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SPECIFIC PJLAN
VOLUME 2~ POLKCXES & PROGRAMS
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Final Plan = Novemlber 1997
Prepared by tbe Town of Truckee Community Development Department -Planning Division
11.570 Donner Pass Road
Truckee, Ca. 96161.
(916) 582-7876
DowntoWD Truckee Specib<' Plan Team:
Tony Lashbrook -Community Development Director
Elizabeth Eddins-Town Planner
Lenore Erber -Landscape Architect
Duane Hall -Associate Planner
Gavin Ball -Assistant Planner
Kelly Hnlm -Aclminil'tra.tive Secretary
Anton N elessen & Associates -Vision Planning Process
Leigh Scott & Cleary -Consulting Traffic Engineers
Laura J. Mello Landscape Architecture-Consulting Landscape Architect
Stanley R. Hoffman & Associates-Consulting Economists
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Downtown Truckee Specific Plan Amendments
Downtown Specific Plan Volume 2 Amendments
Adoption of the Downtown Specific Plan Volume 2
November 6, 1997
Ͳ Town Council Resolution 97-37 – Adopting the Downtown Specific Plan Volume 2
Amendments to the Downtown Specific Plan Volume 2
August 7, 2008
Ͳ Town Council Resolution 2008-02 – Adopting Amendments to the Downtown Specific Plan for
the Hilltop Master Plan including the following:
o Modification to Figure 2.2 (Land Use Map)
o Modification to Policy 2.H.3
o Modification to Table 2.1(Downtown Specific Plan Land Use Table – Existing and
Projected Growth)
June 17, 2009
Ͳ Town Council Resolution 2009-34 – Adopting Amendments to the Downtown Specific Plan for
the Railyard Master Plan, including the following:
o Modification to Figure 2.2 (Land Use Map)
o Modification to Policy 2.I.1
o Modification to Policy 2.I.2
o Modification to Policy 2.I.4
o Modification to Policy 2.I.5
o Deletion of Policy 2.I.6
o Deletion of Policy 2.I.8
o Modification to Table 2.1 (Downtown Specific Plan Land Use Table – Existing and
Projected Growth)
May 10, 2016
Ͳ Town Council Resolution 2016-19 – Adopting Amendments to the Downtown Specific Plan for
the Railyard Master Plan, including the following:
o Modification to Policy 2.I.2, bullet 5
o Deletion of Policy 2.I.6 (Originally, Policy 2.I.7)
o Modification to Policy 4.D.2
o Deletion of Policy 4.F.13
o Modification to Policy 6.C.7
January 24, 2017
Ͳ Town Council Resolution 2017-04 – Adopting Amendments to the Downtown Specific Plan for
the Triumph Development Residential and Hotel Project (Coburn Crossing), including the
following:
o Modification to Policy 2.J.3.e
o Modification to Policy 2.J.3.f
o Modification to Table 2.1 (Downtown Specific Plan Land Use Table – Existing and
Projected Growth)
/RAILYARD MASTER PLAN AREA
Downtown Truckee Specific Plan Chapter 2 – Page 13
Hilltop Policies:
Implementation of the following policies through
preparation of a Master Site Plan required prior to
any new development in the Hilltop Area.
1. Promote development of the Hilltop area
as an attractive residential area incorporating a
mix of commercial, office, and recreational
uses oriented to the pedestrian realm.
2. General guidelines for development density
in the area are contained in Table 2.1 under
the Hilltop Sub-area.
3. A Master Site Plan shall be prepared prior
to any new development to coordinate the
mix of land uses and design treatments. This
Master Plan shall include the following
features:
•Accommodate affordable housing.
•Preserve and protect the old ski hill in a
public park.
•Cluster development to protect sensitive
resources, ridgelines, scenic views, and
open space.
•A mix of retail and office uses shall be
included to provide goods and services to
the neighborhoods along Brockway Road
and the Hilltop area.
4. The Master Plan shall include design
standards ensuring compatible architecture and
site design of the new development with the
existing historic mountain character of
Truckee.
