HomeMy Public PortalAboutTruckee Development Associates, LLCOFFICIAL BUSINESS Nevada County Recorder
Gregory J. DiazDocumententitledtofreerecordingDocument#: 20180000447CaliforniaGovernmentCode §6103)Thursday January 11 2018,at 12:59:19 PM
Paid: AB
RECORDING REQUESTED BY
AND WHEN RECORDED, RETURN TO:
Town of Truckee
10183 Truckee Airport Road
Truckee, California 96161
Attention: Town Clerk
DEVELOPMENT AGREEMENT BETWEEN
TOWN OF TRUCKEE
AND
TRUCKEE DEVELOPMENT ASSOCIATES, LLC
Dated: November 13, 2017
Table of Contents
ARTICLE I 2
DEFINITIONS 2
1.1. Defined Terms 2
1.2. Certain Other Terms 6
ARTICLE II 6
TERMS 6
2.1. Effective Date;Term Commencement 6
Z.Z. Expiration of Term 7
23. subsequent Amendments or Termination 7
2.4. Rights Upon Expiration of Term 7
ARTICLE III 7
GENERAL REGULATION OF DEVELOPMENT OF PROJECT 7
3.1. Application of Agreement to Project 7
3.2. Project Development; Permitted Uses; Control of Development 8
33. Applicable Town Regulations 8
3.3.1. Future Town Regulations 8
3.3I Regulation for Health and Safety 9
3.3.3. Construction Codes and Standards;Town Approvals 9
3.4. Town Fees 9
3.5. Project Exactions 10
3.6. Term of Town Approvals 10
3.7. Review and Processing of Town Approvals 10
3.8. Effect ofAgreement 10
3.9. Other Governmental Approvals 10
3.10. Effect of Termination 10
3.11. Operating Memoranda 11
3.12. Waiver of Density Bonus 11
3.13. Public Works 11
ARTICLE IV 12
CERTAIN ADDITIONAL CRITERIA AND OBLIGATIONS APPLICABLE TO DEVELOPMENT OF PROJECT 12
4.1. Requirements for Approval of Pject 12
4.2. Effect of CEQA Documents 12
4.3. Implementation of Master Plan 12
ARTICLE V 12
ANNUAL REVIEW OF COMPLIANCE 12
5.1. Annual Review 12
5.2. Owner's Submittal 13
5.3. Finding of Compliance 13
5.4. Hearing Before Town Council to Determine Compliance• 13
5.5. Recordable Declaration of Compliance 14
ARTICLE VI 14
PERMITTED DELAYS; SUPERSEDURE BY SUBSEQUENT LAWS 14
6.1. Permitted Delays 14
6.2. Supersedure by Subsequent Laws 14
ARTICLE VII 15
EVENTS OF DEFAULT; REMEDIES; ESTOPPEL CERTIFICATES;THIRD-PARTY LITIGATION 15
7.1. Events of Default 15
7.2. Remedies 15
7.3. Waiver 15
7.4. Litigation Expenses 16
7.5. Appeals 16
7.6. Estoppel Letter/Certificate 16
7.7. Non-liability of Officials and Employees of Town 17
7.8. Third-Party Litigation 17
7.8.1. General Plan and Downtown Specific Plan Litigation 17
7.8.2. Third-Party Litigation Concerning Agreement 17
7.8.3. Environmental Contamination 17
7.8.4. Selection of Counsel; Conduct of Litigation 18
7.8.5. Survival 18
ARTICLE VIII 18
MORTGAGEE PROTECTION; MORTGAGEE RIGHTS OF CURE 18
8.1. Mortgagee Protection 18
8.2. Mortgagee Not Obligated; Mortgagee as Transferee 18
8.3. Notice of Default to Mortgagee; Right of Mortgagee to Cure 18
ARTICLE IX 19
TRANSFERS AND ASSIGNMENTS;ALLOCATION OF OWNER RIGHTS, DUTIES AND OBLIGATIONS 19
9.1. Owner's Right to Transfer 19
9.2. Condition on Owner's Right to Transfer 19
9.3. Transfers to Occupants; Occupants not Obligated Under Agreement 20
9.4. Mortgagee as Transferee 20
9.5. Effect of Transfer 20
9.6. Default by Transferee 20
9.7 Unpermitted Transfers 21
ARTICLE X 21
AMENDMENT AND TERMINATION 21
10.1. Amendment, Modification and Termination 21
10.2. Certain Actions Not an Amendment 21
ARTICLE XI 21
NOTICES 21
11.1. Procedure 21
ARTICLE XII 22
COVENANTS RUNNING WITH THE LAND 22
