Donner Pass Rd
Donner Lake Neighborhood Area Gateway Neighborhood Area Brockway Road Neighborhood Area
Town Corporation Yard Area
FIGURE LU-2
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T O W N O F T R U C K E E2025 G E N E R A L P L A N
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Truckee-TahoeAirport
Glen s h i r e D r i v e
D o r c h e s t e r W a y
P r o s se r L a k e
0 1 2 Mile
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TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-15
Open space is generally defined as land that is essentially undeveloped and
devoted to any of the uses defined in the Conservation and Open Space Ele-
ment. Detailed definitions of open space types, and prioritization of open
space as it pertains to the open space requirement for new development, are
provided in the Conservation and Open Space Element.
Resource Conservation/Open Space [RC/OS]
This land use designation is applied to areas containing significant natural
resources, including:
♦ Forest land and rangeland
♦ Open space uses such as bikeways, trails, access to the Truckee River and
other public areas
♦ Lands with environmentally sensitive features such as important wildlife
habitat, wetlands and wildlife movement corridors
♦ Areas containing significant scenic vistas
♦ Areas containing important mineral resources
Open Space Recreation [OSR]
This land use designation is applied to areas where developed recreational uses
would be compatible with the natural resources in the area. This designation
is intended to minimize suburban and rural residential sprawl; to protect sig-
nificant vistas, wildlife movement corridors, biological resource areas; and to
accommodate recreational uses. Lands designated OSR serve as a buffer be-
tween the more intensive development in the Gray’s Crossing Specific Plan
Area and the RC/OS uses in the eastern portion of Town. This designation
differs from the RC/OS designation in that it allows for more intensive, clus-
tered recreational/residential development where appropriate.
Land Uses Allowed: Land uses allowed under this designation are recreational
uses that are compatible with the natural surroundings, such as skiing, camp-
ing, existing and currently approved golf courses, horseback riding, as well as
clustered residential or lodging uses.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-16
This open space area in Glenshire is protected under the RC/OS Designation
Density and Intensity: Any proposed development in this land use designa-
tion, including residential, non-residential and recreational facilities such as
campgrounds, resort ranches, etc. shall preserve 90 percent of the land area on
the subject parcels as open space. Acceptable uses in such open space areas
include those that do not involve structures or large paved areas, such as
primitive campgrounds without facilities, picnic areas, trails, equestrian cor-
rals and other non-enclosed structures. The open space area requirement may
be reduced below 90 percent if the proposed development substantially fur-
thers other General Plan goals, policies, and/or implementing actions.
Residential uses are allowed at an average density of one housing unit per ten
acres. Residential uses are required to be clustered in small defined areas so as
to preserve open space.
Non-residential uses found to be compatible with maintaining open space
values, and residential uses are also permitted within this designation. An
average Floor Area Ratio (FAR) of 0.2 shall apply to non-open space lands. If
The average population density in
the OSR designation is 0.2 persons
per acre.
Maximum non-residential devel-
opment intensity in the OSR des-
ignation is calculated as follows:
Development Intensity =
Property Size (in Square Feet) x
0.1(Development Area) x 0.2
(FAR)
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-17
non-residential land uses are developed in association with residential devel-
opment, the total number of permitted residential units is to be reduced by a
ratio of one unit per 8,712 square feet of non-residential development. This
requirement does not apply in cases where the proposed residential units
promote mixed-use development goals, or provide affordable or workforce
housing.
Zoning districts to implement this category shall accommodate recreational
development with necessary support services, and shall protect open space
values.
Public and Quasi-Public Land Uses
The land use designations under this heading are intended to provide oppor-
tunities for a wide range of public and quasi-public uses, including local and
County government services, public parks, educational facilities, and facilities
associated with provision of community services and infrastructure.
Public [PUB]
This land use designation is applied to areas under public ownership by local,
regional, State and federal government agencies.
Land Uses Allowed: Land uses allowed in this designation are public parks and
public facilities, including recreational facilities, government offices, schools
and educational facilities, and mining where appropriate and compatible with
adjacent and affected public uses.
Density and Intensity: An average Floor Area Ratio (FAR) of 0.20 shall apply.
Zoning districts to implement this category shall accommodate the full range
of uses associated with the Public designation and recognize the desirability of
accommodating mixed uses in appropriate areas.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-18
Public, Hospital/Office [PUB (H/O)]
This land use designation applies to areas occupied by the Tahoe Forest Hos-
pital, associated private offices, and public offices in the same area, as well as
existing residential uses within the immediate vicinity of the facilities. It also
applies to the area immediately west of the hospital, to allow for possible ex-
pansion of the hospital and/or development of new medical office uses in this
area.
Land Uses Allowed: Land uses allowed in this designation are hospital facili-
ties and associated and related public and private offices, along with some
residential uses.
Density and Intensity: An average Floor Area Ratio (FAR) of 0.20 shall apply.
Zoning districts to implement this category shall accommodate mixed resi-
dential/office uses in appropriate areas, and accommodate intensification or
expansion of hospital-related uses in proximity to the hospital.
Industrial and Commercial Land Use Designations
The land use designations under this heading are intended to provide oppor-
tunities for a diverse range of industrial and commercial uses, to provide em-
ployment opportunities, and to serve the commercial and service needs of
Truckee’s resident and visitor population.
Industrial [IND]
This land use designation is applied to some areas of existing industrial uses
and to areas determined appropriate for new industrial development based on
their proximity to existing industrial development and major transportation
facilities, and their distance from potential land use conflicts. Additional
lands, beyond those where existing industrial development is located, are des-
ignated Industrial in order to provide appropriate places for relocation of in-
dustrial uses now located near Downtown along the Truckee River, and to
accommodate projected industrial growth.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-19
Land Uses Allowed: Land uses allowed in this designation are all industrial
uses, including manufacturing, processing, distributions, and storage. Non-
industrial uses, including commercial uses, are also allowed in this designa-
tion, provided that they can be shown to directly support the primary indus-
trial uses. Residential uses are allowed in the context of providing live/work
opportunities and employee housing.
Density and Intensity: An average Floor Area Ratio (FAR) of 0.20 shall apply.
Zoning districts to implement this category shall accommodate mixed com-
mercial/industrial uses, live/work residential uses, light industrial parks,
heavy industrial uses, and require preparation of master plans to coordinate
large scale industrial development.
Commercial [C]
This land use designation is applied to existing and planned areas of commer-
cial uses. The Commercial designation is applied based on location of existing
commercial uses and the suitability of areas for places for commercial uses in
areas close to the Town core.
Land Uses Allowed: Land uses allowed in this designation are the full range of
commercial uses, including retail, offices, hotel/motel/inn uses, service com-
mercial, mixed commercial (office, retail, service)/residential uses, and large
multi-family residential development. Live-work residential uses are also per-
mitted in this designation.
Density and Intensity: An average Floor Area Ratio (FAR) of 0.20 shall apply.
Residential uses are allowed at densities ranging from four to twelve housing
units per acre. A minimum density of six dwelling units per acre must be
achieved for all stand-alone residential development within the Commercial
designation
Zoning districts for this category shall accommodate a range of uses and iden-
tify appropriate locations for mixed uses, office and professional, lodging,
By combining living and working
space in a single unit, home-
ownership is possible for many self-
employed households. Live-work
areas can also provide affordable
rental housing and work space for
artists, small businesses and start-
up businesses. Under-utilized
commercial buildings can be con-
verted into live-work space, pro-
viding needed affordable housing
and eliminating commute trips.
The average population density in
the Commercial designation is 6
to 17 persons per acre.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-20
neighborhood serving commercial, regional commercial uses, and residential
development compatible with these commercial uses.
Rail Transportation Corridor [RTC]
This designation includes all areas within the Union Pacific Railroad right-of-
way outside the boundaries of the Downtown Specific Plan Area.
Land Uses Allowed: Land uses allowed in this designation are railroad opera-
tions and facilities, surface and subsurface utility lines, and land uses allowed
immediately adjacent to the respective side of the railroad right-of-way.
Density and Intensity: An average Floor Area Ratio (FAR) of 0.2 shall apply.
Residential Land Use Designations
Land use designations under this heading include residential uses at a variety
of densities, intended to provide a range of housing opportunities and types
throughout the town.
Development within all residential land use designations is required to be
clustered and clustering shall be considered a high priority in all projects.
Clustered residential uses are those located on a portion of a site, with the
remainder of the site essentially free of development, i.e. primarily including
only those uses that do not involve structures or significant paved areas.
Clustering shall be planned so as to protect areas of significant resources, to
avoid areas of significant hazard, and to maximize preservation of open space
areas. The type, location and quality of open space areas preserved through
clustering shall be considered an integral and primary element in the overall
site planning for a project, and may necessitate residential project design that
includes smaller units or lot size in order to accommodate clustering. Types
of open space to be prioritized for preservation through clustering are defined
in detail in the Conservation and Open Space Element. Areas preserved in
open space shall be included as part of the area considered in calculating den-
sity.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-21
All residential development is subject to General Plan policies concerning
clustering, which are listed under Goal LU-7 in Section G of this Element.
Residential Cluster - 5 acres [RC-5] and 10 acres [RC-10]
The Residential Cluster land use designation applies to areas subject to devel-
opment constraints including steeper slopes and limited availability of infra-
structure and services, where clustered development is appropriate, and to
lands already subdivided into lots of 4 to 15 acres.
The RC-5 designation is applied to subdivisions that have existing lots in the
four to eight acre size range, and to lands which would be appropriate for
clustered low-density development, such as the area east of the Sierra Mead-
ows subdivision.
The RC-10 designation applies to subdivisions which have existing lots in the
8 to 15-acre size range, and to areas which would be appropriate for clustered
development in this density range, such as the area between Tahoe Donner
and Highway 89 North.
New subdivisions outside of existing subdivided areas under the RC-5 and
RC-10 designations will be required to cluster development away from envi-
ronmentally sensitive or constrained development areas, to minimize infra-
structure costs and minimize environmental impacts, and to maximize open
space preservation. As noted above, policies relating to clustered develop-
ment are applicable to development in areas under the RC-5 and RC-10 des-
ignation. These policies are included under Goal LU-7 of this Element, in the
Conservation and Open Space Element, and in the Safety Element.
Land Uses Allowed: This designation allows clustered residential uses.
This designation also allows further subdivisions near existing subdivisions
such as Sugar Pine Estates, Pannonia Ranchos, and The Meadows. Clustering
concepts may not be possible to implement in areas which are already subdi-
Clustering is required for all de-
velopment within the various
residential land use designations.
General Plan policies relating to
clustered development can be
found under Goal LU-7 of the
Land Use Element.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-22
vided with lots less than 20 acres in size, although every effort should be made
to do so.
Density and Intensity: Residential uses are allowed at an average density of
one housing unit per five acres (for RC-5) or an average density of one hous-
ing unit per ten acres (for RC-10). Density bonuses may be applied to devel-
opment in this designation for projects providing affordable and senior hous-
ing, as specified in the Development Code. Except for health or safety rea-
sons secondary units are permitted by right within this designation; such
units shall not be counted against the total allowed development density.
Zoning districts to implement this category shall accommodate lots smaller
than five or ten acres to allow for clustered development in areas closest to
existing developed areas and to implement clustering concepts for future sub-
divisions on larger lots.
Residential [RES]
This land use designation applies to areas of existing residential land uses and
to areas which, based on their proximity to existing residential areas, are de-
termined appropriate for new clustered residential development.
Land Uses Allowed: Land uses allowed in this designation include all residen-
tial uses, including home occupations. Neighborhood-serving commercial
uses are also allowed in this designation, subject to the requirements specified
in Land Use Policy P5.2.
Density and Intensity: Residential uses are allowed at densities ranging from
0.5 to 6 housing units per acre. For developed areas, the density applied to
new infill development shall take place at densities reflecting those of the ex-
isting surrounding development. For undeveloped areas, densities range from
0.5 to 6 housing units per acre.
A minimum density of 50 percent of the maximum density identified in the
Land Use Map must be achieved in all new development in the RES
The average population density in
the RC-5 designation is 0.4 persons
per acre and in the RC-10 designa-
tion is 0.2 persons per acre.
The average population density in
the Residential designation is 0.9
to 11 persons per acre.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-23
Single family homes like this one in Prosser Lakeview are typical of much of the develop-
ment within the Residential land use designation
designation unless such development would conflict with other General Plan
goals and policies. As an example of the application of this standard, the
minimum allowed development density in areas designated RES-4 would be
two dwelling units per acre.
Density bonuses may also be applied to development in this designation for
projects providing affordable and senior housing, as specified in the Devel-
opment Code. Except for health or safety reasons, Secondary units are per-
mitted by right within this designation; such units shall not be counted
against the total allowed development density.
Zoning districts to implement this designation shall accommodate a range of
densities based on environmental constraints; existing development patterns;
the need to accommodate duplexes and multi-family housing in appropriate
locations; including infill sites; and the potential for new clustered subdivi-
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-24
sions on larger undeveloped lots. Home occupations shall also be accommo-
dated.
High Density Residential [RH]
This land use designation applies to areas located near existing developed areas
and to infill development areas with access to community services and exist-
ing infrastructure.
Land Uses Allowed: This land use designation allows higher density single and
multi-family residential uses. Limited neighborhood commercial and small
office uses are also allowed in this designation where appropriate, as specified
in Land Use Element Policy 5.2.
Density and Intensity: Residential densities ranging from six to twelve housing
units per acre are allowed. A minimum density of six units per acre must be
achieved in all new development in the RH designation, unless such devel-
opment would conflict with other General Plan goals and policies.
Zoning districts to implement this category should accommodate a range of
multi-family densities in addition to accommodating a limited amount of
neighborhood serving commercial/office uses in appropriate locations, such
as at street corners and along major arterial and collector roads. Home occu-
pations shall also be accommodated in zoning districts that implement this
category.
E. Areas for Special Consideration
This section describes allowed land uses, development density and intensity,
and policies applicable to various areas identified for special consideration in
the General Plan.
Special Study Areas
One area within Truckee is designated as a Special Study Area.
The average population density in
the RH designation is 8.5 to 17
persons per acre.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-25
Special Study Area 1: McIver Hill [SSA-1]
This designation applies to an 83-acre area located at the southeast corner of
the intersection of Interstate 80 and Highway 89 South.
Land Uses Allowed: While more study of this area will be necessary before it
can be developed, land uses allowed in this area may include institutional uses,
including a community college campus; open space for passive recreation,
preservation of habitat and scenic values; and certain commercial uses. These
commercial uses may include limited retail development uses associated with
an educational institution, an office park, or a destination resort. Limited
clustered residential uses may also permitted.
Density and Intensity: A maximum development density of 50 housing units
and intensity of 80,000 square feet of commercial or institutional uses shall
apply. The development would be limited to areas of the site not constrained
by topography or other environmental concerns, which is likely to be a
maximum developable area of about 22.5 acres.
Policies: The following policies apply to SSA-1:
SSA1-P1 Development of an educational facility or college campus on
the McIver Hill site shall be supported, provided such a use
meets other important goals and policies of the General
Plan.
SSA1-P2 Any development in SSA-1 shall respect views of the site
and shall be designed to be visually unobtrusive and harmo-
nious with the site’s wooded open space character.
SSA1-P3 New buildings should generally be clustered on the flatter,
less visible areas at the top of the hill. Steeply sloping areas
on the site’s edges and the base of the hill should be avoided.
SSA1-P4 Provision of adequate access to this site is a concern. Pri-
mary access should be provided from the intersection of
TOWN OF TRUCKEE
2025 GENERAL PLAN
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Highway 89 and Deerfield Drive. A second access point
may also be needed, but its location and alignment will re-
quire careful study. Any access routes must be designed in
consideration of site topography, soils and site views, so as
to avoid visual and slope stability impacts.
Planned Community Areas
Two areas are designated as Planned Community Areas on the Land Use
Map. They include the Teichert Cold Stream site [PC-1] and the Joerger Site
[PC-3].
Specific Plans will be required for PC-1 and PC-3, pursuant to California
Government Code Section 65450 - 65457, and development on each site shall
be consistent with its Specific Plan. Policies specifically related to both of
these areas and to this designation are found below.
Planned Community 1 [PC-1]
Planned Community 1 consists of a highly constrained site at a strategic loca-
tion. It is the Town’s policy, as expressed in Circulation Policy P6.3, that
Donner Pass Road shall remain at two travel lanes with a center turn lane.
For this reason, the Specific Plan for PC-1 will be required to provide a mix
of land uses generating an amount of traffic that, in addition to buildout of
the General Plan, would not result in the need for four lanes on Donner Pass
Road or result in conditions on Donner Pass Road worse than LOS D. Poli-
cies addressing this issue are found in the Circulation Element.
Land Uses Allowed: Land uses allowed in this designation are a mixture of
medium-density, clustered residential uses; commercial uses, including visitor
lodging; and open space for passive recreation and preservation of scenic and
habitat values.
Density and Intensity: The maximum amount of development allowed (of
housing units and square feet of non-residential development), is shown in
Table LU-3. A total of 50 acres is assigned for development of all allowed
Policies for the area formerly re-
ferred to as Planned Community
2 are included under the Gray’s
Crossing Specific Plan Area.
Industrial land uses are not per-
mitted in Planned Community 1.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-27
uses on the site, in recognition of the physical constraints to development
that exist over much of the site’s area. This acreage is a guideline to be used
in Specific Plan development, and may vary based on the results of detailed
studies completed prior to site development.
Policies: The following policies will guide development of the Specific Plan for
PC-1.
PC1-P1 The Specific Plan shall include policies and design measures
to ensure that development on the site shall be compatible
with, and shall not adversely affect the historic or natural
character of Donner Memorial State Park.
PC1-P2 The Specific Plan shall provide adequate setbacks from Cold
Creek, Donner Creek, and other riparian/wetland areas.
PC1-P3 Development of the site shall connect that portion of Deer-
field Drive east of Cold Creek with Cold Stream Road. The
roadway connecting PC-1 with Deerfield Drive may be de-
signed as a possible future local access route, but will be used
in the near term as an emergency access only. The roadway
shall be designed to discourage use of the road as a cut-
through route for non-local traffic.
PC1-P4 Land uses on the site shall include visitor-serving commer-
cial uses and other uses which promote or accommodate
tourism as well as commercial uses serving local needs. In
order to encourage the development of housing in prox-
imity to employment centers, the Specific Plan shall include
policies designed to provide for the development of afford-
able housing by allowing for mixed uses at appropriate den-
sities.
The Deerfield Drive extension is
described and illustrated in the
"Planned Circulation Improve-
ments" section of the Circulation
Element.
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TABLE LU-3 PLANNED COMMUNITY 1 (PC-1) LAND USES
Type
Maximum Square Feet/
Dwelling Units*
Commercial/Office uses Up to 70,000 square feet
Lodging 100 lodging units
Clustered Residential Units 300 units**
* A total of 70 acres is allotted for residential, mixed use and commercial uses.
** Total is to include all required inclusionary housing and/or workforce housing units. A den-
sity bonus may be approved to exceed the 300 units if additional workforce housing units are
provided above and beyond the required inclusionary and workforce units.
PC1-P5 The Specific Plan shall include standards for the design of re-
tail shopping areas that are oriented and scaled to the pedes-
trian realm and that avoid "strip commercial" site layout.
PC1-P6 The Specific Plan shall include design standards or guidelines
tailored to the specific needs of the site.
PC1-P7 Specific Plan design standards shall include requirements for
parking areas which promote attractive streetscapes, recog-
nize the need for snow storage or removal, and reduce the
visual impacts of paved areas through distributed landscap-
ing, landscaped berms, and other measures.
PC1-P8 Development on the site shall incorporate pedestrian/
equestrian/bicycle/ski trails into project design to provide
access through the entire project area, connecting onsite and
offsite shopping and service areas with residential and rec-
reational areas. Trails shall be open to the public.
PC1-P9 The project shall provide a public pedestrian/equestrian/
bicycle/ski trail along Donner Creek and Cold Creek, or
TOWN OF TRUCKEE
2025 GENERAL PLAN
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another alignment as approved as part of Specific Plan ap-
proval, through the project site and connecting to trails lo-
cated within the Donner Memorial State Park.
PC1-P10 Ensure that the mix of land uses in the PC-1 Specific Plan
will generate an amount of traffic that, in addition to
buildout of the General Plan (considering all planned circu-
lation improvements), would not result in conditions worse
than LOS D on Donner Pass Road or the need for four lanes
on Donner Pass Road.
PC1-P11 A traffic study for the PC-1 Specific Plan that utilizes meth-
odology described in Circulation Policy P3.1, and assumes
full buildout of the General Plan for the cumulative condi-
tion, will be required. The traffic study shall consider the
following elements:
♦ Consistency of the proposed project with Policy PC1-
P10.
♦ The alignment and design of a connector between Cold
Stream Road and Highway 89 South, per Policy PC1-P3.
♦ Impacts and needed improvements to local intersections,
including the I-80/Donner Pass Road (West) interchange.
Planned Community 3 [PC-3]
Planned Community 3 consists of an area identified for future commercial
and industrial land uses. Viability of this area for development has been sub-
stantially increased by the completion of the Highway 267 bypass in 2002.
Land Uses Allowed: Land uses allowed in this designation are commercial,
industrial, and high density residential uses.
Density and Intensity: An average FAR of 0.20 shall apply to commercial and
industrial development. Residential uses are allowed at a maximum density of
twelve housing units per acre.
TOWN OF TRUCKEE
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Policies: The following policies will guide development of the Specific Plan
for PC-3.
PC3-P1 Development allowed on the site will be a range of com-
mercial, industrial and residential uses. Services for employ-
ees, such as day care facilities and food sales, shall be encour-
aged.
PC3-P2 The Specific Plan shall include design standards to provide
for architectural consistency of development on the site, in
accordance with the Town of Truckee design guidelines.
PC3-P3 Site design shall consider appropriate access to Highway
267, via Brockway Road and Soaring Way, and shall mini-
mize visual impacts from the Highway 267 corridor.
PC3-P4 The Specific Plan shall include standards for the design of re-
tail shopping areas that avoid "strip commercial" site layout,
and that are oriented and scaled to the pedestrian realm.
PC3-P5 Specific Plan design standards shall include requirements for
parking areas which promote attractive streetscapes, recog-
nize the need for snow storage and removal, and reduce the
visual impacts of large, unscreened parking lots through dis-
tributed landscaping, landscaped berms and other measures.
Parking shall be provided in accordance with the Town of
Truckee Design Guidelines.
PC3-P6 The Specific Plan shall include provisions for supplying, on-
site, the required housing for 50 percent of the very-low,
low- and moderate-income workforce associated with devel-
opment of the site. If land use or noise compatibility re-
quirements of the Airport Land Use Compatibility Plan
preclude or reduce the total amount of housing that can be
TOWN OF TRUCKEE
2025 GENERAL PLAN
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developed on PC-3, required workforce housing may be per-
mitted to be located off-site.
PC3-P7 All development on PC-3 shall support community charac-
ter goals and policies for the Brockway Road Corridor.
PC3-P8 Ensure that the mix of land uses in the PC-3 Specific Plan
will generate an amount of traffic that, in addition to
buildout of the General Plan (considering all planned circu-
lation improvements), would not result in the need for four
lanes on Highway 267 between Interstate 80 and the Brock-
way Road/Soaring Way intersection.
Plan Areas
Three Plan Areas are designated in the General Plan. These are the Down-
town Specific Plan Area, the Gray’s Crossing Specific Plan Area, and the Ta-
hoe Donner Plan Area. A Specific Plan or Area Plan exists for each of these
areas and provides detailed land use mapping, goals and policy direction.
Downtown Specific Plan Area [DSPA]
The Downtown Specific Plan Area includes an approximately one square
mile area encompassing Truckee’s historic core, which is the subject of ongo-
ing special study and planning. A Specific Plan was adopted for the Down-
town Area in 1997; the Specific Plan will be amended as necessary to reflect
the goals, actions and policies in this General Plan Update. Additionally,
policies specifically related to the Downtown Specific Plan Area are found in
this section, under Goal LU-6 of the Land Use Element, and under Goal CC-
6 and CC-7 of the Community Character Element.
Land Uses Allowed: This designation allows commercial, industrial, public and
residential uses, and mixed use commercial and residential uses.
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The Downtown Specific Plan Area encompasses Truckee’s historic center
Density and Intensity: Densities and intensities for the DSPA are as specified
in the Downtown Specific Plan. Buildout of the Downtown Specific Plan at
proposed densities and intensities would result in 1,130 new housing units;
650,000 square feet of non-residential uses, which would include commercial,
office, recreational, and industrial uses; and approximately 690 lodging units.2
Buildout of the Downtown Specific Plan is summarized in Table LU-4.
Policies: The following policies guide the implementation of the Downtown
Specific Plan, and will apply to subsequent updates of the Plan in the future.
DSA-P1. Preserve and enhance the historic mountain character of the
Downtown area.
2 These figures are based on the 1997 development baseline.
TOWN OF TRUCKEE
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TABLE LU-4 DOWNTOWN SPECIFIC PLAN:
EXISTING AND BUILDOUT DEVELOPMENT
Existing
Development
(1997)
Buildout
Growth
Total Growth
Increment
Single-Family Units 195 380 185
Multi-Family Unit 105 750 645
Commercial (Sq.Ft) 102,500 360,000 257,500
Industrial (Sq.Ft.) 128,000 95,000 (33,000)
Office (Sq. Ft.) 25,000 80,000 55,000
Public/ Institutional
(Sq. Ft) 14,000 115,000 101,000
Lodging Units 90 690 600
DSA-P2. Identify and develop a town square.
DSA-P3. Identify mechanisms for creating a park/recreational open
space area with a trail along the Truckee River.
DSA-P4. Increase opportunities for pedestrian circulation, including
improved access across the railroad tracks, and improved ac-
cess between parking areas and businesses.
DSA-P5. Address parking problems in the Downtown area.
DSA-P6. Encourage residential uses mixed with office and commer-
cial uses.
DSA-P7. Enhance the desirability of the Downtown area as a "desti-
nation attraction."
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DSA-P8. Develop the old mill site (the Railyard) as a location for fu-
ture mixed use development, including both local- and tour-
ist-serving commercial uses, as well as residences, and public
uses, incorporating the suggested components described in
Action A7.1 in the Community Character Element.
DSA-P9. Improve roadside landscaping. Work with Union Pacific to
improve portions of the "no man's land" around the rail-
way.
DSA-P10. Identify funding mechanisms for downtown improvements,
including a Business Improvement District.
DSA-P11. Identify incentives for privately-funded development pro-
jects which implement the Specific Plan. Such incentives
may include, but are not limited to, tax incentives, fee re-
ductions, and priority permit processing.
DSA-P12. Address improvements to the intersections of Bridge
Street/West River Street and Bridge Street/Commercial
Row in order to improve the level of service.
DSA-P13. Ensure that all critical sites in the Downtown with potential
for soil contamination are appropriately studied prior to de-
velopment, and that adequate measures are taken to address
identified problems.
DSA-P14. Improve and enhance the Truckee Riverfront in the Down-
town area.
Policy P6.2 and Actions A6.3, A6.4 and A6.5 under Goal LU-6 in this Gen-
eral Plan also implement the Downtown Specific Plan.
Gray’s Crossing Specific Plan Area [Gray’s Crossing SPA]
The Gray’s Crossing Specific Plan Area consists of approximately 800 acres
located on either side of Highway 89 North. The Specific Plan for this site
Policies concerning circulation
within the Downtown, including
those that address issues associated
with the Bridge Street at-grade
crossing are included in the Circu-
lation Element.
Policies and Actions under Goal
CC-7 in the Community character
Element also apply to the
Railyard.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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accommodates a mix of residential, recreational, commercial, and public land
uses.
Land Uses Allowed: Allowed uses are as specified in the approved Gray’s
Crossing Specific Plan. These uses include mixed use commercial, residential
and recreational uses, and community facilities.
Density and Intensity: Table LU-5 shows the maximum amount of develop-
ment (housing units and square feet of non-residential development) allowed
in the Gray’s Crossing Specific Plan.
Policies: The following policies will guide implementation of the Specific Plan
for the Gray’s Crossing development.
GC-P1. Preserve existing natural features and wildlife habitat.
GC-P2. To protect wildlife habitat, preserve open space corridors
connecting to adjacent open space lands.
GC-P3. The planned community shall be sited, oriented and massed
to provide for maximum exposure to winter sun and protec-
tion from wind and temperature extremes.
GC-P4. Landscaping shall complement and be a component of the
existing native ecosystem.
GC-P5. Maintain the undeveloped open space character of the
viewsheds along Highway 89 and Interstate 80.
GC-P6. Develop the site as a destination recreational community.
GC-P7. Provide amenities such as a golf course, riding stables, cross
country ski area, hiking/biking trails, a recreational center,
and hotel.
TOWN OF TRUCKEE
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TABLE LU-5 GRAY’S CROSSING SPECIFIC PLAN ALLOWED
DEVELOPMENT
Land Use Allowed Development
Residential Uses
Single-Family Units 408
Cottage Units 74
Attached housing units 115
Live-Work Units 21
Employee Housing Units 92
Total Residential Units 710
Non-Residential Uses
Commercial 40,700 (square feet)
Lodging 300 rooms, plus conference facility (5,000
square feet)
Community Center 10,000 square feet
18-Hole Golf Course 193 acres
Religious Facilities 2 churches, located on one 8-acre and one
1-acre site
Undeveloped Open Space 417 acres
GC-P8. Residential uses shall be clustered. Apartment units shall be
interspersed with office and light commercial uses in some
areas. Affordable housing shall be provided in addition to
market rate housing. The number of affordable units shall
be equal to 20 percent of the number of market rate units.
GC-P9. Retail shopping areas shall be designed at a pedestrian scale,
incorporating pathways, courtyards and other activity
nodes, with a mix of shopping, offices, residences, and ser-
vices. Large single building forms and large masses of pave-
ment are not considered consistent with this policy.
GC-P10. Architecture shall be consistent with the Town of Truckee
Design Guidelines.
TOWN OF TRUCKEE
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GC-P11. Parking areas shall be screened. Parking shall be provided in
scattered small lots or located to the rear of buildings.
GC-P12. Incorporate pedestrian/equestrian/bicycle/ski trails into
project design to provide access through the entire project
area, connecting onsite and offsite shopping and service ar-
eas with residential and recreational areas. Trails shall be
open to the public.
GC-P13. Provide pedestrian/bicycle/cross-country ski links to the
Downtown area that connect with trails on adjacent proper-
ties.
GC-P-14 Development under the Gray’s Crossing Specific Plan shall
provide a reasonable balance of residential, retail, office, and
recreational land uses in each development phase.
Tahoe Donner Plan Area [Tahoe Donner PA]
The Tahoe Donner Plan Area designation recognizes the existing approved
Tahoe Donner community.
Land Uses Allowed: This designation allows buildout of the land uses put in
place for Tahoe Donner prior to the Town's incorporation, as reflected in the
master development plan classifications for the Tahoe Donner planned com-
munity. Such uses include single-family homes, condominiums in clustered
development areas, neighborhood serving-commercial uses, and recreational
facilities. Major changes to the approved land uses for the Tahoe Donner
Plan Area, as reflected in the existing zoning for Tahoe Donner, will require
changes to the Tahoe Donner Codes, Covenants and Restrictions (CC&Rs).
Density and Intensity: Buildout of the Tahoe Donner planned community is
estimated to result in a total of 7,000 housing units and 70,000 square feet of
non-residential uses, which would be mostly recreational facilities.
TOWN OF TRUCKEE
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Policies: The following policies apply to Tahoe-Donner.
TD-P1. Land uses, activities and future development at Tahoe-
Donner shall take place consistent with the approved master
development plan for the community.
TD-P2. Major changes in the approved land uses, activities or site
plan for Tahoe Donner will be reviewed for consistency
with the community’s CC&Rs.
TD-P3. Encourage neighborhood services and commercial uses in
Tahoe Donner which could reduce vehicle trips into town.
Recognizing the limited amount of land available for such
uses, require applications for new commercial development
to demonstrate an ability to provide goods and services to
Tahoe Donner residents.
TD-P4. The Town encourages the Tahoe Donner Association to
change its CC&Rs to allow second units, consistent with
State law.
TD-P5. Minimize conflicts between residential and recreational us-
ers in Tahoe Donner and protect the natural resource values
of Tahoe Donner including Trout Creek and Alder Creek.
Support the efforts of the Tahoe Donner Association, Tahoe
Donner residents, and others in implementing this policy.
Overlay Designations
This General Plan includes seven overlay designations, as follows:
♦ Three Neighborhood Areas: for Donner Lake, Gateway and the Brock-
way Road Corridor.
♦ Three additional sites where specific additional policy guidance for devel-
opment applies.
TOWN OF TRUCKEE
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♦ Lands throughout Truckee that are under the ownership of the United
States Forest Service.
In each case, allowed land uses are those specified in the underlying designa-
tion, except as described below. Overlay designations are mapped in Figure
LU-2.
Donner Lake Neighborhood Area
The Donner Lake Neighborhood Area has been designated to address the
unique mix and character of land uses in the area surrounding Donner Lake.
Land Uses Allowed: Land uses allowed in this designation are residential, com-
mercial, mixed residential/commercial uses, and public/institutional uses.
Residential land use designations within the Donner Lake Neighborhood
Area are shown on the Land Use Map. Within the Donner Lake Neighbor-
hood Area, commercial and mixed commercial/residential uses may be al-
lowed in Residential designations through site specific planning and zoning.
Appropriate commercial uses include neighborhood and resort commercial
uses, restaurants, sports stores, hotels, motels, and inns located in or close to
existing commercial areas.
Density and Intensity: Residential densities within this designation range from
0.5 to 6 housing units per acre.
Zoning districts to implement this category shall accommodate a range of
densities based on environmental constraints, existing development patterns,
the need to accommodate duplexes, multi-family housing and mixed commer-
cial uses in appropriate locations, and the potential for new clustered subdivi-
sions on larger undeveloped lots.
Policies: The following policies guide development in the Donner Lake
Neighborhood Area.
TOWN OF TRUCKEE
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DL-P1. Recognize the historic and recreational character of the
Donner Lake Neighborhood Area by accommodating a mix
of residential, recreational, and commercial uses in the Resi-
dential and Commercial land use categories:
♦ Accommodate publicly accessible uses such as restau-
rants, parks, and other recreational facilities along the
lakefront.
♦ Locate new commercial uses in areas which are easily
accessible by both vehicles and pedestrians and which
minimize impacts on residences.
♦ Ensure new discretionary development minimizes vis-
ual impacts, particularly to views across the lake and to
adjacent hillsides and ridges beyond, is visually com-
patible with existing development, and does not appear
out of scale with parcel sizes and adjacent development.
DL-P2. Cooperate with the Truckee-Donner Recreation and Park
District, the State Department of Parks and Recreation, and
the residents at Donner Lake in planning for Donner Lake
to minimize conflicts between residential and recreational
uses and to protect the natural resource values of the lake.
Policies under Goal CC-16 in the Community Character Element are also
applicable to the Donner Lake Neighborhood Area.
Gateway Neighborhood Area
The Gateway Neighborhood Area overlay designation has been applied in
recognition of the role of the Gateway Area as a central hub of the commu-
nity, with a rich mixture of residential, commercial and public uses. The fo-
cus of the Gateway Neighborhood Area is the Donner Pass Road corridor,
one of the most important thoroughfares in Truckee.
TOWN OF TRUCKEE
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Land Uses Allowed: Land uses allowed in this designation are those uses per-
mitted in the underlying land use designations. These include residential,
commercial, public, and commercial/residential mixed use land uses, as well
as quasi-public uses associated with the Tahoe Forest Hospital and other
medical facilities. Appropriate uses include public facilities such as schools,
government offices, and community recreation and arts facilities; residential
uses of a range of residential types and densities including medium and high
density housing; retail and office uses; and mixed use development.
Density and Intensity: Residential designations, as shown in the Land Use
Map, allow development at densities ranging from one to twelve units per
acre. Commercial uses are allowed at an average FAR of 0.2.
Policies: Policies in this section are intended to provide guidance for future
development and improvements for the Gateway area along the Donner Pass
Road corridor. These policies are intended to recognize and build upon the
centrality and community importance of the Gateway area, and particularly
to enhance its character, livability, walkability, and safety for pedestrians and
cyclists. Policies under Goal CC-8 in the Community Character Element
also apply to the Gateway Area.
GW-P1. Ensure that new development and land uses support the fol-
lowing goals for the Gateway Area:
♦ An attractive streetscape.
♦ Adequate landscaping and street trees.
♦ Uses and design that encourage community activity and
street life, including new civic and public spaces.
♦ Preclusion of generic, auto-oriented and strip commer-
cial type development.
♦ New vertically and horizontally integrated mixed use
development, particularly that which incorporates resi-
TOWN OF TRUCKEE
2025 GENERAL PLAN
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dential uses as well as high quality commercial devel-
opment.
♦ Pedestrian-oriented design, incorporating connections
between adjacent parcels and uses, street furniture, and
human-scaled design features.
♦ Provision of bicycle facilities along Donner Pass Road,
and connections to the town-wide bicycle and trails net-
work.
♦ Enhanced connectivity to Downtown Truckee and
other parts of the town.
GW-P2. Encourage retrofitting of existing commercial development
to reflect the qualities listed in Policy GW-P1, above, and
work with public agencies and districts with facilities in the
area to improve the visual quality of their street frontages.
GW-P3. Maintain the existing cross-section of Donner Pass Road at
three lanes (two lanes plus a center turn lane).
GW-P4. Develop an urban design plan for the Gateway Area that re-
flects the above aspects and those described under Goal CC-
8 in the Community Character Element.
Policy P6.3 and Action A6.6 under Goal LU-6 in the Land Use Element also
apply to the Gateway Neighborhood Area.
Brockway Road Neighborhood Area
The Brockway Road Neighborhood Area is applied to the Brockway Road
Corridor, in recognition of this important thoroughfare as a key gateway to
Truckee from the south. It also recognizes the potential for significant
change in this area with conversion of the roadway from a State Highway to a
local road, following the completion of the Highway 267 Bypass.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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Land Uses Allowed: Land uses allowed in this designation are those uses per-
mitted in the underlying land use designations. These include residential uses,
predominately in the medium and high-density ranges; commercial and lodg-
ing uses; public facilities; open space for recreational uses and scenic and habi-
tat value; and uses allowed under an approved specific plan for PC-3.
Density and Intensity: Residential designations, as shown in the Land Use
Map, allow development at densities ranging from three to twelve units per
acre. Commercial and industrial uses are allowed at an average FAR of 0.2.
Policies:
BR-P1. Preserve and improve the character of the Brockway Road
Corridor, including the following aspects:
♦ Preservation of the corridor's open qualities, which pro-
vide an important transition from the developed areas
of the Town to the open space of the Martis Valley to
the south. This could be accomplished through screen-
ing with vegetation, use of landscaped buffers or inter-
spersing development nodes with green space and land-
scaped areas.
♦ Recognition of the corridor's status as a gateway to
Truckee from the south, ensuring that new develop-
ment and land uses, particularly those proposed for PC-
3, support and enhance this role.
♦ Supporting the corridor's use as a bicycle and pedestrian
route through the provision of appropriate facilities for
these users, including a recreational trail and Class I
bikeway.
TOWN OF TRUCKEE
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Action A6.7 under Goal LU-6 in the Land Use Element and Community
Character Element Goal CC-14 and its related policies and actions apply to
the Brockway Road Neighborhood Area.
Town Corporation Yard Area
This designation is applied to the area around the Town’s existing corpora-
tion yard, in consideration of the possible cessation of use of this site as a
maintenance and equipment facility for the Town.
Land Uses Allowed: Limited Public uses are permitted within this Overlay
Area, including a Town or Special District maintenance or equipment yard,
and open space recreation uses.
Density and Intensity: Public facilities are allowed at an average Floor Area
Ratio (FAR) of 0.2.
Policies: The following policies apply to the Corporation Yard Overlay Area.
CY-P1 The appropriate mixture of public uses for the Corporation
Yard and area immediately adjacent to it shall be determined
through future study.
CY-P2 Respect open space values and access considerations associ-
ated with proximity of the Truckee River in this area.
CY-P3 Respect residential uses in this area and address land use
compatibility conflicts.
Hirschdale Mine Site
The following policy applies to the properties encompassing the Hirschdale
Cindercone Mine, located just to the west of Glenshire, adjacent to the rail-
road corridor, Truckee River and Interstate 80.
TOWN OF TRUCKEE
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HM-P1. Any residential density established by the General Plan
Land Use Map, shown in Figure LU-1, shall apply only to
those portions of the properties that have not been previ-
ously mined or disturbed for mining.
Overlay Area 6
The following policy applies to Overlay Area 6, which includes an area be-
tween Glenshire and the eastern Town limit.
OA6-P1. A planned development shall be adopted for all properties
located in Overlay Area 6 before any tentative map or sub-
division may be approved on any of the properties. The
planned development shall link access, open space areas, and
infrastructure between the properties to ensure that subdivi-
sion and development of the properties takes place in a co-
ordinated manner.
National Forest [NF]
This designation was applied to lands under the jurisdiction of the United
States Forest Service. In all areas designated NF identified for disposal by the
USFS, an underlying designation is applied to express the Town's intent for
land uses on those lands should they enter private ownership.
Land Uses Allowed: Land uses allowed in this designation are those uses per-
mitted in the underlying land use designation in the event that the parcels are
transferred into private ownership. Zoning districts to implement this cate-
gory should recognize the public uses until such time as the land ownership
changes.
Density and Intensity: Density and intensity standards as specified for the un-
derlying designation are applicable.
TOWN OF TRUCKEE
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F. Land Use Designations for the Proposed Sphere of Influence
Figure LU-3 shows land use designations for land within the Town’s pro-
posed Sphere of Influence.
Planned Residential Development [PRD].
This land use designation is applied to areas outside the Town limits but
within the proposed Sphere of Influence. Three Planned Residential Devel-
opment areas have been identified. Their location is shown in Figure LU-3.
♦ Planned Residential Development Area 1: 702 acres located in the Negro
Canyon area.
♦ Planned Residential Development Area 2: 850 acres located adjacent to
the east boundary of the town.
♦ Planned Residential Development Area 3: 868 acres located south of the
Glenshire area in the Martis Valley.
Levels of permitted development intensity for each of these areas are specified
below.
The PRD designation for each of the areas described above is intended to rec-
ognize the development intensities established by the Nevada County Gen-
eral Plan. The intent of this land use designation is to allow clustered residen-
tial development with supporting commercial uses while preserving land in
undeveloped open space. Prior to subdivision or development of the prop-
erty, a planned development must be approved. The planned development
will be utilized to implement Town General Plan policies including, but not
limited to, protection of steep slopes, drainage courses, wetlands, key wildlife
habitat, sensitive view corridors, and other environmentally sensitive areas.
Land Uses Allowed: Land uses allowed in this designation are clustered resi-
dential uses. Commercial uses supporting clustered residential development
and residential recreational uses are also permitted. Clustered residential uses
G l e n s h i r e D r
Alder Creek Rd
Joerger Dr
P r o s s e r D a m R d
Brockway Rd
A l d e r D r
Ski Slope Way
H
i
r s
c
h
d
a
l
e
R
d
Silverfir Dr
Theline Dr
Palisades Dr
N
orth
w
ood
s Blvd
Donner Pass Rd
Donner Pass Rd
L A N D U S E D E S I G N A T I O N S I N T H EPROPOSED S P H E R E O F I N F L U E N C E
§¨¦8 0
§¨¦8 0
§¨¦8 0
§¨¦8 0
267
267
89
89
T r u c k e e R i
v
e
r
T r u c k e e R i v e r
Truckee Town Limits
Proposed Sphere of Inf luence
General Plan Land Use Designations
Residential Cluster (10 Acres)
Residential (0.33 du/acre)
Residential (0.5 du/acre)
High Density Residential
Planned Residential Development
Open Space Recreation
Resource Conservation/Open Space
Truckee-TahoeAirport
TahoeDonner
ProsserLakeview Glenshire-Devonshire
Glen s h i r e D r i v e
D o n n e r L a k e
P r o s s e r L a k e
PRD-3
PRD-2
PRD-1
FIGURE LU-3
T O W N O F T R U C K E E2025 G E N E R A L P L A N
B o c a Re s .
0 1 2 Mile
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are those located on a portion of a site, with the remainder of the site pre-
served in open space. Clustering shall be planned so as to leave areas of sig-
nificant resources or hazard in open space and to maximize preservation of
open space areas. The type, location and quality of open space areas pre-
served through clustering shall be an integral and primary element in the
overall site planning for a project. Types of open space to be prioritized for
preservation through clustering are defined in detail in the Conservation and
Open Space Element. Areas preserved in open space shall be included as part
of the area considered in calculating project density.
Density and Intensity: The density and intensity of development shall be es-
tablished through the planned development. The following descriptions of
each Planned Residential Development area establishes the maximum number
of dwelling units and other development that may be considered through the
planned development and the significant site design issues:
♦ Planned Residential Development 1: The land use designation allows
for a maximum of 38 clustered residential units. Design issues include
avoidance of steep slopes, wildlife movement corridors, protection and
restoration of creeks and drainages, and protection of scenic vistas.
♦ Planned Residential Development 2: This land use designation allows
for a maximum of 275 clustered residential units and approximately 10
acres of neighborhood commercial uses. Design issues include establish-
ing an appropriate relationship with the adjacent residential areas, wild-
life movement corridors, protection of creeks and drainages, and ridge
line protection.