5. The Master Plan shall protect and improve
existing pedestrian trail access to Ponderosa
Palisades, the Truckee River, and Highway 267.
6. The Master Plan shall identify how existing
historic resources on the site will be protected,
consistent with the intent of the historic design
guidelines described in Chapter 8.
7. The Master Plan shall identify standards for
appropriately scaled and designed development
along the lower ridge line of hilltop (where the
Cottonwood Restaurant is located).
8. The commercially designated parcel at the
corner of Palisades Drive and Highway 267
may develop prior to preparation of the
Hilltop Master Plan. Site design on this site
should consider future pedestrian and vehicle
access from the Hilltop Master Plan area.
2.I. Railyard Master Plan Area
(Mill Site)
This portion of the DSA contains the majority
of the undeveloped land in the study area.
The Mill Site area is comprised of an
undeveloped 30-acre parcel of land currently
owned by Union Pacific, and privately owned
parcels adjacent to Church Street and Trout
Creek Road. A “balloon track” is located on
the Union Pacific property encompassing
approximately 15 acres used to allow trains to
turn around. Proposed land uses on the Old
Mill Site are mixed-use, high density
residential, public park, open space, and
civic/institutional.
A substantial amount of new infill development is proposed
for the Railyard Master Plan Area.
Chapter 2 – Page 14 Downtown Truckee Specific Plan
Railyard Master Plan Area Policies:
Implementation of the following policies will be through
preparation of a Master Plan required prior to any
new development in the Railyard Master Plan Area.
1. Promote the development of the 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 interface between historic
Truckee and the Railyard Master Plan Area
should be carefully considered through
construction of a strong pedestrian
connection. General guidelines for building
density and intensity are contained in Table
2.1 under the Railyard Master Plan Area
Category.
2. A Master Plan shall be adopted prior to
development in the Railyard Master Plan Area
to coordinate the mix of land uses and design
treatments. The Master Plan should
incorporate local and visitor serving uses such
as a hotel, mixed-use commercial areas, parks,
high density residential, and community uses.
The Master Plan should include the following
features:
•A variety of housing densities and types
within the Downtown Extension,
Industrial Heritage, and Trout Creek
Districts.
•Site Design shall take maximum advantage
of southern exposure, and mountain
views.
•Incorporate public parks with
opportunities for both passive and active
recreation.
•Ensure that the Railyard Master Plan Area
remains a year-round activity center by
accommodating local-serving uses
including a post office, local governmental
facilities, community center or auditorium,
movie theater, library, and similar uses.
•A pedestrian and bicycle under crossing of
the railroad tracks from Donner Pass
Road Extension to East River Street shall
not be precluded with Railyard Master
Plan buildout. To ensure feasibility of a
future bicycle and pedestrian construction
between East River Street and the
Railyard Master Plan Area, the
infrastructure plans for development east
of the balloon track shall include 30
percent design level designs of a bicycle
and pedestrian crossing under the tracks.
3. 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 Railyard Master Plan
Area and railroad.
4. Promote public transit access to and from
the Railyard Master Plan Area connecting to
the Commercial Core.
5. Promote construction of a railroad museum
in the Railyard Master Plan Area.
2.J Cemetery / 267 North
This area is prominently located at the eastern gateway
to Downtown Truckee at the I-80/Highway 267
Interchange. This area contains the cemetery and
undeveloped land. The primary land uses are public
and visitor lodging.
Cemetery / 267 North Policies:
1. Cooperate with the State of Californian, the
U.S. Forest Service, Tahoe resorts and ski
industry, and the gaming industry to establish
a regional visitor center on the southern side
of the I-80/Highway 267 interchange.
2. Cooperate with the Cemetery District to
create an appropriately sized expansion area
adjacent to the existing cemetery.