12.1. Covenants Running With the Land 22
ARTICLE XIII 23
MISCELLANEOUS 23
13.1. Negation of Partnership 23
13.2. Approvals 23
13.3. Not A Public Dedication 23
13.4. Severability 23
13.5. Exhibits 24
13.6. Entire Agreement 24
13.7. Construction of Agreement 24
13.8. Mitigation of Damages 24
13.9. Further Assurances; Covenant to Sign Documents 24
13.10. Covenant of Cooperation 24
13.11. Governing Law; Venue 24
13.12. References;Terminology 25
13.13. Irregularity in Proceeding 25
13.14. Judicial Proceeding to Challenge Town Action 25
13.15. Exercise of Police Power 25
13.16. Counterpart Document 25
13.17. Time 26
EHXIBITS:
EXHIBIT Al: TRUCKEE RAILYARD MIXED USE DEVELOPMENT MASTER PLAN,
NOVEMBER 2016
EXHIBIT B: TOWN AND OWNER COMMITMENTS
EXHIBIT B1: General Phasing and Sub-Areas
EXHIBIT B2: Truckee Railyard Mixed-Use Development Master Plan
Affordable Housing Plan
Exhibit B-2a: Development Code Chapter 18.214, Inclusionary
Housing, dated November 28, 2016
Exhibit B-2b: Development Code Chapter 18.216, Workforce
Housing, dated November 28, 2016
Exhibit B-2c: Development Code Definitions/Glossary, dated
November 28, 2016
EXHIBIT B3: Railyard Parcel Diagram
EXHIBIT B-4a, B-4b, B-4c: Church Street Extension and Rights-of-Way Diagrams
EXHIBIT 5: Railyard Parking Management Plan
EXHIBIT 6: Truckee Railyard Streetscape Plan
EXHIBIT 7: Sidewalk and Landscape CFD and Transit CFD Boundary
EXHIBIT 8: Truckee Railyard Particulate Matter PM-10 Emissions Study
TOWN OF TRUCKEE
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered into as of this
13th day of November, 2017, by and between the TOWN OF TRUCKEE, a municipal
corporation of the State of California ("Town"), and TRUCKEE DEVELOPMENT
ASSOCIATES, LLC, a Delaware limited liability company("Owner").
RECITALS:
This Agreement is entered into on the basis of the,following facts, understandings and
intentions of the Parties:
A. These Recitals refer to and utilize terms that are defined in this Agreement; and
the parties refer to those definitions in conjunction with their use in these Recitals.
B. Town is authorized by the Development Agreement Legislation and Town's
Development Agreement Ordinance to enter into development agreements in connection with
the development of real property within its jurisdiction.
C. Owner owns fee title to the Property, and therefore has sufficient legal interest
to enter into a development agreement with Town pursuant to the Development Agreement
Legislation and Town's Development Agreement Ordinance.
D. Owner applied for approval of this Agreement in order to (i) vest the land use
policies established in the Master Plan, and other Existing Town Regulations as of the
Adoption Date, and (ii) memorialize certain other agreements made between Town and Owner
with respect to the Project. Town and Owner acknowledge that development and construction
of the Project is a large-scale undertaking involving major investments by Owner, with
development occurring over a period of years. Therefore, certainty that the Project can be
developed and used in accordance with the Master Plan and other Existing Town Regulations
will benefit Town and Owner and will provide the parties the certainty with respect to
implementation of the policies set forth in the Master Plan and the other Existing Town
Regulations.