♦ Planned Residential Development 3: This land use designation allows
for a maximum of 189 clustered residential units. Density from the por-
tion of the site within Placer County may be transferred to that portion
within the Town’s proposed sphere. Design issues include wildlife move-
ment corridors, avoidance of steep slopes and other environmentally sen-
sitive areas, protection of creeks and drainages, and protection of impor-
tant scenic vistas.
TOWN OF TRUCKEE
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Other Land Use Designation in the Proposed Sphere of Influence
Other land use designations applied to lands in the proposed sphere include
Resource Conservation/Open Space (RC/OS), Residential Cluster 10 (RC-
10), and Residential (RES). These designations are described in Section D.
Policies concerning the annexation of land within the proposed sphere of
influence are included under Goal LU-8 in Section G.
G. Goals, Policies and Actions
Goal LU-1 Manage growth so as to maintain the unique
qualities and character of the Town as a small
mountain community.
Policies
P1.1 All new development shall meet important community goals
for design quality, open space preservation, and promotion of
a livable, sustainable community. Development that does not
fulfill these goals shall not be allowed.
P1.2 Projects that exceed minimum requirements and mandated
levels for provision of affordable and workforce housing shall
be given a higher priority for development approval. Such
projects may be considered for application of less stringent de-
velopment standards in order to facilitate their development.
Actions
A1.1 Develop a system whereby development projects can be given a
rating based on the degree to which they meet goals for preserva-
tion and enhancement of community character, adherence to
town design standards, open space preservation, environmental
sustainability, provision of affordable housing, minimization of
TOWN OF TRUCKEE
2025 GENERAL PLAN
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sprawl, and promotion of a livable community. Amend the De-
velopment Code to reflect the guidelines developed under this
system.
Goal LU-2 Provide an adequate amount of land designated
for residential, commercial, and industrial uses
to meet demand within the life of the Plan.
As described in the Introduction to the General Plan and in the introduction
to the Land Use Element, the General Plan Land Use Map, shown in Figure
LU-1, was developed to meet this goal by providing sufficient land for growth
projected for up to the year 2025. The following policies will ensure that the
above goal is implemented as new development occurs.
Policies
P2.1 Ensure adequate supplies of residential, commercial and in-
dustrial land, located appropriately, to manage projected
growth.
P2.2 Ensure that the primary use of Industrial designated land is for
industrial, rather than general commercial uses.
P2.3 Ensure that new residential development meets minimum den-
sity standards, based on those described in Section C of the
Land Use Element.
P2.4 Approve amendments to the Land Use Map which intensify
the land use types, intensities, and/or densities of a property
only if it is found such amendment will benefit the commu-
nity.
Housing Element Program H1.2.2
requires that residential projects
achieve a minimum density of at
least 50 percent of the maximum
allowed density.
TOWN OF TRUCKEE
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Actions
A2.1 The Planning Division shall report annually to the Planning
Commission and Town Council on the amount and location of
remaining undeveloped land designated by the General Plan for
residential, commercial, and industrial uses. This report shall in-
clude an analysis of the effectiveness of General Plan policies and
recommend any necessary General Plan modifications.
A2.2 Update, maintain and implement regular improvements to the
Town’s GIS database to allow accurate calculations of acreage
and land use designations for all parcels within the Town.
A2.3 On a five-year basis, the Planning Division shall review Specific
Plans and other area plans to ensure that they meet land use
goals, and shall recommend any needed Specific Plan modifica-
tions.
Goal LU-3 Create efficient land use patterns which reduce
environmental impacts and minimize the po-
tential for residential and commercial sprawl.
Policies
P3.1 In order to prevent new linear commercial sprawl along major
transportation corridors, locate new freeway-oriented com-
mercial development outside of the Downtown Specific Plan
Area exclusively at the existing developed interchanges of In-
terstate 80 at Donner Pass Road/Cold Stream Road and
Highway 89 South. New freeway-oriented development may
be appropriate within the Downtown, as determined through
the Downtown Specific Plan.
Freeway-oriented development is
defined in the Glossary of Terms,
included as Chapter 10 of the Gen-
eral Plan.
TOWN OF TRUCKEE
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P3.2 Discourage future subdivision of estate type parcels (2.5 to 10
acres in size) within the Town boundaries outside of existing
rural subdivisions.
P3.3 To provide for projected population growth in an efficient
manner, accommodate development at the highest densities in
infill areas, consistent with goals for environmental protection
and land use compatibility.
Goal LU-4 Coordinate land development with provision of
services and infrastructure.
Policies
P4.1 Work with all special districts, including the Tahoe-Truckee
Unified School District, to ensure that development within
the Town is coordinated with provision of services.
P4.2 Cooperate with special districts to plan for and identify suit-
able future sites for needed facilities, including schools, fire sta-
tions, solid and liquid waste disposal sites, and utilities infra-
structure, so that the local population can be safely and effi-
ciently served, while minimizing potential environmental im-
pacts.
P4.3 Approve rezoning and development permits only when ade-
quate services are available, or when a program to provide ser-
vices has been approved by the applicable District and the
Town of Truckee. Standards of services for new development
applicable to this policy are shown in Table LU-6.
Require that sewer be provided for all new residential subdivi-
sions creating more than four lots, and all new commercial
and industrial uses. Existing legal lots and new subdivisions of
The policies and actions of Con-
servation and Open Space Goal
COS-11 address the protection of
water quality and the manage-
ment of stormwater runoff.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-53
TABLE LU-6 SERVICE STANDARDS AND TIMING
Timing
Type of
Service
Cooperating
Agency Standards
Action to be
Complete at
Time of
Rezoning
Action to be
Complete at
Time of
Development
Water TDPUD Fire flow and
peak demand
Capacity to be
available
Distribution
facilities to be
installed
Sewer TTSA
Adequate
hookups avail-
able
Capacity to be
available
Collection
facilities to be
installed
Schools TTUSD Sufficient
school facilities
Financing
mechanism to
be set up
Fee to be paid
to offset im-
pacts on capi-
tal facilities
Fire Truckee Fire
Department
Fire flow,
emergency ac-
cess, equipment
and personnel
Water capacity
to be available.
Distribution
and other fa-
cilities to be
installed.
Parks TDRPD
5 acres of de-
velopment
parkland per
1,000 popula-
tion
Financing plan
to be approved Fee to be paid
Streets Truckee
Public Im-
provement and
Engineering
Standards
Capacity to be
Available
Improvements
to be Con-
structed
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-54
four or fewer lots in areas currently without sewer may be
developed with residential uses using septic systems with the
approval of the appropriate health and environmental agen-
cies. Such lots may be required to establish connections to the
sewer system if they are located in close proximity to existing
or future sewer lines.
P4.4 Review all development proposals to ensure that demand gen-
erated for police services can be adequately met; periodically
evaluate current funding mechanisms for police services to de-
termine if they are adequate, and consider revisions as neces-
sary.
P4.5 Require new infrastructure and development to be designed
and built to manage stormwater runoff and to minimize or
eliminate harmful impacts to property prone to flooding, wa-
ter quality, and riparian, wetland, and meadow habitats.
When infrastructure is replaced or retrofitted, require the up-
grading of stormwater management systems to minimize or
eliminate these impacts.
Actions
A4.1 Work with the applicable special districts to develop a program
allowing transfer or sale of rights to service from areas desig-
nated Resource Conservation/Open Space or Open Space Rec-
reation to areas designated Residential, High Density Residen-
tial, Commercial, Industrial, or Planned Community.
(Some landowners have been paying for rights to service, for ex-
ample, sewer assessments, that would allow service for more
units than would be allowed under this General Plan. If the ser-
vice districts allow these rights to service to be transferred to ar-
eas where the Town will allow the units to be developed, land-
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-55
owners could be compensated for their assessment without den-
sities in these areas being increased.)
A4.2 Annually update the Town’s long-range Capital Improvements
Program as needed. The Program shall continue to address all
Town facilities that are included in the development impact fee
program, facilities needed to solve existing deficiencies and to ac-
commodate projected growth, and shall include a funding and
phasing program for provision of facilities in not less than five-
year increments through the end of the updated planning period.
Encourage all special districts serving Truckee to do the same.
Goal LU-5 Encourage a mix of land uses in the Town to
promote a vibrant community and to reduce
traffic, while addressing the need to minimize
land use conflicts.
P5.1 Strongly encourage mixed use development in appropriate lo-
cations, including the Downtown, Gateway area and Donner
Lake.
P5.2 Allow transitional uses such as office/professional in areas
where existing commercial uses directly abut single-family
residential uses and adequate buffers are not available, and
permit neighborhood serving commercial uses in residential
land use designations. These uses can be found consistent with
the residential land use designation when they are applied
based upon these circumstances and when it is found that ade-
quate roads and other infrastructure are available to serve all
uses.
Appropriate locations for
neighborhood commercial and
transitional uses include street
corners, larger subdivisions such as
Glenshire and Tahoe Donner, and
higher density residential areas.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-56
P5.3 Support development of neighborhood centers through estab-
lishment of uses and facilities that provide a direct benefit to
the neighborhood, such as educational and recreation facilities,
day care services, places of worship, community meeting cen-
ters, fire stations, small parks, libraries and other public facili-
ties, telecenters, and neighborhood commercial uses.
P5.4 Discourage new "strip" commercial development and encour-
age site design for new commercial projects that provides for
pedestrian/bicycle access and proper building scale and pro-
portion relative to the pedestrian realm.
P5.5 Support telecommuting and home-based offices by encourag-
ing the development of communications infrastructure and fa-
cilities such as satellite offices and local telecenters.
P5.6 Require that the feasibility of residential uses, including af-
fordable housing, be considered as part of any new mixed use
development proposal for the Downtown, and to the extent
feasible, be incorporated into final project design.
P5.7 Require buffering, screening, setbacks, and other measures for
new and expanded industrial uses adjacent to residential
neighborhoods to minimize impacts and compatibility con-
flicts.
Actions
A5.1 Review projects for compliance with Development Code stan-
dards and guidelines to ensure that new development minimizes
incompatibility between adjacent land uses through elements
such as buffer yards and setbacks.
A5.2 Develop a program to provide effective incentives for inclusion
of a residential component in mixed use projects.
Policies under Goal CC-10 in the
Community Character Element
also support strengthening and
enhancing neighborhood centers
in Truckee.
Satellite offices and local tele-
centers provide places in or near
residential areas for employees to
use for telecommuting. Such fa-
cilities would provide computer
and broadband internet connec-
tion and facilities for teleconfer-
encing.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-57
A5.3 Review projects for compliance with Development Code stan-
dards and guidelines to preclude new "strip" commercial devel-
opment, to provide pedestrian/bicycle access, and to have build-
ings properly proportioned to the pedestrian realm.
A5.4 Amend the Development Code to implement Policy P5.7.
Goal LU-6 Preserve and enhance the distinctive commu-
nity character of Truckee and each of its
neighborhoods.
Policies
P6.1 The maximum size limit for a single retail commercial use
building shall be 40,000 square feet.
P6.2 Maintain and enhance Downtown as the heart of Truckee and
as the Town's premier tourist destination through the follow-
ing methods, and through Action A6.2:
♦ Aggressively facilitate pedestrian-oriented development in
the Downtown through implementation of the Down-
town Specific Plan.
♦ Give some priority in the expenditure of capital improve-
ment funds to projects that will enhance appropriate uses
Downtown and facilitate new development, thereby im-
plementing the Downtown Specific Plan.
♦ Allocate staff resources to implement the Downtown Spe-
cific Plan.
♦ Actively encourage the relocation of industrial uses from
the Downtown area to other more appropriate locations
This Land Use Element contains
additional policies relating to the
Downtown Specific Plan Area.
These are listed in Section E above.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-58
in Town, such as the Pioneer Trail industrial area, or the
Airport industrial zone.
P6.3 Improve the quality and character of development along Don-
ner Pass Road in the Gateway Area, including improvements
that encourage a pedestrian-oriented environment and that fa-
cilitate walking and bicycle use.
P6.4 Require buildings to be located closer to the street, where ap-
propriate, and for off-street parking areas to be located to the
rear of commercial buildings, where feasible. Ultimate build-
ing locations must accommodate snow removal and snow
storage, and should maximize solar orientation.
P6.5 No new golf courses shall be allowed in the Town of Truckee.
Proposed major modifications or improvements to existing or
approved golf courses shall be considered on a case-by-case ba-
sis in the context of broader General Plan and community
goals.
Actions
A6.1 Conduct an independent economic analysis prior to approval of
the Specific Plans for PC-1 and PC-3, Master Plans for Hilltop
and Railyard, and for other large developments with substantial
commercial and/or industrial floor space. Use this analysis to
understand the economic impacts of the proposed development
on the Downtown and the community as a whole, and to iden-
tify possible competition with significant new development
planned Downtown.
A6.2 Periodically review the Downtown Specific Plan and update the
Plan as needed.
A6.3 Complete studies of Downtown sites with potential for hazard-
ous materials contamination, and develop recommendations for
Policies for the Gateway Area are
also included in Section E, above,
and under Goal CC-8 in the
Community Character Element-.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-59
needed actions, prior to site development, to address any identi-
fied problems.
A6.4 Develop a master plan for the Railyard Master Plan Area in the
Downtown as a location for future mixed use development, in-
cluding 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.
A6.5 Implement the recommended programs of the 2005 Downtown
River Revitalization Strategy, which are aimed at improving the
appearance and uses along West River Street and the Truckee
Riverfront, providing better access and connections between the
River and Downtown Truckee, enhancing housing and com-
mercial opportunities along this corridor, and protecting and re-
storing open space, water quality, and riparian habitat.
A6.6 Prepare a comprehensive land use and urban design plan for the
Gateway neighborhood area. The plan shall consider the follow-
ing key aspects:
♦ Items identified in Policies GW-P1 through P4, above, and
under Goal CC-8 in the Community Character Element.
♦ Strategic locations for focal points or nodes along the cor-
ridor that could be a focus of pedestrian-oriented devel-
opment.
♦ Projected traffic levels along Donner Pass Road in the
Gateway area, needed roadway improvements to address
potential service deficiencies and maximize efficiency for
future traffic, and incorporation of such improvements
into the overall urban design plan.
♦ An implementation strategy that sets clear priorities for
needed actions, establishes a timeline for implementation,
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-60
and identifies potential funding sources for needed im-
provements.
A6.7 Prepare a streetscape design plan for Brockway Road.
Goal LU-7 Encourage clustered residential development to
create efficient development patterns, and to
minimize environmental impacts and threats to
public safety.
P7.1 For all residential developments, require clustering where ap-
propriate. Clustered development as defined in this General
Plan includes the following considerations:
♦ Clustering of residential development will allow flexibility
of site design in responding to the natural features and re-
sources of an individual site.
♦ Clustering means that structures will be located on a site
so that larger areas are left as undeveloped open space.
♦ Undeveloped areas may either be preserved in private or
public open space, or may be a portion of an individual
lot, with deed restrictions prohibiting construction in that
portion.
P7.2 Residential development shall be clustered to avoid areas of
significant natural resources, including wildlife habitat and mi-
gration corridors and visual resources.
P7.3 Clustered development types shall be applied within the Town
according to the location and character of the development
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-61
site. Clustered development types and their corresponding
recommended locations are summarized in Table LU-7.
P7.4 Clustered development shall incorporate preservation of open
space areas as an integral and primary consideration in the
overall development plan for a site. Considerations in preserv-
ing open space through clustering shall include the following:
♦ Maximizing preservation of open space types that reflect
the Town’s priorities as stated in the Conservation and
Open Space Element.
♦ Maintaining an appropriate relationship of the site to the
character and context of adjacent neighborhood areas and
nearby and adjoining open space areas.
♦ Respecting individual site features and characteristics, in-
cluding topography, natural features, natural hazards and
constraints, and the presence of sensitive biological re-
sources.
P7.5 Preserve the portions of parcels not developed with clustered
residential used as undeveloped open space. Preservation and
management options for open space include:
♦ Dedication to a homeowners association.
♦ Dedication to a public agency such as the Parks District,
or to a land trust or other non-profit agency.
♦ Use of building envelopes in conjunction with conserva-
tion easements or deed restrictions.
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TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-63
Actions
A7.1 Amend the Development Code to reflect the goals for open
space preservation through clustering described in Land Use
Policies P7.1 to P7.5.
Goal LU-7 is also implemented through policies P1.4, P1.5 and P4.2 in the
Conservation and Open Space Element.
Goal LU-8 Work with adjacent jurisdictions to provide cri-
teria for the timely annexation of property
within the Town of Truckee’s proposed Sphere
of Influence for development purposes.
Figure LU-3 depicts the proposed sphere of influence, the boundary of which
was developed based on land use designations adopted by Nevada County.
Policies
P8.1 Seek agreement with Sierra, Nevada and Placer Counties on
development review procedures and criteria for major projects
in the Truckee region.
P8.2 Consider the extension of urban infrastructure (i.e. sewer and
water) outside the Town boundaries and within the proposed
sphere in conjunction with annexation of the property into
the Town.
P8.3 Encourage in cooperation with Nevada County that develop-
ment within the sphere of influence, whether annexed in the
Town or approved under County jurisdiction, is consistent
with the Town 2025 General Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-64
Actions
A8.1 Request that Nevada County LAFCo adopt the area shown in
Figure LU-3 as the Town of Truckee’s official sphere of influ-
ence.
A8.2 Develop annexation policies, in collaboration with Nevada
County and LAFCo, regarding annexation of property into the
Town for municipal services. These policies shall address the
following:
♦ Require that consideration of annexation prior to, or in
conjunction with, formal consideration of development
proposals so that the appropriate development standards
may be applied.
♦ Annexation of development into the Town should be
revenue neutral. The Town may pursue annexation of
property where the cost of providing Town services ex-
ceeds the revenue received based on a finding that the an-
nexation will provide an overriding benefit to the greater
Truckee community.
♦ Planned urban development outside of the Town should
be considered the most appropriate for development and
annexation to the Town in the following order:
a. Areas within the boundaries of established water and
sewer providers and where provisions for services to the
properties have been made;
b. Areas within the boundaries of established water and
sewer providers where provisions for services to the
properties have not been made;
c. Areas outside of the boundaries of established water and
sewer providers.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-65
♦ The type and level of service provided in areas proposed to
be annexed into the Town should be similar to those pro-
vided within the existing Town boundaries.
♦ Compact development, close to existing infrastructure, is
most appropriate for annexation to the Town.
♦ Annexation of resource lands or sparsely developed areas
is generally not appropriate unless done in conjunction
with the annexation of development areas.
A8.3 Explore the development of a transfer of development credit
program within the Town. Explore the possibility of transfer-
ring development rights of properties within the sphere of influ-
ence to lands within the Town. Involve property owners, the
Nevada County Local Agency Formation Commission, and Ne-
vada County in the development of the program and in the con-
sideration of including properties in the sphere of influence in
the program.
Goal LU-9 Support development patterns in the Planning
Area that do not negatively impact the Town
of Truckee, and that enhance the quality of life
for residents of Truckee and the wider region.
Policies
P9.1 Support clustered development within the Planning Area.
P9.2 Support a limit to new development outside Truckee to an
amount which can be accommodated by circulation improve-
ments determined to be appropriate by the Town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
LAND USE ELEMENT
2-66
P9.3 Oppose any development in the Planning Area that would ne-
cessitate widening of Highway 267 north of Brockway Road
to four lanes.
P9.4 Support the provision of housing within the Planning Area
outside the Town limits to meet demand created by new em-
ployment-generating development in these areas.
P9.5 Support provision of housing for all income segments dis-
persed evenly throughout all developed portions of the Plan-
ning Area.
P9.6 Encourage any development within the Planning Area to
promote inclusivity; the Town therefore opposes exclusive
development type such as gated communities within the Plan-
ning Area.
P9.7 Oppose development within the Planning Area that signifi-
cantly impacts the Town’s natural ecosystems and viewsheds.
P9.8 Support regional cooperation with special districts, and with
Nevada and Placer Counties.
P9.9 Oppose new golf courses within the Planning Area.
Actions
A9.1 Work together with Nevada County and Placer County to de-
velop a coordinated open space protection strategy for the Plan-
ning Area.
3 COMMUNITY CHARACTER ELEMENT
3-1
The Community Character Element of the General Plan is best defined as the
element that preserves and builds upon Truckee’s “sense of place” and unique
identity. A community’s character, or image, is shaped by both physical and
intangible elements. It is the essence of a place and what one remembers long
after leaving. The image of a community is not static – it can and will change
as a community grows and matures. Truckee today is in a state of evolution
from a series of rural recreational neighborhoods, commercial centers and
industrial areas loosely grouped around an historic center, to a community of
vibrant mixed-use centers, a thriving Downtown, and connected neighbor-
hoods each with their own unique qualities.
This Community Character Element will influence the future physical form
of the community by guiding the desired quality and character of future de-
velopment, and by protecting the important aspects of the natural and built
environment that define the image and the spirit of Truckee. It also expresses
a vision for the future in which the critical components that uphold
Truckee’s community character – the built and natural environment, the so-
cial fabric of the community, and the local economy – are held in balance
with each other in a way that is complementary and mutually reinforcing.
In many ways the Vision for Truckee is at its heart a statement about com-
munity character, defining the things that make Truckee the place that it is,
and the community it wants to be in the future. Preserving the Town’s his-
toric and scenic assets, safeguarding open space and the natural environment,
providing physical and social connections within the town, and facilitating a
strong and diverse economy, are all components of the Vision Statement and
aspects of community character with which this Element is concerned. While
many of these topics are also addressed elsewhere in the General Plan, the
Community Character Element takes a somewhat different approach by
looking at each topic through a place-based framework that focuses on the
building blocks of the community: neighborhoods, centers, districts, corri-
dors, and gateways.
While it is principally this Ele-
ment that addresses issues of
community character, several
other General Plan Elements,
notably the Land Use, Circula-
tion, Conservation and Open
Space, and Economic Develop-
ment Elements, are also con-
cerned with some of the impor-
tant aspects that contribute to
Truckee’s unique sense of place.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-2
The Community Character Element is an optional element that is not re-
quired by State law for inclusion in a General Plan. However, Truckee has
chosen to include a Community Character Element in the General Plan in
recognition of the importance of preserving Truckee’s small, mountain town
character, and the need to address the wide range of aspects contributing to
local character in a more unified and coherent manner than would be possible
if these topics were scattered throughout the General Plan. The Element also
addresses a number of topics that are required by State law, including preser-
vation of historic and cultural resources, and the important visual and scenic
assets of the community.
This Element addresses five major issues: landscape, open space and scenic
resources; town design; historic and cultural resources; social issues and com-
munity building; and arts and culture. Background conditions for each of
these aspects is first described, followed by a series of goals, policies and ac-
tions, included in Section E, that are relevant to these various topics at hand.
Guiding Principles for the entire Element are provided on the facing page.
A. Landscape, Natural Environment and Scenic Resources
Truckee’s unique natural environment defines many of the most important
aspects of the town’s community character. The mountain landscape domi-
nates the built environment in Truckee. Scenic views of surrounding moun-
tain peaks and ridgelines, and sweeping vistas of the forested hillsides, mead-
ows, and the river valley in which the town lies, provide an environment of
uncommon beauty and a powerful connection to the natural world for
Truckee’s residents.
The natural environment is also, in many respects, Truckee’s “reason for be-
ing.” First as a historic town center that evolved as a naturally-defined stop-
ping point along trans-Sierra transportation routes, and later in the
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-3
Maintain Truckee’s unique qualities and sense of place to pre-
serve the town’s established historic and scenic mountain town
character.
Conserve and protect the natural beauty, scenic landscapes and
open space resources of the Town, including the Truckee
river, Donner Lake, ridges and hillsides, scenic corridors and
vistas, and views of the night sky.
Emphasize and enhance the visual and physical connection
between the town‘s natural environment and the community’s
quality of life.
Promote the highest possible standards of town design, plan-
ning and architecture in Truckee.
Strengthen Truckee’s town centers as vibrant, mixed use hubs
of community life.
Create a diverse, complementary hierarchy of mixed use and
neighborhood centers to strengthen Truckee’s economic base
and provide focal points for the town and its neighborhoods.
Improve and strengthen connections between the town's
neighborhoods and centers.
Reinforce the unique qualities of Truckee’s neighborhoods.
Enhance Truckee’s important corridors and community gate-
ways.
Protect Truckee’s historic and cultural resources.
Build a strong community in Truckee.
Support the arts in Truckee and encourage the development of
cultural amenities.
Community Character Element Guiding Principles
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-4
communities and neighborhoods that grew from the desire to live amidst the
town’s spectacular mountain environment, the landscape continues to define
Truckee’s identity and its economic fortunes.
Natural Setting and Landscape
Truckee’s landscape can be conceptualized as a series of distinct terrain areas,
defined both by topography and vegetation. They include the high mountain
peaks and ridges of the Sierra Nevada and Carson Range that lie outside the
Town limits but are visible from many places within Truckee; the forested
uplands lying within and bordering the Town; meadowlands; and the valleys
of the Truckee River and Martis Creek watersheds. Truckee's topography
and landscape are illustrated in Figure CC-1.
The mountains surrounding Truckee are a dominant landscape element in
both scale and mass, dwarfing the town’s built environment. Distinct ridge-
lines create a sharp contrast with the sky, draw the eye and reinforce the sense
of the town nestled in the Truckee River Basin, a refuge from the high, rug-
ged mountain environment. The region’s mountains and ridgelines are high
in scenic quality and visual interest, thickly forested at lower elevations and
rocky and often snow-capped at their peaks.
Forested upland areas within the Town limits provide definition to the
town’s form, and a transition to the more gentle landscapes of the Truckee
River Valley and meadowland areas. Forested uplands are primarily concen-
trated in the north and west portions of the town, and include Alder Hill and
upland areas south of Prosser Lake, Tahoe Donner’s uplands, the steep slopes
north of the Interstate 80 (I-80) corridor, and, on a more modest scale, McIver
Hill and Hilltop in the Downtown area. More moderate terrain extends
through Truckee to the east and southeast, with a landscape best described as
open meadows or treed lowlands, consisting of rolling terrain, scattered trees
and denser stands, and a generally more expansive visual character.
Natural features and topography
define east-west patterns of move-
ment in Truckee.
W a y
Martis
Creek
Lake
G l e nshi re Dr
Alder Creek Rd
Joerger Dr
Pro ss er Da m R d
Broc
kway Rd
Al
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Donner Pass Rd
Donner Pass Rd
Glen s h i r e D r i v e
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§¨¦80
§¨¦80
§¨¦80
§¨¦80
267
267
89
89
T r u c k e e
R i v
e
r
T r u c k e e R i v e r
D o n n e r L a k e
Prosser Lake
Proposed Sphere of Influence
County Boundary
Interstate or Highway
Railroad
Truckee Town Limits Scenic Corridor*
Scenic Vista
Prominent Slope, Ridge Line, Bluff Line or Hillside
Creek or Drainage
BocaRes.
* I-80 Scenic Corridor applies to nor th side of highway only in the Downtown area.
NORTH
FIGURE CC-1
TOWN OF TRUCKEE
2025 GENERAL PLAN
SCENIC RESOURCES
0 0.5 1 mile
Alder
Hill
Prosser
Hill
Boca
Hill
Airpor t
Flat
S c h a ll e n b e r g e r R i d g e
Juniper
Flat
MARTIS
VALLEY
Bald
Mountain
D o n n e r R i d g e
Carpenter Valley
E u e r V a l l e y
Other Views
Vie
ws
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Vie ws Up
a
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Views toDonner Lake
Views toDonner Lake
Vie ws to
D
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Mt J udah
a
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Ti nk e rs K
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Views to Mt. Rose
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-7
The orientation and alignment of the Truckee River valley defines a natural
corridor that provides a unifying visual and physical element of the town
landscape along its axis. It delimits the linear form of the historic downtown
and the alignment of the railroad and the interstate as they pass through
Truckee, as well as the steep escarpment that lies along the River’s edge for
much of its eastern reaches within Truckee.
Truckee’s other riparian corridors are also important landscape components
within Truckee. Waterways such as Donner Creek, Trout Creek, and Alder
Creek thread their way throughout the Town, providing naturally defined
corridors of open space and riparian habitat. Donner Lake provides one of
the most distinctive elements of the town’s natural landscape, with its open
waters flanked on three sides by steep, forested mountain ridges.
Open Space
Open space is an integral component of Truckee’s landscape and its commu-
nity character. For the Truckee community, open space provides a critical
visual, physical and spiritual connection to the natural environment. Open
The alignment of the Truckee
River Valley allows views from
Gateway and Downtown areas all
the way to Mount Rose and the
Carson Range.
The Truckee River is a dominant feature in the Town’s landscape
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-8
spaces allow the town’s stunning mountain scenery to be experienced both
through scenic vistas as well as through outdoor recreation opportunities of
all sorts. Open space also provides habitat for a rich diversity of plant and
animal species, and is a critical aspect of the local and regional economy.
Issues of open space preservation in the Town of Truckee are addressed in the
Conservation and Open Space Element, which defines, describes and maps a
variety of types of open space in Truckee, and presents a wide-ranging series
of goals, policies and actions to preserve, enhance, and connect the town’s
important open space areas.
Scenic Resources
Figure CC-1 illustrates significant scenic resources in Truckee, including sce-
nic vistas and open space areas, prominent slope exposures, ridge and bluff
lines, and designated scenic corridors. Each of these are defining features of
the town, and a valued community assets, contributing strongly to Truckee’s
sense of place and its community character.
While the General Plan seeks to preserve the town's visual resources, it also
recognizes that Truckee's scenic landscapes will not remain static. All devel-
opment with the potential to affect scenic resources must be reviewed in the
context of current conditions, and in light of the particular qualities of scenic
resources as they evolve over time.
Scenic Views and Vistas
Truckee has exceptionally varied topography, ranging from a low elevation of
approximately 5,540 feet near Boca to an elevation of near 7,500 feet in Tahoe
Donner. The valley, hillsides and ridgelines that comprise the town's diverse
landscape provide a rich array of scenic resources, and afford numerous van-
tage points from which scenic vistas can be gained.
Views of peaks and high mountain ridges can be experienced from numerous
locations within the Town, but most obviously, when looking to the east
from central Truckee, and to the east and southeast from upland neighbor-
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-9
hoods like Tahoe Donner. Some of Truckee’s most sweeping open space vis-
tas occur from north of the Truckee River looking south towards the Martis
Valley. Roadways connecting into Downtown Truckee provide a different
sort of scenic vista, that of the townscape of the historic center within the
natural setting of the river valley and the forested hills that flank it. The new
Highway 267 bridge has introduced a new, human-made landscape element to
views of Truckee and provides a previously unavailable perspective on the
Town to drivers crossing the bridge, 90 feet above the valley floor.
Donner Lake, its shoreline, and views across Donner Lake’s open waters to
forested Schallenberger Ridge to the south; Donner Ridge to the north; and
the Sierra crest to the west, constitute an additional key scenic resource for
the Town, as do views and landscapes associated with the Truckee River and
the numerous creeks and drainages that flow through the town.
Scenic Corridors
This General Plan identifies two designated scenic corridors in Truckee, one
that encompasses the length of Interstate 80 where it passes through the
Town limits, and the other a portion of Highway 89 North. The scenic cor-
ridor designation recognizes the high scenic value of the landscape along these
thoroughfares, and the need to actively protect the corridors from the en-
croachment of visually incompatible development and advertising signage
that could impair the scenic quality within the roadway’s viewshed. Scenic
corridors in Truckee are mapped in Figure CC-1.
The alignment of Interstate 80 and its elevation above the Truckee River val-
ley means that it affords numerous viewpoints to the south and southeast
across the valley and beyond. The Interstate hugs the northern edge of the
Downtown through central Truckee, providing important views of the town
to the many millions of motorists that travel the highway annually.
Highway 89 North, north of Prosser Dam Road, is a designated scenic corri-
dor in recognition of the need to protect the scenic, rural quality and charac-
ter of the highway corridor. Preservation of the highway viewshed is particu-
Truckee’s varied topography af-
fords a variety of different scenic
vantage points throughout the
Town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-10
larly critical in light of development allowed under the General Plan, includ-
ing the Gray’s Crossing Planned Community, which flanks the roadway
along much of its length within the town, and in the Prosser neighborhoods
just south of the Town limit line.
Light Pollution
Light pollution refers to all forms of unwanted light in the night sky around
and above us, including glare, light trespass, sky glow and over-lighting.
Views of the night sky are an important part of the natural environment, par-
ticularly for a mountain community like Truckee. Excessive light and glare
can also be visually disruptive to humans and nocturnal animal species, and
often reflects an unnecessarily high level of energy consumption. Light pollu-
tion has the potential to become an issue of increasing concern as new devel-
opment contributes additional outdoor lighting installed for safety and other
reasons. Truckee is threatened not only by light pollution from development
within the town’s own borders, but also suffers from sky glow associated
with the intensive and sprawling development of the Reno/Sparks metropoli-
tan area.
B. Town Design
Town design focuses on the visual and functional relationships of the places,
buildings and structures that define the built environment. It considers the
relationships between people and places, circulation and connections, and the
physical form of the town.
Understanding community character in Truckee comes, to some extent,
through an understanding of the composite parts of Truckee’s built environ-
ment, the “building blocks” of centers, neighborhoods, districts, corridors and
gateways that, in addition to the open spaces described previously, comprise
the fabric of the town. To provide a framework for discussing issues of
community character as it relates to the form of the built environment, this
Glare is the uncomfortable
brightness of a light source when
viewed against a dark back-
ground.
Light trespass is the spilling of
light from beyond the property
where the light is located.
Sky glow refers to conditions
where excess and poorly designed
lighting obscures views of the
night sky.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-11
Element looks at Truckee in terms of a series of discrete places and commu-
nity areas, categorized by type. These types include:
♦ Centers, the commercial and mixed use areas of the Town that serve as
the focus for community life and commercial activity.
♦ Residential Neighborhoods, which constitute the majority of Truckee’s
developed areas.
♦ Employment Districts, which include the relatively few places in
Truckee where job-generating uses dominate.
♦ Corridors and Gateways, the linear features of the town that provide
both connectivity and identity to the community at its entry points.
Truckee’s centers, residential neighborhoods and employment districts are
mapped in Figure CC-2, and corridors and gateways are mapped in Figure
CC-3.
Goals, policies and actions for each community area are included in Section
E, below. They describe the critical land use, transportation and town design
direction that can achieve the desired outcomes expressed in the Vision for
Truckee: retention of Truckee’s unique mountain community feel, its quality
environment and community livability, and a vibrant and sustainable local
economy.
Building community character in Truckee entails strengthening both the
Town’s centers and each of its neighborhoods; preserving open space and
rural character where it is important to do so; defining an edge or interface
between the Town and the mountain environment beyond; and, importantly,
enhancing connections and connectivity within and between the various parts
of the community.
Centers
Centers are the focal points of the community, and are locations that provide
points of convergence and social interaction. A center acts as a nucleus
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-12
within a community area, a node of social or commercial activity that con-
tributes to a sense of a cohesive and distinct place.
Truckee's existing and future centers, which are mapped in Figure CC-2, in-
clude centers of a variety of sizes and types, ranging from the largest, the
Town center, comprising Downtown and the Gateway Area, to the smallest,
which are neighborhood nodes or focal points centered on basic community
amenities. The discussion addresses not only the centers that are in place to-
day, but also new centers and nodes that could further enhance neighborhood
and community character.
Downtown
Truckee’s Downtown is the historic and commercial heart of the community.
With a linear form defined by the Truckee River and the Railroad, the Down-
town, whose boundaries are depicted in the Land Use Map in the Land Use
Element, is bounded roughly by West River Street and the railroad to the
south, Interstate 80 to the north, the Railyard to the east and Highway 89
South to the west.
The Downtown core contains a mix of commercial and residential uses, many
of which are housed in a series of well-preserved historic buildings, and some
civic uses located prominently throughout the area. Visitors and residents
continue to be attracted to Downtown for many reasons: window-shopping,
one-of-a-kind restaurants and stores, the architecture, historic character, and
most importantly, the people. The small-scale, narrow streets and modified
grid pattern of the Downtown, featuring a diversity of architecture and
streetscape features, combine to create an inviting, well-connected pedestrian
environment.
A key element within the Downtown, and perhaps the place most closely
identified with the town center, is Commercial Row, the single-sided stretch
of Donner Pass Road facing the railway station. With a compact assembly of
historic storefront buildings built to the edge of the public right-of-way, wide
Rural Residential
Town Residential
Neighborhoods:
Neighborhood Center
Commercial/Mixed Use Center
Employment District
Centers
Town Center Districts
D o r c h e s t e r
W a y
Martis
Creek
Lake
Glen s h i re Dr
Alder Creek Rd
Joerger Dr
Pro sse r Dam
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Donner Pass Rd
Glen s h i r e D r i v e
NEIGHBORHOODS, CENTERS AND DISTRICTS
0 1 2 Mile0.5
267
267
89
89
T r u c k e e R i v
e
r
T r u c k e e R i v e r
Tr uckee-Tahoe
Airpor tDonnerLake
Prosser Lake
NORTH
TOWN OF TRUCKEE
2025 GENERAL PLAN
FIGURE CC-2
Tahoe Donner
Armstrong
Gateway
Downtown
Olympic Heights
Prosser Lake
Heights
Sugar
Pine
Estates
Pannonia
Ranchos
The
Meadows
Glenshire-
Devonshire
Gray's
Crossing
Old
Greenwood
Sierra
Meadows
PC-3
Ponderosa
Palisades
Prosser
Lakeview
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-15
sidewalks, covered walkways, and southern exposure, the street offers visual
interest and vitality, and is a well-defined center of community activity. The
Truckee River, which passes through the Downtown, is a dominant physical
feature of the area. Despite its centrality to the character and identity of the
Downtown, the river is separated from Commercial Row by the railroad
tracks. Development along West River Street and Riverside Drive limits ac-
cess to the river and detracts from the natural character of this important en-
vironmental asset within the Downtown.
The Downtown Specific Plan, adopted in 1997, identifies a wide-ranging se-
ries of goals and policies for the Downtown. These include redevelopment of
several key sites within the Downtown, most notably the redevelopment of
the Railyard site at the east end of the town center as a new mixed use district,
and revitalization and improvements along the West River Street corridor.
Gateway Area Town Center
The Gateway Area is a strip commercial corridor, along with some small
residential areas, strung out along the length of Donner Pass Road between
Downtown Truckee’s commercial row invites pedestrian activity Photo: Darin Dinsmore
West River Street is addressed
further in the “Corridors” dis-
cussion below.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-16
the Cold Stream Road/Interstate 80 interchange and the Central Truckee
Interstate 80 interchange. Businesses in the Gateway Area primarily cater to
the daily shopping needs of Truckee’s local residents, and include a large gro-
cery and drug-store complex, hardware store, and a variety of smaller busi-
nesses in a number of strip mall developments. The local-serving orientation
of the corridor is reinforced by the location of many community-serving uses
and public facilities, including the high school, one of Truckee’s elementary
schools, the Tahoe Forest Hospital, Truckee Donner PUD, fire station, and
the Department of Motor Vehicles.
The character of development in the Gateway Area today stands in contrast
to that of the Downtown. Commercial development along Donner Pass
Road in the Gateway Area evolved through the 1970s and 1980s into a near-
continuous strip of mostly auto-oriented development. The character of the
development along this critical entry to Truckee from the west is, for the
most part, indistinguishable from similar commercial strips found along the
major arterials of many other U.S. towns and cities. Driving into Truckee
through the Gateway Area, there is little sense of having arrived at someplace
special or unique, and little that speaks to a sense of the town’s essential char-
acter or qualities.
Most of the Gateway Area’s retail developments are set back from the road-
way, fronted by large parking areas, and were developed as standalone com-
mercial developments with little attention paid either to the pedestrian envi-
ronment, or to providing connections to each other. Although the numerous
shopping opportunities in the Gateway Area are within a half-mile walking
radius of several residential areas, and there are sidewalks and transit access
along Donner Pass Road, few people walk between the shopping centers.
Pedestrian crossing of Donner Pass Road and other arterials is difficult due to
the width of the roadway, infrequent crosswalks and heavy traffic.
The Gateway Area today presents a tremendous opportunity for improve-
ment and enhancement of its town-oriented character. The area possesses
many assets: a central Truckee location and proximity to Downtown; a thriv-
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-17
ing base of local-serving businesses, public, and civic uses; nearby residential
neighborhoods; and connectedness via road and transit. Careful planning and
development decisions can build upon these assets and redirect the character
of this auto-oriented corridor into a cohesive town center for Truckee and a
place that reinforces a positive image of the community.
Other Mixed Use Centers
Mixed use centers are defined as areas that include a mixture of residential,
retail and office development. In terms of town design, mixed use centers
have come to be recognized as one of the key components of traditional de-
velopment that makes it vibrant and successful. They not only provide a
human presence and support for commercial areas and businesses, but also
provide opportunities for people to live in proximity to where they work and
shop, reducing dependence on the automobile.
At present, the Downtown and Gateway Area are the only two mixed use
centers in Truckee, containing a broad range of commercial and residential
uses within them. However, this General Plan recognizes the importance and
value of developing new mixed use centers in Truckee. As described in the
Land Use Element, three new mixed use centers will be developed in
Truckee, in Planned Community 1 (PC-1), Planned Community 3 (PC-3),
and as part of the Gray’s Crossing Planned Development. PC-1 will likely
include a mixture of residential, commercial (retail and office) and lodging
uses, and PC-3 will provide both a major new grocery store and new light
industrial space for Truckee, as well as clustered apartments and employee
housing. Gray’s Crossing is to include a mixed use “Village Center” that will
provide attached dwelling units as well as retail and office space.
Truckee’s other existing major commercial center, which is focused around
the Crossroads Plaza and includes the nearby commercial uses at the east end
of Deerfield Drive and along Highway 89 South, currently provides a combi-
nation of local shopping and services, as well as some highway-oriented com-
mercial development such as fast food restaurants, a gas station and a motel.
Currently, residential development around this center is relatively limited.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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3-18
Even though the Crossroads Plaza is the closest grocery shopping area for
people living at the west end of West River Street, including the Donner
Creek Mobile Home Park, pedestrian access along Highway 89 South to the
shopping center is impeded by the dangerously narrow Mousehole railroad
undercrossing. This shopping center could become a mixed use center in the
future, and goals, policies and actions in this Element support that change.
Neighborhood Centers
Neighborhood centers are small local-serving centers, typically providing be-
tween 4,000 to 6,000 square feet of commercial space, although are sometimes
larger when they also serve a broader customer base from drive-by trade.
Uses primarily consist of a mix of convenience-oriented retail, small-business
offices and residential uses. Typically located at a key intersection or along a
major roadway within a residential area, neighborhood centers provide close
and convenient access to the goods and services needed on a daily basis by
local residents.
There are four primary neighborhood centers in Truckee:
♦ Donner Pines Center, a 4,200-square foot commercial center located at
the intersection of Donner Pass Road and Moraine Road.
♦ Glenshire Neighborhood Center, a 4,200-square foot neighborhood
center housed in three clustered buildings at the intersection of Glenshire
Drive and Dorchester Drive.
♦ Northwoods Town Center. This 6,500-square foot center is located
along Northwood Boulevard in Tahoe Donner, and primarily serves Ta-
hoe Donner residents, as well as visitors to the Tahoe Donner golf course
and ski area.
♦ Martis Village Center. The 18,000-square foot Martis Village center is
located along Brockway Road at the intersection of Palisades Drive. Its
strategic location along this busy corridor means that it serves as both a
neighborhood center for the residential neighborhoods south of the
Downtown, and also captures substantial trade from drive-by traffic on
Brockway Road.
TOWN OF TRUCKEE
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3-19
While densities in some neighborhoods may not provide a sufficient customer
base to support a commercial center, all neighborhoods would benefit from
the addition or strengthening of a center or focal point. Such a focal point
could encompass a variety of amenities, from a small neighborhood park, to
elements as simple as a newspaper stand or community bulletin board, com-
bined with some strategically located benches and a water fountain. A small
node like this would be appropriate for many neighborhoods in Truckee,
providing a place to stop and rest on a neighborhood stroll or dog walk, and
an opportunity for social interaction among neighbors.
This Community Character Element includes goals, polices and actions to
work to establish additional neighborhood centers, whether with retail out-
lets or in the form of parks or community facilities.
Residential Neighborhoods
Truckee’s residential neighborhoods comprise the greater part of the devel-
oped areas within the Town limits. This Community Character Element
establishes goals, policies and actions that provide guidance on elements of
town design associated with the various types of residential neighborhoods in
Truckee.
Broadly speaking, Truckee’s neighborhoods beyond the Downtown and
Gateway Town Centers, which are described in the previous section, can be
categorized into one of two types: town residential and rural residential.
Truckee’s neighborhoods are mapped in Figure CC-2.
Town Residential Neighborhoods
Truckee's town residential neighborhoods comprise most of those built in the
1960s and 1970s, including Sierra Meadows and Ponderosa Palisades, Tahoe
Donner, much of Glenshire/Devonshire, and Olympic Heights. In general,
these neighborhoods consist mostly of single family homes, with some du-
plexes and triplexes, and a few larger multi-family developments. These
neighborhoods are typically built at medium densities, with winding streets
and cul-de-sacs. Development is visible and obvious along roadways; homes
TOWN OF TRUCKEE
2025 GENERAL PLAN
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3-20
are built fronting the street and in relatively close proximity to one another.
While, like all Truckee neighborhoods, trees and open space are scattered
through the neighborhood, nature is secondary in prominence to the devel-
opment that is all around. Open space is found in the form of neighborhood
parks and greenways, and in the landscaping associated with individual prop-
erties.
Rural Residential Neighborhoods
Rural residential neighborhoods encompass other neighborhoods in Truckee
where the natural environment dominates the built environment. Homes are
set “in the trees,” and adjacent stretches of open space and large lots provide a
balance between the built environment and the landscape.