Downtown Truckee Specific Plan Chapter 2 – Page 15
3. The 13 acre parcel at the southwest corner
of the I-80/Hwy 267 interchange is
considered an important “gateway” to the
historic downtown core. Because of the
prominent location of this parcel, its function
as an important “gateway,” its location
adjacent the historic Truckee cemetery, and
the community’s desire to prevent “freeway
oriented” commercial development at this
location, the following land use and design
policies apply to this area. The following
policies will be implemented through the
zoning ordinance and design standards.
a) Land Use: Lodging development shall be
the primary land use on the property. In
conjunction with construction of a lodging
development, non freeway oriented
commercial uses and housing may be
accommodated in this area.
b) Building Design: Lodging design shall be
appropriate to the historic mountain
environment, consisting of natural materials
such as open timbers and river rock. A
mountain lodge type look is considered
appropriate design theme, whereas a false
front historic downtown look (similar to
Commercial Row), or a corporate “mass
produced” look are not considered
appropriate. Building height should not
exceed three stories, however architectural
features which create “visual landmarks” may
exceed the three story height as long as they
are proportional to the buildings. All
development on the site shall be oriented to
the pedestrian scale.
c) Site Design: Siting of the lodge will take
advantage of mountain views and solar
exposure. Pedestrian plaza areas with views
and solar exposure will be incorporated into
the lodging design. Lodging may be in
separate but related buildings, or one building.
Tree removal and grading on the site shall be
minimized. Building colors and signage shall
be appropriate earth tones. Parking area shall
be screened or located away from main entry
points on the site.
d) Orientation to the Freeway: With
appropriate building design there is no need
to screen the development on the site from
the freeway. Use of free standing or internally
lit plastic signage oriented to the freeway is
inappropriate. Lodging signage on the site
may be visible to the freeway, but shall be
integrated with the architecture and scale of
the building and shall not appear to function
solely as freeway advertisement. Possible ways
to integrate signage with the building
architecture includes use of towers, cupolas,
or other architectural features which may
contain a hotel logo or other identifying
feature.
e) Secondary Uses: Any commercial buildings
shall be oriented to a street, preferably the
proposed extension of Jibboom Street
described in section f below. Commercial uses
shall be sited to be complementary to the
primary lodging use. Multi-family residential
The Best Western Hotel in Jackson Hole, Wyoming is
an example of a well designed mid-range Hotel
Chapter 2 – Page 16 Downtown Truckee Specific Plan
uses are allowed within this site. Architecture
of commercial uses shall be similar to the
primary lodging design, however large
building masses for commercial buildings are
not considered appropriate. Roof lines
between buildings should be harmonious.
f) Circulation: Site design shall accommodate
an extension of Jibboom Street through the
property.
g) Commercial development on the site shall
be appurtenant to and compatible with the
primary lodging development.
2.K. Projected Growth in the DSA
The Growth Projection Table 2.1 identifies
the existing and projected growth by land use
category in each of the DSA sub-areas and the
DSA as a whole. The future growth
projections are for a 20-year time frame, and
assume a significant portion of projected
town wide 20-year growth occurs in the
Downtown area.
Downtown Core – Future growth is planned
primarily in the commercial and office
categories. This growth will occur
primarily from conversion of residential
uses to mixed use commercial and office
uses in the Brickelltown and Church street
areas and development of infill
commercial along Jibboom Street.
North Downtown Residential Area – Future
growth will occur mainly in the high
density category with some infill single-
family residential development.
West River Street Industrial Area – Future
growth will occur primarily in the form of
upgrading existing industrial uses with
some conversion of existing industrial
areas to commercial and high density
residential in areas adjacent to the River
Corridor.
Truckee River Corridor – There will be some
additional growth in the single-family
category, in addition to possible growth in
the multi family and lodging category. A
40-acre public park and bike trail is
proposed along the south side of the
Truckee River.
River Street Residential Area – This area will
experience new growth primarily in the
high density category with some infill
single-family development on existing
lots.
Hilltop Area – This area is planned to
accommodate a significant amount of
additional growth potential in the
residential, commercial, and office
categories.
Railyard Master Plan Area – This is the
main new growth area in the Downtown
Plan. A substantial amount of additional
development is planned for this site in the
commercial, lodging, office, and public
land uses.
