HomeMy Public PortalAbout17_0110_Truckee Railyard Master Plan - Adopted November 2016 (no appendices)Truckee Railyard
Master Plan
Town of Truckee, California
November 2016
Truckee Railyard Master Plan Page i
TOWN COUNCIL
PLANNING COMMISSION
TOWN STAFF
Tony Lashbrook, Town Manager
John McLaughlin, Community Development Director
Denyelle Nishimori, Planning Manager
Dan Wilkins, Town Engineer
Andrew Morris, Town Attorney/Redevelopment Agency Council
Becky Bucar, Engineering Manager
Mike Vaughan, Senior Engineer
Jessica Thompson, Senior Engineer
PROJECT APPLICANT
Truckee Development Associates, LLC (Holliday Development, LLC is its managing member)
Rick Holliday, President
Jason Hansford, Project Manager
Kevin Brown, Partner
CONSULTANTS
Urban Planning Partners
Lynette Dias, Principal
Hayley Cox, Associate Planner
Justine Rembac, Assistant Planner
Eastern Sierra Engineering
Debbie Jenkins, Senior Engineer
Acumen Engineering
Bill Quesnel, PE, Principal Engineer
Dinsmore Sierra, LLC
Darin Dinsmore, Principal
The Truckee Railyard Master Plan relies heavily upon the public outreach, policies and planning
concepts set forth in the 2006 Draft Master Plan created by Darin Dinsmore, Dinsmore Sierra LLC,
pursuant to the Sustainable Communities Grant awarded to the Town in 2002. Dinsmore Sierra also
provided many of the photographs and graphics included in this plan.
ACKNOWLEDGEMENTS
Acknowledgements
Truckee Railyard Master Plan Page ii
Truckee Railyard Master Plan Page iii
TABLE OF CONTENTS
Preface ..................................................................................................................................ix
1.0 Introduction ..........................................................................................................................1
1.1 Plan area .......................................................................................................................2
1.2 Authority .........................................................................................................................3
1.3 Overview of Master Plan ...............................................................................................3
2.0 Vision ....................................................................................................................................7
2.1 Supporting planning goals .............................................................................................10
3.0 Community Context .............................................................................................................11
3.1 History ...........................................................................................................................11
3.2 Truckee Today ...............................................................................................................13
3.3 The Railyard Today .......................................................................................................14
3.4 Creating the Plan ..........................................................................................................18
3.4a. Public Visioning Process ......................................................................................19
3.4b. Plan Alternatives ..................................................................................................20
3.4c. Preferred Plan ......................................................................................................22
3.4d. 2006 Draft Master Plan ........................................................................................22
3.4e. 2015 Master Plan Update .....................................................................................23
4.0 Guiding Goals and Policies ................................................................................................25
4.1 The Master Plan Concept ..............................................................................................25
4.2 Relationship to Regulatory Documents .........................................................................30
4.2a. Town of Truckee 2025 General Plan ....................................................................30
4.2b. Downtown Truckee Specific Plan .........................................................................31
4.2c. Town of Truckee Development Code ...................................................................35
4.2d. Trails and Bikeways Master Plan .........................................................................35
4.2e. Truckee Tahoe Airport Land Use Compatibility Plan ............................................36
4.2f. Truckee Redevelopment Plan ..............................................................................36
4.2g. Truckee Particulate Matter Air Quality Management Plan .................................... 36
4.2h. Public Improvement and Engineering Standards ................................................. 36
5.0 Development Standards and Guidelines ...........................................................................37
5.1 Overview .......................................................................................................................37
5.2 Regulating Plan/Zoning Map .........................................................................................39
5.3 Allowable Land Uses ....................................................................................................39
5.4 Maximum Allowable Development (M.A.D.) ..................................................................45
5.5 Development Standards and Guidelines .......................................................................48
5.5.1 Development Standards ......................................................................................49
5.5.2 Downtown Extension (DE) District .......................................................................57
5.5.2a. Public Realm ......................................................................................58
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Truckee Railyard Master Plan Page iv
5.5.2b. Use .....................................................................................................61
5.5.2c. Buildings .............................................................................................62
5.5.2d. Access ................................................................................................67
5.5.3 Industrial Heritage (IH) District .............................................................................67
5.5.3a. Public Realm ......................................................................................68
5.5.3b. Use .....................................................................................................70
5.5.3c. Buildings .............................................................................................70
5.5.3d. Access ................................................................................................72
5.5.4 Trout Creek (TC) District ......................................................................................72
5.5.4a. Public Realm ......................................................................................73
5.5.4b. Use .....................................................................................................75
5.5.4c. Buildings .............................................................................................76
5.5.4d. Access ................................................................................................79
5.5.5 Miscellaneous Guidelines ....................................................................................79
5.5.5a. Building Basics and Materials .............................................................79
5.5.5b. Sustainable Project Design ................................................................80
5.5.5c. Public Art ............................................................................................. 81
5.5.5d. Community/Civic Use Site/Building ....................................................82
5.5.5e. Signs ...................................................................................................82
6.0 Public Places ........................................................................................................................85
6.1 Public Place Concepts ..................................................................................................85
6.2 Public Place Types ........................................................................................................86
6.2a. Town Square .......................................................................................................86
6.2b. Neighborhood Parks ...........................................................................................88
6.2c. DE District Public Gathering Places ....................................................................89
6.2d. Event Streets and Areas .....................................................................................89
6.2e. Action Items ......................................................................................................... 90
6.3 Trout Creek Restoration ...............................................................................................90
7.0 Transportation And Circulation ..........................................................................................95
7.1 Circulation Plan .............................................................................................................95
7.1a. Circulation Overview ...........................................................................................95
7.1b. Pedestrian and Bicycle Networks ........................................................................97
7.1c. Traffic Calming Concept ......................................................................................98
7.1d. Parking and Parking Management ......................................................................98
7.1e. Transit .................................................................................................................100
7.2 Streetscape ....................................................................................................................101
7.2a. Components of the Streetscape ..........................................................................102
7.2b. Street Standards for Snow Conditions ................................................................103
7.2c. Street Standard Comparison with Engineering Standards ..................................103
7.2d. Street Cross-Section Diagrams ...........................................................................103
8.0 Public Infrastructure ............................................................................................................111
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Truckee Railyard Master Plan Page v
8.1 Snow Storage ................................................................................................................111
8.1a. Snow Storage Concept .......................................................................................111
8.1b. Snow Storage Standards and Guidelines ...........................................................112
8.2 Stormwater ....................................................................................................................113
8.2a. Stormwater Standards ........................................................................................114
8.2b. Stormwater Design Guidelines ............................................................................115
8.3 Utilities and Infrastructure ..............................................................................................116
8.3a. Water ..................................................................................................................116
8.3b. Sewer ..................................................................................................................118
8.3c. Gas and Electrical Power ....................................................................................118
8.3d. Telephone and Cable Service .............................................................................119
8.3e. Public Restroom Facilities ....................................................................................120
9.0 Implementation And Phasing .............................................................................................121
9.1 Implementation Measures ..............................................................................................121
9.2 Project Phasing ..............................................................................................................121
10.0 Master Plan Administration ................................................................................................129
10.1 Adoption of the Master Plan ..........................................................................................129
10.2 Amendments to the Master Plan ...................................................................................130
10.2a. Minor Amendment ...............................................................................................130
10.2b. Major Amendment ...............................................................................................130
10.3 Monitoring the M.A.D. .......... .........................................................................................130
10.4 Project Approval Process ..............................................................................................131
10.4a. Project Review ....................................................................................................131
10.5 Findings for Permit Approvals ...............................................................................................135
10.5a. Master Plan Amendments ..................................................................................135
10.5b. Zoning Clearance ...............................................................................................136
10.5c. Development Permit ...........................................................................................137
10.5d. Use Permit .........................................................................................................137
10.5e Minor Use Permit ................................................................................................138
10.5f Minor Exceptions .................................................................................................140
11.0 References............................................................................................................................141
12.0 Glossary................................................................................................................................143
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Truckee Railyard Master Plan Page vi
APPENDICES
Appendix A: Block Structure Analysis ................................................................................................A1
Appendix B: Master Plan’s Relationship to Existing Town Planning Policies ....................................B1
Appendix C: Mitigation Monitoring and Reporting Program ..............................................................C1
FIGURES
1-1: Regional Location ................................................................................................................3
1-2: Downtown Truckee ..............................................................................................................4
1-3: Downtown Specific Plan ......................................................................................................5
2-1: Master Plan Vision ..............................................................................................................9
3-1: Original Truckee CPRR Station Map and 1900 Plan of Truckee and the Railyard .............11
3-2: Existing Conditions and Property Ownership ...................................................................... 15
3-3: Railyard Site Constraints Map .............................................................................................16
3-4: Railyard Balloon Track Realignment Options ......................................................................18
3-5: Matrix of Buildings Selected by the Community ..................................................................21
5-1: Districts ................................................................................................................................37
5-2: Regulatory Plan/District Map ...............................................................................................40
5-3: Streetwall Articulation .......................................................................................................... 54
5-4: Solar Access Diagram .........................................................................................................54
5-5: Block Structure Study of Historic Downtown Truckee .........................................................58
5-6: Building Study of Commercial Row ......................................................................................60
6-1: Public Places .......................................................................................................................86
6-2: Small Neighborhood Park Concept .....................................................................................88
6-3: Trailhead Concept ...............................................................................................................88
6-4: Examples of Small Urban Plazas ........................................................................................89
6-5: Floor Plain Comparison .......................................................................................................91
6-6: Proposed Creek Cross-Section through Reach 4 ...............................................................92
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Truckee Railyard Master Plan Page vii
7-1: Circulation Concept Plan .....................................................................................................96
7-2: Pedestrian Circulation Plan .................................................................................................98
7-3: Bicycle Circulation Plan .......................................................................................................99
7-4: Street Cross-Section Key ...................................................................................................105
7-5: IStreet Cross-Sections Update 2016 ................................................................................... 106
8-1: Snow Storage Concept Plan ...............................................................................................114
8-2: Stormwater Concept Plan ...................................................................................................117
8-3: Existing Utilities Plan ...........................................................................................................119
9-1: Phasing ...............................................................................................................................123
9-2: Proposed Phasing Plan for Phase 1A .................................................................................116
TABLES
3-1: Land Ownership by Parcel in Railyard Master Plan Area ....................................................14
5-1: Allowed Land Uses and Permitting Requirements ..............................................................42
5-2: Railyard Master Plan General Development Standards ......................................................49
5-3: Sample Frontage Types ...................................................................................................... 55
7-1: Proposed Street Dimensions and Comparison with PIES ...................................................104
9-1: Phasing ................................................................................................................................122
9-2: Implementation Measures and Action Items ........................................................................ 125
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Truckee Railyard Master Plan Page viii
Truckee Railyard Master Plan
ix
PREFACE
The Truckee Railyard Master Plan was adopted by the Town Council July 2, 2009, and became effec-
tive August 2, 2009 (2009 Master Plan). The 2009 Master Plan was created with the intent of formu-
lating and formalizing the Town’s vision for the Railyard Area and to guide its future redevelopment;
it describes the scale and character of development envisioned for the Railyard Area and includes
development standards and design guidelines to help implement this vision. Since the adoption of the
2009 Master Plan, circumstances affecting the development contemplated for the Master Plan Area
have changed. As a result, a subsequent planning process was initiated in 2015 to update the Master
Plan to reflect these changed circumstances.
The key to the 2009 Master Plan site and development plan creation was relocation of the existing
Union Pacific Railroad balloon track eastward. At that time, it was thought that track relocation would
be the best option to create a cohesive project given that Union Pacific’s previous position was that
development would not be allowed within the balloon track. Union Pacific has since changed their
stance on development within the balloon track. Further, the Railyard Master Plan Area was in-
cluded in a Redevelopment Project Area established by the 1998 Truckee Redevelopment Plan and
it was assumed that redevelopment funds could be made available to support public infrastructure
construction, including roads and utilities. In 2011, the State Legislature approved the dissolution of
California’s redevelopment agencies, which were officially dissolved February 1, 2012. The dissolu-
tion of redevelopment agencies and loss of respective funding sources, combined with Union Pacific’s
agreement to allow development within the balloon track, and constraints associated with the Town’s
Trout Creek restoration project, led to the decision to take a new direction. This amended Master Plan
reflects this new direction.
A number of iterations of the site layout for the Railyard Master Plan Area were considered dur-
ing this latest Master Plan update process (2015). Each concept aimed to stay true to the adopted
master plan goals while also incorporating amendments to better reflect the modified site layout which
includes development within the balloon track, and the proposed Phase I development. The preferred
site layout for the Master Plan Area incorporated in this amended Master Plan maintains the balloon
track in its existing location while also maintaining the integrity of the three development districts
(Downtown Extension District, Industrial Heritage District, Trout Creek District), and otherwise em-
bracing key policies and concepts from the original 2009 Master Plan. The Master Plan Amendment
also renames the plan to the Railyard Mixed-Use Development Master Plan. Within the document,
the Railyard Mixed-Use Development Master Plan, Railyard Master Plan, and Master Plan are used
synonymously.
In early July 2015, the California Strategic Growth Council awarded the Truckee Railyard Master Plan
an $8 million grant, bringing its total secured funding to $14 million. The Railyard Master Plan was
one of 28 housing and transit-friendly infrastructure projects that received $121.9 million in grants and
loans from the council. This funding supports infill development adjacent to Truckee’s historic down-
town.. Funds will be used to install infrastructure — sewer, water, other utilities and roads — in the
Master Plan Area and to initiate the realization of the Railyard Master Plan Area as envisioned by the
community.
1
Truckee Railyard Master Plan
1
I N T R O D U C T I O N
PURPOSE AND HISTORY OF THE TRUCKEE RAILYARD MASTER PLAN
The purpose of the Truckee Railyard Mixed-Use Development Master Plan is to capture and describe
the Town’s vision for the Railyard Area and to
guide its future redevelopment. This Master Plan
describes the scale and character of development
envisioned for the Railyard Area and includes
development standards and design guidelines to
help ensure that future development is consistent
with the Town’s vision for the area. Within this
document, the Railyard Mixed-Use Development
Master Plan, Railyard Master Plan, and Master Plan
are used synonymously.
Since 1995, the Town has undertaken a number
of planning efforts to facilitate development of the
Railyard Master Plan Area. These efforts were first
formalized in the 1996 Town of Truckee General
Plan, which established a number of policies to be
implemented through the preparation of a Specific
Plan for the Downtown area, including the Mill Site/
Railyard Area.1 The planning process for the 1997
Downtown Truckee Specific Plan (DTSP) was
initiated in 1995 and represented a two-year long
collaborative effort by local citizens, Town officials,
and Town staff. Recognizing that the Railyard Area
contains the majority of the undeveloped land
in the Downtown Specific Plan Area (see Figure
1-3), the DTSP included policies that required the
preparation of a Master Plan for the Railyard Area
that would promote its development as an attractive,
pedestrian-oriented activity center visually and
physically connected with the historic Downtown
Core.
Efforts to prepare a Master Plan for the Railyard
Area were initiated in 2002 when the Town received
a grant from the Sustainable Communities Grant
and Loan Program and hired Dinsmore Sierra, LLC
to lead community outreach efforts and prepare
a Master Plan for the reuse of the Railyard Area.
These efforts accelerated in 2004, when Truckee
Development Associates, LLC (led by Holliday
1 The General Plan and Downtown Truckee Specific Plan (DTSP) both referred to the Master Plan Area as the Mill
Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan uses the Railyard Area
synonymously with the Mill Site.
Downtown Reinvestment Timeline
1989 Mill Closes
1993 Town Incorporates
1995 Downtown Planning Begins
• Visual Preference Survey
• Downtown Vision Plan (Completed 1996)
• Downtown Truckee Specific Plan (Adopted 1997)
• Redevelopment Agency Formed (Established
1998)
• Downtown Streetscape Plan and Trout Creek
Restoration Study (Completed 2002)
• Downtown Historic Design Guidelines (Adopted
2003)
• 2002 Railyard Redevelopment Process
Begins
• Town awarded $350,000 grant from the
Sustainable Communities Grant and Loan
Program (2002)
• Truckee Development Associates, LLC
purchases a significant portion of the Railyard
(2003 and 2004)
• Town Council Approves Partnership between
Truckee Development Associates, LLC and the
Town to work collaboratively on the Master Plan
(August 2004)
• 2005-06 Infrastructure & Circulation Planning
• 2006-09 Development of the Master Plan
• 2009 Town Council Approves Master Plan
• 2012 Loss of ability to utilize redevelopment funds
for backbone infrastructure
• 2013 Relocation of Balloon Track determined to
not be feasible
• 2014-15 $14 million in grant funds secured to help
fund the installation of roads, sewer, and utilities
• 2015 Master Plan amendments proposed
• 2016 Master Plan amendments approved
1. Introduction
Truckee Railyard Master Plan 2
Development) purchased a significant portion of the Railyard from Union Pacific Railroad and formed
a partnership with the Town, called the Truckee Railyard Partnership (Partnership), to jointly plan the
future of the Railyard Master Plan Area. This cooperative effort culminated in 2006 with a Master Plan
that highlighted a preferred plan for the development of the Truckee Railyard Area (referred to as the
2006 Master Plan throughout this document).
The Truckee Railyard Master Plan, as presented in this document, is a further refinement of the 2006
Master Plan that incorporates/addresses findings of further site and design feasibility studies and
concerns raised by the community and the development team, and provides a regulatory framework
for redevelopment in compliance with the Truckee Development Code Master Plan requirements
(section 18.174.020 of the Town Development Code).
This Master Plan was presented to the community as a draft document in November 2007. There
were numerous opportunities for the community to review and comment on the draft before this
final plan was presented to Town Council for adoption. An Environmental Impact Report (EIR) was
also prepared to evaluate any potentially significant environmental effects that may result from
implementation of this Master Plan. The Draft EIR was completed and released for the community’s
review and comment in November 2009 and the Final EIR was published in May 2009. The Truckee
Railyard Master Plan was adopted by the Town Council July 2, 2009, and became effective August 2,
2009, via:
• Town Council Resolution No. 2009-33 (Master Plan & Planned Development)
• Town Council Resolution No. 2009-34 (DTSP Amendments)
• Ordinance No. 2009-03 (Zoning Map Amendment)
• Ordinance No. 2009-04 (Development Code Text Amendment)
The Railyard Master Plan Final EIR, including the MMRP, was also certified by the Town Council on
July 2, 2009, through Town Council Resolution No. 2009-32. Both became effective August 2, 2009.
• Planning Commission Resolution No. 2016-15 (Master Plan Amendments Approval)
1.1 PLAN AREA
The Railyard Master Plan Area is located at the eastern end of historic Downtown Truckee. The
Town of Truckee constitutes the largest portion of developed land in Nevada County, and is one of
the primary gateways to Lake Tahoe, one of the most popular tourist destinations in the State of
California. The regional context of Truckee is shown in Figure 1-1.
1. Introduction
Truckee Railyard Master Plan
3
Figure 1-1: Regional Location
The Railyard Master Plan Area is comprised primarily of an area historically occupied by railyards
and lumber mills, and includes approximately 75 acres of land. The area is generally bounded by
Glenshire Drive to the north, industrial uses (including Tahoe Tree Company) to the east, Union
Pacific Railroad right-of-way and East River Street to the south, and Donner Pass Road and Bridge
Street to the west, as shown in Figures 1-2 and 1-3.
The Master Plan Area is an integral part of Downtown Truckee, which comprises approximately
1 square mile, as shown in Figure 1-2, in an area defined in the General Plan and the DTSP. The
boundaries of the Downtown area and the six subareas of Downtown are illustrated in Figure 1-3.
1. Introduction
Truckee Railyard Master Plan 4
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a
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T
o
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o
Truckee Airport
Downtown Truckee
T
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Truckee Airport
89
80
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MILES
Figure 1-2: Downtown Truckee
1. Introduction
Truckee Railyard Master Plan
5
Figure 1-3: Downtown Specific Plan
1. Introduction
Truckee Railyard Master Plan Page 4
1.3 OVERVIEW OF MASTER PLAN
This Master Plan is a tool to guide development of the Railyard Master Plan Area in a manner that is
consistent with Town planning and policy documents, including the General Plan and the DTSP. The
Master Plan Vision (Chapter 2) summarizes the general scale and fl avor of anticipated development
within the Master Plan Area. This Master Plan builds upon the on-going planning efforts related to
the Railyard Area that began in 1995 and provides a series of planning goals and supporting policies
to guide redevelopment within the Master Plan Area (Chapter 4). Throughout the Master Plan, two
types of development regulations, STANDARDS and Guidelines, are provided to help regulate and
guide the physical form of new development. Standards address aspects of development that are
essential to achieve the goals of the Master Plan. Master Plan Standards are included in tables or
are identifi ed as SMALL CAPS within the text. Compliance with Standards is mandatory. Guidelines
provide guidance for new development related to aesthetics, district character, and design details
and are intended to guide building and site design in continuity with Truckee’s valued mountain town
character. Whereas conformance with Standards is mandatory, conformance with Guidelines is
preferred/recommended. Action items are also included throughout the Master Plan (and summarized
in Chapter 9) to ensure that adequate measures are taken to implement the Plan’s goals and policies.
To assist both Town staff and development applicants with review of future projects within the
Master Plan Area, a conformance checklist/worksheet of Master Plan goals, policies, standards and
guidelines is provided as Appendix A.
Figure 1-3: Downtown Study Area
E a s t J i b b o o m S t
Gl e n s hi re D r
E ast R i ver S t
T r u c kee R i ver
Brockway RdWest R i ver S t
D onn er P ass R d
Brid
g
e
S
t
J i b boo m S t
E ast K e i ser S t
Sout h Ea s t R i ver S t
E a s t J i b b o o m S t
Gl e n s hi re D r
E ast R i ver S t
T r u c kee R i ver
Brockway RdWest R i ver S t
D onn er P ass R d
Brid
g
e
S
t
J i b boo m S t
E ast K e i ser S t
Sout h Ea s t R i ver S t
Cemetery/ Donner
Pass Road
1.2 AUTHORITY
The Truckee Zoning Map designates the Railyard Master Plan Area as Downtown Master Plan
(DMP). The purpose of the DMP zone is to require a Master Plan to systematically implement the
Downtown Specific Plan for the Railyard Master Plan Area. This Master Plan was prepared under the
authority of the Truckee Development Code, with careful consideration to implement the goals and
policies of existing Town planning documents. The Railyard Master Plan will be the primary tool used
by the Town of Truckee to carry out the goals, objectives, and policies within the General Plan and
DTSP for the Railyard Master Plan Area.
1.3 OVERVIEW OF MASTER PLAN
This Master Plan is a tool to guide development of the Railyard Master Plan Area in a manner that
is consistent with Town planning and policy documents, including the General Plan and the DTSP.
The Master Plan Vision (Chapter 2) summarizes the general scale and character of anticipated
development within the Master Plan Area. This Master Plan builds upon the on-going planning
efforts related to the Railyard Area that began in 1995 and provides a series of planning goals and
supporting policies to guide redevelopment within the Master Plan Area (Chapter 4). Throughout
the Master Plan, two types of development regulations, Standards and Guidelines, are provided
to help regulate and guide the physical form of new development. Standards address aspects of
development that are essential to achieve the goals of the Master Plan. Master Plan Standards are
included in tables or are identified as small caps within the text. Additionally, standards are identified
1. Introduction
Truckee Railyard Master Plan 6
numerically throughout the Master Plan (e.g., S1, S2). Guidelines that apply to all Districts are
identified numerically throughout the Master Plan (e.g., G1, G2); however, Guidelines that only
apply to specific Districts are identified with the District acronym (e.g., DE-G1, IH-G1 and TC-G1).
Compliance with Standards is mandatory (unless an exception is granted per the requiremenets of
Chapter 10, Master Plan Administration). Guidelines provide guidance for new development related to
aesthetics, district character, and design details and are intended to guide building and site design in
continuity with Truckee’s valued mountain town character. Whereas conformance
with Standards is mandatory, conformance with Guidelines is preferred/recommended. Action
items are also included throughout the Master Plan (and summarized in Chapter 9) to ensure that
adequate measures are taken to implement the Plan’s goals and policies.
The Master Plan is organized into the following chapters:
• Chapter 1 – Introduction: Discusses the overall Master Plan purpose; identifies the Master Plan
Area; provides a summary of Town planning efforts associated with the Master Plan; and explains
the organization of the Master Plan.
• Chapter 2 – Vision: Sets forth the vision of the Master Plan, and lists key goals and policies to
implement the vision.
• Chapter 3 – Community Context: Provides a description of the planning process culminating
in this Master Plan for the Railyard Area and provides background information regarding the
community context of the Town.
• Chapter 4 – Guiding Goals and Policies: Provides a hierarchy of goals and policies to guide
development in the Master Plan Area.
• Chapter 5 – Development Standards and Guidelines: Provides development standards and
guidelines for development within the Master Plan Area; includes the Regulating Plan and Zoning
Map for the Master Plan Area; and includes a table of permitted land uses within the Master Plan
Area.
• Chapter 6 – Public Places: Provides conceptual locations and design guidelines for open space,
recreation and civic uses within the Master Plan Area.
• Chapter 7 – Transportation and Circulation: Describes the transportation and circulation plan, and
provides concepts for street design in the Master Plan Area.
• Chapter 8 – Public Infrastructure: Describes existing infrastructure; details anticipated
infrastructure improvements; and provides design standards and guidelines for new infrastructure
within the Master Plan Area.
• Chapter 9 – Implementation and Phasing: Provides implementation measures and discusses
project phasing within the Master Plan Area.
• Chapter 10 – Master Plan Administration: Provides administrative procedures for adoption and
maintenance of the Master Plan, and provides guidelines for project approval of buildings and
uses within the Master Plan Area.
• Chapter 11 – References: Lists documents that contributed to the creation of the Master Plan.
• Chapter 12 – Glossary
• Appendices: The appendices contain the Block Analysis conducted as part of the 2006 draft
Master Plan, a checklist of the Master Plan’s relationship to existing Town Planning Policies, and
the MMRP.
2
THE TRUCKEE RAILYARD MASTER PLAN VISION
Implementation of the Truckee Railyard Mixed-Use Development Master Plan will create an easterly
extension of the existing Downtown that complements the historic character of the Downtown and
the industrial heritage of the Railyard and Mill Site, but at a higher intensity. The Master Plan goals
and policies support the creation of a strong connection between the Railyard and the historic
core, developing the Railyard Master Plan Area holistically as a mixed-use development that
supports a greater diversity and intensity of activities, including retail, restaurant, local services, and
entertainment uses. The Master Plan also provides opportunities to increase the Town’s supply of
affordable and workforce housing. Figure 2-1 provides a graphic illustration of the Master Plan Vision,
and the Master Plan Guiding Goals and Policies are listed on the reverse.
The vision for the Railyard Master Plan Area includes redeveloping the Railyard with three primary
districts: Downtown Extension, Industrial Heritage, and Trout Creek. It also includes extending
Church Street east across the balloon tracks to Glenshire Drive and extending Donner Pass Road
east through the Master Plan Area and into the center of the balloon track. The Donner Pass Road
segment that extends northeast from Downtown to Highway 89 will be realigned south of Church
Street terminating in a T-intersection with the Donner Pass Road segment that parallels the railroad
tracks, providing a direct connection to the Downtown and reducing the speed of traffic entering
the Downtown. New north-south local streets provide access through the site between the rail lines
and the Trout Creek Greenway. The Master Plan accommodates the existing lumberyard remaining
indefinitely on the site without precluding its future redevelopment in a manner consistent within this
Master Plan.
The Railyard Mixed-Use Development Master Plan supports development of an eclectic mix of
building types and uses within an attractive, pedestrian-oriented neighborhood. Development will
extend easterly from the Downtown Core.
The highest development intensity will generally occur immediately adjacent to the Downtown
Core and then decrease as development extends to the north and east. The Railyard Mixed-Use
Development Master Plan includes three districts that will guide and shape redevelopment of the
Master Plan Area:
• Downtown Extension (DE) District. This area will be a physical extension of the commercial
shops, restaurants, and lodging existing along Commercial Row with greater density and modern
interpretation of Truckee’s historic character. The DE District will include mixed-use development
including retail, office, entertainment, residential, recreation, and civic/community uses in
Downtown. The DE District will generally have the greatest intensity of development of the three
districts, with the greatest intensity occurring west of the balloon track. Land within the balloon
track is encompassed within this district to ensure development within the balloon track has a
strong connection to development west of the balloon track, including the historic Downtown.
• Industrial Heritage (IH) District. This district will extend a mixed-use pattern of development
into the Railyard beyond the balloon track and support a connection through the Master Plan
area that will connect the Downtown to Glenshire Drive. Development in this district will support
a community of local business people, artisans, and entrepreneurs, and the continued operation
Truckee Railyard Master Plan Page 7
V I S I O N
2. Vision
Truckee Railyard Master Plan Page 8
of the railroad. Multi-family residential, live-work and work-live units, and commercial and
light industrial development such as handcraft industries, small-scale manufacturing, or metal
fabrication, machine, and welding shops will occur in the IH district. Development in the IH District
will reflect historic industrial character of uses that once existed on the site including the Lumber
Mill and railyard operations.
• Trout Creek (TC) District. This district will provide multi-family and single-family residential
homes to increase the amount of residential within the Railyard Master Plan Area, with
connections to the Trout Creek Greenway. While this district will have a stronger residential
presence, a mix of other complementary uses is envisioned to be interspersed through the
development including bed & breakfast inns, art studios, health and fitness facilities, retail, and
accessory office space.
The Master Plan allows for the phasing of development to utilize existing services and provide
flexibility to meet changing market and community demands as the Master Plan Area develops over
time. Affordable housing projects with mixed unit types and affordability levels shall be given priority
processing to incentivize a diversity of housing options within the Railyard Master Plan Area and
increase the Town’s supply of affordable housing.
2.1 SUPPORTING PLANNING GOALS
Four planning goals have been established to guide implementation of the Vision Statement, as
follows:
1. Encourage vibrant and economically sustainable mixed-use redevelopment that offers diverse
retail, entertainment, employment and housing opportunities.
2. Provide a connected community with places that are easily accessible to pedestrians, bicyclists
and drivers.
3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique historical and mountain town character.
4. Encourage an efficient use of resources and improved environmental and community health.
80
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GOAL 1
Encourage vibrant and economically sustainable mixed-use
redevelopment that offers diverse retail, entertainment,
employment and housing opportunities.
POLICIES
1.a. Improve Truckee’s economic base through encouraging a
diversity of retail, commercial, residential and office uses,
including work/live and live/work that will complement the
existing Downtown.
1.b. Encourage ground floor uses that attract pedestrian activity in
the Downtown Extension (DE) District to create a vibrant
street experience.
1.c. Encourage a mix of different types of retail and commercial
uses to provide services to local residents and create a
destination attraction for residents and tourists.
1.d. Require a mix of building forms and uses to increase the
diversity of uses in Downtown Truckee.
1.e. Accommodate higher density housing than currently exists
Downtown to support local businesses and balance office
uses, which generate activity during the day, with residential
activity in the evening and on weekends.
1.f. Encourage work/live and employment based uses in the
Industrial Heritage (IH) District.
1.g. Provide a range of housing options to support different
lifestyles, families and tenures and provide affordable and
employee housing consistent with the General Plan.
1.h. Develop the Railyard Master Plan Area in phases generally
from the existing Downtown toward the east to support the
economic feasibility of redeveloping the Railyard.
1.i. Support the highest intensity development generally west of
the balloon track closest to the Downtown Core with a
gradual transition to lower intensity development in the
eastern portions of the Railyard Master Plan area.
1.j. Design and allow for building uses to evolve over time to
accommodate shifting market demand and community
context.
1.k. Allow a variety of live/work and work/live options that will
support and encourage small businesses.
1.l. Support redevelopment in transitional areas adjacent to the
Railyard Master Plan Area that is consistent with the Master
Plan Goals and Policies.
1.m Require the construction of a movie theater with performing
arts capability within the Downtown Extension (DE) District.
(As modified by the Planning Commission)
GOAL 2
Provide a connected community w ith places that are easil y
accessible to pedestrians, bicyclists and drivers.
POLICIES
2.a. Create a street and sidewalk network that is physically
connected to the existing Downtown, surrounding
neighborhoods, and Trout Creek and visually connected to
the natural features including the Truckee River and
surrounding mountains.
2.b. Develop the Railyard Master Plan Area at a pedestrian scale,
at a generally higher intensity than the existing Downtown
Core, and with a mix of uses that supports walking and biking
as the primary means of transportation.
2.c. Provide for snow removal on sidewalks to support walking as
a primary mode of transportation year-round.
2.d. Incorporate traffic calming designs into roadways to reduce
vehicle speeds.
2.e. Provide parking facilities that do not disrupt the integrity of the
urban fabric and that are visually appropriate for the street.
2.f. Facilitate transitions between different modes of transit by
siting bicycle storage lockers/racks, parking, and expanded
transit in close proximity and providing safe and comfortable
transition areas between modes.
2.g. Provide adequate, but not excessive parking to accommodate
visitors, employees and residents and support progressive
parking strategies including shared and unbundled parking to
maximize the use of facilities during all hours of the day,
support the “park once” concept, and minimize parking.
2.h. Require safe and convenient bicycle parking lockers or racks
for mixed use, commercial, and multi-family development.
2.i. Design streets for the mountain winter snow conditions that
facilitate snow plowing and storage, while maintaining an
appropriate pedestrian scale.
2.j. Build ADA compliant trails and walkways to connect public
open spaces.
2.k. Support pedestrian and bicycle linkages to Trout Creek and,
eventually Truckee River.
GOAL 3
Create an enjoyable public realm with a strong sense of place
that complements Truckee’s unique historical and mountain
tow n character.
POLICIES
3.a. Enhance Truckee’s Downtown as a destination by
incorporating the unique mountain town character into the
design of the Railyard Master Plan Area and creating visual
and physical connections to the natural amenities within the
area.
3.b. Facilitate a strong connection between the Railyard Master
Plan Area and the existing Downtown through well-designed
street and sidewalk improvements, building forms and uses.
3.c. Preserve and enhance public views of the mountains, Trout
Creek, and Truckee River through the Railyard development.
3.d. Require visually appealing architecture, streetscapes and
human scale building design including porches, awnings,
cornices, and large ground floor windows to enhance the
public realm, encourage pedestrian travel, facilitate community
interaction, and promote public safety.
3.e. Create community gathering spaces and establish a civic
presence in the Railyard Master Plan Area.
3.f. Enhance the community experience through attractively
designed public places including parks and venues for
spontaneous and planned gatherings and memorable
neighborhood centers that provide a sense of place.
3.g. Create unique neighborhoods through diversity of building
types with numerous building variations along a single block
and recognize that the organic and somewhat random nature
of development in the existing Downtown has created the
unique character of Truckee.
3.h. Create a sense of arrival to the existing downtown and the
Railyard Master Plan Area through creation of a focal point.
Use of signage, public art, or similar feature shall be strongly
encouraged. Special consideration shall be given to the
Donner Pass Road T-intersection as part of the Streetscape
Plan.
3.i. Require development in the Industrial Heritage (IH) District to
reflect the heritage of the old lumber mill, the railyards, and the
industrial history of the area.
3.j. Require the construction of unique and quality projects that
express individual character while complementing surrounding
buildings and require a similar level of architectural detailing
on all building elevations visible from the public realm, where
appropriate.
3.k. Create a pleasant pedestrian environment by buffering
pedestrians from vehicular traffic with street trees landscaping,
where appropriate and consistent with Truckee’s character.
3.l. Design for the winter climate with attention to microclimate
conditions and create enjoyable year-round public places.
3.m. Require the construction of a strong pedestrian sidewalk
facility between the Railyard Master Plan and Commercial
Row, along Donner Pass Road. Improvements to Church
Street should also be considered as part of Phase I as part of
the Streetscape Plan.
GOAL 4
Encourage an efficient use of resources and improved
environmental and community health.
POLICIES
4.a. Utilize land efficiently by building compact, well-planned, high
density development; thereby preventing sprawl, preserving
open space, and reducing vehicle emissions and vehicle miles
travelled through facilitating alternative modes of
transportation, such as walking and bicycling.
4.b. Achieve multiple resource conservation goals through the
design of public open spaces. Open space can provide natural
habitat for wildlife, storm water management/ infiltration and
winter snow storage.
4.c. Take advantage of the east-west aspect of the Railyard
Master Plan Area to provide solar access (southern exposure)
for streets, buildings, and public places.
4.d. Require site design to incorporate Low Impact Development
(LID) principles including storm water infiltration, retention and
treatment on site, consistent with NPDES storm water
standards.
4.e. Support restoration of Trout Creek, and a greenway along the
creek as a prominent natural and recreational feature available
to the public.*
4.f. Support the Town’s restoration of Trout Creek while striving to
balance natural, wildlife, habitat, flood control, social and
cultural elements (including recreation and interpretive
signage) to create a healthy and sustainable environment.*
4.g. Embrace Trout Creek as a natural asset while creating a place
for human enjoyment.*
* The Railyard Master Plan and the Trout Creek Restoration
Project are two separate and distinct projects with different
proponents, objectives, and utility.
3
Truckee Railyard Master Plan Page 11
PURPOSE
This chapter provides an overview of the planning process associated with preparing the Master
Plan for the redevelopment of the Truckee Railyard and provides community context related to the
Master Plan Area. The first section, History of the Railyard and Mill Site, provides a brief history of the
Town of Truckee and the Master Plan Area. The second section, Truckee Today, describes existing
site conditions for the Master Plan Area in 2008, including railroad operations, soil remediation, land
ownership, and the Trout Creek flooding and restoration issues. The third section, Creating the Plan,
describes the public visioning process, the three plan alternatives considered during the planning
process for this Master Plan adopted in 2009, and the preferred plan, which incorporates the best
elements from the alternatives and is the plan from which this Master Plan was created.
3.1 HISTORY OF THE RAILYARD AND MILL SITE
The Railyard Master Plan Area has been an important part of Truckee’s history since the Town’s
establishment in the early 1860s. In 1863, a stage stop was founded at what is today the intersection
of Jibboom and Bridge streets. Shortly thereafter, several lumber mills were established. As shown
in Figure 3-1, plans for Truckee dating from as early as 1886 and 1900 show that the Town was
originally laid out on a grid pattern parallel to the Truckee River. The plans show the original layout
of the railroad operations and the eventual location of the Roundhouse and ice ponds. The original
layout has been modified due to topographic constraints and only portions of the original plan were
implemented. The opportunity for extending the street grid pattern from the existing Downtown and
realizing the original vision for a compact, walkable Downtown was made possible by the closure of
the lumber mill in 1989.
COMMUNITY CONTEXT
Figure 3-1: (left) Original Truckee CPRR Statio Map (with 1886 modification)
(right) 1900 Plan of Truckee and the Railyard
3. Community Context
Truckee Railyard Master Plan Page 12
Truckee has served as an important location in regional transportation since 1847. Key milestones of
the Town’s history are highlighted below.1
• The Trail West. From 1847 through 1852, the
Emigrant Trail, a route traveled by easterners
m o v i n g w e s t , c r o s s e d t h e Tr u c k e e a r e a .
• Transcontinental Railroad. In the late 1860s and
early 1870s, the railroad became a key economic
driver for the Town. In 1868, the western end of
the railyard was created as track was laid east
along the Truckee River towards Nevada and a
16-stall roundhouse was constructed. On May
10th, 1869, the transcontinental railroad was
completed and Truckee subsequently became an
important maintenance and operations location.
Approximately 40 engines a day passed through
the Town, which served as a transfer point for
passengers and freight traveling south to Tahoe
and north to Sierra Valley.
• Lumber. The lumber industry took off in the late
1860s with George Schaffer’s and Joseph Gray’s
sawmill located across the river from Truckee and
the Elle Ellen Lumber Mill built along Trout Creek.
Lumber continued to be a primary export from
the area with George Schaffer’s second sawmill
in Martis Valley and the Sierra Nevada Lumber
& Wood Company’s Hobart Mills complex on
Prosser Creek.
• Expansion. In 1869 the Truckee Hotel, including
the railroad passenger depot and telegraph
office, were constructed. Subsequent years
saw innovation in snow removal technology
and the continued expansion of the railyard and
roundhouse. A 24-stall stone roundhouse was
constructed in 1882 to withstand fires, unlike the
earlier wood roundhouses, and remained partially
intact until 1955.
• Railroad Center. Beginning in 1890 and
continuing for three decades, the affairs of 325
miles of rail line from Truckee to Carlin, Nevada
were administered and dispatched from Truckee.
The railyard served as the headquarters for
fire trains and helper engines that aided trains
climbing to the Donner Summit. The first balloon tracks were built in 1901 to facilitate the turning
of the snowplow trains.
1 Historical information compiled by Gordon Richards, Research Historian for the Truckee-Donner Historical Society.
Detailed information found at: Truckee Railyard Millsite History, online: truckeehistory.tripod.com.
1875: A larger roundtable was constructed, tracks were raised
to allow for easier snow removal and a large woodshed was
constructed along the tracks to house the wood to fuel the
trains.
1882: Larger engines and more rail traffic put a severe strain
on the Truckee Roundhouse. An imposing 24-stall round-
house was constructed of stone, blocks of granite and steel.
1885: View of the Railyard
3. Community Context
Truckee Railyard Master Plan Page 13
• Industries. Along with lumber, ice became an
important commodity, which preserved produce
shipped from the Central Valley. In 1887, the
first icehouse was built to store and transfer ice
to cooler cars. Ice plants were located at Boca,
Prosser Creek, Polaris and Donner Creek. In
1900, the Trout Creek Ice Company was formed.
By 1906, the New Pacific Fruit Express ice sheds
used 50,000 tons of Truckee Basin ice a year to
ice 10,000 refrigerator cars. However, by 1920 the
ice industry had shifted to man-made stations in
Roseville and Sparks.
• Changing Technologies. The railyard withstood advancements in technology, including the
transition from wood to coal fuel and later, in 1905, to oil fuel. By 1909, modifications to the
balloon track were required in order to handle the heavier locomotives.
• Rebirth of Lumber. The 1950s saw the rebirth of the lumber industry in Truckee and the use
of the railyard for milling. Burney Lumber Company built a large mill which was subsequently
owned by Douglass Lumber Company, Fibreboard Corporation, Louisiana-Pacific and Fibreboard
(again). At the height of the industry, the sawmill could process 45 million board feet a year.
• Changing Times. With the 1989 closure
of Truckee’s last functioning lumber mill,
residents saw the end of an era and way
of life. Shortly after, in 1993, the Town
residents finally voted to incorporate their
town, recognizing the need to address the
changing economy and to take charge of
planning Truckee’s future.
3.2 TRUCKEE TODAY
Truckee is a mountain town located at 5,980 feet above sea level on the eastern slopes of the
Sierra Nevada and, at 34 square miles, it constitutes the largest portion of developed land in
Nevada County. Strategically located along Interstate 80, State Highways 89 and 267, and the
transcontinental railroad, Truckee is the primary gateway to Lake Tahoe, one of the most popular
tourist destinations in the State of California. Tourists are drawn to the Truckee area for the multitude
of outdoor recreational opportunities, the pristine environmental quality and the historic flavor and
retail amenities of its historic Downtown.
Truckee is a rapidly growing community driven by
the local resort economy and second home market. During the 1990s, the population of Truckee
increased by 52 percent. Historically, County planning and market forces were focused on rural
subdivisions and did not foster a vibrant and walkable Downtown. There is a limited amount of
flat land available for development due to the topography of the Truckee River Valley, and the
redevelopment of the Railyard Master Plan Area represents an opportunity to use land efficiently and
reinvest in the Downtown.
1974: Lumber mill operations
1890: Long sheds stored wood and coal for locomotives.
The Roundhouse roof and Catholic church are visible in the
background.
3. Community Context
Truckee Railyard Master Plan Page 14
3.3 THE RAILYARD TODAY
The Railyard Master Plan Area consists of approximately
75 acres located within Truckee’s Downtown, as shown in
Figure 3-2. The Master Plan Area is generally bounded by
Glenshire Dive to the north, a landscaping business to the
east, Union Pacific Railroad tracks and East River Street
to the south, and Donner Pass Road and Bridge Street to
the west. Existing land uses primarily include the Railyard
(a railroad operations building, balloon track and storage
tracks), seven homes, Tahoe Tree Company, Tahoe-
Truckee Lumber Company, a glazier, a card-lock fueling
facility, and Trout Creek.
Land uses surrounding the site include an electrical substation, civic, residential and commercial
uses to the west and northwest (Church Street and Commercial Row); U.S. Forest Service land to
the north; residences and industrial uses and a general contracting operation (Pombo’s) to the south
(East River Street); and State Highway 267 to the east.
Redevelopment constraints for the Railyard Master Plan Area, as shown in Figure 3-3, are described
below.
• Land Ownership. The majority of land in the Railyard Master Plan Area was owned by
Union Pacific Railroad, which presented an obstacle to site redevelopment. In 2004, Truckee
Development Associates, LLC acquired 35 acres of land from Union Pacific Railroad, mitigating
this constraint.
There are 11 property owners within the Railyard Master Plan Area, as shown in Table 3-1 and
Figure 3-2. The largest land holders are Truckee Development Associates, LLC and Union
Pacific Railroad, which own approximately 35 acres and 33 acres, respectively. Union Pacific
will retain ownership of a 200-foot right-of-way
on either side of the centerline of the railroad
main line. A separate agreement will allow use
of the right-of-way for roadways and parking
and possibly other uses accessory to Railyard
development.
• Railyard Operations. Integrating existing
railroad operations and the balloon track into
redevelopment plans for the area has been
the most difficult challenge to overcome. Over
the course of the planning process leading
up to adoption of the Master Plan in 2009,
there were many meetings and brainstorming
sessions to identify options pertaining to the
existing balloon track. Options considered
include relocating operations off site, building
a larger balloon track that would surround
the site, constructing a Y-shaped track, and
relocating the existing balloon track farther east
on the site, as shown in Figure 3-4. Due to
the impact of the airport land use compatibility
Zone C, which covered the eastern one-
Current Railyard Operations
Parcel #* APN Property Owner
1 19-030-03-000 Brian K Smart / Siobhan A Smart
2 19-030-04-000 Laura Seegmiller
3 19-030-05-000 Mitchell T Clarin
4 19-030-13-000 Mitchell T Clarin
5 19-030-14-000 Mitchell T Clarin
6 19-030-08-000 Truckee-Tahoe Lumber Co
7 19-114-03-000 Odilon Ayala
8 19-114-01-000 Ironhorse Investors, LLC
9 19-114-02-000 Raoul Kydd
10 19-030-10-000 Truckee-Tahoe Lumber Co
11 19-111-07-000 Truckee Development Associates, LLC
12 19-111-09-000 Community Methodist Church Truckee
13 19-111-08-000 William Thornton
14 19-420-69-000 Truckee Development Associates, LLC
15 19-420-15-000 Alfred J Pombo / Karla S Pombo
16 19-420-68-000 Truckee Development Associates, LLC
17 19-420-71-000 Truckee Development Associates, LLC
18 19-420-72-000 Truckee Development Associates, LLC
19 19-420-70-000 Truckee Development Associates, LLC
20 -- Union Pacific Railroad
21 19-420-14-000 U.S. Forest Service
* Parcel number corresponds to parcel labels in Figure 3-2. Source: Assessor’s Parcel Data, May 2007, Updated 2016.