Roadways within rural residential neighborhoods typically lack sidewalks,
and with the exception of the connectors that serve them, are narrow, wind-
ing lanes and rural roads. Houses are frequently situated forward on their
lots, although with substantial setbacks from the roadway. In the most rural
context, such as in the very dispersed development areas on the outskirts of
Glenshire/Devonshire, and south of Prosser Lake, homes will be screened by
trees and vegetation to such an extent as to become almost invisible in the
wider landscape.
Rural residential neighborhoods in Truckee include some of the residential
development areas on the outskirts of Glenshire/Devonshire, such as the
Meadows neighborhood, some of the Prosser neighborhoods, the Armstrong
Tract, some of the Gray's Crossing neighborhoods, and much of the area sur-
rounding Donner Lake, as well as the new development in the Old Green-
wood planned community.
Employment Districts
Employment districts in Truckee encompass the relatively few places where
non-retail job-generating uses, such as light industrial, office, warehousing and
other commercial activity, are concentrated. They include the Pioneer Com-
merce Center and adjacent industrially-designated land, as well as the com-
TOWN OF TRUCKEE
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3-21
mercial and light industrial zone located near the Truckee-Tahoe Airport.
Figure CC-2 maps the town’s employment districts.
The Pioneer Commerce Center project was originally intended to provide a
new area for industrial and service commercial type uses, but has evolved into
a site with a mixture of professional offices and service commercial businesses,
a satellite campus site for Sierra College, and more general commercial uses,
including a fitness center. Development of land uses and the circulation net-
work described in this General Plan, including construction of the Pioneer
Trail and Bridge Street Extension, expansion of light industrial development,
new residential development north of Coachland Mobile Home Park and in
Gray’s Crossing, and the opening of the new Alder Creek Middle School, are
likely to bring changes to the character of the Pioneer Commerce Center
area, which currently sits in relative isolation.
The airport commercial and light industrial areas consists of a number of of-
fice, distribution, retail and professional office buildings, located just east of
Highway 267 near the Placer County line. Truckee’s Town Hall is housed
within this area, sharing an office building with several corporate tenants.
Development in this area is predominantly auto-oriented, reflecting a variety
of architectural styles. Buildings constructed in the last several years reflect
the higher design standards demanded by the Town’s recently adopted De-
velopment Code, whereas older development tends to reflect the more typical
style of office and warehouse buildings found in many cities in the U.S., with
limited detail, blocky facades and prominent parking lots.
Corridors and Gateways
Corridors are linear features, located along major thoroughfares, which con-
nect various parts of the community. Although Truckee has many corridors
associated with its roadway network, this Element focuses on a more limited
number of corridors where it is felt to be most critical to define visual charac-
ter and quality, particularly in light of changes that may occur in conjunction
with development allowed under this General Plan. The corridors and gate-
ways discussed in this section are mapped in Figure CC-3.
D o r c h e s t e r
W a y
Martis
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Gl ens hir e D r
Alder Creek Rd
Joerger Dr
Pros
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Brockway R
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Ski Slope Way
Hi
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Silverfir Dr
Theline Dr
P
alis
a
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e
s
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o
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o
dsBlvd
Donner Pass Rd
DonnerPassRd
Glen s h i r e D r i v e
SSA-1
0 1 2 Mile0.5
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267
89
89
T r u c k e e R i v
e
r
T r u c k e e R i v e r
Truckee-Tahoe
AirportDonnerLake
Prosser Lake
NORTH
FIGURE CC-3
CORRIDORS AND GATEWAYS
TOWN OF TRUCKEE
2025 GENERAL PLAN
Corridor
Gateway
Donner Pass Road Corridor Gateway Corridor
West River Street Corridor
Brockway Road Corridor
McIver Crossing
Gateway
Highway 89 North/
Donner Pass Road Gateway
Highway 267 South Gateway
Western Donner Pass
Road Gateway
TOWN OF TRUCKEE
2025 GENERAL PLAN
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3-23
Gateways are a particular type of corridor feature, with special status due to
their important role in conveying first impressions to visitors and a sense of
arrival or transition from one place to another. Gateways can also be a point
of orientation for the town, providing information to motorists by directing
them to areas of interest and by providing insights into the historical, cultural
and economic foundations of the area. It should be noted that some of
Truckee’s gateways are located along the key corridors discussed in the fol-
lowing section, and in those cases, are addressed under the discussion of the
corridor in question.
Corridors
This section describes a number of key corridors in Truckee, including the
Brockway Road Corridor, West River Street Corridor, and Donner Pass
Road Corridor in the Donner Lake area. Other important corridors in
Truckee, including the Gateway corridor and designated scenic corridors
along Interstate 80 and Highway 89 North, are addressed elsewhere this Ele-
ment. Natural and linear open space corridors such as that associated with
the Truckee River and other waterways, are also discussed briefly in this
Element, and in greater detail in the Conservation and Open Space Element.
♦ Brockway Road Corridor. This corridor extends from the Truckee
River to the new intersection with Highway 267 at the PC-3 develop-
ment site. A variety of open space areas interspersed with residential and
commercial developments can be found along the length of the corridor,
contributing to a varied, mixed use character. Open space areas along
Brockway Road include the Ponderosa Golf Course, Truckee River Re-
gional Park, and some meadowland areas. Existing residential and com-
mercial development varies in the degree to which it is visible, as well as
in the quality of its architecture.
There are presently no sidewalks along Brockway Road, but a multi-use
trail is planned along the northeast side of the corridor to connect the de-
velopment along the road with the Truckee River Regional Park, sur-
rounding neighborhoods and the Downtown, as well as PC-3 and the
Scenic and open space corridors
are discussed earlier in this Ele-
ment; the Gateway corridor is
included in the discussion of
mixed use centers, above.
TOWN OF TRUCKEE
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3-24
Airport area. Overhead power lines are visible along most of the corri-
dor’s length.
This General Plan allows for a significant amount of development along
Brockway Road, in recognition of its status as a key town arterial, and its
proximity to the Downtown and Highway 267. However, the most sig-
nificant change along this corridor is likely to occur in conjunction with
the development of PC-3, as described in the Land Use Element. The de-
velopment site is situated at the key intersection of Highway 267 with
Brockway Road, and will provide a significant presence at the intersec-
tion and the south end of Brockway Road, which serves as a key gateway
to Truckee from the south. The identification of an appropriate visual
character for development at PC3, in keeping with the desired character
of the corridor as a whole, is thus a critical concern of the goals, policies
and actions within this Element.
♦ West River Street Corridor. This key town corridor connects the
Downtown from Brockway Road to Highway 89 South, along the
alignment of the Truckee River. Land uses on West River Street are var-
ied, and include residential, including a mobile home park, office, com-
mercial, mixed use, industrial and automotive repair businesses.
This General Plan and the Downtown Specific Plan include direction to
implement a comprehensive revitalization strategy for the entire Down-
town Truckee Riverfront, which encompasses the length of West River
Street. The revitalization strategy, which the Town adopted in 2005, ad-
dresses a wide range of improvements along the corridor. These include
the relocation of existing industrial uses, extension of commercial devel-
opment and medium and high density housing along the length of corri-
dor, new public open spaces, and, significantly, opportunities to improve
both physical and visual connections to the River.
♦ Donner Lake Corridor. Donner Pass Road in the Donner Lake area fol-
lows the alignment of old Highway 40, connecting the Gateway Area and
Downtown Truckee to Donner Summit. The corridor provides access to
Donner Memorial State Park, a variety of public and private beaches, and
TOWN OF TRUCKEE
2025 GENERAL PLAN
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3-25
boat launch areas popular for fishing and summer recreation. Lakeside
neighborhoods have been evolving from an area of modest cabins and
cottages to one of larger second homes, permanent residences and a vari-
ety of commercial establishments. This corridor is unique in Truckee
with its open and expansive views across Donner Lake to mountain
ridges beyond.
Gateways
While a gateway can be defined as any major entry or access point to the
community, this Community Character Element deals with a more limited
number of gateways that are of strategic importance to the town. Other,
more informally-defined gateways include the points of entry to Truckee
along the Interstate and by means of its access ramps, as well as the State
highway corridors that provide entries to Truckee from the region. In many
cases, these gateways are signified by the transition from the rural mountain
surrounds of the previously-traversed landscape to the more developed envi-
rons within the Town limits. On a more localized scale, the north and south
entrances to the historic Downtown are defined by an abrupt shift in the to-
pography, and character and scale of buildings, creating a strong sense of arri-
val into Truckee’s historic center.
Important gateways in Truckee are:
♦ Highway 89 North/Donner Pass Road Gateway. This gateway delim-
its the entry into central Truckee from Interstate 80 and Highway 89 to
the north, and from Glenshire to the east, traveling along Donner Pass
Road. An important feature of this gateway is the perspective upon the
Downtown that is gained as one travels downward into the river valley.
With development of the Railyard site, this gateway will increase in
prominence and importance since it will delimit the east end of Truckee’s
Downtown main street as it connects through the new Railyard
neighborhood to Commercial Row.
♦ Highway 267 South Gateway. As described above, the Brockway
Road/Highway 267 intersection is the most significant gateway to
Truckee from the south. The development of PC-3 will help to define
TOWN OF TRUCKEE
2025 GENERAL PLAN
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3-26
the quality and character of this gateway to create a distinct and positive
sense of arrival in Truckee along this important route.
♦ West River Street Gateway. This gateway marks the entry into Down-
town from the south, paralleling the alignment of the Truckee River and
railway. As noted in the discussion of the West River Street corridor, ef-
forts to upgrade the visual character of this corridor have been initiated,
which will provide an opportunity to enhance its role as a gateway.
♦ Highway 89 South Gateway. Passage through the Mousehole railroad
undercrossing on Highway 89 South provides a distinctive entrance from
Placer County into Truckee. Desired safety improvements at the Mouse-
hole will allow for the character of this gateway to be enhanced. Addi-
tionally, if the proposed Sierra College campus at McIver Hill is devel-
oped, its primary entrance will be from Highway 89 South. Allowing for
this access while preserving the scenic qualities of the McIver Hill area
will provide additional challenges and opportunities within this gateway.
♦ Western Donner Pass Road Gateway. The westernmost Donner Pass
Road exit from Interstate 80 serves as the gateway into Truckee from the
west, providing access to Donner Lake and Donner Memorial State Park
to the west, and to the Gateway Area to the east. It also provides a gate-
way to the major highway commercial area of the town. Opportunities
to better define this gateway will be presented with development of PC-1,
and with implementation of streetscape improvements along Donner
Pass Road, as well as with improvements to Cold Stream Road.
C. Cultural Resources
Historic Resources
As a community, Truckee is rich in historic resources. Primarily focused in
the Downtown, Truckee’s historic buildings and sites reflect the town’s dy-
namic past, and its critical role in the history of California and the west. A
wide range of residential, commercial, civic and industrial buildings, most
dating from the late 19th and early 20th centuries are found in Truckee, rep-
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-27
resenting a diversity of architectural styles. The Donner Memorial State
Park, east of Donner Lake, is dedicated to preserving the history of the Over-
land Emigrant Trail and the Donner Party tragedy, a key and symbolic chap-
ter in the history of the West’s early settlement.
A historic resource inventory for Downtown Truckee was completed by Ne-
vada County in 1981, and updated by the Town in 2002. The inventory iden-
tifies numerous structures of historic significance in Truckee, comprising one
of the highest concentrations of any community in the state. Based on the
results of the inventory, which contributed to the identification of a series of
nine historic “character areas” in the Downtown, the Town adopted a com-
prehensive Historic Preservation Program in 2003. The Historic Preservation
Program includes a comprehensive series of standards and guidelines concern-
ing preservation and demolition of historic structures, design guidelines for
rehabilitation and new construction, and guidance in the application of his-
toric preservation standards. In 2004, this far-reaching effort by the Town
was recognized with a Governor’s Award from the State Office of Historic
Preservation, which cited the Town’s creative and multi-faceted approach to
historic preservation as a model for other California communities.
Archaeological and Paleontological Resources
Documentation of the presence of historic and prehistoric archaeological re-
sources in Truckee is relatively limited, and much of the Town’s area remains
unsurveyed. In 1996, it was estimated that only between eight and twenty
percent of the Town had been inventoried for cultural resources, as records
associated with these surveys indicate more than 100 historic, prehistoric and
historic-prehistoric sites within the Town limits.1 Historic and prehistoric
archaeological sites scattered throughout Truckee include elements as diverse
as Native American artifacts and sites from the Martis and other cultures,
19th century charcoal production sites, Chinese work camps, and linear sec-
tions of the Overland Emigrant Trail and the Transcontinental Railroad.
1 Town of Truckee, 1996 General Plan, Volume II: Technical Analysis.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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Although a number of archaeological sites are known in Truckee, their spe-
cific locations are generally kept confidential in order to avoid disturbance.
The Central Information Center in Sacramento provides site location data
and/or the contents of surveyed sites only to licensed archaeologists, who are
then prohibited from disclosing this information to the public. California
Government Code Section 6254.10 exempts archaeological site information
from the California Public Records Act, which requires that public records be
open to public inspection.
Cultural artifacts tend to be unevenly distributed across the landscape, gener-
ally occurring in concentrations near areas of human activity linked to spe-
cific environmental conditions, such as proximity to water, food sources and
productive natural resources. Almost the entire town is considered moder-
ately to extremely sensitive in terms of cultural resources, with areas of mod-
erate terrain, close to water sources. Since many areas of potential sensitivity
are located throughout the town, this General Plan includes goals, policies
and actions that recommend archival and field study prior to the implementa-
tion of projects involving ground disturbance that might impact subsurface
resources.
D. Community and the Social Environment
The fourth component of Truckee’s community character addressed in this
Element is that of the community itself, the people of the Town of Truckee
and network of social relationships that tie them together. The Vision for
Truckee acknowledges that the people of the Town possess an unusually
strong sense of community, manifest as a deep-felt concern to improve the
quality of life and the strength of social relationships among all of Truckee’s
citizens, with as much commitment as is applied to preservation and im-
provement of the physical environment. The Town of Truckee recognizes
that a strong and healthy community is a critical component in the long term
sustainability and prosperity of the town.
TOWN OF TRUCKEE
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A socially sustainable community can be built in many ways: by bringing
people together through events and festivals that provide opportunities to
interact; by enabling full participation in the decision-making processes un-
dertaken by the Town; and by fostering the support systems that help mem-
bers of the community in need. Each of these aspects serves to remind us that
we are members of a wider community, along with others around us.
Although frequently encapsulated by elements that are intangible and hard to
define, this Community Character Element nonetheless provides, in the fol-
lowing section, a series of goals, policies and actions that the Town can under-
take and support in an effort to strengthen the town’s social fabric and this
critical aspect of Truckee’s community character, the community itself.
E. Arts and Culture
Arts and culture enrich a community in many ways. Public displays of art
and public performances and readings bring educational, intellectual, and
spiritual benefits to residents and visitors alike. These displays, performances,
and readings can also create significant economic benefits for the local com-
munity, particularly restaurants, lodging establishments, art galleries, and the
real estate industry. Support for arts and culture can also lead artists and per-
formers to move to a community, with the result that this “creative class”
enhances social vitality and diversity, and even entrepreneurial spirit.
The Town of Truckee recognizes that its local arts scene could and should
become a more important component of the community in the future, and
that Town support and recognition could assist in making local arts and cul-
tural activities sustainable over time. This support could include having
Town capital improvement and redevelopment projects incorporate a public
art component when appropriate, or it could involve having the Town sup-
port bringing together arts advocates, non-profit organizations, and govern-
mental agencies.
TOWN OF TRUCKEE
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F. Goals, Policies and Actions
Goal CC-1 Preserve open space in Truckee that contributes
to the town’s scenic mountain community char-
acter.
Policies
P1.1 Utilize the mechanisms and strategies identified in the Con-
servation and Open Space Element of the General Plan as a
tool to actively protect open space in Truckee, including that
containing or contributing to the town’s scenic mountain
qualities.
P1.2 Ensure that all new development, occurring at all scales and
densities, maximizes the provision of all types of open space,
including scenic open space that contributes to and enhances
the town’s community character.
P1.3 Cluster new development so as to preserve the maximum
amount of desired types of open space, as identified in the
Conservation and Open Space Element.
P1.4 Create a connected network of open spaces in Truckee that is
accessible to the community for outdoor recreation and other
use and enjoyment, as a key aspect of local community charac-
ter.
Actions
A1.1 As a component of the Open Space Acquisition and Manage-
ment Plan described under Action A1.2 of the Conservation
and Open Space Element, identify and prioritize scenic open
Policies under Conservation and
Open Space Element Goal
COS-1 and COS-3 also address
open space preservation in the
Town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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space lands for preservation through land acquisition and
other long-term preservation strategies.
Goal CC-2 Preserve the natural beauty of Truckee, includ-
ing the Town’s scenic resources, views and vis-
tas, and the visual quality of the town’s steep
slopes, ridge and bluff lines and hillsides.
Policies
P2.1 Protect views of hillsides, prominent slope exposures, and
ridge and bluff lines through a clustering requirement for resi-
dential development that concentrates development on the
most level and least visible portions of hillside sites.
P2.2 Prevent development along ridge and bluff lines that disrupts
the natural skyline or silhouette of the landform.
P2.3 Prohibit intensive and visually obtrusive development on
prominent hillsides, ridges, bluffs and steep slope areas in
Truckee.
P2.4 Ensure that new development in Truckee’s lowland areas, in-
cluding its forested areas and meadowlands, and the Truckee
River Valley, contributes to and enhances the scenic quality
and visual harmony of the built environment that comprises
the Truckee townscape.
P2.5 Preserve the scenic qualities of the Truckee River and other
natural waterways through setback standards, as identified in
the Conservation and Open Space Element, and by ensuring
that new development respects and enhances the aesthetic
qualities and natural environment of these river corridors and
waterways.
Development Code standards
and guidelines for hillside pres-
ervation provide detailed guid-
ance for new development in
Truckee’s steep slope areas.
TOWN OF TRUCKEE
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P2.6 Protect the scenic qualities of Donner Lake, including views of
the Lake itself from public ways and Donner Memorial State
Park, and views from the Lake to the shoreline and the moun-
tain slopes and ridges beyond.
P2.7 Require electric, telecommunications and cable television fa-
cilities serving new development to be installed underground
wherever possible. Where undergrounding is impractical,
above ground antennae and telephone and high voltage trans-
mission lines shall be located out of significant scenic vistas.
P2.8 Coordinate opportunities for undergrounding existing above-
ground utilities with trenching for other utility maintenance
and installation, and street improvements.
P2.9 Encourage the planting and maintenance of roadside landscap-
ing and the use of landscaping elements where appropriate
along major public thoroughfares.
P2.10 Encourage the preservation of trees and native vegetation, in-
cluding specimen trees, in development projects.
Actions
A2.1 Review and amend the Development Code as necessary to im-
plement Policies P2.1 through P2.7 and P2.10, above, concern-
ing hillside, ridge and bluff line development, preservation of
the town's scenic landscapes and views, and undergrounding
of utilities.
A2.2 Review and comment on proposed development within the
Town’s Planning Area, outside of the Town limits, so as to
encourage visually compatible development on adjacent
County lands and preserve the scenic qualities of lands within
Truckee’s viewsheds.
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A2.3 In cooperation with the Truckee Donner PUD, prioritize the
undergrounding of overhead utility lines. High priorities in-
clude undergrounding of utility lines in the Downtown area,
along designated scenic corridors, along Donner Pass Road in
the Gateway Area, and in the Donner Lake Area. In conjunc-
tion with this effort, study and identify potential ways in
which the undergrounding might be funded.
Goal CC-3 Protect and enhance public views within and
from Truckee’s designated scenic corridors.
Policies
P3.1 Regulate the visual appearance and location of development
within identified buffer areas along Interstate 80 and Highway
89 North in order to protect the visual quality of these corri-
dors and the views that are available from them.
P3.2 Require that all buildings at the existing Interstate
80/Highway 89 North/Highway 267 interchange be substan-
tially screened from sight from the interchange.
P3.3 Work with Caltrans to improve the visual quality of freeway
interchanges and designated scenic corridors in Truckee, in-
cluding improvements to roadside landscaping and lighting.
P3.4 Require preservation of existing vegetation on sites along I-80
to screen existing and new development visible from Interstate
80. Where necessary, require additional landscaping to screen
buildings and other facilities. Accommodation shall be made
to permit visibility of signage for approved Highway Com-
mercial uses in areas where such uses are specifically permit-
ted.
Land Use Element Policy P3.1
identifies areas appropriate for
highway commercial develop-
ment. They include Interstate
80’s interchanges with Cold
Stream Road and with Highway
89 South.
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P3.5 Strongly discourage the installation of sound walls within the
freeway and highway corridors. Instead, noise impacts should
be minimized to the extent possible through project design
and siting. When sound barriers are needed, use of earthen
berms or landscaping in place of sound walls should be used
whenever feasible to minimize potential visual impact.
Actions
A3.1 Evaluate and amend the Development Code as needed to im-
plement Policies P3.1, P3.2 and P3.4, concerning the visual
appearance of scenic corridors.
A3.2 Amend the Development Code to incorporate guidelines for
installation of sound barriers within highway corridors.
Goal CC-4 Protect views of the night sky and minimize
the effects of light pollution.
Policies
P4.1 Recognize and preserve views of the night sky as an important
natural and scenic resource in Truckee.
P4.2 Require light fixtures to be designed and sited so as to mini-
mize light pollution, glare, and light trespass into adjoining
properties.
P4.3 Encourage the removal, replacement or retrofit of light fix-
tures that contribute to light pollution.
Actions
A4.1 Amend the Development Code to provide Town-wide stan-
dards for outdoor lighting that reduce light pollution more ef-
Policy P2.4 under Goal N-2 of
the Noise Element also addresses
alternative approaches to noise
mitigation that seek to mini-
mize visual impacts.
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fectively than existing standards and that are consistent with,
or effective as, the International Dark Sky model ordinance.
A4.2 Conduct a study to identify the most serious instances of light
pollution in the Town of Truckee, and implement a program
to work with relevant public and private property owners to
retrofit, remove or replace polluting fixtures.
Goal CC-5 Maintain the town’s unique community char-
acter, including a high standard of town design
in all development in Truckee.
Policies
P5.1 Ensure that planning and development decisions are oriented
towards the maintenance of Truckee’s unique character, re-
flecting the following considerations:
♦ Identification of specific types of centers, residential
neighborhoods, employment districts, corridors and gate-
ways.
♦ Respect for the quality, character and context of existing de-
velopment within these different areas of the town.
♦ Ensuring that new development enhances the desired char-
acter of each of these areas.
♦ Discouraging new architecture that directly mimics or is de-
rivative of the buildings of the historic downtown.
♦ Encouraging the retrofit or rehabilitation of existing build-
ings to more closely comply with Town policies, standards
and guidelines for high quality architecture and design.
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♦ Consideration of the relationship of the built environment
to the qualities and context of the landscape and natural en-
vironment in which it is situated.
P5.2 Require all new development to incorporate high quality site
design, architecture, and planning so as to enhance the overall
quality of the built environment in Truckee and create a visu-
ally interesting and aesthetically pleasing town environment.
P5.3 Prohibit franchise and corporate architecture in commercial
buildings, except in special situations.
P5.4 Prohibit gated communities in Truckee.
P5.5 Enhance physical connections between adjacent uses and be-
tween different parts of Truckee.
P5.6 Regulate the size, quantity, location and design of signs to
maintain and enhance the visual appearance of the town.
P5.7 Eliminate existing billboards within Town limits, and prohibit
new billboards as a form of signage.
P5.8 For all new development in Truckee, consider how the inte-
gration of trees and native landscaping can contribute to the
overall quality of development-specific design and the town’s
unique character.
P5.9 Examine and pursue opportunities for planting trees and na-
tive landscaping in public spaces to help enhance and preserve
the Town’s unique character.
Actions
A5.1 Consider inclusion of form-based zoning and development
standards in specific plans and master plans, based on the
Franchise or corporate architec-
ture is defined as building design
that is trademarked, branded, or
easily identified with a particu-
lar chain or corporation and is
ubiquitous and generic in na-
ture.
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building blocks of centers, neighborhoods, employment dis-
tricts, and corridors and gateways identified in this Element.
A5.2 Amend the Development Code to reflect Policies 5.2, 5.3, 5.4
and 5.5, above, for design quality, franchise architecture, gated
communities and connectivity.
A5.3 Complete an inventory of signs to identify illegal signs; legal,
non-conforming signs; and conforming signs, and develop an
amortization schedule and procedures for property owners to
bring these signs into compliance with the Sign Ordinance.
A5.4 Amend the sign ordinance to regulate existing billboards
within the Town limits, and develop and adopt a program to
phase out existing billboards.
Goal CC-6 Maintain Downtown as the pre-eminent Town
center in Truckee, with a vibrant Main Street,
mixture of uses, and rich diversity of historic
resources.
Policies
P6.1 Focus community investment and resources in the redevelop-
ment of the Downtown as Truckee’s primary town center.
P6.2 Preserve Downtown’s rich legacy of historic buildings and
sites, and ensure that new development respects the character
and context of those resources.
P6.3 Enhance Downtown as a community focal point by creating a
diverse array of reasons - shopping, services, community
events, entertainment, and recreation - for people to come to
the Downtown area.
Historic resources, which are
most densely concentrated in the
Downtown, are addressed under
Goal CC-18 in this Element.
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P6.4 Encourage the location and retention of public buildings and
civic- and community-serving uses in the Downtown that pro-
vide opportunities for community interaction. These might
be public uses like parks or a town square, or privately-
operated uses such as children's arcades, play areas incorpo-
rated into retail stores or restaurants, mini-golf courses, and
commercial uses like coffee houses and restaurants.
P6.5 Promote new mixed use and infill development in the Down-
town, including at the Railyard and Hilltop sites.
P6.6 Improve amenities for Downtown residents, such as pocket
parks, in the Downtown area.
P6.7 Support the development of local-oriented services in the
Downtown area to balance out seasonal fluctuations in trade
associated with the retail sector.
P6.8 Discourage ground-floor office uses in buildings in the Down-
town core.
P6.9 Provide open spaces and gathering areas in Downtown to en-
courage public activities. Provide an integrated pedestrian and
bicycle network that links these open spaces and other destina-
tion points within the Downtown.
P6.10 Create pedestrian and bicycle connections in the Downtown
that encourage people to walk between different activity cen-
ters such as Commercial Row, Jibboom Street, Brickeltown,
West River Street and the new Railyard area.
P6.11 Enhance pedestrian and bicycle connections between the
Downtown and to adjacent neighborhoods, the Hilltop area,
and the Cemetery area, and enhance the important physical
and visual connection to the Truckee River.
Connections to the Truckee
River along the West River
Street corridor are addressed
under Goal CC-15.
Examples of public or commu-
nity-serving uses that might be
appropriate in the Downtown
include a library, Town offices,
theater, recreation center, post
office, and places of worship.
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P6.12 Preserve existing housing and encourage new housing in the
Downtown, including through incorporation of housing in
projects within the Mixed Use district.
Actions
A6.1 Review the Downtown Specific Plan and amend it as neces-
sary to reflect Policies P6.1 through P6.11 above.
Goal CC-7 Develop the Railyard as a vibrant, mixed use
district within the Downtown area.
Policies
P7.1 Redevelop the Railyard site as an extension of the Downtown
that complements and enhances the entire Downtown area.
Actions
A7.1 Develop and implement a Master Plan for the Railyard that
addresses the following components:
♦ Detailed design guidance for specific “character areas” iden-
tified within the project area.
♦ Design that is sensitive and responsive to the site’s context,
historic heritage, and the community vision for the Down-
town and for Truckee as a whole.
♦ Design that is authentic and original, and that does not rep-
licate that of the historic Downtown area.
♦ A high quality pedestrian and bicycle environment.
♦ Civic and public facilities.
♦ Housing.
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♦ Extension of Truckee’s Downtown Main Street along
Commercial Row through the Railyard to connect with
Glenshire Drive, thereby creating a new community gate-
way and reinforcing Trout Creek as the northeastern
boundary of the Downtown.
♦ Design and improvements that enhance Trout Creek as a
valuable asset for Downtown and for Truckee as a whole.
Goal CC-8 Improve the character and urban design quality
of the Gateway Area so that it becomes a true
Town Center for Truckee.
Policies
P8.1 Encourage the redevelopment of the Gateway Area from an
auto-oriented, strip-commercial dominated corridor, to a place
that invites pedestrian activity and provides gathering places
and opportunities for interaction.
P8.2 Reinforce the commercial and mixed use qualities that con-
tribute to the “town” orientation of the Gateway corridor.
P8.3 Avoid future strip commercial development in the area, and
encourage the rehabilitation of existing strip commercial de-
velopment to improve pedestrian access and activity, and vis-
ual appearance.
P8.4 Improve the pedestrian- and bicycle-friendliness of the corri-
dor through sidewalk and streetscape improvement that ad-
dress issues such as sidewalk continuity, paving materials and
signage, links between adjoining properties, and connections
to the town’s network of trails and bikeways.
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P8.5 Encourage design oriented to the pedestrian realm through the
following measures:
♦ Building design along Donner Pass Road that is propor-
tionate to the width of the street that it fronts, is oriented
to the street, and minimizes setbacks from the public right-
of way.
♦ Appropriate design and siting of parking facilities to mini-
mize their visual impact and break up their massing.
♦ Design of facades and building frontages that provide pe-
destrian-scale detail and a high level of visual interest along
the street frontage, including storefront display windows,
articulated massing, and fine-grain architectural detail.
P8.6 Create new public spaces along the Donner Pass Road corri-
dor.
P8.7 Encourage landscaping of private properties, and planting of
street trees along the public right-of-way so as to facilitate an
overall “greening” of the corridor.
P8.8 Encourage new mixed use development in the Gateway Area,
particularly projects that incorporate both a residential and
commercial component. Uses that support and provide op-
portunities for community interaction should be encouraged,
such as coffee houses, restaurants, and places for children and
families.
P8.9 Utilize needed street and intersection improvements as an op-
portunity to incorporate streetscape enhancements and im-
provements for pedestrians and cyclists, as well as automo-
biles. Roadway improvements shall be implemented with
consideration of the need to balance the need for efficient traf-
fic movement with the other broad goals for the corridor.
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P8.10 Work with local government agencies and special districts
with facilities located along Donner Pass Road in the Gateway
Area to improve the visual appearance of their properties
along the road frontage.
Actions
A8.1 As directed in Action A6.6 under Goal LU-6 in the Land Use
Element, prepare and implement a comprehensive land use
and urban design plan for the Gateway Area, incorporating
Goal CC-8 and its accompanying policies, above, as well as
Policies 5.1 and 6.3 in the Land Use Element.
Goal CC-9 Create mixed use centers that can provide local
shopping, services and employment in prox-
imity to housing.
Policies
P9.1 Promote redevelopment and infill of existing auto-oriented
commercial centers and corridors with pedestrian-friendly
mixed use development.
P9.2 Encourage all existing and new mixed use centers to create a
“park once environment” that provides a variety of uses
within walking distance.
P9.3 Require new mixed use centers to provide housing of a variety
of types and affordability, including employee housing, unless
determined to be incompatible.
P9.4 Enhance pedestrian connections from nearby residential areas
to local shopping centers so as to enhance the mixed use qual-
ity of Truckee’s commercial centers and their surrounding
Goals, policies and action of the
Land Use Element and the Cir-
culation Element also support
pedestrian-oriented mixed use
development in Truckee's new
and existing mixed use centers.
This includes policy guidance for
such features to be included
when Specific Plans are devel-
oped for significant new com-
munity areas like PC-1 and P-3.
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residential areas; reduce the need to drive to access daily
needed goods and services; and provide safe and convenient
pedestrian connections.
P9.5 Require new mixed use centers to incorporate site planning
and design that reflects walkability and opportunities for in-
door and outdoor social interaction, including clustered build-
ings, parking dispersed in smaller lots, as well as pedestrian-
scale design features.
Actions
A9.1 Conduct a “pedestrian-shed” study aimed at all residences lo-
cated within a quarter-mile radius or ten minute walk of an ex-
isting or future mixed use center, and use the results of the
study to determine appropriate design solutions and imple-
mentation strategies to improve the pedestrian safety and ac-
cessibility of each center.
Goal CC-10 Strengthen and enhance Truckee’s neighbor-
hood centers, and create new centers where
they do not exist today.
Policies
P10.1 Encourage existing neighborhood centers to develop from
small convenience shopping centers to become viable mixed
use centers that incorporate housing, office and retail uses.
P10.2 Create new neighborhoods centers or focal points in
neighborhoods where they do not currently exist. Such cen-
ters may include small commercial convenience centers like
those found in Glenshire and Tahoe Donner, or may be fo-
Non-commercial community
serving uses include a range of
elements that encourage congre-
gation and community interac-
tion. They might include a tot-
lot or pocket park, community
bulletin board, newspaper stand,
or improved landscaping and
amenities such as benches or a
water fountain.
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cused around non-commercial community-serving uses such as
those described in the sidebar opposite.
P10.3 Seek opportunities to add or incorporate non-commercial
community-serving facilities within existing neighborhood
centers.
P10.4 Improve pedestrian connections and ensure that facilities such
as bike racks are provided at all neighborhood centers.
Actions
A10.1 Complete a neighborhood centers study to determine where
and what type of new centers could be developed in neighbor-
hoods where they do not currently exist. Components of the
study should include:
♦ A market study for each of Truckee’s neighborhoods that
do not have an existing commercial center, to determine if
such a use could be supported.
♦ For locations where a commercial center could not be sup-
ported by the existing market, identification of locations
and facilities appropriate to create a new non-commercial
focal point for the neighborhood.
♦ For locations where market conditions could support a
new commercial center, identification of locations and
strategies that could facilitate the development of a new
commercial or mixed use center.
♦ For existing commercial centers, identification of strategies
to strengthen and enhance those centers.
♦ A program of implementing actions.
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Goal CC-11 Strengthen and improve the character of
Truckee’s town residential neighborhoods.
Policies
P11.1 Encourage new residential developments adjacent in appropri-
ate locations (e.g. planned community areas) and with appro-
priate site conditions to include the use of neo-traditional site
design and architectural elements. These encompass elements
such as a grid, or modified grid street layout, narrower streets,
street trees, detached sidewalks, and neo-traditional house de-
signs in keeping with Truckee architecture and design.
P11.2 Discourage architectural monotony between individual units
within a suburban subdivision or residential development pro-
ject.
P11.3 Regulate the design of new development in residential
neighborhoods in the Downtown area to ensure compatibility
between the new development and the existing residential ar-
eas.
P11.4 Encourage residents and property owners to maintain their
properties in good condition.
P11.5 Create a clearly defined transition or edge between the “town”
and “country” in all Truckee’s town residential neighbor-
hoods.
P11.6 Encourage preservation and creation of open space areas
within town residential neighborhoods, particularly in the
form of small neighborhood parks, pocket parks, trails, and
greenways.
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Actions
A11.1 Evaluate and amend the Development Code as needed to im-
plement Policies P11.1 through P11.6.
Goal CC-12 Enhance the character of Truckee’s rural resi-
dential neighborhoods.
Policies
P12.1 Preserve the open space and natural features that contribute to
the character of rural residential neighborhoods through the
clustered development requirement and other strategies de-
scribed in the Open Space and Conservation Element.
P12.2 Require new rural residential development projects to incor-
porate materials, color schemes and architectural styles that al-
low it to blend into the landscape and rural and mountain en-
vironment and be less visible from adjacent roadways. The
use of rustic and natural material such as stone and wood, and
color palettes that reflect the natural environment should be
encouraged.
P12.3 Create “soft” or feathered edges to rural residential neighbor-
hoods that transition into adjacent undeveloped open space ar-
eas. Soft edges provide a gradual spatial shift from the built to
the natural environment at the urban fringe (e.g. a home with
formal landscaping close to the residence that shifts to a more
"natural landscape" and ultimately to undeveloped areas be-
yond) rather than the "hard edge" or more abrupt transition
created by buildings edges or walls.
P12.4 Provide sidewalks along at least one side of major roadways in
Truckee’s rural residential neighborhoods, except those of the
Soft edges can be created with
buffer zones, such as large set-
backs and landscaped areas, as a
means to separate town-oriented
from more rural areas.
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most rural character, where sidewalks should be minimized
and pedestrian connections enhanced instead through devel-
opment of off-road trails.
P12.5 Retain an expansive open space and mountain landscape qual-
ity as the dominant feature of Truckee’s rural residential
neighborhoods.
Actions
A12.1 Evaluate and amend the Development Code as needed to im-
plement Policies P12.1 through P12.5.
Goal CC-13 Ensure that Truckee’s commercial and indus-
trial districts are safe, well-designed and acces-
sible areas that are positively integrated with
other parts of the town.
Policies
P13.1 Sustain high design standards for new commercial develop-
ment in employment districts, particularly where develop-
ment is visible from along major arterial and roadways.
P13.2 Ensure that new development within Truckee’s light indus-
trial areas and employment districts is designed in a way that is
sensitive to adjacent residential development.
P13.3 Create live-work opportunities, as appropriate, within em-
ployment districts.
P13.4 Coordinate with the Truckee-Tahoe Airport District and
Placer County to ensure visually compatible development of
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light industrial and office uses located within the town around
the airport.
Goal CC-14 Enhance the character and qualities of the
Brockway Road Corridor as a gateway to
Truckee.
Policies
P14.1 Preserve and enhance the open character and qualities of the
Brockway Road Corridor by including appropriate buffering
and screening from the road corridor, and interspersing devel-
opment areas or nodes with green space.
P14.2 Encourage property owners to provide additional landscaping
and screening for existing development along Brockway Road.
P14.3 Ensure that the design quality and character of the PC-3 de-
velopment is compatible with the gateway qualities of the
south end of Brockway Road.
Actions
A14.1 Prepare a streetscape design plan for the Brockway Road Cor-
ridor, incorporating the elements identified in Policies 14.1,
14.2 and 14.3, above.
A14.2 Implement the development of a pedestrian path and Class I
Bikeway along Brockway Road, as identified in the Trails and
Bikeways Master Plan.
A14.3 Design and install a formal gateway element at or near the
Brockway Road/Highway 267 intersection, including a
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monument, signage, or other landmark element that an-
nounces this key gateway to Truckee from the south.
Goal CC-15 Improve the character of the West River Street
corridor to extend the positive qualities of the
Downtown and to enhance physical and visual
connections to the Truckee River.
Policies
P15.1 Ensure that new riverfront development along West River
Street protects the scenic and environmental quality of the
Truckee River.
P15.2 Develop a trail or greenway along West River Street from the
Donner Creek confluence to Downtown that provides con-
nection to Downtown and adjacent open space areas and pro-
vides for access to the Truckee River.
P15.3 Encourage the reorientation of the West River Street corridor
from a location for industrial uses to a mixed use commercial
and residential area, particularly at West River Street's east
end. Where industrial uses continue, encourage these busi-
nesses to improve the appearance of their properties where
they front on to West River Street.
Actions
A15.1 Implement the Riverfront Revitalization Strategy which in-
cludes, as a key component, guidance for the streetscape and
town design quality of West River Street, and its connections
with the Truckee River.
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A15.2 Develop and implement an effective strategy to encourage in-
dustrial businesses located along the south side of West River
Street to relocate to more suitable locations in Truckee.
A15.3 Amend the Development Code to prohibit visible outdoor
storage along West River Street and prohibit outdoor storage
adjacent to and visible from the river corridor.
Goal CC-16 Preserve the scenic qualities of the Donner
Lake area.
Policies
P16.1 Regulate development in the Donner Lake area to avoid or
mitigate the visual impacts created by construction of large
homes on small lots along the lakefront and within adjacent
neighborhoods.
P16.2 Regulate the design character of new discretionary develop-
ment along Donner Pass Road in the Donner Lake area, to en-
sure compatibility with the character and scenic quality of the
wooded lake shore, its rustic cabins, and the lake waters.
Actions
A16.1 Develop and adopt design criteria to prevent construction of
oversize homes, disproportionate to the scale and character of
surrounding development and the size of their lots, along the
Donner Lake shoreline and within adjacent neighborhoods.
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Goal CC-17 Preserve and enhance all entryways and gate-
ways to the Town to create a distinct sense of
arrival and a positive image of Truckee.
Policies
P17.1 Design gateway design treatments for key entryways into the
Town that incorporate landscaping, signage, public art, and/or
structural elements that communicate a sense of arrival in
Truckee. Gateways for which such treatments should be ap-
plied include:
♦ Donner Pass Road where it enters Downtown Truckee,
near the Highway 89 North intersection.
♦ At the Brockway Road/Highway 267 intersection, as de-
scribed in Action A14.3, above.
♦ Along West River Street.
♦ Along Highway 267 South, near the Mousehole.
♦ At the western Donner Pass Road freeway interchange.
Actions
A17.1 Develop and adopt a gateway improvement strategy that iden-
tifies suitable gateway treatments at each of the gateways listed
in Policy P17.1, including design recommendations and
themes and specific locations for installation of the gateway
improvements.
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Goal CC-18 Preserve and enhance the town’s historic and
cultural resources.
Policies
P18.1 Require evaluation of impacts to historic resources for projects
which involve substantial site disturbance, or demolition or al-
teration of known historic buildings.
P18.2 Encourage appropriate reuse of historic structures for housing,
including affordable housing, public recreation and commer-
cial uses that does not compromise their historic character.
P18.3 Encourage and cooperate with the private sector in the im-
plementation of innovative strategies to preserve all of
Truckee’s identified historic buildings and sites, including Na-
tive American and ethnic group sites. Preservation strategies
could include by gift, establishment of private conservancies,
and easements.
P18.4 Provide incentives and technical assistance to property owners
to apply for federal, State, local and private grants, loans and
tax credits to preserve and rehabilitate historic buildings.
P18.5 Work with California State Parks, the Tahoe-Donner Recrea-
tion and Parks District, the Truckee Donner Historical Soci-
ety, the Truckee Donner Land Trust and other entities to
maintain and increase opportunities for public recreation and
access to historic sites, including Native American and ethnic
group sites. In the case of Native American sites, any in-
creased access should be developed in close consultation with
local tribes, and due respect accorded to the potential cultural
or spiritual significance of these places.
Examples of sources for funding
and tax credits include the Mills
Act, which provide property tax
relief for owners of historic prop-
erties engaged in sensitive resto-
ration; Federal Historic Reha-
bilitation Tax Credits; and
grants and loans available
through the National Trust for
Historic Preservation.
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P18.6 Support all efforts to document and preserve Truckee’s rich
historic legacy, including its Native American and ethnic his-
tory, and to educate residents and visitors about the town’s
historic buildings and sites.
P18.7 Encourage adaptive re-use of historic structures in accordance
with federal, State and local guidelines.
Actions
A18.1 Implement the Historic Preservation Program that seeks to
protect and preserve the historic quality of the Downtown
Historic District and other historic structures in Town.
A18.2 Develop a local awards program to recognize outstanding ef-
forts to preserve, conserve, rehabilitate, or provide education
about, the elements of Truckee’s historic past.
A18.3 Work with the Truckee Donner Historical Society, Down-
town Merchants Association, and Chamber of Commerce to
develop and promote a self-guided or docent-led walking tour
of historic sites in Truckee, including development of inter-
pretive signage and literature that explains the role and signifi-
cance of these cultural resources.
Goal CC-19 Identify and protect archaeological and paleon-
tological resources that enrich our understand-
ing of Truckee’s early history and the early cul-
tures and environment of the region.
Policies
P19.1 As part of the development review process, require proper ar-
chaeological or paleontological surveying, testing, research,
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-54
documentation, monitoring and safe retrieval of archaeological
and cultural resources.
P19.2 Require an archaeological survey by a qualified professional
whenever there is evidence of an archaeological or paleon-
tological site within a proposed project area, is determined to
be a high likelihood for occurrence of such sites, or where a
project involves substantial site disturbance.
P19.3 Consult with representatives of the Native American commu-
nity whenever necessary to ensure the respectful treatment of
Native American sacred places.
Actions
A19.1 Prepare guidelines concerning surveying and treatment of sub-
surface cultural resources, and for consultation with Native
American tribes during planning processes, in accordance with
applicable State regulations.
Goal CC-20 Strengthen the social fabric of the Truckee
community.
Policies
P20.1 Involve all members of the community in the public decision-
making process through concerted outreach efforts that target
a variety of groups, including those for whom English is not a
first language.
P20.2 Encourage opportunities for social interaction and community
activity through the creation of well-designed, accessible pub-
lic spaces located throughout the town, and by encouraging
commercial uses that support community interaction, such as
California Senate Bill 18, which
went into effect in January 2005,
requires consultation with Na-
tive American tribes to aid in
the protection of cultural places
through the land use planning
process.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-55
cafes and restaurants, performance and arts spaces, and child
activity centers.
P20.3 Support the work of community institutions, government
agencies and non-profits that provide support services to
Truckee residents.
P20.4 Encourage and support community-wide and cultural events,
including performing arts, that bring Truckee’s population to-
gether.
Goal CC-21 Support arts and cultural activities and ameni-
ties in Truckee.
Policies
P21.1 Support public art in Truckee, including elements such as mu-
rals, sculpture, art installations, and temporary art that en-
hances the visual quality of the town environment, and com-
municates Truckee’s sense of place and community character.
P21.2 Consider including, where appropriate, public art in Town
capital improvement and redevelopment projects.
P21.3 Support and facilitate art exhibits and performances on Town-
controlled property.