E. Town considers the Project to be beneficial to the economic health and vitality
of Town. The Project will keep in, and attract local businesses to, Town and will create jobs
while providing housing opportunities and commercial uses to support such development. The
development of the Project will also increase the variety of employment opportunities in Town
and lead to the production of increased revenues to Town through taxes resulting from the
ownership, operation and occupancy of the businesses, residential and other uses, proposed
to occupy the Project. The Master Plan contemplates development of mixed commercial uses
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with residential uses necessary to support and enhance such uses. The uses approved for the
Project under the Master Plan are designed to accommodate Town's existing economic base •
and encourage new local residential and commercial development, including affordable
housing and artist lofts, a theater which will provide the community/civic center site
contemplated by the Master Plan, and other on- and off-site improvements contemplated by
the Master Plan. Development of the Project will meet these objectives of Town.
F. Town is therefore willing to enter into this Agreement to: (i) provide certainty in
the comprehensive development and planning of the Project and thereby encourage
investment in the comprehensive development and planning within Town; (H) secure
orderly development and progressive fiscal benefits for public services, improvements and
facilities in Town; (Hi) fulfill and implement the goals, policies and objectives of the Master Plan;
iv) ensure attainment of the maximum efficient utilization of resources within Town;(v) provide
significant new commercial uses in Town which will increase Town's business economic base;
and, (vi) enhance jobs and provide housing opportunities within Town.
G. Following public hearings and recommendation for approval of the Project by
the Town Planning Commission, the Town Council held a duly noticed public hearing on this
Agreement on July 25, 2017. After due review of and report on Owner's application for this
Agreement by Town staff, consideration of the Town Planning Commission's recommendations
thereon, and of all other evidence heard and submitted at such public hearing, the Town
Council introduced the Enacting Ordinance approving this Agreement, finding and determining
in connection therewith that this Agreement is consistent with the objectives, policies, land
uses and programs specified in the General Plan, the Downtown Specific Plan, the Master
Plan, and the Development Code. On July 25, 2017, the Town Council adopted the Enacting
Ordinance enacting this Agreement.
NOW, THEREFORE, pursuant to the authority contained in the Development
Agreement Legislation and Town's Development Agreement Ordinance, and in consideration
of the foregoing Recitals and the mutual covenants and promises of the parties herein
contained, the parties agree as follows:
ARTICLE I
DEFINITIONS
1.1. Defined Terms. Each reference in this Agreement to any of the following terms
shall have the meaning set forth below for each such term:
Adoption Date: The date upon which the Town Council has its second reading
of and adopts the Enacting Ordinance enacting this Agreement.
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Applicable Town Regulations: The Existing Town Regulations, and such other
laws, ordinances, resolutions, codes, rules, regulations and official policies of Town, in effect
as of the time in question otherwise applicable to development of the Project pursuant to the
provisions of Section 3.3.
CEQA: The California Environmental Quality Act (Public Resources Code
Section 21000, et seq.) and the Guidelines thereunder (14 California' Code of Regulations
Section 15000, et seq.).
CEQA Documents: Town's documents prepared by Town and certified by the
Town Council and applied to the Project as part of the Project Approvals pursuant to CEQA.
Construction Codes and Standards: Town's regulations pertaining to or
imposing life safety, fire protection, mechanical, electrical and/or building integrity requirements
with respect to the design and construction of buildings and improvements in Town.
Development Agreement Legislation: California Government Code Section
65864, et seq.
Development Agreement Ordinance: Municipal Code Chapter 18.150.
Downtown Specific Plan: The Downtown Specific Plan, approved by the Town
Council on November 6, 1997, by its Resolution No. 97-37.
Effective Date: The later of (i) thirty (301 days after the Adoption Date, or (V) if a
referendum petition is timely and duly circulated and filed, the date the election results on the
ballot measure by Town voters approving this Agreement are certified by the Town Council in
the manner provided by the California Elections Code.
Enacting Ordinance: Ordinance No. 2017-06, enacted by the Town Council on
July 25, 2017, enacting this Agreement.