Table 3-1: Land Ownership by Parcel
3. Community Context
Truckee Railyard Master Plan Page 15
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3. Community Context
Truckee Railyard Master Plan Page 16
property revitalization. In order to determine the potential hazards and liabilities associated with
owning and redeveloping the site, Truckee Development Associates, LLC has contracted with
environmental consulting firms to determine the extent of soil and ground water contamination.
The Railyard Master Plan Area was divided into three subareas for purposes of analysis: the
western portion, west of the balloon tracks; the central portion, within the balloon tracks; and the
eastern portion, east of the balloon tracks. The eastern portion was determined to be suitable
for residential development and requires no further remediation. On the western portion (the
Phase 1 project area), Berry-Hinckley’s ongoing remediation of a fuel leak from its card-lock
facility is nearing completion. Except for this remediation, no further remediation is required by
the Regional Water Quality Control Board, the lead agency for the Railyard soil remediation. The
extensive investigation and remediation of the central portion of the Railyard Master Plan Area
(within the balloon track) was completed in September 2013, and a no further action letter from
the Water Board was sent on November 18, 2014. The southern portion of the central portion is
restricted to commercial development on the ground floor, while upper levels can be residential.
No further remediation is necessary. Groundwater (except in the area of the Berry-Hinckley
facility) does not require monitoring or remediation.
third of the Master Plan Area and severely restricts development in this area, the preferred plan
(see subsection 3.4) relocated the balloon track eastward within this zone. The preferred plan
identified (see subsection 3.4) was the basis for the 2009 Master Plan. As part of the amended
Master Plan (2016) this preferred plan is no longer being pursued and the Master Plan now
maintains the balloon track in its existing location.
• Soil Remediation. Potential soil contamination resulting from former industrial activities on
properties within the Master Plan Area has been seen as a barrier to new infill development and
Figure 3-3: 2006 Site Constraints Map
3. Community Context
Truckee Railyard Master Plan Page 17
• Airport Land Use Compatibility Plan. The
Railyard Master Plan Area is located within the
influence area of the Truckee-Tahoe Airport
and is subject to the land use regulations of
the Airport Land Use Compatibility Plan. An
Airport Land Use Compatibility (ALUC) Plan was
approved in 2004 prior to the approval of the
Railyard Master Plan in 2009 that identified land
use compatibility zones in the influence area of
the airport and imposed specific development
limitations within these zones. An update to the
ALUC Plan was completed and approved in
October 2010. The ALUC Plan dated October
2010 reflects the adoption of the plan by the new
managing authority: Truckee Tahoe Airport Land
Use Commission. The land use compatibility zones affecting the Railyard Master Plan Area
did not change substantively between the 2004 and 2010 ALUC plans. Land use compatibility
Zone C extends over the eastern one-quarter of the Master Plan Area and Zone D extends over
the remaining western portion of the area. Zone C is the more restrictive of the two zones. The
Master Plan adopted in 2009 proposed the relocation of the balloon track eastward into Zone C
as to allow for a greater optimization of the land use and development capacity within Zone D.
The 2015 revised Master Plan maintains the balloon track in its existing location within Zone D
and accommodates development within the balloon track, which was not contemplated in the
2009 Master Plan. Thus, the majority of and the most intense development will still be located
within Zone D. See Appendix D for further discussion of the Master Plan’s relationship to the
ALUC Plan.
• Trout Creek. Due to the loss of aquatic habitat,
diminished riparian habitat values and reduced
ability to improve water quality through the
removal of sediments and pollutants, the Town
has been making an effort to restore portions of
Trout Creek over the last ten years. The Town
began the Trout Creek restoration, starting
with reaches upstream of the Master Plan Area
(Reaches 1 through 3) within the Downtown area.
Prior to the approval of the Master Plan in 2009,
the Town received an Urban Stream Restoration
grant through the California State Department of
Water Resources to create a model restoration
project that balances Downtown redevelopment objectives of creating a greenway and
restoring the creek corridor. The Town also received Proposition 50 Integrated Regional Water
Management (IRWM) Implementation Funds under the Tahoe Sierra IRWMP. The project was
funded for a total of $1,621,500 in Proposition 50 IRWM Implementation Funds. Restoration of
a portion of Trout Creek (Reaches 1 through 3) was completed in 2013 with these funds. This
has not only restored aquatic and riparian habitat but also contained flood flows within the creek
corridor improving water quality and reducing flood damage.
The Master Plan adopted in 2009 characterized the location of the existing balloon track as a
significant obstacle to the proper restoration of Trout Creek and proposed its relocation eastward.
However, since the prior adoption of the Master Plan, it has been determined that relocation of
Truckee-Tahoe Airport
Trout Creek Adjacent to Balloon Track
3. Community Context
Truckee Railyard Master Plan Page 18
the balloon track is not feasible or desirable. This Master Plan envisions that the northern
and easterly portion of the balloon track, adjacent to Trout Creek, will remain. This will
affect Reaches 4 and 5, which are completely within the Railyard Master Plan Area. The
Town is studying several creek realignment and floodplain management alternatives and
preliminary designs for Reaches 4, 5 and 6. The Town anticipates designing and restoring
remaining reaches of the Trout Creek as funding becomes
available. Improvement of these reaches is anticipated to
increase the amount of developable land in the northern
areas of the Master Plan Area. Such development would be
accommodated within the Maximum Allowed Development
(MAD) (see Chapter 5)
Additionally Church Street is planned to extend east, crossing
the balloon track, to Glenshire Drive (see discussion in
Chapter 7). This extension will need to be designed and
constructed in conjunction with the remaining Town-led/
sponsored Trout Creek restoration efforts.
3.4 CREATING THE PLAN
This section highlights the evolution of the Master Plan design
process. The planning process for redevelopment of the Railyard
Master Plan Area was initiated by the Town of Truckee and funded
in part by a California Sustainable Communities Program Grant.
The Town formed the Truckee Railyard Partnership with Truckee
Development Associates, LLC and hired Dinsmore Sierra, LLC
to facilitate the planning efforts and prepare a Master Plan for
Figure 3-4: Railroad Balloon Track Realignment Options Source: Dinsmore Sierra LLC, 2006.
Relocation of the balloon track farther eastLarger balloon track surrounding the site
Existing railroad operations and balloon track
N
N
Y track Realignment OptionABFeet Feet
FeetFeetDC
N
N
Developer Opportunities and Constraints
Workshop, Summer 2003
SBC Smart Growth Workshop, Spring
2001
3. Community Context
Truckee Railyard Master Plan Page 19
purposes of the grant. This plan, referred to as the 2006
Master Plan, represents the vision for and scope of the
anticipated redevelopment and has been synthesized and
refined into this Master Plan in order to comply with the
Town’s Development Code requirements for master plans.
Below, the planning process is described, including
the design concepts considered during the community
workshops. Next, a summary is provided for the three
alternatives considered for the Master Plan Area. The
third subsection describes the preferred design for the
Master Plan, which combines the best elements of each
alternative, and is the basis for the 2006 Master Plan and
subsequently, this Master Plan.
Since the Railyard Area represents a unique opportunity
to reclaim land and promote sustainable development
and livability, the State of California selected the project
for inclusion in its Sustainable Communities Program,
and provided the Town of Truckee a planning grant in the
amount of $350,000. The redevelopment of the Railyard
Master Plan Area represents an opportunity to use land
efficiently, reinvest in the Downtown, create opportunities
for new home ownership and flexible spaces for new
businesses and commerce, and balance job growth
with new housing. The sheer magnitude of California’s
projected job and population increases will require that
growth be accommodated in more thoughtful ways
within the existing urban fabric and within existing rural
communities to ensure sustainable development.
a. Public Visioning Process
The redevelopment of the Railyard Master Plan Area is a long-term Downtown reinvestment project,
which has evolved over 20 years of visioning, planning and design. The Master Plan planning
process included a series of workshops, community meetings, open houses, site visits, newsletters,
Chamber of Commerce mixers, and consultation with stakeholders including owners of property
within and adjacent to the Master
Plan Area throughout 2003, 2004
and 2005. This initial public outreach
process engaged the community and
generated ideas for the Master Plan.
The Town of Truckee held a workshop
on March 15, 2005 to present
background information on the
Railyard Master Plan Area, review
best practices from other mountain
communities and generate ideas and
feedback for the future development
of the Railyard Master Plan.
Community teams at the March 15, 2005 Railyard Workshop
Objectives of Sustainable
Development
Sustainable Development is development
that meets one or more of the following
objectives:
Develops and implements growth policies,
programs and projects that reduce pollu-
tion hazards and the degradation of the
environment;
Promotes Infill Development;
Promotes economic development within
Economically Distressed communities;
Promotes land use and policies, programs
and projects that support alternative trans-
portation options;
Ensures a proper mix of business and
housing, including affordable housing, in
communities and neighborhoods;
Balances job growth with new housing;
Encourages communities centered around
civic spaces;
Ensures more efficient, well-planned
higher density use of land; and
Protects environmental resources.
Source: Sustainable Communities Grant and
Loan Program, 2006.
3. Community Context
The Railyard Partnership team presented character studies from other mountain downtowns to
explore development patterns (see Appendix A) and discussed the creation of character areas within
the Railyard Master Plan Area to guide future development and ensure that the plan responds to the
natural assets of the site. Attendees worked in four groups to identify the potential future character
areas using sample photographs from other mountain community downtowns. Participants were
asked to brainstorm the types of places that should be created in the character areas by thinking
about why people would visit, live or work there. The groups selected examples of appropriate
buildings, types of places and their locations. Figure 3-5 shows the images that were selected by a
majority of participants.
There was overwhelming support for significant new development at the Railyard and for
development that contributes to Truckee’s mountain community character, as well as creating civic
presence in the Downtown. Workshop participants identified the following vision concepts:
• Truckee is “funky”. The existing historic downtown has been built over 150 years. A diversity
of architecture and uses are found in the Downtown Core. Likewise, the development of the
Railyard Area should provide variety in terms of building forms and uses.
• The development should embrace Trout Creek as an urban stream and be designed to reinforce
this natural asset while creating a people place.
• A new prominent gateway to downtown should be created where Glenshire Drive is connected to
the site with a new bridge over Trout Creek.
• The development should create a strong connection between the Downtown Core and the new
Railyard neighborhood.
• Well designed, compact development reinforces walkability and community vitality.
Community input during the public visioning process helped to frame the three plan alternatives
described below.
b. Plan Alternatives
Darin Dinsmore of Dinsmore Sierra, LLC facilitated community discussions and workshops to craft
three plan alternatives. A description of each alternative considered is provided below. Each of these
three concepts assumed that the balloon track would be relocated to the east.
(1) Single-Sided Main Street. The single-sided main street alternative extends Donner Pass
Road along the tracks through the site to connect to Glenshire Drive, as shown in Figure 3-6. This
plan provides an important connection to the existing Downtown, allowing the existing main street to
naturally extend further towards the east and provides a prominent town square location with views
to Mount Rose and the Sierra Crest. In this alternative the north-south streets and the extension of
Church Street function more as local serving streets within the Master Plan area.
(2) Double-Sided Main Street. As shown in Figure 3-7, the double-sided main street
concept involves the extension of Church Street as the primary street connecting through the Master
Plan Area to Glenshire Drive. This would create a unique and different environment within the
Master Plan Area with main street buildings flanking both sides of the roadway. This concept creates
a separate and distinct main street from the existing Downtown and places a heavy emphasis on
Church Street supporting higher order retail mixed uses.
Challenges with this design include a lack of solar exposure on the south side of the block due to
shading from the buildings on the south side of the street. This alternative does not make efficient
use of the railyard setback for the main thoroughfare and also depends on the relocation of the
Truckee Railyard Master Plan Page 20
3. Community Context
Truckee Railyard Master Plan Page 21
lumberyard for its success.
(3) District Emphasis. The district emphasis
alternative provides for a distinct and unique Railyard
Master Plan that is adjacent to, but not directly connected
to the existing Downtown. As shown in Figure 3-8, this
alternative reflects the use of the site during the operation of
the lumber mill, with large-scale industrial type buildings that
could be used for a variety and mix of uses. The alternative
creates unique civic spaces and community gathering
places between the buildings. A smaller scale residential
neighborhood is located along the Trout Creek greenway
and, similar to the other alternatives, provides for north-
south access through the site connecting to Trout Creek.
The District plan does not focus on providing a natural
extension to the existing Downtown, but creates a distinct
district within the Downtown that reflects the industrial
nature that existed at the Railyard for over 100 years.
However, the block size, site layout, and lot types do not
create unique streetscapes and are not consistent with the
Source: Dinsmore Sierra LLC, 2006.
Extend Truckee’s commercial row Industrial heritage (housing or
public buildings)Multi-family housing with ground
floor commercial uses
Pedestrian mall Civic uses or landmark building Town square Transit center honoring the
industrial heritage of the Railyard
Pedestrian connection to riverfront
and municipal park
Trout Creek Bridge: East gateway
to Railyard
Public access and amenities at
Trout Creek
Figure 3-5: Matrix of Buildings Selected by the Community
Opportunities Identified in Workshops
• Prominent views and vistas to the
Sierra Crest, Mount Rose and the
surrounding ridgelines around the
downtown.
• Circulation improvements by extending
Church Street to connect to Glenshire
Drive and providing a network of
livable and walkable streets.
• New downtown parking facility within
close proximity of historic Commercial
Row.
• Opportunities for north-south
pedestrian connections between Trout
Creek and Truckee River.
• Relocation of the balloon track
provides a unique opportunity to
restore Trout Creek.
• Create a civic presence within the
downtown.
Source: 2006 Master Plan
3. Community Context
Truckee Railyard Master Plan Page 22
Source: Dinsmore Sierra LLC, 2006.
Figure 3-6: Schemes of the Single-Sided Main Street
Alternative
Figure 3-7: Schemes of the Double-Sided Main Street
Alternative
Figure 3-6: Schemes of the District Emphasis
Alternative
existing character of the historic Downtown.
c. Preferred Plan
The preferred plan, a single-sided main street with
three distinct districts, was developed following
further analysis and feedback on the alternative plans
and formed the basis for the 2006 Master Plan and
subsequently this Master Plan.
The preferred plan relies on the realignment of
Donner Pass Road east of the existing Truckee
Hotel, creating a new T-intersection that will reduce
the speed of traffic and act as a gateway to the
Downtown. The plan allows for the natural extension
of Donner Pass Road to connect with Glenshire
Drive and the option of connecting through the
site via Church Street. Small north-south streets
provide further access through the site between the
rail line and the Trout Creek Greenway. This plan
accommodates the existing lumberyard remaining on
site.
The plan provides for 2½ additional square blocks in
the Downtown, elongated blocks in the area of the
industrial heritage district, and a unique residential
neighborhood along Trout Creek, as shown in Figure
3-9. The preferred plan allows for the phasing of
development to utilize existing services and flexibility
of use within the Industrial Heritage District at the
eastern end of the site, which may evolve to meet
changing market demands as the Master Plan Area
is built out.
d. 2006 Draft Master Plan
The Master Plan completed in 2006, in association
with the Sustainable Communities grant, was based
upon the preferred plan. The key development
principals identified in the 2006 Master Plan are
the basis for the goals and policies set forth in
this Master Plan (2007); additionally, the plan has
evolved as more specific planning and design
efforts have been undertaken and to meet the
Town’s Master Plan requirements (Town of Truckee
Development Code Chapter 18.174). The Master
Plan approved in 2009 represetns the final product of
these planning and design efforts.
3. Community Context
Figure 3-7: Preferred Alternative Combining Single-Sided Main Street and District Emphasis Concepts
Irregular Lots & Blocks
Square
Blocks
Elongated
Blocks
N
Source: Dinsmore Sierra LLC, 2006.
Truckee Railyard Master Plan Page 23
e. 2015 Master Plan Update
As discussed in the Preface to this Master Plan, a subsequent planning process was initiated in
2015 to update the Master Plan to reflect changes in circumstances that would affect the anticipated
development for the Railyard Master Plan Area – most
notably that the balloon track would remain in its existing
location rather than be moved eastward and a roundabout
was identified as the preferred circulation improvement
at the Church Street/Donner Pass Road intersection.
A number of iterations of a new site plan for the Master
Plan area were considered during this latest Master Plan
update process. All of the concepts aimed to stay true to
the adopted master plan goals while also incorporating
amendments to better reflect development within the balloon
track and the specific development project proposed as
part of Phase I. This Master Plan represents the product of
that effort. Although this Master Plan accommodates the
balloon track remaining in its existing location rather than
being relocated, it maintains the three primary development
districts conceptualized in the prior Master Plan, maintains
the majority of the goals, policies and standards contained in
the 2009 Master Plan, and reflects a greater understanding
of site constraints, circulation needs, and market demand.
Redevelopment Principles
• Compact, Efficient Land Use
• Walkable
• Connected
• Mixed Use and Diverse
• Variety of Housing Choices
• Transportation Options
• Unique Mountain Town Character
• Quality Architecture and Urban Design
• Civic Presence Downtown
• Resource Efficiency
• Restoration of Trout Creek
Source: 2006 Master Plan.
3. Community Context
Truckee Railyard Master Plan Page 24
4
PURPOSE
This chapter provides a hierarchy of goals and policies to guide development in the Master Plan
Area. These guiding principles were developed through the community planning process for the
Master Plan, described in Chapter 3, Community Context, and form the basis for the development
regulations, described in Chapter 5, Development Regulations. This Chapter also describes how the
Master Plan is consistent with and implements the policies of guiding planning documents including
the Truckee General Plan 2025, the Downtown Truckee Specific Plan (DTSP), the Historic Guidelines
(Volume III of the DTSP), the Trails and Bikeways Master Plan and the Truckee Tahoe Airport Land
Use Compatibility Plan.
4.1 THE MASTER PLAN CONCEPT
The guiding concepts for the Master Plan are expressed
as goals (physical, economic, or social end states that
the community desires to achieve) and policies (provide
direction for decision-makers to follow in order to achieve
the community’s goals).
The Master Plan goals were derived from development
principles formed during the Railyard planning process, as
described in Chapter 3, Community Context, and repeated
in the box to the right. The goals and policies are intended
to support the Town’s vision for redevelopment of the
Railyard Master Plan Area as an attractive, pedestrian-
oriented mixed use center that integrates with Downtown
Truckee, reflects the historic character and industrial
heritage of the area, and creates a civic presence in the
Downtown.
Planning Goals
1. Encourage vibrant and economically sustainable mixed-use redevelopment that offers
diverse retail, entertainment, employment and housing opportunities.
2. Provide a connected community with places that are easily accessible to pedestrians,
bicyclists and drivers.
3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique mountain town character.
4. Encourage an efficient use of resources and improved environmental and community health.
Truckee Railyard Master Plan Page 25
GUIDING GOALS AND POLICIES
Redevelopment Principles
• Compact, efficient land use
• Walkable
• Connected
• Mixed use and diverse
• Variety of housing choices
• Transportation options
• Unique mountain town character
• Quality architecture and urban design
• Civic presence downtown
• Resource efficiency
• Restoration of Trout Creek
Source: 2006 Master Plan.
4. Guiding Goals and Policies
GOAL 1
Encourage vibrant and economically sustainable mixed-use redevelopment that offers diverse
retail, entertainment, employment and housing opportunities.
Policy 1.a. Improve Truckee’s economic base through encouraging a diversity of retail,
commercial, residential and office uses, including work/live and live/work that will
complement the existing Downtown.
Policy 1.b. Encourage ground floor uses that will attract pedestrian activity in the Downtown
Extension (DE) District to create a vibrant street experience.
Policy 1.c. Encourage a mix of different types of retail and commercial uses to provide services
to local residents and create a destination attraction for residents and tourists.
Policy 1.d. Require a mix of building forms and uses to increase the diversity of uses in
Downtown Truckee.
Policy 1.e. Accommodate higher density housing than currently exists in Downtown to support
local businesses and balance office uses, which generate activity during the day, with
residential activity in the evening and on weekends.
Policy 1.f. Encourage work/live and employment based uses in the Industrial Heritage (IH)
District.
Policy 1.g. Provide a range of housing options to support different lifestyles, families and tenures
and provide affordable and employee housing consistent with the General Plan.
Policy 1.h. Develop the Railyard Master Plan Area in phases generally growing from the existing
downtown toward the east to support the economic feasibility of redeveloping the
railyard.
Policy 1.i. Support the highest intensity development generally west of the balloon track closest
to the Downtown Core with a gradual transition to lower intensity development in the
eastern portions of the Railyard Master Plan Area.
Policy 1.j. Design and allow building uses to evolve over time to accommodate shifting market
demand and community context.
Policy 1.k. Allow a variety of live/work and work/live options that will support and encourage
small businesses.
Policy 1.l. Support redevelopment in transitional areas adjacent to the Railyard Master Plan
Area that is consistent with the Master Plan Goals and Policies.
Policy 1.m. Require the construction of a movie theater with performing arts capability within the
Downtown Extension (DE) District.
Truckee Railyard Master Plan Page 26
4. Guiding Goals and Policies
GOAL 2
Provide a connected community with places that are easily accessible to pedestrians,
bicyclists and drivers.
Policy 2.a. Create a street and sidewalk network that is physically connected to the existing
Downtown, surrounding neighborhoods, and Trout Creek and visually connected to
the natural features including the Truckee River and surrounding mountains.
Policy 2.b. Develop the Railyard Master Plan Area at a pedestrian scale, at generally a higher
intensity than the existing Downtown core, and with a mix of uses that supports
walking and biking as the primary means of local transportation.
Policy 2.c. Provide for snow removal on sidewalks to support walking as a primary mode of
transportation year-round.
Policy 2.d. Incorporate traffic calming designs into roadways to reduce vehicle speeds.
Policy 2.e. Provide parking facilities that do not disrupt the integrity of the urban fabric and that
are visually appropriate for the street.
Policy 2.f. Facilitate transitions between different modes of transit by siting bicycle storage
lockers/racks, parking, and expanded transit in close proximity and providing safe
and comfortable transition areas between modes.
Policy 2.g. Provide adequate, but not excessive parking, to accommodate visitors, employees
and residents and support progressive parking strategies including shared and
unbundled parking to maximize the use of facilities during all hours of the day,
support the “park once” concept and minimize parking.
Policy 2.h. Require safe and convenient bicycle parking lockers or racks for mixed use,
commercial, and multi-family development.
Policy 2.i. Design streets for winter snow conditions to facilitate snow plowing and storage,
while maintaining an appropriate pedestrian scale.
Policy 2.j. Build ADA compliant trails and walkways to connect public open spaces.
Policy 2.k. Support pedestrian and bicycle linkages to Trout Creek and, eventually the Truckee
River.
Truckee Railyard Master Plan Page 27
4. Guiding Goals and Policies
GOAL 3
Create an enjoyable public realm with a strong sense of place that complements Truckee’s
unique historical and mountain town character.
Policy 3.a. Enhance Truckee’s Downtown as a destination by incorporating the unique mountain
town character into the design of the Railyard Master Plan Area and creating visual
and physical connections to the natural amenities within the area.
Policy 3.b. Facilitate a strong connection between the Railyard Master Plan Area and the
existing Downtown through well-designed street and sidewalk improvements, building
forms and uses.
Policy 3.c. Preserve and enhance public vistas of the mountains, Trout Creek, and the Truckee
River through the Railyard development.
Policy 3.d. Require visually appealing architecture, streetscapes and human scale building
design including porches, awnings, cornices, and large ground floor windows
to enhance the public realm, encourage pedestrian travel, facilitate community
interaction, and promote public safety.
Policy 3.e. Create community gathering spaces—places where people gather and socialize
including parks, courtyards, wider sidewalks, and plazas— and establish a civic
presence in the Railyard Master Plan Area.
Policy 3.f. Enhance the community experience through attractively designed public places
including parks and venues for spontaneous and planned gatherings and memorable
neighborhood centers that provide a sense of place.
Policy 3.g. Create unique neighborhoods through diversity of building types with numerous
building variations along a single block and recognize that the organic and somewhat
random nature of development in the existing downtown has created the unique
character of Truckee.
Policy 3.h. Create a sense of arrival to the existing Downtown and the Railyard Master Plan Area
through creation of a focal point. Use of signage, public art, or similar feature shall be
strongly encouraged. Special consideration shall be given to the Donner Pass Road
T-intersection including the creation of a sense of departure from Downtown and the
Railyard Master Plan, as part of the Streetscape Plan.
Policy 3.i. Require development in the Industrial Heritage (IH) District to reflect the heritage of
the old lumber mill, the railyards, and the industrial history of the area.
Policy 3.j. Require the construction of unique and quality projects that express individual
character while complementing surrounding buildings and require a similar level of
architectural detailing on all building elevations visible from the public realm, where
appropriate.
Policy 3.k. Create a pleasant pedestrian environment by buffering pedestrians from vehicular
traffic with street trees and landscaping, where appropriate and consistent with
Truckee’s character.
Policy 3.l. Design for the winter climate with attention to microclimate conditions and create
enjoyable year-round public places.
Policy 3.m Require the construction of a strong pedestrian sidewalk facility between the Railyard
Master Plan and Commercial Row, along Donner Pass Road. Improvements
to Church Street should also be considered as part of Phase I as part of the
Truckee Railyard Master Plan Page 28
4. Guiding Goals and Policies
Streetscape Plan.
GOAL 4
Encourage efficient use of resources and improved environmental and community health.
Policy 4.a. Utilize land efficiently by building compact, well-planned high density development;
thereby preventing sprawl, preserving open space, and reducing vehicle emissions,
and vehicles miles travelled through facilitating alternative modes of transportation,
such as walking and bicycling.
Policy 4.b. Achieve multiple resource conservation goals through the design of public
open spaces. Open space can provide natural habitat for wildlife, storm water
management/infiltration and winter snow storage.
Policy 4.c. Take advantage of the east-west aspect of the Railyard Master Plan Area to provide
solar access (southern exposure) for streets, buildings, and public places.
Policy 4.d. Require site design to incorporate Low Impact Design (LID) principles including storm
water infiltration, retention and treatment on site, consistent with NPDES storm water
standards.
Policy 4.e. Support restoration of Trout Creek and a greenway along the creek as a prominent
natural and recreational feature available to the public.1
Policy 4.f. Support the Town’s restoration of Trout Creek while striving to balance natural,
wildlife, habitat, flood control, social and cultural elements (including recreation and
interpretive signage) to create a healthy and sustainable environment.*
Policy 4.g. Embrace Trout Creek as a natural asset while creating a place for human
enjoyment.*
1 The Railyard Master Plan and the Trout Creek Restoration project are two separate and distinct projects with different proponents, objectives, and utility.
Truckee Railyard Master Plan Page 29
4. Guiding Goals and Policies
4.2 RELATIONSHIP TO REGULATORY DOCUMENTS
This subsection provides a brief summary of applicable planning documents that provide direction for
the redevelopment of the Railyard Master Plan Area, lists key policies from the documents and briefly
describes the extent to which the Master Plan satisfies those policies.
a. Town of Truckee 2025 General Plan
The Master Plan Area is within the Downtown Specific Plan Area designation of the Truckee 2025
General Plan. The General Plan provides many policies relevant to development of the Master Plan
Area. The General Plan emphasizes mixed use centers, cluster development to preserve open space
and natural amenities, a “park once” environment and walkable centers, and connections from the
Master Plan Area to the Downtown Commercial Core. The General Plan recommends a hierarchy
of mixed use and neighborhood centers to create town focal points and direct development to the
Downtown in order to ensure that it remains the heart of Truckee. Reduced automobile travel demand
through opportunities for alternative modes of travel such as integrated bike and pedestrian networks
is encouraged. The General Plan envisions maintaining Truckee’s unique qualities, historic character
and sense of place, and scenic mountain views. Enhanced corridors and gateways are recommended
along with preservation of the scenic qualities of the Truckee River and waterways.
The Master Plan implements General Plan policies to achieve mixed use development in the Railyard
Master Plan Area including commercial uses, housing, civic uses and open space. The Plan seeks to
achieve economic diversity and complement the existing Downtown and provide both local and tourist
retail uses through specifying permitted types of land uses and scale and massing of buildings. The
Plan will establish pedestrian, bicycle and vehicular connections to the Downtown Commercial Core
and support multi-modal access throughout the Railyard Master Plan Area. Specific development
regulations and design guidelines are provided for the three Districts to further define the areas and
create a unique sense of place.
General Plan policies that specifically relate to the Railyard Master Plan Area are listed below and in
Appendix B. Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant
policy.
•Develop a master plan for the Railyard Master Plan Area in the Downtown as a location for future mixed use
development, including both local and tourist-serving commercial and public uses. The Plan shall address the
need for and construction of a second access road from the Railyard to the south. (Land Use, A6.4)
•Develop the old mill site (the Railyard) as a location for future mixed use development, including both local
and tourist serving commercial uses, as well as residences, and public uses, incorporating the suggested
components described in Action A7.1 in the Community Character Element. (Land Use, DSA-P8)
•Promote new mixed use and infill development in the Downtown, including at the Railyard and Hilltop sites.
(Community Character, P6.5)
•Create pedestrian and bicycle connections in the Downtown that encourage people to walk between different
activity centers such as Commercial Row, Jibboom Street, Brickeltown, West River Street and the new
Railyard Master Plan Area. (Community Character Element, P6.10)
•Redevelop the Railyard site as an extension of the Downtown that complements and enhances the entire
Downtown area. (Community Character Element, P7.1)
•Develop and implement a Master Plan for the Railyard that addresses the following components (Community
Character, A7.1):
ο Detailed design guidance for specific “character areas” identified within the project area.
Truckee Railyard Master Plan Page 30
4. Guiding Goals and Policies
ο Design that is sensitive and responsive to the site’s context, historic heritage, and the community vision for
the Downtown and for Truckee as a whole.
ο Design that is authentic and original, and that does not replicate that of the historic Downtown area.
ο A high quality pedestrian and bicycle environment.
ο Civic and public facilities.
ο Housing.
ο Extension of Truckee’s Downtown Main Street along Commercial Row through the Railyard to connect
with Glenshire Drive, thereby creating a new community gateway and reinforcing Trout Creek as the
northeastern boundary of the Downtown.
ο Design improvements that enhance Trout Creek as a valuable asset for Downtown and for Truckee as a
whole.
•Establish and maintain a Level of Service D or better on road segments and for total intersection movements
in portions of the Town outside of the Downtown Specific Plan Area. Establish and maintain a Level of Service
E or better on arterial and collector road segments and for total intersection movements within the Downtown
Specific Plan Area. Throughout the Town, individual turning movements at unsignalized intersections shall
not be allowed to reach LOS F and to exceed a cumulative vehicle delay of four vehicle hours. Both of these
conditions shall be met for traffic operations to be considered unacceptable. (Circulation Element, P2.1)
•Allow flexibility and exceptions to the LOS standards described in Policy P2.1 for the following intersections:
ο Bridge Street/Donner Pass Road
ο Bridge Street/River Street
ο Glenshire Drive/Donner Pass Road
Exceptions to the standards may be allowed in cases where the Town finds that improvements needed
to achieve acceptable LOS: (a) should be deferred in order to better coordinate with the planning and
implementation of other projects including the Railyard; (b) will result in unacceptable impacts (e.g. requiring
demolition of historic buildings, relocation of businesses); (c) are not feasible to construct; or (d) should be
deferred or lowered in order to better implement other transportation control measures including alternative
transportation modes.
Exceptions should only be allowed after all feasible resources and options to implement needed
improvements have been explored and exhausted. (Circulation Element, P2.3)
•Support a mixed use development in the Railyard Master Plan area and consider implementing the economic
diversification strategies of this element as part of the Master Plan. (Economic Development Element, P8.5)
b. Downtown Truckee Specific Plan
The 1997 Downtown Specific Plan includes the
downtown area of Truckee along both sides of the
Truckee River from the eastern boundary of the
Railyard Master Plan Area (Mill Site) to the West River
Street Industrial area, bounded by Highway 89 (west).
The Downtown Specific Plan contains four volumes:
Volume 1, Existing Conditions; Volume 2, Policies and
Programs; Volume 3, Historic Design Guidelines; and
Volume 4, Final EIR. The Downtown Specific Plan,
Volume 2, (DTSP) contains many guiding policies that Downtown Truckee
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4. Guiding Goals and Policies
are relevant to the redevelopment of the Railyard Master Plan Area. The DTSP framework promotes
redevelopment of the Railyard Master Plan Area as an attractive, pedestrian oriented activity
center that is connected to the Downtown Commercial Core both visually and physically. The DTSP
envisions a mix of retail/commercial uses, recreational uses, lodging and public services.
In conjunction with adoption of the Master Plan in 2009, some DTSP policies applicable to the
Railyard Master Plan Area were amended for consistency. The amended DTSP policies are shown
here. New text is shown in underlined, italic type, and deleted text is shown in strikethrough type. The
Master Plan implements and incorporates the policies of the DTSP throughout the chapters of this
Plan. DTSP policies are integrated into the Master Plan in the form of standards, design guidelines
and action items. Specific direction from the DTSP for land use, circulation and parking, pedestrian
and bicycle circulation, streetscape design, public services and facilities, environmental conservation,
historic resources, parks and gateways is addressed in this Master Plan. The land uses proposed in
this Master Plan seek to achieve a mixed use development that is physically and visually integrated
with the Downtown Commercial Core. Land uses and circulation infrastructure will support pedestrian-
oriented activity and transit connections.
Specific policies for the Railyard Master Plan Area (Mill Site) are listed below and in Appendix B.
Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant policy.
•Create pedestrian friendly connections encouraging people to walk between activity centers such as
Commercial Row, the Mill Site Area, West River Street, Jibboom Street and Brickeltown. (Land Use Guiding
Policy 7)
•Encourage location and retention of public buildings and community serving uses in the DSA, particularly
in the Downtown Core and Mill Site Subareas. Such buildings could include a library, Town Hall, theater,
recreation center, community college, post office, and churches. Should the Post Office decide to relocate
from its current location on Jibboom Street, relocating the post office to the Mill Site is preferable to relocating
it outside the DSA. (Land Use Guiding Policy 14)
•Emphasize the commercial core of downtown as a pedestrian-oriented area. The following strategies should
be used to accomplish this: Install streetscape improvements that enhance the pedestrian experience,
including landscaping, decorative paving, street furniture and plantings. Provide integrated pedestrian
connections to parking areas, West River Street, the Mill Site development, and the Truckee River. Increase
pedestrian safety by installing crosswalks and lighting where needed, and by providing an additional
pedestrian access across the railroad tracks. (Downtown Commercial Core Policy 2)
•Promote the development of the Mill Site Railyard Master Plan Area as an attractive pedestrian-oriented
activity center physically and visually connected with historic downtown Truckee, and containing a mix of
retail/commercial uses, recreational uses, lodging, and public services. The intensity of development in this
area should be balanced with the intensity of development in the Commercial Core. The interface between
historic Truckee and the new Mill Site Railyard Master Plan Area development should be seamless carefully
considered through construction of a strong pedestrian connection. General guidelines for building density
and intensity are contained in Table 2.1 under the Mill Site Railyard Master Plan Category. (Mill Site Policy 1)
•A Master Plan shall be prepared adopted prior to any development in the Mill Site area Railyard Master Plan
Area to coordinate the mix of land uses and design treatments. Figure 2.3 shows the boundaries of: the
property owned by Union Pacific Railroad which could be offered for sale to an interested developer. The
Master Plan should incorporate features such local and visitor serving uses such as a hotel site, mixed-use
commercial areas, a parks area, high density residential if appropriate, and a community building/auditorium
uses. The master plan should include the following features:
ο Accommodate housing where appropriate. A variety of housing densities and types within the Downtown
Extension, Industrial Heritage, and Trout Creek Districts.
Truckee Railyard Master Plan Page 32
4. Guiding Goals and Policies
ο Site Design shall take maximum advantage of southern exposure, and mountain views, and orientation to
the balloon track.
ο Incorporate a public park which has an outdoor ice skating rink serving as a pond in the summer with
opportunities for both passive and active recreation.
ο Ensure that the Mill Site Railyard Master Plan Area remains a year-round activity center by accommodating
local-serving uses including a post office, local government facilities, community center or auditorium,
movie theater, and possibly a community college branch and library, and similar uses.
ο An pedestrian and bicycle under crossing of the railroad tracks located to the east of the balloon track
from Donner Pass Road Extension to East River Street shall not be precluded constructed when
necessitated by Mill Site development with Railyard Master Plan buildout. The specific location and
timing of construction of the under crossing shall be identified during the Master Plan process. An under
crossing alignment with the new Truckee Sanitary District pedestrian bridge across the river is considered
as the preferred location if feasible. To ensure the feasibility of a future bicycle and pedestrian connection
between East River Street and the Master Plan Area, the infrastructure plans for development east of the
balloon track shall include 30 percent design level drawings of a bicycle and pedestrian crossing under the
tracks.
ο Pedestrian access from the Mill Site to the Downtown Core and Truckee River Parks shall be
accommodated. (Mill Site Policy 2)
•The Master Plan shall incorporate design standards to ensure the compatibility of architecture and site design
with the historic mountain character of Truckee and the specific history of the Mill Site area and railroad. (Mill
Site Policy 3)
•Promote public transit access to and from the Mill Site Railyard Master Plan Area through operation of: a
trolley, preferably running on a rail spur connecting to the Commercial Core area. (Mill Site Policy 4)
•Accommodate Promote construction of an outdoor a rail railroad museum at the southeast corner of the
Bridge Street and Commercial Row intersection adjacent to the railroad tracks in the Railyard Master Plan
Area. (Mill Site Policy 5)
•Develop a major parking lot on the easterly portion of the Mill Site property to move traffic efficiently to and
from the future Easterly under crossing. (Mill Site Policy 6)
•Accommodate development of a new gas station in an appropriate location on the Mill Site. Three gas
stations are proposed for conversion to other uses in the Downtown Core (Cal Nevada Tire, Pat G Ollie’s, Q
Cardlock facility). Accommodating an additional gas station on the Mill Site will help address local and visitor
needs for service stations in the DSA. (Mill Site Policy 7)
•Although the existing balloon track may be perceived as a unique design feature on the Mill Site, further
analysis may identify ways to improve the Mill Site development by relocating or replacing the balloon track.
Such options will be further evaluated and pursued through the master plan process. (Mill Site Policy 8)
•New development and expansion or use conversion of existing development will be subject to the parking
requirements contained in the Specific Plan Zoning Standards. The Zoning Standards shall account for
“shared parking” in parking demand calculations for new or expanded development. Since the peak demand
for parking occurs at different times for certain uses, less overall parking is needed to accommodate demand
with a mixed land use pattern. (Guiding Parking Policy 11)
•The main pedestrian circulation movement between the Downtown Commercial Core and the Mill Site shall
occur along Church Street Donner Pass Road, designated through signage and wide, attractive sidewalks.
(Pedestrian Circulation Policy 2)
•The Zoning Ordinance shall establish requirements for pedestrian access in new development within the
Truckee Railyard Master Plan Page 33
4. Guiding Goals and Policies
DSA, including the Master Plan areas. (Pedestrian Circulation Policy 7)
•Establish requirements for bicycle access in new development within the DSA in the Zoning Ordinance,
including the Master Plan areas. (Bicycle Circulation Policy 12)
•Coordinate with Union Pacific Railroad regarding the lease of railroad right-of-way for the Class I bike path
adjacent to the railroad tracks. Should the proposed location be determined inappropriate or infeasible, the
proposed Class I bike path would need to be rerouted to a nearby street. (Bicycle Circulation Policy 13)
•Coordinate the streetscape elements in other DSA sub-districts and Master Plan areas with improvements in
the Downtown Commercial Core. (Streetscape Design Guiding Policy 5)
•The Master Plan Areas shall include dedicated snow storage areas to satisfy their respective on-site snow
storage demand, unless an alternative snow removal plan is approved as part of the Master Plan. Snow
storage areas should consider the visibility to surrounding development and Downtown view corridors. Snow
storage run-off should be directed into treatment and retention facilities. (Snow Removal Policy 8)
•Public restroom facilities should be incorporated into the design of the Hilltop and Mill Site Master Plans.
These facilities may include signed public use of restrooms within commercial development or stand-alone
facilities located close to routes and public places, such as the proposed civic/community building planned for
the Railyard Area. (Public Restroom Policy 7)
•Require new development, including the Old Mill Site and Hilltop Master Plan areas to utilize natural gas if
available. (Water, Power, and Sewer Service Policy 8)
•Work with Caltrans and affected property owners to implement the following improvements recommended
by the Trout Creek Drainage Study. Cumulatively, these improvements will significantly reduce the risk of
flooding in the Downtown area:
ο Culvert replacement and channel improvements downstream of Highway 267 in the Mill Site subarea will
also substantially reduce the potential for Downtown flooding. Because the greatest reduction in flood
potential is achieved from upstream improvements, Mill Site subarea improvements should be considered
subsequent to the recommended Bennett Flat on-stream retention and Highway 267 culvert replacement.
(DSA Drainage Policy 1)
•Major new development such as the Mill Site and Hilltop Master Plan areas and Barsell property shall provide
on-site retention and treatment consistent with the requirements of the Lahontan Regional Water Quality
Control Board and drainage requirements established by the Town. (DSA Drainage Policy 3)
•The Mill Site Master Plan shall identify how the portion of Trout Creek within its boundaries will be protected
and restored to a more natural condition. (Biological Resource Protection Policy 7)
•Protection strategies for historic resources which exist in Master Plan areas shall be specified through the
master plan process, and shall be consistent with the protection mechanisms established in the historic
design guidelines. (Historic Preservation Guiding Policy 8)
•A master design plan will be required as part of the master site plan for the Old Mill site. This design plan will
be reviewed by HPAC for consistency with Specific Plan policies and compatibility of design with the Historic
District. (Historic Preservation Commission Policy 12)
•New parks should achieve the goals of providing more public space in the Commercial Core, increasing
public access to the Truckee River, protecting historic areas, and attracting people to new areas such as the
Mill Site. (Parks and Gateways Guiding Policy 2)
The Town recognized through the Master Plan Process that there were existing DTSP goals, policies
and land use directives that would not be implemented by this Master Plan. Amendments to the DTSP
Truckee Railyard Master Plan Page 34
4. Guiding Goals and Policies
were adopted as part of the Master Plan by the Town Council to implement certain Master Plan goals
and policies and to resolve conflicts between the DTSP and the Master Plan.
c. Town of Truckee Development Code
The Truckee Development Code designates the Railyard Master Plan Area as Downtown Master Plan
(DMP). The intent of the DMP zone is to provide for development consistent with applicable policies
and land uses identified in the Downtown Specific Plan. Development within the DMP zone shall not
occur until a Master Plan is approved. Interim uses including single-family dwellings (on property
not owned by Union Pacific Railroad), railroad operations, existing non-conforming uses, and public
parking lots are permitted within the DMP zone prior to the approval of a Master Plan.
This Master Plan provides development regulations for the DMP zone as required by the Town’s
Development Code. Where regulations from the Development Code apply to future development
of the Railyard Master Plan Area, the regulations are incorporated in this plan either directly or by
reference.
In conjunction with adoption of the Master Plan in 2009, the Town of Truckee Development Code
and zoning map were also amended. The Town of Truckee Zoning Map was amended to change the
zoning district on APN 19-030-03, APN 19-030-04, APN 19-030-05, APN 19-030-13, and APN 19-030-
14 from DMP (Downtown Master Plan) to DRH-14 (Downtown High Density Residential, 14 dwelling
units per acre); on APN 19-114-01, APN 19-114-02, and APN 19-114-03 from DMP (Downtown
Master Plan) to DMU (Downtown Mixed-Use); and on APN 19-420-15 from DMP (Downtown Master
Plan) to DM (Downtown Manufacturing); and to modify the Historic Preservation Overlay District. The
westerly portion of the Railyard Master Plan Area was prior to this modification included within the
Historic Preservation Overlay District, but was removed with passage of Ordinance No. 2009-03 by
the Truckee Town Council. No portion of the Railyard Master Plan Area is located within the Historic
Preservation Overlay District, therefore development with the Railyard Master Plan Area is not subject
to Historic Preservation Advisory Commission review. Rezoning the railroad right-of- way within the
Railyard Master Plan Area—excluding the Beacon gas station and the relocated balloon track—from
DMP (Downtown Master Plan) to Downtown Railroad (DRR) was proposed, but the area currently
remains DMP.
d. Trails and Bikeways Master Plan
The Trails and Bikeways Master Plan implements General Plan policies that direct the establishment
of a town-wide multi-use public trail system designed to increase recreational, educational and
alternative transportation opportunities. An update to the Trails and Bikeways Master Plan initially
adopted in 2002 was approved in September 2015. The system outlined in the Plan is intended to
link the historic downtown, residential, commercial, recreational and educational areas, natural and
historic resources and regional public lands and trails. Many of the plan’s policies are pertinent to
the development of multi- modal trails and bikeways in the Railyard. Trails proposed in the vicinity
of the Railyard Master Plan Area and integration of these trails with proposed trails in the Railyard
are discussed in Chapter 7, Transportation and Circulation. The Railyard Master Plan addresses the
key concepts from the Trails and Bikeways Master Plan including: pedestrian and bicycle networks
for multiple users; establish links between land use types and various locations in Town; minimize
conflicts and provide safe recreation opportunities; and provide access to natural and historic
resources.
Truckee Railyard Master Plan Page 35
4. Guiding Goals and Policies
e. Truckee Tahoe Airport Land Use Compatibility Plan
The purpose of the Truckee Tahoe Airport Land Use Compatibility (ALUC) Plan is to regulate
development within the vicinity of the airport to ensure that land use conflicts do not result. The
Plan includes zones that establish appropriate land uses for property within the ALUC Plan area.
The eastern one-quarter of the Railyard Master Plan Area is within Compatibility Zone C (Extended
Approach/Departure Zone) and the western portion of the Railyard Master Plan Area is within
Compatibility Zone D (Primary Traffic Patterns). An ALUC Plan was approved in 2004 prior to the
approval of the Railyard Master Plan in 2009 that identified land use compatibility zones in the
influence area of the airport and imposed specific development limitations within these zones. An
update to the ALUC Plan was completed and approved in October 2010. The ALUC Plan dated
October 2010 reflects the adoption of the plan by the new managing authority: Truckee Tahoe Airport
Land Use Commission. The land use compatibility zones affecting the Railyard Master Plan Area did
not change substantively between the 2004 and 2010 ALUC plans. Land use compatibility Zone C
extends over the eastern one-quarter of the Master Plan Area and Zone D extends over the remaining
western portion of the area. Zone C is the more restrictive of the two zones. The Master Plan adopted
in 2009 proposed the relocation of the balloon track eastward into Zone C as to allow for a greater
optimization of the land use and development capacity within Zone D. The 2015 revised Master Plan
maintains the balloon track in its existing location within Zone D and accommodates development
within the balloon track, which was not contemplated in the 2009 Master Plan. Thus, the majority
of and the most intense development will still be located within Zone D. See Appendix D for further
discussion of the Master Plan’s relationship to the ALUC Plan.
f. Truckee Redevelopment Plan
The 1998 Truckee Redevelopment Plan was intended to eliminate blight in the Redevelopment
Project Area, which included the Railyard Master Plan area. The Redevelopment Plan established the
framework for the redevelopment agency actions relating to development, permitted uses, and project
financing. The Redevelopment Agency participation in the Railyard project was anticipated to include
providing financial support for the construction of public infrastructure, parks, affordable housing, and/
or other community-benefiting uses. In 2012, redevelopment agencies were dissolved statewide. As
a result, certain infrastructure plans pertaining to the original 2009 Master Plan have been eliminated,
including relocation of the balloon track. This Master Plan was revised in 2015 to address this change
and others.
g. Truckee Particulate Matter Air Quality Management Plan
The Town of Truckee Particulate Matter Air Quality Management Plan was adopted by Town Council
in 1999 to reduce particulate matter emissions and improve air quality in the Truckee air basin. The
regulations and programs of this Town Air Quality Plan are in addition to the programs and services
provided by the Northern Sierra Air Quality Management District (AQMD). Development within the
Railyard Plan Area will be subject the air quality control measures within Truckee and Northern Sierra
AQMD management plans.
h. Public Improvement and Engineering Standards
The Town of Truckee Public Improvement and Engineering Standards (PIES) are minimum design,
construction and improvement standards for public and private improvements affecting the public
infrastructure under the jurisdiction of the Town. Except as provided for within this Master Plan,
development within the Railyard Plan Area will be subject to PIES.