P21.4 Collaboratively support a summit between artists, arts organi-
zations, members of the community, the Chamber of Com-
merce, the Truckee Tahoe Community Foundation, and local
governmental agencies to discuss ways to promote the arts in
the Truckee area.
P21.5 Encourage the inclusion of public art or publicly-accessible
display space in private development.
TOWN OF TRUCKEE
2025 GENERAL PLAN
COMMUNITY CHARACTER ELEMENT
3-56
P21.6 Explore innovative ways to provide public financing for local
arts programs.
P21.7 Explore the need for a Town arts master plan.
Actions
A21.1 Review the Capital Improvement Program and Five-Year Re-
development Plan to identify opportunities where public art
and/or art display space can be incorporated into public pro-
jects and facilities including existing facilities such as Town
Hall.
A21.2 Amend the Development Code to add incentives for devel-
opment to include public art of publicly-accessible display
space.
A21.3 Consider the preparation of a Town arts master plan.
A21.4 Facilitate forming a citizens advisory committee that will serve
as an advisory body on arts and cultural amenities and activi-
ties.
4 CIRCULATION ELEMENT
4-1
The Circulation Element of the General Plan is concerned with the safe and
efficient movement of people and goods in and around the Town of Truckee
by means of a wide range of transportation modes. The Element accounts for
the critical link between land use patterns and transportation and has been
developed in close correlation with the Land Use Element to ensure that the
circulation system will be adequate to serve Truckee's existing and future land
uses.
The Vision for Truckee recognizes the importance of an adequate and well-
connected circulation system to support desired future land use patterns and
foster connections between residential neighborhoods, commercial areas, and
Truckee’s open spaces. The Vision also recognizes the relationship between
transportation, the environment and community character by calling for
compact, connected and neighborhood-oriented development that promotes
alternate modes of travel and decreases dependence on automobile use. The
Circulation Element addresses each of these aspects, supporting the Vision
Statement through a series of guiding principles, goals, policies and actions to
guide the development of a safe and efficient circulation system for all users,
in keeping with the Town’s community character.
Local conditions and development patterns dictate that automobile travel is,
and will remain, the primary mode of transportation in Truckee. Though the
Element strongly supports alternate modes of transportation and the Town
will continue to make substantial efforts to reduce vehicular trips, the reduc-
tions in traffic that will result from implementation of these strategies and
efforts are projected to be modest. The Circulation Element therefore ad-
dresses, as a central focus, the provision of a roadway network that has ade-
quate capacity to serve current and projected traffic within the town.
To achieve this, a number of circulation system improvements and a frame-
work for their implementation are set forth in the Element. These improve-
ments, which are described in greater detail below, include the construction
of new connector and local roads (such as the Pioneer Trail and Bridge Street
State law recognizes the interre-
lationship between long range
land use planning and the provi-
sion of an adequate circulation
system by requiring the Land
Use and Circulation Elements of
the General Plan to be closely
correlated.
The traffic analysis completed
for the General Plan Update
estimates that bicycle, walking
and transit can be reasonably
expected to account for about
five percent of trips made in
Truckee in the future.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-2
Coordinate land use and transportation planning in Truckee
to provide for the long-range development of the Town's
roadway system consistent with the existing and future land
use patterns described in the Land Use Element.
Maintain acceptable traffic operations on the Town's roads
through application of Level of Service thresholds, and by
conditioning new development on the ability of local roads
and intersections to accommodate projected traffic impacts.
Eliminate, to the extent feasible, all traffic signals in Truckee.
Minimize the negative impacts of transportation infrastruc-
ture upon Truckee’s community character, local neighbor-
hoods, and the environment.
Ensure that new development minimizes impacts on the road-
way network, is integrated into the existing transportation sys-
tem and provides opportunities for use of alternate modes.
Work cooperatively with adjacent jurisdictions to address re-
gional traffic issues.
Reduce automobile travel demand to reduce impacts on the
Town's roadway system, lessen the need for new or expanded
road facilities to accommodate increased demand, and de-
crease pollutants emissions from automobiles.
Provide a safe, comprehensive, and integrated system of trails
and bikeways as a key component of the circulation system.
Promote a safe and efficient transit system, including both bus
and rail, to reduce congestion, improve the environment, and
provide viable alternatives to the automobile.
Circulation Element Guiding Principles
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-3
Extension), widening and other capacity-increasing measures for existing
roads, and installation of roundabouts and other intersection improvements.
Since it is traffic from new development (alongside other factors such as in-
creases in regional traffic) that will largely determine the need for these im-
provements, the Circulation Element provides a framework for assessing the
impact of new development on traffic operations, including “Level of Service”
thresholds for traffic operations, and for funding and constructing the im-
provements needed to accommodate projected traffic volumes. Level of Ser-
vice (LOS) standards are described in Table CIR-1, below.
While planned circulation system improvements will offset the effects of in-
creased traffic from development allowed under this General Plan, it is none-
theless acknowledged that traffic congestion is likely to be somewhat worse in
the future than it is today. In addition, there will continue to be times during
the year when more severe congestion and delay occur, such as during peak
visitor periods and when roads are closed due to winter storms. This Ele-
ment's policies aim to maintain acceptable traffic conditions throughout most
of the year, and to reduce the worst impacts of traffic events that are beyond
the Town's ability to control or accommodate, through strategies such as
provision of alternate travel routes and emergency vehicle access.
Provide for the safe and efficient movement of commercial
goods through Truckee by road and rail.
Promote maintenance and improvement of aviation facilities
that are compatible with surrounding land uses.
Circulation Element Guiding Principles (Continued)
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-4
TABLE CIR-1 SIGNALIZED INTERSECTION LEVEL OF SERVICE DEFINITIONS
Level of
Service Delay Conditions and Maneuverability
A
Free Flow or Insignificant Delays. Drivers unimpeded in their
ability to maneuver within traffic. Minimal delay at signalized
intersections
B
Stable Operation, Minimal Delays. Drivers are only slightly
restricted within platoons of traffic. Insignificant delays at sig-
nalized intersections.
C
Stable Operation, Acceptable Delays. Ability to maneuver more
restricted. Major approach phases at signalized intersections are
fully utilized and drivers experience lower travel speeds.
D
Restricted Flow, Regular Delays. Drivers may have to wait
through more than one red signal indication. Queues may de-
velop but dissipate rapidly, without excessive delays.
E
Maximum capacity, Extended Delays. Volumes at or near capac-
ity with significant delays. Vehicles may wait through several
signal cycles with long queues at signalized intersections.
F
Forced Flow, Excessive delays. Represents jammed conditions.
Intersections operated below capacity with low volumes.
Queues may block upstream intersections.
Source: Highway Capacity Manual, Transportation Research Board, 2000.
Although planning for adequate automobile circulation is an important aspect
of the Circulation Element, the Element also aims to reduce transportation
demands and to provide support for alternate modes of travel. These include
facilities and development patterns that facilitate bicycle and pedestrian use
and use of public transit, carpooling and vanpooling, and private transit, all so
as to reduce dependence on the automobile. As important local and regional
facilities, the Element also contains guidance for both rail and air transporta-
tion.
Other key components of the Element include the roadway classifications in
Section C, the listing of future traffic improvements in Section D, and the
goals, policies and actions in Section E.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-5
A. State Law Requirements
The Circulation Element is a required element of the General Plan. As re-
quired by Section 65302(b) of the California Government Code, this Circula-
tion Element is correlated with the Land Use Element, and includes informa-
tion on the general location and extent of existing and proposed major thor-
oughfares, transportation routes, terminals, and other local transportation
facilities.
State law also requires that a Circulation Element contain data and policies
related to the circulation of water, sewage, storm drainage, and other public
utilities. These components are not included here, and instead are incorpo-
rated in the Land Use Element.
B. Existing Circulation System
This section provides a brief overview of the various components of
Truckee’s transportation and circulation system.
Vehicular Circulation System
Automobiles are the primary mode of transportation in Truckee, with almost
every Truckee household owning at least one vehicle. The dispersed pattern
of development in the Town, with neighborhoods located throughout the 34-
square mile community, means that travel by automobile is a part of daily life
for most Truckee residents.
Existing Roadway Network
Figure CIR-1 illustrates Truckee’s major existing roadway components, and
the average daily traffic volumes (ADT) on principal sectors of those road-
ways. The volumes illustrated in the figure are based on two different meth-
ods for measuring ADT, depending on the source of the data.
According to the 2000 Census,
only 1.5 percent of Truckee
households do not own an
automobile; 76 percent of house-
holds own two or more vehicles.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-6
Traffic volumes shown for State highways within Truckee represent peak
month ADT. These figures are reported annually by Caltrans, and are based
on the average ADT over the month during which the highest ADT volumes
occur; or in other words, the total traffic volume for that month, divided by
the number of days in the month. In Truckee, the highest daily traffic vol-
umes usually occur during July or August. Volumes for other roadways illus-
trate peak summer day ADT, representing total traffic volume traveling along
a roadway over the course of a peak summer day. Peak summer traffic vol-
umes were calculated based on traffic counts conducted in the summers of
2003 and 2004, where the peak summer day is defined as the day during
which the 10th highest summer peak hour volume occurs.
Although there is some level of congestion during weekday afternoon peak
periods under existing conditions, all roads and intersections operate at ac-
ceptable Levels of Service. However, several intersections are currently near
capacity and there is limited potential for the Town's existing roadway net-
work to accommodate increased traffic, especially that associated with signifi-
cant new development.
Truckee’s primary regional connections are provided by an interstate freeway
and two State highways. Interstate 80 runs approximately east-west through
the Town, connecting Truckee to Sacramento and the San Francisco Bay
Area to the west, and to Reno, Nevada, and eventually to Chicago to the east.
Highway 267, which runs south from Interstate 80, connects to Highway 28
along Lake Tahoe’s north shore. Highway 89 is divided into two sections.
Highway 89 South travels from Interstate 80 to Tahoe City and Lake Tahoe’s
west shore. The roadway crosses the railroad by means of a narrow tunnel
undercrossing, known as the “Mousehole,” which has been long identified as
a significant safety concern for the many pedestrians and cyclists who use it.
Highway 89 North begins at the I-80/Highway 267/Highway 89 North in-
tersection northeast of Downtown Truckee, and runs north to connect
Truckee with Sierraville, Quincy, and the far north of the State.
M a r t i s V a l l e y R d
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FIGURE CIR-1
TOWN OF TRUCKEE
2025 GENERAL PLAN
ROADWAY NETWORK AND ADTProposed Sphere of Influence
Truckee Town Limits
County Boundary
Interstate or Highway
Railroad
1,000 Peak Average Daily Traffic Volume
Source: LSC Transpor tation Consulatants, 2004; California Depar tment of Transpor tation
Note: Interstate 80 ADT reflects Peak Month Daily Volumes, 2004. I-80 Caltrans repor ted Peak month volumes for Prosser Interchange to Hirschdale Interchange may not reflect actual peak month for this roadway segment,
due to the methodology used.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-9
Donner Pass Road is perhaps the most important of Truckee’s local thor-
oughfares, and is its most heavily traveled local (non-highway) route. The
east end of Donner Pass Road begins at the intersection with Highway 89
North and travels westward through Downtown and the Gateway commer-
cial area, to Donner Lake, where it continues towards Soda Springs. Donner
Pass Road provides a vital link for local circulation by providing access to
Downtown Truckee, the public and commercial uses in the Gateway area,
and residential and recreational uses around Donner Lake. While congestion
is a significant issue along Donner Pass Road, particularly in the Gateway
area, it is also a primary aim of the Town to improve the visual character and
pedestrian-orientation of this key corridor.
Other major roadways in Truckee, most of which provide connections to the
Town’s residential neighborhoods, include Glenshire Drive, connecting Glen-
shire/Devonshire and Olympic Heights to Downtown; Northwoods Boule-
vard, which connects Tahoe Donner to Donner Pass Road just west of the
Highway 89 South intersection; and Brockway Road, which links the Martis
Summer traffic along the Commercial Row segment of Donner Pass Road.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-10
Valley neighborhoods to Downtown Truckee. West River Street serves as an
important east-west connection between Highway 89 South and the Down-
town. At present there is an identified need for a third connector road to
Tahoe Donner, which would provide an additional connection from Tahoe
Donner to Interstate 80 and Downtown.
Truckee’s historic growth patterns, its recent incorporation to embrace a
number of dispersed residential neighborhoods, and physical constraints pre-
sented by topography, the Truckee River, and the railroad, have each affected
the development of the local street network. Today, the Town’s roadway
network is relatively sparse, with most neighborhoods connected by a limited
number of arterials or collectors, few alternate travel routes, and significant
distances traveled between neighborhoods. With the exception of the historic
Downtown, which has a dense modified grid of streets, and some portions of
the Gateway neighborhood, circulation in most of Truckee’s neighborhoods
reflects the typical post-war, suburban model of curvilinear local streets, cul-
de-sacs, and limited through connections. Improving connectivity within and
between existing and future neighborhoods is an important goal of this Ele-
ment, and of other elements of the General Plan.
Major Intersections
Intersections are the connective nodes within the roadway network, and gen-
erally the points at which traffic is most strictly controlled to facilitate the
flow of traffic and prevent conflicts between road users.
The major intersections located within the Town of Truckee and immedi-
ately adjacent to the Town limits are summarized in Table CIR-2. As shown
in the table, nine of Truckee’s major intersections are signalized, including
those at Highway 89 South’s intersections with Donner Pass Road, Deerfield
Drive and West River Street; Highway 267’s intersections with the Interstate
80 east- and west-bound ramps, Brockway Road/Soaring Way, and Schaffer
Mill Road/ Truckee Airport Road; the Donner Pass Road/Northwoods
Boulevard intersection; and the intersection of Brockway Road and Palisades
Improving connectivity in
Truckee would better integrate
the town’s dispersed neighbor-
hoods and would also help to
reduce congestion by providing
alternate travel routes between
destinations. Connectivity may
be enhanced by improving the
road network and by developing
a comprehensive network of
trails and bikeways.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-11
TABLE CIR-2 MAJOR ROADWAY INTERSECTIONS
Intersecting Roadways
Intersection
Control
1.
Donner Pass Road/Cold Stream Road/I-80 East-
bound Ramps (DPR Western Interchange) Unsignalized
2. Donner Pass Road/I-80 Westbound Ramps
(DPR Western Interchange) Unsignalized
3. Donner Pass Road/Northwoods Boulevard Signalized
4. SR 89 South/Donner Pass Road Signalized
5. SR 89 South/Deerfield Drive Signalized
6. SR 89 South/West River Street * Signalized
7. SR 89 South/I-80 Westbound Ramps Roundabout to be com-
pleted in 2006
8. SR 89 South/I-80 Eastbound Ramp Roundabout to be com-
pleted in 2006
9. SR89 North/Prosser Dam Road/Alder Drive Roundabout to be
completed in 2007
10. Donner Pass Road / I-80 Westbound Ramps
(DPR Central Interchange) Unsignalized
11. Donner Pass Road / I-80 Eastbound Ramp
(DPR Central Interchange) Unsignalized
12. West River Street/McIver Crossing Unsignalized
13. Donner Pass Road/McIver Crossing Roundabout
14. Donner Pass Road/Bridge Street Unsignalized
15. Bridge Street/West River Street Unsignalized
16. Brockway Road/Palisades Drive Signalized
17. Brockway Road/Martis Valley Road Roundabout to be com-
pleted in 2006
18. Donner Pass Road/Glenshire Drive Unsignalized
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-12
Intersecting Roadways
Intersection
Control
19. Donner Pass Road/I-80 Eastbound Off Ramp
(DPR Eastern Interchange) Unsignalized
20. Donner Pass Road/I-80 Westbound On Ramp
(DPR Eastern Interchange) Unsignalized
21. Donner Pass Road/Pioneer Trail Unsignalized
22. Donner Pass Road/SR 89 North Roundabout to be
Completed in 2007
23. SR 267/I-80 Eastbound Ramps Signalized
24. SR 267/I-80 Westbound Ramps Signalized
25. SR 267/Brockway Road/Soaring Way Signalized
26. SR 267/Schaffer Mill Road/Airport Road* Signalized
27.
Glenshire Drive/Martis Peak Road/Whitehorse
Road Unsignalized
Source: LSC Transportation Consultants, 2004
* Located in Placer County
Drive. The intersection at Donner Pass Road and McIver Crossing operates
with a one-lane roundabout. Three additional roundabouts are due to be
completed in 2006, two are at the Highway 89 South/ Interstate 80 east- and
west-bound off-ramps, and the third at Brockway Road and Martis Valley
Road. Two more roundabouts, at Donner Pass Road/Highway 89 North,
and at Highway 89 North/Prosser Dam Road/Alder Drive are scheduled for
construction in 2007. All other intersections in Truckee are unsignalized.
As explained in the goals, policies and actions in Section E, the Town of
Truckee is committed to the future use of roundabouts as an alternative to
traffic signalization at intersections. Roundabouts are widely employed as
traffic control devices throughout the world, but are relatively little used in
the United States. However, transportation engineers and local communities
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-13
have increasingly come to recognize the benefits of modern roundabouts,
which have been shown to improve traffic flows by moving vehicles more
efficiently through an intersection, improving safety, and decreasing emis-
sions from vehicles idling at a traffic signal or stop. By eliminating turn lanes
and reducing vehicle queuing requirements, roundabouts can also serve an
important urban design function by reducing the total size of an intersection,
and by allowing installation of landscaping in the central portion of an inter-
section instead of an expanse of asphalt.
Trucks
Due to the Town’s location at the intersections of an Interstate and two ma-
jor regional highways, substantial truck traffic passes through the Town lim-
its. The opening of the Highway 267 Bypass has eliminated some of the truck
traffic formerly required to travel on downtown streets from Interstate 80 to
the Lake Tahoe region. However, some regional truck traffic, as well as local
truck traffic associated with the Town’s commercial and industrial businesses
and construction industry, continues to use local streets. There are no for-
mally designated truck routes in the town, although Glenshire Drive has a
seven-ton weight limit (put in place prior to construction of the new Truckee
River bridge) and trucks are prohibited on the south end of Northwoods
Boulevard (north of Donner Pass Road) because of its steep grade.
Trail and Bikeway System
Facilities for non-automotive travel are an important and intrinsic part of the
Town’s circulation network. These routes serve to connect Truckee’s
neighborhoods and its open spaces, and provide both a circulation and a rec-
reational function for the Town. The Town of Truckee is committed to the
establishment of an extensive and well-connected network of trails and bike-
ways linking all parts of Truckee and the town’s neighboring open space ar-
eas.
At present, the trail and bikeway network within the Town limits is rela-
tively limited. Existing trails include recreational trails/Class I bike paths
that are in place along the Truckee River between the Truckee River Re-
Roundabouts substantially reduce intersection
conflicts, as shown in the above diagrams.
(Source: Federal Highways Administration)
Intersection Conflict Points
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-14
gional Park and River View Sports Park, and in short sections north of the
Pioneer Commerce Center, along Brockway Road, and along Deerfield
Drive. Class II bike lanes have also recently been installed along Donner Pass
Road through the Gateway area. Additional trails/Class I bike paths have
been approved for construction in association with the Old Greenwood and
Gray’s Crossing developments; short segments will also be built in conjunc-
tion with smaller development projects in the Brockway Road area.
The 2002 Trails and Bikeways Master Plan describes a comprehensive system of
bikeways located along Truckee’s existing and future roadways, as well as a
dedicated network of trails and pathways for use by pedestrians, equestrians,
cyclists and cross-country skiers. Among the key facilities proposed in the
Plan are the following:
♦ A major East-West Recreational Trail extending from Donner Lake to
the eastern Town Limit, along Donner Creek and the Truckee River.
♦ Multi-User Recreational Trails, including Class I Bike Paths connect-
ing Downtown with the Gateway area and south Truckee neighbor-
hoods; connecting Donner Pass Road with Tahoe Donner, Prosser Lake
neighborhoods and the new Gray’s Crossing and Old Greenwood
planned developments; and a network of trails through open space areas
in the eastern part of Truckee and the TTSA/TSD lands south of the
Truckee River.
♦ Class II Bike Lanes along the length of Donner Pass Road, Northwoods
Boulevard, Alder Creek Road, Highway 89 North and South, Brockway
Road, Glenshire Drive, and Prosser Dam Road.
♦ Class III Bike Routes in several of Truckee’s residential neighborhoods,
including Tahoe Donner, Glenshire, Olympic Heights, Gateway and
Prosser Lakeview Estates.
The existing and planned trail and bikeways network is shown in Figure
CIR-2. This Circulation Element includes goals, policies and actions to im-
plement the network shown in the Figure and in Trails and Bikeways Master
Plan.
Bike Facility Definitions
D o r c h e s t e r
W a y
MartisCreekLake
Glenshire Dr
G l e n s h i r e D r
Alder Creek Rd
Joerger Dr
P r o s s e r D a m R d
Brockway Rd
A l d e r D r
Ski Slope Way
H
i
r
s
c
h
d
a
l
e
R
d
Silverfir Dr
Theline Dr
Palisades Dr
N
orth
w
o
od
s Blvd
Donner Pass Rd
Donner Pass Rd
F I G U R E C I R -2
E X I S T I N G A N D P R O P O S E DTRAIL A N D B I K E W A Y N E T W O R K
1 0 10.5 Mile
T O W N O F T R U C K E E2025 G E N E R A L P L A N E I R
§¨¦80
§¨¦80
§¨¦80
§¨¦80
267
267
89
89
T r u c k e e R i
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T r u c k e e R i v e r
Truckee-TahoeAirportDonner L a k e
P r o s s e r L a k e
Proposed Trails and Bikeways
Completed and Approved Trails and Bikeways
Class II Bike Lane
Recreational Trail/Class I Bike Path
Recreational Trail/Class I Bike Path
Class II Bike Lane
Class III Bike Route
Proposed Sphere of Influence
Truckee Town Limits
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-17
Local and Regional Transit
This section describes existing transit services that serve the Town of
Truckee, including local and regional bus service. Passenger rail services are
discussed separately below.
♦ Truckee Trolley. The Truckee Trolley is a public-private partnership
between the Town of Truckee and several private organizations. Winter
service is provided seven days a week and includes three routes serving
key commercial areas and some residential neighborhoods in town, as
well the Northstar and Sugar Bowl ski resorts and the Airport. Much
more limited service operates outside winter months, comprising one
route between Downtown and the west end of Donner Lake.
♦ Truckee Dial-A-Ride provides curb-to-curb demand response service to
persons with disabilities with ADA certification as well as the general
public. Service is offered six days a week, and is generally limited to the
area within Town limits.
♦ Tahoe Area Regional Transit (TART). Tahoe Area Regional Transit
operates transit service between Truckee and Tahoe City along the
Highway 89 corridor. TART is operated by the Placer County Depart-
ment of Public Works, in partnership with the Town of Truckee. This
service operates seven days a week from 8:30 A.M. to 5:30 P.M, with ex-
tended service hours offered mid-December to mid-April.
♦ No Stress Express. No Stress Express is an airport shuttle service oper-
ating between the Lake Tahoe North Shore and Truckee area, and the
Reno/Tahoe International Airport. The shuttle service operates seven
days a week, with 21 daily one-way runs to the Reno airport.
♦ Greyhound Bus Lines. Greyhound provides regional and long-distance
service to and from Truckee seven days a week, including westbound ser-
vice along I-80 to Sacramento and the Bay Area, and eastbound service to
Reno, Salt Lake City, and points beyond. Passengers are dropped off in
Truckee at the Truckee Train Depot in the Downtown. Five westbound
Compact, infill development can
help to support transit services in
Truckee, which are much less
cost-effective when serving dis-
persed and low-density develop-
ment.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-18
runs to Truckee are provided from Reno, and three eastbound runs to
Reno from Truckee are available daily.
Railroad
The railroad is a defining feature of Truckee’s local history and character.
Today, the Union Pacific line through Truckee provides both passenger and
freight rail service. Daily Amtrak passenger rail service stops in Truckee as
part of the California Zephyr route between the Bay Area and Chicago. Due
to delays along the route, this service often operates substantially behind
schedule, particularly in the westbound direction. The rail route is also heav-
ily used for freight service, providing a vital transcontinental route for trans-
portation of all types of cargo. With millions of annual visitors to the Lake
Tahoe region from the Bay Area, Sacramento, and Reno, and the increasing
number of Truckee residents who commute to jobs in Reno, improved pas-
senger rail service offers promise as an inter-city transit option for the town.
In this historic picture, the California Zephyr travels along the Truckee River about eight miles east
of the town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-19
Truckee-Tahoe Airport
The Truckee-Tahoe Airport is a general aviation facility that serves the entire
north Lake Tahoe region. Most aircraft served by the Airport are small, pri-
vately-owned piston and light turbine aircraft – with a much smaller number
of medium and large turbine aircraft, including corporate jets. As of 2004, the
airport saw an average of about 100 aircraft operations per day, using two
runways. Peak use of the airport occurs in the summer months. The Tahoe-
Truckee Airport District is responsible for operations at the airport, includ-
ing maintenance of runways, hangars, and other facilities, as well as offering
tie-downs for aircraft, fuel sales, and other aviation services.
C. Roadway Classifications
The Town of Truckee is served by an existing network of freeways, State
highways, arterial roads, collector roads and local roads. Each of these types
can be described by a classification, summarized in Table CIR-3, which in-
cludes its primary function, the type of linkage it provides, as well as certain
aspects of its design, and access. This functional classification system helps to
plan appropriately for the circulation system by identifying the various types
of linkages needed to accommodate the access and mobility requirements of
the development allowed by the General Plan. The locations of existing and
future roadways in each class are mapped in Figure CIR-3, which follows Ta-
ble CIR-5. A listing of the town’s roadways by classification in provided in
Table CIR-4.
In general, roadways have two functions, to provide mobility and to provide
access to property. Whereas high speeds and limited interruption by intersec-
tions and access points are desirable for mobility and providing direct connec-
tions, low speeds are more desirable for safety and property access in residen-
tial and higher density development areas. Local streets emphasize property
access; highways and arterials emphasize higher mobility for through-traffic;
and collectors attempt to achieve a balance between both functions. From a
design standpoint these functions can sometimes conflict, particularly when a
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-20
TABLE CIR-3 ROADWAY CLASSIFICATION DEFINITIONS
Roadway
Type Function and Design Factors
Freeway
The function of a freeway is to provide for inter-regional and intra-
regional travel. Freeways serve high speed traffic and are full access con-
trolled with no at-grade crossings interrupting the flow of traffic. Vehi-
cle speeds and daily traffic volumes are very high. Interchanges typically
connect to major or minor arterials. Interstate 80 is the only freeway in
Truckee.
Major
Arterial
(State
Highway)
Major arterials, similar to freeways, provide for high mobility inter-
regional and intra-regional travel. Major arterials however, are usually
partial access controlled with a minimum number of intersections (pri-
marily with other arterials or freeways). Examples of major arterials in
Truckee include SR 89 and SR 267.
Minor
Arterial
Minor arterials typically provide more land access than do major arte-
rials, while still providing adequate mobility for accommodating longer
distance trips. Minor arterials should have Class II bike lanes. Examples
in Truckee include Donner Pass Road and Glenshire Drive.
Major
Collector
Major collectors serve the more important intra-county travel corridors
and traffic generators not served by major or minor arterials. Major
collectors may have Class II bike lanes. Major collectors include road-
ways such as Alder Creek Drive, Donner Lake Road, Lausanne Way, and
the Northwoods Boulevard loop.
Minor
Collector
The function of minor collector roadways is to accumulate traffic from
local roads and provide connectivity to higher class major collectors and
major and minor arterials. Minor collectors may have Class II bike lanes.
Examples of minor collectors include Dorchester Drive, Martis Valley
Road, South Shore Drive, and Rainbow Drive.
Local Road
Local roads can be private or public and primarily provide land access
functions (e.g., to residence, business, or other abutting property) and
include cul-de-sacs. Their design and control facilitates the movement of
vehicles onto and off the street system from land parcels. Through
movement is difficult and is discouraged by both design and control of
facility. Vehicle speeds are typically very low. Most neighborhood resi-
dential roads are considered local roads.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-21
TABLE CIR-4 TOWN OF TRUCKEE ROADWAY CLASSIFICATIONS
Minor Arterial
y Donner Pass Road
y Northwoods Boulevard (from Donner Pass Road to intersection of North-
woods/Northwoods)
y Deerfield Drive (from Highway 89 to 1,000 feet westwards)
y West River Street
y Pioneer Trail
y Pioneer Trail Extension (Future)
y Bridge Street Extension (Future)
y Glenshire Drive
y Soaring Way
y McIver Crossing
Major Collector
y Donner Lake Road
y Northwoods Boulevard (except for minor arterial section)
y Lausanne Way (from Northwoods Boulevard to Schussing Way)
y Schussing Way
y Alder Creek Road (from Highway 89 to Fjord Road)
y Fjord Road
y Glenshire Drive Realignment (Future)
Minor Collector
y South Shore Drive
y Hansel Drive
y Comstock Drive
y Alder Drive (from Highway 89 to Comstock Drive)
y Prosser Dam Road
y Rainbow Drive
y East River Street (from Bridge Street to 1,400 feet eastwards)
y Palisades Drive
y Martis Valley Drive
y Dorchester Way
y Manchester Drive
y The Strand (from Glenshire Drive to Donnington Lane)
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-22
roadway serves more than one function. For example, prior to construction
of the Highway 267 Bypass, Downtown streets served as the primary route
between Interstate 80 and Highway 267, creating conflicts between a desire
for a pedestrian-oriented downtown and the needs of motorists to efficiently
reach their destination.
The Town of Truckee has established Public Improvements and Engineering
Standards (PIES) for arterial, collector and local roadway classifications,
which encompass all roadways in Truckee that are under local jurisdiction.
Interstate 80 and Highways 267 and 89 in Truckee are under the jurisdiction
of the California Department of Transportation, which controls design, con-
struction and maintenance of these roadways. The PIES regulate a variety of
aspects concerning roadway design including minimum right-of-way width,
design speeds, standard lane width, and number of lanes.
D. Planned Circulation Improvements
Under this General Plan, the Town plans to implement a number of im-
provements to the street network, including the construction of new road-
ways and roadway connections, as well as installation of roundabouts, traffic
signals, and addition of turn lanes at key intersections. In general, as is de-
scribed in Policy P6.5, in Section E, it is the Town's desire to avoid im-
provements that involve widening roads beyond two travel lanes, or creation
of intersections with two or more dual left-turn lanes for a turning move-
ment, except in certain cases, in order to avoid the visual impacts and loss of
community character that are often associated with wide roadways and inter-
sections.
These planned improvements are summarized in Table CIR-5 and are de-
scribed below; their locations are shown in Figure CIR-3. The Circulation
Plan, along with the goals, policies and actions contained in Section E, to-
gether provide the necessary support for the development allowed by this
Goals, policies and actions in Section
E of this Element describe measures
to implement these improvements,
including establishment of appropri-
ate time-frames for implementation,
and funding.
TOWN OF TRUCKEE 2025 GENERAL PLAN CIRCULATION ELEMENT 4-23
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Hansel Ave
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16
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17 Easterly Railroad Undercrossing(Pages 4-29 to 4-31)
Bridge St. At-Grade Crossing(Pages 4-29 to 4-31)
Downtown and Railyard Circulation Improvements
Glenshire Drive Realignment
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Existing Freeway
Existing State Highway
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Future Minor Arterial
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Future Major Collector
Existing Minor CollectorFuture Minor Collector
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-27
General Plan, as described in the Land Use Element and illustrated in the
Land Use Map.
Additional information concerning some of these improvements is provided,
as follows:
Pioneer Trail Extension and Bridge Street Connection
An arterial connection will be constructed to connect Northwoods Boulevard
with the existing section of Pioneer Trail. An additional arterial connection
will be constructed to connect south from Pioneer Trail to Bridge Street in
the Downtown. This improvement will provide an alternate east-west con-
nection that will relieve congestion on Donner Pass Road in the Gateway
Area, and allow this roadway to operate acceptably without being widened to
four lanes, and avoid the need for a two-lane roundabout at the Donner Pass
Road/Frates Lane/Highway 89 South intersection.
The Pioneer Trail extension needs to be completed and operational before
Donner Pass Road in the Gateway area, or the Donner Pass Road/Frates
Lane/Highway 89 South intersection, operate worse than Level of Service D.
Based on projected traffic increases, without the improvements, LOS E condi-
tions at the intersection would be likely to occur by 2008. Interim improve-
ments at the intersection will delay LOS E at this intersection by several
years.
Downtown and Railyard Circulation Improvements
With development of the land uses foreseen under this General Plan, includ-
ing development of the Railyard as projected in the Downtown Specific Plan,
traffic in the Downtown will increase and cause congestion. The General
Plan's traffic analysis has determined that the Bridge Street/River Street,
Bridge Street/Donner Pass Road, and Donner Pass Road/Glenshire Drive
intersections will reach LOS F by 2010, even without development of the
Railyard.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-28
Several improvements are proposed for consideration to resolve projected
circulation deficiencies in the Downtown area:
♦ Improvements to the Glenshire Drive/Donner Pass Road intersection
and realignment of Glenshire Drive.
♦ Construction of an easterly undercrossing of the Union Pacific railroad
tracks from the Railyard site.
♦ Closure of the existing Bridge Street at-grade railroad crossing.
♦ Improvements to the Bridge Street/Donner Pass Road intersection.
♦ Improvements to the Bridge Street/River Street Intersection.
Implementation of circulation improvements for the Downtown will need to
reflect a variety of interrelated factors that will influence the ultimate scope
and timing of these improvements. Key among these will be the ultimate
development scenario and timing of the Railyard Project, as well as the im-
plementation of the Pioneer Trail Extension and Bridge Street Extension, as
described in the previous section.
Other considerations include the broader goals and policies of the Town con-
cerning circulation and connectivity, community character, and urban design
within the Downtown area. The decision to implement any traffic im-
provement in the Downtown should be considered in light of the other im-
provements that might be implemented, and the range of other concerns de-
scribed above. Such considerations can help determine that a particular solu-
tion is unacceptable for reasons beyond those related to traffic capacity or
Level of Service.
In order to plan and implement the most appropriate set of solutions to pro-
jected traffic issues, this General Plan calls for the preparation of a Down-
town Traffic Study, for which guidance is provided below. Until final deter-
minations can be made concerning the scope and timing of Downtown traffic
solutions, the Town may determine it appropriate to defer improvements and
accept an interim LOS of F at the Bridge Street/River Street, Bridge
Street/Donner Pass Road, and Donner Pass Road/Glenshire Drive intersec-
tions.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-29
Additional information concerning the improvements listed above, and guid-
ance for the preparation of a Downtown Traffic Study is provided in the fol-
lowing paragraphs:
Glenshire Drive Realignment/Railyard Access. In association with the
Railyard development, a road will be constructed from approximately the
location of the Trout Creek Nursery, through the Railyard to an intersection
opposite Church Street, providing the primary access to the Railyard. The
existing Glenshire Drive alignment will be retained to provide access to I-80
and Highway 89 North. The Glenshire Drive realignment will be a required
component in the planning, design and development of the Railyard project.
Other projects, outside of the Downtown Specific Plan Area, will contribute
to the need for this improvement, and should be required to participate in its
funding. The precise alignment, intersection configuration, and classification
of this roadway will be determined during planning and development of the
Railyard project, and the Downtown Traffic Study.
Easterly Railroad Undercrossing/Bridge Street At-Grade Crossing. An east-
erly railroad undercrossing may be constructed between the Railyard site and
East River Street. It should be noted that the Easterly undercrossing is not, in
itself, necessary to enhance the capacity of the Downtown roadway network
or accommodate traffic projected in the General Plan's traffic analysis. How-
ever, the undercrossing could serve to improve overall traffic flow in the
Downtown and reduce vehicle delays that are caused by train traffic. Fur-
ther, the undercrossing might serve to defer, or reduce the scope of improve-
ments needed at other downtown intersections, e.g. the intersections of
Bridge Street/Donner Pass Road and Bridge Street/ River Street, especially if
the Bridge Street at-grade crossing is closed (see discussion below). The con-
struction of the undercrossing shall be considered as an alternative circulation
improvement during the development of the Railyard Master Plan, and in the
Downtown Traffic Study.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-30
Bridge Street Intersections. Improvements to the Bridge Street/River Street
and Bridge Street/Donner Pass Road, which might encompass signalization
or installation of a roundabout, will be undertaken to increase capacity and
reduce congestion. The Bridge Street/River Street and Bridge Street/Donner
Pass Road intersections are projected to reach LOS F by 2010, even without
development of the Railyard. However, the development of the Railyard
would additionally affect operation of these intersections, as will the imple-
mentation of the Pioneer Trail and Bridge Street extensions. Thus, as noted
above, it may be necessary to defer improvements to these intersections, and
accept an interim LOS F, until the complete range of circulation improve-
ment needed in the Downtown can be defined, through the Downtown Traf-
fic Study, as described below.
Downtown Traffic Study. In light of the various factors outlined above, this
General Plan calls for the completion of a comprehensive Downtown Traffic
Study, conducted in a public forum, to consider and determine the most ap-
propriate solutions to projected traffic issues in Downtown Truckee. The
study should incorporate the following considerations:
♦ Traffic circulation impacts of all proposed and alternative improvements,
including the Glenshire Drive/Donner Pass Road intersection; the Glen-
sire Drive realignment, the Donner Pass Road/Bridge Street intersection,
Bridge Street/River Street intersection, Easterly Undercrossing and po-
tential closure of Bridge Street. The timing and feasibility of these im-
provements, both with and without future development of the Railyard
should be considered, as should other alternatives that may have not been
considered to date.
♦ The location and alignment of the easterly undercrossing and its integra-
tion with the Railyard Master Plan's circulation plan and the Glenshire
Drive realignment, as described above;
♦ Impacts to properties located on East River Street;
♦ The potential circulation-related benefits and detriments of closing the
Bridge Street at-grade crossing. The necessity of doing so should be con-
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-31
sidered both in relation to the circulation conditions associated with the
new undercrossing, as well as other circulation goals for the Town and
the Downtown area;
♦ Overall impacts to pedestrian circulation and access;
♦ Connections to and within the Downtown;
♦ Alternatives to closure of the at-grade crossing that would continue to
meet other circulation goals and objectives;
♦ Consistency with Goals and Policies of the Downtown Specific Plan, in-
cluding impacts to the overall urban design quality of the Downtown, re-
tention of a successful Main Street character and environment, the design
of civic spaces, pedestrian circulation, and effects on Downtown's inter-
nal circulation and parking.
♦ Potential economic impacts on Downtown businesses, the historic char-
acter of the Downtown, and other potential impacts to downtown busi-
nesses, property owners, and residents that are not directly related to cir-
culation.
Deerfield Drive Extension
In conjunction with development of PC-1, that portion of Deerfield Drive
east of Cold Creek will be connected with Cold Stream Road. The roadway
may be designed as a possible future local access route to allow development
in PC-1 to access Deerfield Drive, but will be used in the near term as an
emergency access only. The determination of whether this road will ulti-
mately be used as a local access road will be made through the PC-1 Specific
Plan.
As part of the PC-1 specific plan process, an alignment study shall be con-
ducted, which shall follow the guidelines below:
♦ Provide for public participation and input from Deerfield Drive residents
and property owners;
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-32
♦ Analyze various alignments and connections from PC-1 to that portion
of Deerfield Drive east of Cold Creek;
♦ Avoid an alignment that would substantially impact residences along ei-
ther side of Deerfield Drive; and
♦ Incorporate features to specifically discourage use of the road as a cut-
through route for non-local traffic if and when the road is opened to
Deerfield Drive.
Other Roadway Improvements
In addition to the new roadways and connections described above, the Town
plans to make three additional improvements:
♦ Cold Stream Road. As part of the PC-1 development, additional
northbound and southbound through lanes will be constructed between
Donner Pass Road and the PC-1 project site.
♦ Highway 267. An additional northbound and an additional southbound
through lane will be constructed between Truckee Airport Road and
Brockway Road/Soaring Way.
♦ Mousehole. Widening or other feasible improvements to increase the
safety of the Mousehole undercrossing of Highway 89 beneath the rail-
road tracks for pedestrian and cyclists, and to improve traffic flow, will
be carried out.
In addition to these major improvements, other improvements to the existing
roadway network may be implemented over time, including widening of
roadway travel lanes and shoulders to meet Town engineering and design
standards and/or increase capacity; construction of bicycle facilities, and im-
provements for pedestrian mobility and safety.
Intersection Improvements
The Town will also make a number of improvements to intersections located
along some of Truckee’s major thoroughfares. These improvements, keyed
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-33
to the numbered intersections shown in Figure CIR-3, are summarized in
Table CIR-5.
E. Goals, Policies and Actions
Goal CIR-1 Develop a roadway system that provides access
and mobility for Truckee residents and busi-
nesses and adequately serves existing and
planned land uses while maintaining local
community character.
Policies
P1.1 Maintain a hierarchy of arterial, collector and local roadways in
Truckee by planning, designing, and regulating roadways in ac-
cordance with the functional classification system described in
this Element.
P1.2 Undertake improvements to the Town’s roadway network, as
identified in the Circulation Plan in Figure CIR-3 and in Section
D, to ensure that the access and mobility needs of existing and
future land uses can be adequately served.
P1.3 Ensure that right-of-way for cumulatively needed future road-
way improvements is reserved or acquired as part of relevant
project approvals.
P1.4 Improve existing roadways in Truckee to meet current Town
engineering standards.
P1.5 Ensure that existing and future roadway, sidewalk and bikeway
standards, and the implementation of such standards, take
Truckee's climatic conditions into account.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-34
P1.6 Ensure that the design and functionality of the Town roadway
network in keeping with the goals and policies of this General
Plan concerning community character. Examples of such poli-
cies include those listed under Goal CC-3, as well as policies for
the Gateway Area, Brockway Road and West River Street in the
Community Character Element.
P1.7 Improve existing roadways and add new roadways to reduce de-
lays from train traffic and to improve safety at railroad crossings.
Actions
A1.1 Update the timeframes for implementation of circulation im-
provements as listed in Table CIR-5, including the specific “trig-
gers” that will initiate the need for a particular improvement.
These timelines shall be considered as broad targets only, and
sufficiently flexible to accommodate changes in conditions.
A1.2 Annually update the Town’s Capital Improvement Program
(CIP) to include plans for improvements to be completed within
the five year timeframe of the CIP.
A1.3 Develop a prioritization and implementation program to up-
grade roadways that do not meet current Town engineering
standards, and update the CIP to reflect the needed improve-
ments.
A1.4 Update the Development Code and/or Traffic Mitigation Fee
program to establish guidelines or requirements for new devel-
opment that will secure needed right of way for future roadway
improvements.
A1.5 Update the Town’s traffic model analysis at least every five years
to reflect changes in land use, local and regional traffic condi-
tions, and the roadway network. As a result of the updated
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-35
analysis, review timelines for completion of major circulation
improvements (as listed in Table CIR-5) and amend them as
needed to address changing conditions.
A1.6 Amend the Public Improvements and Engineering Standards
(PIES) to identify cross-sections for all arterial and collector
roads, including existing and future rights-of-way, paving widths,
sidewalk and bike lane locations, and edge treatments (landscap-
ing, lighting etc.).
A1.7 Prepare a study to analyze alternatives for the construction of
the eastern railroad undercrossing, and the potential closure of
the Bridge Street at-grade crossing, and the potential effects that
these circulation changes might have.
Goal CIR-2 Maintain adequate Level of Service on
Truckee’s roadways and intersections to ensure
the safe and efficient movement of people and
goods throughout the Town.
Policies
P2.1 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 move-
ments within the Downtown Specific Plan Area.
Throughout the Town, individual turning movements at unsig-
nalized intersections shall not be allowed to reach LOS F and to
exceed a cumulative vehicle delay of four vehicle hours. Both of
Level of Service (LOS) standards for
signalized intersections are defined
in Table CIR-1, in Section A.
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TOWN OF TRUCKEE 2025 GENERAL PLAN CIRCULATION ELEMENT
Ta
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TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-38
these conditions shall be met for traffic operations to be consid-
ered unacceptable.
P2.2 In addition to the standards described in Policy 2.1, the criteria
and thresholds shown in Table CIR-6 shall be applied to future
development projects to determine the need for a traffic impact
analysis to be conducted and to determine if a project’s traffic
impact is found to be significant.
P2.3 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 ex-
plored and exhausted.
P2.4 Improve connectivity throughout the Town's roadway network,
through roadway improvements, while minimizing environ-
mental, circulation, and residential neighborhood impacts. This
should include:
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-39
♦ New and improved links between roadways of the same clas-
sification.
♦ New and/or improved links between higher and lower ca-
pacity roadways where such connections would not nega-
tively impact the lower capacity roadway's operations or lo-
cal neighborhood character, would be consistent with com-
munity character and environmental goals described else-
where in the General Plan, and would not result in redesig-
nation of a lower classification roadway to a higher classifica-
tion, unless shown as such on the Circulation Plan.
♦ Discouraging the use of local and residential neighborhood
roadways as through routes, particularly for commercial and
industrial traffic.
♦ Requiring that new development maximizes connectivity of
local streets within the development itself, and makes con-
nections to the adjacent street network and neighborhood
areas.
P2.5 Implement transportation system changes during high traffic
flow events and emergencies as a means to minimize the impacts
of these events on local roadways while ensuring that necessary
access or evacuation routes are provided.
P2.6 Prior to widening or adding traffic lanes to Interstate 80, work
with CalTrans to study and implement, if appropriate, other
traffic and transportation measures and improvements which
may reduce traffic volumes on Interstate 80.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-40
Goal CIR-3 Minimize the impacts of new development on
the existing roadway network.