The Cemetery / 267 North Area – This area
will experience new growth in the lodging
category in the form of a new hotel and
related uses, and in the
public/institutional category in the form
of a regional visitor center and relocated
U.S. Forest Service Headquarters.
Overall, most new growth is planned to
occur in the commercial, lodging, high
density, and public/institutional land use
categories. The industrial category will
experience a reduction in square feet from
existing levels. Office ans single-family
land uses are planned for a moderate
amount of additional growth.
Downtown Truckee Specific Plan Chapter 2 – Page 17
Table 2.1* Downtown Specific Plan Land Use Table - Existing and Projected Growth
Planning Sub-Area Single-Family
Residential
Units
Multi-Family
Residential
Units
Commercial
Square Feet
Industrial Square
Feet
Office Square
Feet
Lodging
Units
Public/
Institutional
Square Feet
Commercial Core
Existing Development*** 70 10 100,000 8,000 25,000 50 5,000
20-year Projected Total 70 45 185,000 0 40,000 50 5,000
Growth Increment 0 35 85,000 (8,000) 15,000 0 0
North Downtown
Residential
Existing Development*** 50 20 0 0 0 10 9,000
20-year Projected Total 75 30 0 0 0 10 5,000
Growth Increment 25 10 0 0 0 0 (4,000)
West River Street
Industrial
Existing Development*** 0 50 0 90,000 0 0 0
20-year Projected Total 0 125 5,000 90,000 0 0 0
Growth Increment 0 75 5,000 0 0 0 0
Truckee River Corridor **As a general guideline, the development intensity which is considered appropriate on APN 19-30-12 is 40 single family
units. If multi-family or duplex units are proposed, they may be accommodated at an approximate density of 2 multi-family units in place of one
single-family unit, or 3 lodging units in place of one single family unit. For example, a possible development scenario for the parcel could be 20
single family units, 20 multi family units, and 30 lodging units.
Existing Development*** 0 0 0 0 0 0 0
20-year Projected Total 40** ** 0 0 0 ** 0
Growth Increment 40 0 0 0 0 0 0
River Street Residential
Chapter 2 – Page 18 Downtown Truckee Specific Plan
Table 2.1* Downtown Specific Plan Land Use Table - Existing and Projected Growth
Planning Sub-Area Single-Family
Residential
Units
Multi-Family
Residential
Units
Commercial
Square Feet
Industrial Square
Feet
Office Square
Feet
Lodging
Units
Public/
Institutional
Square Feet
Existing Development*** 65 0 0 0 0 30 0
20-year Projected Total 95 100 0 0 0 30 0
Growth Increment 30 100 0 0 0 0 0
Hilltop Area
100 multi-family residential units may be developed as single family residential units. Commercial square feet include office uses. Commercial square
feet includes 61,150 s.f. for APN 19-450-42 which is not located in the Hilltop Master Plan area.
Existing Development*** 10 25 2,500 0 0 0 0
20-year Projected Total 46 243 113,415 0 0 60 Park Facilities
Growth Increment 36 218 110,915 0 0 60 Park Facilities
Railyard Master Plan Area
570 residential units including up to 165 live/work units, and 125 work/live units or alternatively up to 47 work/live units and 93,750 sq.ft. office,
and 1,000 seat movie theater (**570 residential units were divided into two. The actual breakdown has not yet been determined.)
Existing Development*** 0 0 0 0 0 0 0
20-year Projected Total 285** 285** 90,000 5,000 15,000 60 25,000
Growth Increment 285** 285** 90,000 5,000 15,000 60 25,000
Cemetery/267 North
Existing Development*** 0 0 0 0 0 0
20-year Projected Total 0 235 0 0 200 30,000
Growth Increment 0 235 0 0 200 30,000
Total Existing
Development***
195 105 102,500 98,000 25,000 90 14,000
Total 20-year Projected 611 1,063 428,415 95,000 55,000 410 65,000
Total Growth Increment 416 958 290,915 (3,000) 30,000 320 51,000
*Refer to Policy 2.B.12 for an explanation of this table.
**Existing Development is based on the development at the time of the initial adoption of the Downtown Truckee Specific Plan