Truckee Railyard Master Plan Page 36
5
PURPOSE
This chapter dictates allowable land uses and sets Development Standards and Guidelines for
development in the Master Plan Area to regulate the function, character and form of the built
environment. The Development Standards and Guidelines in this chapter will govern all future
development within the Railyard Master Plan Area. The regulations provide a system to ensure
that the design of the public realm and the design of new public and private buildings will support
the Railyard Master Plan Area’s evolution into a new, mixed-use neighborhood that will enhance
Downtown Truckee and provide an extension of Commercial Row in an easterly direction.
In addition to the Development Standards and Guidelines in this chapter, development within the
Master Plan Area is also subject to street design standards (Chapter 8) and open space standards
(Chapter 6).
5.1 OVERVIEW
This chapter is intended to guide development of the Railyard Master Plan Area to implement the
Town’s vision for an attractive, mixed-use, pedestrian-friendly extension of Downtown Truckee. Three
new districts, as shown in Figure 5-1, have been established to assist in regulating development.
80
80
T RUCKE
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*The locations of local streets, community gathering spaces, and green connectors are illustrative and may not occur in the specic locations shown in the gure above
Figure 5-1 Vision
Figure 5-1: Districts
Truckee Railyard Master Plan Page 37
DEVELOPMENT STANDARDS AND GUIDELINES
5. Development Standards and Guidelines
The districts build upon the nine character areas identified in the Historic District Design Guidelines
for the Truckee Downtown Specific Plan and include:
• Downtown Extension (DE) District. This area will be a physical extension of the commercial
shops, restaurants, and lodging existing along Commercial Row with greater density and modern
interpretation of Truckee’s historic character. The DE District will include mix-used development
including retail, office, entertainment, residential, recreation, and civic/community uses in
Downtown. The DE District will generally have the greatest intensity of development of the three
districts, with the greatest intensity occurring west of the balloon track. Land within the balloon
track is encompassed within this district to ensure development within the balloon track has a
strong connection to development west of the balloon track, including the historic Downtown.
• Industrial Heritage (IH) District. This area will extend a mixed-use pattern of development into
the Railyard beyond the balloon track and support a connection through the Master Plan area
that will connect the Downtown to Glenshire Drive. Development in this district will support a
community of local business people, artisans, and entrepreneurs, and the continued operation
of the railroad. Multi-family residential, live-work and work-live units and commercial and light
industrial development, such as handcraft industries, small-scale manufacturing, or metal
fabrication, machine, and welding shops will occur in the IH district. Development in the IH District
will reflect historic industrial character of uses that once existed on the site including the Lumber
Mill and railyard operations.
• Trout Creek (TC) District. This area will provide a mix of multi-family and single-family
residential homes to increase the amount of residential within the Railyard Master Plan Area,
with connections to the Trout Creek Greenway. While this district will have a stronger residential
presence, a mix of other complementary uses is envisioned to be interspersed through the
development including bed & breakfast inns, art studios, health and fitness facilities, retail, and
accessory office space.
a. Organization
This chapter includes five primary components: 1) the Regulating Plan/Zoning Map; 2) Allowable
Land Uses; 3) Maximum Allowable Development (M.A.D.); 4) Development Standards and
Guidelines; and 5) Miscellaneous Guidelines.
b. Relationship to Other Plans and Town Codes
The Town of Truckee and surrounding jurisdictions have numerous planning documents that address
new development in the Railyard Master Plan Area including:
• Downtown Truckee Specific Plan, Polices (Volume 2)
• Downtown Truckee Specific Plan, Historic Design Guidelines (Volume 3)
• Trails and Bikeways Master Plan
• Truckee Tahoe Airport Land Use Compatibility Plan
• Truckee Redevelopment Plan
• Truckee Development Code
• Air Quality Management Plan
• Public Improvement and Engineering Standards
The Standards and Guidelines included in this chapter draw heavily from these documents and are
Truckee Railyard Master Plan Page 38
5. Development Standards and Guidelines
intended to synthesize their requirements herein. This document attempts to be comprehensive and
inclusive of all existing goals, policies and standards within the above named plans.
5.2 REGULATING PLAN/ZONING MAP
The Regulating Plan/Zoning Map, shown in Figure 5-2, shows the zones within the Master Plan Area
with unique standards for building placement, design, and use; and identifies the specific blocks
included in each zone. Each district is identified as a zoning district. The three zones comprise the
majority of the Master Plan Area and the regulations pertaining to each are detailed in this chapter.
The remaining areas are designated as Downtown High Density Residential, 14 units per acre
(DRH-14), Downtown Manufacturing (DM), Downtown Mixed Use (DMU), Public Facilities (PF), and
Open Space (OS) and are subject to associated development regulations included in the Town’s
Development Code. Regulated street frontages are also identified on the Zoning Map.
5.3 ALLOWABLE LAND USES
Parcels and buildings within the Downtown Extension (DE), Industrial Heritage (IH) and Trout
Creek (TC) districts defined in the Regulating Plan/Zoning Map (Figure 5-2) shall be occupied by
only the land uses allowed by Table 5-1. Parcels and buildings within the Master Plan Area with
zoning designations consistent with the Truckee Development Code, including property designated
Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown Manufacturing/
Industrial (DM), Public Facilities (PF) and Open Space (OS) shall be occupied by land uses permitted
in relevant chapters the Truckee Development Code.
a. Establishment of an Allowable Use
Any one or more land uses identified by Table 5-1 as being allowed within a particular District may
be established on any parcel within that District, subject to the planning permit required for the use
by Table 5-1, and compliance with all other applicable requirements of this Master Plan, including the
Maximum Allowed Development (M.A.D.) thresholds described below in Section 5.4. Where a single
parcel is proposed for development with two or more of the land uses listed in the table, the overall
project shall be subject to the highest planning permit level required by the table for any individual
use.
b. Permit Requirements for Allowable Uses
Table 5-1 identifies the uses of land allowed within the District established in the Master Plan, and the
planning permit required to establish each use. Table 5-1 provides for land uses that are:
• Permitted subject to compliance with all applicable provisions of this Master Plan, shown as “P”;
• Allowed subject to the approval of a Use Permit, shown as “UP”;
• Allowed subject to the approval of a Minor Use Permit, shown as “MUP”;
• Allowed subject to the approval of a Temporary Use Permit, shown as “TUP”;
• Not allowed within a specified zone, shown as a “-”.
Truckee Railyard Master Plan Page 39
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5. Development Standards and Guidelines
c. Special Use Regulations
Table 5-1 is followed by a numerical list of performance standards that apply to various land uses
within the Master Plan. If the planning permit symbol is followed by a number, that specific land use is
subject to a special standard noted at the end of the table.
d. Live/Work and Work/Live Units
Live/Work and Work/Live units are permitted as shown in Table 5-1. Live/Work units are residential
homes with accessory commercial or business activity conducted within the home. Commercial or
business activity is primarily conducted by residents of the home in a manner that is clearly incidental
to the principal use of the home as a residence. Live/Work units shall comply with Development Code
Section 18.58.130 (Live/Work and Work/Live Units) with the following exception:
(1) A Home Occupation Permit is not required per 18.58.120 B; if the proposed Live/Work use is located
in a designated Live/Work building; A Minor Use Permit to establish a work/live unit within the Downtown
Extension, Industrial Heritage, and Trout Creek zones is not required.
(2) A Minor Use Permit is not required per 18.58.120 (D)(1), (2), or (8), provided the maximum thresholds
listed in (2) and (8) are not exceeded; if the proposed Live/Work use is located in a designated Live/Work
building.
Work/Live units, unlike Live/Work units, are intended be used primarily or exclusively
for a commercial or business activity, and living area is secondary. Work-related activity
is intended to be the dominant activity for Work/Live, and Work/Live units will operate
essentially as “Live/Work” facilities per the Development Code. Work/Live units would be
subject to compliance with Truckee Development Code Section 18.58.130 with the following
exceptions:
(1) Living and work spaces may be independently accessible from one another;
(2) Work/Live units may be operated by the tenant; and parking for Work/Live units shall be required as
indicated within this Chapter.
Truckee Railyard Master Plan Page 41
5. Development Standards and Guidelines
Table 5-1: Allowed Land Uses and Permit Requirements
P = Permitted; UP = Use Permit; MUP = Minor Use Permit; TUP = Temporary Use Permit; - = Not Permitted
Land Use DE IH TC
Agriculture, Resources & Open Space Uses
Nature reserves P P P
Trails P P P
Manufacturing & Processing Uses
Building Materials Storage P (2)UP
Clothing products -P -
Electrical and electronic equipment, instruments -UP (3)-
Food and beverage production and distribution UP UP (3)-
Furniture/fixtures manufacturing, cabinet shops -P (3)-
Glass products -UP (3)-
Handcraft industries, small-scale manufacturing -P -
Metal fabrication, machine, and welding shops -UP (3)-
Paper products -P -
Printing and publishing -P (3)-
Recycling - Reverse vending machines P P -
Recycling - Small collection facility P P -
Stone and cut stone products -P (3)-
Structural clay and pottery products -P -
Textile and leather products -P -
Warehousing, wholesale and distribution -P -
Recreation, Education & Public Assembly Uses
Churches/places of worship -UP (5)-
Community centers P (4,5)UP UP
Health/fitness facilities P P -
Ice skating rinks P --
Indoor recreation centers UP UP UP
Libraries and museums UP(13)UP(13)-
Membership organization facilities P (5)P -
Parks and playgrounds UP UP UP
Schools - Public and private UP (4,13)UP(13)-
Schools - Specialized education and training P (4,13)P(13)-
Sport facilities/outdoor public assembly UP UP -
Studios - Art, dance, music, photography, etc.P P P(12)
Theaters and meeting halls P P -
Residential Uses(14)
Caretaker and employee housing MUP (4)MUP MUP
Detached living areas -P P
Live/work units P (4,7)P (7)P (7)
Work/live units P (6)P (6)
Multi-family dwellings, individual ownership, 2 to 10 units P P P
Multi-family dwellings, individual ownership, 11 and more units P P P
Multi-family dwellings, in commercial/ industrial project P P -
Truckee Railyard Master Plan Page 42
5. Development Standards and Guidelines
Land Use DE IH TC
Secondary residential units --P
Single-family dwellings --P
Single-room occupancy (SRO) housing P P -
Transient rental, multi-family dwellings P P UP
Transient rental, single-family dwellings --P
Home Occupations
Home Occupations are permitted in the Master Plan Area consistent Development Code Section 18.58.120;
with specific exceptions to this section as described in section 5.3(d).
Retail Trade Uses
Accessory retail uses P P (3)P(12)
Alcoholic beverage sales, beer and wine only P P -
Alcoholic beverage sales, other than beer and wine MUP MUP -
Bars and drinking establishments P P (8) -
Convenience stores P P -
Furniture, furnishings, and equipment stores P P -
Grocery stores P P -
Mini or Pop-Up Retail Spaces UP UP
Outdoor retail sales and displays UP UP -
Plant nurseries and garden supply stores P MUP -
Restaurants, counter service P P -
Restaurants, table service P P -
Retail stores, general merchandise P P P(12)
Second hand stores P P -
Service Uses
Automated teller machines (ATMs)P P -
Banks and financial services P P -
Bed and breakfast inns -UP (9)P (9)
Business support services -P (3)-
Car Wash -UP -
Card lock fueling facility -UP -
Child day care centers UP (4)UP(13)UP(13)
Child day care, large family day care homes --P (10,13)
Child day care, small family day care homes -P (10,13))P (10,13))
Hotels and motels P --
Laundromat -P (4)-
Medical services - Clinics and labs -P (3) -
Offices, accessory to primary use P (4)P P
Offices, business and professional P (4)P -
Personal services P P -
Public buildings and structures P P P
Public safety and utility facilities UP (4,11)UP (11)UP (11)
Repair/maintenance - Consumer products P (4)P -
Research and development (R&D)-P -
Service Station -UP -
Snow Removal -UP -
Truckee Railyard Master Plan Page 43
5. Development Standards and Guidelines
Land Use DE IH TC
Studios (art, dance, music, photography)
secondary to primary residential use P P P(12)
Veterinary, clinics, animal hospitals, kennels, boarding -UP -
Visitor center P --
Temporary Uses
Commercial filming TUP TUP TUP
Model homes MUP MUP MUP
Offices, temporary real estate MUP MUP MUP
On-site material processing ---
On-site soil remediation activities TUP TUP TUP
Outdoor retail sales, temporary TUP TUP TUP
Street Vendor TUP TUP TUP
Temporary events, non-profit organization TUP TUP TUP
Temporary work trailers TUP TUP TUP
Transportation, Infrastructure & Communications Uses
Broadcasting studios P --
Commercial Parking Garage UP (4)UP -
Electric utility facilities UP UP UP
Pipelines UP UP UP
Telecommunications facilities UP UP UP
Transit stop shelters P P P
Utility lines P P P
Notes:
(1) Subject to Truckee Development Code Section 18.58.060, animal raising and keeping.
(2) Building Materials Storage uses are permitted in the DE only if said uses were existing prior to the adoption of this
Master Plan.
(3) Hours of operation limited to 7:00 a.m. to 7:00 p.m on weekday and 9:00a.m. to 5:00 p.m. on weekend.
(4) Use not allowed within 30 feet depth of ground floor building frontage on Primary Street. However, to facilitate initial
leasing, the Town may allow these uses on the ground floors of buildings on Primary Streets in DE for a period of up to 5
years from issuance of the building’s final certificate of occupancy.
(5) Subject to Truckee Development Code Section 18.58.090, Churches, Community Centers and Membership
Organizations
(6) Subject to Truckee Development Code Section 18.58.130, with the following exceptions:
ο A Work/Live Units is not required to be operated by the owner (resident) per 18.58.130 B(5).
ο Parking shall be provided in accordance with this Chapter.
ο Living and working spaces may be independently accessible from one another.
(7) Subject to Truckee Development Code Section 18.58.130.
(8) Not permitted within 200 feet of a single-family residential use
(9) Subject to Truckee Development Code Section 18.58.070, Bed and Breakfast Inns
(10) Subject to Truckee Development Code Section 18.58.080, Child Daycare Facilities
(11) Permitted only if use is operated by a public agency. Office and outdoor storage is not otherwise permitted in the District.
(12) Permitted use if secondary to (occupies less than 50% of the floor area of the unit) a residential use in a live/work unit.
(13) Children’s schools, libraries and day care centers are not permitted in area of District that falls within Truckee Tahoe
Airport Land Use Compatibility Plan (ALUCP) Zone C, wherein this use is expressly prohibited. Portions of the TC and
Table 5-1: Allowed Land Uses and Permit Requirements Continued
Truckee Railyard Master Plan Page 44
5. Development Standards and Guidelines
IH districts fall within Zone C. Within Zone D (the majority of the Master Plan Area), children’s schools, libraries and day
care centers are discouraged uses under ACLUCP Policy 4.2.3(e) which states these uses “should generally not be
permitted unless no feasible alternative is available.” If found acceptable because of lack of alternatives, the use must
meet the intensity criteria of no more than 100 people per average acre and 300 people per single acre.
(14) Residential uses are not permitted within the balloon track unless Union Pacific authorizes and design guidelines for
residential within the balloon are prepared and approved by the Planning Commission.
5.4 MAXIMUM ALLOWABLE DEVELOPMENT (M.A.D.)
To ensure compliance with the Railyard Master Plan Final Environmental Impact Report (FEIR), and
to provide a threshold for development within the Master Plan Area, development shall be limited
to the Maximum Allowable Development (M.A.D.) per District detailed below. The M.A.D., together
with the development standards and guidelines included in this chapter regulate the overall density
and intensity of development that can occur within the Master Plan Area. As such, no maximum or
minimum floor area ratio or densities are prescribed (see Section 10.3 for M.A.D. implementation and
monitoring).
The use categories listed in the M.A.D. are not intended to limit the type of land uses that can be
developed within the Master Plan Area as Section 5.3, Allowable Land Uses, above details what uses
are permitted and conditionally permitted. The uses listed within the M.A.D. are intended to generally
represent the type of uses anticipated within the Railyard Mixed Use Development.
The amount of development is regulatory in that it provides a threshold to limit development
consistent with what was analyzed in the EIR. As detailed in Chapter 10, transferring M.A.D between
Districts (e.g., reducing units in the Downtown Extension and increasing permitted units in the Trout
Creek) is permitted subject to approval of a Minor Master Plan Amendment. Approval of alternate
uses may also be granted subject to approval of a Minor Amendment if the Community Development
Director finds that the alternate uses will not result in an increase of weekday PM peak hour trips as
compared to the approved M.A.D.
a. Downtown Extension District M.A.D.
Residential
• 220 residential units
• 15 live/work units
• 50 work/live units
Retail Trade and/or Service Use
• 65,000 square feet of retail
• 10,000 square feet of office
• 750-seat movie theater
• 60-room condo hotel
• 35,000 square feet of grocery store
Table 5-1: Allowed Land Uses and Permit Requirements Continued
Truckee Railyard Master Plan Page 45
5. Development Standards and Guidelines
Recreation and Public Assembly Uses
• 750-seat movie theater
• 25,000 square foot civic/community building
OR
45% of the work/live units can developed as stand-alone office and multi-family residential uses
resulting in the following alternatives for the DE District M.A.D.
Residential
• 257 residential units
• 28 work/live units
Service
• 32,500 square feet of office
* All other uses not modified in the alternative scenario remain consistent
b. Industrial Heritage District M.A.D.
Residential
• 125 residential units
• 75 work/live units
Retail/Service
• 5,000 square feet of retail
• 5,000 square feet of office
OR
75% of the work/live units can be developed as stand-alone office and multi-family residential uses,
resulting in the following alternative for I.H. District M.A.D.
Residential
• 181 residential units
• 19 work/live units
Service
• 61,250 square feet of office
* All other uses not modified in the alternative scenario remain consistent
Truckee Railyard Master Plan Page 46
5. Development Standards and Guidelines
c. Trout Creek District M.A.D.
Residential
• 60 residential units
• 25 live/work units
OR
• 85 residential units
5.5 DEVELOPMENT STANDARDS AND GUIDELINES
This section details the development standards and guidelines applicable to each of the three
districts: the Downtown Extension, Trout Creek, and Industrial Heritage. Development for property
designated as DRH-14, DM, DMU, DRR, PF and OS on the Regulating Plan/Zoning Map is subject to
the development and land use regulations prescribed in the Truckee Development Code.
The Development Standards, which are mandatory, are detailed below in Section 5.5.1 and in Table
5-2. Development Guidelines for each District, which are strongly encouraged, but not required, are
included in Sections 5.5.2 through 5.5.3. General Development Guidelines that are not specific to a
District are included in Section 5.5.4. The review authority may interpret the design guidelines with
some flexibility in their application to specific projects, as not all design criteria may be workable/
appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate
compliance with another guideline determined by the review authority to be more important in the
particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are
followed.
Superior architecture is a community expectation and is required throughout the Railyard Master
Plan. Flexibility in development standards may be considered through a Minor Exception, granted
by the designated review authority, based on the findings contained in Chapter 10, Master Plan
Administration, of this Master Plan.
The standards and guidelines for each district are organized into the following four defining elements
public realm, uses, buildings and access, as described below.
a. Public Realm
How the form and function of the public realm is developed throughout the Railyard Area and within
each of the three districts will influence the area’s character and its integration with the Commercial
Row and Church Street Character Areas identified in the Historic Design Guidelines. Key elements
that contribute to the Public Realm include block layouts and the manner by which public streets and
space are formed by the adjacent building walls. The Public Realm standards address block and lot
design, building density and intensity, building setbacks, frontage types and articulation of streetwalls,
open space and recreation areas, and solar exposure. These elements affect how people use public
spaces and what types of activities are promoted within the public spaces.
b. Uses
One of the key objectives of the development regulations is to focus on regulating the building forms;
however, the regulations also address building uses to promote a horizontal and vertical mix of
Truckee Railyard Master Plan Page 47
5. Development Standards and Guidelines
uses that will support an active retail destination and a lively and vibrant 24-hour activity center that
is synergistic with the Downtown Core. Development density and intensity within the Master Plan
is regulated by the M.A.D. (see Section 5.4) and the Development Standards and Guidelines that
regulate building form, mass and height. Development of residential units within the Master Plan is
not subject to a specific density standard.
c. Buildings
Regulation of the physical form of structures is necessary to achieve the desired character for
each area, including bulk and massing through height, setback, frontage types, roof forms, building
materials, and architectural guidelines.
d. Access
Strategically planned access for vehicles, pedestrians and bicyclists in, out, within and through the
Master Plan Area will be critical to the success of the Master Plan. Key elements that will affect
Access include street circulation, pedestrian linkages, bicycle routes and connections, signage,
parking requirements and parking placement. Regulations for these elements are included in this
chapter when they are specific to a District. However, the majority of these elements are addressed
in Chapter 7, Transportation and Circulation. These regulations are intended to help ensure a
strong integration with the existing Downtown Core and easy access to destinations for all modes of
transportation.
5.5.1 DEVELOPMENT STANDARDS
Proposed development shall comply with each of the urban standards provided in Table 5-2 for the
zone that applies to the site.
Truckee Railyard Master Plan Page 48
5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards
Standard Requirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
PUBLIC REALM
S1. Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza
or similar feature.
S2. Lot Area 2,000 sq. ft. Minimum
3,000 sq. ft. minimum,
5,000 sq. ft. maximum
for single-family and
duplex
S3. Building Site
Coverage (1)
NA 85% maximum 1st Floor 60%
maximum.
Upper floors 75% of 1st
floor maximum.
S4. Streetwall Height
(2)(3)
3-Story / 40 ft. max.
Additional height
must be setback a
minimum of 10 feet
from the streetwall
NA NA
S5. Streetwall
Articulation (3)
The streetwall height
of each block shall
vary in height.
The black shall be
calcualted in 100’
segments as shown
in Figure 5.3. The
variance shall be
20% of the maximum
street wall height
within each 100-foot
segment. (e.g., if the
maximum streetwall
height along a 100
foot frontage is 40 ft.
at least 20 ft. of the
frontage shall have a
maximum street wall
height of 32 ft.).
NA NA
S6. Permitted Building Frontages
The following building frontages are permitted, as indicated, within each district. A “Yes” means the
frontage type is allowed and “No” means the frontage type is prohibited. For example, a building in the DE
District could have a forecourt, but not a common yard frontage. See Table 5-4 for sample frontage types.
Frontage Type Primary Street/Other
Street All All
Common Yard No/No Yes Yes
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5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards
Standard Requirement by District
Downtown
Extension (DE)(3)
Industrial
Heritage (IH)
Trout
Creek (TC)
PUBLIC REALM
S1. Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza,
outdoor dining, or similar feature.
S2. Lot Area 2,000 sq. ft. Minimum
5,000 sq. ft. maximum
for single-family and
duplex
S3. Building Site
Coverage (1)
NA 85% maximum 1st Floor 60%
maximum.
Upper floors 75% of 1st
floor maximum.
S4. Streetwall Height (2)3-Story / 40 ft. max.
Additional height must
be setback a minimum
of 10 feet from the
streetwall
NA NA
S5. Streetwall
Articulation
The streetwall height of
each block shall vary
in height. The block
shall be calculated
in 100’ segments as
shown in Figure 5.3.
The variance shall be
20% of the maximum
street wall height within
each 100-foot segment.
(e.g., if the maximum
streetwall height along
a 100 foot frontage is
40 ft. at least 20 ft. of
the frontage shall have
a maximum street wall
height of 32 ft.).
NA NA
S6. Permitted Building Frontages
The following building frontages are permitted, as indicated, within each district. “Yes” means the frontage
type is allowed and “No” means the frontage type is prohibited. For example, a building in the DE District
could have a forecourt, but not a common yard frontage. See Table 5-3 for sample frontage types.
Frontage Type Primary Street/Other
Street All All
Common Yard No/No Yes Yes
Porch and Fence No/Yes No Yes
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5. Development Standards and Guidelines
Standard Requirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
Forecourt Yes/Yes Yes Yes
Stoop No/Yes Yes Yes
Shopfront and Awning Yes/Yes Yes No
Gallery/Canopies Yes/Yes Yes No
Patio Restaurant Yes/Yes Yes/Yes No
Rooftop Patio Yes/Yes Yes/Yes Yes
S7. Landscaping As required by Truckee Development
Code Chapter 18.40 (Landscape Standards).
S8. Open Space NA 15%
150 square feet per
multi-family unit. The
open space requirement
can be satisfied by any
combination of Common
and Private open space.
S9. Outdoor activities All sales, displays shall be conducted within an enclosed building, unless
a Use Permit, Minor Use Permit or Zoning Clearance for outdoor displays
and sales is approved in compliance with 18.58.190 (Outdoor Display and
Sales Standards). Street vendors are also permitted subject to approval of a
Temporary Use Permit approved in compliance with 18.62.
S10. Solar Exposure A minimum solar access plane of 27.25 degrees measured from the centerline
of each east-west street’s northerly sidewalk shall be provided. See Figure 5-4
USES
S11. Parcels and buildings shall be occupied by only the land uses allowed by Table 5-1 within the zone
applied to the site by the Regulatory Plan/Zoning Map.
BUILDINGS
S12. Building Setbacks. Minimum and maximum setbacks are required as shown below. See 18.30.120
(Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and
exceptions to required setbacks.
Front (on Primary Street)None required.
Maximum of 5 ft. from
back edge of sidewalk
improvement. The
review authority may
approve up to a 25 ft.
setback for outdoor
dining, small plazas,
courtyards or similar
features and associated
improvements.
NA NA
Table 5-2: Railyard Master Plan General Development Standards Continued
Truckee Railyard Master Plan Page 51
5. Development Standards and Guidelines
Standard Requirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
Front (on non-primary
street)
None required.
Maximum of 25 ft. from
back edge of sidewalk
improvement to
accommodate, outdoor
dining or gathering
space, small plazas,
courtyards, landscaped
area that will be
perceived as part of the
public realm or similar
features.
None required.
Maximum of 20 ft.
from back edge of
sidewalk improvement
to accommodate a
landscaped front yard,
outdoor dining or
gathering space, small
plazas, courtyards or
similar features.
Minimum 5 ft. to a
maximum of 25 ft.
from back edge of
the existing or future
sidewalk improvement,
as determined by the
Town Engineer.
Interior Sides None required.Minimum 5 ft.5 ft. minimum, but 15
ft. total (when there
are two interior side
property lines)
Street Side Edge of the existing
or future sidewalk
improvement as
determined by the Town
Engineer.
Minimum 5 ft. from
edge of the existing
or future sidewalk
improvement as
determined by the Town
Engineer.
Minimum 5 ft. from edge
of the existing or future
sidewalk improvement as
determined by the Town
Engineer.
Rear (5)None required.Minimum of 15 ft. Minimum of 20 ft for
Principal structure;
Minimum of 5 feet for
Accessory Structure
Creek 20 ft. minimum from
edge of trail or 20 ft.
minimum from 100-year
flood plain, whichever is
greater.
NA 20 ft. minimum from
edge of trail or 20 feet
minimum from 100-year
flood plain, whichever is
greater.
S13. Height limit (2)50 feet west of the
balloon and height
greater than maximum
permitted streetwall
height must be setback
a minimum of 10 ft.
from streetwall; 40 feet
within balloon track.
50 ft.25 ft. along Trout
Creek; 35ft. elsewhere
in TC District
ACCESS
S14. Parking and Loading
Standards
See Parking Management Plan which is required pursuant to Implementation
Action10 (see chapters 7 and 9).
Table 5-2: Railyard Master Plan General Development Standards Continued
Truckee Railyard Master Plan Page 52
5. Development Standards and Guidelines
Standard Requirement by District
Downtown
Extension (DE)
Industrial
Heritage (IH)
Trout
Creek (TC)
S15. Bicycle Parking
Requirement
Bicycle parking shall be provided as required by Truckee Development Code
Section 18.48.090. However, bicycle parking spaces required for multi-family
shall be located in a locker, garage, or a suitable rack for secure locking and
shall require location approval by the Town Traffic Engineer. Additionally
bike parking is also required for non-residential uses consistent with the
requirements of the Parking Management Strategy. (The Town’s Development
Code does not address commercial uses).
S16. Signs A sign program for each District must be prepared prior to the issuance of
building permits for the first phase of development within each District, or
a Comprehensive Signage Program must be prepared and approved per
Section 18.54 of the Development Code for new development of any multi-
tenant site proposed within the District.Temporary signs may be permitted
consistent with the requirements of Section 18.54 (Signs) of the Development
Code.
Notes:
(1) Maximum percentage of net site area that may be covered with structures. The landscaping requirement
will regulate pavement coverage for multi-family and commercial development. Total site coverage
(structures and pavement coverage) for single-family lots shall not exceed 80%.
(2) Maximum allowable height for structures. See Truckee Development Code Chapter 18.30.090 (Height
Measurement and Height Limit Exceptions).
(3) For development standards and guidelines within th Downtown Extension Balloon Track, see Master Plan
Section 5.5.2.
(4) When/if structures back onto an alley, no rear setback applies.
Truckee Railyard Master Plan Page 53
5. Development Standards and Guidelines
Figure 5-3: Streetwall Articulation
Figure 5-4: Solar Access Diagram
Truckee Railyard Master Plan Page 54
5. Development Standards and Guidelines
cOMMON YARD
PORcH AND FENcE
FOREcOuRT
STOOP
Table 5-3: Sample Frontage Types
Table 5-3: Sample Frontage Types
Truckee Railyard Master Plan Page 55
5. Development Standards and Guidelines
Shop Front and awningS
ColonnadeS/gallery/CanopieS
ground Floor patio reStaurant
rooF level patio
Table 5-3: Sample Frontage TypesTable 5-3: Sample Frontage Types Continued
Truckee Railyard Master Plan Page 56
5. Development Standards and Guidelines
5.5.2 DOwNTOwN ExTENSiON (DE) DiSTRicT
Buildings in the Downtown Extension (DE) District
will be designed to complement the existing main
street mixed commercial character with additional
emphasis on vertical mixed-use. The primary
intent of this District is to extend the public realm
of the historic Downtown Core into the, including
the area within the balloon track, and reinforce its
pedestrian-oriented nature. Pedestrian circulation
corridors will be characterized by wide, attractive
sidewalks and streetscape improvements to
emphasize a strong urban connection west from
the area within the balloon track through the DE
Extension to Commercial Row and Church Street.
Strategically located open spaces will function as
community gathering places, eventually connecting
to the Trout Creek Greenway and broader open
space network. New terminated vistas will be
created through the design of the street layout and
attention to architectural details. The Donner Pass
Road Extension will provide for open views to the
mountains surrounding Downtown.
The DE District includes the Master Plan Area located
closest to the eastern edge of Commercial Row and
extends into the balloon track. The District comprises
approximately 18 acres and will accommodate the
most urban conditions within the Railyard Area, with the
greatest intensity occurring west of the balloon track.
The portion of the DE District located within the balloon
track will also reflect many aspects of Downtown
Truckee’s character, but not at the same density/
intensity as Commercial Row. A stand-alone grocery
store and ancillary uses are targeted for the DE balloon
track area.
The area within the balloon track is included in the DE District to
support urban development that will provide a strong connection
between the Trout Creek and Industrial Heritage districts and
development west of the balloon track including the historic
Downtown. Development within the balloon track will include
an eclectic mix of building sizes and forms that will create site
patterns conducive to pedestrians. Within the balloon track,
development is generally envisioned to be less intense than the
DE district west of the balloon track, the balloon track area may
also provide an opportunity to develop a more urban grocer within
Downtown—a use highly desired by Town residents.
Example of high quality grocery
Source: 2006 Master Plan.
Downtown Extension
• Design Goal: To enhance Downtown
Truckee through mixed-use development that
creates new retail, dining, entertainment and
mixed- affordability residential opportunities.
create building and site patterns conducive
to pedestrian-oriented retailing that emulates
Truckee’s historic Commercial Row.
• Architectural Goal: To design buildings
that provide a contemporary interpretation of
commercial buildings found in Commercial Row
and Truckee’s unique small mountain town
character
• Massing Goal: To develop buildings that
are at a larger scale and with great density
but complimentary which extend the scale and
character of Commercial Row into the Railyard
and surrounding uses.
Truckee Railyard Master Plan Page 57
Downtown Core
5. Development Standards and Guidelines
a. Public Realm
The public realm in the DE District will primarily be
defined by the building frontages along Church Street,
Donner Pass Road and Donner Pass Road Extension
and the north/south connecting streets and alleys.
Donner Pass Road Extension west of the balloon
track and Donner Pass Road (within the Master Plan
Area) are designated as Primary Streets as shown in
Figure 5-1. The ground floor uses and building frontage
types are more restricted along the Primary Streets to
facilitate pedestrian activity.
The articulation of the street elevation/facade and the
use of the first 30 feet of private space along Primary
Streets (measured as the first 30 feet behind the
sidewalk) will also contribute to the Public Realm as the definition of that space will determine how the
uses interact with public space along Primary Street frontages. As development transitions into the
balloon track, building frontages will still front Church and Donner Pass Road Extension. However, the
buildings may be single use (e.g., potential grocer) strong emphasis on the pedestrian experience.
The following Development Guidelines address block and lot design; sidewalks, walkways and
streetscape; and building frontages and streetwalls. These Guidelines draw heavily from the
Downtown Truckee Specific Plan, particularly the Historic Design Guidelines.
Block and Lot Design
The existing development pattern in
the Downtown Core is composed of a
mix of block sizes and configurations
(as shown in Figure 5-5 and discussed
in greater length in Appendix A,
Block Structure Analysis), with a
predominance of linear, elongated
blocks running parallel to the Truckee
River and the railroad right-of-way and
shaped by topographic constraints.
Some of the elongated blocks are over
700 feet in length, creating a long, linear
formal streetscape along Commercial
Row; however, more typical dimensions
range from 250 feet to 350 feet.
Guidelines
• New development in the DE District should strive to establish blocks reflective of the Downtown
Core with an emphasis on linear proportions that parallel the railroad and river. (DE-G1)
• The majority of blocks should have a rectangular proportion. (DE-G2)
Example Streetscape
Source: Dinsmore Sierra, LLC, 2006.
Figure 5-5: Block Structure Study of Historic Downtown Truckee
Truckee Railyard Master Plan Page 58
5. Development Standards and Guidelines
• Larger blocks (greater than 300 feet) should
be broken with small plazas, patio restaurants,
courts or pedestrian alleys to facilitate
pedestrian activity and connections throughout
the plan area. (DE-G3)
• Stores should be easily accessible to
pedestrians from adjacent residential to
deemphasize the car and minimize automobile
trips. Curb extensions, crosswalks and mid-
block crossings should be provided along the
extension of Donner Pass Road to connect to
parking located in the railroad right-of-way. (DE-
G4)
• Within the balloon track, block designs should
accommodate buildings that will front Church
Street and Donner Pass Road and parking
lots being placed behind building frontages or
integrated into buildings to avoid a “strip mall”
appearance. (DE-G5)
Sidewalks, Walkways and Streetscape
The pattern of sidewalks is very random, and often non-
existent, throughout the existing Downtown Core. Along
Commercial Row, the sidewalks are continuous and wide. The
sidewalks are approximately 17 feet wide and accommodate
a variety of eclectic streetscape elements (benches, planters,
lighting, signage of varied designs) leaving an approximately
10-foot clear travel path. Extended lengths of the sidewalk
are covered with canopies or awnings and gallery frontage
buildings. The integration of these spaces with one another
helps define the public realm of Commercial Row.
The Master Plan requires minimum 12 foot-wide sidewalks
along Primary Street frontages in the DE District to strengthen
its connection with Downtown Core and promote pedestrian
activity (see Chapter 7, Transportation and Circulation for
additional details). Action 7.8 also requires the establishment
of a Streetscape Master Plan to ensure the appearance of the
streets and sidewalks are well designed.
Guidelines
• Along Primary Street frontages, sidewalks should extend a minimum of 12 feet from the back of
curb to the storefront edge and accommodate a minimum 10-foot wide clear travel path. (DE-G6)
• Sidewalks not located along a Primary Street frontage should extend a minimum of 8 feet from
the back of curb to the storefront edge along frontages and accommodate a minimum 6-foot wide
clear travel path. (DE-G7)
• Sidewalks should connect from block to block. The opportunity for wider sidewalks and artistic
Canopy along Commercial Row circa 1920
Canopy along Commercial Row circa 1920
Example of alleys and restaurant patio
Truckee Railyard Master Plan Page 59
5. Development Standards and Guidelines
or unusual street amenities should be considered to create an
interesting streetscape design within the sidewalk profile. (DE-
G8)
• Strong pedestrian connections should be provided between
blocks separated by parking areas. (DE-G9)
• A mix of materials, suitable for varied weather conditions, is
encouraged for sidewalks and walkways to distinguish street
hierarchy. (DE-G10)
• Sidewalks may be located on private property with a public use
easement to facilitate creative use of the space. (DE-G11)
• Building designs that result in covered sidewalks and walkways are encouraged on Primary
Street frontages. (DE-G12)
• Streetscape elements shall not be located within required clear travel path. (DE-G13)
• Areas for outdoor dining and/or public gathering should be planned within each block to ensure a
strong connection between businesses and the public realm. (DE-G14)
Building Frontages and Streetwalls
The term “streetwall” refers to the composition of several building facades viewed together. The
streetwall of the Historic Commercial Row, visible from many areas throughout Downtown, includes
an eclectic mix of building facades (see Figure 5-6). The streetwall is articulated by buildings that are
comprised of a range of building frontages and heights that vary from approximately 15 feet to 50 feet
tall or from one to five stories.
View of Commercial Row streetwall
from the Hilltop Area
S p r i n g S t r e e t
B r i d g e S t r e e t
S
i
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r
r
a
T a
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m
a
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i
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o .
Note: The darker the shading the higher the FAR.
Source: Dinsmore Sierra, LLC, 2006.Figure 5-6: Building Study of Commercial
Truckee Railyard Master Plan Page 60
5. Development Standards and Guidelines
Canopies that cover many of the walkways and awnings are also elements that contribute to the
streetwall form. In the DE District, the form of the streetwalls, particularly west of the balloon track, will
significantly contribute to the sense of place that is established throughout the area. The development
regulations included in Table 5-1 require the streetwall for each block fronting a primary street to
include varied heights. The following Guidelines should also be followed:
Guidelines
• The design of individual building facades should support an interesting and varied streetwall
reflective of historic Commercial Row with varied heights, an eclectic mix of building materials,
and a range of horizontal articulations (see examples below). (DE-G15)
• Public areas including streets, plazas and parks should be framed by buildings. (DE-G16)
• The majority of building frontages should be built to the sidewalk/property line, excluding areas
fronting outdoor dining and public or exterior semi-public spaces, to create an active and
interesting walking environment. (DE-G17)
• Design streetwalls as simple building edges with recessed windows with a solid to void ratio
similar to Commercial Row. Upper floors typically have a greater solid to void ratio than the
ground floor facades. (DE-G18)
• The location, siting and massing of buildings in the Downtown Extension will be particularly
important to minimize shadow effects and aid in melting accumulated snow and ice on the street
and sidewalk. (DE-G19)
• New buildings that replicate historic buildings are strongly discouraged. (DE-G20)
b. Use
Land uses within the Downtown Core include retail sales, real estate and professional offices,
restaurants and residential units. Buildings in the DE District are encouraged to include a vertical
mix of uses emphasizing ground floor retail with offices and residential above. Lodging, restaurant,
entertainment and civic/community uses are also encouraged. Primary Streets will have the greatest
emphasis on retail, entertainment, and hospitality uses, extending the historic pattern of Commercial
Row. Flexible spaces for commercial and work/live units will be provided along other commercial
Examples of streetwell articulation
Not This
This This This This
Truckee Railyard Master Plan Page 61
5. Development Standards and Guidelines
frontages.
To allow for flexibility in initial leasing of ground floor space
along the Primary Street in the DE, the Town may allow
office and ground floor uses otherwise prohibited per Table
5-1 for 50 percent of the store fronts along the Primary
Street, for a period of 5 years from issuance of each
building’s final certificate of occupancy.
Guidelines
• Developments should contribute to a healthy mix of
diverse serving commercial and entertainment uses,
such as: restaurants, high quality grocery store,
bakeries, boutique hotels, bars, small office space, and
retail. A mix of both local and tourist serving retail is
encouraged. (DE-G21)
• A grocery store is encouraged with the DE Balloon
Track area towards the eastern edge of the DE or
within the IH District. Development of a grocery store in
the IH would require a transfer of M.A.D. (see section
10.312). (DE-G22)
• A movie theater with a performing arts element and a variety of retail, office and work/live and
live/work spaces should be provided. (DE-G23)
• Opportunities for commercial ownership (e.g.
commercial condos for sale) are encouraged. (DE-
G24)
• Buildings should be designed with flexible spaces
to support transitional uses that will evolve over
time as the market permits, allowing Truckee to
grow organically. (DE-G25)
• Outdoor use areas are encouraged to
accommodate dining, display areas and street
vendors that will contribute to pedestrian interest.
Display areas should not occupy more than 30%
of the storefront length. Outdoor use areas should
not obstruct the minimum 10-foot clear travel path
(see sidewalks above). (DE-G26)
• Opportunities for “mini retail” and food and
beverage shops reminiscent of historic
outbuildings are allowed subject to a use permit
and design review approval (DE-G27)
c. Buildings
Downtown Truckee is comprised of an eclectic mix
of building types and forms, as it developed over a
relatively long period (1870s-1940s). Buildings in
the historic Downtown Core are primarily two-story,
Examples of “mini retail”
Source: Downtown Specific Plan, Volume 3.
Key Building Features of the
Historic Downtown Core
• Buildings align the sidewalk edge
• Vernacular commercial buildings
• Primarily two-story buildings with some one-
and three-story buildings, and one four-story
• Masonry construction is predominant,
although several painted wood sided buildings
also exist here
• Ground-level floors orient to pedestrian views
with large display windows and recessed
entries highlighting the goods and services
offered inside
• Upper-story windows are vertically oriented,
usually rectangular, and appear as smaller
openings in a predominantly solid wall
• Predominantly small flat-roof buildings,
although gabled buildings with false fronts
existed
• Canopies along Commercial Row
• Simpler building forms and styles found along
Jiboom Street
Truckee Railyard Master Plan Page 62
5. Development Standards and Guidelines
but there are some one-story, three-story, and four-story (Sierra Tavern) buildings. Some common
characteristics of the buildings include the use of masonry construction, the existence of a storefront,
simple design, and their historical setting near the railroad’s freight and passenger depots.
To help strengthen the connection of the Railyard Master Plan Area to the Downtown Core, buildings
in the DE District west of the balloon track should utilize patterns and forms reflective of buildings
that exist in the historic Downtown Core. Within the balloon track buildings should utilize patterns
more common on the perimeter of the historic downtown, with understated and simple forms and
architecture. The mix of buildings in the DE District should ultimately be comprised of an eclectic
range of building types, heights and styles.
Guidelines
The following guidelines draw heavily upon the Guidelines included in Chapter 15, The Commercial
District, of the Downtown Truckee Specific Plan, Volume 3.
Building Siting
•Buildings should create a strong street edge and the majority
of them should be built to back of the sidewalk/property line
(i.e., zero-lot setback on three sides) and the full width of the
parcel. For projects with patio restaurants and other outdoor
gathering spaces, the street edge and building siting may vary.
(DE-G28)
•Where buildings do not immediately about the sidewalk or
property side property line (mid-block), exterior semi-public
“gathering spaces” created by design and placement of
planters, low walls, steps, etc. should be incorporated into the
building/site design. (DE-G29)
Buildings and site design should also meet the parking, loading
and alley/service guidelines included in sub-section “d” below
(see DE Guidelines 52 to 54).
Building Mix
•An eclectic mix of buildings is encouraged (DE-G30):
−Each building design should consider all other buildings (existing or planned) on the block and,
as a whole, the block should contain a mix of building heights.
−Building designs are encouraged to contrast with other buildings and uniformity amongst
buildings is discouraged. One building may be comprised of a simple parapet masonry building
with minimal articulation and a monochromatic color scheme; whereas another building may
include a mix of building materials and a more dynamic color scheme.
Building Form and Massing
•New interpretations of traditional building styles are encouraged (DE-G31):
−A new design that draws upon the Town’s railroad / industrial / utilitarian working-class history is
preferred. This will allow new structures to be seen as products of their own time yet compatible
with their historic neighbors.
Example of patio restaurant and streetscape
Truckee Railyard Master Plan Page 63
5. Development Standards and Guidelines
−The exact copying or replication
of historic styles is strongly
discouraged.
•Simple rectangular solid building
forms that are deeper than they are
wide are encouraged. (DE-G32)
•A layering of building planes is
encouraged. (DE-G33)
•Floor-to-floor heights should appear
similar to those of historic buildings in
the area. (DE-G34)
•Contemporary interpretation of
traditional building shapes, especially
simple rectangular masonry building
forms with functional canopies and
building elements that appear as
shed additions are encouraged. (DE-
G35)
•Buildings should be comprised primarily of parapet buildings
typical of Commercial Row. (DE-G36)
•Patterns should be created along the street by the repetition of
similarly-sized building elements. However overly repetitious
design elements are strongly discouraged (DE-G37):
−No façade should exceed 50 feet in width.
−Where a building façade must exceed 50 feet in this width, a
change in design features to suggest the traditional building
widths should be used. Changes in facade material, window
design, facade height, decorative details, or the addition of a patio restaurant are examples
of techniques that may be considered. These variations should
be expressed through the structure such that the composition
appears to be a collection of smaller building modules.
−No single use/tenant space should occupy more than 60
feet of building frontage unless associated with a highly desirable
use and a very high quality desirable design such as a grocer or
movie theater.
−Any buildings allowed to occupy more than 60 feet of
building frontage must incorporate several of the following
elements along the building frontages:
ο Display windows on 50 percent or more of the frontages facades
adjacent to public space including sidewalks and plazas.