Policies
P3.1 Require the preparation of traffic impact analyses to identify
impacts and mitigation measures for projects that may result in
significant traffic impacts, as specified in Table CIR-6. In these
analyses, Level of Service shall be computed according to the
planning methodology documented in Special Report 209: High-
way Capacity Manual, published by the Transportation Research
Board in 2000, or as amended in subsequent updates. Cumulative
impacts shall be modeled buildout of the General Plan.
P3.2 Require the assessment of construction-related project impacts in
traffic impact analyses, that assesses and adequately mitigates the
effect of construction traffic on the roadway network, as well as
any potential disruption to or re-routing of traffic that might be
needed during project construction.
P3.3 Require all new development projects to adequately mitigate
identified impacts through construction of improvements
and/or payment of traffic impact mitigation fees. Mitigation of
significant project-related impacts may require improvements
beyond those addressed by the current Capital Improvement
Program and traffic impact mitigation fee program.
P3.4 Ensure that new streets and roads are dedicated and constructed
according to roadway design and access standards adopted by the
Town.
Actions
A3.1 Develop and adopt criteria and procedures for the preparation of
traffic impact analyses for development projects, reflecting poli-
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-41
cies P3.1 through P3.4, above, as well as applicable LOS stan-
dards and criteria.
A3.2 Prepare a Downtown Traffic Study, incorporating all of the
various aspects and considerations detailed in Section D.2 in this
Element.
Goal CIR-4 Create new developments that are integrated
into the circulation network and promote con-
nectivity within and between community areas.
Policies
P4.1 Require transportation systems planned and constructed in con-
junction with significant development projects, including roads,
trails, bikeways, and other improvements, to provide links to
the existing transportation network.
P4.2 Require planning for land use and transportation systems in new
growth areas that provides opportunities for residents, employ-
ees, and those without vehicles to accomplish many of their trips
by walking, bicycling or using transit.
Goal CIR-5 Provide adequate funding for construction,
improvement and maintenance of existing and
new roadways.
Policies
P5.1 Charge a traffic impact fee that is set in direct proportion to the
level of impact identified in a traffic impact analysis, so as to en-
sure that the actual cost of improvements demanded individually
Policy P2.4 includes additional
guidance for implementation of
roadway connections and through
routes in Truckee.
The following policies in the Land Use
Element also implement Goal CIR-4.
y Planned Community 1, Policies P3
and P11.
y Planned Community 3, Policy P3.
y Downtown Specific Plan Area,
Policies P4, P5 and P12.
y Gray’s Crossing Specific Plan Area,
Policies P11, P12 and P13.
y Goal LU-6, Policies P6.2 and P6.3
and Actions A6.4, and A6.6.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-42
or cumulatively by a project can be met. Such fees shall be ap-
plied to improvements needed to increase the capacity of the
roadway network including:
♦ Improvements listed in Table CIR-5.
♦ State Transportation Improvement Projects (STIP) projects
identified in Caltrans' Regional Transportation Plan.
♦ Improvements such as widening of travel lanes to meet
Town engineering standards, and to add Class II and III bike
facilities.
♦ Other improvements identified by the Town needed to in-
crease the capacity of the roadway system, including those
determined to be needed through development of the Down-
town Traffic Study, and to reduce delays and improve safety
at railroad crossings.
P5.2 Pursue all appropriate federal, State, and local funding sources
for street and highway improvements. Strive to secure financing
in a timely manner for all components of the transportation sys-
tem to achieve and maintain adopted Level of Service standards.
P5.3 Require projects to undertake needed roadway improvements on
public streets fronting or adjoining the development site as part
of the project, and to make available right-of-way needed for fu-
ture public improvements.
Actions
A5.1 Update the existing traffic impact fee program to conform to
Policy P5.1, and update the program at least once every five
years to reflect future changes in land use, local and regional traf-
fic conditions, and the roadway network.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-43
Goal CIR-6 Minimize potentially adverse impacts of trans-
portation infrastructure and parking facilities
on Truckee’s community character and impor-
tant environmental and cultural resources.
Policies
P6.1 Locate, construct and maintain new roads and roadway im-
provements so as to prevent adverse impacts to water quality
and significant biological, scenic and historic resources.
P6.2 Use road and intersection improvement projects as an opportu-
nity to improve the aesthetic quality of the intersection or
roadway in question. Such improvements could include side-
walk installations, landscaping, medians, improved street light-
ing or pavement treatments.
P6.3 Maintain Donner Pass Road at a three-lane cross-section (two
lanes of traffic with a left-turn lane). New projects that could
add significant traffic to Donner Pass Road must demonstrate
that cumulative traffic impacts will not result in the need to
widen Donner Pass Road.
P6.4 Maintain Highway 267 between Interstate 80 and the Brockway
Road/Soaring Way intersection at two lanes.
P6.5 Maintain roadways in Truckee at a maximum of two travel
lanes. Exceptions to this policy include Interstate 80, Highway
89 South, Highway 267 from Truckee Airport Road/Shaffer
Mill Road to Brockway Road/Soaring Way, and Coldstream
Road.
P6.6 Avoid intersection improvements that would include dual left
turn lanes.
Policy 9.3 in the Land Use Element
opposes any development in the Plan-
ning Area that would necessitate wid-
ening of Highway 267 north of
Brockway Road or South of Truckee
Airport Road to four lanes.
Roads identified or approved to have
more than two through travel lanes
are:
Interstate 80
Highway 89 South
Highway 267 from Truckee Air-
port Road/Shaffer Mill Road to
Brockway Road/Soaring Way.
Cold Stream Road
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-44
P6.7 Install new road lighting, and replace existing lighting with fix-
tures that minimize light pollution without compromising traf-
fic safety.
P6.8 Ensure that adequate parking is provided for commercial, resi-
dential and other land uses in Truckee, while, at the same time,
limiting excess off-street parking.
Actions
A6.1 Amend the Development Code design guidelines for traffic sig-
nals in the Historic Preservation (HP) overlay zoning district to
ensure that fixture styles are aesthetically appropriate for the
area.
A6.2 Conduct an evaluation of parking requirements in the Develop-
ment Code to ensure that excessive parking is not required, and
to address options for shared parking and other parking lot al-
ternatives, particularly in the Downtown and Gateway areas.
Goal CIR-7 Utilize roundabouts instead of traffic signals
throughout Truckee.
Policies
P7.1 Strive to replace existing traffic signals with roundabouts as a
means of intersection control, including traffic signals on State
Highways.
P7.2 Install roundabouts instead of new traffic signals or capacity-
enhancing improvements to existing signalized intersections,
when roundabouts will achieve the same or better Level of Ser-
vice as a traffic signal, where it is physically feasible to do so, and
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-45
when installation of the roundabout will not be substantially
costlier than a signal.
P7.3 When traffic calming is desirable at unsignalized intersections,
encourage roundabouts instead of multi-lane stop controlled in-
tersections, or the addition of extra turn lanes when the round-
about will achieve the same or better level of service, where it is
feasible to do so, and when installation of the roundabout will
not be substantially costlier.
Actions
A7.1 Conduct a study of existing signalized intersections in Truckee
to determine which might be suitable for replacement with
roundabouts, and develop a prioritization and implementation
program for their replacement. Criteria that should be used in
considering replacement of existing signals with roundabouts in-
clude pedestrian access and safety, historic character, urban de-
sign goals for a corridor or neighborhood, costs, and construc-
tion feasibility.
Goal CIR-8 Cooperate with regional agencies and neighbor-
ing jurisdictions to address regional traffic is-
sues.
Policies
P8.1 Work with the Nevada County Transportation Commission in
periodically reviewing and updating the Regional Transportation
Plan (RTP).
P8.2 Work with adjacent jurisdictions, Caltrans, and the Nevada
County Transportation Commission to:
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-46
♦ Share land use and transportation information and transpor-
tation modeling results.
♦ Develop a consistent methodology to determine the impacts
of new development.
♦ Collectively consider the impacts of development outside the
Town limits on Truckee’s roadway network.
♦ Assess the impacts of development in Truckee on regional
roads.
♦ Identify, fund and construct the transportation system com-
ponents necessary to mitigate identified impacts.
♦ Consider imposition of regional fees on new development to
cover the fair share portion of the development's impacts on
the local and regional transportation system.
♦ Reduce vehicular travel demand.
Actions
A8.1 Work with the California Department of Transportation and
California Department of Food and Agriculture to complete the
relocation of the agricultural inspection station in order to im-
prove traffic flow along Interstate 80 within the Town of
Truckee.
A8.2 Work with Nevada County and Placer County to develop and
adopt a traffic impact fee sharing program for regional circula-
tion improvements.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-47
Goal CIR-9 Reduce vehicle trips as a means to minimize
demands on the existing roadway system, re-
duce the future need for new or expanded road
facilities, and reduce energy consumption and
air pollution.
Policies
P9.1 Promote the use of transportation control measures (TCMs) that
divert automobile trips to transit, walking, and bicycling. TCMs
may include the following:
♦ Passenger rail.
♦ Employer-based trip reduction programs.
♦ Alternate work schedules.
♦ Telecommuting.
♦ Ride-share programs.
♦ Park-and-ride lots.
♦ Bicycling programs.
♦ Local and regional transit.
P9.2 Promote land use and transportation strategies that will reduce
automobile trips, particularly implementation of compact, pe-
destrian-oriented development, mixed uses, live-work projects,
neighborhood-serving commercial and mixed use centers, and
clustered and infill development.
P9.3 Encourage major traffic generators, including the school district
and the ski resorts, to develop and implement trip reduction
measures, and encourage increased use of transit (both public and
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-48
private) through provision of additional transit routes, connec-
tions, and increased service frequency.
Actions
A9.1 Develop a program to encourage ride-sharing and use of park-
and-ride lots, and to encourage the development of park-and-ride
facilities for employees commuting to work at local resorts and
in communities outside Truckee and for employees and visitors
in the Downtown area.
Goal CIR-10 Provide a safe, comprehensive, and integrated
system of facilities for pedestrians and cyclists
and other non-motorized modes of transporta-
tion.
Policies
P10.1 In planning the Town's transportation system, strive for a more
balanced system that provides alternatives to the automobile
while still meeting the Level of Service standards expressed in
this Element.
P10.2 Implement the network of trails and bikeways described in the
Trails and Bikeways Master Plan, with priority given to estab-
lishment of a trail from Donner Lake along Donner Creek and
the Truckee River to the eastern Town limit. This cross-town
trail would serve as the main "artery" of the Town's trail net-
work, with other trails connecting to it along its length, and
would provide a critical link to major regional trails including a
trail to the west that connects to Donner Summit and the Pacific
Crest Trail, and to the east to trails that follow the Truckee
River to Nevada.
Goals, Policies and Actions in the
Conservation and Open Space Ele-
ment also implement Goal CIR-10.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-49
P10.3 Identify and implement new pedestrian facilities beyond those
identified in the Trails and Bikeways Master Plan and Downtown
Streetscape Plan. These facilities may include, but not be limited
to, pedestrian facilities along Donner Pass Road between Cold
Stream Road and South Shore Drive, along Highway 89 South,
and along West River Street.
P10.4 Ensure that streetscape and urban design plans for the Gateway
corridor and Brockway Road include pedestrian connections to
the Downtown's pedestrian network.
P10.5 Link new trails and bikeways with other bikeways, parks and
open space areas to provide safe and continuous routes.
P10.6 Use road and intersection improvements as an opportunity to
improve bicycle and pedestrian facilities.
P10.7 Encourage the provision of bicycle routes along State highways,
especially a bicycle/pedestrian facility along State Route 89 un-
der the Union Pacific tracks, in association with safety im-
provements at the Mousehole.
P10.8 Pursue all available sources of funding for the development and
improvement of trails for non-motorized transportation (bike-
ways, and pedestrian and equestrian trails).
P10.9 Promote non-motorized travel (bicycle, pedestrian, and eques-
trian) through appropriate facilities, programs, and information,
including through the school system and local media.
P10.10 Require major development projects to include pedestrian facili-
ties and bikeways.
P10.11 Enforce pedestrian and bicycle access standards for all new de-
velopment and require developers to finance and install pedes-
trian walkways, equestrian trails and multi-use trails in new de-
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-50
velopment, as appropriate and necessary to address circulation
needs. Consider and work towards a mean by which the re-
quirements of the Trails and Bikeways Master Plan can be met
by affordable housing projects.
P10.12 Provide facilities that separate bicycle and pedestrian traffic from
vehicular traffic whenever it is feasible to do so.
Actions
A10.1 Create an action program to effectively implement the policies,
programs and improvements detailed in the Trails and Bikeways
Master Plan.
A10.2 Develop a program to maintain trails and bikeways in order to
implement the management goals and policies of the Trails and
Bikeways Master Plan. Winter maintenance should be considered
as an aspect of the program.
A10.3 Develop a strategy to implement sidewalk, bikeway and street-
scape improvements in the Downtown area, along Donner Pass
Road in the Gateway area, and along Brockway Road.
A10.4 Develop, potentially as a supplement or amendment to the Trail
and Bikeways Master Plan, a pedestrian facilities plan that would
provide a comprehensive study of existing pedestrian districts
and facilities, needed pedestrian facilities such as sidewalks,
crosswalks and links to transit and nodes of community activity,
and provide programs to effectively implement them.
A10.5 Conduct a study to determine which roadways in Truckee might
be suitable for implementing reduced vehicle lane width to more
safely accommodate bicyclists on paved roadway shoulders,
where conditions allow.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-51
A10.6 In cooperation with Caltrans, UPRR, and other stakeholders,
develop a strategy to plan, aggressively pursue funding for, and
implement safety improvements at the Mousehole and for new
bike facilities along State highways routes.
Goal CIR-11 Enhance the existing bus and rail transit system
in Truckee.
Policies
P11.1 Require new development to incorporate features that encourage
transit use, including shelters and safe routes to transit stops, and
ensure that right-of-way for future transit access is reserved in
plans for new growth areas.
P11.2 Pursue all available sources of funding for capital and operating
costs of transit services, including consideration of funding
through major developers.
P11.3 As funding permits, participate in the provision of inter-regional
transit services to Lake Tahoe and the ski areas.
P11.4 Consider the transit needs of senior, disabled, low-income and
transit-dependent persons in making decisions regarding transit
services and compliance with the Americans with Disabilities
Act.
P11.5 Encourage the development of facilities for convenient transfers
between different modes of transport, especially to provide con-
nections to rail and intercity bus service.
P11.6 Support and promote the use of passenger rail, and support re-
gional efforts to provide enhanced commuter rail service to and
from Truckee, including service timing and frequency that is
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-52
convenient for commuters, and service that caters to weekend
visitors.
P11.7 When needed, work with neighboring jurisdictions to develop
funding mechanisms to address future shortfalls in available sales
tax-based funding for transit and to support adequate transit ser-
vice for the Town’s population as it grows.
Actions
A11.1 Continue to fund existing Town-sponsored transit services such
as the Truckee Trolley and Dial-A-Ride Service.
A11.2 Actively work with local and regional organizations and agen-
cies to continue existing transit operations, and implement ex-
panded transit services within and to the Town that are timely,
cost-effective, and responsive to growth patterns and existing and
future transit demand, especially where affordable housing units
are located.
A11.3 Work with Amtrak, intercity bus service providers, and local
transit agencies to coordinate transit schedules and provide facili-
ties that allow for convenient and comfortable transfers for tran-
sit riders.
Goal CIR-12 Move goods safely and efficiently through the
Town.
Policies
P12.1 Discourage truck traffic through residential areas and the Down-
town, and instead encourage trucks to use Interstate 80 and State
highways whenever possible.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-53
P12.2 Support continued freight service on the Union Pacific rail lines,
and work with UPRR to address community issues associated
with railroad operations. Such issues include: Minimizing traffic
disruptions at the Bridge Street crossing; providing safe pedes-
trian crossings of the rail line; reducing noise from train whistles
in populated areas; and minimizing future safety and noise im-
pacts associated with increased train operations.
P12.3 Support federal and state efforts to levy higher user charges on
trucks so as to adequately mitigate truck traffic impacts to road-
ways.
Actions
A12.1 Establish truck routes and restrictions to divert large trucks
away from residential areas and the Downtown area. Trucks
making deliveries to commercial businesses located within exist-
ing residential and mixed use areas, and within the Downtown,
shall be exempted from these restrictions.
Goal CIR-13 Allow for safe and efficient aviation operations
at the Truckee-Tahoe Airport that are com-
patible with surrounding land uses.
Policies
P13.1 Support the continued use of the Tahoe-Truckee Airport as a
general purpose airport, providing that such use does not result
in impacts on surrounding land uses residents that are greater
than those identified in the 2000 Airport Master Plan and 2004
Airport Land Use Compatibility Plan.
P13.2 Work with the Airport to provide for adequate ground access to
the airport in transportation planning and improvements.
Goals and Policies in the Safety and
Noise Elements also provide for
compatibility of adjacent land uses
with airport operations.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CIRCULATION ELEMENT
4-54
P13.3 Ensure consistency of the General Plan with the Airport Land
Use Compatibility Plan, as adopted by the Foothill Airport
Land Use Commission in December 2004, and implement the
Land Use Compatibility Plan to ensure protection of airport op-
erations from incompatible land uses.
P13.4 Support mitigation efforts to reduce interior noise levels of resi-
dential dwellings significantly impacted by aircraft operations.
5 HOUSING ELEMENT
5-1
This Chapter is reserved for the Housing Element, as adopted in 2005.
TOWN OF TRUCKEE
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6 ECONOMIC DEVELOPMENT ELEMENT
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The Economic Development Element of the General Plan is directed toward
fostering a healthy, balanced year-round economy in Truckee in order to
provide a broad range of economic opportunity for all Truckee residents. It
supports the Vision for Truckee by providing a framework of guiding princi-
ples, goals, polices and actions that encourage a diverse and sustainable year-
round economy in Truckee while maintaining the Town’s community char-
acter and high quality of life, and ability to maintain superior community
services.
Although economic development is not a topic required to be addressed in a
General Plan, its inclusion in the Truckee General Plan reflects the Town’s
commitment to maintaining a balanced mix of economic sectors, encouraging
high-wage jobs, and supporting businesses and commercial activities that
build upon and enhance Truckee’s unique character and natural environment.
The guiding principles of the Economic Development Element are shown on
the following page, and goals, policies and actions in Section C at the end of
the Element.
A. Introduction
This Economic Development Element incorporates the policy framework of
the 2001 Economic Development Strategic Plan and the results of the 2004
General Plan Update process. The goals, policies and actions in this Element
are intentionally broad, providing guidance for implementation initiatives
and strategies that the Town can utilize over the 20-year life of the General
Plan to respond to changes in economic conditions. The Element is also in-
tended to help guide the Town’s activities in its annual budgeting process and
in the development of work programs for departments engaged in economic
and community development-related activities.
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As a component of the General Plan, this Element will guide policy and deci-
sion-making as the Town moves forward with more detailed strategies and
programs aimed at strengthening and improving the Town’s economic base.
It also has a strong interrelationship with other elements of the General Plan,
in particular the Land Use, Community Character, and Conservation and
Open Space Elements, and is supportive of and supported by the guiding
principles, goals, policies and actions of these and other elements.
Build upon the Town’s existing assets to diversify and
strengthen the local economy in ways that are appro-
priate and responsive to Truckee’s context and natural
environment.
Develop high-wage jobs in Truckee that enable the
local workforce to both live and work in the Town.
Focus business attraction, retention, and expansion
efforts on key economic sectors that have the greatest
likelihood of success in Truckee.
Maintain and enhance community quality of life as a
key competitive advantage.
Promote and enhance the Town’s role as a year-round
tourist destination.
Economic Development Element Guiding Principles
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B. Background Information
Truckee’s outstanding mountain environment, plentiful recreation opportu-
nities, and strategic location along key transportation routes have contributed
to the town’s desirability as a place to live, work and visit. These assets have
allowed Truckee to sustain strong growth in residential development and
tourism, even as other communities in California have suffered from declin-
ing economic fortunes.
However, broader economic development in Truckee has lagged behind resi-
dential and tourist development. While local employment conditions and the
economic vitality of the Downtown has shown improvement since the Town
prepared the Economic Development Strategic Plan in 2001, Truckee continues
to face economic challenges. These challenges stem in large part from the
character of the local economy, which is dominated by the retail and service
sectors and by seasonal recreation-based tourism.
Figure ED-1 shows the employment make-up in Truckee in 2000. As shown
in the figure, the services and retail sectors employ the most people in
Truckee, accounting for 31 percent and 27 percent of local jobs, respectively.
These sectors are followed by the government sector, accounting for 18 per-
cent of total employment, and mining and construction, accounting for 15
percent of total employment. The high number of employees in the mining
and construction category can be attributed to the amount of housing con-
struction in and around Truckee.
Truckee’s visitor-based economy is highly seasonal in nature, which generates
large annual fluctuations in demand for goods and services and in the staffing
requirements of local employers. Annual retail business sales patterns reflect
the highly seasonal nature of the Truckee economy: approximately 48 percent
of retail sales are earned during the summer, 39 percent during the winter,
and only 13 percent during the spring and fall seasons combined. This creates
challenges for employers in sustaining a viable business on a year- round basis,
and in managing human resources. Local residents that desire full-time
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permanent employment can experience a shortage of such jobs locally. Fur-
ther, many of the jobs associated with the recreation, retail, and service em-
ployment sectors that dominate the local economy do not provide wages at
levels commensurate with local housing costs, contributing to the growing
disparity between the cost of housing and its affordability to the local work-
force.
This Economic Development Element includes a number of strategies that
seek to address the issues described above. Foremost among them is the ex-
pansion of key non-tourism related economic sectors that will help to stabi-
lize the fluctuations in the Town’s business environment, increase year-round
employment opportunities, and provide higher-wage skilled jobs.
Specifically, it addresses the following sectors:
♦ Light-industrial development that can provide high density, relatively
high-wage employment in skilled trades. Many such businesses are small
FIGURE ED-1 EMPLOYMENT IN TRUCKEE BY SECTOR, 2000
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scale enterprises that generate minimal environmental impacts compared
to more traditional industrial uses, focusing on production of specialized
items, such as woodworking and cabinetry, custom work, and artisan and
craft products.
♦ “New economy” business, which include high-tech, computer and infor-
mation-based enterprises. The type of employment reflects a growing
sector in the California economy, offering “clean”, high-wage and skilled
employment opportunities. Such businesses are also appropriate for
Truckee in that they have fewer locational constraints than many other
industries, relying on remote telecommunications instead of geographic
proximity to their customer base.
♦ Healthcare and healthcare-related industries, including medical facilities
and auxiliary industries that support healthcare. Truckee is established as
a center for healthcare in the North Tahoe region, which is a rapidly-
growing sector nationwide. Medical employment also offers higher-wage
and skilled job opportunities in an industry that brings few environ-
mental impacts to a community.
Tahoe Forest Medical Office Building Photo: Darin Dinsmore
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Other strategies address the expansion of Truckee’s role as a tourist destina-
tion, with a focus on capturing a larger proportion of regional visitor spend-
ing and increasing tourism during the traditional “off-seasons” in the spring
and fall.
C. Goals, Policies and Actions
Goal ED-1 Foster high-quality economic development.
Policies
P1.1 Work with Sierra College, Tahoe Truckee Unified School Dis-
trict, 49er Regional Occupation Program and Truckee Work-
force Connection to expand programs that offer low-cost com-
puter training and vocational training in high-wage fields for
Truckee residents.
P1.2 Continue to support the efforts of the Truckee Donner Cham-
ber of Commerce to promote Truckee as a place to visit, live,
and do business.
P1.3 In reviewing development projects, consider a project’s ability to
fulfill economic development guiding principles and goals for the
Town, such as fostering desired industries, providing living wage
jobs, and upholding Truckee’s small-town, mountain character
as a key competitive advantage.
Actions
A1.1 Allocate staffing to oversee, coordinate and promote all eco-
nomic development efforts for the Town.
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A1.2 Review and update the Economic Development Strategic Plan on a
regular basis, to ensure that it is reflective of and responsive to
changing economic conditions in Truckee.
A1.3 Adopt a policy which establishes some degree of preference for
locally-owned and operated businesses to provide goods and ser-
vices to the Town of Truckee.
A1.4 Study ways in which the Town can streamline its processes or
alter its fee structures so as to encourage small, locally-owned or
desired types of businesses to establish themselves in Truckee.
Goal ED-2 Encourage high wage light industrial develop-
ment in Truckee.
Policies
P2.1 Provide sufficient business park and light industrial space to al-
low for the attraction and expansion of quality employers within
Truckee.
P2.2 Encourage uses consistent with high wage and high density em-
ployment in business parks and light industrial areas, as opposed
to services or low employment density uses such as warehouse
space.
P2.3 Ensure that land designated Industrial is used primarily for in-
dustrial, rather than general commercial/retail uses.
Actions
A2.1 Create and maintain an inventory of available business park and
light industrial space. Evaluate the availability of business park
and light industrial space at least every three years, and adjust the
land use plan accordingly.
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A2.2 Establish procedures to be included in the discretionary review
process to evaluate proposed commercial and industrial projects
for their potential to create quality jobs.
A2.3 Work with the local Chamber of Commerce to develop a pro-
gram that actively promotes Truckee as a location for light in-
dustrial business investment that supports the goals and policies
of this element.
Goal ED-3 Encourage the development of knowledge-
based “new economy” businesses.
Policies
P3.1 Support the creation of new office space that is well-designed and
offers amenities and telecommunications infrastructure attractive
to new economy business enterprises.
P3.2 Encourage the expansion of telecommunications infrastructure
throughout Truckee, including adoption of new technologies as
they are developed in the future.
P3.3 Encourage and support office and professional home-based mi-
cro-enterprises.
P3.4 Support the expansion of local higher education and continuing
education institutions to meet workforce training needs of new
economy businesses.
Actions
A3.1 Conduct a study to identify the needs of local new economy
businesses and develop tools to use locally for business attrac-
tion, retention, and expansion assistance.
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A3.2 Establish a business incubator program to provide support ser-
vices and financial support to start-up new economy businesses.
As part of this program, pursue State and federal funding for
small-business loans, and grants for publicly-owned infrastruc-
ture and micro-enterprise assistance.
A3.3 Review the Development Code to ensure that it provides ade-
quate latitude for home-based office and professional businesses,
and amend the Code as necessary.
Goal ED-4 Expand health-related services in Truckee to
enhance the Town’s position as a center for
health care services for the North Lake Tahoe
area.
Policies
P4.1 Provide adequate land, zoned appropriately, to provide expan-
sion sites for the local health services sector near existing concen-
trations of such businesses.
P4.2 Support the development of industries in Truckee that support
healthcare services, such as diagnostic laboratories, billing sup-
port and insurance, and long-term care facilities.
Actions
A4.1 Convene a focus group with representatives of Tahoe Forest
Hospital and other local medical providers to identify the health
sector’s expansion needs and opportunities and work with local
developers to accommodate those needs in pending commercial
development projects.
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Goal ED-5 Promote and enhance Truckee’s role as a sus-
tainable year-round tourist destination.
Policies
P5.1 Continue to invest Transient Occupancy Tax (TOT) revenues in
support of the local tourism sector, including support for the
Truckee Visitor’s Center.
P5.2 Continue to build on Truckee’s historic and natural assets to ex-
pand Truckee’s appeal as a tourist destination, focusing on
Downtown and riverfront revitalization as a priority.
P5.3 Support new visitor-oriented restaurants, lodging, and services to
meet tourist needs and capture expenditures locally.
P5.4 Continue to support Town-wide events and festivals, such as the
Fourth of July Parade, Truckee Railroad Days and Lake Tahoe
Summer Music Festival.
P5.5 Support the development of a conference center, educational in-
stitute, or other similar facility in Truckee, particularly one with
an environmental or ecological focus.
Actions
A5.1 Work with the Truckee Visitor's Center to develop and establish
new initiatives to promote and bolster tourism activity in the
spring and fall seasons.
A5.2 Work with the Truckee Visitors Center to develop and sponsor
a new Town-wide arts festival, music or sporting event to be
held in the spring or fall “off-season,” with the potential to at-
tract a large number of tourist visitors.
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A5.3 Identify an appropriate site to support the development of a con-
ference center or other similar facility in Truckee.
A5.4 Develop a funding and management plan, including grant fund-
ing sources and shared use opportunities, to support the creation
of a conference center or similar facility.
Goal ED-6 Foster a local environment that attracts and
develops a skilled workforce through educa-
tional opportunities, cultural facilities and
availability of affordable housing.
Policies
P6.1 Work with educational institutions to site new facilities in
Truckee and forge links to ensure that educational institutions
address the business community’s ongoing worker training and
continuing education needs.
P6.2 Support the inclusion of cultural facilities as a component of
new mixed-use developments proposed within the Town as an
amenity that makes Truckee attractive to a vibrant, innovative
business community.
P6.3 Continue to work with the Truckee Donner Recreation and
Parks District to support its arts and recreation programs.
P6.4 Support community-based arts organizations in Truckee.
P6.5 Support the TDRPD’s efforts to develop a community recrea-
tion, visual and/or performing arts center on the PC-2 Triangle
site, or at another location if that site is found to be unsuitable.
Cultural facilities that might
be included in new mixed use
development include gallery
or exhibition space, or a small
performing arts venue.
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Actions
A6.1 Create and maintain a workforce development coordination
group that connects key education and job training representa-
tives with local employers and focuses on linking education and
job training curriculum with local employment needs.
A6.2 Allocate a portion of Downtown Truckee’s tax increment reve-
nue towards the promotion, support, or development of com-
munity based art in Downtown Truckee.
A6.3 Among other factors, rate mixed-use projects pursuing public
subsidies for their inclusion of cultural facilities.
Goal ED-7 Leverage Truckee’s “natural capital” in imple-
menting economic development strategies.
Policies
P7.1 Land use, urban design, open space and community facilities in
Truckee shall reinforce the preservation and enhancement of the
Town’s natural capital.
P7.2 Continue the improvement and redevelopment of the River-
front that promotes public access and activity near Downtown
Truckee while enhancing the natural features of the Truckee
River.
P7.3 Support the establishment of businesses and industries that draw
upon Truckee’s natural assets and environment.
Actions
A7.1 Conduct a study to determine the aspects of Truckee’s natural
capital that are most attractive to businesses and determine how
Truckee’s “natural capital”
includes its mountain setting,
natural scenic beauty, and
abundant recreation opportu-
nities, all of which make it an
attractive location for resi-
dents, visitors, and businesses.
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best to market these local assets to prospective businesses. In-
dustries that could be a potential focus of the study include spe-
cialty outdoor equipment manufacturers or distributors, pub-
lishers of books and magazines with an outdoor or environ-
mental focus, and other industries for whom proximity to a
world center for outdoor recreation would be a significant fac-
tor.
Goal ED-8 Maintain the vitality of Downtown Truckee.
Policies
P8.1 Encourage new retail to locate in the Downtown.
P8.2 Continue redevelopment and improvement efforts in Down-
town Truckee, including programs to preserve the unique his-
toric character of the Downtown, to expand upon the down-
town’s vibrant mixed-use character, and to develop projects that
differentiate Downtown Truckee from other commercial areas
within the Town and the surrounding trade area.
P8.3 Support public activities and community events in Downtown
Truckee.
P8.4 Provide opportunities for industrial uses currently located along
the Truckee River in the Downtown to relocate to other, more
suitable locations.
P8.5 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.
The Land Use Element contains
an extensive series of policies and
actions for the Downtown area
that also support Goal ED-8.
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Actions
A8.1 Provide staffing for a Redevelopment Coordinator to oversee,
coordinate, and promote all redevelopment efforts.
A8.2 Review all proposed commercial projects outside of Downtown
Truckee for their potential to draw retail sales revenue away
from Downtown retail businesses and, if necessary, work with
developers to re-configure projects so that they are complemen-
tary to, not competitive with, Downtown commercial activity.
Establish a strategy to attract new retail establishments to
Downtown Truckee.
A8.3 Study the feasibility of forming a business improvement district
as a means to fund joint marketing, improved public services,
and public events Downtown.
A8.4 Identify suitable sites outside of Downtown Truckee for existing
Downtown industrial uses and assist with relocation in order to
free up Downtown sites for retail, entertainment, and cultural
activities.
7 CONSERVATION AND OPEN SPACE ELEMENT
7-1
The Conservation and Open Space Element of the General Plan is dedicated
to preserving and improving the quantity, quality, and character of open
space in Truckee, and to conserving and enhancing the town’s important
natural resources. It identifies Truckee’s important open space lands and re-
sources and ensures that future development will respect the natural and sce-
nic qualities of those places, helping to shape the desired physical form of the
community by safeguarding open space for future generations. The Element
also seeks to strengthen the role of the Town and its citizens as environ-
mental stewards, striving to minimize individual and collective impacts on
local and global resources and to improve the overall health of the planet.
The General Plan Vision Statement recognizes that Truckee is a place that is
defined by its natural setting and open spaces. Dramatic mountain peaks and
ridges surround the town, and its neighborhoods are knit together through
the landscape of the Truckee River valley, meadows and forestlands. This
natural context provides the setting for many of the elements that define
Truckee’s sense of place and that are central to its quality of life: abundant
outdoor recreational opportunities, a rich diversity of habitats for plants and
animals, and uninterrupted vistas and scenic views from almost every part of
the town. This Element seeks to fulfill the Vision for Truckee through a se-
ries of guiding principles and goals, policies and actions that safeguard
Truckee’s precious open spaces and natural resources, provide recreational
opportunities for all, and protect and enhance the environment.
Since open space and natural resources issues generally transcend the bounda-
ries defined by the Town limits, it should be emphasized that, perhaps more
than some other elements of the General Plan, the Conservation and Open
Space Element provides guidance for a range issues that affect both the Town
and the wider Planning Area.
Conservation and Open Space Element guiding principles are presented on
the following page and goals, policies and actions in Section E, at the end of
the Element.
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s
Increase the amount of permanently protected, connected,
and publicly accessible open space in and around Truckee for
the use and enjoyment of all Truckee residents.
Preserve the Truckee River corridor, its tributary drainages,
and associated riparian habitat to enhance their role as critical
open space and as a biological and scenic resource.
Increase public access to the Truckee River.
Protect biologically important areas as open space to maintain
Truckee’s special biodiversity.
Protect sensitive biological resources, specifically special status
plants and wildlife, streams and wetlands, and significant wild-
life movement corridors.
Ensure the continued productivity of mineral, grazing and
forestry areas in Truckee, while minimizing land use conflicts
and visual impacts associated with these activities.
Safeguard important and sensitive visual resources associated
with Truckee’s open space resources.
Improve Truckee’s parks and recreation facilities and ensure
the availability of a diverse range of recreational opportunities
for Truckee’s existing and future population.
Maintain and improve air quality in the Truckee region to en-
sure a healthful environment for all.
Make Truckee a leader in environmental conservation and sus-
tainability, and strive to reduce the Town’s impact on the local
and global environment.
Put into action “low impact development” planning and design
practices and technologies to simultaneously reduce infra-
structure costs, conserve and protect natural resource systems,
and reduce potential environmental impacts.
Conservation and Open Space Element Guiding Principles
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A. State Requirements
State law requires that a General Plan include both a Conservation Element
and an Open Space Element. The Truckee General Plan combines these two
elements into a single Conservation and Open Space Element that addresses
their similar and overlapping concerns, and satisfies the legal requirements for
both.
Government Code identifies a series of topics which must be addressed in the
Conservation Element and the Open Space Element. The Conservation Ele-
ment is required to address the conservation, development and utilization of
natural resources, including forests, rivers and other waters, fisheries, plants
and wildlife, minerals and soils. The Open Space Element must address a
range of open space types, including four major categories identified in the
Government Code: Open Space for the Preservation of Natural Resources,
Open Space used for Managed Resource Production, Open Space for Out-
door Recreation and Scenic Resources, and Open Space for Public Health and
Safety.
Not all aspects dictated by State law are discussed in this element, because
they are included elsewhere in the General Plan. For example, areas impor-
tant for the preservation of historic and cultural resources are identified in the
Community Character Element and open space for public health and safety is
primarily discussed in the Safety Element.
Table COS-1 summarizes the Government Code Open Space Classifications,
and identifies examples specific to Truckee. The table also indicates the loca-
tion of topics that are included in these classifications, but not discussed in
this Element.
In addition, this Conservation and Open Space Element addresses two addi-
tional topics that are not specifically required by State law. Issues of air qual-
ity are addressed in consideration of the importance of the air as a natural
Government Code Section
65302(d) and Public Resources
Code Sections 2762, 2763, and
2764 specify the required con-
tents of the Conservation Ele-
ment; Government Code Sec-
tion 65560 and Public Resources
Code Section 5076 those for the
Open Space Element.
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TABLE COS-1 GOVERNMENT CODE OPEN SPACE CLASSIFICATIONS
Category Truckee Planning Area
Examples
Open Space for the Preservation of Natural Resources
y Plant and animal habitat areas
y Rivers, streams, lakes and their banks
y Watershed lands
y Areas required for ecological and other scientific
study purposes
y Truckee River and its
riverbanks
y Deer Migration Areas
Open Space Used for Managed Production of Resources
y Agricultural lands
y Rangelands
y Forest and timber lands
y Mineral resource production areas
y Aggregate Mining Areas
y Forest Lands
Open Space for Outdoor Recreation and Scenic Resources
y Areas of outstanding historic or cultural value(1)
y Parks and other areas used for recreation
y Areas of outstanding scenic value(2)
y Scenic corridors (3)
y Trails and links between different open space
areas(4)
y Downtown Truckee His-
toric District
y Donner Memorial State
Park
y Scenic Corridors and Hill-
sides
Open Space for Public Health and Safety(5)
y Areas requiring special management or regulation
because of risks presented by natural hazards such
as steep slopes or flooding
y Truckee River 100-year
Floodplain
y Snow Avalanche Areas
(1) Historic and cultural resources are discussed in the Community Character Element.
(2) Areas of outstanding scenic value are discussed in the Community Character Element.
(3) Scenic Corridors are discussed in the Community Character Element.
(4) Trails and Bikeways are briefly discussed in this Element, but are discussed in greater detail in
the Circulation Element.
(5) Open Space for Public Health and Safety is discussed in the Safety Element.
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resource, and clean air as a vital contributor to a healthy environment. The
Element also speaks to wider issues of environmental quality and sustainabil-
ity, in which the Town seeks to play its part in minimizing its own impact on
the global environment, and in promoting sustainable modes of development.
B. Open Space
The term “open space” is used throughout the Conservation and Open Space
Element and the entire General Plan. This section provides both a broad
definition of the term as used in the General Plan, as well as a more detailed
series of descriptions and background information on a variety of open space
types in Truckee that are an important focus of this Element.
Providing these detailed definitions of open space types brings clarity and
specificity to the guiding principles, goals, policies and actions of the General
Plan that identify and prioritize the types of open space that are desired in
Truckee. These definitions also inform the implementation of the General
Plan in the future planning processes, decisions, and regulatory documents
that flow from the General Plan.
Open Space: General Definition
The term “open space” as used in a general context in this General Plan has
the following definition: “Land that is essentially unimproved, that may be un-
der public or private ownership, and that may be of any of the specific open space
types defined in the Conservation and Open Space Element.”
Open Space Types
As noted above, the general definition of “open space” encompasses a wide
range of place types that are essentially free of built development. The vari-
ous types of open space in and around Truckee can be categorized based on
their different characteristics and functions, and the types of activities and
uses that typically occur in such areas.
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This section defines and provides background information regarding seven
basic types of open space that occur in and around Truckee. While each open
space type described is presented as categorically distinct for the purposes of
definition, it is important to note that many open space areas fall under more
than one category, or will contain uses described under more than one open
space type.
Pristine Open Space
“Pristine” open space is the least developed open space type. It generally con-
sists of large tracts of land, typically under public ownership, where human
intrusion and allowed development is highly restricted. Many of Truckee’s
important scenic and visual resources, such as mountain peaks, ridgelines, and
forest lands, are contained within pristine open space areas, the majority of
which lie outside the Town limits. Officially designated Forest Service wil-
derness areas are among the most strongly protected open space areas around
Truckee, although many other areas have some form of permanently
Open space around Donner Lake Photo: Cedric Ma
“Pristine” open space refers to the
lands in and around Truckee
that are the most protected and
the least subject to development
or other forms of human incur-
sion. Designated wilderness
areas, wildlife preserves, and
lands held by land trusts or other
similar entities are all lands that
can be considered to be pristine
open space.
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protected status, including lands within the Donner Memorial State Park,
designated wildlife areas, and land under the ownership of the Truckee Don-
ner Land Trust. Pristine open space areas in and around Truckee, including
National Forest lands, designated wilderness areas, and other public and per-
manently-protected open space lands in Truckee are shown in Figure COS-1.
Visible from many parts of Truckee, Mount Rose and its surrounding peaks
represent a pristine open space area of particular importance to the town.
The Granite Chief Wilderness lies west of Squaw Valley and is also an impor-
tant local and regional open space resource; additions have been proposed to
Granite Chief Wilderness that would extend its area north towards Truckee.
A new 18,000-acre wilderness area around Castle Peak, just northwest of
Truckee, has also been proposed.
Pristine open space is visible all around Truckee, including these views from Glenshire
Important open space in and
around Truckee includes the
lands of Donner Memorial State
Park; undeveloped Forest Service
lands surrounding the Town; as
well as wilderness and wildlife
preserves such as the Martis
Creek Wildlife Area around
Martis Creek Lake.
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Biological Resource Areas
Many open space areas are important because they provide habitat for signifi-
cant biological resources. While frequently encompassing wide areas and
pristine open space, important habitat open space can also take a linear form,
such as a river corridor or wildlife migration route; or can exist in smaller
pockets in more developed open space areas. Biological resource open space
areas also frequently possess a high level of scenic value, and often serve as a
venue for low-impact active and passive recreation. The degree of human
access can vary depending on the nature and sensitivity of those resources, but
development is generally secondary to the goals of habitat preservation, and
typically limited to facilities for passive recreational use.
The Truckee Basin and adjacent upland and mountain areas are rich in bio-
logical resources, both within the town and in the surrounding region. Sev-
eral special status habitats, plant species, and wildlife species have been identi-
fied or have the potential to occur in the Truckee area. The General Plan
EIR includes additional information and mapping of special status species that
are known or suspected to occur in the Truckee area, as identified by the
California Natural Diversity Database (CNDDB). Truckee’s important bio-
logical resource open space includes both vegetation and habitat areas, as well
as wildlife corridors and migration routes that traverse the town.
♦ Vegetation and Habitat Areas. Several important vegetation and habi-
tat areas exist in Truckee and its surrounds. These vegetation and habitat
areas host a wide range of flora and fauna, some of which are designated
as special status species, reflecting the high level of biodiversity present in
the entire Tahoe region.
Important habitat types found within the town and its surrounding area in-
clude Jeffrey Pine Forest and Great Basin Sage Scrub. Other important habi-
tat is associated with riparian, aquatic and wetland resources. These include
the Truckee River, the most prominent waterway in Truckee, and supporting
riparian habitat; creeks and waterways such as Donner Creek, Martis Creek,
Gregory Creek, Alder Creek, Summit Creek, Cold Creek, and Trout Creek,
all of which are part of the Truckee River watershed; and open waters such as
Donner Lake, and Prosser and Boca Reservoirs. Montane Meadow habitat,
PUBLIC AND PERMANENTLY PROTECTED OPEN SPACE
Donner Lake
Prosser Lake
Boca
Res.
Lake Tahoe
Lake
Van
Norden
Serene
Lakes
Truckee Ri
v
e
r
Truckee River
89
89
267
Onion Valley
Congressionally
Designated Area
Donner Memorial
State Park
Donner Memorial
State Park
Martis
Creek
Lake
Wildlife Area
Mount Rose
Wilderness
TOWN OF TRUCKEE
2025 GENERAL PLAN
Sources: US Forest Service, US Geological Survey, GreenInfo Network, California Legacy Project
Planning Area Boundary
Truckee Town Limits
Private/Non-Protected Land
Other Local Protection (Development Agreement,
Open Space Easement)
Other State Protected Land
State Park
Other Permanently Protected Land
(Land Trust, Private Foundation)
Other Federal Protected Land
United States Forest Service
Wilderness, Other Congressionally
Designated Lands
80
80
80
FIGURE COS-1
TOWN OF TRUCKEE
2004 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-11
which is dependent on a perennial or seasonal water source, is also associ-
ated with some of these aquatic resources.
♦ Wildlife Corridors and Deer Migration Routes. Wildlife movement
corridors are another important component of the natural environment
in Truckee. These corridors generally reflect areas of undisturbed, con-
tinuous vegetation, such as riparian areas along the Truckee River and
streams that provide shelter and food sources for resident and migratory
wildlife species.
Truckee’s riparian, shrub communities, and forested areas are important
habitats for local and migratory deer populations, referred to as the Loy-
alton-Truckee Herd. The Verdi sub-unit of the herd migrates annually in
the spring from Nevada to the Martis Valley, utilizing the Truckee River
and Interstate 80, sometimes making use of the Prosser Village and Fi-
berboard undercrossings.
Managed Resource Areas
This category of open space includes land under public or private ownership
in which uses focus on the land’s resource values from activities such as cattle
grazing, forestry, or mineral extraction. Generally minimally developed and
covering an extensive area, resource open space often also serves recreational
uses, such as hiking, horseback riding, fishing, camping or off-road vehicle
use. Although important scenic resources can be found within these areas,
some of the particular resource extraction activities, such as timber clear-
cutting or large scale aggregate mining may create an undesirable visual char-
acter.