ο Two entrance and show case windows on three sides of the building
ο Creative treatment, such as a mural, to facades that do not include display windows.
ο Exterior semi-public “gathering spaces” created by design and placement of planters, low walls, steps, etc.
ο Outdoor dining, and/or “nook retail/restaurant areas”.
Examples of contemporary interpretation of traditional building shapes
Examples of layering building planes
Similarly- sized building elements
Example of patio restaurant
Truckee Railyard Master Plan Page 64
5. Development Standards and Guidelines
•Flat roof lines are encouraged as the dominant roof form (DE-
G38).
−Gabled and shed roofs may be used within the balloon track
and as accents west of the balloon track.
−Parapets on side facades should step down towards the rear
of the building.
•Special features that highlight buildings on corner lots may be
considered. (DE-G39)
•All street elevations should be developed to provide visual
interest to pedestrians. (DE-G40)
•Block size buildings are discouraged. The mass and scale of buildings should be varied within the
DE District to ensure compatibility among Railyard districts and the existing historic Downtown.
Transitions in building mass and scale
should be created between the DE District
and existing historic properties to the west
and between the DE District and the IH and
TC Districts. One or more of the following
methods should be considered in new
development (DE-G41):
−Transitioning of building heights;
−Multiple buildings per block;
−Architecture based on simple forms that appear
to have “grown together” or been added-on to
over time;
−Patio restaurants with outdoor dining, gathering
spaces, and “nook retail/restaurant areas” facing
the primary street.
−Roof top restaurants.
Facade and Building Elevations
•The articulation and detailing of building elevations should be simple and decorative elements
should not be over exaggerated. (DE-G42)
•Rectangular forms should be dominant on commercial facades. (DE-G43)
−Rectangular forms should be vertically oriented.
−The facade should appear as predominantly flat, with decorative elements and projecting or
setback articulations appearing to be subordinate to the dominant form.
•The street level floors should be clearly distinguishable from the upper floors. (DE-G44)
−The first floor of the primary facade should be predominantly transparent glass.
−Upper floors should be perceived as being more solid than the lower floor.
−Highly reflective or darkly tinted glass is inappropriate.
−Express the traditional distinction in floor heights between street levels and upper levels through
Example of patio restaurant
Flat roof lines
Rear of buildings should step down
Truckee Railyard Master Plan Page 65
5. Development Standards and Guidelines
detailing, materials and fenestration.
•Canopies, awnings, decorative trellis structures, and metal or wood
structural elements are encouraged on commercial storefront types. The
designs should be simple in character. (DE-G45)
•Recessed entryways are encouraged to reflect the pattern established in
Commercial Row. (DE-G46)
−The door should be adequately set back from the front facade to
establish a distinct threshold for pedestrians. A recessed dimension of
4 feet is typical.
−Where entries are recessed, the building line at the sidewalk edge
should be maintained by the upper floor(s).
•The general alignment of horizontal features on building fronts should
be maintained. (DE-G47)
−Typical elements that align include: window moldings, tops of display windows, cornices, copings
and parapets at the tops of buildings.
−When large buildings are designed to appear as several buildings, there should be some
variation in the alignment of horizontal and vertical features but without over-articulation.
• Simple and funky personalization of buildings and individual tenant spaces is encouraged. (DE-
G48)
•Franchise architecture and the use of stock building plans and/or typical corporate and franchise
designs is prohibited. Franchise architecture is a building design that is trademarked, branded, or
easily identified with a particular chain or corporation. Franchise designs lack architectural elements
and are not consistent with Truckee’s local character. Commercial development shall conform to
the historic and architectural Design Guidelines in this chapter. (DE-G49)
Building Finishes
•Incorporation of simple art, including murals, into building designs is encouraged. (DE-G50)
•Preferred building materials include natural
Personalized commercial unit
Murals in Downtown core
Truckee Railyard Master Plan Page 66
5. Development Standards and Guidelines
/ authentic materials such as brick, stained and painted wood, metal (corten, box-rib, horizontal
/ vertical, corrugated) steel, board-form or colored concrete and materials reflective of Truckee’s
Railroad and industrial/utilitarian character. Also see Section, 5.5.5 for additional guidelines for
building materials. (DE-G51)
d. Access
Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes
and connections, signage, parking requirements
and parking placement. Select guidelines
are provided below, but the majority of
these elements are addressed in Chapter 7,
Transportation and Circulation, and briefly above
within the sidewalk and walkways section of
Public Realm. These regulations are intended to
help ensure a strong integration with the existing
Downtown Core and easy access to destinations
for all modes of transportation.
Guidelines
•Surface Parking – Surface parking facilities
should be accessed from alleys and non-
primary streets. The creation of large surface
parking lots is discouraged, when feasible. If a surface lot is determined necessary, the following
design elements should be incorporated: (DE-G52)
−Design features above and beyond the standard parking lot buffers should be provided to add visual
interest to the pedestrian and help provide spatial definition to the street.
−Strong pedestrian connections between blocks should be provided through or adjacent large surface
parking areas. The connections should include a sidewalk or path and landscaping.
−Maintain the building line along the north side of Extension and Church Street through the balloon track by
screening parking lots that abut the street. Hedges, fences, raised planters and low walls combined with
plantings are possible solutions.
•Parking Structures – Parking garages should be located at the center of blocks and wrapped by
a mix of uses to activate the street. (DE-G53)
•Alleys/Service – Buildings and site planning should
provide for off-street servicing via rear alleys,
interior corridors, and service courts. This includes
loading facilities and trash collection. All loading
docks should be concealed. (DE-G54)
5.5.3 iNDuSTRiAL HERiTAgE (iH) DiSTRicT
The intent of the Industrial Heritage (IH) District is to
place building clusters and utilize site patterns that
create neighborhoods reflective or reminiscent of
Truckee’s industrial past. Buildings in the IH District will
be designed to express the traditional utilitarian forms
of Truckee’s mill and railroad structures. As encouraged
in the Downtown Specific Plan, the IH District will
Example of outdoor patio
Industrial Heritage
• Design Goal: To create building clusters and
site patterns which create smaller, social live/
work neighborhoods reflecting the District’s
industrial past.
• Architectural Goal: To design buildings which
provide a contemporary interpretation of mill
industrial and railroad structures for mixed-
use and live/work environments.
• Massing Goal: To develop buildings which
recollect the utilitarian building forms of
historic mill, industrial and railroad structures.
2006 Master Plan
Truckee Railyard Master Plan Page 67
5. Development Standards and Guidelines
include a mix of uses including housing, live/work, work/live, artisan industry and commercial land
uses. Both mixed use buildings and individual office and residential buildings are envisioned for this
District. The design guidelines provide qualitative direction for contemporary expression of buildings
that once represented an important economic activity for the Town.
The Industrial Heritage District is applied to the portions of the Master Plan Area east of the
Downtown Extension along Donner Pass Road Extension, and south of Church Street. One block of
the Industrial Heritage District also extends north along Donner Pass Road, where Donner Pass Road
elevates to meet Glenshire Drive. The Industrial Heritage District comprises approximately 8 acres of
the Master Plan. Blocks within the IH District will be broken up by passive courtyards that provide for
pedestrian access between buildings and streets, and may also include open space for residents and
visitors. Additional consideration will be given to the new Union Pacific Railroad operations building
which is anticipated to be constructed within the southwest portion of the IH District.
a. Public Realm
The public realm in the IH District will primarily be defined by the building frontages on Church Street
and the north/south connecting streets and the streetscape along these vehicular and pedestrian
access ways. The articulation of the building facades and the ground floor use of buildings and their
interaction with the street will contribute to the Public Realm as these two components (articulation
and use) determine how the buildings interact with public space along the street.
Block and Lot Design
The Industrial Heritage District should have varied block sizes that encourage clusters of buildings
organized around private drives, parking, and common social spaces. The block and lot design
should both reflect the industrial pattern and be sensitive to the transition to medium density housing
across Church Street (within the Trout Creek District).
Guidelines
•New development along the Donner Pass Extension in the IH District should strive to establish
rectangular blocks with an emphasis on linear proportions that parallel the railroad. (IH-G1)
•Lots along Church Street should be designed to allow building entrances to front onto Church
Street. (IH-G2)
•Larger blocks should be broken with small plazas or courts that provide open space for the
residents, customers and visitors. Pedestrian alleys may also break-up
long blocks to facilitate pedestrian activity and connections throughout
the blocks in the IH District. (IH-G3)
•Pedestrian crossings should be provided along Donner Pass Road
Extension to access parking located in the railroad setback. (IH-G4)
Sidewalks, Walkways and Streetscape
The pattern of sidewalks is very random, and often non-existent,
Landscaping adjacent to
sidewalk
Truckee Railyard Master Plan Page 68
5. Development Standards and Guidelines
throughout the existing Downtown Core. Streets, sidewalks and pathways should encourage walking
and bicycling within the IH. New projects should take this into account by designing for the pedestrian
at a human scale and by providing visual interest along the street. This Master Plan recognizes that
sidewalks in the IH may vary in width and location reflecting the needs of ground floor land uses.
Chapter 7, Transportation and Circulation, provides street section details for portions of Church Street
and the smaller local streets within the IH District;
however, it should be noted that streetscapes internal to
the IH District (e.g., street C) may be revised to address
the specific uses and frontage types eventually selected
for these blocks.
Guidelines
•Streetscape design and landscaping should
emphasize the historic industrial nature of the
railyard using materials, street furniture, and public
art that reference Truckee’s historic mill/railyard. (IH-
G5)
•In the IH District, sidewalks should be a minimum
of 6-feet wide and be separated from the curb and
buildings by a landscaped area in many instances. Additional sidewalk area may be provided for
variety and to accommodate outdoor display or seating areas, or courtyards, as appropriate. (IH-
G6)
•An internal system of informal pathways, formal walks, small plazas, park areas, snow storage and
lobbies should be planned for each block. (IH-G7)
•When developing multiple buildings on a site, it is especially important to provide pedestrian
pathways through the site. (IH-G8)
•Sidewalks should connect from block to block.
The opportunity for wider sidewalks and artistic
or unusual street amenities should be considered
to create an interesting streetscape design within
the sidewalk profile. (IH-G9)
Building Frontages
In addition to providing adequate sidewalks and
walkways, it is equally important to develop the
ground floor level of buildings to contribute to the
public realm and encourage pedestrian activity. The
ground floor of buildings in the IH District should be
Example of building frontage within Industrial
Heritage District
Active streetscape
Truckee Railyard Master Plan Page 69
5. Development Standards and Guidelines
designed to support social common areas and articulated street edges. Porches, live/work unit entries
and stoops should be oriented towards streets.
Guidelines
•Ground floor work/live and live/work spaces, porches, stoops,
and lobbies should activate street and block edges along Primary
Street frontages and the north/south streets between the DE and
IH districts (Street B). (IH-G10)
•Buildings along Donner Pass Road Extension (between Streets
B and C) frontages should be oriented toward the railroad tracks,
much as older industrial buildings were to allow for loading and
unloading of goods. (IH-G11)
•Overall variety in setback, height, color, texture of materials and building size and form should be
incorporated throughout the IH District to enhance the pedestrian experience and distinguish the
district from the DE District. (IH-G12)
•First floor windows of live/work units should be transparent. (IH-G13)
•To help frame the transition between the IH and TC districts along Church Street, new buildings in
IH along Church Street should have entrances that front onto Church Street. (IH-G14)
b. Use
The IH District will include a mix of commercial, retail, artisan industry, live/work, work/live and
residential units. Permitted land uses within the IH are provided in Table 5-1. Specific performance
standards are also provided in Table 5-1 to ensure that the mix of commercial, residential and industry
are compatible.
Guidelines
•A variety of retail, office, residential, work/live and live/work spaces should be provided. (IH-G15)
•A neighborhood specialty grocery store (not to exceed 25,000 sq. ft.) is encouraged towards the
eastern edge of the DE or within the IH District. Development of a grocery store in the IH would
require a transfer of M.A.D. (see section 10.312). (IH-G16)
•Spaces to accommodate studios and workshops for local artisans (e.g. cabinet makers, sculptors)
are encouraged. (IH-G17)
•Opportunities for commercial ownership (e.g. commercial and work/live condos for sale) are
encouraged. (IH-G18)
•Buildings should be designed with flexible spaces to support transitional uses that will evolve over
time as the market permits, allowing Truckee to grow organically. (IH-G19)
c. Buildings
Downtown Truckee is comprised of an eclectic mix of building types and forms, all of which contribute
to the style and character of the town. Historically, buildings developed adjacent to the railroad were
organized in clusters around a central gathering space, and a uniform line of building rarely appeared.
New developments should respect the historic siting patterns of the area.
Livework units
Truckee Railyard Master Plan Page 70
5. Development Standards and Guidelines
Building Siting
The IH District should be comprised primarily of large and small clustered buildings on large
rectangular blocks.
Guidelines
•Reminiscent of the old railroad and mill industrial buildings, larger rectangular buildings should be
developed in clusters along the southern edge of the district. (IH-G20)
•Setbacks are encouraged to vary from block to block to accommodate positive open space and
clustering of buildings and to avoid uniformity. (IH-G21)
Mass and Scale
Historically, industrial buildings in this area ranged in scale from large warehouses and depots to
small storage sheds. New buildings should reflect the range of sizes that appeared historically in the
area.
Guidelines
•Building forms should reflect the simple utilitarian
forms of railroad buildings and structures seen in
the area traditionally. Rather than reproducing or
mimicking these forms, contemporary interpretation
of traditional industrial building shapes with simple
central rectilinear forms with functional canopies and
shed additions should be encouraged. (IH-G22)
•One simple form should be the dominant element
in a building design. Smaller, secondary buildings
should be simple rectangular shapes, as well. (IH-
G23)
•Historically, the dominant roof forms of buildings in the area were simple, either shed, gable or flat.
These simple roof forms should be continued in new developments. (IH-G24)
•The mass and scale of buildings located at the eastern edge of the IH District shall transition
down. (IH-25)
•Overall mass of building in the IH should not over dominate buildings in the DE as the DE is
intended to be the most intensely developed District in the Master Plan Area. (IH-G26)
Building Finishes
Simple industrial building forms
should be used as a canvas for
new buildings with windows,
sun/ weather protection,
porches, and balconies. Also
see Section, 5.5.5, Building
Basics and Materials.
Simple utilitarian buiding forms
Example of simple utilitarian forms of railroad
buildings and structures
Truckee Railyard Master Plan Page 71
5. Development Standards and Guidelines
Guidelines
•New designs that draw upon traditional industrial details without literally copying them are
appropriate. (IH-G27)
− Contemporary interpretations of loading dock doors, which are similar in scale and overall
character to those seen historically, are encouraged.
−Pedestrian walkways and outdoor seating may be incorporated on loading dock areas.
•Franchise architecture and the use of stock building plans and/or typical corporate and franchise
designs is prohibited. Franchise architecture is a building design that is trademarked, branded,
or easily identified with a particular chain or corporation. Franchise designs lack architectural
elements and are not consistent with Truckee’s local character. Commercial development shall
conform to the historic and architectural Design Guidelines in this chapter. (IH-G28)
•A mix of masonry, plaster, cement board, metal siding, and wood should be used to support overall
architectural concepts. The use of warm-colored building materials (natural and stained wood,
warm-toned brick, copper) is strongly encouraged. (IH-G29)
d. Access
Key elements that will affect access include street circulation, pedestrian linkages, bicycle routes and
connections, signage, parking requirements and parking placement. Select guidelines are provided
below, but the majority of these elements is addressed in Chapter 7, Transportation and Circulation
and briefly above within the sidewalk and walkways section of Public Realm.
Guidelines
•On-site parking facilities should be accessed from alleys and secondary streets. The creation of
large surface parking lots is discouraged. (IH-G30)
•Buildings and site planning should provide for off-street servicing via rear alleys, interior corridors,
and service courts. This includes loading facilities and trash collection. (IH-G31)
5.5.4 TROuT cREEk (Tc) DiSTRicT
The Trout Creek (TC) District will provide new residential and
mixed-use opportunities in the Downtown Core to support the
mixed-use pedestrian-oriented character of the Railyard area
and is envisioned to include a mix of residential types including
live-work units, and for-purchase and for-rent units. The
District will support a lower intensity of development adjacent
to the property’s natural edge, the Trout Creek Greenway and
include open space connections to Trout Creek. In addition to
traditional dwelling units, land uses in the TC District may also
include bed and breakfast lodging, child day care facilities, and
live/work uses, as well as non-residential uses, such as small
ancillary/accessory art studios, health and fitness facilities,
retail, and accessory office space. Passive neighborhood
parks are envisioned along the creek. One or more of the
parks along Trout Creek may also double as trailheads for
access to the Trout Creek Greenway. See Figures 5-2 and 6-1
for potential park sites
Source: 2006 Master Plan.
Trout Creek
• Design Goal: To create blocks and
streets which are social and livable
downtown residential addresses.
• Architectural Goal: To design
buildings which provide a
contemporary interpretation of row
houses, inns and cottages.
• Massing Goal: To develop
residential buildings which
reflect the traditions of Truckee’s
residential buildings and streets.
This includes stepping down
in scale and mass from larger
buildings in the other Districts to
smaller buildings adjacent to the
creek.
Truckee Railyard Master Plan Page 72
5. Development Standards and Guidelines
The Trout Creek (TC) District is applied to the portions of the Master Plan Area adjacent to Church
Street and extending north from the Industrial Heritage District to the creek. The Trout Creek District
comprises approximately 4 acres of the Master Plan. Pedestrian-oriented streets and parks within TC
District will provide access to the Trout Creek Greenway for residents of the area and visitors alike.
Homes in the TC District will be developed with design, form and styles that are complementary to the
eclectic mix of homes already existing in the Downtown with multi-story apartment and condominium
buildings being the primary housing type. The construction of other housing types such as small
single-family attached or detached homes along Trout Creek is encouraged to create a transition to
the open space quality of Trout Creek.
a. Public Realm
The public realm in the TC District will primarily be defined by the building frontages along Church
Street; other, smaller east/west streets; and the streetscape along these vehicular and pedestrian
access ways.
The relationship of the built environment to the Trout Creek Greenway will also contribute to the public
realm within this District.
The following Development Guidelines address block and lot design and building frontages.
Guidelines that are specific to single-family or multi-family are identified as such with a section
heading and in the Guideline numbering. Guidelines that are applicable to both single-family or multi-
family are labeled as TC-G#; Guidelines specific to single-family are labeled as TC/SF-G# and those
specific to multi-family are labeled as TC/MF-G#.
Block and Lot Design and Density
The Trout Creek District should have small blocks defined by residential-scaled streets and alleys,
where appropriate. Larger blocks are appropriate for the portion of Trout Creek immediately north
of the IH District, as this area is anticipated for medium-density development. Smaller lots are
appropriate along the creek. View corridors to the creek should be incorporated in the lot design and
the block just north of the Industrial Heritage District should be designed to allow buildings to front on
Church Street.
Guidelines
• The density of development in the Trout Creek District should support the mixed-use pedestrian-
oriented character of the Railyard area and may include a mix of residential types including live-
work units. The density of development should generally transition from higher density adjacent to
Church Street to lower density adjacent to Trout Creek. (TC-G1)
• The Trout Creek District should have smaller blocks and lots defined by residential scaled streets
and alleys. (TC-G2)
• A mix of lot sizes and shapes is encouraged to vary the streetscape, respond to physical and
topographical constraints and provide diversity within this District. (TC-G3)
Truckee Railyard Master Plan Page 73
5. Development Standards and Guidelines
• In general, the depth of lots should be greater than the width.
(TC-G4)
• Lots that can accommodate duplex and fourplex units
are encouraged to be integrated in with single-family lots.
Similarly, single-family, duplex or other small scale buildings
are encouraged in limited numbers to provide variety to the
Church Street streetscape. (TC-G5)
• Curb cuts for lot access should be minimized. Shared access
drives are encouraged and access from the rear of the lots is
also desirable. (TC-G6)
Single-Family - the guidelines below pertain specifically to single-
family residences:
• Allow small homes with less than 1,100 sf gross floor area
lots along Trout Creek. Homes with less than 500 sf are also
encouraged. (TC/SF-G1)
• Lot widths should range from 35 feet to 60 feet. (TC/SF-G2)
• Lot depths should range 60 to 90 feet. (TC/SF-G3)
• Corner lots should be slightly larger than interior lots. (TC/SF-
G4)
• Lot designs which will accommodate detached garages with an accessory unit above the garage
are encouraged. (TC/SF-G5)
Multi-Family- the guidelines below pertain specifically to multifamily block and lot design, and density.
• Residential development with the exception of along Trout Creek should consist of multi-family
units. The units may include duplexes, townhomes or live/work, and/or apartments. (TC/MF-G1)
• A mix of for-rent and for-sale units at varying affordability levels is encouraged. (TC/MF-G2)
• Multi-family projects with more than four units should include outdoor common area to encourage
community gatherings and social interaction. Deep narrow lots that would accommodate row
house units are encouraged. (TC/MF-G3)
• Lot designs for row houses should accommodate the first level of the units being approximately
two feet above the sidewalk, whenever possible. (TC/MF-G4)
Sidewalks, Walkways and Streetscape
The pattern of street and sidewalk widths is very random in residential areas of the existing
Downtown Core. Some residential areas have no sidewalks, while a narrow sidewalk exists adjacent
to the newly developed homes on East River Street. Chapter 7, Transportation and Circulation,
provides street section details for portions of Church Street within the Trout Creek District. A safe and
inviting path of travel is imperative for residents and visitors to access homes and enjoys the parks
within Trout Creek, and Action Item 7.3 requires pedestrian and bicycle linkages to the Trout Creek
Greenway be established as part of the Streetscape Plan.
Guidelines
•Sidewalks with a minimum width of 6 feet should be provided to facilitate pedestrian activity within
Multi-family unit
Single family unit
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5. Development Standards and Guidelines
this neighborhood. (TC-G7)
•Sidewalks should be separated from the street by planting
strips for snow storage and landscaping.(TC-G8)
•Sidewalks should connect from block to block. (TC-G9)
•Interblock connections should be provided every 200 feet.
(TC-G10)
Building Frontages
The building frontages of homes within the Trout Creek District
will significantly contribute to the District’s character. A mix of
frontage types will create a more interesting and electric district.
Frontages with porches, stoops and front yards will facilitate
more activity within the public realm.
Guidelines
•A variation of frontages types, materials, colors and architectural styles is strongly encouraged in
Trout Creek. (TC-G11)
•The Trout Creek District should not look like a typical planned development subdivision. (TC-G12)
•Raised foundations (minimum 2 feet) along street frontages or small fenced patio areas with
landscaping are encouraged to provide privacy for living area on the first floor, particularly along
Church Street. (TC-G13)
•Varied front yard depths with porches, stoops, or common/private outdoor areas are encouraged.
(TC-G14)
•Frontages which include outdoor living spaces such as covered porches at grade or near the
ground are encouraged. Upper level balconies, sleeping porches and other historical traditional
means of providing outdoor space are also encouraged. (TC-G15)
•Development of the blocks just north of the Industrial Heritage District should include buildings that
front onto Church Street. (TC-G16)
•Frontages that include garage doors adjacent to the sidewalk or street are discouraged. If side or
rear garage access cannot be achieved, garage doors that front onto the street may be allowed
provided they are complementary to the architectural design of the home or project. (TC-G17)
Solar Exposure
The siting and massing of buildings in the TC District are important to maximize solar exposure within
the homes and to aid in melting accumulated snow and ice in the street and sidewalk.
Guidelines
•Buildings shall be oriented to maximize solar exposure. (TC-G18)
•Buildings located on the south side of a public street within the Master Plan Area shall be massed
to allow, at a minimum, sunlight to reach the center line of the street’s northerly sidewalk and 12
noon during the winter solstice, in order to aid in melting accumulated snow and ice in the street
and sidewalk. (TC-G19)
Residential sidewalk with planting strip
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b. Use
The Trout Creek District will include a variety of single-family and multiple-family housing types
interspersed with small-scale retail, art studios, health and fitness facilities, and accessory office
uses, generally adjoining residential uses. Bed and breakfast, day care and live/work uses are
also permitted. Homes along the Creek will be primarily single-family in nature with the option of
constructing small attached /detached single-family homes or duplexes. The remainder of the TC
District will be predominantly multi-family residential. The area between the creek and the Industrial
Heritage District may also contain the non-residential uses mentioned above. Permitted land uses
within the TC are provided in Table 5-1. Specific performance standards are also provided in Table
5-1 to ensure that the mix of residential and non-residential uses is compatible.
c. Buildings
Downtown Truckee’s residential neighborhoods are primarily comprised of small lot single-family
homes. There is a variety of housing types and styles: some big, some small, some three-stories tall
and some one-story.
Buildings in the TC District should mimic the variety of types and styles of homes in downtown. The
TC District is envisioned to include both multi-family and single-family residential building types.
Guidelines
The following guidelines are intended to promote variation in building designs and massing for both
single-family and multi-family homes.
Building Siting
•Building siting throughout the Trout Creek neighborhood should vary. The minimum front setback
is 5 feet, and the maximum is 25 feet. Staggering the depth of front yards is desirable as variety
contributes to the “built-over-time” appearance. (TC-G20)
•For multi-family residential, parking lots should be located away from the street and behind
structures where feasible. (TC/MF-G5)
•Buildings on lots adjacent to Trout Creek should be placed to provide a view corridor to the
Greenway between buildings and properties. (TC-G21)
•Solid fences at the rear of homes along the creek would be detrimental to the open space
character of the creek and greenway, and are therefore not permitted. Four-foot picket or split rail
fences are appropriate at the rear of homes along the creek. (TC-G22)
•Special attention should be given to snowfall in, around, and between the single-family lots.
Steeply pitched roofs must be constructed with a roof design that inhibits the sliding action of built
up snow and ice on adjacent properties. (TC/SF-6)
•Residential clustered units, attached townhomes, row houses and live/work, and multi-unit
apartments or condominiums are appropriate building types for the block of Trout Creek just north
of the IH District. (TC/MF-G6)
•There are no specific open space area requirements for single-family dwellings in Trout Creek.
Multi-family units shall provide open space as indicated in Table 5-2. These open space areas
could also serve as snow storage areas in the winter time. (TC-G23)
•For multi-family residential; carports, detached garages, and other ancillary structures should be
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designed as an integral part of the development and should not dominate the street scene. (TC/
MF-G7)
•Residential units should be sited so that front doors face the street or a public open space (e.g.,
neighborhood park or green). (TC-G24)
Building Mix and Form
•An eclectic mix of buildings is encouraged. (TC-G25)
•New interpretations of traditional building styles are encouraged.
A contemporary design that draws upon the fundamental
similarities among historic residential buildings in the community
(without copying them) is preferred. This will allow new structures
to be seen as products of their own time yet compatible with their
historic neighbors. (TC-G26)
•The exact copying or replication of historic styles is discouraged.
(TC-G27)
•A layering of building planes is encouraged. (TC-G28)
•A variation of architectural styles for single-family homes along
the creek is encouraged. Home designs are encouraged to
contrast with other homes on the block, and uniformity of homes
along the creek is discouraged. Homes along the creek shall not
look like a planned residential subdivision. (TC-G29)
−Each proposed home along the creek shall consider other homes (planned or existing) on the
block when designing the home to ensure variety. Differing materials, massing, heights, color,
and architectural styles between homes is desirable.
−Single-story forms are encouraged as a mix with two-story buildings.
•See frontage guidelines for preferred building frontage types.
•Massing should articulate individual units or clusters of units by varied height and setbacks. (TC-
G30)
•The visual impact of large monolithic structures should be minimized by creating a cluster of
smaller buildings or the appearance of a series of smaller buildings. (TC-G31)
•To divide the building mass into smaller scale components, buildings over 50 feet long should
reduce the perceived height and bulk by one or more of the following (TC-G32):
−Change of roof or wall plane;
−Projecting or recessed elements;
−Varying cornice or rooflines; or
−Other similar means.
•Deep roof overhangs are encouraged to create shadow and add depth to facades. Where
applicable to the architectural style, roof eves should extend a minimum of 24 inches from primary
wall surface to enhance shadow lines and articulation of surfaces. (TC-G33)
•Exposed structural elements (beams, rafter tails, etc.) are encouraged as roof overhang details.
(TC-G34)
Layered building materials
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Single-Family
•Simple but varied roof forms are encouraged. In keeping the vernacular of the Downtown Core,
one appropriate roof design is a steeply pitched gable on the upper volume of the home with a
covered shed roof that creates a porch at the lower level. (TC/SF-G7)
Multi-Family
•Multi-family structures shall be sited with sensitivity to the
IH District to the south and the single-family homes to the
north. Units should front on to both Church Street and the
smaller east/west interior street, with access provided by a
mid-block alley. (TC/MF-G8)
•Multi-form roof combinations are encouraged to create
varying roof forms, emphasize the individual dwelling units,
and break up the massing of the building. (TC/MF-G9)
•Multiple buildings per block are encouraged. (TC/MF-G10)
•Buildings with flat or low-pitched roofs should incorporate
parapets or architectural elements to break up long
horizontal rooflines. Rooflines should be broken at intervals
no greater than 50 feet long by changes in height or roof form. (TC/MF-G11)
Facade and Building Elevation
•The articulation and detailing of building elevations should be simple and decorative elements
should not be exaggerated.(TC-G35)
•Homes immediately adjacent to Trout Creek should have “two front elevations” (creek and street)
to provide residential access and to provide an attractive atmosphere for persons on the Trout
Creek greenway. Homes should be designed to step down toward the Creek. (TC/SF-G8)
•In keeping with homes in the Downtown Core, garages should comply with the following (TC-G36):
ο Front facing garage doors are permitted provided that they are located behind the main body
of the house.
ο When two enclosed side-by-side garage parking spaces are proposed, the garage doors
shall be separated by an architectural element to appear as two single-car garage doors.
Alternatively, the garage spaces may be provided as tandem spaces.
ο Garage doors must relate to the architecture of the house. This includes materials, color,
and shape of any glazing on the garage door panels.
• For multi-family residential; carports, detached garages, and other ancillary structures should be
designed as an integral part of the development and should not dominate the street scene. (TC/
MF-G12)
• Ancillary structures should incorporate similar or complementary roof pitch and materials as the
main buildings within the project. (TC-G37)
• Common mailbox enclosures should be designed similar or complementary in form, material, and
color to the surrounding residential buildings. (TC/MF-G13)
• Roof forms, trellises, and balconies or decks should be located directly above the garage door to
help minimize the impact of garage doors on the street scene. (TC-G38)
Residential dwelling units
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d. Access
Each single-family unit is required to provide two parking spaces. Access to these spaces will be
provided by driveways along a roadway interior to the district. Multi-family parking requirements will
be prescribed in the Railyard Parking Management Strategy. Access to parking for multi-family unit
parking spaces will be provided by a mid-block alley. The design guidelines below are in addition to
the sidewalk and street standards provided in Chapter 7. The goal of these guidelines is to reduce the
overall visual impact of automobiles and their storage on the streetscape.
Guidelines
•To minimize curb cuts and snow removal impacts, shared
automobile driveways are encouraged. (TC-G39)
−If shared driveways are utilized, each home will be required to
maintain clear access from on-site parking area to the street.
No parking is permitted in a shared access arrangement.
•Driveway widths are subject to Development Code Section
18.48.080. Whether a driveway is serving one home or two,
driveway width shall be minimized as it crosses the front yard and
the Town right-of-way. (TC-G40)
•Alternatives to asphalt paving, suitable for varied weather
conditions, and grass and decorative pavers should be
considered for driveways. (TC-G41)
5.5.5 MiScELLANEOuS guiDELiNES
In addition to the Guidelines above, development within the Railyard Master Plan should also follow
the guidelines below related to building basics and materials, sustainable design, public art, civic/
community buildings, a grocer, and fencing.
a. Building Basics and Materials
Buildings in Downtown Truckee contain an eclectic variety of building styles and materials that
contribute to the valued uniqueness and “funkiness” of Truckee. Buildings within the Master Plan Area
should continue this trend by using various building styles, materials and textures that complement
the “mix-match” of buildings in Downtown. Building material guidelines for the Master Plan Area are
as follows (also see Table 5-3):
(1) Building Materials. Buildings are encouraged to utilize a variety of building materials,
although buildings may utilize one primary material (e.g., wood clad siding). In some
cases, buildings with one or two materials and a monochromatic color scheme complement
an adjacent building constructed of several materials and multiple colors. Varying building
materials allows for multi-unit commercial buildings to appear as individual buildings, and for
a residential neighborhood to appear as a neighborhood built over time. (G1)
(2) Materials Reflective of Truckee’s History. Materials that reflect Truckee’s history, especially
the history of the railroad and saw mill operations are encouraged. Historically used building
materials include, but are not limited to, brick, logs, rough-cut granite stones, painted wood,
Landscaped driveway
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5. Development Standards and Guidelines
railroad ties, square nails, and iron work. Materials that appear weathered over time such as
materials that rust, patina or discolor are also typical of Downtown Truckee. “Aged” materials
include wood, concrete, plaster, and corrugated metal. (G2)
(3) Asymmetry. Use of simple box and rectangle shapes at the core of the design, with
additions that appear “tacked-on” is typical of Truckee buildings. Layering with clean simple
building shapes is encouraged. (G3)
(4) Art in Architecture. Art integrated into architecture can provide a unique sense of style
or personalization to a building or accessory structure (signs, railings, lightings, etc.).
Subtle use and integration of hand-painted wall, murals, unique lighting fixture, and
metal and iron work is encouraged. (Also see Public Art in item (C) below.) (G4)
(5) Color. Color is typically an issue of debate in Truckee, as buildings Downtown contain
everything from white-wash to primary colors. The Development Code encourages “earth
tones” in Downtown, which may be appropriate for the Railyard Area; however, a healthy
mix and variety of color throughout the development in the Railyard Area is encouraged,
while too many colors on one building are discouraged. Uniformity amongst building types are
also discouraged. (G5)
(6) Fences. (G6)
•Fences shall be a maximum height of 4 feet, and shall consist of wood, wrought iron or
masonry material for all areas except the lumber yard and those which legally require an
enclosure with a greater height (i.e., day care, swimming pool).
•Solid fences along Trout Creek and open spaces are prohibited.
(7) Green Building. Building materials and systems that meet the established standards and
practices of the U.S. Green Building Council and “Leadership in Energy and Environmental
Design” (LEED) program are encouraged. (G7)
(8) Prohibited Materials. Prohibited building materials include: Vinyl, low-quality vinyl
windows, siding and sign lettering,round or octagonal windows; and white stucco. (G8)
b. Sustainable Project Design
The Railyard Master Plan planning effort was funded in part by a grant from the Sustainable
Communities Grant and Loan Program. The 2006 Master Plan was prepared to comply with the grant
requirements, and this Master Plan carries forward the goals and policies for sustainable project
development within the Master Plan Area. (G9)
(1) U.S. Green Building Council’s LEED Certification Programs. LEED certification provides
for an independent, third party verification that a development’s location and design
meet accepted high standards for environmentally responsible sustainable development.
Development of the Railyard Master Plan Area shall integrate LEED development policies,
including criteria from the Neighborhood Development, Building Design and Construction,
and Interior Design and Construction certification programs, as applicable and feasible.
Some key LEED concepts that should be incorporated into the Master Plan and individual
development projects include: Bicycle Facilities, Mixed-Use Neighborhoods, Reduced
Parking Footprint, Transportation Demand Management, Minimized Site Disturbance,
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5. Development Standards and Guidelines
Rainwater Management, Sensitive Land Protection, Green Vehicles, and Light Pollution
Reduction.
Some of these concepts are inherent in the Mater Plan Area, such as Minimized Site
Disturbance and Sensitive Land Protection, as the Master Plan Area consists of previously
developed land.
(2) Truckee Green Building Guidelines. The Town has established a Green Building
Committee to provide education and promotion of sustainable and green building practices.
Development within the Master Plan Area should comply to the greatest degree feasible with
the goals and objectives of the Green Building Committee.
(3) Sustainable Transportation. Development of a compact and walkable development
that prioritizes sustainable transportation practices to ensure dependency on vehicles is
minimized. The following elements will contribute to a sustainable transportation network:
• Access to a number of different regional and local transit within a ½ mile of the Master Plan Area.
• A commitment to provide at least one electric vehicle parking station in each parking area that includes more than 40 spaces. (see S14)
• Incentives to provide car sharing spaces. (see S14)
• A commitment to provide bicycle parking. (see S15)
• Unbundling of parking is also encouraged and anticipated. (see S14)
c. Public Art
Public art provides visitors and residents of Truckee with a visual landmark, large or small, that
inspires a sense of identity, pride and creativity. Art can be geared toward “cultural representations”
of the area, which focus on the historic and indigenous character of the Town. This presents an
opportunity not only to enhance public spaces, but also to celebrate the Town’s historic character and
cultural diversity. The repetition of public art would enhance the Town’s green spaces, provide interest
Art in public places
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5. Development Standards and Guidelines
to users, and offer another element to unify the Town. The trail system in Truckee lends a unique
opportunity to accommodate public art with spaces made available at trailheads and at key locations
along the trail. (G10)
Guidelines
• Public art should incorporate the area’s cultural heritage by recognizing key historic individuals
and events. (G10a)
• Art should be incorporated wherever feasible into building architecture, plazas, and parks.
(G10b)
• Public art may include items big and small such as tilework, enhanced paving, skateboard
deterrents, murals, sculptures, statues, etc. (G10c)
• Public art that reflects the site’s railroad and lumber mill history is encouraged. (G10d)
d. Community/Civic Use Site/Building
The Master Plan sets aside a portion of the Downtown Extension District for a community/civic use
site (see Regulating Plan/Zoning Map Figure 5-2) as an opportunity for a community or civic building
to be developed in the future by a public or private entity acceptable to the Town. Though the exact
use of the civic building site is not known, the allocation of the site is very important, as it will provide
an opportunity for a community or civic use in Downtown Truckee. Potential uses for the civic/
community use site include a library, performing arts center, post office, courthouse, town hall annex,
or Railyard museum. Selection of the community/civic use will depend upon community priorities and
available funding.
e. Signs
The design and placement of signage throughout the Master Plan and within each District will affect
the character of the development and its sense of place. (G11)
Action Items
5.1 Master Sign programs will be prepared for each District prior to any development occurring
within that District. The sign programs shall address sign standards (e.g., size, height, and
area) and design guidelines (e.g., materials, lighting, and shape) for commercial signs (adver-
tisement and identification) and public signs. The following sign guidelines are excerpted from
the Downtown Specific Plan to provide a foundation for the sign program that will be created
for the Master Plan Area:
(1) Sign Context. Signs should be subordinate to the overall building composition and should not cover architectural features that are important to the overall building design.
(2) Sign Types. Appropriate signs include flush-mounted wall signs, awning signs, window signs and projecting signs. Freestanding signs and building directory signs may also be considered.
(3) Sign Materials. Sign materials and colors should be compatible with the design theme and materials of the structure on which it is placed.
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f. Fencing
For pedestrian safety purposes, fencing will be installed as required by the California Public Utilities
Commission and Union Pacific along the railroad tracks. Light fencing will likely be installed around
the interior of the balloon track in order to provide a minor barrier and guide pedestrians toward
established railroad crossings, with more substantial fencing installed along the railroad main line
at Donner Pass Road Extension. This is subject to change depending on what is required by the
California Public Utilities Commission.
Guidelines
• Fencing should be installed within the Master Plan area along the balloon track and along the
main railroad line, per requirements of the California Public Utilities Commission, (G12a)
• Fencing design should be fitting with the character of the area, and should be as “transparent” or
“permeable” as possible while still accomplishing its purpose. (G12b)
• Given that pedestrian activity is encouraged between and within districts adjacent to the balloon
track (via established crossings), fencing around the balloon track should be more permeable
(e.g., bollard fencing) than the fencing along the main railroad line, which should be more
prohibitive (e.g., panel fencing). (G12c)
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6P U B L I C P L A C E S
PURPOSE
Truckee has a rich heritage of connecting people with the natural environment and providing a variety
of opportunities for both active and passive recreation. Many people live in the community because
of the immediate access to public lands and open spaces. A variety of open spaces exists currently
within the town boundaries: Donner Lake, Coldstream Canyon, public lands along the Truckee River
and new permanent open spaces preserved by the Truckee Donner Land Trust. Bordered by the
Truckee River to the south and the mountains to the north, Downtown Truckee is both visually and
physically connected to its surrounding environment. The purpose of this chapter is to provide a
summary of public places planned within the Railyard Master Plan Area.
6.1 PUBLIC PLACE CONCEPTS
The Downtown Specific Plan (DTSP) recognizes the importance of parks and open spaces as vital
to the character and function of Downtown. Implementation of the Railyard Mixed-Use Development
Master Plan provides an unprecedented opportunity to increase public open space in Downtown, and
further to create a civic and community presence Downtown, use natural resources efficiently, and
promote the restoration of Trout Creek.
Redevelopment of the Master Plan Area will help to create a civic and community presence
Downtown by providing a prominent location for a new community or civic use, community gathering
spaces throughout the Master Plan area, and publicly accessible Neighborhood Parks. Community
gathering places in this context refers to places where people gather and socialize to meet others
and enjoy a sense of community. May be as conventional as a community center, park or plaza, or
an informal space of the type where gathering occurs more spontaneously. Spaces can be public or
privately owned. Some examples: farmers’ markets, theater, tot lot, a portion of a street or alley or
parking lot where temporary events are permitted.
An efficient use of natural resources will be achieved by locating and designing public open and
gathering spaces to serve multiple purposes. Public places within the Master Plan Area will provide
for public recreation, stormwater management/infiltration, and winter snow storage. Outdoor public
spaces are oriented to take advantage of southern exposure and their location allows for visual and
physical connections to the Historic Downtown and to the surrounding natural landscape.
Independent of the Railyard Mixed Use Project and this Master Plan, the Town will restore Trout
Creek to a more stable and natural creek channel within the Master Plan Area as funding becomes
available. This will be done through modifying the creek profile, creating a low flow channel, and
restoring the riparian corridor. Where the Railyard balloon track is adjacent to Trout Creek the creek
section will be expanded to allow 100 year flows without flooding adjacent land. Restoring Trout
Creek will alleviate the current flooding in the area, and improve the aquatic and riparian habitats,
providing a substantial asset to the community in the form of public open space, outdoor recreation
and natural beauty.
The DTSP envisioned that a park, public plaza and outdoor ice skating rink would be developed
within the balloon track. As part of the adoption of the Master Plan in 2009, the DTSP was revised
to eliminate policies that related to providing a park containing an outdoor ice skating rink within
Truckee Railyard Master Plan Page 86
the Master Plan Area. The open space concept presented in this Master Plan provides a series of
open and community gathering spaces throughout the Plan Area and includes a civic/community
opportunity area north of Church Street within the area adjacent to Trout Creek. This civic/community
opportunity area could accommodate a civic building and a variety of community gathering spaces
including a Town Square if desired. Open space and parks are provided throughout the Master Plan
Area, as shown in Figure 6-1. Additional opportunities for public gathering are incorporated into the
development standards and guidelines for each district. The complete vision is mix of formal / informal
/ public / private and semi-private spaces where a diversity of people can come together and enjoy
Truckee’s small mountain town environment. Restaurant outdoor dining areas, event spaces, alleys,
expanded sidewalks and plazas will contribute to a diverse mix of public spaces.
6.2 PUBLIC PLACE TYPES
Figure 6-1 demonstrates the conceptual location of public places within the Master Plan Area. Public
places envisioned for the Master Plan Area are described below.
a. Community/Civic Opportunity Site
The area north of Church Street within the balloon track is envisioned to accommodate community
or civic use(s) that would be developed in the future by a public or private entity or through public-
Figure 6-1: Public Places
NORTH
0 500
feet
Conceptual Location - Community
Gathering Space (Park/Plaza)*
Conceptual Location - Community Benefits Site*
Proposed Roundabout
Open Space
Main Street Public Space
Illustrative north/south local street connections*
Illustrative north/south linear green connectors*
Proposed Streets
River Crossing (Existing)
n
n
*The locations of local streets, community gathering spaces, and green connectors are illustrative and may not occur in the specic locations shown in the gure above
REVISED JULY 2016
Figure 6-1 Open Space
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private partnership. Future development of the site
may include: a civic or community building, a variety
of community gathering spaces including an open
space area adjacent to Trout Creek, and, if desired, a
Town Square. This Civic Opportunity Area is intended
to provide an opportunity to develop a public use
Downtown with a large, flexible public gathering
space, a need recognized by the DTSP. As shown in
Figure 6-1, the proposed Civic Opportunity Area would
be centrally located within the Railyard Mixed-Use
Development and Master Plan Area, which makes for
an easy walk or bike ride from the historic Downtown
and the rest of the Railyard Master Plan Area.
The development of open space, parks, plazas and other community gathering spaces within the
Master Plan Area shall comply with the following standards. Design guidelines are also provided.
Standards
• The combined area of neighborhood parks (including community gathering spaces and trails)
within the Master Plan Area shall be equal to at least 2.5 acres of park per 1,000 population of
Master Plan Area. See neighborhood park standards on page 82. (S17)
• A site for a community gathering space shall be provided that is of sufficient size to serve as a
place for planned and spontaneous gatherings for both residents and visitors, and shall include a
plaza to allow for seating, community gatherings and staged events (per DTSP Chapter 9, Parks
and Gateways). (S18)
• Information such as tourist services and local events shall be available within the Civic
Opportunity Area (per DTSP Chapter 9, Parks and Gateways. (S19)
• Public art shall be incorporated into the design of the community gathering spaces (per DTSP
Chapter 9, Parks and Gateways). (S20)
• The open space and community gathering areas shall be comprised of amenities including
benches, walkways, paved plaza surfaces, public restrooms, lighting, trash receptacles, and
bicycle racks, as appropriate (per DTSP Chapter 9, Parks and Gateways). (S21)
• The open space and community gathering areas shall be designed for multiple public functions
such as recreation, stormwater management/infiltration and/or snow storage. (S22)
• One of the community gathering spaces within the DE District shall be named after an important
figure, location or event in Truckee history (per DTSP Chapter 9, Parks and Gateways). (S23)
• In-lieu fees may be paid if the on-site park areas do not fully meet General Plan Policy 8.1 which
states that new development should provide a minimum ratio of 5 acres per 1,000 population.
(S24)
Guidelines
• Collectively the Railyard open space and community gathering spaces should be designed
to accommodate a variety of recreational uses such as special town gatherings, unstructured
everyday recreation. (G13)
• The majority of community gathering space areas should be designed to take advantage of solar
exposure and visibility to the downtown core. (G14)
6. Public Places
Truckee Railyard Master Plan Page 88
b. Neighborhood Parks
The Master Plan includes small neighborhood parks or
gathering space in the Downtown Extension, Trout Creek
and Industrial Heritage Districts. These areas are intended
as small public open space areas to serve as neighborhood
or community facilities. They will serve a variety of purposes,
including opportunities for locating trailheads and open space
adjacent to Trout Creek. Figure 6-2 illustrates one concept
of a small neighborhood park within the Master Plan Area
adjacent to Trout Creek.
The Master Plan envisions one or more neighborhood parks
along the Trout Creek Greenway that will provide access to
a multi-use trail along Trout Creek. Access to the creek will
be limited to visual access and physical proximity via the
multi-use trail. The conceptual pedestrian framework of the
Master Plan Area (see Figure 7.3, Chapter 7) indicates the
approximate locations of pedestrian travel ways and bicycle
trails. Figure 6-3 illustrates the concept of a trailhead park.
In keeping with the guiding policies for parks and open
spaces within this Master Plan, the Downtown Specific Plan
and the 2025 General Plan, the layout and design of the
neighborhood parks shall comply with the following standards
and guidelines:
Standards
• The combined area of neighborhood parks (including
communiTy gaThering spaces and Trails) wiThin The railyard
mixed use developmenT and masTer plan area shall be
equal To aT leasT 2.5 acres of park per 1,000 populaTion
of masTer plan area wiTh a maximum of 570 uniTs (see
chapTer 5, m.a.d.) aT 2.68 persons per household, The
ToTal park area requiremenT would be 3.8 acres. (s25)
• aT leasT one neighborhood park shall be locaTed adjacenT
To TrouT creek To provide public access To The TrouT creek
greenway. (s26)
• neighborhood parks shall be locaTed wiThin walking disTance
of residences wiThin The masTer plan area. (s27)
• ameniTies shall include benches, walkways, lighTing, Trash recepTacles, and bicycle racks (per
general plan 2025, open space conservaTion elemenT). neighborhood parks shall be designed
for mulTiple public funcTions including recreation, sTormwaTer managemenT/infilTraTion and snow
sTorage. (s28)
• in-lieu fees may be paid if The on-siTe park areas do noT fully meeT general plan policy 8.1 which
sTaTes ThaT new developmenT should provide a minimum raTio of 5 acres per 1,000 populaTion. (s29)
Source: Dinsmore Sierra, LLC, 2006.
Figure 6-3: Trailhead Concept
6. Public Places
Source: Dinsmore Sierra, LLC, 2006.
Figure 6-2: Small Neighborhood Park
Concept
Figure 6-2: Small Neighborhood Park
Concept
Truckee Railyard Master Plan Page 89
Guidelines
• Where appropriate, housing, work/live or live/work units should front onto a community gathering
space or park to create an attractive and inviting area for residents and visitors. (G15)
• Active amenities such as playground equipment or a tot lot and picnic areas are encouraged.
(G16)
• Features of trailheads could include interpretive signage, seating areas, and open space for
passive recreation. (G17)
• Parks and greenways should be connected throughout the Master Plan area to create integrated
and functional community and public spaces. (G18)
c. DE District Public Gathering Places
Small urban plazas are envisioned along the proposed extension
of Donner Pass Road and Church Street. These plazas provide
small gathering areas adjacent to retail shop frontages, and their
southern exposure gives people comfortable areas to sit outside
and enjoy downtown Truckee. Figure 6-4 shows examples of
two plaza concepts. Plazas may be located on public or private
property (i.e., outdoor seating in connection with a restaurant).
In keeping with the guiding policies for parks and open spaces
within this Master Plan, the Downtown Specific Plan and the 2025
General Plan, the layout and design of the public plazas shall
comply with the following standards and guidelines:
Standards
• public plazas shall be designed To Take advanTage of solar
exposure. (s30)
• public plazas or oTher communiTy gaTherings spaces shall
provide a varieTy of ameniTies including landscaping, lighTing,
and seaTing. (s31)
Guidelines
• Provide a comfortable and engaging retail shop front environment (similar to Commercial Row).
(G19)
• Consider public art installations (wall murals, free standing sculptures, and decorative sidewalk
mosaics, etc.) within public spaces of the Railyard Master Plan Area as development projects are
reviewed (per DTSP Chapter 9, Parks and Gateways). (G20)
d. Event Streets and Areas
Event Streets and Areas are streets that carry vehicle and pedestrian traffic, but can be closed on
occasion to function as pedestrian-only gathering spaces during events.
In keeping with the guiding policies within this Master Plan, the design and layout of Event Streets
and Areas shall comply with the following standards and guidelines:
Figure 6-4: Examples of small urban
plazas
6. Public Places
Truckee Railyard Master Plan Page 90
Standards
• evenT sTreeTs shall be locaTed in close proximiTy To public open spaces and/or civic buildings. (s32)
• evenT sTreeTs can be closed To vehicle Traffic subjecT To approval by The Town planning and
engineering sTaff. permiTs and applicable fees may apply. (s33)
• design sTreeTs and parking areas (boTh privaTe and public) noT jusT for vehicles, buT as usable
ouTdoor space for walking, bicycling, visual enjoymenT, and communiTy evenTs. (s34)
Guidelines
• Events should be community-benefitting activities. Examples of appropriate events include a
Farmer’s Market, parades, Downtown Merchant events, street fairs, art shows, and holiday/
seasonal festivals. (G21)
e. Action Items
The Town should work with the project developer to ensure the following action items are
implemented.
6.1 Establish a Maintenance District to ensure public spaces, streets, Trout Creek and other
infrastructure are properly maintained. The District shall fund the maintenance of sidewalks,
trails, landscape, snow removal and off-haul, ongoing transit subsidy, and other maintenance/
public services to the extent those services are not typically provided by the Town. The
services to be provided and an outline of the other terms and conditions of the Maintenance
District shall be included as part of the Development Agreement to be entered into prior to
approval of the first phase of development.
6.2 Coordinate the design of public open space areas with the Truckee Donner Recreation and
Parks District, the entity responsible for establishment and maintenance of park facilities (per
DTSP Chapter 9, Parks and Gateways).
6.3 Coordinate the design and location of proposed trailheads within the Master Plan Area with
the Truckee River Watershed Council and provide opportunities for facilitated community
input throughout the design process.
6.3 TROUT CREEK RESTORATION
The Town of Truckee is in the process of restoring Trout Creek
to a more stable and naturally-functioning creek corridor within
and upstream of the Master Plan Area. The restoration project
will restore approximately 6,000 feet of natural creek channel
corridor with a combination of channel regrading and floodplain
restoration.
Historically, Trout Creek has been rerouted for Downtown
development, used to power a lumber mill in a flume,
channelized, and used to feed ponds for ice harvesting. The
creek is presently constrained by the balloon track, which
causes the 100-year floodplain to encompass about one-tenth
of the Master Plan Area.
Initial analysis for the Trout Creek restoration project
6. Public Places
Trout Creek
Truckee Railyard Master Plan Page 91
Figure 6-5: Flood Plain Comparison Source: Swanson Hydrology + Geomorphology.
indicates that the creek drains a four-square-mile watershed located primarily to the northwest of
Truckee, with approximately 90 percent of the watershed developed as part of the Tahoe Donner
neighborhood. The current configuration of the creek is unstable and requires ongoing maintenance.
These conditions have resulted in a loss of aquatic habitat, diminished riparian habitat values, and
reduced ability to improve water quality through the removal of sediments and pollutants. The DTSP
recognizes the importance of protecting and restoring Trout Creek. The Town has been restoring
portions of Trout Creek over the last 10 years. The Town began the Trout Creek restoration, starting
with reaches upstream of the Master Plan Area (Reaches 1A through 3) within the Downtown area.
This has not only restored aquatic and riparian habitat but also contained flood flows within the
creek corridor improving water quality and reducing flood damage. Restoration of Trout Creek will be
continued by the Town into the Master Plan Area (Reaches 4 through 5) in phases as funding sources
become available. Figure 6-5 shows the location of the Trout Creek Reaches.
Reach 1 starts at the northeast corner of the Bridge Street/Jibboom Street intersection in Downtown
Truckee. This Reach includes replacement of the Jibboom Street bridge crossing with a natural
bottom bridge, replacement of the School Street bridge, removal of the concrete channel, restoration
of the creek to a more natural state, and improvement of floodplain quality. A portion of Reach 1 (from
Donner Pass Road to School Street) was improved in 2013.
Reach 2 connects to Reaches 1 and 3 at the Donner Pass Road structure. In 2006, Reach 2 was
constructed and consisted of removing the existing culvert and constructing an open bottom arch
culvert to improve fish passage, habitat and reduce upstream flood damage. The streambed was
restored a short distance upstream and downstream of the open bottom arch culvert.
Reach 3 extends from Reach 2 along the northern side of the Truckee Tahoe Lumber Company
boundary to the edge of the Union Pacific Railroad balloon track. In the summer of 2011, Reach
NORTH
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Downtown Extension (DE)
Downtown Manufacturing/Industrial (DM)
Downtown Mixed Use (DMU)
Downtown High Density Residential (DRH-14)
Open Space (OS)
Downtown Master Plan (DMP)
Trout Creek (TC)
Industrial Heritage (IH)
Master Plan Area
Existing Property Line
Conceptual Location - Community Gathering
Space (Park/Plaza)*
Conceptual Location - Community Benefits Site
Proposed Roundabout
Illustrative north/south local
street connections*
Illustrative north/south linear
green connector*
Proposed Streets
River Crossing (Existing)
Existing Floodplain Conditions
Anticipated Floodplain Conditions
*The locations of local streets, community gathering spaces, and green connectors are illustrative and may not occur in the specic locations shown in the gure above
REVISED SEPTEMBER 2016
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Figure 6-5 Floodplain
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6. Public Places
Truckee Railyard Master Plan Page 92
3 construction began, including all of the mass grading, channel construction, habitat elements,
stormwater management features and associated infrastructure. Site vegetation and irrigation
infrastructure was completed in the spring and summer of 2012. In the winter of 2011-2012 the site
was stabilized with gravel mulch application and in the spring of 2012 a sterile erosion control seed
mix was tilled into the site to allow for the planting and seeding of native vegetation. Monitoring for
Reach 3 creek restoration was completed in 2014.
Reaches 4 and 5 occur completely within the Railyard Mixed-Use Development and Master Plan
Area. One of the biggest constraints to the restoration of Reaches 4 through 5 is the restriction of the
creek.
In Reach 4, the restriction is due to the existing balloon track and Glenshire Drive embankment.
Relocation of the balloon track, proposed by the preliminary Trout Creek restoration plan and
previous Master Plan, was not feasible due to property ownership and terrain restrictions. The Master
Plan now assumes the northern and easterly portion of the balloon track adjacent to Trout Creek will
remain in the same location.
The Town is studying several creek realignment and floodplain management alternatives and
preliminary designs for Reaches 4 and 5, The preferred creek location will maintain an alignment
similar to the existing creek alignment. The Town anticipates designing and restoring remaining
reaches of the Trout Creek independently of this Master Plan and associated development as
funding becomes available. Improvement of these reaches is anticipated to increase the amount of
developable land in the northern areas of the Master Plan Area.
In Reach 4, a deeper creek cross section is proposed with a wider bottom to promote a stable creek
bed while also containing 100-year flood flows. Stabilization of the Glenshire Drive and railroad
embankments will be necessary to lower the creek bed. The remaining downstream reach (Reach 5 )
must also be lowered to allow for a continuous sloping creek bed (see Figure 6-6).
Figure 6-6: Proposed creek Cross-Section through Reach 4
Source: Waterways Consulting, Inc., 2015.Figure 6-7: Proposed Typical Creek Section, Reaches 5 and 6
Source: Waterways Consulting, Inc., 2015.
6. Public Places
Truckee Railyard Master Plan Page 93
Reach 5 extends from the eastern edge of the balloon track to the proposed Glenshire crossing
and Reach 6 (which is not included in the Town’s Trout Creek restoration project) extends from the
Glenshire crossing to approximately 600 feet downstream where the proposed creek profile intersects
the existing creek profile. Like Reach 4, Reach 5 will have a bankfull channel (low-flow channel) but
will have a much wider floodplain width, which will provide a stable creek bed and restored riparian
corridor that will contain the 100-year flood flows (see Figure 6-7).
Following approval of this Master Plan, the Town will continue to pursue the restoration of the
remaining reaches of the Trout Creek as funding becomes available. The Town does not have funding
to complete the restoration work for Reaches 4, 5, and 6 at this time; however, the Town is actively
pursuing grant funding.
Additionally, the Town is planning to extend Church Street to Glenshire Drive (see discussion
in Chapter 7). This extension will need to be designed and constructed in conjunction with the
restoration of Reach 5.
Action Items:
See Action 6.1 related to the establishment of a maintenance district.
6. Public Places
Truckee Railyard Master Plan Page 94
6. Public Places
7
Truckee Railyard Master Plan Page 95
TRANSPORTATION AND CIRCULATION
PURPOSE
This chapter describes the transportation and circulation plan for the Railyard Master Plan Area
and provides concepts for street design. Circulation infrastructure enables vehicular access to
destinations, as well as pedestrian and bicycle access. The primary components of circulation
infrastructure include streets, bike lanes, on-street parking, landscaping, sidewalks, trails and
other pedestrian and bike linkages. A detailed Streetscape Plan will be prepared as part of the
implementation of this Master Plan and will build upon the circulation concepts established in this
chapter.
The circulation plan subsection of this chapter proposes circulation patterns for the Railyard Master
Plan Area in a two-dimensional plan view. It describes pedestrian and bicycle networks, traffic calming
concepts, parking and parking management, and transit alternatives. The streetscape subsection of
this chapter provides a cross-section view of the circulation plan components and dimensions for the
streetscape.
7.1 CIRCULATION PLAN
a. Circulation Overview
The circulation component of the Master Plan is intended to accommodate the diverse needs of
all transportation modes including walking, biking, driving, and taking transit, while creating an
attractive and livable downtown. Well-designed streets play a critical role in the development of livable
communities. The street standards outlined in this chapter are based on detailed measurements
and research from other exemplary mountain community downtowns with streets similar to historic
Downtown Truckee. This proposal for “healthy streets” is intended to create a higher quality of life with
fewer and shorter vehicle trips and a street network that provides a variety of options for residents in
Downtown Truckee.
The roadway network for the Master Plan Area was developed from the analysis of site opportunities
and constraints and through consideration of the various alternatives considered (see Chapter 3,
Community Context) when the Master Plan was initially prepared. In 2015, the roadway network
was modified to address constraints associated with the finding that it is not feasible to relocate the
balloon track. The design of the proposed street network has evolved as various design solutions
have been considered. Focal points of the current plan are the realignment of Donner Pass Road
into a T-intersection at Donner Pass Road Extension and the extension of Church Street through the
balloon track and up to Glenshire Drive to accommodate the Town’s planned downtown connection
to Glenshire Drive. The circulation plan is designed to enhance and improve downtown circulation
options and also provide for increased route choices. As shown in Figure 7-1, east-west access
into and through the Master Plan Area is provided via Church Street; and the Donner Pass Road
Extension. A series of smaller north- south streets will provide a variety of options for circulation
through the site.
An agreement between Union Pacific Railroad and Truckee Development Associates will allow
development of the Donner Pass Road Extension and associated parking areas within a portion of the
200-foot federal railroad right-of-way. Church Street will be extended to connect with Glenshire Drive
7. Transportation and Circulation
Truckee Railyard Master Plan Page 96
NORTH
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Proposed Roundabout
Master Plan Area
Arterial
Collector
Illustrative north/south local street connections*
Alley
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REVISED JULY 2016
* The locations of local streets are
illustrative and may not occur
in the specific locations shown
in the figure above
Figure 7-1 Circulation
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and minimize left-turn traffic at the intersection of Glenshire Drive and Donner Pass Road. The Master
Plan assumes that the existing Bridge Street at-grade crossing will remain open as an important
connection between Commercial Row and West River Street.
It is important to note that the Town’s 2025 General Plan discusses several roadway improvements
for consideration within the Master Plan Area and its vicinity. These include:
• Improvements to the Glenshire Drive/Donner Pass Road intersection and realignment of
Glenshire Drive (described below);
• Potential construction of an easterly undercrossing of the Union Pacific railroad tracks from the
Master Plan Area, if required to accommodate future traffic flow;
• Potential closure of the existing Bridge Street at-grade railroad crossing;
• Improvements to Bridge Street/Donner Pass Road intersection; and
• Improvements to the Bridge Street/River Street intersection.
The realignment of Glenshire Drive (via a new connection with Church Street) and improvements
to the Glenshire Drive/Donner Pass Road intersection are planned transportation and circulation
improvements in the 2025 General Plan.. As such, the necessary easements and access to facilitate
a connection through the Railyard shall be incorporated into development of the Railyard. The
timing of the realignment of Glenshire Drive will be addressed in the Development Agreement. In
accordance with the General Plan, the EIR prepared for this Master Plan considered the potential
construction of each of the additional improvements listed above, including an eastern railroad
7. Transportation and Circulation
Truckee Railyard Master Plan Page 97
undercrossing. The EIR analyzed whether the improvements would serve to improve overall traffic
flow in Downtown. As also stated in the Town General Plan, considerations including the broader
goals and policies of the Town concerning circulation and connectivity, community character, and
urban design within the Downtown area may help determine that a particular improvement is
unacceptable for reasons beyond those related to traffic capacity.
b. Pedestrian and Bicycle Networks
The Master Plan envisions an area where people often choose to walk and bike rather than drive. The
Railyard streetscape plays a critical role in supporting such alternative modes of transportation and
facilitating a livable community. The pedestrian and bicycle networks proposed by the Master Plan
are intended to achieve a high degree of internal connectivity within the Railyard, as well as external
connectivity with the networks in and around the Downtown in order to foster walking and biking.
Pedestrian routes within the Railyard are supported by a
connected network of sidewalks and trails, as shown in
Figure 7-2. An integrated network of sidewalks and trails will
link public places, such as parks, event streets, and open
spaces. Pedestrian access will be provided along the Trout
Creek Greenway. Pedestrian connections into and through the
Master Plan Area will be provided from Commercial Row at
Donner Pass Road and at Church Street.
The bike network within the Railyard Master Plan Area will
primarily conform to the roadway, as shown in Figure 7-3. The
majority of roads through the Railyard will be “bike friendly”
with either Class II bike lanes (on-street striped route) or Class
III bike routes (on-street, designated by signs only).
The proposed bike network within the Railyard area will fully integrate with existing and proposed bike
networks in the vicinity. The Truckee Trails and Bikeways Master Plan shows existing and proposed
routes in the vicinity of the Railyard, while routes through the Railyard were not planned at the time.
Class II bike lanes are proposed along Donner Pass Road, Glenshire Drive, Brockway Road, and
East River Street, as shown in Figure 7-3. Bike lanes and
paths will connect with these proposed routes at the following
intersections: Bridge Street and Donner Pass Road; Church
Street and Donner Pass Road; and Glenshire Drive and
Donner Pass Road Extension.
Guidelines
• EnsurE that thE pEdEstrian and bicyclE circulation guiding
policiEs in thE MastEr plan arEa (dtsp, chaptEr 4b,
pEdEstrian and bicyclE circulation guiding policiEs) arE
iMplEMEntEd. (g22)
• EnsurE a rangE of bicyclE parking options arE providEd
throughout thE MastEr plan arEa. (g23a)
• providE pEdEstrian and bicyclE linkagEs froM thE railyard
MastEr plan arEa to thE coMMErcial corE, EvEnt strEEts, and
thE trout crEEk grEEnway. (g23b)
The Downtown Extension Character Area is
envisioned to have wide sidewalks similar to
Commercial Row, Truckee.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 98
• providE, to thE ExtEnt fEasiblE, bicyclE and pEdEstrian linkagEs that will hElp facilitatE futurE
connEctions froM thE railyard arEa to: (g24)
- East rivEr strEEt via a railroad undEr-crossing; and
- truckEE rivEr and thE rEgional park via thE pEdEstrian bridgE.
c. Traffic Calming Concept
Traffic calming features reduce vehicle speed, thereby improving pedestrian and bicyclist safety
and fostering a pleasant experience along the street. Reduced speeds are also beneficial to retail
businesses as drivers can pause to view storefronts and may make spontaneous stops for shopping,
benefitting retail stores within the existing Commercial Row and the Railyard.
Elements of the roadway design that contribute to slowing the speed of traffic through the Railyard
include: the realignment of Donner Pass Road to a T-intersection with the Donner Pass Road
Extension; the well-connected network of streets with short blocks; reduced street widths (consistent
with the existing downtown); on-street parking, mid-block pedestrian crossings, a roundabout at
Donner Pass Road and Church Street and striped and signed bicycle routes.
d. Parking and Parking Management
Currently, parking in Truckee’s Commercial Core consists of public parking, including on-street and
surface parking lots, and private parking, including parking lots and employee parking areas.
A parking management strategy was implemented in 2005, which entails pay-to-park and time
Figure 7-2: Pedestrian Circulation Plan
NORTH
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Proposed Roundabout
Master Plan Area
1/4 Mile Radius
Points of Origin for 5 Minute Walk
Conceptual Location - Community Gathering Space (Park/Plaza)*
Conceptual Location - Community Benefits Site
Illustrative north/south linear green connectors*
*The locations of local streets, community gathering spaces, and green connectors are illustrative and may not occur in the specic locations shown in the gure above
REVISED JULY 2016
Figure 7-2 Conceptual Pedestrian Circulation
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7. Transportation and Circulation
Truckee Railyard Master Plan Page 99
restricted management strategies for public parking throughout the Commercial Core. Parking
surveys completed after implementation of the parking management program show a surplus of
parking spaces in the Commercial Core.
Parking in the Railyard Master Plan Area will be located primarily along Donner Pass Road Extension
in the railroad right-of-way, along streets, as well as in parking garages and surface lots in the
Downtown Extension and Industrial Heritage District and on-site in the Industrial Heritage and Trout
Creek Districts. Parking will be managed and assessed on an area-wide or district level, instead of on
a parcel-by-parcel level. Parking within the public right-of-way or on publicly-owned land or within the
railroad easement is anticipated to be managed within the Town’s parking district. This will be detailed
in the Parking Management Plan. Private parking provided both on- and off-street could contribute to
meeting parking space requirements for development projects within the Railyard Master Plan Area.
The Master Plan policies seek to encourage walking and biking in the Master Plan Area through
a “park once” concept. This concept will apply in the Downtown Extension District where parking
will be provided in a central location, near new shops and destinations. Park once will alleviate the
need for multiple trips made by car and will decrease traffic congestion. In conjunction, the shared
parking concept will be used between various land uses, such as residential, commercial and office
uses which have different peaks in parking demand. For example, where an office building shares
parking spaces with a restaurant, the parking can be shared by the office employees by day and
the restaurant patrons by night, since most of the employee’s cars will be gone in the evening
and when, simultaneously, the restaurant’s peak demand will occur. The peak hours of use will
not overlap to the point where peak demand for parking from all uses will be greater than the total
supply of parking spaces. Through shared parking, the total amount of parking required to serve
Figure 7-3: Bicycle Circulation Plan
NORTH
0 500
feet
General Plan
Existing Class III Bike Route (2025
General Plan)
Proposed Class II Bike Lane (2025
General Plan)
2015 Trails and Bikeways Master Plan
Existing Bike Lane (2015 Trails and
Bikeways Master Plan)
Proposed Class III Bike Route (2015
Trails and Bikeways Master Plan)
Proposed Roundabout
Master Plan Area
Proposed Class II Bike Lane
Illustrative north/south local
street connections*
Proposed Streets
River Crossing (Existing)
*The locations of local streets, community gathering spaces, and green connectors are illustrative and may not occur in the specic locations shown in the gure above
REVISED JULY 2016
Figure 7-3 Conceptual Bicycle Circulation
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7. Transportation and Circulation
Truckee Railyard Master Plan Page 100
the area will be reduced because parking spaces will be shared by various users, allowing land to
be used more efficiently. This concept relies on an appropriate mix of land uses with different peak
demand times and land use densities that facilitate walkable distances for pedestrian trips between
destinations. Shared parking is a vital characteristic of downtown and mixed-use developments
where public parking serves various destinations within walking distance of one another. Action
7.1 below requires the preparation of a Parking Management Plan which should be referenced for
detailed parking standards. The Management Plan will include progressive parking demand reduction
and management strategies including unbundling, car share, electric vehicle charging stations, and
shared parking to promote more frequent walking and biking throughout downtown. Additionally, a
car sharing program is planned and electrical vehicle charging stations are planned within the Master
Plan Area. Both of these elements will minimize parking demand.
Not only is parking supply important to the parking concept for the Master Plan Area, but the location
of parking is a key factor in the parking concept. The integrity of the streetscape is often compromised
through the placement of parking garages or surface lots, which can detract from the streetscape.
Parking garages should be subordinate to the primary street façade, with the ground floor wrapped
in active uses. Surface lots, north of Donner Pass Road (so excluding parking in the UP rail right of
way) should be broken into smaller lots and shielded along the majority of the parking lot frontage
by buildings or other design features and landscaping along primary street frontages . Both parking
structures and lots should be accessed from alleys and local north south connectors, not from the
main street. See siting guidelines for parking areas in Chapter 5, Land Use.
Standards
• parking dEsign shall coMply with Existing parking policiEs within thE dtsp ExcEpt whErE othErwisE
notEd in this MastEr plan or thE sEparatE railyard parking ManagEMEnt stratEgy. for applicablE
policiEs sEE dtsp, chaptEr 3.E, guiding parking policiEs. (s35)
Guidelines
• Allow parking sheds along the railroad tracks to help define the public realm. (G25)
Action Items:
7.1 Prepare a Parking Management Plan for the Railyard that details parking standards and
includes an implementation plan by phase or district. The Management Plan should also
provide for incorporating parking in the Master Plan Area into the existing Downtown
Commercial Core Parking Management Program. Public Parking within the railroad right of
way shall be made available for use by the Downtown Parking Management Program at no
land cost to the Parking District.
e. Transit
Regional and local transit within Downtown Truckee currently utilizes the Truckee Depot, located
on Donner Pass Road across from Commercial Row, as a transit terminal. Regional transit options
include Amtrak, Greyhound and the Tahoe Truckee Airport shuttles. Local transit options include
Tahoe Truckee Area Regional Transit (TART) operated by the Town of Truckee and Placer County.
Truckee TART provides fixed route and demand response services.
Truckee’s local fixed route varies by season. During the winter season (mid-December through
mid-March) a fixed route service is offered 7 days per week between Henness Flats, downtown
7. Transportation and Circulation
Truckee Railyard Master Plan Page 101
Truckee, Donner Lake, and Boreal, Sugar Bowl, Donner Ski Ranch and Soda Springs ski resorts
between approximately 6:05 am and 6:05 pm. During the non-winter season (mid-March through
mid-December) buses serve the Henness Flats, Recreation Center, Downtown Truckee, Gateway
Shopping Center, Crossroads Shopping Center, Donner State Park and the west end of Donner Lake
on a fixed hourly schedule from 9:05am to 5:05pm, every day except Sunday.
The Truckee TART demand response service known as Dial-A-Ride provides door-to-door service
under the Americans with Disability Act, Priority service is provided to persons with disabilities
and seniors, and is available to the general public. Dial-A-Ride serves all Truckee residential
neighborhoods with service provided Monday-Saturday, 8:00 am to 5:00 pm non-winter, and includes
Sunday during the winter schedule. Placer County TART provides service on Highway 267 between
Kings Beach and the Truckee Depot, and on Highway 89 between Tahoe City and the Truckee Depot.
Placer County TART services 30 miles along Lake Tahoe seven days a week from 6:30 am to 6
pm. The route covers Tahoma on the west of Lake Tahoe to Incline Village on the east side of the
lake with service to Truckee via Highway 89. Placer County TART also runs between Truckee and
Crystal Bay via Highway 267 Connections to Amtrak and Greyhound are provided at the Truckee
Depot. TART is funded jointly by the Town of Truckee, Placer County, and Washoe County Regional
Transportation Commission.
The Town is exploring opportunities to enhance transit service and ridership in Downtown Truckee
and the extension of transit services into the Railyard Master Plan Area. Opportunities exist for transit
service connecting the Railyard Master Plan Area with the existing Downtown. Additionally, the Master
Plan Area should be considered as a potential location for an expanded downtown intermodal station.
In the future, should transit become more important than
auto parking, the surface parking currently planned within
the railroad right-of-way could be reduced in favor of an area
to accommodate more transit services. Transit services,
including precise locations for bus stops within the Railyard
Master Plan Area, will be finalized during the implementation
phase of this Master Plan.
Opportunities to improve the rail service to the Downtown
and extend the Capitol Corridor routes through to Reno
could assist significantly in addressing weekend traffic
congestion and provide a viable option for regional travel. The
redevelopment of the Truckee Railyard in conjunction with passenger rail service improvements may
enhance the opportunities for the Downtown as a destination attraction for year-round visitors.
Action Items:
7.2 Develop an Access Plan to incorporate transit services into the Railyard Area including Placer
County TART and Truckee TART that include fixed route and demand response services, as
appropriate.
7.2 STREETSCAPE
This subsection contains street standards to ensure that the public realm in the Railyard Master Plan
Area, which consists of streets, sidewalks, and landscaped areas in the right-of-way, will foster a safe,
pedestrian friendly environment and facilitate movement within the area. These standards are general
and relate to the dimensions of the streetscape. Specific guidance for landscaping and paving
Train Depot, Truckee
7. Transportation and Circulation
Truckee Railyard Master Plan Page 102
materials, street furniture, and lighting will be established through a Streetscape Plan, which will be
created by District prior to the first phase of development in that District.
The existing streetscape in Downtown Truckee exhibits a variety of right-of-way and travel lane
widths, parking configurations and pedestrian accommodations. These historic pedestrian scale
streetscapes are attractive to many visitors and residents, but do not entirely conform to the Public
Improvement and Engineering Standards (PIES) adopted by the Town of Truckee (2003).
In order for the Railyard area to integrate successfully into the fabric of the existing Downtown, the
new streetscape should be reflective of the existing streetscapes in the Downtown. However, the new
street networks should address where possible shortcomings of the older street network including
travel lane, right-of-way widths, and inadequate snow storage and disposal areas that create traffic
and pedestrian safety issues and operational and maintenance challenges. Streetscape Plans shall
be reviewed and approved by the Town Engineer.
Action Items
7.3 Prepare a Streetscape Plan for each District within the Master Plan Area. The Streetscape
Plans shall be coordinated with existing downtown streetscapes and shall contribute to a
sense of visual continuity between Districts while allowing for unique and eclectic variations
between Districts. The plan shall provide details for curbs and gutters, parkway strips,
crosswalks, street furniture, transit shelters, landscaping, paving, lighting and signage.
Unless otherwise specified, the streetscape guidelines for the Downtown Commercial Core
shall apply in the Downtown Extension District (DTSP, Chapter 5.D through 5.J). Streetscape
Plans shall be subject to review and approval by the Town Engineer.
a. Components of the Streetscape
The streetscape consists of several basic components that are described briefly below. This
description provides the context for the street cross-section diagrams in the following section.
Right-of-Way. The right-of-way spans the roadway and includes: sidewalks, on-street parking, bike
lanes, and vehicle travel lanes. In areas that are more intensely developed, such as the Downtown
Extension District, the right-of-way typically abuts the building edge. In less intensely developed
areas, such as the Trout Creek District, the right-of-way abuts the front yard.
The vehicular travel lane is located toward the center of the right-of-way. Travel lanes throughout the
Railyard are generally 10 feet in width when adjacent to bike lanes, back out parking or snow buffer
areas. The 10-foot width is less than the 11- and 12-foot Town standards for arterial and collector
streets, respectively. This reduced width contributes to traffic calming and is more consistent with the
existing downtown roadway widths.
Bike Lane/ Snow Buffer and Back Out. In areas with wider rights-of-way, bike lanes or back out
areas are adjacent to the travel lane. Bike lanes are typically 5 feet in width, provide striped or signed
passage for bikes while providing a buffer for snow removal along parking spaces. Where bike
lanes are not planned a 5-foot snow buffer is provided adjacent to parallel parking. Consistent with
the Downtown Commercial Core, back out lanes are typically 5 feet providing additional space for
vehicular movement when maneuvering into or out of an angled parking space.
On-Street Parking. On-street parking types in the Master Plan Area consist of angled parking and
parallel parking. Parallel parking ranges from 7 to 8 feet wide. Angled and parallel parking are located
7. Transportation and Circulation
Truckee Railyard Master Plan Page 103
on roadways throughout the Master Plan Area. Angled parking may conflict with bicycle movements
and is proposed on streets where bike lanes are not planned.
Sidewalks. Sidewalks throughout the Master Plan Area vary in width depending on the types of
buildings and uses on the block. In commercial/retail areas, such as along Donner Pass Road
Extension, sidewalks are typically at least 12 feet wide. In the Trout Creek residential area, sidewalks
are typically 6 feet wide.
Roadway Edge. The roadway edge typically consists of a curb and gutter or a shoulder as well
as landscaped areas. Landscaped areas serve the dual purpose of providing aesthetic and
environmental benefits. Landscaped areas can create a buffer between pedestrians and traffic,
provide shade for pedestrians and parking areas, and in many cases will serve as a component in the
integrated stormwater management program.
b. Street Standards for Snow Conditions
Special consideration shall be given to street design for the winter snow conditions in Truckee.
Street design shall incorporate the following standards to facilitate snow plowing and reduce conflicts
with automobiles and structures during winter weather conditions. Additionally, Chapter 8, Public
Infrastructure, describes snow storage standards and guidelines based on Development Code
Sections 18.24.040.B.2. and 18.30.130.
Standards
• Sidewalk and pathway materials, as well as streetscape design, shall be appropriate for the
type of snow removal equipment used in the area. If mechanized equipment such as skid-steer
loaders or smaller wheeled tractors are used, the sidewalk must be structurally designed for the
anticipated wheel loads and have a relatively smooth surface, such as concrete. If a small hand
operated snow blower or shovels are used, irregular surfaces such as pavers or stepping stones
may be acceptable. (S42)
c. Street Standard Comparison with Engineering Standards
The right-of-way, street and parking dimensions shown for the street sections generally conform
with PIES, but in some locations widths are slightly narrower for a number of reasons including: the
desire to build upon existing streetscape character; provide passive traffic calming; allow space for
pedestrian corridors and maximize the amount of land available for development of buildings and
other private improvements. A comparison of the proposed improvements and PIES criteria is shown
in Table 7-1.
d. Street Cross-Section Diagrams
Cross-sections are provided for eleven areas within the Railyard, as shown in Figures 7-4 and 7-5.
The cross-sections provide a view of the roadway and the streetscape components which are located
in the right-of-way. Final cross-sections and dimensions will approved by the City Engineer.
(1) Downtown Extension District. The streetscape in the Downtown Extension District
consists of Donner Pass Road, Donner Pass Road Extension, Church Street, and Street A. The
eastern portion of the balloon track marks the boundary between the Downtown Extension District
and the Industrial Heritage District. Donner Pass Road will be re-aligned to create a T-intersection in
the Railyard, and will provide north/ south access to the Railyard, as well as regional connections.
Church Street is the primary collector providing access to the Railyard area as well as through the
area, connecting to Glenshire Drive. Donner Pass Road Extension is a secondary collector.
7. Transportation and Circulation
Truckee Railyard Master Plan Page 104
The north/south streets are local streets, providing secondary access through the Railyard.
Alleys provide access through the blocks.
(2) Industrial Heritage District. Church Street provides access through the Industrial
Heritage District. A network of small local streets will be developed when a specific development
project is proposed and will provide north/south access. Parking is provided on a portion of Church
Street and may also be provided on the local street network.
(3) Trout Creek District. Church Street provides primary east/west access into the Trout
Creek District. A network of small local streets will be developed when specific development project
is proposed in the District and will provide north/south access. Parking is provided on a portion of
Church Street and may also be provided on the local street network.
Table 7-1: Proposed Street Dimensions and Comparison with PIES
Street
Section
Location Proposed
ROW
Town
Minimum
Proposed
Travel
Lane
Town
Standard
Proposed
Bike Lane
Town
Standard
Proposed
Parking
Lane
Town
Standard
Arterial
1
3
5
Donner Pass Road Ext
DPR S of Church
Donner Pass Road E of A
St
158 ft
81 ft
88-140 ft
92 ft
92 ft
92 ft
10 ft
10 ft
10 ft
11 ft
11 ft
11 ft
5 ft BL
5 ft BL
5 ft SB
5 ft BL
5 ft BL
5 ft BL
8 ft P
8 ft P
8 ft P
8 ft P
8 ft P
--
Collector
2
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7
8
9
Donner Pass Road Ext. w.
Angled Parking and
Parking Area
Church Street E of DPR
Church Street E of St A
Church Street Adjacent to
Building
Church Street Adjacent to
Parking
152 ft
57 ft
60-64 ft
62-70 ft
62-70 ft
80 ft
80 ft
80 ft
80 ft
80 ft
10 ft
10 ft
10 ft
10 ft
10 ft
11 ft
11 ft
11 ft
11 ft
11 ft
5 ft BO
5-6 ft BL
5 ft BL
5 ft BL
5 ft BL
5 ft SB
5 ft BL
5 ft BL
5 ft BL
5 ft BL
19 ft AP
19 ft AP
8 ft P
8 ft P
8 ft P
8 ft P
8 ft P
17 ft A
8 ft P
8 ft P
8 ft P
8 ft P
Local
6 Street A 66 ft 60 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P
--
8 ft P
--
Notes:
1. Additional Widths Includes: BO: Back Out; BL: Bike Lane; and SB: Snow Buffer
2. Parking Types Include: AP: Angled Parking; P: Parallel Parking
7. Transportation and Circulation
Truckee Railyard Master Plan Page 105
Figure 7-4: Street Cross-Section Key
NORTH
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Proposed Roundabout
Master Plan Area
Arterial
Collector
Illustrative north/south local street connections*
Alley
Cross-Section
River Crossing (Existing)
* The locations of local streets are
illustrative and may not occur
in the specific locations shown
in the figure above
8
REVISED JULY 2016
Figure 7-4 Circulation Section
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NOTE: Section 2 & 5 have been removed, as Donner Pass Rd.
north of Church St. will no longer be changed, and sections 1 & 2 are identical.
Sections will need to be renumbered in the Master Plan Text
prior to publication.
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7. Transportation and Circulation
Truckee Railyard Master Plan Page 106
Note: Town right-of-way lines and property lines are discontinuous where SPRE lies within the UPPR right-of-way.
1
REVISED AUGUST 2016
TYPICAL DONNER PASS ROAD WITH PARALLEL PARKING AND PARKING AREA
Maximum: 152’
FEDERAL ROW
12’-15’
SIDEWALK
8’ PARALLEL PARKING
0’-11’ MEDIAN/LEFT TURNLANE
12’-20’HARDSCAPEAREA
UP
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SECTION 1: Donner Pass Road Extension
2
REVISED AUGUST 2016
TYPICAL DONNER PASS ROAD WITH ANGLED PARKING AND PARKING AREA
Typical: 158’
FEDERAL ROW
UP
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6’25’
SECTION 2: Donner Pass Road Ext. w. Angled Parking and Parking Area
3
REVISED AUGUST 2016
TYPICAL DONNER PASS ROAD SOUTH OF CHURCH STREET
Typical: 81’
Lynette - per the MP, Chapter 5, “primary” streets in the DE district must have a min. sidewalk width of 12’.
The Circulation concept gure shows this portion of DPR as an “arterial” - if these terms are equivalent, the
proposed section was not consistent with the MP. Sidewalks were shown to vary from 10’-14’ per Debbie‘s revisions.
I have revised to 12’-14’. [LD and JH to discuss]
TYPICAL*TYPICAL*
SECTION 3: Donner Pass Road South of Church
Figure 7-5: Street Cross-Sections Updated 2016
7. Transportation and Circulation
Truckee Railyard Master Plan Page 107
Figure 7-5: Street Cross-Sections Continued, Updated 2016
SECTION 4: Church Street East of Donner Pass Road
SECTION 5: Donner Pass Road North of Church Street
4
REVISED AUGUST 2016
TYPICAL CHURCH STREET EAST OF DONNER PASS ROAD
Typical: 57’
6’SIDEWALK
8’ PARALLELPARKING 5’BIKELANE
6’BIKELANE
5
REVISED AUGUST 2016
*The Truckee Railyard Mixed-Use Master Plan requires that non-primary streets have a
minimum sidewalk width of 8’.
TYPICAL DONNER PASS ROAD EXTENSION EAST OF A STREET
Typical: 88’-140’*
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5’BACKOUT
5’SNOW BUFFER
SECTION 6: Street A
6
REVISED AUGUST 2016
TYPICAL A STREET
Typical: 66’
7. Transportation and Circulation
Truckee Railyard Master Plan Page 108
SECTION 7: Church Street East of Street A
SECTION 8: Church Street Adjacent to Building
7
REVISED AUGUST 2016
*The Truckee Railyard Mixed-Use Master Plan requires that non-primary streets have a
minimum sidewalk width of 8’.
TYPICAL CHURCH STREET EAST OF A STREET
Typical: 60’-64’ *
TYPICAL*
6
8
REVISED AUGUST 2016
TYPICAL CHURCH STREET ADJACENT TO BUILDING
Typical: 62’-70’ *
*The Truckee Railyard Mixed-Use Master Plan requires that non-primary streets have a
minimum sidewalk width of 8’. Figure 7-5: Street Cross-Sections Continued, Updated 2016
7. Transportation and Circulation
Truckee Railyard Master Plan Page 109
SECTION 9: Church Street Adjacent to Parking
9
REVISED AUGUST 2016
TYPICAL CHURCH STREET ADJACENT TO PARKING
Typical: 62’-70’ *
*The Truckee Railyard Mixed-Use Master Plan requires that non-primary streets have a
minimum sidewalk width of 8’.
Figure 7-5: Street Cross-Sections Continued, Updated 2016
7. Transportation and Circulation
Truckee Railyard Master Plan Page 110
8
PURPOSE
This chapter provides general information regarding the design and development of public
infrastructure in the Railyard Master Plan Area; topics covered include snow storage, stormwater
infrastructure, public restroom facilities, and utilities (water, sewer, power, telephone and cable). This
section is intended to provide general guidance; more detailed specifications are available in the
Town’s Development Code and the Town’s Public Improvement and Engineering Standards.
Many communities look at downtown infrastructure improvements as an investment in the long-term
viability of mixed-use downtowns. While this chapter assumes the Public Works Department will be
responsible for maintaining standard infrastructure improvements (excluding utilities). The creation
of a separate entity, such as a maintenance district, funded by tax increment or a similar source, to
operate and maintain non-standard site improvements is also anticipated. This concept is especially
applicable to parking, snow removal and landscaping features.
8.1 SNOW STORAGE
Living in a community that receives over 200-inches of snow annually creates the need to address
snow removal and storage in a comprehensive manner. Snow removal on Truckee’s public streets is
conducted by the Public Works Department, and this Master Plan assumes that development within
the Railyard Master Plan Area will require Public Works snow
removal services. Efficient snow removal in the Downtown
Core is important to the success of the community for a
number of reasons, including:
• Maintaining passable routes for emergency equipment,
school buses and other essential government services;
• Providing residents and visitors access to local commerce
centers when outlying routes such as Interstate-80 to Reno
or Sacramento may not be passable;
• Providing visitors a “safe-haven” during large storm events
that may limit travel in outlying neighborhoods, especially
during peak visitor periods; and
• Minimizing impact to downtown businesses, offices and residents during peak winter storm
events.
a. Snow Storage Concept
Snow storage within the Master Plan Area needs to be strategically located to accommodate both
temporary storage and longer storage that will accommodate snow off-hauled from other areas within
the Master Plan Area. Snow removal is a three-step process within the denser areas of downtown
involving: plowing of the travel lane, public parking areas and sidewalks; stockpiling the plowed
snow; and, as necessary, hauling the stockpiled snow to permanent disposal areas. For the Master
Plan Area it is envisioned that temporary storage will occur along streets within adjacent landscape
areas and that a snow storage area will be accommodated in the northern portion of the balloon
Example of Winter Snow Storage at Church
Street
Truckee Railyard Master Plan Page 111
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8. Public Infrastructure
Truckee Railyard Master Plan Page 112
track. Additionally an interim-storage area will be provided between west of the balloon track between
Church Street and the extension of Donner Pass Road until such time a storage area is available
within the balloon track. Identification of the ultimate snow storage locations will be required when off-
hauling is proposed and the snow removal program is more fully developed.
The stockpiling and hauling steps of the snow removal process are very time consuming and
expensive since the snow is handled at least twice and in some cases three times. Currently,
the Town stockpiles snow in intersections and parking areas until time allows off-hauling to be
scheduled; however, this can result in reduced vehicle sight distances and loss of parking spaces.
While the temporary loss of spaces in the Downtown Core may be acceptable for 48 to 72 hours,
redevelopment of the Railyard presents the opportunity to establish both temporary and permanent
snow storage spaces that eliminate intersection encroachments and minimize lost parking. Properly
sited and designed snow storage areas can function in the summer as passive recreation areas and
serve as neighborhood pedestrian trail linkages.
b. Snow Storage Standards and Guidelines
Standards and design guidelines for snow storage should be considered in the development of snow
storage areas. General Design Guidelines, including applicable guidelines from Development Code
Section 18.24.040.B.2.m, are provided below.
Standards
The location and design of these areas should conform to the following criteria:
• maximum distance between storage areas should be 300-feet. (s43)
• private properties shall provide on-site snow storage consistent with development code section
18.30.130 to satisfy their respective requirements (50 percent of the paved area) unless they are
included in the maintenance district, or provide an alternate snow storage location approved by the
town. (s44)
• snow storage shall not be permitted across public sidewalks. (s45)
• temporary storage areas shall be accessible to large equipment from at least two sides to allow
efficient loading during off-haul periods. (s46)
• storage areas shall be available during the entire winter. surface improvements (tables, benches,
etc) within the areas should be removable or strategically placed to allow maximum snow storage
on the site. (s47)
• storage areas shall be connected to the stormwater system to prevent flooding as the snow melts.
designated storage areas shall incorporate measures to remove debris, sand and chemicals prior to
discharge to the stormdrain system or infiltration into the ground. (s48)
• storage areas must not block corner sight distance at driveways or street intersections. (s49)
• landscape placement and species selection within storage areas shall be reviewed for feasibility
and survivability. trees should not overhang the storage areas to preclude damage to branches and
facilitate sun exposure. (s50)
• the minimum dimensions of a linear storage area shall be 10-feet deep by 75-feet long. non-linear
areas shall be at least 40-feet in any direction to promote efficiency and allow sufficient storage
capacity for large storms. (s51)
• snow storage shall be accommodated within the master plan boundaries to the greatest extent
feasible unless off hauling is approved by the town engineer. (s52)
8. Public Infrastructure
Guidelines
• Storage areas should be located at the end of a “straight” push from removal areas such as
parking lots, and at T-intersections, where possible. (G26)
• Residential and commercial streets without on-street parking should have a flush edge treatment
(curbs level with roadway) to allow snow removal and windrow storage without damaging
infrastructure such as raised curbs and similar features. (G27)
• Designated snow storage areas should be designed in a way that does not block visibility for
motorists. (G28)
• Snow storage areas should consider vegetation as well as solar access; do not locate snow
storage in predominantly shady areas. (G29)
• Areas designated for snow storage should use suitable plant materials including vigorous ground
covers, perennials, willows, and planters with low edges to facilitate plow access. (G30)
• The placement of infrastructure such as signage, street lamps and similar surface improvements
should be offset from the storage area to prevent damage or limit pedestrian access. (G31)
Action Items:
8.1 Establish a snow removal program for the entire Master Plan Area and each interim phase
of development within the Master Plan. On-street parking areas in the Downtown Extension
shall be included in the program. Important sidewalks throughout the Master Plan Area shall
be included in the program sufficient to maintain pedestrian circulation through the area
during winter months (DTSP, Chapter 4, Pedestrian Circulation Policy 1). The snow removal
program shall be developed in combination with the parking plan.