Managed resource open space in Truckee includes that associated with the
following resources:
♦ Mineral Resources. A number of important mineral resource areas, as
defined by the State of California, exist in Truckee; their location is
mapped in Figure COS-2. As shown in the figure, these resources are
generally associated with alluvial deposits along the length of the Truckee
River Valley, although some mineral resources are associated with vol-
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-12
canic features, such as the Hirschdale cinder cone. Alluvial aggregates
consist of gravel, sand and broken stone that are used in production of
concrete and asphalt; cinders are also used for building and road construc-
tion materials. State law requires that the General Plan include policies
for important mineral resource areas that address the conservation and
development of identified mineral deposits, balance the value of these de-
posits against competing land uses, and minimize the impacts of mining
activities.
An example of the need to balance preservation of important mineral re-
sources with other uses can be found in the case of the mineral areas
mapped in the Downtown and Gateway areas. Since development of
mining operations would be entirely incompatible with existing devel-
opment in these places, the General Plan does not directly support the
protection of mineral resources in these areas, and instead focuses on
places where mining would be a compatible land use, such as the
TTSA/TSD lands in southeast Truckee.
♦ Grazing and Forestry Resources. Potential grazing and forestry re-
source open space generally coincides with rangeland vegetation areas and
forest land, respectively. Despite the potential for these uses, there is no
active grazing taking place in Truckee today, and no commercial forestry,
although some timber harvesting for forest management does occur.
Parks and Recreational Areas
This category encompasses a number of different types of recreational and
active open space areas, including both publicly- and privately-owned types.
These open space areas generally include some level of developed and main-
tained recreation facilities, oriented towards various types of active use, al-
though also frequently offering opportunities for passive use and enjoyment.
FIGURE COS-2
I M P O R T A N T M I N E R A L R E S O U R C E S
T O W N O F T R U C K E E
2 0 2 5 G E N E R A L P L A N
0 1 2 Mile
Source: California Division of Mines and Geology, Mineral Classification Report for Nevada County, 1990
Important Mineral Resources
Truckee Town Limits
Proposed Sphere of Influence
Resource Conservation/Open Space
267
267
89
89
T r u c k e e R i
v
e
r
T r u c k e e R i v e r
Truckee-TahoeAirportDonner L a k e
P r o s s e r L a k e
§¨¦80
§¨¦80
§¨¦80
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-14
Truckee has ten locally-operated public parks, including the Donner Lake
Boat Launch Facility and the Donner Lake Public Piers, that total approxi-
mately 120 acres, plus four public recreation facilities.1 Donner Memorial
State Park is also an important recreation resource for the local community.
The majority of Truckee’s parks are operated by the Truckee Donner Recrea-
tion and Parks District (TDRPD), although some small facilities are owned
and operated by the Tahoe Truckee Unified School District (TTUSD).
Truckee’s parks and recreational facilities are mapped in Figure COS-3 and
inventoried in Table COS-2. Based on an estimated 2004 population of
15,000, the current parks ratio in Truckee is approximately 8 acres per thou-
sand population.2 2
A number of types of developed recreation open space and parks are encom-
passed by this category:
♦ Limited Development Recreation Areas. These open space areas in-
clude places that provide recreational opportunities requiring less inten-
sive improvement or development such as golf courses, equestrian facili-
ties, fly fishing, developed ski areas and campgrounds. These areas are
most commonly under private ownership, but may also include public
facilities such as a municipal golf course or campground.
♦ Regional Park. This open space type is more intensely developed with
facilities than the limited development recreation areas described above.
A broad range of facilities, intended to serve the wider region, are pro-
vided. These facilities encompass both active and passive uses, and might
include picnic areas, informal playing fields, ball fields, playgrounds, boat
launching facilities, an amphitheater, rodeo ground or concession stands.
Typically encompassing a several-acre area, these parks may also have
certain portions dedicated to habitat preservation and less-intensely de-
veloped passive recreation facilities.
1 This acreage does not include the Donner Memorial State Park.
22Ratio is based on locally-operated, public parks, and does not include the
State Park, private recreational facilities, or TTUSD properties.
D o r c h e s t e r
W a y
Martis
Creek
Lake
Glenshire Dr
Alder Creek Rd
Joerger Dr
Prosser Dam Rd
Brockwa
y Rd
Alde
r
Dr
Ski Slope Way
Hi
r
s ch
d al
e
R
d
Silverfir Dr
Theline Dr
P
al
i
s
a
d
e
s
D
r
N
o
r
t
h
w
o
o
dsBlvd
Donner Pass Rd
DonnerPassRd
Glens h i r e D r i v e
TOWN OF TRUCKEE
2025 GENERAL PLAN
§¨¦80
267
89
89
TruckeeRiv
e
r
Truckee River
Truckee-Tahoe
AirportDonnerLake
ProsserLake
NORTH
Truckee Town Limits
Proposed Sphere of Influence
County Boundary
Interstate or Highway
§¨¦80
§¨¦80
§¨¦80
Boca Res.
FIGURE COS-3
PARKS AND RECREATION FACILITIES
00.51 Mile
14
11
69
7
2
13
312
541
8
10
1. Activity Center
2. Billy Rose Park
3. Community Center
4. Community Swimming Pool
5. Donner Lake Boat Launch Facility
6. Donner Lake Public Piers
7. Donner Memorial State Park
Parks and Recreation Facilities
8. Glenshire Park
9. Meadow Park
10. River View Community Sports Park
11. Shoreline Park
12. Truckee River Regional Park
13. Veteran's Building
14. West End Beach
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-16
TABLE COS-2 PUBLIC PARKS AND RECREATION FACILITIES
Name Type Acres Features
Parks
Billy Rose Park N 0.3 Playground, picnic tables
Donner Memorial State Park S 1,750* Museum, beach, campground,
trails, fishing
Donner Lake Boat Launch
Facility D 1.5 Boat ramps, floating dock, fish
cleaning station
Donner Lake Public Piers D 2.5 37 public piers
Glenshire Park N 6 Baseball/softball field, open turf
Meadow Park N,D 6 Ball-fields, picnic area, play-
ground
Riverview Sports Park D 31 Sportsfields, baseball diamond,
soccer field, BMX track
Shoreline Park D 1.6 Fishing dock, boat launch
Truckee River Regional Park R 62
Skate park, ice-skating rink,
volleyball, nature and river trails,
rodeo arena, amphitheater
West End Beach D 10 Pavilion, swim area, fishing area,
playground, volleyball
Other Facilities
Activity Center O -- Classrooms, pool tables, outdoor
patio
Community Center O -- TDRPD office, meeting rooms,
auditorium, tots area
Community Swimming Pool O -- 15x25 yard pool, diving board
Veterans Building O -- Meeting rooms, kitchen/dining
area, indoor basketball court
TTUSD Facilities
Truckee High School and
Middle School NA -- Athletic fields, track, basketball
hoops
Alder Creek Middle School NA -- Basketball hoops, soccer field,
outdoor amphitheater
Key:
N=Neighborhood Park, D=District Park, R=Regional Park, S=State Park,
O=Other Park Facility
* Includes acreage outside of Truckee Town limits in Placer County
TOWN OF TRUCKEE
2004 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-17
♦ District Park. This type of open space park is primarily dedicated to or-
ganized sports activities, oriented towards serving the entire town com-
munity, or smaller, specialized facilities that serve a town-wide recreation
resource like Donner Lake. Facilities provided might include soccer
fields, a baseball diamond, swimming pool or skate park, and tennis or
basketball courts.
♦ Neighborhood Park. As its name implies, neighborhood parks are
small, public open space areas intended to serve as a neighborhood or
community facility. Amenities provided might include some recreational
sports facilities such as a basketball hoop, ball field, playground, tot lot or
picnic area.
♦ Community Gathering Place. These open space areas are the smallest
and most “town-” oriented public open spaces, intended as a focal point
for the entire community. Centrally located in the Downtown, a
neighborhood, or other important community area, they are a place for
community events and celebrations, a site for public concerts or a farm-
ers market. Examples of such spaces would be a town square, pocket-
park or civic plaza.
The TDRPD Master Plan identifies a series of standards for park provision, as
follows:
♦ Neighborhood Park: 2.5 acres/1,000 population
♦ District Park: 2.5 acres/1,000 population
♦ Regional Park: 5.0 acres/1,000 population
♦ Greenbelt/Open Space: 20 acres/1,000 population
♦ Urban Park/Plaza – no standard specified
While it is the goal of the District, under its current Master Plan, to provide
park facilities at these ratios, the Town of Truckee can only require new de-
velopment to provide park land or in lieu fees at a ratio of up to five acres per
thousand population, in accordance with the requirements of the Quimby
Act.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-18
There are also a number of privately-owned and operated recreational facili-
ties in Truckee. Although public use of these facilities, where allowed, is fee
based, they nonetheless offer additional recreational opportunities for
Truckee’s residents and are also significant attractors for the large number of
tourist visitors who visit Truckee and the Lake Tahoe region. Private recrea-
tional open space facilities in Truckee include four golf courses that are cur-
rently in operation; a fifth course will be part of the Gray’s Crossing Planned
Development. There are also a number of recreational facilities associated
with the Tahoe Donner resort area, including several private neighborhood
parks and picnic areas, a downhill and cross-country ski area, equestrian cen-
ter, and campground. Although it is recognized that golf courses do serve as a
recreational open space amenity, it is an express policy of this General Plan,
stated in the Land Use Element, that no new golf courses should be allowed
in Truckee in the future.
Truckee’s Skate Park
TOWN OF TRUCKEE
2004 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-19
Open Space Corridors
Open space corridors have a linear form and provide important links and
connections between other dispersed open space areas. Trails, paths and
bikeways may be sited along such corridors, providing physical connections
that facilitate travel between open space areas and connect disparate open
spaces into an integrated network within the town and beyond.
Open space corridors frequently provide a significant biological function,
linking often fragmented habitat areas and providing safe corridors for wild-
life movement and migration. Riparian habitat associated with Truckee’s
network of rivers and streams form natural open space corridors that can
serve a variety of functions, providing critical habitat, movement corridors,
and a naturally-defined alignment for pedestrian trails and bikeways.
Scenic Open Space
Almost all of Truckee’s open spaces are associated with some degree of scenic
value. They frequently encompass places possessing scenic landscape qualities
that contribute to Truckee’s sense of place as a mountain community, and
offer sweeping vistas and largely uninterrupted views of surrounding ridge-
lines and peaks. Truckee’s scenic open space areas are in almost all cases asso-
ciated with another open space type or function, including habitat areas, pris-
tine open space, forestry, or limited development recreation. However, it is
mostly those places that are almost entirely undeveloped that are perceived as
offering the highest degree of aesthetic value to the community.
As a critical and central component of the town’s community character, sce-
nic open space resources, and goals, policies and actions to ensure their long
term preservation are discussed in greater detail in the Community Character
Element.
Open Space for Public Health and Safety
Threats to life and property from natural hazards such as flooding, avalanche,
wildland fire, and steep slopes are an important consideration in many parts
of Truckee. In many cases, maintaining an area of particular risk in open
Scenic open space is a critical
component of Truckee’s com-
munity character. As such, it is
discussed in greater detail in the
Community Character Element.
Examples of open space corridors
include the Truckee River, and
the protected linear open space
areas that run through Tahoe-
Donner and Glenshire/Devon-
shire.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-20
space serves as a critical safeguard to avoid or buffer development from
known hazards. Such safety open space includes flood plain setbacks, airport
safety zones, and open space created by requiring development to be clustered
away from steep slope areas or areas of avalanche hazard. Each of these safety
issues, and related open space for protection from natural and man-made haz-
ards, is discussed in greater detail in the Safety Element.
C. Other Resource Issues
This section provides background on other natural resource issues in
Truckee. The overview includes information on air quality, conservation of
water and soil resources, and on the broader issue of environmental conserva-
tion and sustainability.
Air Quality
Air quality is a critical element in the natural environment, and the availabil-
ity of clean, non-polluted air is an important factor for human health and
quality of life for all Truckee residents. While Truckee generally enjoys good
air quality and low levels of most common air pollutants, the town has his-
torically suffered from high levels of particulate matter pollution.
The largest single contributor to particulate matter pollution in Truckee in
1998 was emissions from wood-burning appliances. Other major sources are
construction activities such as grading and demolition, and re-entrained dust
and sand (particularly in association with winter road sanding) from vehicles
traveling along Truckee’s highways and paved and unpaved roads. Motor
vehicles also generate particulate matter, along with other pollutants, from
tail-pipe emissions and tire wear. Re-entained road dust and sand may now be
the largest single contributor to particulate matter pollution.
To respond to concerns over declining local air quality, the Town of Truckee
prepared and adopted the Particulate Matter Air Quality Management Plan in
Particulate matter consists of
tiny airborne particles (under 10
microns in size) that can become
lodged in the lungs when in-
haled, causing adverse effects to
respiratory health.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-21
1999. Prepared in cooperation with the Northern Sierra Air Quality Man-
agement District (NSAQMD), the Plan represents a bold and proactive stance
in dealing with air quality issues, and presents a wide-ranging series of pro-
grams to address particulate matter pollution in Truckee. Measures in the
Plan include programs to encourage removal or replacement of polluting
woodstoves, best management practices to minimize construction dust, and
preparation of guidelines for sanding and sweeping operations on Town
roads. Several of these recommended measures have been adopted, including
a 2004 ordinance that requires all non-certified wood-burning appliances to be
removed or replaced by mid-2007.
The Plan appears to have had a positive effect on air quality in Truckee, with
reductions in particulate matter levels since 1999, mostly attributable to a
reduction in the number of non-certified woodstoves, as well as the increased
town-wide availability of natural gas for heating. While emissions from wood
combustion are projected to remain level or decrease, largely due to the
Town’s efforts, emissions associated with motor vehicle travel, including re-
entrained road dust, are projected to rise in step with increased traffic vol-
Particulate matter pollution is a significant problem throughout the Sierra region Photo: USFS
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-22
umes on Truckee’s roads. Accurate monitoring of major pollutants, and ef-
forts to minimize air pollution and work towards improved air quality will
need to be ongoing to ensure that Truckee can enjoy clean air in years to
come.
Water Resources
Truckee’s network of water resources includes watershed lands, rivers,
streams, lakes, reservoir and wetlands, as well as underground aquifers and
groundwater recharge areas. The overall health and productivity of many of
Truckee’s most important habitat areas depends on clean, reliable water re-
sources to support plant and animal communities. Truckee’s human popula-
tion is no less dependent on an adequate and healthful water supply. Water is
a finite resource, and one that should be protected from pollution, and con-
served to ensure the ongoing availability and integrity of supplies into the
future.
Demands on the local water supply and pressures on water supply and quality
are likely to increase as the town continues to grow. As well as increasing the
need for new supply facilities to serve rising demand, new development and
increases in paved areas have the potential to raise pollutant runoff to local
waterways, reduce groundwater recharge rates, and cause increased erosion,
all with possible negative impacts to Truckee’s local water resources.
Soil Resources
Soil is a fundamental component of the natural world, sustaining all forms of
life and human activity, and serving critical biological functions that affect
every aspect of the environment. In terms of human activity, the quality and
character of soil resources determine the type and extent of plant life and ag-
ricultural activity that can be supported, and play a key role in determining
the measures needed to safely construct buildings, roads and other utilities.
Soil erosion is a significant concern in Truckee, both in terms of loss of soil
resources, as well as impacts to local water resources. Grading and construc-
tion activities greatly increase the potential for soil erosion. The implementa-
The Safety Element addresses
engineering and construction
practices to ensure safe buildings
in areas of unstable soils and
steep slopes.
Clean water is critical for main-
taining the health of Truckee’s
river, lake, and wetland habi-
tats, as well as for the human
population.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-23
tion and enforcement of measures to reduce these impacts continues to be a
priority for the Town in the development review process.
Environmental Conservation and Sustainability
Like many communities in the Unites States, Truckee has increasingly come
to embrace environmental sustainability and conservation practices. Actions
to minimize impacts on the local and global environment can be performed
in many different ways. Installation of water and energy efficient fixtures,
recycling, and responsible use and disposal of hazardous and toxic household
substances are all activities that can be undertaken by Truckee residents and
businesses on a daily basis.
Interest in other ways to encourage sustainability and decrease impacts on the
environment is also growing. For example, use of “green building” tech-
niques, which incorporate energy efficient design, recycled and non-toxic
building materials, siting and landscaping to maximize passive heating and
cooling opportunities, and incorporation of water efficient systems and land-
scaping, can significantly reduce the environmental impacts of new develop-
ment. New technologies have reduced the cost and increased the feasibility of
alternative fueled vehicles such as those powered by hybrid electric-gasoline
and biodiesel engines. On a wider scale, a sustainable community can be fos-
tered by development patterns that reflect compact, neighborhood-oriented
infill and clustered development that decreases urban sprawl, minimizes loss
of open space and natural resource impacts, and encourages alternative modes
of transportation.
D. Open Space Land Use Designations
This General Plan supports the guiding principles, goals, policies and actions
of the Conservation and Open Space Element by designating certain areas in
Truckee for open space land uses or limited development that is compatible
with preservation and enhancement of open space.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-24
The Land Use Element of the General Plan specifies two land use designa-
tions, Open Space Recreation (OSR) and Resource Conservation/Open Space
(RC/OS), that are intended to preserve large open space areas in Truckee.
Areas assigned with each of these designations are mapped in Figure LU-1,
and each of these land use designations are fully described in the Land Use
Element.
While these two land use designations are those that most directly address
conservation of open space, it must nonetheless be stressed that open space
preservation is an important consideration within all General Plan land use
designations, including those that allow more intensive development. Appli-
cation of the open space goals, policies and actions contained in this Element
and elsewhere in the General Plan, and the standards and guidelines set forth
in the Development Code and other regulatory documents, together serve to
protect a variety of types of important open space throughout Truckee, oc-
curring at all scales and across the range of land use designations.
E. Goals, Policies and Actions
Goal COS-1 Preserve existing open space in Truckee, and
increase the amount of desired types of open
space under permanent protection.
Policies
P1.1 Acquire and preserve open space lands in Truckee, and pur-
chase development rights for the purpose of open space pres-
ervation, with priority given to the following open space
types:
♦ Regional parks
♦ Neighborhood parks
♦ Pristine open space and large blocks of undeveloped open
space
The OSR and RC/OS General
Plan land use designations repre-
sent one of many ways in which
this General Plan protects
Truckee’s important open space.
Goals, policies and actions in-
cluded in Section E of this Ele-
ment and throughout the Gen-
eral Plan, are applicable town-
wide, and are dedicated to pre-
serving important open space
regardless of the land use desig-
nation in which it occurs.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-25
♦ Open space corridors that provide connections between
different open space areas
♦ Lands with a high level of scenic value
P1.2 Support efforts to establish and sustain a long-term funding
source for open space acquisition and maintenance in
Truckee.
P1.3 Work with the Tahoe Donner Land Trust to support their
efforts to acquire and manage open space lands.
P1.4 Cluster new development where appropriate in order to
maximize preservation of land in open space. Clustering
shall conform to the guidelines established in Policies and Ac-
tions listed under Goal LU-7 in the Land Use Element.
P1.5 Adhere to the following criteria for open space preserved
through direct actions of the Town, through open space and
clustered development requirements and incentives, and
through the development review process:
♦ Provide the maximum possible degree of community
benefit, as expressed through the Vision for Truckee and
the guiding principles, goals and policies of the General
Plan.
♦ Preserve open space that, to the greatest possible extent,
occurs in large blocks and is contiguous and connected.
♦ Provide the greatest possible level of public access while
respecting private property rights, sensitive habitat values,
and safety concerns.
♦ Provide maximum benefit in terms of habitat preserva-
tion.
♦ Enhance the overall character of Truckee as a scenic,
mountain community.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-26
P1.6 Develop a transfer of development credit program to protect
important open spaces.
Actions
A1.1 Form an Open Space Committee that will serve as an advi-
sory body during the preparation of the Comprehensive
Open Space Management and Acquisition Plan (see Action
A1.2) Upon adoption of the Plan, consider other roles the
committee may assume.
A1.2 Prepare a Comprehensive Open Space Acquisition and Man-
agement Plan for the Town. Promote public involvement in
the preparation and implementation of the plan, and involve
representative organizations and property owners of proper-
ties that may be identified for open space acquisition or other
permanent protection. The Plan should include well-defined
goals, policies and actions to:
♦ Identify and prioritize open space for acquisition or other
permanent protection.
♦ Institute an open and objective decision-making process
for open space acquisition and protection.
♦ Identify or establish a Town department or separate legal
entity to acquire and manage publicly-accessible open
space.
♦ Establish clear guidelines and procedures for working
with property owners to ensure that land transfers or
other agreements are willingly supported and equitable.
A fundamental principle of the Plan will be that acquisi-
tions or other agreements will only occur with the full
and willing cooperation of the property owner or through
the development process in accordance with Town poli-
cies and regulations. Establishment of trail and bikeway
A Transfer of Development
Credits (TDC) program would
allow for increased density, or a
reduction in the open space re-
quirement on a certain site in
exchange for permanent protec-
tion of an alternate site where
open space preservation has been
identified as a priority.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-27
easements shall continue to be subject to the provisions
set forth in the Trails and Bikeways Master Plan.
♦ Create effective partnerships with Special Districts,
County, State and federal agencies, as well as non-profits
such as land trusts, in all aspects of Plan development and
implementation.
♦ Ensure the long term financial viability of the Open Space
Plan through appropriate budgeting and allocation of fi-
nancial and staff resources towards acquisition and man-
agement efforts.
♦ Identify clear criteria and an effective process to periodi-
cally review and evaluate the achievements of the Plan,
and make amendments to it as needed.
A1.3 In conjunction with preparation of the Open Space Plan, de-
velop a GIS-based system to catalog, map and evaluate open
space resources in Truckee and its vicinity. The mapping and
associated database should incorporate all available data in-
cluding topography and natural features, biological resources,
current land use, protection status, ownership, and connec-
tions such as roads and trails. Update the database regularly
to ensure that it includes information that is as current as
possible.
A1.4 Following completion of the Open Space Plan, update the
Development Code as necessary to reflect any relevant find-
ings, policies, and action items identified in the Plan.
A1.5 Initiate a process with Nevada County and Placer County, ei-
ther in conjunction with development of the Open Space
Plan or as separate effort, to develop a coordinated open
space protection strategy for the entire Planning Area.
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A1.6 Establish a transfer of development credit (TDC) program
and other effective mechanisms for ensuring permanent open
space protection. In addition to a TDC program, these
mechanisms may include outright purchase, establishment of
easements, development incentives, or other means, as ap-
propriate. Long-term management strategies must also be
developed. These mechanisms may be established as part of
the Open Space Acquisition and Management Plan
Goal COS-2 Preserve and enhance the Truckee River and
Donner Lake and the exceptional natural, sce-
nic, economic, and recreational values they pro-
vide.
Policies
P2.1 Prohibit development within established setback areas from
the Truckee River, except as otherwise allowed in the Devel-
opment Code. Outside of the Downtown Specific Plan Area,
development shall be set back a minimum of 100 feet from
the edge of the Truckee River 100-year floodplain. Within
the Downtown Specific Plan Area, development shall be set
back a minimum distance from the edge of the 100-year
floodplain that is equivalent to one foot above the base flood
elevation. Grading, landscaping and drainage uses within the
established setback area shall also be subject to strict controls.
Improvements for public access and use may be allowed
within the established setbacks.
P2.2 Enhance degraded areas within the Truckee River 100-year
floodplain, possibly in association with a related project ap-
proval, or as off-site mitigation for development projects.
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P2.3 Support efforts of local community and non-profit organiza-
tions to conduct ecological studies of the Truckee River and
Donner Lake and their associated waterways, undertake wa-
ter quality monitoring, and perform clean-up and restoration
activities.
P2.4 Improve and protect public access to the Truckee River and
Donner Lake through discretionary project review and other
available means.
P2.5 Support goals, policies and actions of the Downtown Specific
Plan that seek to improve public access to the Truckee River,
and to improve and integrate a high quality urban and natu-
ral environment along the Truckee Riverfront. As identified
in the Specific Plan, public access, parking facilities, river-
front parks, picnic areas, and foot bridges should link Down-
town and the River and the civic and natural resources of
Truckee should be linked together in the Downtown area.
P2.6 Regulate development and land uses along the Truckee River
corridor and Donner Lake to ensure compatibility with their
scenic, recreational and habitat values.
P2.7 Support all efforts to preserve the Glenshire Bridge U.S. For-
est Service lands as public open space, even if the USFS pro-
poses to sell or otherwise dispose of the property.
P2.8 Prohibit development within the established setback areas
from Donner Lake, except as otherwise allowed in the De-
velopment Code, and enhance degraded areas within the
Donner Lake 100-year floodplain and setback, possibly in as-
sociation with a related project approval, or as off-site mitiga-
tion for development projects.
Goal COS-10 also supports im-
proving access to the Truckee
River by means of establishing a
greenway or parkway along the
Truckee River and Donner
Creek from Donner Lake to the
eastern Town limit.
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Actions
A2.1 Work with the Truckee River Watershed Council, TDRPD
and other agencies to develop comprehensive, long term
management plans for the Truckee River corridor within the
Town limits and Donner Lake. The plans should treat the
Truckee River and Donner Lake and their associated ripar-
ian, wetland and meadow habitats as holistic systems, and
should address the complete range of issues associated with
the Truckee River and Donner Lake, including scenic and
habitat values, opportunities for riparian restoration and en-
hancement, flood protection, water quality, and access and
recreation opportunities.
A2.2 Establish design standards for the Truckee River corridor to
protect and enhance views to and from the River.
A2.3 Develop a program to actively facilitate relocation of indus-
trial uses along the Truckee Riverfront to other, more suit-
able locations in the town.
A2.4 Amend the Development Code to add incentives for devel-
opment that would increase and improve public access to the
Truckee River and Donner Lake and restore degraded habi-
tats along stream banks and the Lake.
A2.5 Establish design standards for Donner Lake to protect and
enhance views to and from the lake.
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Goal COS-3 Protect and increase the amount of pristine
open space in and around Truckee.
Policies
P3.1 Support the preservation of Donner Memorial State Park in
its present, largely undeveloped state as a pristine open space
area, and support expansion of the State Park to encompass
additional undeveloped open space.
P3.2 Support appropriate trail construction to provide public ac-
cess to and across wilderness and other pristine open space
areas.
Goal COS-4 Protect areas of significant wildlife habitat and
sensitive biological resources.
Policies
P4.1 Provide for the integrity and continuity of biological re-
sources open space, habitat and wildlife movement corridors
and support the permanent protection and restoration of
these areas, particularly those identified as sensitive resources.
P4.2 Protect sensitive wildlife habitat from destruction and intru-
sion by incompatible land uses where appropriate. All efforts
to protect sensitive habitats should consider:
♦ Sensitive habitat and movement corridors in the areas adja-
cent to development sites, as well as on the development
site itself.
♦ Prevention of habitat fragmentation and loss of connec-
tivity.
Policies under Goal COS-7 also
support Goal COS-3 by encour-
aging preservation and respon-
sible management of the Na-
tional Forest lands which com-
prise much of the pristine open
space surrounding Truckee.
Sensitive wildlife habitat in
Truckee includes each of the
types described in Section C,
above, including forest lands,
meadows, wetlands and riparian
corridors, deer migration routes
and other wildlife movement
corridors and deer fawning ar-
eas.
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♦ Use of appropriate protection measures for sensitive habi-
tat areas such as non-disturbance easements and open space
zoning.
♦ Off-site habitat restoration as a potential mitigation, pro-
vided that no net loss of habitat value results.
♦ Potential mitigation or elimination of impacts through
mandatory clustering of development, and/or project re-
design.
P4.3 Encourage restoration of native habitat on Town- and Special
District-owned property.
P4.4 Preserve riparian corridors, Donner Lake and aquatic and
wetland areas through application of setbacks and other de-
velopment standards that respect these resources.
P4.5 Development shall be prohibited within established setback
areas for streams and waterways other than the Truckee
River, except as otherwise allowed in the Development Code;
such setbacks shall be between 20 and 50 feet on parcels less
than 175 feet deep (depending on parcel depth), and 50 feet
on parcels 175 feet deep or more.
Actions
A4.1 Prepare, and subsequently update as necessary, a comprehen-
sive plan for the management and protection of sensitive bio-
logical resources such as wetlands, riparian corridors, and
critical habitat areas. The plan should be developed in coop-
eration with the California Department of Fish and Games,
the US Fish and Wildlife Service, and local interest groups,
and should address all known critical habitat areas, wildlife
movement corridors and deer migration routes, and should
prioritize areas for management and protection that are likely
to be impacted by development.
Goal COS 11, concerning pres-
ervation of water quality, and
Goal COS-12, regarding soil
erosion, also support preserva-
tion of Truckee’s riparian,
aquatic and wetland habitats.
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A4.2 As part of the biological resources protection plan described
in A4.1, monitor the ongoing health of sensitive wildlife and
habitat resources in Truckee and ensure the continued effec-
tiveness of General Plan policies intended to protect, preserve
and enhance these resources.
A4.3 Develop guidelines and an education strategy for property
owners about issues concerning development near or adjacent
to sensitive wildlife habitats. The guidelines should clearly
define the range of activities allowed within buffer areas adja-
cent to sensitive habitats.
A4.4 Initiate a program to restore native habitat on undeveloped
portions of Town-owned properties, and remove exotic and
invasive species where they occur.
A4.5 Actively pursue funding opportunities from State and federal
sources for riparian habitat restoration. Examples of poten-
tial funding sources include the Riparian Habitat Conserva-
tion Program and other programs of the California Wildlife
Conservation Board, the California Clean Water, Clean Air,
Safe Neighborhood Parks, and Coastal Protection Act of 2002
(Proposition 40), and Urban Streams restoration grants.
A4.6 Amend the Development Code to add incentives for the
permanent protection of areas of significant wildlife habitat
and sensitive biological resources.
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Goal COS-5 Maintain biodiversity among plant and animal
species in the Town of Truckee and the sur-
rounding area, with special consideration of
species identified as sensitive, rare, declining,
unique, or representing valuable biological re-
sources.
Policies
P5.1 Require biological resource assessments for all development
in areas where special status species may be present.
P5.2 Protect native plant species in undisturbed portions of a de-
velopment site and encourage planting and regeneration of
native plant species wherever possible in undisturbed por-
tions of the project site.
P5.3 Protect to the extent possible federal or State-designated en-
dangered, threatened, special status or candidate species.
P5.4 Support efforts to eradicate invasive and noxious weeds and
vegetation on public and private property.
Actions
A5.1 Prepare and maintain an updated list of State and federal rare,
threatened and endangered species known or suspected to oc-
cur in the Town of Truckee and its immediate vicinity, as
well as special status or rare and endangered species identified
by the California Department of Fish and Game and the
California Native Plant society. This list should be moni-
tored and updated every two years.
A5.2 As part of the biological resources management plan de-
scribed in Action A4.1, develop a set of guidelines for preser-
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vation of special status species, including, if it is found to be
feasible, a tiered approach that would prioritize protection of
State- and federally-designated special status species. Such an
approach may include identification of appropriate buffers
for preservation of species identified on a development site,
and appropriate avoidance and mitigation measures for spe-
cies determined to be affected by a proposed development.
A5.3 Assemble and maintain up-to-date GIS-based mapping of the
occurrence of rare, endangered and other special status spe-
cies in Truckee that can be used in the development review
process to evaluate the need for detailed biological resource
assessments.
Goal COS-6 Protect economically viable mineral resources
and related industries in Truckee while avoid-
ing land use conflicts and environmental im-
pacts from mining activities.
Policies
P6.1 Recognize, accept, and adopt by reference those State Classi-
fication Reports, as they currently exist and may be amended,
that provide information on the location of significant min-
eral deposits in and around Truckee.
P6.2 Restrict permitted uses on lands mapped as important Min-
eral Resource Areas within the RC/OS land use designation
to those compatible with mineral resource extraction activi-
ties.
P6.3 Restrict permitted uses on lands containing important min-
eral resources within the PUB land use designation to those
compatible with mineral extraction, except in cases where
Important Mineral Resources in
Truckee are mapped in Figure
COS-2. Areas depicted include
those designated as Mineral Re-
source Zone 2 (MRZ-2) areas in
the 1990 Nevada County Min-
eral Resource Classification Re-
port, published by the California
Division of Mines and Geology.
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such uses offer public benefits that outweigh those of re-
source extraction.
P6.4 New or expanded mining operations within the Town limits
shall adhere to the following guidelines:
♦ Demonstrate no significant adverse impacts from the min-
ing operations on adjoining areas and uses, including, but
not limited to, those associated with noise, dust and vibra-
tion.
♦ Demonstrate no substantial increase in hazards to
neighboring uses, water quality, air quality, agricultural re-
sources or biological resources.
♦ Demonstrate that the proposed plan complies with existing
applicable County and State waste management standards.
♦ Incorporate sufficient buffering between mining operations
and adjacent non-mining uses to minimize noise in accor-
dance with guidelines described in the Noise Element.
♦ Incorporate landscaping buffers and other measures to
minimize visual impacts to the extent possible.
P6.5 Reclaim former mining sites to a condition which is readily
adaptable for alternative land uses, consistent with the Land
Use Map and other applicable policies, in accordance with
the California Surface Mining and Reclamation Act
(SMARA).
Actions
A6.1 Amend the map of important mineral resources, included in
this General Plan Element as Figure COS-2, when a new or
revised Mineral Resource Classification Report is presented
to the Town. The map shall be amended to reflect the Re-
Permitted land uses in the
RC/OS land use designation are
described in the Land Use Ele-
ment; these requirements also
serve to implement Policy P6.2
in this Element.
The Land Use Element provides
specific guidance for several
former mining sites including
the former Teichert Quarry
(Planned Community 1) and the
Hirschdale Mine site.
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port within 12 months. When it is necessary, due to the lack
of specificity, to precisely map the exact location of mineral
resources identified, the Classification Report shall be used
instead to identify the nature and location of important min-
eral resources within the Town of Truckee.
Goal COS-7 Protect and conserve managed resource open
space for its productive resource values, includ-
ing timber harvesting and grazing uses, and for
its recreational, scenic, and biological values.
Policies
P7.1 Work closely with the Forest Service and private property
owners to ensure that forest or rangeland areas are preserved,
to the extent feasible, for continued managed resource, rec-
reation, scenic or biological resource open space uses.
P7.2 Work with the Forest Service to coordinate planning on
USFS lands within and adjacent to the Town, so as to ensure
appropriate land uses, consistent with preservation of the re-
source, recreational, scenic and biological values of these
lands.
P7.3 Require a Conditional Use Permit for any proposed conver-
sion of timberland to an alternate use not associated with an
approved development project.
P7.4 Coordinate with the California Department of Forestry in
the review of all timber harvesting and conversion plans rela-
tive to potential impacts on visual, biological and recreational
resources.
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P7.5 Buffer residential uses from adjacent forest resources so as to
minimize conflicts resulting from timber harvesting.
P7.6 Oppose commercial timber harvesting that involves clear cut-
ting within Town limits and in visually and biologically sen-
sitive areas of the Planning Area.
Actions
A7.1 In cooperation with the U.S. Forest Service and the Califor-
nia Department of Forestry, review all timberland harvesting
and conversion plans for compliance with goals of protecting
and conserving forest resources for timber harvesting, and
preserving the recreational, aesthetic and biological value of
these forest areas. In commenting on such plans, the Town
will request application of standards for Special Treatment
Areas (Title 14, California Administrative Code) for visually
sensitive areas. Exempt from this requirement are actions
necessary for environmental studies, and for control of fire
fuels.
Goal COS-8 Provide or support a comprehensive, high qual-
ity system of parks and other recreational open
space facilities in Truckee.
Policies
P8.1 Require land or in-lieu fees for parks to be provided by new
development at a minimum ratio of five acres per thousand
population, to conform with standards established by the
Town in accordance with the Quimby Act.
P8.2 Support efforts to create a new regional park, neighborhood
parks in new neighborhoods, and at least an additional two
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new neighborhood parks for existing neighborhoods in
Truckee.
P8.3 Cooperate with the Truckee Donner Recreation and Parks
District to improve and maximize the use of existing parks,
trails and recreational facilities, identify needed facilities and
improvements, and to effectively plan for the future parks
and recreation needs of Truckee’s residents and visitors.
P8.4 Encourage new and existing destination resort and private
recreational facilities to provide opportunities for access and
enjoyment by the wider community. In all cases, specific in-
centives for such developments to provide increased public
access should be considered.
P8.5 Improve public recreational access to the Truckee River and
to Donner Lake.
P8.6 Support appropriate management of local lakes and reservoirs
and releases from these water bodies to sustain recreational
uses and a healthy environment for aquatic and other species.
P8.7 Work with TDRPD and Placer County to increase coopera-
tion in the funding and development of parks and recrea-
tional facilities in Truckee that serve the wider regional popu-
lation.
Actions
A8.1 Work with TDRPD to initiate a comprehensive update of its
Parks Master Plan, to implement the updated Plan, including
seeking appropriate funding sources. The Plan should ad-
dress the creation of a new regional park, neighborhood
parks in new neighborhoods, and new neighborhood parks in
existing neighborhoods.
Policy P2.4, P2.5 and A2.1 un-
der Goal COS-2 also support
improved public access to the
Truckee River.
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A8.2 Whenever possible, review and comment on plans and ac-
tions of local, State and federal agencies concerning manage-
ment and releases from local reservoirs. In so doing, request
that the recreational and wildlife benefits of local lakes and
streams be considered.
A8.3 In cooperation with TDRPD, prepare and implement a fo-
cused plan to develop a town square or similar community
gathering place in Downtown Truckee.
Goal COS-9 Link open space areas in Truckee through a
well-connected network of open space corridors
and trails.
Policies
P9.1 Provide for links between open space areas, both within
Truckee and beyond the Town limits, to create contiguous
habitat areas and enhance public access through greater con-
nectivity.
P9.2 Support the development and construction of a town-wide
system of trails and bikeways, including, as priorities, the de-
velopment of the Donner Lake/Truckee River parkway (see
Goal COS-10), and the establishment of trails linking the
Downtown with the Gateway Area and surrounding devel-
oped areas.
P9.3 Require new development to incorporate trail corridors iden-
tified in the Trails and Bikeways Master Plan into the overall
project site plan.
P9.4 Preserve existing open space corridors, and connections to ad-
jacent open space areas, and integrate publicly accessible trails
Goal COS-2 and its accompany-
ing policies and actions support
the preservation of the Truckee
River and other riparian corri-
dors. Policies and actions under
Goal COS-4 address preserva-
tion of important wildlife
movement corridors.
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and open space corridors into new development to the extent
feasible.
Actions
A9.1 Implement the recommendations of the Trails and Bikeways
Master Plan to establish trail links and other connections be-
tween Truckee’s parks and recreational areas and public open
space outside of Town limits. In so doing, coordinate with
TDRPD, adjacent jurisdictions, State and federal agencies,
and land trusts to most effectively create a comprehensive
trails system for Truckee.
A9.2 As part of the implementation of the Trails and Bikeways
Master Plan, develop a listing of the public agencies responsi-
ble for the construction and maintenance of various compo-
nents of Truckee’s trail system, including the specific role(s)
that the Town wishes to take in this regard, and the roles and
responsibilities of each public agency for trail construction
and maintenance.
A9.3 At least every five years, review and update the Trails and
Bikeways Master Plan to ensure that it reflects needed trail
links in relation to Truckee’s public open space resources.
Goal COS-10 Create a greenway or parkway that extends
from Donner Lake, along Donner Creek and
the Truckee River, to the eastern Town Limit.
Additional goals, policies and
actions concerning implementa-
tion of the Trails and Bikeways
Master Plan, which will create a
comprehensive trails system in
Truckee, can be found in the
Circulation Element.
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Policies
P10.1 Actively support the construction of a parkway or similar
linear open space connection from Donner Lake, along Don-
ner Creek and the Truckee River to the eastern Town limit.
Actions
A10.1 Develop and implement, as a top priority, a plan to create the
Donner Lake/Truckee River trail described in P10.1 above.
The plan should include:
♦ Identification of suitable alignment(s) for all trail segments.
♦ Exploration of potential constraints associated with trail
development, including topographical, engineering and ac-
cess issues, and realistic strategies to overcome them.
♦ A detailed schedule for design, engineering and construc-
tion of various trail segments, including priorities for de-
velopment of various trail segments, and a realistic timeline
for implementation of various project phases.
♦ A detailed summary of projected costs for all phases of trail
development and for future maintenance needs.
♦ Identification of responsibilities and roles in project devel-
opment, construction and maintenance, including the
components of the project for which the Town will take
direct responsibility.
♦ A funding strategy for development and maintenance of
the trail, including identification of available grant funding
and monies from public and private sources.
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Goal COS-11 Protect water quality and quantity in creeks,
lakes, natural drainages and groundwater ba-
sins.
Policies
P11.1 Minimize excessive paving that negatively impacts surface
water runoff and groundwater recharge rates.
P11.2 Protect surface and groundwater resources from contamina-
tion from runoff containing pollutants and sediment,
through implementation of the Regional Water Quality Con-
trol Board’s (RWQCB) Lahontan Region's, Best Management
Practices.
P11.3 Cooperate with State and local agencies in efforts to identify
and eliminate all sources of existing and potential point and
non-point sources of pollution to ground and surface waters,
including leaking fuel tanks, discharges from storm drains,
auto dismantling, dump sites, sanitary waste systems, parking
lots, roadways, and logging and mining operations.
P11.4 Enforce guidelines set forth by the Regional Water Quality
Control Board Lahontan Region (RWQCB) regarding waste
discharge associated with domestic wastewater facilities such
as septic tank leachfield systems.
P11.5 Require new development projects that have the potential to
impact local water quality through increased stormwater
runoff or erosion to include analysis of water quality impacts
as a component of project review, and to integrate mitigation
measures that would reduce identified impacts to an accept-
able level.
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P11.6 Utilize Low Impact Development and Best Management
Practices established in the Regional Water Quality Control
Board’s Truckee River Hydrologic Unit Project Guidelines
for Erosion Control, and the State of California Stormwater
Best Management Practices Handbooks, and other resources
such as the Practice of Low Impact Development (US De-
partment of Housing and Urban Development) and Water
Quality Model Code and Guidebook (State of Oregon, De-
partment of Land Conservation and Development) as guide-
lines for water quality and erosion control measures required
by the Town.
P11.7 Ensure that all proposed developments can be adequately
served by available water supplies.
P11.8 Support all efforts to encourage water conservation by
Truckee residents and businesses, and public agencies, includ-
ing working with the Truckee Donner Public Utility Dis-
trict, to implement water conservation programs and incen-
tives that facilitate conservation efforts.
P11.9 Recognize the importance of stormwater management in
protecting all water resources in Truckee, for example, flood
control, surface and ground water quality, and river, stream
and lake health.
Actions
A11.1 Establish coverage limitations for impervious paved areas in
new development, and encourage the use of permeable pav-
ing materials and other water quality management practices
to minimize stormwater runoff and the loss of groundwater
recharge from paving. Such limitations shall take into ac-
count Policy P13.2 under Goal COS-13, concerning particu-
late matter pollution associated with unpaved roads.
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A11.2 In coordination with the Truckee Citizens Waste Manage-
ment Committee and Nevada County, develop and distribute
an informational brochure to promote awareness of non-
point source pollution and to educate local residents and
business-owners about ways to reduce it. The brochure
might address topics such as responsible use of pesticides, fer-
tilizers, household chemicals, landscaping to control erosion,
maintenance of septic systems, and proper disposal of used
motor oil and batteries.
A11.3 Work with the Truckee Donner PUD to study ways in
which the development review process can be strengthened
to define more stringent requirements for documentation of a
project’s projected water needs and the availability of local
water supplies to serve it.
A11.4 Coordinate with the TDPUD to develop a list of feasible wa-
ter conservation programs and incentives that might be of-
fered to the District's customers, and develop related strate-
gies for how the Town might support the District's efforts in
implementing these programs.
A11.5 Work with the Truckee River Watershed Council and the
Lahontan RWQCB to establish current condition water qual-
ity information and to monitor regulatory compliance re-
garding water quality in the Truckee River Basin.
A11.6 Form a citizens advisory committee that will serve as an advi-
sory body during the preparation of the stormwater and/or
water quality management plan. Upon adoption of the plan,
consider other roles the committee may assume.
A11.7 Prepare a stormwater and/or water quality management plan
for the Town with the goal of the plan to improve the qual-
ity of our surface and ground waters. The Plan should in-
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clude, but not be limited to, well-defined goals, policies and
actions to:
♦ Create effective partnerships with special districts, County,
State and federal agencies, as well as non-profit organiza-
tions such as the Truckee River Watershed Council, in all
aspects of plan development and implementation.
♦ Ensure the long term financial viability of the plan through
appropriate budgeting and allocation of financial and staff
resources towards implementation of the plan.
♦ Identify clear criteria and an effective process to periodi-
cally review and evaluate the achievements of the plan, and
make amendments to it as needed.
A11.8 Following completion and adoption of the plan, review and
update the Development Code as necessary to reflect any
relevant findings, policies, and action items identified in the
plan.
A11.9 Work with the Truckee Donner PUD to prepare a coopera-
tive study to analyze long-term regional water availability
based on scientifically valid assumptions and projections of
future climatic changes.
Goal COS-12 Protect the Town's soil resources from erosion.
Policies
P12.1 Preserve slopes of 30 percent or greater as open space and
avoid slopes of 20 percent to 30 percent if there are other,
more suitable areas for development with slopes less than 20
percent.
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P12.2 Require projects that require earthwork and grading, includ-
ing cuts and fills for roads, to incorporate measures to mini-
mize erosion and sedimentation. Typical measures include
project design that conforms with natural contours and site
topography, maximizing retention of natural vegetation, and
implementing erosion control Best Management Practices.