8.2 STORMWATER
The Stormwater Management Concept for the Railyard Master Plan Area identifies areas for
stormwater infiltration and treatment in the open space/park areas and landscaped parking areas in
the plan area, as shown in Figure 8-1. These areas will be designed to function together with on-site
stormwater management plans on individual properties to manage stormwater quality and quantity
consistent with Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB)
standards.
In compliance with federal Clean Water Act legislation, municipalities are developing alternative
stormwater treatment and drainage methods. Unlike previous stormwater processing, which
expedited flow from the site into channelized storm drains and directly flowed into water bodies,
new stormwater systems, consistent with National Pollution Discharge Elimination System (NPDES)
regulations, attempt to mimic natural processes by retaining water on site, filtering out particles and
contaminants, and releasing water more slowly to downstream water bodies.
Low Impact Development (LID) achieves these water quality and management objectives through
urban design concepts, which mimic natural (pre-development) hydrologic processes through
reducing the amount and/or contiguity of impervious coverage, maintaining site infiltration and
disconnecting impervious areas. The Stormwater Management Concept for this Master Plan
emphasizes LID and utilizes landscaped areas to control stormwater at its source through small
scale localized features, in contrast to traditional stormwater control methods which require rapid
conveyance off-site and costly end-system treatment. These landscape features, referred to as
Truckee Railyard Master Plan Page 113
8. Public Infrastructure
Integrated Management Practices (IMPs), typically result in multi-functional landscaped areas,
reduced drainage infrastructure requirements, improved water quality and reduced peak flows.
a. Stormwater Standards
The Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB) have
established standards for addressing both the quantity and quality of stormwater originating from
development in Truckee. Development within the Railyard Master Plan Area shall be subject to the
Truckee Development Code standards for Drainage and Stormwater Runoff (Section 18.30.050)
including: drainage and erosion control plan requirements for construction-period activities; treatment
of stormwater runoff (described below); erosion control measures for the operation period activities;
and maintenance requirements.
The Town standards require on-site retention of runoff from the 20-year, 1-hour storm, and the
quantity or rate of runoff for such a storm should not increase above the pre-development condition.
Furthermore, the storm drain system must be sized to convey a 10-year storm (10 percent chance
of occurrence in any one year) without system surcharge and a 100-year event (1 percent return
interval) without damage. Additionally, storm drains should be stenciled to inform the public that the
water drains to the river.
The Town has a Municipal Separate Storm Sewer System (MS4) permit issued by Lahontan RWQCB
Truckee Railyard Master Plan Page 114
Figure 8-1: Snow Storage Concept Plan
Note: Snow storage will be accommodated within the Master Plan Area to the greatest extent feasible.
NORTH
0 500
Feet
REVISED JULY 2016
Master Plan Area
Proposed Roundabout
Potential Stormwater Management Areas
Trout Creek Greenway*
Overlap of Stormwater Management and
Trout Creek Greenway
Illustrative north/south local street connections**
Illustrative north/south linear green connectors**
Proposed Streets
River Crossing (Existing)
*Planning and development of the Trout Creek
Greenway is being completed by the Town
independent of the Railyard Mixed-Use Master
Plan.
** The locations of local streets and
green connectors are illustrative and
may not occur in the specific locations
shown in the figure above
n
Figure 8-1 Stormwater Management
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8. Public Infrastructure
which also serves as a National Pollutant Discharge Elimination Systems (NPDES) permit under the
Federal Clean Water Act. Since the roadways and associated storm drainage system for this project
will be dedicated to the Town, the storm drain system will be regulated under the Town’s MS4 permit.
To be accepted for dedication by the Town the storm drain system must be consistent with the Town’s
standards for on-site retention and treatment. In addition, the Lahontan RWQCB has a treatment
“design storm” that must be addressed.
b. Stormwater Design Guidelines
The following LID concepts are proposed to guide the redevelopment of the Railyard Master Plan
Area. While the density and types of uses proposed in each District within the Railyard may limit the
feasibility and effectiveness of specific recommendations below, these Design Guidelines should be
applied where practical in order for development to achieve the Town’s stormwater standards. Special
consideration should be given to sources that flow into Trout Creek and the Truckee River, including
properties along the creek and outfall from storm drains to the creek.
Guidelines
The following general project site design considerations should be applied to projects.
• Reduce the amount of impervious surface where practical. Use pervious concrete or similar
products in pedestrian areas not subject to sand or salt applications. (G32)
• Separate runoff sources where feasible by creating discontinuity between impervious surfaces.
When roof and sidewalk discharges are separated from parking and road runoff the result will be
lower flow rates and more options for downstream treatment. (G33)
• Reduce peak flows and quantity of runoff by increasing the length of flow paths, increasing
surface roughness, decreasing surface slope and using broader/wider channel shapes (i.e.
increasing the Time of Concentration). (G34)
Areas creating runoff should be divided into micro-watersheds for treatment near the source. Once
runoff from this micro-watershed is quantified, the appropriate treatment system can be selected.
Possible types of IMPs for treatment and infiltration of runoff adjacent to the source include (G35):
• Retention Systems in parks and other landscaped spaces to contain local runoff from parking
lots, buildings and walkways. Use of these sites will require a detailed site assessment to identify
areas where inundation is acceptable during periods of runoff;
• Bioretention facilities to infiltrate and treat runoff, as described in the Stormwater Municipal Permit
(Section E12)
• Infiltration galleries under low traffic (parking areas and walkways) areas for parking lots, building
and walkway runoff;
• Vegetated swales in street median strips to collect street runoff. Strips may also be used for snow
storage. Swales subject to combined use must consider peak flow rates and the effectiveness
of the swale during the winter due to the tendency of plowed snow to condense and potentially
reduce the swale’s flow capacity as well as decreased infiltration due to frozen soils. Damage to
the swale may also occur due to the encroachment of snow removal equipment into the swale.
While peak flows will be reduced by utilizing LID methodology, the storm drain infrastructure should
meet all Town of Truckee requirements and incorporate the following provisions:
• All IMPs should include overflow provisions, be connected to the collection system and delineated
Truckee Railyard Master Plan Page 115
8. Public Infrastructure
“release point(s)” should be identified to prevent flooding during large events. (G36)
• Combined snow storage and runoff collection areas may be designed with sufficient capacity to
serve both functions including allowance for frozen surfaces, provided underground infiltration
galleries or the like are identified. Perforated pipe, underdrains, or similar devices should be
considered to discharge runoff at reduced rates and maintain the capacity of the swale. (G37)
• Large basins may be appropriate during early phases of project build-out or within the railroad
properties) and their locations should be limited to non-residential areas to reduce hazards to
public and minimize aesthetic and nuisance issues. Basins should be landscaped, the depth of
water in the impoundment should not exceed 2 feet, the depth to groundwater should be at least
4 feet, and provisions incorporated in the design to ensure adequate infiltration rates and prevent
standing water for an extended period of time. (G38)
• The IMP systems must be maintainable, not require specialized equipment and function
effectively under the various climatic conditions experienced in Truckee. (G39)
8.3 UTILITIES AND INFRASTRUCTURE
Utilities and infrastructure currently only serve a small portion of the Master Plan Area. New
connections will be established to serve the Railyard Area. A Railyard Servicing Preliminary Report
was prepared to determine the feasibility of extending infrastructure and utilities into the Railyard
Master Plan Area.1
Very little road infrastructure exists in the Railyard Master Plan Area, with the exception of Church
Street and Trout Creek Road, as shown on Figure 8-2, and the utilities that are present are of
insufficient capacity to meet the utility demands anticipated under the Master Plan. However, the
existing utility systems surrounding the property are generally of adequate size, condition and
proximity to be extended to and serve redevelopment of the Railyard without extensive off-site
improvements or modifications.
This subsection also briefly outlines the potential connections for utilities within the Railyard Master
Plan Area. Preliminary capacity assessments have been completed based on an ultimate build-out of
the Railyard Area. Utility providers generally have sufficient capacity to support redevelopment of the
Railyard Area; however, infrastructure and utility provider assessments will be updated as required for
the implementation of this Master Plan.
a. Water
(1) Existing. Water is distributed at three locations in the Railyard Area from the Truckee
Donner Public Utility District (TDPUD) Northside Tank. A 10-inch TDPUD pipeline serves the Church
Street properties and terminates in the vicinity of the Truckee Tahoe Lumber Company buildings and
the existing UPRR operations building. A 6-inch main on the north side of Trout Creek serves the
residences along Trout Creek Road, while an 8-inch diameter water main serves properties along
East River Street.
(2) Proposed. A new water distribution system will be necessary to meet both domestic
and fire protection needs for development with the Railyard Master Plan Area. The layout and size
of the pipe network will be determined by fire flow demands, which are a function of type of use/
occupancy, building size and building construction materials. To meet the fire flow requirements, the
distribution system will likely be constructed of a 10-inch diameter main in the core of the Railyard.
1 Acumen Engineering Company, 2004. Preliminary Report, Railyard Servicing Study. September 28.
Truckee Railyard Master Plan Page 116
8. Public Infrastructure
The installation of 6- or 8-inch pipe may be possible in areas of lesser demand. The Railyard will be
served by the Northside Tank feeding the “Downtown Pressure Zone.” Because of limited storage
capacity of the reservoir, a connection to the 6170 zone through a pressure reducing valve station will
be required to provide extended fire-flow capacity.
While a hydraulic model has not been created for the Railyard, it is assumed that the distribution
system will connect to the Truckee Donner Public Utility District’s system at two locations (Church
Street and East River Street) in order to “loop” the system.
To meet fire flow storage demands, a connection to a 24-inch pipeline feeding the TDPUD’s “6170”
zone will be required. While connection to the Church Street pipeline will be relatively straightforward
as the pipeline is accessible from the site, the condition of the existing pipeline must be confirmed.
The East River Street connection will require tunneling or boring under the Union Pacific tracks.
NORTH
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REVISED MARCH 2016
Master Plan Area
Potential Stormwater Management Areas
Trout Creek Greenway*
Overlap of Stormwater Management and
Trout Creek Greenway
Illustrative north/south local street connections**
Proposed Streets
River Crossing (Existing)
*Planning and development of the Trout Creek
Greenway is being completed by the Town
independent of the Railyard Mixed-Use Master
Plan.
** The locations of local streets are
illustrative and may not occur
in the specific locations shown
in the figure above
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Figure 8-2: Stormwater Concept Plan
Truckee Railyard Master Plan Page 117
8. Public Infrastructure
b. Sewer
(1) Existing. Within the Railyard Master Plan Area, Truckee Sanitary District (TSD) provides
wastewater collection services to properties on Church Street, E Street and residences on Trout
Creek Road. Residences on Trout Creek Road are served by two small sewage pump stations that
discharge to the gravity main. The existing sewer line crosses Donner Pass Road just north of Church
Street, extends slightly southwest through the NV Energy parcel, and under the existing Truckee
Tahoe Lumber yard. The gravity main flows east under the balloon track and connects to the East
River Street main through a concrete encased sewer pipe under the railroad tracks. The East River
Street sewer main crosses over the Truckee River under the pedestrian bridge and discharges to the
Tahoe Truckee Sanitation Agency (TTSA) 36-inch interceptor.
(2) Proposed. A new sewer system is planned for the development within Church Street and
Church Street Extension that will tie to the existing sewer system within the balloon track. Limited
hydraulic capacity of the sewer line crossing the railroad tracks and portions of the sewer line in East
River Street will necessitate replacement of under-capacity sewer main in East River Street and may
necessitate a new or reconstructed sewer main underneath the railroad tracks. TSD plans to connect
the Church Street area west of Donner Pass Road and the Trout Creek residents to the Church Street
sewer main, constructed for the development, and abandon the existing sewer main that crosses the
NV Energy and Truckee Tahoe Lumber property. The Church Street sewer system will be connected
through the existing sewer main under the railroad tracks to the TSD pipeline in East River Street.
The eastern portion of the project may require a sewage lift station to the existing sewer main under
the railroad tracks or a new sewer crossing under the railroad tracks near the east end of the project
to connect to the TSD system in East River Street. Either option will necessitate replacing a portion
of the sewer main in East River Street to achieve capacity for full buildout of the Railyard Master Plan
Area. The hydraulic capacity of the 36-inch TTSA interceptor is sufficient for the Railyard Master Plan
Area redevelopment.
c. Gas and Electrical Power
(1) Existing. As shown on Figure 8-3, overhead power lines serve the western portion of the
Railyard Master Plan Area along Church Street, connecting through the lumber yard. Aerial lines
from the Truckee Donner Public Utility District “Truckee Substation” on East Jibboom Street serve
properties on Trout Creek Road. An overhead feed is also present along Church Street from Donner
Pass Road to the lumber yard. Overhead power lines serve East River Street. Liberty Utilities owned
aerial transmission and distribution lines cross the project area and connect to the NV Energy
substation on Church Street.
Southwest Gas provides natural gas service to the Railyard Master Plan Area. A 2-inch mainline
exists on Church Street. Off-site mains include the western section of East River Street and the area
of East Jibboom and Keiser Avenue. There is a 4-inch main on Glenshire Drive which terminates
approximately 400 feet west of the Highway 267 Bypass Bridge.
(2) Proposed. Electrical utility service connections are required for new development in the
Railyard Master Plan Area, as shown in Figure 8-4. The TDPUD electric distribution system consists
of four substations within the service area with enough redundant capacity to serve the area if any
one of the stations went out of service. The Railyard Master Plan Area’s power distribution system
will likely be fed from an upgraded underground feed on Church Street connected to the Truckee
Substation. The Town of Truckee Development Code requires new development be served by an
underground system and the majority of the existing aerial service and distribution system will be
Truckee Railyard Master Plan Page 118
8. Public Infrastructure
removed as a part of development of the Railyard Master Plan Area. To accommodate street and
building construction, the Liberty Utilities aerial transmission and distribution lines will be relocated
underground within Church Street and Street A to the northern side of the railroad tracks. The
transmission and distribution lines will transition to overhead and remain overhead from the railroad
crossing south. All new utility lines will be installed underground.
Natural gas will be distributed through an on-site 4-inch pipe system designed by Southwest Gas. The
mainline extension will extend from the existing gas distribution system at the Keiser Avenue/East
Jibboom Street area along Church Street. The point-of-connections will be on Church Street. The
Southwest Gas distribution system in Truckee is described as “strong” by the SW Gas Engineering
Department. Sufficient capacity exists within the system to supply the project with adequate
connections to the distribution system.
d. Telephone and Cable Service
(1) Existing. AT&T provides telephone service along Church Street and on the aerial joint utility
poles on Glenshire Drive and East River Street. Sudden Link Communications television service is
currently available on Church Street, at the western-most portion of the Railyard Master Plan Area.
(2) Proposed. Telephone and cable television on-site distribution systems are required for
development with the Railyard Master Plan Area. Telephone will be served by a trunk line in Donner
Pass Road and cable television service will be provided via a connection from Keiser Avenue/East
Jibboom Street.
LEGEND
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Natural Gas
Telephone
Overhead Electricity
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Sanitary Sewerfeet
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Figure 8-3: Existing Utilities PlanFigure 8-3: Existing Utilities Plan
Truckee Railyard Master Plan Page 119
8. Public Infrastructure
e. Public Restroom Facilities
Public restroom facilities are an important component of the public infrastructure system and
should be incorporated into public parks and civic buildings. This chapter does not provide detailed
guidance, but instead refers the reader to the Downtown Specific Plan (DTSP), Chapter 6.C Public
Restroom Facilities. As required by the DTSP, public restroom facilities will be incorporated into the
Master Plan Area as described in Chapter 6, Public Places, of this Master Plan.
Action Items
8.2 Prior to implementation of each phase of development, the project developer shall
work with the appropriate utility agencies and the Town Engineer for approval of a
detailed Infrastructure Master Plan for water, sewer, stormwater, electrical, gas, and
telecommunication services and roadway extensions and improvements to allow the
anticipated mix of land uses within each phase of development.
Also see Action Item 6.1 which requires the establishment of a maintenance district.
Truckee Railyard Master Plan Page 120
9
Truckee Railyard Master Plan Page 121
PURPOSE
A key objective of the Railyard Master Plan is the integration of the public and private realm to provide
a network of places that connect to and complement Commercial Row and to offer up a sequence
of unfolding spaces that inspire people to walk and to linger in Downtown Truckee. This chapter
provides implementation measures for these improvements, and a discussion of project phasing. This
chapter also includes the Action Items listed throughout the Master Plan. Timing and implementation
of the Master Plan EIR mitigation measures are outlined in the Mitigation Monitoring and Reporting
Program (MMRP, Appendix C).
9.1 IMPLEMENTATION MEASURES
Implementation of the Master Plan will focus on allowing the project to grow organically, developing
the Master Plan in phases that grow east from the existing commercial uses in Downtown Truckee,
and creating flexible spaces and transitional uses that will evolve over time as the market permits.
Understanding these key elements, it is still important to plan for adequate utility corridors and to
ensure that the appropriate planning processes are completed and the Master Plan has undergone
adequate environmental review. Implementation measures that shall be completed as part of, or
prior to, development within the Railyard Area and the Action Items throughout this Master Plan are
provided in Table 9-1, at the end of this chapter.
9.2 PROJECT PHASING
In general, the Railyard Master Plan Area will be developed from west to east, with the first phase
of development to include mixed land uses with ground floor retail as an extension of Commercial
Row. The entire Railyard Area is intended to develop over a period of approximately 10 to 20 years
(approximately between 2017 and 2027), with build-out of most of the DE district between 2017 and
2020. Residential development will be incorporated into each District of the Master Plan.
Development of the Railyard Master Plan Area generally from west to east is not only desirable
from a land use planning perspective, it is also highly desirable from a utility and infrastructure
phasing standpoint. Project phasing is critical in planning the on-site utility system and infrastructure
construction. The utility service systems (see Chapter 8 for a discussion of utility improvements) can
be expanded from existing lines within developed portions of the Town in an easterly direction to
serve each particular phase of development.
An overview of the anticipated project phasing for Phase 1 and beyond, is outlined in Table 9-1 and
Figure 9-1 and the referenced parcels are shown in Figure 9-2.
IMPLEMENTATION AND PHASING
9. Implementation and Phasing
Truckee Railyard Master Plan Page 122
PHASE 1 – is anticipated to include buildout of land west of the balloon track including roadways /right-
of-way and utilities. Specific improvements include:
1. Construct movie theater consistent with Development Agreement terms.
2. Reconfigure existing leased town parking lot
3. Demolish existing commercial building
4. Relocate or remove card-lock fuel station
5. Demolish UPRR operations building and construct new building to the east of the balloon track
6. Relocate UPRR yard office and storage tracks including a gravel access road
7. Reconfigure UPRR balloon track and construct concrete crossings at the balloon track (excluding
crossing gates)
8. Temporarily relocate TTL employee parking on parcels 4 or 5
9. Construct the realignment of Donner Pass Road
10. Relocate and extend Donner Pass Road east to Street A
11. Improve Church Street to east to Street A
12. Relocate and extend utility services west of Street A
13. Reconfigure existing leased Town parking lot and construct parking within area south of Donner
Pass Road Extension (DPRE) between western boundary of the Master Plan Area and Street A as
detailed in the Parking Management Plan. Parking will be completed prior to COO.
14. Construct single-lane roundabout at Donner Pass Road/Church Street intersection.
15. Construct sidewalk/pedestrian connection and modifications along Donner Pass Road from the
Master Plan Area to Bridge Street. Construct any track switch improvements that may be neces-
sary to construct a sidewalk and additional crossing gates along Bridge Street and across the
UPRR main track on the east side of Bridge Street between Donner Pass Road and West River
Street.
16. Underground, relocate and install utilities consistent with Chapter 8 Master Plan requirements.
17. Provide temporary snow storage, parking and storm water retention on parcel 4 and or 5.
18. Vertical construction of vertical development on Parcels 1, 2, and 3 may occur in any order, but it
is anticipated that the Artist Lofts will be completed first.
19. Construct at least one north/south road connection between Donner Pass Road Extension
(DPRE) and Church Street.
PHASE 2 – Development of Phase 1B is anticipated to commence once Phase 1A construction has
commenced and the California Public Utility Commission (CPUC) and UPRR have approved the three
at-grade crossings. Specific improvements will include:
1. Construct three at-grade crossings of the balloon track including crossing gates.
2. Construct Donner Pass Road Extension to inside of balloon and Church Street to the eastern end
of Railyard for connection to Glenshire Drive.
3. Construct Donner Pass Road Extension to inside of balloon and Church Street to the eastern end
of Railyard for connection to Glenshire Drive
4. Consider allowing flexibility for traffic-generating Phase II building to commence once Glenshire
Drive is fully funded and commenced. Flexibility for traffic-generating uses may be considered in
Phase II subject to review and consideration by the Planning Commission.
SUBSEQUENT PHASES: Development beyond Phase I is dependent upon the timing of the full Church
Street extension from Donner Pass Road to Glenshire Drive. At no time shall development, excluding
UPRR-related development, infrastructure/utilities and/or Town-sponsored projects, be allowed to com-
mence construction east of the balloon track without the full connection.
Table 9-1: Phasing
9. Implementation and Phasing
Truckee Railyard Master Plan Page 123
Figure 9-1: Phasing
The railroad operations will be relocated to the eastern portion of the project within the Union Pacific
right-of-way prior to or concurrently with construction on the Phase 1A development. Project imple-
mentation will require construction of new temporary and/or permanent utility infrastructure until the
remainder of the project “catches up.” While providing “early” utility service to the railroad operations
building is challenging, the relatively small demands associated with a building/use of this type allow
the consideration of a number of alternatives to meet the building’s needs.
Phase 1: All development area
west of the balloon track
Phase 2: All development
area within the balloon
track and east
9. Implementation and Phasing
Truckee Railyard Master Plan Page 124
Source: Eastern Sierra Engineering, 2016
Figure 9-2 Proposed Phasing Plan for Phase 1A
9. Implementation and Phasing
Truckee Railyard Master Plan Page 125
Table 9-2: Implementation Measures and Action Items
No.Implementation Measures/Action Items Timing Responsible
Party
1 Development agreement. Prior to any land use ap-
provals or development activity in the Master Plan Area,
the Town and the developer shall enter into a Develop-
ment Agree- ment.
Prior to any land use
approval or building
permit issuance.
Developer/Town
2 Infrastructure Plan. Prior to implementation of each
phase of development, the project developer shall work
with the appropriate utility agencies and the Town Engi-
neer to create of a detailed Infrastructure Plan for water,
sewer, storm water, electrical, gas, and telecommuni-
cation services and roadway extensions and improve-
ments necessary for the anticipated mix of land uses
within each phase of development. (Action Item 8.2)
Prior to any land use
approval or building
permit issuance.
Developer
3 Union Pacific Agreement. Prior to any development
in the Railyard Master Plan Area, the developer shall
submit written confirmation from Union Pacific Railroad
that crossings of the balloon track is acceptable to
Union Pacific Railroad as well as development within
the balloon track.
Prior to issuance of
any building permits
for development in
the
Master Plan Area.
Developer
4 Maintenance District. Establish a Maintenance District
to ensure public spaces, streets, creeks and other
infrastructure are properly maintained. The District shall
fund the maintenance of sidewalks, trails, landscape,
snow removal and off-haul, ongoing transit subsidy,
and other maintenance/public services to the extent
those services are not typically provided by the Town.
The services to be provided and an outline of the terms
and conditions of the Maintenance Agreement shall be
included as part of the Development Agreement to be
entered into prior to approval of the first phase of devel-
opment. (Action Item 6.1)
To be determined in
Development Agree-
ment.
Developer/Town
5 Financing. The financing of infrastructure improve-
ments within the Master Plan area shall be formalized
within a Development Agreement between the Town and
the project developer.
To be determined in
Development Agree-
ment.
Developer/Town
6 Affordable Housing. Housing options within the
Master Plan should include a mixture of housing
types to support and serve the needs of employees,
first time home buyers and young families. A program
for providing affordable housing within the plan area
should be created to balance the interests of the Town,
the residential homeowners (current and future), and
project development applicants in compliance with the
General Plan. This program shall be formalized within a
Development Agreement between the Town and project
developer.
To be determined in
Development Agree-
ment.
Developer/Town
9. Implementation and Phasing
Truckee Railyard Master Plan Page 126
No.Implementation Measures/Action Items Timing Responsible
Party
7 Streetscape Plan. Prepare a Streetscape Plan
for each District within the Master Plan Area. The
Streetscape Plans shall be coordinated with existing
downtown streetscapes and shall contribute to a sense
of visual continuity between Districts while allowing for
unique and eclectic variations between Districts. The
plan shall provide details for curbs and gutters, park-
way strips, crosswalks, street furniture, transit shelters,
landscaping, paving, lighting and signage. Unless
otherwise specified, the streetscape guidelines for the
Downtown Commercial Core shall apply in the Down-
town Extension District (DTSP, Chapter 5.D through
5.J). Streetscape Plans shall be subject to review and
approval by the Town Engineer.
Prior to any land use
approval or build-
ing permit issuance
within each District.
Developer
8 Master/Comprehensive Sign Program. The design and
placement of signage throughout the Master Plan Area
and within each District will affect the character of the
development and its sense of place. Master Sign pro-
grams will be prepared for each District prior to any de-
velopment occurring, or a Comprehensive Signage Pro-
gram will be prepared and approved per Section 18.54
of the Development Code prior to new development of
any multi-tenant site proposed within the District. The
sign programs shall address sign standards (e.g., size,
height, and area) and design guidelines (e.g., materials,
lighting, and shape) for commercial signs (advertise-
ment and identification) and public signs. The following
sign guidelines are excerpted from the Downtown Spe-
cific Plan to provide a foundation for the sign program
that will be created for the Master Plan Area.
(1) Sign Context. Signs should be subordinate to
the overall building composition and should not cover
architectural features that are important to the overall
building design.
(2) Sign Types. Appropriate signs include flush-mount-
ed wall signs, awning signs, window signs and project-
ing signs. Freestanding signs and building directory
signs may also be considered.
(3) Sign Materials. Sign materials and colors should be
compatible with the design theme and materials of the
structure on which it is placed.
(Action Item 5.1)
Prior to any land use
approval or build-
ing permit issuance
within the Downtown
Extension and the
Industrial Heritage
Districts.
Developer
9 Access Plan. Develop an Access Plan to incorporate
transit services into the Railyard Area including Placer
County TART and Truckee TART that include fixed route
and demand response services, as appropriate.. (Ac-
tion Item 7.2)
To be determined in
Development Agree-
ment.
Developer
Table 9-2: Implementation Measures and Action Items Continued
9. Implementation and Phasing
Truckee Railyard Master Plan Page 127
No.Implementation Measures/Action Items Timing Responsible
Party
10 Parking Management Plan. Prepare a Parking Man-
agement Plan for the Railyard that details parking stan-
dards and includes an implementation plan by phase or
district. The Management Plan should also provide for
incorporating parking in the Master Plan Area into the
existing Downtown Commercial Core Parking Manage-
ment Program. Public parking within the railroad right of
way will be available for use by the Downtown Parking
Management Program at no cost to the Parking District.
(Action Item 7.1)
To be determined in
Development Agree
ment.
Developer/Town
11 Snow Removal Program. Establish a snow removal
program for the entire Master Plan Area and for each in-
terim phase of development with the Master Plan Area.
On-street parking areas in the Downtown Extension
shall be included in the program. Important sidewalks
throughout the Master Plan Area shall be included in
the program sufficient to maintain pedestrian circulation
through the area during winter months (DTSP, Chapter
4, Pedestrian Circulation Policy 1). The snow removal
program shall be developed in combination with the
parking plan. (Action Item 8.1)
Prior to any land use
approval or build-
ing permit issuance
within each District.
Developer/Town
12 Sun/Shade Analysis. Prior to design approval of each
phase of development, the project developer shall com-
plete a shade and shadow analysis for the proposed
project area. The analysis is a tool to aid in optimizing
solar exposure for the reduction of energy consumption,
the unique requirements snow and winter conditions,
and to create pleasant streetscapes and functional proj-
ects. The analysis shall indicate seasonal sun exposure
on streets, sidewalks, public places, and adjacent struc-
tures and shall ensure that the proposed project design
considers the impact of microclimates on the functional-
ity of spaces, consistent with this Master Plan.
Prior to any land use
approval or building
permit issuance.
Developer/Town
13 Public Open Space. Coordinate the design of public
open space areas with the Truckee Donner Recreation
and Park District, the entity responsible for establish-
ment and maintenance of park facilities (per DTSP
chapter 9, Park and Gateways). (Action Item 6.2)
Ongoing after imple-
mentation of the Rail-
yard Master Plan.
Developer/Town
14 Trailheads. Coordinate the design and location of pro-
posed trailheads within the Master Plan Area with the
Truckee River Watershed Council and provide oppor-
tunities for facilitated community input throughout the
design process.
(Action Item 6.3)
Ongoing after imple-
mentation of the Rail-
yard Master Plan.
Developer/Town
Table 9-2: Implementation Measures and Action Items Continued
9. Implementation and Phasing
Truckee Railyard Master Plan Page 128
10
PURPOSE
The purpose of this chapter is to provide administrative procedures for adoption and maintenance
of this Master Plan, and to provide guidelines for project approval for buildings and uses within the
Master Plan area. Adherence to the provisions of this chapter will ensure that development within the
Railyard Area complies with the goals and policies of the Railyard Master Plan.
10.1 ADOPTION OF THE MASTER PLAN
This Master Plan is adopted under the authority of Chapter 18.174 of the Town of Truckee
Development Code, which establishes provisions for Master Plans when required by the Downtown
Specific Plan. As indicated by Truckee Development Code Sections 18.174.030 and 18.174.060,
the Planning Commission must conduct a public hearing to consider the adoption of the Railyard
Master Plan, and forward a written recommendation to the Town Council. The Town Council shall then
conduct a public hearing to take action on the Master Plan. The Town Council may approve the plan,
deny the plan, or may adopt the plan with changes, subject to all of the following findings:
a. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the
immediate environment, neighborhood, and adjacent properties relative to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual integrity, and orientation.
b. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and
workable relationship with surrounding uses and activity.
c. Appropriate parking and loading shall be established for all uses.
d. The Master Plan is consistent with the Development Code, the General Plan, and the Downtown
Specific Plan.
e. Natural and/or geologic hazards that affect the property shall be identified and mitigated.
f. Site plan, building design and location, and open space provisions shall be designed to produce
a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
g. The circulation system shall be designed to address on and off-site traffic circulation for both
vehicles and pedestrians.
h. Functional and aesthetic landscaping and open space shall be incorporated into the Master Plan
to optimize and preserve natural features, recreation, views and function.
i. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship
throughout the development of the Master Plan.
Truckee Railyard Master Plan Page 129
MASTER PLAN ADMINISTRATION
10. Master Plan Administration
10.2 AMENDMENTS TO THE MASTER PLAN
Major and minor amendments to this Master Plan are defined and permitted as detailed below.
a. Minor Amendment
Minor amendments to this Master Plan include adjustments to right-of-way alignments and
dimensions, location and configuration of community gathering spaces including an open space
area and parks, modifications to design guidelines, and the transfer of development permitted by the
Maximum Allowable Development (MAD) between Districts. Approval of alternate uses may also be
granted subject to approval of a Minor Amendment if the Community Development Director finds that
the alternate uses will not result in an increase of weekday PM peak hour trips as compared to the
approved MAD.
Minor amendments consistent with the Master Plan findings listed within this Chapter, may be
approved by the Community Development Director. All minor amendments shall be indicated on a
revised development plan, and approved changes shall be noted, signed, dated, and filed by the
Director. Notification of a proposed minor amendment and the Director’s action on the amendment
shall be provided to all property owners within or adjacent to the Master Plan area that may be
affected by the amendment as determined by the Director. The notification shall include a statement
describing the amendment and the action of the Director.
b. Major Amendment
Major modifications include changes to the Master Plan Area boundary (e.g., to include or remove
property from the Master Plan Area), revision to development standards, changes to goals and
policies of this Master Plan, and an increase in the Maximum Allowable Development.
Requests for major amendments to a Master Plan shall be reviewed and approved by the Town
Council. A proposed major amendment shall be subject to public hearings before both the
Commission and Council before its approval, as follows:
1. Commission hearing. The Director shall schedule a public hearing on the proposed major
amendment. The hearing shall receive public notice and be conducted in compliance
with Truckee Development Code Chapter 18.180 (Public Hearings). After the hearing, the
Commission shall forward a written recommendation, with appropriate findings to the Council.
2. Council’s action.
a. A public hearing on the major amendment shall be scheduled before the Council. The
hearing shall be noticed and conducted in compliance with the Truckee Development
Code Chapter 18.180 (Public Hearings).
b. After the hearing, the Council may approve the amendment, may deny the amendment,
or may approve the amendment with changes, with appropriate findings in compliance
with Truckee Development Code Section 18.174.060 (Findings and Decision).
10.3 MONITORING THE M.A.D.
The Town will monitor and publish the amount of development that occurs after adoption of the
Master Plan in a form to be determined by the Community Development Director. Updates to this
summary of development will occur each time new development is proposed or approved within
the Master Plan Area. When the M.A.D. is reached in any District, either in housing units or square
Truckee Railyard Master Plan Page 130
10. Master Plan Administration
footage, no further development in that category may be permitted without an amendment to the
M.A.D. provisions.
(1) Tracking the M.A.D. Upon issuance of a Building Permit, a project shall be deemed to be
entitled to the number of dwelling units or square footage specified in the Building Permit, but such
entitlement shall expire unless construction commences for such units or square footage within two
years of the date of issuance of the Building Permit and is completed within five years from the date
of permit approval. No Building Permit may be issued to allow a net increase in development in
excess of the M.A.D. in any category as specified in the Master Plan.
• The Community Development Department shall at all times maintain a publicly available
record of:
• The total number of allowable units and square footage in each District within the Master Plan
• The total number of units and square footage in each District for which entitlement has been
granted
• The total number of allowable units and allowable square footage in each District remaining
available.
(2) Modifying the M.A.D. Not later than 30 days after the granting of entitlement to 80% or more
of the Allowable Units or any of the Allowable Square Footage totals in any District, the Community
Development Director shall report to the Town Council the crossing of the 80% threshold and the
Town Council may, but is not required to, initiate consideration of an amendment to the Master Plan to
increase the M. A. D. Such an action would require additional CEQA review.
Transferring M.A.D between Districts (e.g., reducing units in the Downtown Extension and
increasing permitted units in the Trout Creek) is permitted subject to approval of a Minor Master
Plan Amendment. Approval of alternate uses may also be granted subject to approval of a Minor
Amendment if the designated approval authority for the associated permit finds that the alternate
uses will not result in an increase of weekday PM peak hour trips as compared to the approved MAD.
10.4 PROJECT APPROVAL PROCESS
Each application for a project within one of the Districts defined by this Master Plan (See Chapter 5)
will be reviewed by the Town for conformity with the Railyard Master Plan Standards and Guidelines
described within Chapter 5, Development Standards and Guidelines. Land within the Master Plan
Area that is designated as an existing Truckee Development Land Use Zone including property
designated: Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown
Manufacturing/Industrial (DM), Downtown Railroad (DRR), Public Facilities (PF), and Open Space
(OS), is subject to the project approval process outlined in the Truckee Development Code.
a. Project Review
Applications for development approvals shall be filed with the Community Development Department.
Proposed projects must conform to all District “Standards” unless a Minor Exception is granted.
Applications will be deemed incomplete if they do not conform to the District Standards and will be
returned to the applicant for revision, unless a Minor Exception is being requested. Applications must
strive to meet the District “Guidelines”, but applicants may propose alternate ways to achieve the
goals of the Guidelines. Prior to submitting a formal application, the project applicant may request
preliminary plan review to discuss the project and Master Plan issues that may affect its design.
Submittal requirements provided in the “Pre-Application Checklist” must be submitted in order for
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10. Master Plan Administration
the plan review to be scheduled. Applications that the Community Development Department has
determined to be complete shall be processed as follows:
1. The preparation and filing of applications for land use permits shall include the appropriate land
use application forms provided by the Community Development Department, and all information
and materials required by the Application Submittal Checklist list provided by the Community
Development Department for the specific land use application.
2. Applications shall be filed with the Community Development Department; and
3. It is the applicant’s responsibility to provide
evidence in support of the findings required for
the approval of the application by this Chapter.
4. Applications may be made by the owner of the
subject property or by a lessee or any other
person, with the written consent of the property
owner.
5. Any land use permit required by this Master
Plan shall be filed with the Director, processed
and approved before the approval of any
Building, Grading, or other construction permit
or other authorization required by the Municipal
Code or the Development Code for the
proposed use or structure.
6. Historic Preservation Advisory Commission
Review—HPAC shall review, comment, and
make recommendations on any actions
that may impact designated and potential
resources, or related neighboring property
within public view in the HP-Overlay District,
in the Railyard Master Plan boundary, as
determined by the Community Development
Director. HPAC would be able to review and
comment during the environmental and project
review of such actions.
7. Truckee Fire Protection District—A Will-Serve letter shall be obtained from the Truckee Fire
Protection District of Nevada County prior to the issuance of any construction permits by the
Town.
(1) Large Projects - Over 15,000 square feet or more of gross floor area or twenty or more
residential units. Large projects shall be reviewed and approved by Development Permit. Incremental
or phased developments shall be treated on a cumulative basis.
Application and Authority. Applicants for large projects shall file a Development Permit
Application with the Community Development Department.
Development Permit approval is subject to review and approval by the Town Planning
Truckee Railyard Master Plan Page 132
Railyard Master Plan Development
Principals
• Visual Preference Survey
• Downtown Vision Plan (Completed 1996)
• Downtown Truckee Specific Plan (Adopted
1997)
• Redevelopment Agency Formed (Established
1998)
• Downtown Streetscape Plan and Trout Creek
Restoration Study (Completed 2002)
• Downtown Historic Design Guidelines
(Adopted 2003)
• 2004 Railyard Redevelopment Process Begins
• Town awarded $350,000 grant from the
Sustainable Communities Grant and Loan
Program
• Holliday Development purchases a significant
portion of the Railyard
• Town Council Approves Partnership between
Holliday Development and the Town to work
collaboratively on the Master Plan
10. Master Plan Administration
Commission.
The review process begins with the recognition that the proposed use/construction
is allowed in the District, and focuses on issues related to site layout and design in
order to determine compatibility with the goals and policies of the Railyard Master
Plan, and the subject District.
The process includes the filing of a Development Permit application with the Director
to verify compliance with all applicable District Development Standards, applicable
Design Guidelines, and the requirements of other Town departments.
The Town Planning Commission shall issue a Development Permit, with or without
conditions of approval, only if the required findings can be made. Findings for
Development Permit approval within the Master Plan are included in this Chapter.
A Development Permit shall be required before the approval of any Building, Grading,
or other construction permit, or other authorization required by the Municipal Code or
the Development Code for the proposed use or construction.
Noticing Requirements. Public hearing notice of the Planning Commission hearing to
consider an application for Development Permit shall follow the procedures prescribed by
the Truckee Development Code Chapter 18.180.
(2) Small Projects - Less than 15,000 square feet of gross floor area or less than nineteen
residential units. Small project shall be reviewed and approved by Zoning Clearance.
Application and Authority. Applicants for small projects shall file a Zoning Clearance Application
with the Community Development Department.
Zoning Clearance Permit approval is subject to review and approval by the Town
Community Development Director.
An application for Zoning Clearance shall be analyzed by the Director to ensure that
the application is consistent with the content, purpose, and intent of this Master Plan,
and the applicable Development Standards and Design Guidelines.
The Director shall issue the Zoning Clearance, with or without conditions of approval,
only if the required findings can be made. Findings for Zoning Clearance approval
within the Railyard Master Plan area are included in this Chapter.
The Director shall take appropriate action on the Zoning Clearance within 30 days of
finding the application complete.
Notice Requirements. Notice of the Director’s intent to take action on the issuance of a
Zoning Clearance shall be required for all Zoning Clearance applications approved within
the Railyard Master Plan Area, including new multi-family residential, commercial, and
industrial projects and substantial additions (e.g., an addition of at least 25 percent of the
gross floor area of the existing structure) in accordance with Truckee Development Code
Chapter 18.180.
(3) Use Permits - Are required for specific land uses defined with Chapter 5 (Development
Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site
Truckee Railyard Master Plan Page 133
10. Master Plan Administration
and surroundings cannot be determined before being proposed for a particular location.
Application and Approval Authority. Applicants for a Use Permit shall file a Use Permit Application
with the Community Development Department. Use Permit approval is subject to review and approval
by the Town Planning Commission.
• The Use Permit review process begins with the evaluation of the proposed use/construction to
determine if the activity should be allowed on the subject site. The process includes the review of
the configuration, design, location, and potential impact(s) of the proposed use/construction by
comparing it to established District Development Standards and Design Guidelines as well as, the
potential impact(s) on existing development within the Master Plan Area.
• The Planning Commission shall issue the Use Permit, with or without conditions of approval, only
if the required findings can me made. Findings for Use Permit approval within the Railyard Master
Plan area are included in this Chapter.
• A Use Permit must be granted before the approval of any Building, Grading, or other construction
permit, or other authorization required by the Municipal Code or this Master Plan for the proposed
use or construction.
• The Town shall act on the Use Permit Application consistent with the Permit Streamline Act.
Noticing Requirements. Public hearing notice of the Planning Commission hearing to consider
an application for Use Permit shall follow the procedures prescribed by the Truckee Development
Code Chapter 18.180.
(4) Minor Use Permits - Are required for specific land uses defined with Chapter 5 (Development
Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site
and surroundings cannot be determined before being proposed for a particular location.
Application and Approval Authority. Applicants for Minor Use Permit shall file a Minor Use Permit
Application with the Community Development Department. Minor Use Permit approval is subject to
review and approval by the Town Zoning Administrator.
• The Minor Use Permit review process begins with the evaluation of the proposed use/
construction to determine if the activity should be allowed on the subject site. The process
includes the review of the configuration, design, location, and potential impact(s) of the proposed
use/construction by comparing it to established District development standards and design
guidelines.
• The Zoning Administrator shall issue the Minor Use Permit, with or without conditions of approval,
only if the required findings can be made. Findings for Minor Use Permit approval within the
Railyard Master Plan area are included in this Chapter.
• A Minor Use Permit shall be required before the approval of any Building, Grading, or other
construction permit, or other authorization required by the Municipal Code or this Master Plan for
the proposed use or construction.
Noticing Requirements. Public hearing notice of the Zoning Administrator hearing to
consider an application for Use Permit shall follow the procedures prescribed by the
Truckee Development Code Chapter 18.180.
(5) Minor Exceptions - Are required for specific project proposals that comply with the land uses
defined with Chapter 5 (Development Standards and Guidelines) for each applicable District, but do
not meet all of the development standards outlined in Chapter 5. A Minor Exception gives permission
Truckee Railyard Master Plan Page 134
10. Master Plan Administration
to vary from the Development Standards found in Chapter 5, allowing a more flexible approach to
reviewing projects with required findings that address the quality of design.
Application and Approval Authority. Applicants for Minor Exceptions shall file a Minor Exception
Application with the Community Development Department.
• Approval of Minor Exceptions is subject to review and approval for review and approval by the
designated review authority for the associated permit (e.g., development permits for large projects
require Planning Commission approval).
• The Minor Exception review process begins with the evaluation of the proposed project, which
has a proposed use/construction that is explicitly allowed on the subject site. The process includes
the review of the configuration, design, location, and potential impact(s) of the proposed use/
construction by comparing it to established District development standards and design guidelines.
• The Minor Exception shall only be approved if the required findings can be made. Findings for
Minor Exception approval within the Railyard Master Plan area are included in this Chapter.
• A Minor Exception shall be required before the approval of any Building, Grading, or other
construction permit, or other authorization required by the Municipal Code or this Master Plan for the
proposed use or construction.
Noticing Requirements. A public hearing, before the designated review authority for the associated
permit, is required for Minor Exceptions in accordance with the procedures prescribed by the Truckee
Development Code Chapter 18.180.
(6) Temporary Use Permits - Are required for short-term activities that nay not meet the
development or use standards of the applicable Districts, but may otherwise be acceptable because
of their temporary nature. Temporary Use Permits are subject to the regulations of Development Code
Section 18.80.
10.5 FINDINGS FOR PERMIT APPROVALS
Land use permits for projects, including Master Plan Amendments, within the Railyard Master Plan
shall be subject to the following findings.
a. Master Plan Amendments
Following a public hearing before the designated approval authority, the decision shall be recorded
in writing with the findings upon which the decision is based. The designated approval authority
may approve a Major or Minor Master Plan Amendment, with or without conditions, only if all of the
following findings can be made:
A. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the
immediate environment, neighborhood, and adjacent properties relative to architectural design, scale,
bulk, building height, buffer zones, identity, character, visual integrity, and orientation.
B. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and
workable relationship with surrounding uses and activity.
C. Appropriate parking and loading shall be established for all uses.
D. The Master Plan is consistent with the Development Code, the General Plan, and the
Truckee Railyard Master Plan Page 135
10. Master Plan Administration
Downtown Specific Plan.
E. Natural and/or geologic hazards that affect the property shall be identified and mitigated.
F. Site plan, building design and location, and open space provisions shall be designed to produce
a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
G. The circulation system shall be designed to address on and off-site traffic circulation for both
vehicles and pedestrians.
H. Functional and aesthetic landscaping and open space shall be incorporated into the Master
Plan to optimize and preserve natural features, recreation, views and function.
I. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship
throughout the development of the Master Plan.
b. Zoning Clearance
The Community Development Director shall issue the Zoning Clearance, with or without conditions,
only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District;
complies with all applicable provisions of this Master Plan, the Development Code, the Municipal
Code, and the Public Improvement and Engineering Standards (except as modified by this
Master Plan);
2. Within the Maximum Allowed Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines,
and would not impair the District design and architectural integrity or the character of Downtown
Truckee;
C. The Zoning Clearance approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted; and
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities to ensure that the proposed development would not be
detrimental to public health and safety. Adequate provisions shall mean that distribution and
collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
E. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
Truckee Railyard Master Plan Page 136
10. Master Plan Administration
c. Development Permit
Following a public hearing, the Planning Commission shall record its decision in writing with the
findings upon which the decision is based. The Commission may approve a Development Permit
application, with or without conditions, only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Development Permit, and complies with all applicable provisions of this
Master Plan, the Development Code, the Municipal Code, and the Public Improvement and
Engineering Standards (except as modified by this Master Plan);
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. The proposed development achieves the overall design objectives of the Design Guidelines,
and would not impair the District design and architectural integrity or the character of Downtown
Truckee;
C. The Development Permit approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted; and
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land;
E. The subject site is:
1. Adequate in size and shape to accommodate the use and all fences and walls, landscaping,
loading, parking, yards, and other features required by this Master Plan; and
2. Served by streets adequate in width and pavement type to carry the quantity and type of
traffic generated by the proposed development, or that such streets will be in service prior to
occupancy of the proposed development.
F. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
d. Use Permit
Following a public hearing, the Planning Commission shall record the decision in writing with the
Truckee Railyard Master Plan Page 137
10. Master Plan Administration
findings upon which the decision is based. The Commission may approve a Use Permit application,
with or without conditions, only if all of the following findings can be made:
a. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Use Permit and complies with all other applicable provisions of this Master
Plan, the Municipal Code, and the Development Code (except as modified by this Master Plan);
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
b. The proposed development achieves the overall design objectives of the Design Guidelines, and
would not impair the design and architectural integrity or the character of Downtown Truckee;
c. The Use Permit approval is in compliance with the requirements of the California Environmental
Quality Act (CEQA) and there would be no potential significant adverse effects upon
environmental quality and natural resources that would not be properly mitigated and monitored,
unless a Statement of Overriding Considerations is adopted;
d. The design, location, size, and operating characteristics of the proposed development would be
compatible with the existing and future land uses in the vicinity;
e. Granting the Use Permit would not be detrimental to the public health, safety, or welfare of the
Town, or injurious to the property or improvements in the vicinity and District in which the property
is located;
f. The site for the proposed use is:
1. Served by streets adequate in width and pavement type to carry the quantity and type of
traffic generated by the proposed development, or that such streets will be in service prior to
occupancy of the proposed use.
g. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
h. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
e. Minor Use Permit
Following a public hearing, the Zoning Administrator shall record the decision in writing with the
findings upon which the decision is based. The Zoning Administrator may approve a Minor Use Permit
application, with or without conditions, only if all of the following findings can be made:
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10. Master Plan Administration
that would otherwise not be permitted;
c. The Minor Exception approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted;
d. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
e. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
f. For exceptions related to streetwall height and/or solar exposure, the following additional findings
must be made:
1. The maximum streetwall height in the DE District shall be 40 feet, unless a Minor Exception
grants a height exception to allow a 50 foot maximum, which is subject to the all of the following
findings:
(a) That the additional height makes a positive contribution to the overall character of the area
and will be compatible with its surroundings.
(b) That the additional height will not result in unreasonable restrictions of light and air to
adjacent properties or the public right-of-way, or otherwise be detrimental to the public health,
safety and welfare.
(c) That the additional height will support other policies, Standards and Guidelines of the
Master Plan and will result in a better overall project.
2. If the minimum solar access plane standard as defined in Chapter 5 of this Master Plan
cannot be achieved, a Minor Exception to this standard may be considered based on analysis
of a shadow study submitted by the project applicant. The shadow study shall demonstrate that
the proposed construction would not cast undue shadow on adjacent properties for more than [x
days or x hours] between the hours of 10 a.m. to 2 p.m. during the winter solstice. (See Figure
5-4, which provides a conceptual rather than regulatory visual of the solar exposure standard.)
Truckee Railyard Master Plan Page 139
10. Master Plan Administration
a. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Minor Use Permit and complies with all other applicable provisions of this
Master Plan, the Municipal Code, and the Development Code;
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
b. The proposed development achieves the overall design objectives of the Design Guidelines, and
would not impair the design and architectural integrity or the character of Downtown Truckee;
c. The Minor Use Permit approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant adverse effects
upon environmental quality and natural resources that would not be properly mitigated and
monitored, unless a Statement of Overriding Considerations is adopted;
d. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed development would
not be detrimental to public health and safety. Adequate provisions shall mean that distribution
and collection facilities and other infrastructure are installed at the time of development and in
operation prior to occupancy of buildings and the land, and all development fees have been paid
prior to occupancy of buildings and the land.
e. The proposed development is consistent with all applicable regulations of the Nevada County
Department of Environmental Health and the Truckee Fire Protection District for the transport,
use, and disposal of hazardous materials.
f. Minor Exceptions
Following a public hearing before the designated approval authority, the decision shall be recorded
in writing with the findings upon which the decision is based. The designated approval authority may
approve a Minor Exception in association with another Land Use approval, with or without conditions,
only if all of the following findings can be made:
A. The proposed development is:
1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District
with the approval of a Minor Exception and complies with all other applicable provisions of this
Master Plan, the Municipal Code, and the Development Code;
2. Within the Maximum Allowable Development area defined in Chapter 5; and
3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown
Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality
Management Plan.
B. Despite conflict with specific Development Standards, the proposed development achieves
the overall design objectives of the Design Guidelines, and would not impair the design and
architectural integrity or the character of Downtown Truckee. In fact, approval of the Minor
Exception application is necessary to allow for high-quality design, architecture, and landscaping
Truckee Railyard Master Plan Page 140
11
Truckee Railyard Master Plan Page 141
R E F E R E N C E S
Acumen Engineering Company, 2004. Railyard Servicing Study (Providing Utility Service).
September 28.
Dinsmore Sierra, 2006. 2006 Draft Master Plan. November.
LSC Transporation Consultants, Inc., 2006. Truckee Railyard Traffic Impact, Circulation, and
Parking Study. February 13.
Mead and Hunt, Inc., 2004. Airport Land Use Compatibility Plan. December 2.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 1 & 4: Existing Conditions
Report and Final EIR, Final Plan. November.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 2: Policies and Programs,
Final Plan. November.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 3: DSA Zoning Ordinance,
Public Hearing Draft. June.
Truckee, Town of, 2002. Trails and Bikeways Master Plan. April.
Truckee, Town of, 2003. Town of Truckee Public Improvement and Engineering Standards. May
Truckee, Town of, 2003. Truckee Downtown Specific Plan, Volume 3: Historic Design Guidelines.
August 4.
Truckee, Town of, 2005. Downtown River Revitalization Strategy. Adopted October 20.
Truckee, Town of, 2006. General Plan 2025. Adopted November 16.
Truckee, Town of, 2007. Development Code. April 15.
U.S. Green Building Council, 2007. LEED for Neighborhood Rating System, Pilot Version.
Wilbur Smith Associates, 2004. Truckee Downtown Parking Study, Final Draft Report. July 19.
Wolf Lyon Architects, 2005. Truckee Railyard Building Types Study, Mixed-Use and Affordable
Housing Opportunities. September 2.
11. References
Truckee Railyard Master Plan Page 142
12
Unless otherwise provided herein, the definitions of the Truckee Development Code (Section 18.220)
shall apply.
Alley. A narrow street, typically without sidewalks, that is designed to allow vehicles (or in some case
pedestrians) to travel between or behind buildings. Alleys can provide access to garages and loading
areas, or just act as passage ways from one block to another.
California Environmental Quality Act (CEQA). State law (California Public Resources Code
Sections 21000 et seq.) requiring public agencies to document and consider the environmental
effects of a proposed action, prior to allowing the action to occur.
Civic Building Site. A site within the Master Plan Area that will provide an opportunity for a
community or civic building to be developed in the future by a public or private entity and use
acceptable to the Town. Additional specifics related to this may be provided in the Development
Agreement.
Commercial Parking. Service establishments in the business of storing operative cars, buses,
recreational vehicles, and other motor vehicles for clients and customers of principal uses. Includes
day use and long-term public and commercial garages, parking lots, sheds and structures. Does not
include sites where vehicles are stored for rental or leasing. Principal uses include any customer or
public use off-street parking required by this Master Plan.
Commission. See “Planning Commission.”
Community event. An event determined by the Town Council to be of community importance.
Community Gathering Place. Places where people gather and socialize to meet others and enjoy
a sense of community. May be as conventional as a community center, park or plaza, or an informal
space of the type where gathering occurs more spontaneously. Spaces can be public or privately
owned. Some examples: farmers’ markets, theater, tot lot, coffee shop, a community space offered
within private uses such as a community room or kitchen that a grocer or sporting goods store may
offer, and a parking lot where food, beverage or art vendors occasionally gather.
Development. Any construction activity or alteration of the landscape, its terrain contour or
vegetation, including the erection or alteration of structures. New development is any construction or
alteration of an existing structure or land use, or establishment of a land use, after the effective date
of this Master Plan.
Development Agreement. A contract between the Town and an applicant for a development project,
in compliance with Chapter 18.150 (Development Agreements) of Truckee’s Development Code
and Government Code Sections 65864 et seq. A development agreement is intended to provide
assurance to the applicant that an approved project may proceed subject to the policies, rules,
regulations, and conditions of approval applicable to the project at the time of approval, regardless
of any changes to Town policies, rules, and regulations after project approval. In return, the Town
may be assured that the approved project will contain elements and components that are in the best
interests of the Town and will promote the public interest and welfare of the Town.
Development Code. The Town of Truckee Development Code, Title 18 of the Truckee Municipal
Truckee Railyard Master Plan Page 143
GLOSSARY
12. Glossary
Code, referred to herein as “the Development Code.”
Director. The Town of Truckee Community Development Director, referred to throughout this Master
Plan as “Director.”
District. There are three new planning area Districts established by this Master Plan: Downtown
Extension, Industrial Heritage, and Trout Creek. The three Districts have distinctive geographical
boundaries, within which certain land uses are allowed or prohibited, and certain Development
Standards (e.g., setbacks, height limits, site coverage requirements etc.) and Design Guidelines are
established.
Downtown Core. Downtown Core includes the Commercial District Character Area defined within the
Downtown Specific Plan. The boundaries of the Downtown Core are generally between Bridge Street
and Spring Street along Donner Pass Road, and a portion of Jibboom Street.
Downtown Truckee. Downtown Truckee is considered to be the area encompassed by the Historic
Overlay boundary provided in the Downtown Specific Plan and the Downtown Study area of the
General Plan. The Downtown boundary encompasses the nine character areas of the Downtown
Specific Plan, including Brickeltown, Commercial District, Bruckhaulter, River, Church Street,
McGlashan, Railroad, South River and Hilltop.
Environmental Impact Report (EIR). An informational document used to assess the physical
characteristics of an area and to determine what effects will result if the area is altered by a proposed
action, prepared in compliance with the California Environmental Quality Act (CEQA).
Farmer’s Markets. Temporary and/or occasional outdoor retail sales of farm produce from vehicles
or temporary stands, located within a parking lot, or a public right-of-way (where authorized by
encroachment permit).
Facade. The exterior wall of a building that is set along a property Line.
Gallery. A long enclosed passage, such as a roofed hallway or corridor extending along the wall of a
building that is supported by arches or columns on the outer side.
General Plan. The Town of Truckee 2025 General Plan, including all elements thereof and all
amendments thereto, as adopted by the Town Council under the provisions of Government Code
Sections 65300 et seq., and referred to in this Master Plan as the “General Plan.”
Gross floor area. The area in square feet of all floors within a building, measured from the interior
surfaces of the exterior walls.
Holliday Development, LLC. Holliday Development, LLC is the managing member of Truckee
Development Associates, LLC. Truckee Development Associates, LLC is a partner in the Truckee
Railyard Partnership and the owner of approximately 35 acres of land within the Master Plan Area.
Live/Work Unit. Live/Work units are residential homes with accessory commercial or business
activity conducted within the home. Commercial or business activity is primarily conducted by
residents of the home in a manner that is clearly incidental to the principal use of the home as a
residence. Live/Work differs from a “Home Occupation” as outlined in Chapter 5, Development
Standards and Guidelines.
Lot or parcel. A recorded lot or parcel of real property under single ownership, lawfully created as
required by the Subdivision Map Act and Town ordinances, including the Development Code and this
Master Plan.
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12. Glossary
Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent
dedicated street rights of way.
Lot frontage. The boundary of a lot adjacent to a public street right-of-way.
Lot width. The horizontal distance between the side lot lines, measured at right angles to the lot
depth at a point midway between the front and rear lot lines. The Director shall determine lot width for
parcels of irregular shape.
2006 Master Plan. The 2006 Master Plan refers to the Master Plan prepared by Dinsmore Sierra to
satisfy the requirements of the Sustainable Communities Grant.
Master Plan Area. The Master Plan Area consists of property designated on the Zoning Map
as Downtown Master Plan (DMP) Mill Site Master Plan Area. Because the Mill Site is now more
commonly referred to as the Railyard, this Master Plan uses the Railyard Area synonymously with
the Mill Site. More specifically, the Master Plan Area includes 21 parcels (see Table 3-1) for a total
of approximately 75 acres and is generally bound by Glenshire Drive to the north, a landscaping
business to the east, Union Pacific Railroad tracks and East River Street to the south, and Donner
Pass Road and Bridge Street to the west.
Mini or Pop-Up Retail Spaces. A stand-alone structure that accommodates retail or food and
beverage space that is less than 500 square feet. Such structures may include a kiosk like building,
a trailer or storage container if Storage containers may be considered as appropriate if they are fully
converted and have a high quality design aesthetic.
Mill Site. The General Plan and Downtown Specific Plan both referred to the Master Plan Area as
the Mill Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan
refers to the Mill Site as the Railyard Area.
Mixed Use. Properties on which various uses, such as office, commercial, institutional, and
residential, are combined in a single building or a single site in an integrated development project with
significant functional inter-relationships and a coherent physical design. A “single site” may include
contiguous properties.
Municipal Code. The Town of Truckee Municipal Code, as it may be amended from time to time by
the Council.
Pedestrian Orientation. A physical structure or place with design qualities and elements that
contribute to an active, inviting and pleasant place for pedestrians that typically includes most of the
following elements: 1. Building facades that are highly articulated at the street level, with interesting
uses of material, color, and architectural detailing, located directly behind the sidewalk; 2. Visibility
into buildings at the street level; 3. A continuous sidewalk, with a minimum of intrusions into
pedestrian right-of-way; 4. Continuity of building facades along the street with few interruptions in the
progression of buildings and stores; 5. Signs oriented and scaled to the pedestrian rather than the
motorist. Pedestrian orientation may also include: design amenities related to the street level, such as
awnings, arcades, landscaping and street furniture.
Pedestrian Oriented Use. A land use that is intended to encourage walk-in customers and that
generally does not limit the number of customers by requiring appointments or otherwise excluding
the general public. A pedestrian oriented use provides spontaneous draw from sidewalk and street
due to visual interest, high customer turnover, and/or social interaction.
Planning Commission. The Planning Commission of the Town of Truckee, appointed by the
Truckee Railyard Master Plan Page 145
12. Glossary
Truckee Town Council as provided by Government Code Section 65101, referred to throughout this
Development Code as the “Commission.”
Primary Street. Primary Streets require ground floor retail/ commercial uses that provide a social and
transparent walking edge. These uses include retail shops, entertainment, restaurants and cultural
activities.
Primary structure. A structure that accommodates the primary use of the site.
Primary use. The main purpose for which a site is developed, including the activities that are
conducted on the site a majority of the hours during which activities occur.
Public Realm. The relationship between roadways, plazas, sidewalks, alleys, pedestrian pathways
and other midblock connections and surrounding structures. The public realm should include a
network of spaces that integrates the community and allows an interesting and safe variety of routes
between places. Public and private development investments should be made to enhance the public
realm.
Railyard Area. The Railyard Area refers to the Master Plan Area generally bound by Glenshire Dive
to the north, industrial uses (including Tahoe Tree Company) to the east, Union Pacific Railroad right-
of-way and East River Street to the south, and Donner Pass Road and Bridge Street to the west. The
Railyard Area is synonymous with the references to the Mill Site.
Recycling Facilities. This land use type includes a variety of facilities involved with the collection,
sorting and processing of recyclable materials.
1. Collection facility. A center where the public may donate, redeem or sell recyclable
materials, which may include the following:
a. Reverse vending machine(s);
b. Small collection facilities which occupy an area of 350 square feet or less and may include:
(1) A mobile unit;
(2) Bulk reverse vending machines or a grouping of reverse vending machines occupying more
than 50 square feet; and
(3) Kiosk-type units which may include permanent structures.
c. Large collection facilities which occupy an area of more than 350 square feet and/or include
permanent structures.
2. Recycling or recyclable material. Reusable domestic containers and other materials which can
be reconstituted, remanufactured, or reused in an altered form, including glass, metals, paper
and plastic. Recyclable material does not include refuse or hazardous materials.
3. Reverse vending machine. An automated mechanical device which accepts one or more types
of empty beverage containers and issues a cash refund or a redeemable credit slip with a value
not less than the container’s redemption value, as determined by State law. These vending
machines may accept aluminum cans, glass and plastic bottles, and other containers.
A bulk reverse vending machine is a reverse vending machine that is larger than 50 square feet,
is designed to accept more than one container at a time, and issues a cash refund based on
Truckee Railyard Master Plan Page 146
12. Glossary
total weight instead of by container.
Shall. When the term “shall” is used, compliance is mandatory when the particular standard
described applies.
Shared Parking Policy. An accounting for parking spaces that are available to more than one
function. The requirement is reduced by a factor, shown as a calculation. The Shared Parking ratio
varies according to multiple functions in close proximity which are unlikely to require the spaces at the
same time.
Should. When the term “should” is used, compliance is expected when the particular standard or
guideline described applies; however, flexibility in applying the standard or guideline may occur when
relaxing it would permit greater compliance with standards and other guidelines and the general intent
is still met.
Solar Access Plane (SAP). Some blocks may require a Solar Access Plane that allows sunlight to
reach the streets, buildings, common areas, and sidewalks on the north side of streets. In Truckee,
the December 21st noon sun angle is approximately 27.25 degrees. Standards and Guidelines may
require this as a step-back angle for buildings on the south side of east-west streets above their
northerly streetwalls.
Street. A public thoroughfare which affords principal means of access to abutting property, including
avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare except an alley
as defined in this Subsection, or a private thoroughfare which affords or has the potential to afford
principal means of access to five or more parcels.
Street line. The boundary between a street right-of-way and property.
Streetwalls. Building elevations that coincide with a public right of way or pedestrian walk where
customer access to a structure is available. Streetwalls define the public realm and are therefore
more regulated than the elevations that coincide with other lot lines.
Structure. Anything constructed or erected, the use of which requires attachment to the ground
or attachment to something located on the ground. For the purposes of this Master Plan, the term
“structure” includes “buildings.”
Town. The Town of Truckee, State of California, referred to in this Development Code as the “Town.”
Town Council. The Town Council of the Town of Truckee, State of California, referred to in this
Development Code as the “Council.”
Truckee Development Associates, LLC. Truckee Development Associates, LLC is the majority land
owner for property with the Master Plan Area, and is a partner in the Truckee Railyard Partnership.
Holliday Development is the managing member of Truckee Development Associates, LLC.
Truckee Railyard Partnership. The Truckee Railyard Partnership (Partnership) was established
at the direction of the Town Council in 2004 to prepare a Master Plan for the future development
of the Railyard Area. The Partnership consists of the Town of Truckee and Truckee Development
Associates, LLC.
Work/Live unit. Work/Live units are intended to be used primarily or exclusively for a commercial or
business activity, and living area is secondary.
Truckee Railyard Master Plan Page 147
12. Glossary
Truckee Railyard Master Plan Page 148
The block structure analysis was completed by Dinsmore Sierra and examines the urban structure
on a block level in order to inform the planning process for the Railyard redevelopment. Comparisons
are drawn from Truckee’s historic Downtown as well as other similar mountain towns located in other
states. This analysis should inform the block layout for the Railyard Master Plan Area.
THE BLOCK STRUCTURE OF HISTORIC DOWNTOWN TRUCKEE
The Railyard Master Plan Area is immediately
adjacent to historic Downtown Truckee, as
shown in Figure 1. As seen today, the historic
downtown is located between Interstate 80,
the railway line and Truckee River. An analysis
of the existing lot and block pattern throughout
the Town shows the prevalence of large lot
rural residential subdivisions surrounding the
compact, walkable historic Downtown, as
shown in Figure 2. The historic downtown
generally has four different lot and block
structures including irregular lots, irregular
blocks, elongated blocks, and the potential for
square blocks, as originally proposed in the
survey for the community and as depicted in
Figure 3. Topography has played an integral role in the location of historic Downtown. The Downtown
starts in a narrow portion of the Truckee River Valley
and widens towards the Railyard (to the east). The
existing lot and block structure in the historic
downtown has been heavily influenced by the steep
slopes and the linear nature of Downtown located
between dramatic ridges, Interstate 80, the railroad
line and the Truckee River.
A context analysis of the Truckee’s Commercial Row
and Brickletown was prepared to better understand
the historic development patterns of the Downtown.
As shown in Figure 4, there were no standard building
widths and historic areas grew organically over
many years with a variety and mix of uses. Along
Commercial Row, building heights range from one to
four stories and densities generally range from a floor
area ratio of 0.96 to 2.66.
The original 1880s Plat plan projected the Town
of Truckee to grow as a square block grid network
toward the Railyard. The square block, typically
250 to 350 feet in length, is a standard form seen in
1
2
A B
1 Historic Downtown Zone
A Brickletown
B Commercial District
2 Truckee Railyard
N
Figure 1: Historic Downtown Zone (1), the Truckee Railyard
(2) with Brickletown (A) and Commercial District (B)
Figure 2: Development Patterns in the Town of Truckee
1
2
3
4
5678
9
1 Historic downtown 2 Donner Lake
7 Glenshire
5 Devonshire
3 Olympic Heights
4 Ponderosa- Palisades 6 Tahoe Donner
9 The Meadows8 Prosser Lake Heights
Development Locations Key
Truckee
Railroad
Truckee
River
Truckee Railyard Master Plan Page A-1
A P P E N D I X A
Appendix A
urban areas and town centers.
Square blocks are efficient for
circulation, allow alternative
building types and allow the
area to grow and evolve over
time. The topography and block/
lot pattern resulted in many odd
shaped parcels. An eclectic mix
of buildings were designed and
constructed resulting in Truckee’s
unique character and diversity of
buildings and streetscapes.
Elongated blocks like Commercial
Row are typically 750 feet in
length and provide efficient double loaded alleys to service commercial and mixed use development.
Alleys and pedestrian thoroughfares allow
pedestrian permeability through the grid. The
elongated block can sometimes bend to follow
the natural contours of the landscape or a natural
feature and are located where the valley opens
up to an expanse of flat land along the Truckee
River.
Irregular blocks are located around the High
Street area and down the steep embankment
to the historic Downtown. This organic block
structure is created by streets that negotiate
sloping terrain. Irregular lots are evident along
steep and challenging properties at the tip of
Brickletown at the western edge of Downtown.
Many of the homes and buildings on these
properties are located toward the front of the lot
due to topographic constraints.
BLOCK STRUCTURE COMPARISON WITH OTHER MOUNTAIN TOWNS
As part of the analysis Dinsmore Sierra
completed block structure comparison with
other mountain towns to determine best
practices for mountain town block structure.
These communities were analyzed because
they have similar snow conditions to Downtown
Truckee and also retained their unique mountain
community character despite new growth and
infill development.
Figure ground drawings show the similarities between the mountain communities of Breckenridge,
Steamboat, Telluride and Aspen, as shown in Figure 5. Within the downtowns, these communities
Figure 4: (Above) Building study of Brickletown
(Below) Building study of Commercial Row
Figure 5: Block study for example of historic mountains
in the west
Steamboat, Colorado Truckee, California Breckendrige, Colorado
Telluride, Colorado Aspen, Colorado Park City, Utah
Truckee Railyard Master Plan Page A-2
A
A
B
C
D
Irregular Lots
Elongated BlocksCBIrregular Blocks D Proposed Square Blocks
Location Key
N
Figure 3: Block structure of historic Downtown Truckee
Appendix A
urban areas and town centers.
Square blocks are efficient for
circulation, allow alternative
building types and allow the
area to grow and evolve over
time. The topography and block/
lot pattern resulted in many odd
shaped parcels. An eclectic mix
of buildings were designed and
constructed resulting in Truckee’s
unique character and diversity of
buildings and streetscapes.
Elongated blocks like Commercial
Row are typically 750 feet in
length and provide efficient double loaded alleys to service commercial and mixed use development.
Alleys and pedestrian thoroughfares allow
pedestrian permeability through the grid. The
elongated block can sometimes bend to follow
the natural contours of the landscape or a natural
feature and are located where the valley opens
up to an expanse of flat land along the Truckee
River.
Irregular blocks are located around the High
Street area and down the steep embankment
to the historic Downtown. This organic block
structure is created by streets that negotiate
sloping terrain. Irregular lots are evident along
steep and challenging properties at the tip of
Brickletown at the western edge of Downtown.
Many of the homes and buildings on these
properties are located toward the front of the lot
due to topographic constraints.
BLOCK STRUCTURE COMPARISON WITH OTHER MOUNTAIN TOWNS
As part of the analysis Dinsmore Sierra
completed block structure comparison with
other mountain towns to determine best
practices for mountain town block structure.
These communities were analyzed because
they have similar snow conditions to Downtown
Truckee and also retained their unique mountain
community character despite new growth and
infill development.
Figure ground drawings show the similarities between the mountain communities of Breckenridge,
Steamboat, Telluride and Aspen, as shown in Figure 5. Within the downtowns, these communities
Figure 4: (Above) Building study of Brickletown
(Below) Building study of Commercial Row
Figure 5: Block study for example of historic mountains
in the west
Steamboat, Colorado Truckee, California Breckendrige, Colorado
Telluride, Colorado Aspen, Colorado Park City, Utah
Truckee Railyard Master Plan Page A-3
have square blocks and rear alleys, which provide
services to the commercial, mixed use and
residential areas. Telluride has both north-south
and east-west rear alleys. These blocks are
surprisingly consistent in their dimensions ranging
from 250 to 350 feet in length. Both Aspen and
Breckenridge have large civic buildings or town
squares.
The figure ground drawings for Truckee and
Park City are remarkably similar. Both Truckee
and Park City have very linear elongated blocks
with streets running parallel to existing rivers and
topographic constraints. Some of the elongated
blocks in Park City and Truckee are over 500 feet
in length creating long, linear formal downtown
streetscapes appropriate for storefront buildings and prominent main streets.
As shown in Figures 6 and 7, the Nevada County communities of Grass Valley and Nevada City
also have prominent main streets and elongated blocks with more irregular blocks surrounding the
downtown as the streets and neighborhoods were built into and along the existing slopes. Grass
Valley also features a curving Main Street that creates a variety of views and vistas through the
downtown terminating at key buildings in the historic district. Both communities have prominent civic
buildings located throughout the community.
Figure 6: Photos and block structure study for historic Downtown Grass Valley, California
Figure 7: Photos and block structure study for historic Downtown Nevada City, California
Appendix A
Truckee Railyard Master Plan Page A-4
CONCLUSION
Block structure patterns influence the rhythm and character as well as affect the walkability of a place.
This block structure analysis provides a frame of reference for Truckee’s historic Downtown and other
similarly situated mountain town communities and informs the planning process for the Railyard.
Integration of the Railyard redevelopment with Truckee’s adjacent historic Downtown will be facilitated
through a block level pattern that is appropriate in scale and context to the historic character of the
area.
MASTER PLAN’S RELATIONSHIP TO EXISTING TOWN PLANNING POLICIES
The following table was prepared in connection with the Truckee Railyard Draft Master Plan EIR and
subsequently updated in 2016 when the Master Plan was amended.
Truckee Railyard Master Plan Page B-1
A P P E N D I X B
MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) was formulated based on the findings of
the Environmental Impact Report (EIR) prepared for the Truckee Railyard Draft Master Plan in the
Town of Truckee. This MMRP is in compliance with Section 15097 of the CEQA Guidelines, which
requires that the Lead Agency “adopt a program for monitoring or reporting on the revisions which it
has required in the project and the measures it has imposed to mitigate or avoid significant environ-
mental effects.” The MMRP lists mitigation measures recommended in the EIR and identifies mitiga-
tion monitoring requirements.
Table 1 presents the mitigation measures identified in the Truckee Railyard Draft Master Plan EIR
necessary to mitigate potentially significant impacts. Each mitigation measure is numbered according
to the topical section to which it pertains in the EIR. As an example, Mitigation Measure TRAF-1 is the
first mitigation measure identified in the EIR for the Truckee Railyard Draft Master Plan.
The first column of Table 1 identifies the Mitigation Measure. The second column identifies the
monitoring schedule or timing, while the third column names the party responsible for monitoring the
required action. The fourth column, “Monitoring Procedure,” outlines the steps for monitoring the ac-
tion identified in the mitigation measure. The fifth and sixth columns deal with reporting and provide
spaces for comments and dates and initials. These last columns will be used by the Town to ensure
that individual mitigation measures have been monitored.
This MMRP was updated in May 2016 in conjunction with an Addendum to the Truckee Railyard Draft
Master Plan EIR (SCH No. 2007122092), which was certified in 2009, that was prepared in conjunc-
tion with the Truckee Artist Lofts application and accepted into the Railyard permanent record on May
10, 2016 by the Town Council.
Truckee Railyard Master Plan Page C-1
A P P E N D I X C
C-3 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
A. LAND USE
No significant land use impacts would occur.
B. POPULATION, EMPLOYMENT AND HOUSING
No significant population, employment and housing impacts would
occur.
C. TRANSPORTATION, CIRCULATION AND PARKING
TRAF-1: At the West River Street/McIver Crossing intersection, the
existing westbound left-turn lane shall be restriped as a two-way left-
turn lane in order to improve the level of service from LOS F to LOS D
by allowing two-stage, left-turn movements from McIver Crossing to
West River Street eastbound. This strategy is appropriate given the
low posted speed limit (25 mph) and the relatively low westbound left
turn volume. The improvements required in this measure shall be
completed prior to issuance of the first Certificate of Occupancy for
the any project in the Master Plan Area.
Prior to
issuance of
first building
permit;
Prior to
issuance of the
first Certificate
of Occupancy
for any
building in the
Master Plan
Area.
The Town of Truckee
Engineering Division
Verify that the
Plans,
Specifications, and
Estimates (PS&E) to
restripe a left-turn
lane as a two-way
left-turn lane on
eastbound West
River Street at
McIver Crossing
have been
adequately
prepared and
submitted prior to
issuance of first
building permit;
Verify that
restriping at the
West River
Street/McIver
Crossing
intersection has
been implemented
prior to Certificate
of Occupancy.
C-4 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-2: At the Donner Pass Road/Bridge Street intersection install a traffic
signal to improve the level of service operation from LOS F to LOS D.
Installation of a signal at this intersection is included in the Town’s traffic
impact fee program. The Town of Truckee traffic impact fee program identifies
the installation of a roundabout or equivalent improvement at this intersection.
The project proponent shall pay Town of Truckee impact fees contributing to
the improvement of this intersection and make any necessary modifications to
the Union Pacific Railroad track switches that are required to implement the
improvement. The Town has not yet determined the specific improvement for
this intersection. The final improvement recommendation for this intersection
will need to consider impacts to LOS, safety, interaction with railroad
operations, and non-motorized modes of travel and may not necessarily
improve intersection LOS. As the scope and timing of the improvement has yet
to be determined by the Town, the project may have a significant and
unavoidable impact on level of service at this intersection if an improvement
that increases LOS to adequate levels is not completed by the Town prior to
issuance of the first Certificate of Occupancy for any project in the Master Plan
Area.
Prior to
issuance of the
first Certificate
of Occupancy
for any
building in the
Master Plan
Area.
The Town of Truckee
Engineering Division
Verify that the
project proponent
pays Town of
Truckee impact fees
contributing to this
improvement.
Verify that a traffic
signal at the Donner
Pass Road/Bridge
Street intersection
has been installed
and implemented.
If the traffic signal is
not installed, verify
that the project
applicant constructs
said improvement
using traffic impact
fees collected by the
traffic impact fee
program through a
reimbursement agre
ement with the
Town.
C-5 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-3: At the Donner Pass Road/Church Street intersection, provide
separate westbound and eastbound left turn and through/right lanes to
improve the worst movement to LOS E. This intersection shall be controlled by
stop signs on the eastbound and westbound approaches. An alternative
improvement, such as a roundabout, may also be implemented if it is
demonstrated that the intersection operations would improve above what
would result from the implementation of the improvements detailed above and
such improvements would not result in any new significant or substantially
worse impacts. The Town will construct the improvement with funding from
the Traffic Fee Program which includes improvements at this intersection. The
project proponent shall pay Town of Truckee impact fees contributing to the
improvement of this intersection. The improvements required in this measure
shall be completed prior to issuance of the first Certificate of Occupancy for
any project in the Master Plan Area.
Prior to
issuance of
building
permits; prior
to issuance of
the first
Certificate of
Occupancy for
any project in
the Master
Plan Area..
The Town of Truckee
Engineering Division Verify that the
project proponent
pays Town of
Truckee impact
fees contributing
to this
improvement.
Verify that the
Plans,
Specifications, and
Estimates (PS&E) to
restripe separate
westbound and
eastbound left turn
and through/right
lanes at the
Donner Pass
Road/Church
Street intersection
have been
adequately
prepared.
Verify that a stop
signs at Donner
Pass Road/Church
Street intersection
improvements
have been installed
and implemented.
C-6 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-4: At the Bridge Street/West River Street/East River Street
intersection install a traffic signal to provide adequate level of
service (LOS E or better). Installation of a signal at this
intersection is included in the Town’s traffic impact fee program.
The Town of Truckee traffic impact fee program identifies the
installation of a roundabout or equivalent improvement at this
intersection. The Town has not yet determined the specific
improvement for this intersection. The project proponent shall
pay Town of Truckee impact fees contributing to the improvement
of this intersection. The Town has not yet determined the specific
improvement for this intersection. The final improvement
recommendation for this intersection will need to consider
impacts to LOS, safety, interaction with railroad operations, and
non-motorized modes of travel and may not necessarily improve
intersection LOS. As the scope and timing of the improvement has
yet to be determined by the Town, the project may have a
significant and unavoidable impact on level of service at this
intersection if an improvement that increases LOS to adequate
levels is not completed by the Town prior to issuance of the first
Certificate of Occupancy for any project in the Master Plan Area.
The project proponent shall pay Town of Truckee impact fees
contributing to this improvement. If the installation of the traffic
signal is not completed by the Town prior to issuance of the first
Certificate of Occupancy for any project in the Master Plan Area,
applicant shall construct said improvement using traffic impact
fees collected by the traffic impact fee program through a
reimbursement agreement with the Town.
Prior to
issuance of
the first
Certificate of
Occupancy for
any project in
the Master
Plan
Areabuilding
permits
The Town of Truckee
Engineering Division
Verify that a traffic
signal at the Bridge
Street/West River
Street/East River
Street intersection
has been installed
and implemented.
Verify that the
project proponent
pays Town of
Truckee impact
fees contributing
to this
improvement.
If the traffic signal
is not installed,
verify that the
project applicant
constructs said
improvement using
traffic impact fees
collected by the
traffic impact fee
program through a
reimbursement agr
eement with the
Town.
C-7 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
1TRAF-5: Intersection improvements are required in order to maintain
the required Town of Truckee Level of Service standards at the SR 89
South/Donner Pass Road intersection under existing conditions. The
Town General Plan identifies both short range and long range
improvements for this intersection. Short range improvements are
defined as a combination of roadway striping and signal phasing
modifications that do not require roadway widening. The applicant
shall perform a detailed intersection analysis, at the applicant’s
expense, to determine the combination of short range improvements
which will maximize intersection capacity at this location. The traffic
study for another project (Royal Ridge) included a preliminary review
of short range improvements which demonstrates that there are
feasible short range improvements that can be implemented which
will improve this intersection to acceptable levels under existing plus
project conditions. The detailed intersection analysis required by this
condition may identify other combinations of re-striping and/or signal
phasing improvements beyond those identified in the traffic study
which will maximize the short range future capacity of this
intersection within the existing roadway widths. The intersection
improvements identified through the detailed intersection analysis
will be determined during the review of the improvement plans, and
approved by the Town Engineer, prior to building permit
issuance. Prior to temporary or final Certificate of Occupancy of any
buildings, the applicant shall implement the approved intersection
improvements, at the applicant’s expense.
The applicant may request reimbursement of a fair-share portion of
the short-range improvements from future discretionary Category 3
and 4 projects (as defined by General Plan Table CIR-6) that add traffic
to the SR 89 South/Donner Pass Road intersection. It is the intent of
the Town to include language requiring such projects to reimburse
this project for their fair-share cost of the short-range as a part of the
future land use conditions of approval; however, it will be the
responsibility of this project to request that such a condition be
placed on applicable projects prior to project approval.
Prior to
issuance of
temporary or
final
Certificate of
Occupancy for
any project in
the Master
Plan Area.
The Town of Truckee
Engineering Division
Verify that the
detailed
intersection analysis
has been prepared
and that it meets
the standards listed
in the mitigation
measure.
Verify that the
project applicant
funds the cost of
preparing the
detailed
intersection
analysis.
Have the Town
Engineer approve
the improvement
plans.
Ensure intersection
improvements are
being implemented
at the applicant’s
expense.
1 Mitigation Measure TRAF-5 and TRAF-14 are removed as the Town’s most recent traffic impact fee study (2015) indicates that this intersection no longer fails at buildout and the
improvements that have been implemented since 2009 have solved the existing LO S deficiency.
C-8 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-6: At the intersection of West River Street/McIver Crossing,
provide a single-lane roundabout to improve the level of service from
LOS F to LOS A. Installation of a single-lane roundabout at this
intersection is included in the Town’s traffic impact fee program. The
project proponent shall pay Town of Truckee impact fees contributing
to this improvement.
Prior to
issuance of
the first
Certificate of
Occupancy for
any project in
the Master
Plan
Areabuilding
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
C-9 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-7: In addition to implementation of Mitigation Measure TRAF-2
(install a traffic signal Donner Pass Road/Bridge Street intersection),
provide a northbound left-turn lane and southbound left-turn lane to
improve the level of service.
Level of service at the Donner Pass Road/Bridge Street intersection
cannot be mitigated to acceptable levels within the parameters
identified by the Town, even with provision of traffic signals and
limited roadway widening. As the proposed Railyard Master Plan
project would increase traffic through these intersections with future
no-project deficiencies, the project would have a significant and
unavoidable impact on level of service at this intersection. The project
proponent shall pay Town of Truckee impact fees contributing to the
improvements to the intersection described in TRAF-2 which will
mitigate this impact to the extent feasible but not to a less-than-
significant level.
Prior to
issuance of the
first Certificate
of Occupancy
for any project
in the Master
Plan
Areabuilding
permits.
The Town of Truckee
Engineering Division
Verify that the
project proponent
pays Town of Truckee
impact fees
contributing to this
improvement.Imple
ment TRAF-2.
Verify that the
Plans,
Specifications, and
Estimates (PS&E) to
provide a
northbound left-
turn lane and
southbound left-
turn lane at the
Donner Pass
Road/Bridge Street
intersection have
been adequately
prepared.
Verify that a
restriping at
Donner Pass
Road/Street Street
intersection has
been implemented
TRAF-8: At the Donner Pass Road/I-80 Eastern Interchange Eastbound
Off Ramp intersection, signalize, or provide a single-lane roundabout
to improve intersection level of service from LOS F to LOS C (with
roundabout) and B (with signal). Installation of a single- lane
roundabout at this intersection is included in the Town’s traffic impact
fee program. The project proponent shall pay Town of Truckee impact
fees contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
C-10 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-9: At the SR 89 North/SR 267/I-80 Eastbound Ramps
intersection, provide a two-lane roundabout with northbound-to-
eastbound slip lane to improve the level of service from LOS F to LOS
B. Provision of a roundabout at this intersection is included in the
Town’s traffic impact fee program. The project proponent shall pay
Town of Truckee impact fees contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
TRAF-10: At the SR 89 North/SR 267/I-80 Westbound Ramps
intersection, provide a two-lane roundabout and northbound-to-
westbound loop ramp to improve the intersection from LOS F to LOS
A. (Note that the current interchange was designed to accommodate
this loop ramp). Provision of a roundabout at this intersection is
included in the Town’s traffic impact fee program. The project
proponent shall pay Town of Truckee impact fees contributing to this
improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
TRAF-11: Implementation of Mitigation Measure TRAF -4 includes
construction of a traffic signal at the Bridge Street/West River Street
intersection. However, inIn the 2025 No Project and 2025 Plus Project
scenarios, the level of service at thisthe Bridge Street/West River
Street intersection cannot be mitigated to acceptable levels within
the parameters identified by this analysis, even with provision of
traffic signals and limited roadway widening. As the proposed Railyard
Master Plan project would increase traffic through these intersections
with future no-project deficiencies, the project would have a
significant and unavoidable impact on level of service at this
intersection. The project proponent shall pay Town of Truckee impact
fees consistent with Mitigation Measure TRAF-4 which will mitigate
this impact to the extent feasible but not to a less-than-significant
level.
Prior to
issuance of the
first Certificate
of Occupancy
for any project
in the Master
Plan Area.
The Town of Truckee
Engineering Division
Implement TRAF-4
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.Verify
that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
C-11 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-12: At the SR 267/Brockway Road/Soaring Way intersection,
either expand the existing signalized intersection (adding a second
northbound left lane, second northbound through lane, separate
northbound right lane, second southbound through lane, second
eastbound left lane, separate eastbound through lane, and separate
westbound through lane) or provide a multi-lane roundabout to
improve the intersection operation from LOS F to LOS D. Provision of
major improvements at this intersection is included in the Town’s
traffic impact fee program. The project proponent shall pay Town of
Truckee impact fees contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
TRAF-13: At the SR 267/Airport Road/Schaffer Mill Road intersection,
install a second northbound through lane and second southbound
through lane to improve the intersection operation from LOS F to LOS
C. Per the Placer/Truckee Regional Traffic Impact Fee Agreement that
went into effect October 1, 2007, payment of appropriate fees under
the Truckee impact fee program is considered to mitigate impacts on
roadway improvements included in the improvement list for Placer
County’s Tahoe Resorts Benefit District impact fee program. This
improvement list includes “SR 267: County line to south of Northstar
Drive – Widen to four lanes/Intersections improvements,” which can
be considered to address the SR 267/Airport Road/Schaeffer Mill
Road improvements. The project proponent shall pay Town of
Truckee impact fees contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
2TRAF-14: At the SR 89 South/Donner Pass Road/Frates Lane
intersection, provide separate northbound left and northbound
through/right lanes and eastbound right overlap phase or provide a
two-lane roundabout to improve the intersection operation from LOS
E to LOS D or LOS B, respectively. Provision of major improvements at
this intersection is included in the Town’s traffic impact fee program.
The project proponent shall pay Town of Truckee impact fees
contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
2 Mitigation Measure TRAF-5 and TRAF-14 are removed as the Town’s most recent traffic impact fee study (2015) indicates that this intersection no longer fails at buildout and the
improvements that have been implemented since 2009 have solved the existing LOS deficiency.
C-12 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program – updated consistent with the 2016 Addendum
Mitigation Measure
Mitigation Monitoring Reporting
Monitoring
Schedule
Monitoring
Responsibility
Monitoring
Procedure Comments
Date/
Initials
TRAF-15: Providing adequate vehicle capacity over the Truckee River
is of great concern to the Town and regional transportation agencies.
Although there are currently no published plans or existing fee
programs to increase capacity over the river, it is not the intent of this
EIR to exempt the proposed project from payment of future impact
fees related to increased capacity over the river.
The Town will investigate the most appropriate means for
increasing vehicle capacity over the Truckee River, including a fair
share analysis of widening the Bypass to 4 lanes. The proposed
project will contribute its fair share, not to exceed $100,000,
toward the preparation of said study to determine the means by
which capacity over the river could be increased. Said
contribution shall be in place prior to approval of a major
subdivision or building permit issuance for new buildings within
the Master Plan Area. The Town shall complete said study prior to
commencement of development of Phase 2 of the Master
Plan. Upon determining the appropriate implementation
measure, the Town shall revise its impact fee program. The
proposed project will contribute to the cost of the improvement
through payment of traffic impact fee program fees in effect at
the time of development.
To ensure the feasibility of a future roadway and pedestrian
connection between East River Street and the Master Plan area is not
foreclosed, the infrastructure plans for the Railyard Master Plan shall
include 30 percent design level drawings of a roadway and pedestrian
connection. The project proponent’s cost for this design work shall not
exceed $100,000. Preparation of said design shall constitute the
project’s contribution to any impact fee that may be associated with
such improvement, beyond payment of the traffic impact fee that will
be paid prior to the issuance of the first building permit.
Project
applicant:
Submit
$100,000
contribution
prior to
approval of
major
subdivision or
building
permit
issuance.
Town:
complete
study prior to
commence-
ment of
development
of Phase
2.Complete
30%
pedestrian
and vehicle
access design
as part of the
Phase 2 or 3
improvement
plans, to be
determined by
the Town
Engineer.
The Town of Truckee
Engineering Division
Verify that the
project proponent
pays Town of
Truckee $100,000
fee contribution to
a study to
determine the
means by which
traffic over the
river could be
increased.
Town to work
diligently to
complete said
study.
Town to determine
if impact fees will
apply to increase
capacity over the
river.
If new impact fees are
adopted, verify
project applicant has
contributed fees.
Review and verify 30%
design is complete
and acceptable prior
to Town’s approval of
the Phase 2 or 3
improvement plans
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TRAF-16: Widening of SR 267 to four travel lanes between Brockway
Road/Soaring Way and the Town/County line is already included in
the Town of Truckee traffic impact fee program, while widening to
four travel lanes from the Town/County line to Airport Road/Schaffer
Mill Road is included in the Placer County Tahoe Resorts Benefit
District traffic impact fee program. Per the Placer/Truckee Regional
Traffic Impact Fee Agreement that went into effect October 1, 2007,
payment of appropriate fees under the Truckee impact fee program is
considered to mitigate impacts on roadway improvements included in
the improvement list for Placer County’s Tahoe Resorts Benefit
District impact fee program. The project proponent shall pay Town of
Truckee impact fees contributing to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
TRAF-17: Widening of SR 267 to four travel lanes between the
Town/County line and Northstar Drive is included in the Placer County
Tahoe Resorts Benefit District traffic impact fee program. Per the
Placer/Truckee Regional Traffic Impact Fee Agreement that went into
effect October 1, 2007, payment of appropriate fees under the
Truckee impact fee program is considered to mitigate impacts on
roadway improvements included in the improvement list for Placer
County’s Tahoe Resorts Benefit District impact fee program. The
project proponent shall pay Town of Truckee impact fees contributing
to this improvement.
Prior to
issuance of
building
permits.
The Town of Truckee
Engineering Division
Verify that the project
proponent pays Town
of Truckee impact fees
contributing to this
improvement.
C-14 Mitigation Monitoring and Reporting Program
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D. AIR QUALITY
AIR-1: The project applicant shall submit a grading plan for the project
which includes the following conditions:
a. Open burning is prohibited. Alternatives to open burning of
vegetative material will be used. Among suitable alternatives are
chipping, mulching or conversion to biomass fuel.
b. The applicant shall be responsible for ensuring that adequate dust
control measures are implemented in a timely manner during all
phases of project development and construction.
c. Temporary traffic control shall be provided during all phases of
construction to improve traffic flow as deemed appropriate by
local transportation agencies and/or Caltrans.
d. Construction activities should be scheduled to direct traffic flow to
off-peak hours as much as practicable.
e. All material excavated, stockpiled, or graded shall be sufficiently
watered, treated, or covered to prevent fugitive dust from leaving
the property boundaries and causing a public nuisance or violation
of ambient air standard during the dry season. Watering should
occur at least twice daily, with complete site coverage during the
dry season.
f. All areas with vehicle traffic shall be watered or have dust
palliative applied as necessary for regular stabilization of dust
emissions.
g. All on-site vehicle traffic shall be limited to a speed of 15 mph on
unpaved roads.
h. All land clearing, grading, earth moving, or excavation activities on
a Plan Area shall be suspended as necessary to prevent excessive
windblown dust when winds are expected to exceed 20 mph.