P12.3 Require discretionary project review for all substantial grad-
ing activities not associated with an approved development
project or timber harvesting plan.
Actions
A12.1 Work with the Truckee River Watershed Council and La-
hontan RWQCB to identify existing critical erosion prob-
lems and to pursue funding to resolve these problems.
A12.2 Establish standards for temporary and permanent erosion
control measures for grading associated with single family
residences, duplexes, and second units on existing and future
lots.
Goal COS-13 Reduce particulate matter pollution in Truckee
to meet State and federal ambient air quality
standards.
Policies
P13.1 Require multi-family residential, commercial, industrial, sub-
divisions and other discretionary development to maintain
consistency with the goals, policies and control strategies of
the Town’s Particulate Matter Air Quality Management Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-48
P13.2 Existing non-paved roads within new development and sub-
division, and existing off-site non-paved roads that serve new
development and subdivisions shall be paved to the extent
necessary to offset emissions generated by the development
and subdivision traffic to the degree feasible. New non-paved
roads shall not be allowed for new development and subdivi-
sions except for single family residences, secondary residential
units and duplexes on existing lots. New paving shall take
into consideration the policies under Goal COS-11 concern-
ing minimization of impacts to water quality and groundwa-
ter recharge that may result from increases in paved areas.
P13.3 Require all construction projects to implement dust control
measures to reduce particulate matter emissions due to dis-
turbance of exposed top-soils. Such measures would include
watering of active areas where disturbance occurs, covering
haul loads, maintaining clean access roads, and cleaning the
wheels of construction vehicles accessing disturbed areas of
the site.
Actions
A13.1 Periodically review and update the Particulate Matter Air
Quality Management Plan to ensure that it adequately reflects
existing conditions and applicable standards for pollutants.
A13.2 Implement the policies and control strategies of the Particu-
late Matter Air Quality Management Plan.
TOWN OF TRUCKEE
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CONSERVATION AND OPEN SPACE ELEMENT
7-49
Goal COS-14 Reduce emissions of air contaminants and
minimize public exposure to toxic, hazardous
and odoriferous air pollutants.
Policies
P14.1 Minimize potential impacts created by unpleasant odors, as
well as other airborne pollutants from industrial and com-
mercial developments.
P14.2 Prohibit sensitive receptors such as residential uses, schools
and hospitals, from locating in the vicinity of industrial and
commercial uses known to emit toxic, hazardous or odorif-
erous air pollutants, and prohibit the establishment of such
uses in the vicinity of sensitive receptors.
P14.3 Reduce automobile dependence, thereby reducing greenhouse
gas emissions, by encouraging mixed land use patterns that
locate services such as banks, child care facilities, schools,
neighborhood shopping centers and restaurants in close prox-
imity to employment centers and residential neighborhoods.
P14.4 Review all discretionary development applications to deter-
mine the need for pedestrian/bike paths connecting to adja-
cent development and services, in order to provide alterna-
tives to automobile transportation.
P14.5 Encourage the use of alternative fuels in vehicle fleets oper-
ated by local ski resorts, local Special Districts, and by the
Town.
P14.6 Work with the NSAQMD to accurately monitor PM10, Car-
bon Monoxide, and other regulated air pollutants in Truckee,
and to upgrade its facilities as needed in the future to ensure
that accurate monitoring is maintained.
Circulation Element Goal
CIR-6 and Goal CIR-9, and
their related Policies and Actions
also implement Goal COS-14, as
do Land Use Element Goals
LU-3, LU-5 and LU-7, and the
Land Use Map.
Alternative-fuel technologies, in-
clude vehicles powered by bio-
diesel (a cleaner burning diesel
fuel derived from vegetable oil),
and hybrid gasoline-electric mo-
tors. The use of alternative-fuel
technologies will reduce green-
house gas emissions and other
pollutant emission and improve
air quality and the environ-
ment.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-50
P14.7 Promote the use of public and private transit services within
Truckee and between the Town and ski resorts and other
destinations in the Tahoe area.
P14.8 Require developers of projects that would locate sensitive re-
ceptors such as residences within the California Air Resource
Board’s recommended buffer of 500 feet of I-80 and the rail-
way to prepare a health risk assessment to determine the sig-
nificance of the impact, and to incorporate project-specific
mitigations to minimize or avoid this risk.
P14.9 Require new development with the potential to generate sig-
nificant quantities of ozone precursor air pollutants to be ana-
lyzed in accordance with guidelines provided by the
NSAQMD and appropriate mitigation be applied to the pro-
ject to minimize these emissions.
Actions
A14.1 Prepare an Air Quality Management Plan similar in detail
and scope to the 1999 Particulate Matter Air Quality Manage-
ment Plan when and if any other air pollutants are found to
have become a significant issue in Truckee.
A14.2 Develop a program to improve congestion and traffic flow
during peak travel times, special events, and snowy condi-
tions to reduce tailpipe emissions from idling vehicles. Co-
operate with Caltrans to address these situations on the Inter-
state and State Highways.
A14.3 In association with the major ski areas, develop a strategy to
provide information on public transit and ride sharing to
their employees.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-51
A14.4 Establish targets for replacement of Town-owned vehicles, as
appropriate, with alternative fuel models, and aggressively
pursue funding sources to facilitate a replacement program.
Goal COS-15 Encourage conservation of energy and fuel re-
sources, strive to reduce generation of solid
waste, and promote environmental sustainabil-
ity.
Policies
P15.1 Support recycling programs town-wide, including the curb-
side recycling and business waste reduction programs.
P15.2 Support and expand innovative programs such as the “Keep
Truckee Green” Community Awards that recognize local
businesses’, agencies’ and organizations’ efforts to reduce
waste.
P15.3 Encourage energy conservation, waste reduction and envi-
ronmental sustainability in all Town activities.
P15.4 Work with energy providers to encourage community-wide
reductions in energy consumption through conservation
practices.
P15.5 Encourage new private and public development to maximize
opportunities for use of passive or natural heating and cool-
ing and encourage sites with solar opportunities to be de-
signed with natural heating and cooling principles.
P15.6 Maintain or surpass the 2003 annual solid waste reduction
rate of approximately 70 percent throughout the life of the
General Plan.
Techniques to encourage reduc-
tions in energy consumption
include rebates for installation
of energy efficient fixtures and
appliances, use of innovative
technologies for heating and hot
water heating, solar energy, or
special building techniques re-
sulting in greater insulation and
less need for energy.
LEED, Leadership in Energy
and Environmental Design, is a
building rating system that
promotes a whole-building ap-
proach to sustainability by rec-
ognizing building performance
in five key areas of human and
environmental health: sustain-
able site development, water
savings, energy efficiency, mate-
rials selection, and indoor envi-
ronmental quality. LEED certi-
fied buildings are recognized as
being sustainable, high perform-
ance, low impact and green
buildings.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-52
P15.7 Support efforts to develop a regional food waste recycling
program in Truckee, in cooperation with Nevada County,
Placer County, Special Districts, and local resorts and ski ar-
eas.
P15.8 Reduce the use of non-biodegradable and non-recyclable ma-
terials.
Actions
A15.1 Prepare and adopt a Green Building Strategy for Truckee.
The Strategy should identify the best ways to encourage, in-
centivize and promote all aspects of “green building,” and in-
clude goals, policies and actions that seek to actively increase
green building practices into development in Truckee. The
strategy may consider and recommend standards for green
building practices.
A15.2 As an interim action, prior to completion of the Green Build-
ing Strategy, compile informational resources on green build-
ing techniques, and make that information available at the
Planning Division and local library. As part of this effort,
create a “green building” page on the Town website, and pro-
vide information and links to internet resources such as the
U.S. Green Building Council, and U.S. Department of En-
ergy’s Building Technologies Program.
A15.3 Amend the existing Solar Access Ordinance to include com-
mercial, public and institutional development as well as resi-
dential uses.
A15.4 Periodically review the Source Reduction and Recycling Or-
dinance to ensure it adequately reflects community goals for
solid waste reduction and recycling, and update the ordinance
Food waste typically constitutes
a much higher proportion of
total solid waste in tourist-
oriented communities compared
to other places. Food waste is
highly recyclable through a proc-
ess that generates compost as a
beneficial by-product.
Green building is defined in the
Glossary.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-53
as necessary and as required by State Law, to address these
aspects.
A15.5 Coordinate with Nevada County to prepare and update the
county-wide Integrated Waste Management Plan and Hazard-
ous Waste Management Plan.
A15.6 In cooperation with local utility providers, conduct an en-
ergy audit of Town-owned facilities, and implement feasible
energy-saving measures wherever possible. Such alterations
may include automatic heating and cooling systems, insula-
tion, energy efficient lighting, and natural ventilation.
A15.7 Amend the Development Code to require an evaluation of
solar opportunities for all discretionary development.
A15.8 Consider an ordinance to prohibit the sale of non-
biodegradable and non-recyclable materials if reasonable al-
ternative materials are available.
TOWN OF TRUCKEE
2025 GENERAL PLAN
CONSERVATION AND OPEN SPACE ELEMENT
7-54
8 NOISE ELEMENT
8-1
The purpose of the Noise Element is to identify sources of noise in Truckee
and to define strategies for reducing the negative impact of noise to the com-
munity. Noise has become recognized as an environmental pollutant that can
threaten quality of life and human health by causing annoyance or disrupting
sleep and everyday activities. With the presence of significant noise sources in
Truckee, including Interstate 80, the railroad, and the airport, reducing the
negative impact of unwanted and excessive noise is an important aspect of
maintaining the Town’s valuable quality of life and community character,
which includes maintenance of a peaceful mountain environment.
A. State Requirements
State law requires that the General Plan include a Noise Element, which is to
be prepared according to guidelines adopted by the California Office of Noise
Control. In accordance with State law requirements, this Noise Element
provides a systematic approach to limiting community exposure to noise,
including the following components:
♦ Quantitative analysis, based on noise measurements and modeling, of ma-
jor existing and future noise sources in the community, including both
mobile and stationary sources;
♦ Mapping of generalized noise level contours to be used as a basis for land
use decision-making;
♦ Goals, policies and actions to address community exposure to existing
and projected noise sources.
This Element is to be used as a guide to identify and mitigate noise problems
in the Town of Truckee. It establishes uniformity between local policy and
programs undertaken to control and abate environmental noise. It also serves
as a guideline for compliance with the State's noise insulation standards.
California Government Code
Section 65302(f) defines the re-
quirements for the General Plan
Noise Element.
TOWN OF TRUCKEE
2025 GENERAL PLAN
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8-2
Noise data developed for the General Plan serves as a basis for addressing
noise issues, primarily by promoting development patterns that recognize
identified sources of noise and by regulation of the location of noise-sensitive
uses. Noise exposure information provided in this Element will also be used
to provide baseline information about community noise and noise sources, in
enforcement of the Town’s local noise control ordinance, which provides a
mechanism for controlling noise from existing land uses in order to maintain
long-term compatibility between uses.
B. Noise Terminology and Definitions
Noise is generally defined as unwanted sound. The objectionable nature of
sound is caused by its pitch or its loudness. Pitch is the height or depth of a
tone or sound, depending on the relative rapidity (frequency) of the vibra-
tions by which it is produced. Higher pitched signals sound louder to hu-
mans than sounds with a lower pitch. Loudness is caused by the intensity of
sound waves combined with the reception characteristics of the ear. Intensity
may be compared with the height of an ocean wave: it is a measure of the
amplitude of the sound wave.
Preserve Truckee’s peaceful mountain environment by mini-
mizing community exposure to noise.
Maintain consistency with the noise criteria and policies of the
Truckee Tahoe Airport Land Use Compatibility Plan as they
apply in the airport environs.
Noise Element Guiding Principles
Noise sensitive uses include resi-
dential development, as well as
uses such as schools, hospitals and
convalescent homes whose resi-
dents may be unduly affected by
excessive noise.
TOWN OF TRUCKEE
2005 GENERAL PLAN
NOISE ELEMENT
8-3
Beyond the concepts of pitch and loudness, there are several noise measure-
ment scales which are used to describe noise in a particular location. The
most basic noise measurement is the decibel (dB), which is a unit of measure-
ment indicating the relative amplitude of a sound. The zero on the decibel
scale is based on the lowest sound level that the healthy, unimpaired human
ear can detect. Sound levels in decibels are calculated on a logarithmic basis.
An increase of 10 decibels represents a ten-fold increase in acoustic energy,
while 20 decibels is 100 times more intense, 30 decibels is 1,000 times more
intense, etc. Sound measurements are usually taken on an “A-weighted” scale
(represented as dBA) which gives greater weight to the middle range of sounds
to which the human ear is sensitive. Table N-1 describes representative out-
door and indoor noise levels in units of dBA.
Since sensitivity to noise increases during the evening and at night - because
excessive noise interferes with the ability to sleep - 24-hour descriptors have
been developed that incorporate artificial noise penalties added to quiet-time
noise events. The Community Noise Equivalent Level, CNEL, is a measure
of the cumulative noise exposure in a community with a 5 dB penalty added
to evening (7:00 PM - 10:00 PM) and a 10 dB penalty added to nocturnal
(10:00 PM - 7:00 AM) noise levels. The Day/Night Average Sound Level, Ldn,
is essentially the same as CNEL, but only includes the 10 dB penalty for the
10:00 PM to 7:00 AM period. Both CNEL and Ldn represent average noise
levels occurring over a 24-hour period, during which individual noise levels
might be louder or quieter than the average. State law requires that the
Noise Element utilize Ldn or CNEL to describe the noise environment and its
effects.
C. Truckee’s Existing Noise Environment
As a prerequisite to an effective noise program, a community must be cogni-
zant of the location and extent of local noise problems, including major noise
source locations, noise sensitive receptor locations, and current levels of expo-
sure. This data can be utilized to focus noise control and abatement efforts
Generally, the human ear can-
not perceive a difference between
two noises that are less than
three decibels different from one
another.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-4
TABLE N-1 TYPICAL ENVIRONMENTAL NOISE LEVELS
Common Outdoor
Noise Source
Noise Level
(dBA)
Common Indoor
Noise Source
120 dBA
Jet fly-over at 300 meters Rock concert
110 dBA
Pile driver at 20 meters 100 dBA
Night club with live music
90 dBA
Large truck pass by at 15 meters
80 dBA Noisy restaurant
Garbage disposal at 1 meter
Gas lawn mower at 30 meters 70 dBA Vacuum cleaner at 3 meters
Commercial/Urban area
daytime Normal speech at 1 meter
Suburban expressway
at 90 meters 60 dBA
Suburban daytime Active office environment
50 dBA
Urban area nighttime Quiet office environment
40 dBA
Suburban nighttime
Quiet rural areas 30 dBA Library
Quiet bedroom at night
Wilderness area 20 dBA
Most quiet remote areas 10 dBA Quiet recording studio
Threshold of human hearing 0 dBA Threshold of human hearing
TOWN OF TRUCKEE
2005 GENERAL PLAN
NOISE ELEMENT
8-5
where they are most needed. In some cases, the control of noise sources will
be beyond the Town's jurisdiction. However, by recognizing these limita-
tions, more effective land use strategies can be developed to mitigate or avoid
problematic noise.
A comprehensive noise monitoring survey was conducted as part of the Gen-
eral Plan update to document noise generated by the predominant transporta-
tion noise sources that affect Truckee. These noise sources include highways,
local arterial and collector roadways, the Union Pacific Railroad, and the
Truckee-Tahoe Airport. The noise monitoring survey included a combina-
tion of long-term (24-hour duration) and short-term (15-minute duration)
noise measurements throughout the town’s area. Long-term noise measure-
ments characterized the daily distribution of noise levels in areas adjacent to
the predominant noise sources in the community. Short-term noise meas-
urements were conducted at selected locations to supplement the long-term
noise data.
Major existing noise sources in Truckee, and noise levels associated with those
sources are described briefly below. More detailed data concerning the ambi-
ent noise environment in Truckee, based on the noise monitoring survey, can
be found in the General Plan EIR.
Local Roadway Network
Noise levels along major roadways were measured and calculated using a
computer model developed by the Federal Highway Administration and traf-
fic data provided by LSC Transportation Consultants, Inc. The traffic noise
model predicts hourly average noise levels using peak hour traffic volumes.
The Community Noise Equivalent Level (CNEL) for each roadway was es-
timated using the relationships of the peak hour noise level to the CNEL ac-
tually measured.
Noise levels were calculated at a standard distance of 100 feet from the center-
line of the roadways. By selecting a standard distance, the relative noise levels
along the various streets can be readily ascertained. In some cases, measured
TOWN OF TRUCKEE
2025 GENERAL PLAN
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8-6
noise levels were higher than that which would be expected based on existing
traffic volumes and posted speed limits; this is primarily due to the particular
mix of vehicles on Truckee’s roadways, which includes more four-wheel drive
vehicles or sport-utility vehicles with large mud and snow tires. Other factors
included vehicles traveling faster than posted speed limits along some road-
ways, which also results in higher noise levels. An adjustment was applied in
the existing and future noise modeling to account for these differences.
Noise levels measured along Truckee’s major roadways are as follows:
♦ Interstate 80. Interstate 80 is the major transportation corridor in the
planning area and the loudest source of noise affecting the Town of
Truckee. Noise levels at a distance of 100 feet from the center of Inter-
state 80 range from approximately 78 to 82 CNEL. Interstate 80 affects
the noise environment in the community over a distance of several thou-
sand feet from the roadway.
♦ Highway 89. Highway 89 provides access from the Town of Truckee
northward to Sierraville and southward to Tahoe City. Noise levels at a
distance of 100 feet from the center of Highway 89 North range from ap-
proximately 70 to 71 CNEL. Along Highway 89 South, average noise
levels are 72 to 73 CNEL, slightly higher than Highway 89 North as a re-
sult of higher traffic volumes along the roadway.
♦ Highway 267. Highway 267 connects Highway 89 North, Interstate-80,
and the Town of Truckee to the North Lake Tahoe area. Noise levels at
a distance of 100 feet from the center of Highway 267 range from ap-
proximately 70 to 71 CNEL.
Union Pacific Railroad
The Union Pacific Railroad bisects Truckee from east to west. The railroad
has freight and passenger trains that generate intermittent, loud sounds during
pass-bys. Noise generated by an individual train depends on the train type,
length, speed, and whether the train uses its warning whistle. Train engines
typically generate maximum noise levels of approximately 80 to 85 dBA
The relatively large proportion
of four-wheel drive and sport
utility vehicles with high trac-
tion tires in Truckee, combined
with rapid travel speeds on some
low-volume roadways, resulted
in measured noise levels along
some of Truckee’s roadways that
were higher than would be ex-
pected based on traffic volumes
and posted speed limits.
The sound of trains and their
warning whistle is a source of
noise in the community but also,
many would say, an important
part of Truckee’s railroad town
character.
TOWN OF TRUCKEE
2005 GENERAL PLAN
NOISE ELEMENT
8-7
while train cars generate noise levels of about 70 to 75 dBA at 100 feet from
the railway tracks.
Trains are required to sound their warning whistle near “at-grade” vehicle
crossings (which includes the Bridge Street crossing in Downtown) to warn
motorists of the oncoming train. Oftentimes, trains also sound their warning
whistles when entering or leaving the train station in Downtown Truckee
and at bridges. At a distance of 100 feet, a train warning whistle can generate
maximum noise levels of about 100 to 105 dBA.
Noise measurements along the railroad indicate that, even though they are an
intermittent element, the frequency, duration and loudness of train noise con-
trols the overall average noise level in the vicinity of the tracks during the
course of a day. The resulting noise level, at a distance of 100 feet from the
railroad, is approximately 76 CNEL. This volume includes all noise associ-
ated with the railroad, including the trains themselves, and their whistles.
Truckee-Tahoe Airport
The Truckee-Tahoe airport is a general aviation airport located east of High-
way 267, south of Truckee. The airport is accessed by a mix of general avia-
tion and jet aircraft. The primary flight paths follow the highways in the area
(Interstate 80, Highway 89 North, and Highway 267). Noise generated by
the airport was measured northwest of the airport during the noise monitor-
ing survey. The measured CNEL at the nearest residential land uses was 56
dBA. Individual measurements of maximum instantaneous sounds generated
by aircraft typically ranged from 55 to 71 dBA. During the summer peak
travel season, CNEL noise levels would be approximately 60 dBA at the near-
est residential receivers, which includes homes north of Brockway Road.
Noise complaints from individuals are recorded and reported by the Truckee-
Tahoe Airport District, which operates the Truckee-Tahoe Airport. Of the
197 calls logged between January and April, 2004, almost 70 percent of com-
plaints were received from residents of the Prosser, Ponderosa Palisades and
Sierra Meadows neighborhoods, indicating that these areas of Truckee are
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-8
most affected by aircraft noise.1 The Airport District does not have the
power to regulate the flight paths chosen by individual pilots using the air-
port. Instead, the District relies on the Airport Land Use Compatibility Plan
(CLUP) and local land use regulations to control sensitive land use in areas
identified as being exposed to aircraft noise. It also attempts to educate pilots
about preferred flight paths that minimize flyovers of residential neighbor-
hoods.
The Foothill Airport Land Use Commission adopted an updated Compre-
hensive Land Use Plan (CLUP), called the Airport Land Use Compatibility
Plan, in December, 2004. The CLUP includes noise contours associated with
aircraft operations that are intended to be used to avoid locating noise sensi-
tive uses in parts of Truckee that are affected by aircraft operations at the air-
port. Public Utilities Code Section 21676 requires Truckee's General Plan to
be in conformance with the land use plan and policies of an adopted CLUP,
unless the Town Council makes specific findings to overrule the CLUP or
portions of it.
Stationary Noise Sources
The Town of Truckee is not significantly affected by stationary noise sources.
Most large noise-generating operations (e.g., aggregate mining) are located
away from residential areas. Noise-generating businesses are generally limited
to commercial or industrial areas where noise does not typically pose com-
patibility problems.
Other stationary noise in Truckee results from temporary and intermittent
sources. Construction and demolition activities may be a source of noise
anywhere in the Town. Although generally short-term and intermittent in
nature, construction noise can be particularly annoying for neighbors, par-
ticularly in the context of a relatively quiet environment like that found in
♦
1 Tahoe-Truckee Airport District, Spring 2004 Operations Report Presenta-
tion.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-9
many parts of Truckee. At the same time, noise is an unavoidable aspect of
construction activity. Restrictions on construction hours help to reduce dis-
ruption from construction noise, while allowing reasonable accommodation
for construction activity to occur. Domestic noise sources such as loud mu-
sic, operation of yard maintenance equipment, and barking dogs can also be a
source of disruption and annoyance for local residents. The Town of
Truckee, Truckee Police Department, and Truckee Animal Control Division
have significant powers to address domestic noise sources, which are generally
dealt with on a complaint basis, relying on the regulations and guidelines set
forth in Chapter 18.44 of the Development Code.
D. Future Noise Environment
This section describes the projected future noise environment in Truckee
over the next twenty years. Projection of the future noise environment in
Truckee was modeled based on the future land uses and traffic volumes de-
scribed in the Land Use Element and Circulation Element of this General
Plan and in the General Plan EIR.
Construction activity can be a significant source of community noise.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-10
Anticipated train noise was taken from existing levels, since it is not possible
to predict if future levels of train activity will increase, remain the same, or
decrease.
The major noise sources in Truckee will continue to be transportation re-
lated, including roadways, trains, and aircraft. To a lesser degree, industrial
sources such as mining and aggregate processing operations will also continue
to generate noise. Transportation noise sources, as well as individual station-
ary and industrial noise generators, must be considered in the planning proc-
ess to ensure long-term noise compatibility. Greater detail on the future
noise environment in Truckee can be found in the General Plan EIR.
The increase in noise levels from existing conditions to future conditions
identifies those locations where anticipated noise impacts may occur. The
greatest increases in noise are projected in the downtown area and along
Highway 89, Highway 267, and Brockway Road. Noise levels along these
roadways are estimated to increase by about 2 to 5 dBA with the build-out of
the General Plan. Noise levels along Interstate 80 are estimated to increase by
about 2 dBA during the same period. Figure N-1 maps the future noise con-
tours associated with area roadways and the railroad based on distance from
the roadway/railroad centerline. These distances are summarized in Table
N-2. Sensitive receptors adjacent to these roadways within these contour areas
may be impacted by future traffic noise. This is particularly true with older
homes that take direct access from the roadway or where individuals in out-
door activity areas such as front or rear yards and porches can see directly to
vehicles driving behind their homes, with no intervening barriers. It is pro-
jected that many existing residences may be exposed to future noise levels
exceeding 60 CNEL, particularly those in neighborhoods north of Interstate
80, in the Downtown and the Gateway area, and in proximity to Truckee's
other highways and major arterials. These residences would experience ele-
vated interior noise levels that would need to be addressed.
Airport noise contours, illustrated in Figure N-2, also show a substantial in-
crease under future conditions. Under average day, peak season conditions,
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Truckee Town Limits
2025 Noise Contour (CNEL dBA)
Proposed Sphere of Influence
65
Source: Illingworth & Rodkin, 2004 FIGURE N-1
FUTURE NOISE CONTOURS
TOWN OF TRUCKEE
2025 GENERAL PLAN
Note: Noise contours shown reflect generalized noise projections, and do not take into account site
specific topography, natural vegetation, site orientation or other localized factors. This figure is
intended to be used for planning purposes in determining where land uses may be affected by noise,
and where additional studies or analysis may be required to provide detailed informationn on
potential noise exposure.
Note: This figure shows future noise from highways, streets and the railroad. It does not include
noise from the airport.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-13
TABLE N-2 FUTURE NOISE CONTOUR DISTANCES
Distance to Noise Contour (Feet from Centerline)
Corridor Segment CNEL* at 100 feet 70 CNEL 65 CNEL 60 CNEL
UPRR Railroad Within Town Limits 76 290 700 1700
West of Donner Lake Rd 83 720 1,560 3,360
East of Donner Lake Rd. 84 850 1,840 3,950
East of Donner Pass Rd 84 850 1,840 3,950
East of Southbound SR 89 84 890 1,920 4,140
Interstate 80
East of NB SR 89/ SB SR 267 80 490 1,060 2,280
South of I-80 75 200 440 950
South of West River St. 74 180 390 850
South of Squaw Valley Rd. 74 200 420 910 Highway 89 South
South of Alpine Meadows Rd 74 190 420 900
North of Alder Creek Rd. 74 170 380 810
South of Alder Creek Rd. 74 170 380 810
South of Prosser Dam Rd. 74 190 410 890
Highway 89
North
South of Donner Pass Rd. 75 210 440 960
South of I-80 75 220 470 1,010
South of Brockway Rd. 76 240 520 1,110 Highway 267
South of Truckee Airport Rd 75 220 470 1,020
West of Cold Stream Road 64 -- 90 190
East of Cold Stream Road 64 -- 90 200
East of Northwoods Blvd 65 50 100 210
East of River Road 66 50 110 240
East of I-80 (downtown) 66 50 110 240
East of Bridge Street 64 -- 90 190
North of Glenshire Drive 64 -- 90 190
Donner Pass Road
South of SR 89 65 50 100 220
East of Bridge Street 71 110 240 510 Brockway Road East of Palisades Drive 70 110 230 490
Glenshire Drive East of Donner Pass Road 67 60 130 270
Northwoods Blvd. North of Donner Pass Road 71 110 240 510
East of River Rd. 68 70 160 350
East of McIver Crossing 73 160 350 750 River Street
East of Bridge Street 71 120 260 560
CNEL: Community Noise Level Equivalent
Source: Tr uckee Tahoe Airpor t Land Use Compatibility Plan. December 2, 2004
Truckee Town Limits
Note: Noise contours shown reflect
generalized noise projections, and
do not take into account site specific
topography, natural vegetation, site
orientation or other localized
factors. This figure is intended to
be used for planning purposes in
determining where land uses may
be affected by noise, and where
additional studies or analysis may be
required to provide detailed
information on potential noise
exposure.
TOWN OF TRUCKEE
2025 GENERAL PLAN
FIGURE N-2
FUTURE AIRPORT NOISE CONTOURS
AVERAGE DAY, PEAK SEASON
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-15
the 60 dBA contour would include a number of existing homes in the area
north of Brockway Road, and potentially some homes at the far west end of
Olympic Heights. New development proposed within these contours may be
significantly affected by airport noise, and must therefore be addressed by the
land use and development review standards.
E. Land Use Compatibility
The State Office of Noise Control has developed guidelines showing the
compatibility of a range of noise levels for various land use categories. These
guidelines are used by the Town of Truckee to create both interior and exte-
rior noise standards.
Exterior Noise Standards
The noise compatibility matrix shown in Figure N-3 establishes the compati-
bility guidelines of exterior ground transportation noise (excluding airport
noise) for various land uses in Truckee, and provides definitions of compati-
bility standards. Compatibility standards for exterior airport noise are found
in the most recently-adopted Airport Land Use Compatibility Plan. The
matrix defines noise in terms of a community noise equivalent level (CNEL)
expressed in decibel units (dB or dBA). As noted in Section B, above, these
measures account for noise levels which occur over a 24-hour period. When
computing the CNEL, noise levels occurring during evening and night-time
hours are weighted more heavily than daytime noise in recognition of in-
creased sensitivity to sound during these hours.
The Noise Compatibility Matrix is to be used as a guideline by the Town and
development project proponents to achieve long-term noise compatibility for
land uses in the Town of Truckee. These guidelines, and the Airport CLUP
guidelines shall be used both to determine the compatibility of situating land
uses within a certain noise environment, and for the location of development
and transportation system projects that may impact existing uses. Guidance
for both sensitive land uses (homes, schools, hospital, and congregate care
The Development Code provides
further specificity for noise stan-
dards for sensitive land uses and
commercial uses, based on cumu-
lative exposure, in minutes per
hour, to unacceptable noise lev-
els. These guidelines include
more stringent standards for
noise exposure occurring during
the evening and nighttime.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-16
FIGURE N-3 NOISE COMPATIBILITY GUIDELINES *
Note:The Truckee-Tahoe Airport has separate
guidelines addressing airport noise.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-17
facility and those uses considered less sensitive (commercial, office, industrial,
and recreation areas) are provided. The standards identified are consistent
with the State Office of Noise Control Guidelines and the California Noise
Insulation Standards. In the environs of the Truckee-Tahoe Airport, the
compatibility criteria for noise set forth in the adopted Truckee Tahoe Air-
port Land Use Compatibility Plan shall be used by the Town for evaluating
the effects of aircraft noise.
Interior Noise Insulation Standards
California noise insulation standards were officially adopted by the California
Commission of Housing and Community Development in 1974. In Novem-
ber 1988, the Building Standards Commission approved revisions to these
standards (Title 24, Part 2, California Code of Regulations). The standards
currently reside in Appendix Chapter 12 to the California Building Code.
The code states that "Interior noise levels attributable to exterior sources shall
not exceed 45 dB in any habitable room. The noise metric shall be either Ldn
or CNEL, consistent with the noise element of the local general plan."
Additionally, the Code specifies that multi-family residential buildings or
structures to be located within exterior CNEL (or Ldn) contours of 60 dB or
greater of sources such as a freeway, expressway, parkway, major street, thor-
oughfare, airport, rail line, rapid transit line, or industrial noise source shall
require an acoustical analysis showing that the building has been designed to
limit intruding noise to an interior CNEL (or Ldn) of 45 dB.
F. Goals, Policies and Actions
Goal N-1 Minimize community exposure to excessive noise
by ensuring compatible land uses relative to
noise sources.
State-wide noise insulation stan-
dards regulate maximum inte-
rior noise levels associated with
outside sources. These standards
are used by the Town of Truckee
in enforcement of building code
standards for new construction
in the town.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-18
Policies
P1.1 Allow new development only if consistent with the ground
transportation noise compatibility guidelines illustrated in Fig-
ure N-3 and the policies of this Element. Noise measurements
used in establishing compatibility shall be measured in dBA
CNEL and based on worst-case noise levels, either existing or
future, with future noise levels to be predicted based on
projected 2025 levels.
P1.2 Require new development to mitigate exterior noise to “nor-
mally acceptable” levels in outdoor areas where quiet is a benefit,
such as in the backyards of single-family homes.
P1.3 Enforce the California Noise Insulation Standards for interior
noise levels attributable to exterior sources for all proposed new
single- and multi-family residences.
P1.4 Support retrofitting of homes exposed to existing unacceptable
interior noise levels, and those that become exposed to unaccept-
able interior noise in the future, with sound insulating features.
P1.5 Allow land uses within Normally Unacceptable categories only
where the allowed use can be shown to serve the greater public
interests of the citizens of Truckee.
P1.6 When considering development proposals in the environs of the
Truckee Tahoe Airport, enforce the noise compatibility criteria
and policies set forth in the adopted Truckee Tahoe Airport
Land Use Compatibility Plan.
P1.7 Reduce potential impacts from groundborne vibration associated
with rail operations by requiring that vibration-sensitive build-
ings (e.g., residences) are sited at least 100-feet from the center-
line of the railroad tracks whenever feasible and that develop-
ment of vibration-sensitive buildings within 100-feet from the
Definitions of acoustical terms
used in Noise Element goals,
policies and actions are provided
in Section B, above and in the
Glossary.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-19
centerline of the railroad tracks require a study demonstrating
that groundborne vibration issues associated with rail operations
have been adequately addressed (i.e., through building siting or
construction techniques).
Actions
A1.1 Amend the Development Code and Town Building Code as nec-
essary to implement the policies of Goal N-1 and to be consis-
tent with the noise policies and criteria of the Truckee Tahoe
Airport Land Use Compatibility Plan.
A1.2 Conduct a study at least every five years to identify homes that
may become exposed to unacceptable interior noise levels. On
the basis of these studies, initiate a program to seek funding and
assist homeowners with sound insulation retrofits of existing
homes that are exposed to unacceptable interior noise.
A1.3 Conduct a noise monitoring study at least every five years to
measure noise levels associated with operation of the Truckee-
Tahoe Airport, and determine the noise impact boundary of the
airport, in accordance with Section 5500 et. seq. of Title 21 of
the California Code of Regulations.
A1.4 Annually evaluate and provide a report to the Town Council on
the Airport District's noise monitoring efforts, data, and noise
abatement efforts. Develop needed actions in response to the
findings of the report.
Goal N-2 Address noise issues through the planning and
permitting process.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-20
Policies
P2.1 Require mitigation of all significant noise impacts as a condition
of project approval.
P2.2 Require preparation of a noise analysis/acoustical study, which
is to include recommendations for mitigation, for all proposed
projects which may result in potentially significant noise impacts
to nearby noise sensitive land uses such as residences.
P2.3 Require preparation of a noise analysis/acoustical study, which
is to include recommendations for mitigation, for all proposed
development within noise-impacted areas that may be exposed to
levels greater than “normally acceptable.”
P2.4 Discourage the construction of sound walls and require devel-
opment projects to evaluate site design techniques, building set-
backs, earthen berms, alternative architectural layouts and other
means to meet noise reduction requirements.
P2.5 Require the application of the provisions in the California Build-
ing Code Appendix Chapter II, Sections 1208A.8: Exterior
Sound Transmission Control, to apply to all new single-family
residences.
Actions
A2.1 Adopt significance thresholds to be used to assess noise impacts
for projects reviewed under the CEQA process, and develop a
list of acceptable mitigations that might be applied to mitigate
noise impacts to acceptable levels, including specific guidelines
for their implementation. Chapter 4 of the US Department of
Housing and Urban Development's (HUD) Noise Guidebook, or
the Federal Aviation Authority's (FAA) Guidelines for the Sound
Insulation of Residences Exposed to Aircraft Operations, may be a
A range of construction techniques
can be applied to reduce interior
noise levels, including use of dense
sheeting materials in walls, tightly
sealed acoustic windows and doors;
use of sound-absorbing insulation
materials; specially designed venti-
lation ports or ducts, and/or active
ventilation systems that makes it
unnecessary to open windows or
doors for ventilation.
"Significant noise impacts" are
defined as occurring when new
development would result in
exposure of persons to, or genera-
tion of noise in excess of, the
standards defined in this Gen-
eral Plan, the Development
Code, or the applicable standards
of other agencies, such as those
described in the Airport Com-
prehensive Land Use Plan.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-21
suitable source for development of recommendations and guide-
lines for noise attenuation.
A2.2 Adopt criteria and location maps that specify the locations and
circumstances under which a noise analysis or acoustical study
will need to be prepared for a proposed project (e.g., occurring
within certain distances of transportation corridors that are, or
will generate significant noise levels). Develop guidelines for
conducting such studies that address aspects such as:
♦ Selection of a qualified acoustical consultant
♦ Documentation of the existing and projected future noise en-
vironment, and the methodology and basis for analysis of
these conditions.
♦ Indication of the report's reference to the noise standards and
policies of the General Plan;
♦ Project-specific noise impacts, and specific, feasible, measures
that mitigate those impacts;
♦ Identification of significant noise impacts that cannot be miti-
gated to a less-than-significant level;
♦ Site plan graphics, indicating projected noise contours where
noise levels would exceed an average DNL of 45 dBA.
A2.3 Amend the Development Code to implement Policy 2.4 regard-
ing installation of sound walls.
A2.4 Work with Caltrans to implement methods other than sound
walls to attenuate traffic noise along highways in Truckee.
A2.5 Amend the Development Code to reflect the specific require-
ment of California Building Code Appendix Chapter II, Sections
1208A.8: Exterior Sound Transmission Control.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-22
Goal N-3 Reduce noise levels from sources such as domes-
tic uses, construction and car stereos, and from
mobile sources, including motor vehicle traffic
and aircraft operations.
Policies
P3.1 Enforce provisions of the Municipal Noise Ordinance, which
limits maximum permitted noise levels that cross property lines
and impact adjacent land uses.
P3.2 Regulate noise from non-emergency construction activities
through the Municipal Noise Ordinance.
P3.3 Control the sound of vehicle amplification systems (e.g., loud
stereos) by enforcing Section 27007 of the California Motor Ve-
hicle Code. This section prohibits amplified sound which can be
heard 50 or more feet from a vehicle.
P3.4 Control excessive vehicle exhaust noise by enforcing Section
27150 of the California Vehicle Code.
P3.5 Investigate other methods for reducing noise associated with ve-
hicles and diesel equipment, and support efforts to reduce vehicle
and equipment noise – e.g. through fleet and equipment mod-
ernization or retrofits, use of alternative fuel vehicles, and instal-
lation of mufflers or other noise reducing equipment.
P3.6 Encourage transportation providers to investigate and consider
use of alternative road surfacing materials that minimize vehicle
noise.
P3.7 Enforce posted speed limits on Town roads.
Action A12.1 in the Circulation
Element calls for truck routes to
be established in Truckee to deter
noisy truck traffic from driving
through residential neighbor-
hoods.
Concrete paving generates sig-
nificantly higher vehicle noise
levels than asphalt. Rubberized
asphalt, which incorporates ma-
terial from recycled tires, can
result in even lower noise levels.
Although it is more expensive to
install than traditional asphalt,
rubberized asphalt roads have a
longer life-span than traditional
asphalt surfaces, and may have
other benefits, including reduced
air pollution from tire wear.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-23
P3.8 Support federal and State legislation to attain lower operating
noise levels on motor vehicles.
P3.9 Support the efforts of the Truckee Tahoe Airport District to
educate pilots about appropriate flight paths to minimize fly-
overs of residential neighborhoods, and other District efforts to
monitor, minimize, reduce and mitigate airport noise.
P3.10 Cooperate with the Airport District to coordinate long-range
planning and land use regulations that minimize community
noise exposure associated with airport operations, while meeting
Town goals concerning provision of housing and other uses.
P3.11 Encourage the Union Pacific Railroad to reduce noise from its
rail operations, particularly use of warning whistles, and support
efforts to eliminate the need for these audible warnings, includ-
ing upgrades to at-grade crossings
P3.12 Encourage CalTrans to incorporate noise reducing features dur-
ing highway improvement projects when feasible and where
consistent with Town policies.
P3.13 Require the following standard construction noise control meas-
ures to be included as requirements at construction sites in order
to minimize construction noise impacts.
♦ Equip all internal combustion engine driven equipment with
intake and exhaust mufflers that are in good condition and
appropriate for the equipment.
♦ Locate stationary noise generating equipment as far as possible
from sensitive receptors when sensitive receptors adjoin or are
near a construction project area.
♦ Utilize “quiet” air compressors and other stationary noise-
generating equipment where appropriate technology exists.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-24
♦ The project sponsor shall designate a “disturbance coordina-
tor” who would be responsible for responding to any local
complaints about construction noise. The disturbance coor-
dinator will determine the cause of the noise complaint (e.g.,
starting too early, bad muffler, etc.) and will require that rea-
sonable measures warranted to correct the problem be im-
plemented. The project sponsor shall also post a telephone
number for excessive noise complaints in conspicuous loca-
tions in the vicinity of the project site. Additionally, the pro-
ject sponsor shall send a notice to neighbors in the project vi-
cinity with information on the construction schedule and the
telephone number for noise complaints.
Actions
A3.1 Amend the Development Code as needed to ensure that new,
problematic noise sources that may arise in the community are
adequately addressed, including addressing hours of operation.
A3.2 Conduct a study to examine the costs, benefits and feasibility of
using alternative, noise-reducing, paving surfaces for new town
roads and when roads in Truckee are re-surfaced.
A3.3 Initiate communication with Union Pacific to:
♦ Request that Union Pacific make exceptions to its warning
whistle policy for the two at-grade crossings in Truckee (at
Bridge Street and near Olympic Heights)
♦ Request that Union Pacific enforce its existing policies regard-
ing noise from rail operations and use of warning whistles.
A3.4 Conduct a study, in cooperation with the Truckee Police De-
partment and Highway Patrol to identify town roadways where
speeding is most serious. Work with these agencies to develop
and implement strategies to reduce excess vehicle speeds, such as
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-25
use of mobile speed alert trailers, additional signage, or road
striping that promotes reduced vehicle speeds.
A3.5 Develop a strategy to support enforcement of California Vehicle
Code requirements for excess automobile noise.
TOWN OF TRUCKEE
2025 GENERAL PLAN
NOISE ELEMENT
8-26
9 SAFETY ELEMENT
9-1
Natural and man-made hazards exist throughout California, including in the
Town of Truckee. The Safety Element of the General Plan seeks to protect
the community to the extent possible against risks to life and property from
local environmental hazards, and to empower local residents to be ready and
responsive in the event of a natural disaster.
The Safety Element is among the seven General Plan elements required by
State law. It identifies and evaluates the complete range of natural and hu-
man-made hazards present in Truckee, and establishes goals, policies and ac-
tions to reduce those hazards to an acceptable level. Topics addressed by this
element include:
♦ Geologic hazards, including seismically induced surface rupture, ground
shaking, ground failure and subsidence, and slope instability.
♦ Flooding and seiche.
♦ Wildland and urban fires.
♦ Snow avalanches.
♦ Hazardous materials.
♦ Airport and aviation safety.
This element also addresses more general issues of public education and emer-
gency preparedness, emphasizing proactive measures that can be taken to
minimize exposure to hazards, and to ensure effective response and recovery.
A. Background Information
This section briefly summarizes conditions relating to hazards that are pre-
sent in Truckee, as background to the goals, actions and policies described in
sections that follow.
TOWN OF TRUCKEE
2025 GENERAL PLAN
SAFETY ELEMENT
9-2
Geology and Seismic Hazards
Geologic hazards present within the Truckee Town limits are primarily asso-
ciated with seismic activity, and with steep slope areas that may be subject to
landslides in conjunction with seismic activity and/or weak soils.
Seismic Hazards
As with most places in California, Truckee is subject to some hazard from
seismic activity, although this risk is relatively low compared to other places
in the State. Faults located near Truckee include the Mohawk Valley Fault,
the southern section of which lies approximately 20 miles northwest of
Truckee in Sierra County, and the Dog Valley Fault, which extends in from
Dog Valley (approximately 20 miles northeast of Truckee) southwest to near
Donner Lake. Several small trace faults are also located within the Town
limits. None of these faults are designated as Alquist-Priolo Special Study
Zones, which identify fault areas considered to be of greatest risk in the state.
A 1986 study by the California Bureau of Reclamation concluded that the
Dog Valley Fault and Mohawk Valley Faults could result in a maximum
credible earthquake of 6.75 and 7.0 magnitude respectively.
Minimize the potential risk to life and property from natural
and induced hazards in the Town of Truckee.
Ensure the on-going safety of operations at the Truckee-
Tahoe Airport.
Ensure that Truckee’s residents and emergency services pro-
viders are adequately prepared to respond to emergency situa-
tions.
A magnitude 7.0 earthquake
could potentially cause major
damage over a wide area; how-
ever the precise impacts of such
an event could vary greatly de-
pending on distance, local soil
conditions, and building con-
struction, among other factors.
Safety Element Guiding Principles
TOWN OF TRUCKEE
2025 GENERAL PLAN
SAFETY ELEMENT
9-3
There has been seismic activity felt in Truckee in recent years, including a
magnitude 6+ earthquake in 1966, a magnitude 3.6 earthquake in 1998, and a
magnitude 4.5 earthquake, centered six miles south of Truckee, in June,
20041. Figure SAF-1 shows the location of known earthquake faults and epi-
centers in Nevada County.
Steep Slopes
Steep slopes (thirty percent or greater), limit development in several areas of
Town, including some places along the Truckee River, the ridges and hillsides
north and west of Downtown, the ridges north of Gateway and north and
west of Donner Lake, and areas around Alder Hill. These steep slope areas,
particularly where they occur in conjunction with weak soils, may present a
significant hazard in Truckee, although no detailed study has been completed
for landslide hazard in Nevada County.