Prior to
issuance of
grading
permits; and
throughout
project
construction.
Town of Truckee
Planning Division and
Engineering Division
Verify that grading
plans for the project,
which include the items
in the mitigation
measure, have been
submitted and
implemented.
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i. All inactive portions of the development site shall be covered,
seeded, or watered until a suitable cover is established.
Alternatively, the applicant may apply County-approved non-toxic
soil stabilizers (according to manufacturer’s specifications) to all
inactive construction areas (previously graded areas which remain
inactive for 96 hours) in accordance with the local grading
ordinance.
j. All material transported off-site shall be either sufficiently watered
or securely covered to prevent public nuisance, and there must be
a minimum of six (6) inches of freeboard in the bed of the
transport vehicle.
k. Paved streets adjacent to the project shall be swept or washed at
the end of each day, or more frequently if necessary to remove
excessive or visibly raised accumulations of silt and/or mud which
may have resulted from activities at the Plan Area.
l. Wheel washers shall be installed where project vehicles and/or
equipment enter and/or exit onto paved streets from unpaved
roads. Vehicles and/or equipment shall be washed prior to each
trip if necessary.
m. Prior to final occupancy, the applicant shall re-establish ground
cover on the site through seeding and watering in accordance with
the local grading ordinance.
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AIR-2: The project applicant shall implement the following mitigation
measures:
a. Each residence shall be equipped with a non-wood burning source
of heat. Prior to issuance of any temporary or final certificates of
occupancy or prior to recordation of the final map, the applicant
shall prohibit the use of woodstoves within the Plan Area by
placing a deed restriction on the title of the property or shall pay
an air quality mitigation fee to the Air Quality Mitigation fund to
offset PM10 emissions from solid fuel burning appliances. All new
solid fuel burning appliances shall be EPA Phase II Certified and
limited to one wood-burning appliance per residence. The amount
of the mitigation fee shall be $300 for each solid fuel burning
appliance that will or may be installed or the fee established by
the Town Council resolution and in effect at the time of building
permit issuance or final map recordation.
b. The project shall provide for on-site bus turnouts, passenger
benches, and shelters as demand and service routes warrant,
subject to review and approval by the Town Engineer.
c. The proposed project shall contribute a proportionate share to the
development and/or continuation of a regional transit system.
Contributions may consist of dedicated right-of-way, capital
improvements, easements, etc. The Town Engineer shall be
consulted for specific needs.
d. All inactive portions of the development site (previously graded
areas which remain inactive for 96 hours) shall be covered,
seeded, or watered until a suitable cover is established.
Alternatively, the applicant may apply Town-approved non-toxic
soil stabilizers (according to manufacturers specifications) to all
inactive construction areas in accordance with the local grading
ordinance.
e. The project shall provide for pedestrian access between bus
service and major transportation points within the project where
feasible.
Throughout
project
construction;
Prior to
issuance of any
temporary or
final
Certificates of
Occupancy or
prior to
recordation of
the final map.
Town of Truckee
Planning Division;
Town of Truckee
Engineering Division
Verify that each
residence is
equipped with a
non-wood burning
source of heat;
Or, if a solid fuel
burning appliance is
installed, ensure
that the project
applicant pays the
established
mitigation fee.
Verify that the
project contributes
a proportionate
share to the
development
and/or continuation
of a regional transit
system, and that the
Town Engineer has
been consulted.
Verify that all
inactive portions of
the development
site are stabilized in
accordance with the
local grading
ordinance.
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f. The project shall contribute a proportion share to traffic-flow
improvements (i.e., right-of-way, capital improvements) that
reduce emissions and are not considered as substantial growth-
inducing. The local transportation agency shall be consulted for
specific needs.
g. A particulate matter emissions study meeting the requirements of
the Particulate Matter Air Quality Management Plan shall be
submitted in order to estimate the amount of emissions
associated with full build-out of the project and generated from
vehicle tail pipes and re-entrained road dust. The study shall be
prepared by traffic and air quality consultants who have been
approved by the Town Planner prior to preparation of the study.
The study shall be consistent with the emissions calculation
formulas utilized in the Particulate Matter Air Quality
Management Plan and shall comply with all requirements of the
Town Planner.
Prior to issuance of any temporary or final certificates of
occupancy for the permit, the applicant shall pay an air quality
mitigation fee to the Air Quality Mitigation fund to offset PM10
emissions from vehicle tail pipes and re-entrained road dust. The
amount of the mitigation fee shall be $7,366 per ton of emissions
generated by development authorized by the permit or allowed
upon recordation of the final map or the fee established by Town
Council resolution and in effect at the time of building permit
issuance or final map recordation.
Verify that the
project contributes
a proportionate
share to traffic
improvements that
reduce emissions,
and that the local
transportation
agency was
consulted.
Verify that a
particulate matter
emissions study was
submitted based on
the specifications in
the mitigation
measure. Verify that
that the project
applicant pays an air
quality mitigation
fee to the Air
Quality Mitigation
fund ($7,366 per
ton of emissions or
the fee established
by the Town
Council).
AIR-3: The project applicant shall implement mitigation measures
HAZ-1, HAZ-2a, and HAZ-2b.
See Monitoring
Schedule for
HAZ-1& HAZ-2.
Town of Truckee
Building and Safety
Division
Implement Haz-1, Haz-
2a, and Haz-2b.
E. NOISE AND VIBRATION
NOI-1: In accordance with Town standards, the following multi-part
mitigation measure shall be implemented to reduce construction-
related noise impacts to a less-than-significant level. The Town shall
condition approval of new development within the Railyard Master
Throughout
construction.
Town of Truckee
Building and Safety
Division
Verify that the
project sponsor
complies with
all of the
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Plan Area as follows:
NOI-1a: During all construction, the project sponsor shall comply with
all of the standard construction noise control measures of the Town’s
General Plan Policy P3.13, outlined as follows:
a. Equip all internal combustion engine driven equipment with
intake and exhaust mufflers that are in good condition and
appropriate for the equipment;
b. Locate stationary noise generating equipment as far as
possible from sensitive receptors when sensitive receptors
adjoin or are near a construction area;
c. Utilize “quiet” air compressors and other stationary
equipment where appropriate technology exists; and
d. The project sponsor shall designate a “disturbance
coordinator” who shall be responsible for responding to any
local complaints about construction noise. The disturbance
coordinator will determine the cause of the noise complaint
(e.g., staring too early, bad muffler, etc.) and will require that
reasonable measures warranted to correct the problem be
implemented. The project sponsor shall also post a telephone
number for excessive noise complaints in conspicuous
locations in the vicinity of the construction Plan Area.
Additionally, the project sponsor shall send a notice to
neighbors in the project vicinity with information of the
construction schedule and the telephone number for noise
complaints.
NOI-1b: The construction contractor shall ensure that all noise
producing construction related activities are restricted to the hours of
7:00 a.m. to 6:00 p.m. on any day except Sunday, and from 9:00 a.m.
to 6:00 p.m. on Sunday. Noise producing construction activities
include any activity (using mechanical equipment or otherwise) that
would produce noise levels in excess of the Exterior Noise Standards
of Section 18.44.040 of the Town’s Municipal Code. This measure will
apply to all development associated with buildout of the Railyard
Master Plan.
standard
construction
noise control
measures of the
Town’s General
Plan Policy
P3.13
Make regular
visits to the
construction site
to ensure that
noise from
construction
activities is
appropriately
controlled.
Make regular
visits to the
construction site
to ensure that
construction
activities are
restricted the
hours
designated in
the mitigation
measure.
Verify the
implementation
of the list of
measures to
respond to and
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track complaints
pertaining to
construction
noise.
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NOI-2: To reduce railroad-related noise impacts on proposed noise
sensitive developments within the Plan Area, the following measures
shall be implemented:
a. All residential outdoor active use areas shall comply with a
minimum 200-foot setback from the centerline of the railroad
main line; and any such uses that would be located within 355
feet of the railroad centerline of the railroad main line shall, to
the extent feasible, be shielded from direct exposure to the
railroad main line by strategically locating them so that the line of
sight to the railroad line is blocked by intervening buildings to
achieve an exterior noise level of 65dBA;
b. Any portions of residential units that would be constructed within
200 feet of the railroad centerline shall incorporate upgraded
window and wall assemblies with a minimum sound transmission
class rating of STC-34. Quality control must be exercised in
construction to ensure all air-gaps and penetrations of the
building shell are controlled and sealed as required to meet an
interior noise level of 45dBA;
c. All residential units constructed within 200 and 355 feet of the
railroad centerline or anywhere in the Plan Area having a direct
line of sight to the railroad shall incorporate an alternative form of
ventilation to ensure that windows can remain closed for a
prolonged period of time;
d. All residential façades constructed within 355 feet of the railroad
centerline with a direct line of sight to the railroad shall
incorporate upgraded window and wall assemblies with a
minimum sound transmission class of STC-30; and
e. All noise sensitive development projects within the Master Plan
Area must submit documentation to the Town’s Planners prior to
issuance of building permits which details the design features that
would be incorporated into the project to reduce train-related
noise impacts.
Prior to
issuance of
building
permits.
Town of Truckee
Building and Safety
Division
Verify that noise
sensitive
developments
within the Plan
Area implement
the mitigation
measures.
Verify that
documentation
detailing the
project’s design
features that
reduce train-
related noise
impacts have
been submitted
to the Town’s
Planners.
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F. GEOLOGY, SOILS AND SEISMICITY
GEO-1: Prior to the issuance of any site-specific grading or building
permits, a design-level geotechnical investigation shall be prepared by
a licensed professional and submitted to the Town of Truckee Building
and Safety Division for review and confirmation that the proposed
development fully complies with the California Building Code of 2007
or latest version in effect. Compliance with the 2007 California
Building Code (CBC) requires that (with very limited exceptions)
structures for human occupancy be designed and constructed to
resist the effects of earthquake motions. The Seismic Design Category
for a structure is determined in accordance with either; CBC Section
1613 - Earthquake Loads or American Society of Civil Engineers (ASCE)
Standard No. 7-05, Minimum Design Loads for Buildings and Other
Structures. In brief, based on the engineering properties and soil-type
of soils at a proposed site, the site is assigned a Site Class ranging
from A to F. The Site Class is then combined with Spectral Response
(ground acceleration induced by earthquake) information for the
location to arrive at a Seismic Design Category ranging from A to D; D
being the most severe conditions. The classification of the site and
related calculations must be determined by a qualified person and are
site-specific. The report shall describe the Plan Area’s geotechnical
conditions and address potential seismic hazards, such as seismically-
induced shaking. The report shall identify building techniques
appropriate to minimize seismic damage. In addition, the analysis
presented in the geotechnical report shall conform to the California
Division of Mines and Geology recommendations presented in the
Guidelines for Evaluating Seismic Hazards in California.
All mitigation measures, design criteria, and specifications set forth in
the geotechnical and any required soils reports shall be followed.
Compliance with the investigation, design and engineering
requirements as set forth by the Town of Truckee and the latest
version of the CBC will serve to minimize the hazards presented by
seismic shaking at the Plan Area. Exposure
Prior to
issuance of any
site-specific
grading or
building
permits.
Town of Truckee
Building and Safety
Division
Verify that a design-
level geotechnical
investigation has
been submitted and
confirm that the
proposed
development fully
complies with the
California Building
Code of 2007 or
latest version in
effect.
Ensure that all
mitigation
measures, design
criteria, and
specifications set
forth in the
geotechnical report
and any required
soils reports are
followed.
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to seismic hazards is a generally accepted part of living in California
and therefore the mitigation measure described above reduces the
potential hazards associated with seismic activity to a less-than-
significant level.
GEO-2: In locations underlain by non-engineered fill, the designers of
building foundations and other improvements (including the
sidewalks, roads, and underground utilities) shall consider these
conditions. The design-level geotechnical investigation and soils
investigation, to be prepared by licensed professionals and approved
by the Town of Truckee Division of Building and Safety, shall include
measures to ensure potential damages related to non-uniformly
compacted fill are minimized. Mitigation options may range from
removal of the problematic soils and replacement, as needed, with
properly conditioned and compacted fill to design and construction of
improvements to withstand the forces exerted during the expected
winter weather cycles and settlements. Additionally, site conditions
shall be evaluated for frost heave potential and site-specific
recommendations formulated to minimize impacts due to freezing
and thawing cycles.
All mitigation measures, design criteria, and specifications set forth in
the geotechnical and soils report shall be followed to reduce impacts
associated with settlement and differential settlement to a less-than-
significant level.
Prior to
issuance of any
site-specific
grading or
building
permits.
Town of Truckee
Building and Safety
Division
Verify that the
design-level
geotechnical
investigation and
soils investigation
includes measures
to ensure potential
damages related to
non-uniformly
compacted fill are
minimized.
Ensure that sites are
evaluated on a case-
by-case basis to
minimize impacts
due to freezing and
thawing cycles.
Ensure that all
mitigation
measures, design
criteria, and
specifications set
forth in the
geotechnical report
and any required
soils reports are
followed.
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GEO-3: Where slope cuts may be necessary to accommodate the
realignment of local roads, the designers of road improvements shall
consider slope stability conditions. The design-level geotechnical
investigation and soils investigation, to be prepared by licensed
professionals and approved by the Town of Truckee Division of
Building and Safety and Town Engineer, shall include measures to
ensure potential damages related to slope stability issues are
minimized. Mitigation options may range from cutting back slopes
sufficiently to achieve stable slope geometry to engineered
improvements including retaining walls, hillside reinforcement with
subsurface anchors, or raising the grade of the road bed to minimize
the necessity for road cuts.
All mitigation measures, design criteria, and specifications set forth in
the geotechnical and soils report shall be followed to reduce impacts
associated with slope stability issues to a less-than-significant level.
Prior to
issuance of any
site-specific
grading or
building
permits.
Town of Truckee
Building and Safety
Division
Verify that the
design-level
geotechnical
investigation and
soils investigation
includes measures
to ensure potential
damages related to
slope stability issues
are minimized.
Ensure that all
mitigation
measures, design
criteria, and
specifications set
forth in the
geotechnical report
and any required
soils reports are
followed.
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G. HYDROLOGY AND STORM DRAINAGE
HYD-1: The project proponent shall prepare erosion control and
drainage plans designed to reduce potential impacts to surface water
quality throughout the construction period of the project. The erosion
control and drainage plans must be maintained on-site and made
available to Town inspectors and/or Water Board staff upon request.
The SWPPP shall include specific and detailed Best Management
Practices (BMPs) designed to mitigate construction-related pollutants.
At minimum, BMPs shall include practices to minimize the contact of
construction materials, equipment, and maintenance supplies (e.g.,
fuels, lubricants, paints, solvents, adhesives) with stormwater. The
erosion control and drainage plans shall specify properly designed
centralized storage areas that keep these materials out of the rain. In
addition, if appropriate based on the anticipated seasons for
development activities, the erosion control and drainage plans shall
include detailed to snow handling procedures, snow storage sites and
winter-time BMPs designed to minimize water quality impacts, and
effectively manage spring runoff from snow storage to ensure that
impacts Trout Creek and the Truckee River are minimized.
An important component of the stormwater quality protection effort
is the knowledge of the site supervisors and workers. To educate on-
site personnel and maintain awareness of the importance of
stormwater quality protection, site supervisors shall conduct regular
tailgate meetings to discuss pollution prevention.
BMPs designed to reduce erosion of exposed soil may include, but are
not limited to: soil stabilization controls, watering for dust control,
perimeter silt fences, placement of fiber rolls, and sediment basins.
The potential for erosion is generally increased if grading is performed
during the rainy season as disturbed soil can be exposed to rainfall
and storm runoff. If grading must be conducted during the rainy
season, the primary BMPs selected shall focus on erosion control; that
is, keeping sediment on the site. End-of-pipe sediment
Submit SWPP
to Town
Engineering
Division prior
to applying for
first building
permit;
Submit copy of
approved
SWPP prior to
issuance of
first building
permit;
Comply with
measures in
SWPP: ongoing
throughout
demolition,
grading,
and/or
construction
activities.
The Town of Truckee
Engineering Division
Verify the
preparation and
approval of the
SWPPP.
Verify that site
supervisors conduct
regular tailgate
meetings as
specified in the
SWPPP to discuss
pollution
prevention.
Verify that a
monitoring program
including both dry
and wet weather
inspections is
established and
implemented.
Conduct regular site
visits to ensure
compliance with the
SWPPP throughout
the completion of
the project.
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control measures (e.g., basins and traps) shall be used only as
secondary measures. If hydro-seeding is selected as the primary soil
stabilization method, then these areas shall be seeded by September
1 and irrigated as necessary to ensure that adequate root
development has occurred prior to October 1. Entry and egress from
the construction site shall be carefully controlled to minimize off-site
tracking of sediment. Vehicle and equipment wash-down facilities
shall be designed to be accessible and functional during both dry and
wet conditions.
The Town of Truckee Department of Engineering shall review and
approve the plans prior to approval of the grading plan.
Implementation of this mitigation would reduce the level of
significance of this impact to a less-than-significant level.
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HYD-2: Project proponents shall prepare an erosion control and
drainage report demonstrating consistency with the Town’s adopted
storm water management plan (SWMP), and related Town
Engineering ordinances and standards. The erosion control plan and
drainage report shall demonstrate, through detailed hydraulic
analysis, that implementation of proposed drainage plans would result
in treatment of the runoff from the site (in compliance with the Town
NPDES permit). The qualified professionals preparing the design-level
erosion control plan and drainage report shall consider additional
measures designed to mitigate potential water quality degradation of
runoff from all portions of the completed development. In general,
passive, low-maintenance Best Management Practices (BMPs) (e.g.,
grassy swales, porous pavements) are preferred by the Water Board.
The Town shall ensure that the project design includes features and
operational BMPs to reduce potential impacts to surface water quality
associated with operation of the project to the maximum extent
practicable. These features shall be included in the final development
drawings.
In addition, a Water Monitoring Plan shall be established for the
Master Plan area. The WMP shall be consistent with the Truckee River
Water Quality Management Plan. The WMP shall ensure that long-
term water quality monitoring. The WMP shall be subject to review
and approval by the Town Engineering Department and Lahontan
Regional Water Quality Control Board.
The Town’s SWMP includes by reference Attachment 4 of WQO 2003-
0005-DWQ (CAS000004), which provide specific design standards
applicable to the project based on the size and nature of the proposed
project. As specified by the MS4 General Permit, all new development
projects, regardless of size, should incorporate appropriate source
control and site design measures that minimize stormwater pollutant
discharges to the maximum extent practicable. The proposed project
would be required to comply with the terms of the SWMP and WQO
Attachment 4, including (but not limited to):
Prior to
issuance of the
grading
permit(s); and
On-going.
The Town of Truckee
Department of
Engineering
Verify that erosion
control and
drainage plans have
been prepared.
Ensure that the
Town Engineer has
reviewed and
approved the
erosion control and
drainage plans.
Ensure that the
proposed project
complies with the
terms of the Town-
wide SWMP and
WQO Attachment 4.
Numeric Sizing Criteria for Pollutant Removal Treatment
Systems. The project must include source controls, design
measures, and treatment controls to minimize stormwater
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pollutant discharges. Treatment controls must be sized to treat a
specific amount – about 85 percent – of average annual runoff.
Operation and Maintenance of Treatment Measures. Treatment
controls often do not work unless adequately maintained. The
permit requires an operations and maintenance (O&M) program,
which includes: 1) identifying the properties with treatment
controls; 2) developing agreements with private entities to
maintain the controls, and 3) periodic inspection, maintenance (as
needed), and reporting.
Limitation on Increase of Peak Stormwater Runoff Discharge
Rates. Urbanization creates impervious surfaces that reduce the
landscape’s natural ability to absorb water and release it slowly to
creeks. These impervious surfaces increase peak flows in creeks
and can cause erosion. Projects must evaluate the potential for
this to occur and provide mitigation as necessary.
As per Water Board Basin Plan implementation guidance regarding
salt and traction sand use for road and walkway maintenance, salt or
traction sand shall be applied in a careful, well-planned manner, by
competent, trained crews. Should even the “proper” application of
salt be shown to cause adverse water quality impacts, the Water
Board would require that it no longer be used in environmentally
sensitive areas. Should an alternate deicer be shown to be effective,
environmentally safe, and economically feasible, its use shall be
encouraged in lieu of salt. The design and implementation of BMPs for
the project shall integrate, as
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feasible, features that will minimize the impact of deicing compounds
and sedimentation impacts related to sanding or other ice control
methods, including considering impacts related to accumulated
pollutants in seasonal snow storage and the relatively sudden release
of the accumulated materials during periods of thaw and rain. BMPs
shall be sized appropriately and operations and maintenance
schedules shall account for these seasonal differences.
The design team for the development project shall review and
incorporate as many concepts as practicable from Start at the Source,
Design Guidance Manual for Stormwater Quality Protection and the
California Stormwater Quality Association’s Stormwater Best Manage-
ment Practice Handbook, New Development and Redevelopment. Any
enclosed parking areas shall not be drained to the stormwater
conveyance system. The garages should be dry-swept or, if washdown
water is used the effluent should be discharged to the sanitary sewer
system under permit from the Town of Truckee.
The Town of Truckee Department of Engineering shall review and
approve the erosion control and drainage plans prior to approval of
the grading plan.
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HYD-3: The SWPPP shall include provisions for the proper
management of construction-period dewatering activities. At
minimum, all dewatering shall be contained prior to discharge to
allow the sediment to settle out, and filtered, if necessary to ensure
that only sediment-free water is discharged to the storm or sanitary
sewer system, as appropriate. In areas of suspected groundwater
contamination (i.e., near sites where chemical releases are known or
suspected to have occurred), the groundwater shall be analyzed by a
State-certified laboratory for the suspected pollutants prior to
discharge. Based on the results of the analytical testing, the project
proponent shall acquire the appropriate permit(s) prior to discharge
of the dewatering effluent. Discharge of the dewatering effluent may
require a permit from the Water Board (for discharge to the storm
sewer system) and/or the Town of Truckee (for discharge to the
sanitary sewer system).
Prior to
issuance of any
site-specific
grading or
building
permits; and
On-going.
The Town of Truckee
Department of
Engineering
Verify that the
SWPP includes
provisions for
the proper
management of
construction-
period
dewatering
activities.
Ensure
dewatering is
contained prior
to discharge.
In areas of
suspected
groundwater
contamination,
verify that the
groundwater is
analyzed by a
State-certified
laboratory for
the suspected
pollutants prior
to discharge.
HYD-4: The project shall implement Low Impact Development (LID)
design standards and participate in the Leadership in Energy
Environmental Design Neighborhood Development (LEED-ND) Pilot
Program, including advanced stormwater management techniques, as
feasible. Should the LEED-ND Pilot Program not become a certified
LEED program, the project shall still be required to incorporate
relevant energy and environmental design measures from the LEED-
ND Pilot Program into the development of the project.
As a condition of approval of the final grading and drainage plans for
Prior to
approval of
any grading
plan; and
On-going.
The Town of Truckee
Department of
Engineering.
Verify that the
project
implements Low
Impact
Development
(LID) design
standards and
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the project, the project proponent shall demonstrate through the
preparation of a detailed hydrologic analysis, to be prepared by a
licensed professional, that implementation of the proposed drainage
plans would not increase total off-site peak flow rates, or exceed the
capacities of local system components or if redirected drainage would
exceed the capacity of downstream components, that the project
would construct improvements and/or increase the conveyance
capacity of these undersized components. The analysis shall respect
the determination and mapping of the 100-year floodplain completed
as part of the Trout Creek Restoration project for the floodplain
located within the Master Plan boundary. Development (e.g., new
home construction) within 20 feet of the 100-year floodplain is
prohibited. The project must use drainage components that are
designed in compliance with Town of Truckee standards. The grading
and drainage plans shall be reviewed for compliance with these
requirements by the Town of Truckee Planning, Building, and
Engineering Departments. Any improvements deemed necessary by
the Town will be part of the conditions of approval. Development
associated with the Master Plan will also be subject to Lahontan
Regional Water Quality Control Board discharge prohibitions. As
noted in the Lahontan Basin Plan, the discharge or threatened
discharge, attributable to human activities, of solid or liquid waste
materials including soil, silt, clay, sand, and other organic and earthen
materials to lands within the 100-year floodplain of the Truckee River
or any tributary to the Truckee River is prohibited. (Exemptions to this
prohibition may be granted by the Regional Board or its Executive
Officer for certain projects subject to specific requirements for
exemptions in the Basin Plan).The proponent will fully implement the
recommendations of the hydrologic analysis consultant and the
recommendations of the Town of Truckee in compliance with the
conditions of approval.
participates in
the Leadership
in Energy
Environmental
Design
Neighborhood
Development
(LEED-ND) Pilot
Program,
including
advanced
stormwater
management
techniques, as
feasible.
Review
hydrologic
analysis to
ensure off-site
peak flow rates
do not increase.
Monitor
construction to
ensure all
recommendatio
ns of hydrologic
analysis are
implemented.
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HYD-5: During the Railyard Draft Master Plan development process,
any existing water supply well within the proposed Plan Area shall
either be:
HYD-5a: Inspected by a qualified professional to determine
whether the well is properly sealed at the surface to prevent
infiltration of water-borne pollutants into the well casing or sur-
rounding gravel pack. The California Well Standards require an
annular (ring-shaped) surface seal of at least 20 feet. If the wells
are found not to comply with this requirement, the project
sponsor shall retain a qualified well driller to install the required
seal. Documentation of the inspections and seal installations, if
any, shall be provided to the Town prior to final approval of any
future grading plans; or
HYD-5b: Properly abandoned in compliance with the California
Department of Water Resources, California Well Standards, and
Nevada County Community Development Agency, Environmental
Health Department prior to final approval of the grading plan.
Prior to final
approval of
any grading
plans.
The Town of Truckee
Department of
Engineering.
Verify that any
existing water
supply well is
treated as
described in the
mitigation
measure.
H. BIOLOGICAL RESOURCES
BIO-1: The following measures shall be implemented to mitigate for
potential impacts to nesting birds:
BIO-1a: If possible, all trees, brush and other potential nesting
habitat that will be impacted by project construction shall be
removed during the non-nesting season (September 1 through
February 28).
BIO-1b: If suitable nesting habitat cannot be removed during the
non-nesting season and project construction is to begin during the
nesting season (March 1 through August 31), all suitable nesting
habitat within the limits of work shall be surveyed by a qualified
biologist prior to initiating construction-related activities. Surveys
shall be conducted no more than 14 days prior to the start of
work. If an active nest is discovered, a 100-foot buffer shall be
established in the Master Plan Area around the nest and
delineated using orange construction fence or equivalent. The
buffer shall be maintained in place until the end of the nesting
Prior to
initiating
construction-
related
activities and
no more than
14 days prior
to the start of
work; and
On-going
throughout
construction.
The Town of Truckee
Planning Division.
Ensure that
potential
nesting habitat
that will be
impacted by
project
construction is
removed during
the non-nesting
season; or
Verify that all
suitable nesting
habitat within
the limits of
work has been
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season or until the young have fledged, as determined by a
qualified biologist.
If no nesting is discovered, construction can begin as planned.
Construction beginning during the non-nesting season and
continuing into the nesting season shall not be subject to these
measures.
BIO-1c: Alternatively, CDFG may be consulted to determine if it is
appropriate to decrease the specified buffers with or without
implementation of other avoidance and minimization measures
(e.g., having a qualified biologist on-site during construction
activities during the nesting season to monitor nesting activity).
surveyed by a
qualified
biologist prior to
initiating
construction-
related activities
and ensure that
necessary
buffers are
established.
BIO-2: The following measures shall be implemented to mitigate for
potential impacts to willow flycatcher:
BIO-2a: All work that will encroach into Trout Creek or the associated
riparian corridor shall be monitored by a qualified biologist to ensure
willow flycatcher are not adversely affected by project construction.
BIO-2b: If a willow flycatcher is observed during the monitoring
effort, all work in the immediate vicinity shall be halted until the
bird has left the area.
Throughout
construction
when work is
encroaching
into Trout
Creek or the
associated
riparian
corridor.
The Town of Truckee
Planning Division.
Verify that a qualified
biologist is hired to
monitor the presence
of willow flycatcher and
that the project is
halted if a willow
flycatcher is observed.
BIO-3: The following measures shall be implemented to mitigate for
potential impacts to Sierra Nevada mountain yellow-legged frog.
BIO-3a: A qualified biologist shall conduct a preconstruction
survey for Sierra Nevada mountain yellow-legged frog no more
than a week prior to the start of construction that will encroach
into Trout Creek. The survey shall include the reach of Trout Creek
in the Master Plan Area.
BIO-3b: If Sierra Nevada mountain yellow-legged frogs are
identified in the Master Plan Area, they shall be relocated to a
suitable location downstream of the work area.
Prior to
initiating
construction
and no more
than a week
prior to the
start of
construction.
The Town of Truckee
Planning Division.
Verify that a qualified
biologist is hired to
conduct a
preconstruction survey
for Sierra Nevada
mountain yellow-
legged frog and that
any Sierra Nevada
mountain yellow-
legged frogs identified
are relocated.
BIO-4: The following measures shall be implemented to mitigate for
potential impacts to jurisdictional waters.
BIO-4a: Development or construction activity is not anticipated to
Prior to
issuance of a
grading permit
The Town of Truckee
Planning Division.
Verify that east
end of the
Master Plan
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occur in association with the Master Plan north of Trout Creek
within the east end of the Master Plan Area that is not included in
the current (verified) delineation. However if development
activity does occur in this area, the area shall be delineated and
submitted to the Corps for verification. If waters of the U.S. or
CDFG waters are identified, they shall be avoided if possible and
adequate buffers shall be maintained, as prescribed by the
regulatory and permitting agencies. If the waters will be
permanently impacted, Mitigation Measure BIO-4b below shall be
implemented.
BIO-4b: Waters of the U.S. or CDFG waters permanently impacted
during construction shall be mitigated by one of the following
methods, or by using a combination of the methods, contingent
upon approval by the Corps, RWQCB, and/or CDFG:
(a) Preservation, creation, and/or restoration of the impacted
resources at a minimum ratio of 2:1.
(b) Purchase of credits at an approved mitigation bank at a
minimum 1:1 mitigation ratio.
(c) Payment of in-lieu fees per the current Corps, Sacramento
District in-lieu fee schedule.
Mitigation shall be implemented within the Truckee River watershed.
BIO-4c: All mitigation lands shall be protected in perpetuity
through recordation of a conservation easement or equivalent
method.
BIO-4d: Prior to issuance of a grading permit or other
authorization to proceed with project construction, the project
proponent shall obtain any regulatory permits that are required
from the Corps, RWQCB, and /or CDFG.
Mitigation shall be implemented within the Truckee River watershed.
or other
authorization
to proceed
with project
construction.
Area is
delineated and
submitted to
the Corps for
verification.
Ensure
mitigation of
Waters of the
U.S. or CDFG
waters
permanently
impacted during
construction as
described in the
mitigation
measure.
Ensure that all
mitigation lands
are protected in
perpetuity
through
recordation of a
conservation
easement or
equivalent
method.
Ensure the
necessary
regulatory
permits are
obtained from
the Corps,
RWQCB, and /or
CDFG.
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I. CULTURAL RESOURCES
CULT-1: Prior to project the issuance of any demolition permits for the
affected properties, the applicant shall architecturally document the
Union Pacific Railroad Warehouse. The documentation shall minimize
the environmental impact of these buildings’ loss, and shall be done
to Historic American Buildings Survey (HABS) Level III or higher
standards, according to the Secretary of the Interior’s Standards and
Guidelines for Architectural and Engineering Documentation:
HABS/HAER Standards. The applicant shall also, during preliminary
design phase, consider the re-use of historic fabric in project buildings
(e.g., the lapped wood siding on the north and east elevations or the
tongue-and-groove siding on the south and west elevations).
The photo-documentation shall capture primary building elevations,
character-defining architectural features, and the architectural
context of each building. All photographs will be done to HABS-level
quality (i.e., archival, high resolution prints anticipated to have a life
span of 300-500 years). A historical summary shall be prepared to
accompany the photo-documentation to describe the historical and
architectural significance of the four properties, especially with
respect to their contribution to the significance of the proposed
Truckee Historic District. A copy of the report, with original photo
negatives and prints, shall be submitted to the Town of Truckee
Community Development Department, Truckee Library, the Truckee-
Donner Historical Society, and the NCIC.
Prior to project
the issuance of
any demolition
permits for the
affected
properties.
Town of Truckee
Planning Division
Verify that the
project
applicant has
architecturally
documented the
Union Pacific
Railroad
Warehouse, as
well as the
property at
10144 Church
Street if it will
be removed, to
the standards
established in
the mitigation
measure.
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CULT-2a: Prior to commencement of groundbreaking activities in the
Plan Area, A qualified archaeologist shall develop a monitoring plan in
consultation with the Town. The purpose of the monitoring plan will
be to ensure that significant archaeological deposits discovered
during construction are identified, evaluated, and appropriately
treated. A Native American cultural monitor shall be present if the
monitoring plan indicates that Native American archaeological
deposits may be discovered. The Town, in consultation with the
project archaeologist, shall determine which project activities and/or
which portions of the Plan Area will be archaeologically monitored.
This information will be included in the monitoring plan. A qualified
archaeologist3 shall monitor the project activities and/or portions of
the Plan Area identified in the monitoring plan. In most cases, all soil-
disturbing activities in sensitive portions of the Plan Area —such as
demolition, foundation removal, excavation, grading, utilities
installation, and foundation work—will require archaeological
monitoring. If it is necessary to suspend construction for more than
one working day, the project archaeologist shall consult with the
Town to assess the appropriate course of action.
Should an archaeological deposit be encountered by project activities,
the monitor shall be empowered to halt construction in the vicinity of
the find. Construction activities shall be redirected and a qualified
archaeologist shall implement relevant portions of the monitoring
plan to: 1) evaluate the archaeological deposit to determine if it
meets the CEQA definition of a historical or unique archaeological
resource; and 2) make recommendations about the treatment of the
deposit, as warranted. If the deposit does not meet the CEQA
definition of a historical or unique archaeological resource, then no
further study or protection of the deposit is necessary. If the deposit
does meet the CEQA definition of a historical or archaeological
resource, then it shall be avoided by Project activities. If avoidance is
not feasible, then effects to the deposit shall be mitigated through a
Prior to
commence-
ment of
groundbreak-
ing activities in
the Plan Area.
Town of Truckee
Planning Division
Verify that a
qualified
archeologist is
hired to develop
a monitoring
plan to ensure
that significant
archaeological
deposits
discovered
during
construction are
identified,
evaluated, and
appropriately
treated.
Ensure that
should an
archaeological
deposit be
encountered by
project
activities, the
monitor is
empowered to
halt
construction in
the vicinity of
the find and to
evaluated the
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find.
data recovery strategy developed by the evaluating archaeologist.
Mitigation of impacts to significant archaeological deposits through
data recovery will recover scientifically-valuable information.
This mitigation may include, but is not limited to, a thorough
recording of the resource on DPR Form 523 records, or archaeological
excavation. If archaeological excavation is the only feasible method of
data recovery, then such excavation shall conform to the provisions of
CEQA Guidelines §15126.4(b)(3)(C). Any archaeological investigation
shall address the possibility of encountering Native American human
remains. The investigation shall also address the disposition of
prehistoric archaeological materials resulting from the investigations
in consultation with a culturally affiliated Native American tribal
Ensure that all
work within 25
feet of the site
where any
prehistoric or
historic
subsurface
cultural
resources are
discovered is
redirected.
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organization. Additionally, if historical or unique archaeological
resources associated with significant historical patterns or events in
Truckee are identified, the City shall consult with representatives of
the Truckee-Donner Historical Society and the Historic Preservation
Advisory Committee regarding the potential use of the archaeological
findings for interpretive purposes.
Upon completion of such archaeological monitoring, evaluation, or
data recovery mitigation, the archaeologist should prepare a report
documenting the methods, results, and recommendations of the
investigation, and submit this report to the NWIC.
CULT-2b: If deposits of prehistoric and/or historical archaeological
materials are discovered during project activities that are not
monitored or not identified in the monitoring plan, all work within 25
feet of the discovery shall be redirected to protect the find. A
professional archaeologist shall evaluate the significance of the find
within two working days and make recommendations to the Town
and applicant. Recommendations may include, but are not limited to,
test excavations to determine the extent and significance of the find;
additional documentation of the find; or data recovery excavation. If
the find is not significant (i.e., if it is not eligible for the California
Register), then work may proceed and no additional study or
protection of the find is necessary. If the find is significant, the Town
shall require the applicant to implement the recommendations of the
evaluating archaeologist for the mitigation of impacts to the find.
Upon completion of the evaluation and/or data recovery, the
archaeologist shall prepare a report documenting methods, results,
and interpretations. The report shall be submitted to the applicant,
the Town, and the NCIC.
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CULT-3: If paleontological resources are encountered during project
subsurface construction, all work within 25 feet of the discovery shall
be redirected and a qualified paleontologist shall evaluate the finds
and make recommendations. If the exposed geological formation is
found to contain significant paleontological resources, such resources
shall be avoided by project activities if feasible. If project activities
cannot avoid the paleontological resources, the resources shall be
evaluated for their significance. If the resources are found to be
significant, adverse effects shall be mitigated. Mitigation may include,
but is not limited to, recording the locality, monitoring, data recovery
and analysis, public outreach, and accessioning of all fossil material to
a paleontological repository. A final report documenting the methods,
findings, and recommendations of the paleontologist shall be
prepared and submitted to the paleontological repository.
Throughout
ground-
disturbing
activities in the
Plan Area.
Town of Truckee
Planning Division;
Town of Truckee
Building and Safety
Division
Ensure that all
work within 25
feet of any
paleontological
resource
discovery are
redirected and
that a qualified
paleontologist is
notified.
CULT-4: If human remains are discovered during ground-disturbing
activities in the Plan Area, any such remains shall be treated in
accordance with the requirements of CCR Title 14(3) §15064.5(e),
which has particular procedures that apply to the discovery of
remains of Native American origin. These procedures are provided
below.
(1) There shall be no further excavation or disturbance of the site or
any nearby are reasonably suspected to overlie adjacent human
remains until:
(A) The coroner of the County must be contacted to determine
that no investigation of the cause of death is required, and
(B) If the coroner determines the remains to be Native
American:
1. The coroner shall contact the Native American Heritage
Commission within 24 hours.
2. The Native American Heritage Commission shall identify the
person or persons it believes to be the most likely descended from
the deceased Native American.
3. The most likely descendent may make
recommendations to the landowner or the person
responsible for the excavation work, for means of
Throughout
ground-
disturbing
activities in the
Plan Area.
Town of Truckee
Planning Division;
Town of Truckee
Building and Safety
Division
Ensure that all work is
halted if any human
skeletal remains are
uncovered at the
project site and that
the Nevada County
Coroner is contacted.
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treating or disposing of, with appropriate dignity, the
human remains and any associated grave goods as
provided in PRC §5097.98, or
(2) Where the following conditions occur, the landowner or his
authorized representative shall rebury the Native American
human remains and associated grave goods with appropriate
dignity on the property in a location not subject to further
subsurface disturbance.
(A) The Native American Heritage Commission is unable to
identify a most likely descendent or the most likely
descendent failed to make a recommendation within 24
hours after being notified by the commission;
(B) The descendent identified fails to make a recommendation;
or
(C) The landowner or his authorized representative rejects the
recommendation of the descendent, and the mediation by
the Native American Heritage Commission fails to provide
measures acceptable to the landowner.
If, following the fulfillment of the notification requirements described
above, human remains are discovered that are determined to not be
of Native American origin, then the City shall consult with the
appropriate descendent community regarding means for treating or
disposing of the human remains, and any associated items, with
appropriate dignity.
Implementing Mitigation Measure CULT-4 would reduce potential
impacts to human remains to a less-than-significant level. This
reduction would be achieved by ensuring that any remains are
treated appropriately according to State of California guidelines, as
well as in a manner that takes into account the proper treatment of
human remains in accordance with the wishes of the descendant
community.
J. HAZARDS AND PUBLIC SAFETY
HAZ-1: Existing contamination shall be remediated, or engineering
controls (engineered caps, vapor barriers, or other appropriate
Prior to
issuance of
Town of Truckee
Building and Safety
Before the Town
issues building
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technologies) and administrative controls (land use restrictions) shall
be implemented, to ensure that potential future occupants of the
Master Plan Area are not exposed to site-related contamination that
exceeds acceptable health standards. The parties responsible for
implementing site clean-up actions may include the historical
owners/operators of properties within the Master Plan Area, current
owners of properties within the Master Plan Area, future developers
of the properties within the Master Plan Area, or the Town of
Truckee.
Acceptable health standards for the purpose of site clean-up shall
mean an incremental lifetime cancer risk within the U.S. EPA’s risk
management range of one-in-a-million to one-in-ten-thousand (10-6
to 10-4) or less and a non-cancer health hazard index of less than one
based on the results of site-specific multimedia human health risk
assessment(s). Groundwater health standards shall meet Cal/EPA
requirements for the designated beneficial use(s) of groundwater in
the Master Plan Area. Lahontan RWQCB and the Town shall certify
that these requirements have been met before the Town issues a
Certificate of Occupancy for buildings constructed as part of
redevelopment projects within the Master Plan Area.
The nature and extent of contamination within some portions of the
site is not fully characterized. In accordance with the requirements of
the Lahontan RWQCB s Preliminary Endangerment Assessment
process or other acceptable U.S. EPA or Cal/EPA regulatory guidance
for site investigations, soil and groundwater samples shall be
collected and analyzed in areas with inadequate historical information
to determine whether chemicals in the soil and groundwater are
present at concentrations that exceed acceptable health standards.
To ensure that future site occupants are not exposed to site-related
contamination that exceeds acceptable health standards, the
following activities shall be conducted:
building
permits for a
site within the
Master Plan
Area and prior
to issuance of
a certificate of
occupancy (see
monitoring
procedure for
specific
breakdown).
Division; Town of
Truckee Engineering
Division
permits for a
site within the
Master Plan
Area, it shall
confirm that the
overseeing
regulatory
agency has
provided
clearance for
the site with
regard to site
contamination,
or that a
Remedial Action
Plan or
equivalent and a
site health and
safety plan are
complete and
incorporated as
part of the
redevelopment
construction
plans for the
site.
Before the Town
issues a
certificate of
occupancy for
buildings within
the Master Plan
Area, it shall
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Initials
confirm that no
further action is
required by the
regulatory
agency
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The nature and extent of chemicals in soil and groundwater shall be
investigated and described for each parcel or group of parcels to be
redeveloped, with oversight by the Water Board prior to the City’s
issuance of a grading permit for the potentially affected areas.
The environmental data collected as part of the site investigation shall
be used as input for human health risk assessment(s) to determine
whether any chemicals in soil or groundwater will present an
unacceptable risk to site occupants (i.e., exceed acceptable health
standards as described above) given the site uses proposed in the
Draft Master Plan and any subsequent redevelopment plans proposed
for the parcel(s).
The results of the human health risk assessment shall be used to
determine whether no further action is required prior to
redevelopment or that remediation of contamination or
implementation of engineering or administrative controls is
required to ensure that potential future occupants of the Master
Plan Area are not exposed to site-related contamination that
exceeds acceptable health standards.
If remediation, engineering controls, or administrative controls are
required to ensure that human health risk does not exceed acceptable
health standards, these actions shall be completed before the site is
occupied
Monitoring and compliance shall consist of the following:
Before the Town issues building permits for a site within the
Master Plan Area, it shall confirm that the overseeing regulatory
agency has provided clearance for the site with regard to site
contamination, or that a Remedial Action Plan or equivalent and a
site health and safety plan are complete and incorporated as part
of the redevelopment construction plans for the site.
Before the Town issues a certificate of occupancy for buildings
within the Master Plan Area, it shall confirm that no further
overseeing the site
clean-up, that
engineering
controls are in
place and
functioning,
and/or that land
use covenants are
in place for the
property that will
ensure future
occupants of the
site are not
exposed to
contamination
that exceeds
acceptable health
standards.
Verify that a
human health
risk assessment
has adequately
been prepared.
C-43 Mitigation Monitoring and Reporting Program
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Date/
Initials
action is required by the regulatory agency overseeing the site clean-
up, that engineering controls are in place and functioning, and/or that
land use covenants are in place for the property that will ensure
future occupants of the site are not exposed to contamination that
exceeds acceptable health standards.
HAZ-2: The following two-part mitigation measure shall be
implemented:
HAZ-2a: If soil, groundwater or other environmental media with
suspected contamination (e.g., identified by odor or visual staining) is
encountered unexpectedly during construction activities for individual
development projects or if any USTs, abandoned drums or other
hazardous materials or wastes are encountered, the applicant shall
cease work in the vicinity of the suspect material, the area shall be
secured as necessary, and the applicant shall take all appropriate
measures to protect human health and the environment. Appropriate
measures shall include notifying the appropriate regulatory agency
and implementing actions to determine the nature and extent of any
observed contamination. An environmental professional shall oversee
the subsequent assessment of the site (including the collection,
analysis and interpretation of any samples of soil, groundwater or
other environmental media) in accordance with local, State and
federal hazardous materials and hazardous waste laws and
regulations. The professional shall provide recommendations, as
applicable, regarding soil/waste management, worker health and
safety training, and regulatory agency notifications. General construc-
tion work shall not resume in the area(s) affected until the
recommendations have been implemented under the oversight of the
regulatory agency, as appropriate.
HAZ-2b: The contractor involved in site grading and site development
activities for an individual development project shall ensure that
underground pipelines or other underground or aboveground utilities
within the Plan Area are identified and clearly marked prior to
earthworking activities to avoid unexpected contact with these
utilities. Emergency procedures shall be developed by the contractor
that can be implemented in the event utilities are ruptured; these
Prior to
earthworking
activities and
prior to
issuance of a
grading or
building permit
(see
monitoring
procedure for
specific
breakdown).
Town of Truckee
Building and Safety
Division; Town of
Truckee Engineering
Division
Ensure that, in the
event that
contamination of
soil, groundwater,
or other
environmental
media is discovered,
the applicant ceases
work in the vicinity
of the suspect
material and
notifies the
appropriate
regulatory agency.
Verify that the
contractor identifies
and clearly marks
underground
pipelines or other
underground or
aboveground
utilities.
Review and approve
emergency
procedures in the
even that utilities
C-44 Mitigation Monitoring and Reporting Program
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Responsibility
Monitoring
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Date/
Initials
procedures shall be reviewed and approved by the Town of Truckee,
prior to the issuance of a grading or building permit. On-site workers
shall be trained in how to implement these procedures.
are ruptured.
K. UTILITIES
The project would not result in any significant impacts related to infrastructure and utilities.
L. PUBLIC SERVICES
The project would not result in any significant impacts related to public services.
M. VISUAL RESOURCES
VIS-1: Prior to adoption of the Draft Master Plan, the Town
Development Code standards for exterior lighting (Section 18.30.060)
shall be incorporated in the Draft Master Plan.
Prior to
adoption of the
Final Master
Plan.
Town of Truckee
Planning Division
Verify that the Town
Development Code
standards for exterior
lighting (Section
18.30.060) are
incorporated in the
Final Master Plan.