Hydrology and Flooding
Flooding is a serious concern in several parts of Truckee, particularly within
those areas identified as falling within Federal Emergency Management
Agency (FEMA) 100-year flood zones. These include areas around the Don-
ner Lake shore, along Donner Creek, lower Trout Creek, and Cold Creek,
and along the Truckee River. Along the Truckee River, the 100-year flood
zone extends as far as 300 feet from the banks of the river. Areas of Truckee
within these flood zones are shown in Figure SAF-2.
Three dams, located at Prosser Reservoir, Boca Reservoir and Stampede Res-
ervoir, are located just north of Truckee. A smaller dam is also located at
Donner Lake, and another at Martis Creek Lake, south of the town. While
each of these dams has the potential to fail and to release a volume of water
that could result in severe short-term flooding, Truckee would not be signifi-
cantly affected by potential inundation. Based on recent modeling completed
by the US Bureau of Reclamation, maximum outflow from a failure of the
Prosser, Boca and Stampede dams would back-flow upstream into the
1California Integrated Seismic Network
FIGURE SAF-1
EARTHQUAKE FAULTS AND SEISMIC
ACTIVITY IN NEVADA COUNTY
TOWN OF TRUCKEE
2025 GENERAL PLAN
Source: Nevada County General Plan Master Environmental Assessment
Town of Truckee
NORTH
FIGURE SAF-2
A R E A S S U B J E C T T O F L O O D I N G
T O W N O F T R U C K E E2025 G E N E R A L P L A N
0 0.5 1 Mile
Source: Federal Emergency Management Agency, 1998 Note: This figure includes flood hazard mapping for Nevada County only
Truckee Town Limits
Proposed Sphere of Influence
Creek or other Drainage
FEMA FLOOD HAZARD ZONES
Zone A: Subject to 100-Year Flood. Base Elevation Undetermined.Annual probability of flooding of 1% or greater.Zone X500: Area between the limit of the 100-year and 500-year flood;or certain areas subject to 100-year flood with average depths of lessthan one foot. Annual Probablility of Flooding 0.2% to 1%
Zone D: Unstudied Area: Flood Hazards Undetermined
Zone X: Areas Outside of 500-year floodplain
§¨¦8 0
§¨¦8 0
§¨¦8 0
§¨¦8 0
267
267
89
89
T r u c k e e R i v e r
Truckee-TahoeAirport
TahoeDonner
Glen s h i r e D r i v e
D o r c h e s t e r W a y
D o n n e r L a k e
P r o s se r L a k e
TOWN OF TRUCKEE
2025 GENERAL PLAN
SAFETY ELEMENT
9-6
Truckee River about two miles from their associated confluences, and would
be contained in the main channel of the Truckee River between three and five
miles from their source, depending on which dam provides the source. Fail-
ure of the Prosser Dam would result in backflow to about half a mile down-
stream of the Truckee sewage plant (about 3.5 miles from Downtown
Truckee). It is anticipated that a segment of I-80 and the railroad, near the
confluence of Prosser Creek in the Truckee River Canyon would be inun-
dated by such a failure. Failure of the Stampede Dam or Boca Dam would
result in backflow to the confluence of Prosser Creek, about five miles south
of Downtown. 2
Inundation from dam failure at Donner Lake is not considered to pose a seri-
ous threat to Truckee, given the relatively small volume of water contained in
Donner Lake (approximately 9,500 acre feet, compared to about 41,000 acre
feet in Boca Reservoir alone). The California Department of Water Re-
sources is undertaking improvements to the Donner Lake Dam, which should
provide additional safeguards against seismically-induced failure.
A seiche is a stationary wave, associated with a lake or semi-enclosed body of
water usually caused by strong winds and/or changes in barometric pressure.
Although Donner Lake is located in Truckee, and a number of reservoirs are
nearby, the risk of flooding associated with seiche is considered minimal, due
to the relatively low levels of seismic activity locally, and the small size of
these water bodies.
Snow Avalanche
The degree of potential hazard from snow avalanche in Truckee is related to a
number of localized conditions, including steepness of slope, exposure, snow
pack composition, recent weather factors such as wind, temperature, and rate
of snowfall and other interacting factors. Three avalanche hazard areas
2 Personal communication, Mike Larson, US Bureau of Reclamation, Lahon-
tan Basin Area Office, August 10, 2004.
TOWN OF TRUCKEE
2025 GENERAL PLAN
SAFETY ELEMENT
9-7
are mapped in Truckee; these are shown in Figure SAF-3. They include an
area at the west end of Donner Lake, and another south of the lake just west
of the Donner Memorial State Park, as well as a smaller area at the southeast
edge of Tahoe Donner.
Wildfire
The entire Truckee area is considered to be in a high fire hazard severity
zone, as defined by the California Department of Forestry (CDF), although
risks are particularly pronounced in certain parts of the community, particu-
larly where homes are located within areas of dense vegetation and forest
land, and where steep slopes and other similar conditions exist. Calculation
of threat from wildfire hazard is based on a number of combining factors in-
cluding fuel loading (vegetation), topography, and climatic conditions such as
winds, humidity and temperature. Figure SAF-4 shows areas of potential risk
from wildland fire, based on the proximity of population density to those
areas most likely to be at risk due to prevailing physical and climatic condi-
tions.
The 2001 Martis Fire burned over 14,000 acres east of Truckee
Photo: Truckee Fire Protection District
Northw
o
o
d
s
B
lv
d
Ski S lop e W ay
Donner P ass Rd
Donner Pass Rd
FIGURE SAF-3
A V A L A N C H E H A Z A R D A R E A S
T O W N O F T R U C K E E2025 G E N E R A L P L A N
§¨¦80
D o n n e r L a k e
Potential Snow Avalanche Area
Truckee Town Limits
Proposed Sphere of Influence
County Boundary
Source: Town of Truckee
89
0 0.5 1 Mile
§¨¦80
§¨¦80
D o r c h e s t e r
W a y
MartisCreekLake
G l e n s h i r e D r
Alder Creek Rd
Joerger Dr
P r o s s e r D a m R d
Brockway Rd
A l d e r D r
Ski Slope Way
H i
r s
c h d
a
l e
R
d
Silverfir Dr
Theline Dr
Palisades Dr
N
o
rth
w
ood
s Blvd
Donner Pass Rd
Donner Pass Rd
Gle n s h i re
D
r
i
v
e
FIGURE SAF-4
C O M M U N I T Y A R E A S A T R I S KFROM W I L D L A N D F I R E
T O W N O F T R U C K E E2025 G E N E R A L P L A N
267
267
89
89
T r u c k e e R i
v
e
r
T r u c k e e R i v e r
Truckee-TahoeAirport
D o n n e r L a k e
P r o s s e r L a k e
Truckee Town Limits
Proposed Sphere of Influence
Boca R
es.
Source: California Department of Forestry and Fire Protection, 2003
Notes: CDF wildland/urban interface threat mapping reflects relative risk to areas of population density fromwildfire. Risk is expressed in terms of a "Threat to Community" value, with potential values ranging from -14 (Little or no Threat to community areas with average density of 1 housing unit per 20 acres or less) to +44 (Extreme Threat to community areas with average density of 1 unit per acre or more.Threat values in the Truckee area range from 14 to 34, which are all between the Moderate and Very High level, with most places classified as High or Very High threat.
Moderate Very HighHigh
Community Threat from Wildland Fire
§¨¦80
0 1 2 Mile
§¨¦80
§¨¦80
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Residents of Truckee's rural residential areas may be at greater risk from wild-
land fire hazard due to access difficulties for fire-fighting equipment and per-
sonnel in more remote areas, narrow rural roads, and hilly terrain.
The Truckee Fire Protection District was an active participant in the devel-
opment of the Nevada County Fire Plan, which was accepted in May 2005.
The Fire Plan includes an extensive series of recommendations aimed at re-
ducing wildland fire risk in the County, including fuel management and de-
fensible space enforcement strategies, public education, infrastructure im-
provements to increase fire-fighting capacity, and coordination with local fire
agencies in ensuring consistent and effective wildland fire mitigation efforts.
Hazardous Materials
Hazardous materials include a wide variety of substances commonly used in
households and businesses. Used motor oil, paint, solvents, lawn care and
gardening products, household cleaners, gasoline and refrigerants are among
the diverse range of substances classified as hazardous materials. Nearly all
businesses and residences generate some amount of hazardous waste; certain
businesses and industries generate larger amounts of such substances, includ-
ing gas stations, automotive service and repair shops, printers, dry cleaners
and photo processors. Hospitals, clinics and laboratories generate medical
waste, which is also potentially hazardous.
Use, storage and transportation of hazardous wastes is heavily regulated by
federal, State and local agencies, including the California Department of
Toxic Substances Control, which is authorized to implement the regulations
of the Federal Environmental Protection Agency. The Nevada County Envi-
ronmental Health Department monitors commercial storage and use of haz-
ardous materials, including issuing permits for use and storage of significant
quantities of hazardous materials or substances.
Airport Safety
The Truckee-Tahoe Airport, which is owned and operated by the Truckee
Tahoe Airport District, is located outside of Truckee Town limits, straddling
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the boundary between Nevada and Placer Counties. It is a General Aviation
facility that serves as a regional center for private and charter aviation activ-
ity. As with all airports built in proximity to urbanized areas, maintaining
land uses compatible with safe airport operations is an important considera-
tion.
The Foothill Airport Land Use Commission adopted an updated Compre-
hensive Land Use Plan (CLUP) in December, 2004. The CLUP describes a
series of land use safety and compatibility zones and associated guidelines for
development around the Truckee Tahoe Airport that are intended to safe-
guard against development that is incompatible with airport operations. As
noted elsewhere in this General Plan, Public Utilities Code Section 21676
requires Truckee's General Plan to be in conformance with the land use plan
and policies of an adopted CLUP, unless the Town Council makes specific
findings to overrule the CLUP or portions of it.
B. Goals, Policies and Actions
Goal SAF-1 Reduce the risk of injury, loss of life and prop-
erty damage from earthquakes, landslides and
other geologic hazards.
Policies
P1.1 Group and locate new residential development in such a way as
to avoid areas of hazard including steep slopes and areas of un-
stable soils.
P1.2 Encourage retrofitting of structures, particularly older buildings,
to withstand earthquake shaking and landslides. Ensure that new
development incorporates design and engineering that minimizes
the risk of damage from seismic events and land sliding.
All construction in Truckee
(with limited exceptions) must
comply with the Uniform Build-
ing Code (UBC), which specifies
requirements for seismic design,
foundations and drainage sys-
tems, among other aspects.
The CLUP is titled the Airport
Land Use Compatibility Plan.
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P1.3 Require soils reports for new development in areas where geo-
logic risks are known to exist. Such reports should include rec-
ommendations for appropriate engineering and other measures
to address identified risks.
Actions
A1.1 Amend the Development Code to include reference to cliff edges
and escarpments in standards and guidelines concerning steep
slopes, ridges and hillsides.
Goal SAF-2 Reduce hazards associated with flooding.
Policies
P2.1 Continue to work with appropriate local, State and federal agen-
cies (particularly FEMA) to maintain the most current flood
hazard and floodplain information and use it as a basis for pro-
ject review and to guide development in accordance with federal,
State and local standards.
P2.2 Continue to participate in the National Flood Insurance Pro-
gram (NFIP).
P2.3 Incorporate stormwater drainage systems in development pro-
jects to effectively control the rate and amount of runoff, so as to
prevent increases in downstream flooding potential.
P2.4 Discourage development within the Truckee River floodplain
and adjacent to other waterways to minimize risks associated
with flooding.
The Town’s participation in the
FEMA-run National Flood In-
surance Program involves im-
plementing land use, zoning and
building regulations to mini-
mize local flooding risk. As
residents of a participating
community, Truckee property-
owners and renters are entitled
to purchase flood insurance at
reduced cost through the feder-
ally-sponsored program.
Policies and actions under Goal
COS-2 in the Conservation and
Open Space Element, concerning
setbacks from the Truckee River
and other waterways, also sup-
port Goal SAF-2.
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Goal SAF-3 Reduce risks associated with avalanche hazards.
Policies
P3.1 Locate new buildings associated with new discretionary devel-
opment outside of avalanche hazard areas.
P3.2 Continue to identify avalanche hazard areas, and to enforce spe-
cial standards for construction in avalanche hazard areas.
Actions
A3.1 Update avalanche zoning studies and modify the Development
Code as necessary to respond to updated avalanche information.
Goal SAF-4 Protect lives and property from risks associated
with wildland and urban fire.
Policies
P4.1 Continue to cooperate with the Truckee Fire Protection Dis-
trict, the California Department of Forestry, and the U.S. Forest
Service in creating and promoting fire prevention education pro-
grams.
P4.2 Continue to cooperate with the Fire Protection District to im-
plement fire safety ordinances to minimize wildland fire hazards,
including incorporation of fire resistant building and roofing
materials, and attainment and maintenance of “defensible space.”
Defensible space may include revegetation with less flammable
species, such as fire resistant native and adapted species, and the
use of mulch to prevent erosion on bare soil.
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P4.3 Promote fire hazard reduction through cooperative fuel man-
agement activities in association with the Truckee Fire Protec-
tion District, the California Department of Forestry and the
U.S. Forest Service. Such strategies may include identifying and
implementing opportunities for fuel breaks in very high fire
hazard severity zones, and ensuring that fire breaks are provided
where necessary and appropriate.
P4.4 Require new development to incorporate adequate emergency
water flow, emergency vehicle access and evacuation routes.
P4.5 Continue to support the mitigation fee program for the Fire
Protection District, to ensure that the District is able to meet the
future fire protection needs of the community as it grows.
P4.6 Support, as appropriate, efforts to implement the recommenda-
tions of the 2005 Nevada County Fire Plan, and programs of
Fire Safe Nevada County.
P4.7 Ensure that the development review process addresses wildland
fire risk, including assessment of both construction- and project
related fire risks particularly in areas of the Town most suscepti-
ble to fire hazards. Cooperate with the TFFPD in reviewing fire
safety plans and provisions in new development, including as-
pects such as emergency access, site design for maintenance of
defensible space, and use of non-combustible materials.
Goal SAF-5 Protect the community from the harmful effects
of hazardous materials.
Policies
P5.1 Continue to coordinate with the Nevada County Environmental
Health Department in the review of all projects which require
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the use, storage or transport of hazardous waste to ensure neces-
sary measures are taken to protect public health and safety.
P5.2 Continue to cooperate with Tahoe Truckee Sierra Disposal to
facilitate opportunities for safe disposal of household hazardous
waste.
P5.3 Support efforts to identify and remediate soils and groundwater
contaminated with toxic materials, and to identify and eliminate
sources contributing to such contamination.
Goal SAF-6 Minimize risks associated with operations at
the Truckee-Tahoe Airport.
Policies
P6.1 Maintain land use and development patterns in the vicinity of
the Truckee-Tahoe Airport that are consistent with the adopted
Comprehensive Airport Land Use Plan, including setbacks and
height requirements.
Actions
A6.1 Amend the Development Code to reflect revised airport safety
areas established in the adopted Comprehensive Land Use Plan
for the Truckee-Tahoe Airport
Goal SAF-7 Prepare Truckee residents to respond to emer-
gency situations.
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Policies
P7.1 Work with Caltrans to coordinate establishment of appropriate
emergency access routes through the Town when closure of In-
terstate 80 is necessitated by weather-related or other emergen-
cies.
P7.2 Support the efforts of the Department of Homeland Security,
Truckee Fire Protection District, Nevada County Office of
Emergency Services, and other agencies to educate the public
about emergency preparedness and response.
Actions
A7.1 Coordinate with other emergency response agencies to develop
and implement an Emergency Response Plan for Truckee in-
cluding measures for response to fire, earthquake, blizzard, haz-
ardous materials spills and other disasters.
A7.2 Create and maintain a web page on the Town website that in-
cludes a list of agencies and contacts for emergency situations, in-
formation about emergency preparedness, and links to useful re-
sources.
10 GLOSSARY
10-1
This glossary explains the technical terms used in the Truckee General Plan.
Definitions come from several sources, including existing Truckee codes, the
California Office of Planning and Research and the American Planning
Association Glossary of Zoning, Development and Planning Terms.
A. Abbreviations
ADT: Average daily trips made by vehicles or persons in a 24-hour period.
CAAQS: California Ambient Air Quality Standards
CDF: California Department of Forestry
CEQA: California Environmental Quality Act
CESA: California Endangered Species Act
CIP: Capital Improvements Program
CLUP: Airport Comprehensive Land Use Plan
CNDDB: California Natural Diversity Database
CNEL: Community Noise Equivalent Level
CNPS: California Native Plant Society
dB: Decibel
DFG: California Department of Fish and Game
DHS: Department of Health Services of the State of California
EIR: Environmental Impact Report (State)
EPA: US Environmental Protection Agency
FAA: Federal Aviation Authority
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
FESA: Federal Endangered Species Act
FHWA: Federal Highways Administration
FIRM: Flood Insurance Rate Map
GIS: Geographic Information Systems
HCD: Housing and Community Development Department of the State of
California
HUD: US Department of Housing and Urban Development
JPA: Joint Powers Authority
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LAFCO: Nevada County Local Agency Formation Commission
Ldn: Day-Night Average Sound Level
LOS: Level of Service
NAAQS: National Ambient Air Quality Standard
NFIP: National Flood Insurance Program
NSAQMD: Northern Sierra Air Quality Management District
PC: Planned Community
PIES: Public Improvement and Engineering Standards
PM2.5: Particulate matter, 2.5 µm in diameter or less. About two hundred
and fifty particles of this size would fit in the period at the end of this
sentence.
PM10: Particulate matter, 10 µm in diameter or less. About a hundred
particles of this size would fit in the period at the end of this sentence.
PPM: Parts per Million
PRD: Planned Residential Development
RTP: Regional Transportation Plan
SSA: Special Study Area
TDPUD: Truckee Donner Public Utility District
TDRPD: Truckee-Donner Recreation and Park District
TFPD: Truckee Fire Protection District
TOT: Transient Occupancy Tax
TPD: Truckee Police Department
TTSA: Tahoe-Truckee Sanitation Agency
TTUSD: Tahoe Truckee Unified School District
UBC: Uniform Building Code
UHC: Uniform Housing Code
UPRR: Union Pacific Rail Road
USFS: United States Forest Service
USFWS: United States Fish and Wildlife Service
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B. Terminology
Above Moderate-Income Household
(See "Household, Above Moderate-Income")
Acceptable Risk
A hazard that is deemed to be a tolerable exposure to danger given the
expected benefits to be obtained. The level of loss, injury or destruction
below which no specific action by local government is deemed necessary
other than making the risk known. Different levels of acceptable risk may be
assigned according to the potential danger and the criticalness of the
threatened structure. The levels may range from “near zero” for nuclear
plants and natural gas transmission lines to “moderate” for farm structures
and low-intensity warehouse uses.
Acre-Foot
The volume of water necessary to cover one acre to a depth of one foot.
Equal to 43,560 cubic feet, 325,851 gallons or 1,233 cubic meters.
Acreage, Gross
The land area that exists prior to any dedications for public use, health and
safety purposes.
Acreage, Net
The portion of a site that can actually be built upon, which is the land area
remaining after dedication of ultimate rights-of-way for:
¡ Exterior boundary streets
¡ Flood ways
¡ Public parks and other open space developed to meet minimum
standards required by Town ordinance
¡ Utility Easements and rights-of-way may not be counted as net acreage
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Action
An action is a program, implementation measure, procedure, or technique
intended to help to achieve a specified goal (see “Goal”) or policy (see
“Policy”).
Adverse Impact
A negative consequence for the physical, social, or economic environment
resulting from an action or project.
Affordability Requirements
Provisions established by a public agency to require that a specific percentage
of housing units in a project or development remain affordable to very low-,
low- and moderate income households for a specified period.
Appropriate
An act, condition, or state that is considered suitable.
Archaeological Resource
Material evidence of past human activity found below the surface of the
ground or water, portions of which may be visible above the surface.
Arterials
Major thoroughfares, which carry large volumes of traffic at relatively high
speeds. Arterials are designed to facilitate two or more lanes of moving
vehicles in each direction and rarely contain on-street parking.
Assisted Housing
Generally multi-family rental housing, but sometimes single-family
ownership units, whose construction, financing, sales prices, or rents have
been subsidized by federal, State, or local housing programs including, but
not limited to Federal Section 8 (new construction, substantial rehabilitation,
and loan management set-asides), Federal Sections 213, 236, and 202, Federal
Section 221(d)(3) (below-market interest rate program), Federal Section 101
(rent supplement assistance), CDBG, FHA Section 515, multi-family
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mortgage revenue bond programs, local redevelopment and in lieu fee
programs, and units developed pursuant to local inclusionary housing and
density bonus programs.
Base Flood
In any given year, a 100-year flood that has 1 percent likelihood of occurring,
and is recognized as a standard for acceptable risk. See also Floodplain.
Below-Market-Rate (BMR) Housing Unit
(1) Any housing unit specifically priced to be sold or rented to low- or
moderate-income households for an amount less than the fair-market value of
the unit. Both the State of California and the U.S. Department of Housing
and Urban Development set standards for determining which households
qualify as “low income” or “moderate income.” (2) The financing of housing
at less than prevailing interest rates.
Bicycle Lane (Class II facility)
A corridor expressly reserved for bicycles, existing on a street or roadway in
addition to any lanes for use by motorized vehicles.
Bicycle Path (Class I facility)
A paved route not on a street or roadway and expressly reserved for bicycles
traversing an otherwise unpaved area. Bicycle paths may parallel roads but
typically are separated from them by landscaping.
Bicycle Route (Class III facility)
A facility shared with motorists and identified only by signs, a bicycle route
has no pavement markings or lane stripes.
Bikeways
A term that encompasses bicycle lanes, bicycle paths, and bicycle routes.
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Bluff
The edge of a topographic feature such as a hill, cliff, or embankment with
steep slopes rising above the river corridor floodplain.
Bluff Line
The transition point between the steep bluff face and more level terrain at the
top of a bluff.
Buildout
Development of land to its full potential or theoretical capacity as permitted
under current or proposed planning or zoning designations. (see “Carrying
Capacity”)
Capital Improvements Program
A program, administered by the Town, which schedules permanent
improvements, usually for a minimum of five years in the future, to fit the
projected fiscal capability of the local jurisdiction. The program generally is
reviewed annually for conformance to and consistency with the General Plan.
Carrying Capacity
Used in determining the potential of an area to absorb development: (1) The
level of land use, human activity, or development for a specific area that can
be accommodated permanently without an irreversible change in the quality
of air, water, land, or plant and animal habitats. (2) The upper limits of
development beyond which the quality of human life, health, welfare, safety,
or community character within an area will be impaired. (3) The maximum
level of development allowable under current zoning. (See “Buildout.”)
Center
Focal point of the community and a location that provides points of
convergence and social interaction. A center acts as a nucleus within a
community area, a node of social or commercial activity that contributes to a
sense of a cohesive and distinct place. Examples of centers include
educational and recreation facilities, day care services, places of worship,
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community meeting centers, fire stations, small parks, libraries and other
public facilities, telecenters, and neighborhood commercial uses. Is
considered one of the building blocks of the community, along with
neighborhoods, districts, corridors and gateways. (See also “Focal Point and
“Node”)
Clustered Development
Development in which a number of dwelling units are placed in closer
proximity than usual, or are attached, with the purpose of retaining an open
space area and/or avoiding sensitive biological or scenic resources and
hazards.
Co-housing
A type of shared housing arrangement in which a development is constructed
with individual units (for families or individuals) with kitchens and baths, and
these are grouped around a common kitchen, gathering room, and childcare
facilities. Co-housing developments are typically organized as
condominiums.
Collectors
Collectors connect local streets to arterials. They usually provide two travel
lanes and may also have bicycle lanes.
Commercial, Neighborhood
Land designated for the various intensities of commercial activities serving a
local area. Such activities may range from a single commercial use
(freestanding) to a neighborhood shopping center.
Commercial, Strip
Commercial and high-density residential development located adjacent to
major streets. This type of development is characterized by its shallow depth,
street-oriented layout, lack of unified design theme, and numerous points of
street access.
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Community Care Facility
Housing licensed by the State Health and Welfare Agency, Department of
Social Services, typically for residents who are frail and need supervision.
Services normally include three meals daily, housekeeping, security and
emergency response, a full activities program, supervision in the dispensing of
medicine, personal services such as assistance in grooming and bathing, but no
nursing care. Sometimes referred to as residential care or personal care. (See
also “Congregate Care.”)
Community Noise Equivalent Level (CNEL)
A 24-hour energy equivalent level, as a measure of the cumulative noise
exposure in a community, that is derived from a variety of single-noise events,
with weighting factors of 5 and 10 dBA applied to the evening (7pm to 10
pm) and nighttime (10pm to 7am) periods, respectively, to allow for greater
sensitivity to noise during these hours.
Compatible
Capable of existing together without conflict or ill effects.
Conditional Use Permit
The discretionary and conditional review of an activity or function or
operation on a site or in a building or facility.
Congregate Care
A facility for long-term residence which shall include, without limitation,
common dining and social and recreational features, special safety and
convenience features designed for the needs of the elderly and other persons
with disabilities, such as emergency call systems, passageways and doorways
designed to accommodate wheelchairs. (See also “Community Care
Facility.”)
Conservation
The management of natural resources to prevent waste, destruction, or
neglect.
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Consistent
Free from variation or contradiction. Programs in the General Plan are to be
consistent, not contradictory or preferential. State law requires consistency
between a general plan and implementation measures such as the zoning
ordinance.
Corporate Architecture
(See “Franchise Architecture”)
Corridor
A linear feature located along major a thoroughfare, which provides both
connectivity and identity to the community at its entry point. Is considered
one of the building blocks of the community, along with neighborhoods,
centers, districts and gateways. There are also natural, linear open space and
riparian habitat corridors, such as that associated with the Truckee River and
other waterways.
Criterion
A standard upon which a judgment or decision may be based. (See
“Standards”)
Cul-de-sac
A short street or alley with only a single means of ingress and egress at one
end and with a large turnaround at its other end.
Cultural Resources
Includes historic, archaeological and paleontological resources, as well as
human remains.
Cumulative Impact
As used in CEQA, the total impact resulting from the accumulated impacts of
individual projects or programs over time.
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dB
Decibel; a unit used to express the relative intensity of a sound as it is heard
by the human ear. The lowest volume a normal ear can detect under
laboratory conditions is 0 dB, the threshold of human hearing. Since the
decibel scale is logarithmic, 10 decibels are ten times more intense and 20
decibels are a hundred times more intense than 1 db.
dBA
The “A-weighted” scale for measuring sound in decibels; weighs or reduces
the effects of low and high frequencies in order to simulate human hearing.
Every increase of 10 dBA doubles the perceived loudness even though the
noise is actually ten times more intense.
Day-Night Average Sound Level (Ldn)
Average noise levels occurring over a 24-hour period, during which individual
noise levels might be louder or quieter than the average. The Day-Night
Average Sound Level, Ldn, is essentially the same as CNEL, but only includes
the 10 dB penalty for the 10:00 PM to 7:00 AM period.
Dedicated Affordable Units
Dwelling units available for rent or purchase at below market rates that are
subject to occupant affordability requirements.
Dedication
The turning over by an owner or developer of private land for public use, and
the acceptance of land for such use by the governmental agency having
jurisdiction over the public function for which it will be used. Dedications
for roads, parks, school sites, or other public uses often are made conditions
for approval of a development by a city or county.
Density
The amount of development on a property. (See also “Density, residential”
and “Floor Area Ratio”)
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Density, Residential
The number of permanent residential dwelling units per acre of land.
Densities specified in the General Plan are expressed in dwelling units per
gross acre. (See “Acreage, Gross”)
Design Review; Design Control
The comprehensive evaluation of a development and its impact on
neighboring properties and the community as a whole, from the standpoint
of site and landscape design, architecture, materials, colors, lighting, and signs,
in accordance with a set of adopted criteria and standards. “Design Control”
requires that certain specific things be done and that other things not be done.
Design Control language is most often found within a zoning ordinance.
“Design Review” usually refers to a system established in the Municipal Code,
whereby projects are reviewed against certain standards and criteria by a
specially established design review board or other body such as the Planning
Commission.
Development
The physical extension and/or construction of non-agricultural land uses.
Development activities include: subdivision of land; construction or
alteration of structures, roads, utilities, and other facilities; installation of
septic systems; grading; deposit of refuse, debris, or fill materials; and clearing
of natural vegetative cover.
Development Code
The Development Code is a reference document that contains zoning, land
use, and subdivision regulations. Comprises most of the requirements for the
development and use of private and public land, buildings and structures
within the Town.
Disabled
Persons determined to have a physical impairment or mental disorder which
is expected to be of long continued or indefinite duration and is of such a
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10-12
nature that the person’s ability to live independently could be improved by
more suitable housing conditions.
District
A portion of a community identified on the locality’s zoning map within
which one or more principal land uses are permitted along with their
accessory uses and any special land uses permitted by the zoning provisions
for the district.
Dwelling Unit
The place of customary abode of a person or household which is either
considered to be real property under State law or cannot be easily moved.
Ecosystem
An interacting system formed by a biotic community and its physical
environment.
Edge
A clearly defined transition between the “town” and “country” in all
Truckee’s town residential neighborhoods. Soft edges provide a gradual
spatial shift from the built to the natural environment at the urban fringe,
while a "hard edge" provides a more abrupt transition created by buildings
edges or walls.
Elderly
Persons 65 years of age or older.
Employee Housing
(See Housing, Employee or Workforce”)
Entry Corridor
Entrance to an urban area, or to an important part of a city, along a major
roadway.
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Floodplain, (100-year)
The area which has a one percent chance of being inundated during any
particular 12-month period. The risk of this area being flooded in any
century is 1 percent, but statistically, the risk is almost 40 percent in a 50-year
period.
Floodway
The part of the floodplain capable of conveying the 100-year flood with no
more than a one-foot rise in water. The floodway includes the river channel
itself and adjacent land areas.
Floodway Fringe
The part of the floodplain outside the floodway. Development is typically
allowed to encroach in this portion of the floodplain, providing certain
constraints are met.
Floor Area Ratio (FAR)
The size of a building in square feet (gross floor area) divided by land area,
expressed as a decimal number. For example, a 60,000 square foot building
on a 120,000 square-foot parcel would have a floor area ratio of 0.50. The
FAR is used in calculating the building intensity of non-residential
development.
Focal Point
A center of interest or activity, a point of convergence and social interaction.
A focal point can range in size and type from the largest, such as a town core,
to the smallest, such as a small neighborhood park. (See also “Center” and
“Node”)
Form-Based Code
A method of regulating development to achieve a specific urban form. Form-
based codes create a predictable public realm by controlling physical form
primarily, and land uses secondarily, through City or County regulations.
Priority is on the scale and character of the parts of an area and how they
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connect to each other, more than use or density. Generally includes a
regulating plan, and building form, architectural and street standards.
Franchise Architecture
Building design that is trademarked, branded, or easily identified with a
particular chain or corporation and is ubiquitous and generic in nature.
Freeway-Oriented Development
Development that is characterized by the presence of signage visible from an
Interstate or Highway, that offers auto-oriented types of commercial services,
such as high-volume gas stations, drive-through and fast-food restaurants, and
lodging.
Gated Community
A subdivision or neighborhood with walls or fences surrounding the
perimeter of the entire development and/or accessed by vehicular entrances
which are usually staffed by private security guards and/or security gates who
restrict entry to residents and their guests. Many gated communities have
various amenities which make it possible for residents to stay within the
community for day-to-day activities.
Gateway
An area of Truckee, comprising one or several parcels, located where a major
street meets the Town limits. It is a point along a roadway at which a
motorist or cyclist gains a sense of having left the environs and of having
entered the Town proper.
General Plan
A compendium of Town policies regarding its long-term development, in the
form of maps and accompanying text. The General Plan is a legal document
required of each local agency by the State of California Government Code
Section 65301 and adopted by the City Council. In California, the General
Plan has seven mandatory elements (Circulation, Conservation, Housing,
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Land Use, Noise, Open Space, Public Safety) and may include any number of
optional elements.
Goal
A goal is a specific condition or end that serves as a concrete step towards
attaining a guiding principle. Goals are intended to be clearly achievable, and,
when possible, measurable. There are one or more goals for each General
Plan guiding principle.
Gray Water
The less contaminated portion of domestic waste water, including wash water
from clothes washers and laundry tubs.
Green Building
A whole systems approach to the design and construction of buildings and
communities with the ultimate goal of meeting current needs while
minimizing impacts to natural resources, other species and future generations.
Effective environmental design and sustainable development are reflected in
site planning, project design, choice of materials, construction techniques,
energy efficiency, and water conservation, among other aspects.
Guiding Principle
A description of the desired result that the Town seeks to create through the
implementation of its General Plan. In some cases, the Guiding Principle
represents a very specific end state or condition that is desired; in others, the
principle is more broadly stated.
Habitat
The physical location or type of environment in which an organism or
biological population lives or occurs.
Household
All persons occupying a single dwelling unit.
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Household, Above Moderate-Income
A household whose income, with adjustment for household size, is greater
than 120 percent of the County median household income, as published
annually by the State of California, Department of Housing and Community
Development.
Household, Family
Two or more related persons occupying a dwelling unit
Household, Low-Income
A household whose income, with adjustments for household size, does not
exceed 80 percent of the County median household income, as published
annually by the State of California, Department of Housing and Community
Development.
Household, Moderate-Income
A household whose income, with adjustment for household size, falls
between 80 percent and 120percent of the County median household
income, as published annually by the State of California, Department of
Housing and Community Development.
Household, Non-Family
A single person living alone, or two or more unrelated persons sharing a
dwelling unit.
Household, Very Low-Income
A household whose income, with adjustments for household size, does not
exceed 50 percent of the County median household income, as published
annually by the State of California, Department of Housing and Community
Development.
Housing, Affordable
Housing that is economically feasible for persons whose income level is
categorized as very low, low or moderate within standards set by the
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California Department of Housing and Community Development or the
U.S. Department of Housing and Urban Development.
Housing, Workforce or Employee
Housing for individuals and families whose income levels are very-low, low-
and moderate. Combining living and working space in a single unit, can
provide affordable housing and work space for artists, small businesses and
start-up businesses.
Impervious Surface
Surface through which water cannot penetrate, such as roof, road, sidewalk,
and paved parking lot. The amount of impervious surface increases with
development and establishes the need for drainage facilities to carry the
increased runoff.
Implementation
Actions, procedures, programs, or techniques that carry out policies.
Land Use
The occupation or utilization of an area of land for any human activity or
any purpose.
Land Use Designation
One particular category in a classification series of appropriate use of
properties established by the General Plan Land Use Element.
Large Family
A family of five (5) or more persons.
Level of Service (LOS) Standard
A standard used by government agencies to measure the quality or
effectiveness of a municipal service, such as police, fire, or library, or the
performance of a facility, such as a street or highway.
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Level of Service, Traffic
A scale that measures the amount of traffic that a roadway or intersection can
accommodate, based on such factors as maneuverability, driver dissatisfaction,
and delay.
Level of Service A
A relatively free flow of traffic, with little or no limitation on vehicle
movement or speed.
Level of Service B
Describes a steady flow of traffic, with only slight delays in vehicle movement
and speed. All queues clear in a single signal cycle.
Level of Service C
Denotes a reasonably steady, high-volume flow of traffic, with some
limitations on movement and speed, and occasional backups on critical
approaches.
Level of Service D
Designates the level where traffic nears an unstable flow. Intersections still
function, but short queues develop and cars may have to wait through one
cycle during short peaks.
Level of Service E
Represents traffic characterized by slow movement and frequent (although
momentary) stoppages. This type of congestion is considered severe, but is
not uncommon at peak traffic hours, with frequent stopping, long-standing
queues, and blocked intersections.
Level of Service F
Describes unsatisfactory stop-and-go traffic characterized by "traffic jams" and
stoppages of long duration. Vehicles at signalized intersections usually have to
wait through one or more signal changes, and "upstream" intersections may
be blocked by the long queues.
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Light Pollution
All forms of unwanted light in the night sky around and above us, including
glare, light trespass, sky glow and over-lighting. Excessive light and glare can
be visually disruptive to humans and nocturnal animal species, and often
reflects an unnecessarily high level of energy consumption.
Local Road
Provides direct access to properties; generally they carry the lowest traffic
volumes.
Lodging
Visitor accommodations, such as hotels and motels.
Low Impact Development
A design strategy that aims to minimize the impact of development on the
local watershed. It works by maintaining and replicating the natural
hydrologic patterns that the landscape had prior to development.
Low-Income Household
(See “Household, Low-Income”)
Manufactured Housing
Residential structures that are constructed entirely in the factory, and that
since June 15, 1976, have been regulated by the federal Manufactured Home
Construction and Safety Standards Act of 1974 under the administration of
HUD.
Mobile Home
A structure, transportable in one or more sections, built on a permanent
chassis and designed for use as a single-family dwelling unit and which (1) has
a minimum of 400 square feet of living space; (2) has a minimum width in
excess of 102 inches; (3) is connected to all available permanent utilities; and
(4) is tied down (a) to a permanent foundation on a lot either owned or leased
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by the homeowner or (b) is set on piers, with wheels removed and skirted, in
a mobile home park.
Mobile Home Park
A parcel of land under one ownership that has been planned and improved
for the placement of two or more mobile homes for rental purposes for
nontransient use.
Mixed Use
Any mixture of land uses, including mixtures of residences with commercial,
offices with retail, or visitor accommodation with offices and retail. As
distinguished from a single use land use designation or zone, mixed use refers
to an authorized variety of uses for buildings and structures in a particular
area.
Moderate-Income Household
(See “Household, Moderate-Income”)
Neighborhood
A small residential subarea within a governmental unit that has some distinct
identity to its inhabitants and observers; may be designated by law for citizen
participation purposes. Residents have public facilities and social institutions
in common, which are generally within walking distance of their homes.
Node
A nucleus within a community area, where social or commercial activity
occurs. May be a specific gathering place, a significant point of activity or a
central junction. Contributes to a sense of a cohesive and distinct place.
(See also “Center” and Focal Point”)
Non-Conforming Use
A use that was valid when brought into existence, but no longer permitted by
later regulation. "Non-conforming use" is a generic term and includes (1)
non-conforming structures (because their size, type of construction, location
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on land, or proximity to other structures is no longer permitted); (2) non-
conforming use of a conforming building; (3) non-conforming use of a non-
conforming building; and (4) non- conforming use of land. Any use lawfully
existing on any piece of property that is inconsistent with a new or amended
General Plan, and that in turn is a violation of a zoning ordinance
amendment subsequently adopted in conformance with the General Plan,
will be a non-conforming use. Typically, non-conforming uses are permitted
to continue for a designated period of time, subject to certain restrictions.
Objective
A specific statement of desired future condition toward which the City will
expend effort in the context of striving to achieve a broader goal. An
objective should be achievable and, where possible, should be measurable and
time-specific. The State Government Code (Section 65302) requires that
general plans spell out the "objectives," principles, standards, and proposals of
the general plan. "The addition of 100 units of affordable housing by 1995" is
an example of an objective. Housing Law requires objectives contained in the
Housing Element to be quantified. This General Plan identifies objectives in
its guiding principles, goals, policies and actions.
Open Space
Open space is generally defined as land that is essentially undeveloped, Such
designation is intended to minimize suburban and rural residential sprawl; to
protect significant vistas, wildlife movement corridors, biological resource
areas; and to accommodate recreational uses. There are various types of open
space, which can be categorized based on their different characteristics and
functions, and the types of activities and uses that typically occur in such
areas. These types include pristine open space, biological resource areas,
managed resource areas, and parks and recreational areas.
Overlay
A land use designation on the Land Use Map, or a zoning designation on a
zoning map, that modifies the basic underlying designation in some specific
manner, or applies additional policies or requirements for new development.
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Parcel
A lot, or contiguous group of lots, in single ownership or under single
control, usually considered a unit for purposes of development.
Pedestrian-Oriented Design
An approach to site and neighborhood design intended to facilitate
movement on foot in an area, as opposed to design that primarily serves
automobile movement. Examples of pedestrian-oriented design include
pathways following the most direct route from sidewalk to front door,
continuous building streetwalls with shop windows, outdoor cafes, street
trees and benches.
Planning Area
The Planning Area is the land area addressed by the General Plan. The
Planning Area does not lead to regulatory powers outside of the Town limits.
Instead, it signals to the County and to other nearby local and regional
authorities that Town residents recognize that development within this area
has an impact on the future of their community, and vice versa (See also
Sphere of Influence).
Policy
A specific statement of principle or of guiding actions that implies clear
commitment but is not mandatory. A general direction that a governmental
agency sets to follow, in order to meet its goals and objectives before
undertaking an implementing action or program. (See "Action")
Public Art
Artwork in the public realm, regardless of whether it is situated on public or
private property, or whether it is acquired through public or private funding.
Can be a sculpture, mural, manhole cover, paving pattern, lighting, seating,
building facade, kiosk, gate, fountain, play equipment, engraving, carving,
fresco, mobile, collage, mosaic, bas-relief, tapestry, photograph, drawing, or
earthwork. In many instances, public art has become a major source of
identity for a community.
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Qualified Affordable Rental Units
Dwelling units available for rent at below market rates that are subject to
affordability requirements. See also assisted housing.
Quasi-Public
A good, activity or place that has some, but not all, characteristics of a public
good or activity. May be privately operated, but with some sort of
government backing or authorization, such as educational facilities and
facilities associated with provision of community services and infrastructure.
Riparian Corridor
A habitat and vegetation zone which is associated with the banks and
floodplains of a river, stream or lake. Riparian trees and shrubs are typically
phreatophytes, plants whose root systems are in constant contact with
groundwater.
Roundabout
Circular intersection, or traffic circle, where the intersection is designed
around a central island. Drivers, yielding to cars already in the roundabout,
join the traffic that is circulating counterclockwise and exit out via the street
they want.
Scenic Corridor
A thoroughfare or principal route of high scenic value, with expansive views
and/or notable landscaping and streetscape. Often a defining feature and
valued community asset, contributing strongly to sense of place and
community character.
Section 8 Rental Assistance Program
A program of the US Department of Housing and Urban Development
(HUD) that subsidizes rents for low-income households. The program
operates by providing “housing assistance payments” to owners, developers,
and public housing agencies to make up the difference between the “Fair
Market Rent” of a unit (set by HUD for a metropolitan statistical area) and
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the household’s contribution toward the rent, which is set at 30 percent of
the household’s adjusted gross monthly income (GMI). “Section 8” includes
programs for new construction, existing housing, and substantial or moderate
housing rehabilitation.
Sensitive Receptors
Uses sensitive to noise such as residential areas, hospitals, convalescent homes
and facilities, and schools.
Setback
The distance between two structures or between a structure and a property
line or other set line, specifically, the amount a building is set back from the
street or lot line either on the street level or at a prescribed height.
Shared Housing
Two or more unrelated people, each with private sleeping quarters, share a
dwelling, so as to provide safety, needed assistance, or reduce housing costs.
Specific Plan
Adopted by the Town to implement their general plan for designated areas.
Addresses land use distribution, open space availability, phasing of
development, standards for the conservation, development, and use of natural
resources, infrastructure and infrastructure financing for a portion of the
community.
Specimen Tree
A particularly impressive, outstanding, or unusual example of a tree
species due to its size, shape, age, or any other trait that epitomizes the
character of the species.
Sphere of Influence
Under State law, the term used for the area outside of the city or town limits
which the town expects to annex in future years.
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Sprawl
Haphazard growth or outward extension of a city resulting from
uncontrolled or poorly managed development. Sprawl is partially the by-
product of the highway and automobile, which enabled spread of
development in all directions.
Steep Slope
Hillside with an angle of 30 degrees or greater.
Telecommuting
Using a residence as the principal place of employment. Development of
electronic communications infrastructure and facilities, such as the internet,
fiber optics and satellite offices has made this possible.
Town
Town with a capital “T” generally refers to the Truckee town government or
administration. Town with a lower case “t” may refer to the geographical area
of Truckee (e.g. the town's scenic resources.)
Town Limits
The legal boundaries of the geographical area subject to the jurisdiction of
Truckee's town government. For example, development applications for
properties located within the city limits must be reviewed by the Town.
Townscape
The composite visual impression that the urban environment possesses, from
vantage points outside the urban area as well as within the town itself.
Transfer of Development Credits (TDC)
Separating development rights from the land in an area in which a
community (or State) wishes to limit development, and permitting them to be
sold for use in an area desirable for higher-density development. This has
been promoted as a way to retain farm land, preserve endangered natural
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environments, protect historic areas, stage development, promote low- and
moderate-income housing, and achieve other land use objectives.
Transit, Private
Transit that is funded through private funds, not public funds, and is
organized and run by a private organization rather than a public agency.
Unincorporated Area
Encompasses properties that are located outside of incorporated towns or
cities. Development in the unincorporated area is subject to County
jurisdiction.
Use
The purpose for which a lot or structure is or may be leased, occupied,
maintained, arranged, designed, intended, constructed, erected, moved,
altered, and/or enlarged in accordance with the City zoning ordinance and
General Plan land use designations.
Use, Non-conforming
(See "Non-conforming Use")
Very Low-Income Household
(See “Household, Very Low-Income”)
Workforce Housing
(See Housing, Employee or Workforce”)
Zoning
The division of a city or town by ordinance or other legislative regulation
into districts, or zones, which specify allowable uses for real property and size
restrictions for buildings constructed in these areas; a program that
implements the land use policies of the General Plan.
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Zoning District
A designated area of the Town for which prescribed land use requirements
and building and development standards are or will be established.
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