Exaction: An exaction (other than Town Development Fees or fees imposed by
Governmental Agencies, whether or not collected by Town), dedication or reservation
requirement, an obligation for on-or-off-site •improvements or construction of public
improvements, or an obligation to provide services. For purposes hereof, Exactions include
mitigation measures imposed or adopted pursuant to CEQA as part of the Project Approvals.
Existing Town Regulations: The Town Regulations in effect as of the Adoption
Date, including the Project Approvals.
Force Majeure: A delay in performance caused by war, terrorist acts,
insurrection, strikes, riots, floods, earthquakes, fires, casualties, or acts of God; restrictions or
delays imposed or mandated by Town or other Governmental Agencies; enactment of a law by
a Government Agency that prevents or precludes compliance by a party with any material
provision of this Agreement; litigation brought by Persons other than a party, or affiliate of a
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party; acts of one party, or failure of such party to act when action is required, which prevents
or precludes compliance by the other party with any material provision of this Agreement;
neglect of one party which prevents or precludes compliance by the other party with any
material provision of this Agreement; or other similar basis for excused performance that is not
within the reasonable control of the Party whose performance is to be excused. Force Majeure
does not include delays that are: (i) within the reasonable control of the Party whose
performance is to be excused; (ii) related to the cost or unavailability of financing, construction
contractors, consultants, or labor; (iii) related to economic conditions locally, regionally,
statewide, nationwide, or worldwide; (iv) caused or exacerbated by Union Pacific Railroad or
any of its subsidiaries or affiliates; or (v) caused or exacerbated by the California Public
Utilities Commission.
Governmental Agencies: All governmental or quasi-governmental agencies
such as public utilities) having jurisdiction over, or the authority to regulate development of,
the Project. As used in this Agreement, the term "Governmental Agencies" does not include
Town or any of the departments of Town.
Master Plan: The Truckee Railyard Mixed Use Development Master Plan,
approved by the Town Council on, September 13, 2016, by its Resolution No. 2016-49.
Mortgage: (i) A mortgage or deed of trust, or other transaction, in which an
Owner conveys or pledges as security its interest in a Subdivision Parcel, or any
improvements thereon for the purpose of (A) financing the acquisition of a Subdivision Parcel
or the development of the Project, or any portion thereof, or interest therein, (B) refinancing
any of the foregoing, or(C) obtaining financing proceeds by encumbering a Subdivision Parcel,
or (ii) a sale and leaseback arrangement, in which an Owner sells and leases back
concurrently therewith its interest in a Subdivision Parcel, or any portion thereof, or interest
therein, or improvements thereon for the purpose of (A) financing the acquisition of a
Subdivision Parcel or the development of the Project, (B) refinancing any of the foregoing, or
C) obtaining financing proceeds by encumbering a Subdivision Parcel. The term "Mortgage"
includes all other customary vehicles of real estate financing, financing for real estate
acquisition, construction and.land development, and refinancing any of the foregoing.
Mortgagee: The holder of the beneficial interest under a Mortgage or the lessor
under a sale and leaseback Mortgage.
Municipal Code: The Municipal Code of Town.
Occupants: The Persons from time to time entitled to the use and occupancy of
a portion of or interest in the Project pursuant to Occupant Transfers. Reference to an
Occupant shall refer to any or all of the Occupants of the Project, as the context may require.
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Occupant Transfer Any transaction by which an Occupant becomes entitled
to occupy and use a portion of or interest in the Project, including a lease agreement or
sublease, or a transaction through which Owner or a Transferee Transfers to an Occupant a
fee title interest in a portion of the Project.
Owner: Owner and its respective Transferees, as the context may require.
Person: An individual, partnership, firm, association, corporation, trust,
governmental agency, administrative tribunal or other form of business or legal entity.
Planning Director: The Community Development Director of Town.
Proiect: The development, use and occupancy of buildings and other
improvements on the Subdivision Parcels located on the Property pursuant to the Project
Approvals, and any other Town Approvals to the extent required under this Agreement. The
Project is denominated as the "Truckee Railyard".
Project Approvals: The Town Approvals governing the Project enacted by
Town and listed in Exhibit Al hereto (Truckee Railyard Mixed Use Development Master Plan
herein "Master Plan") as the same may be amended from time to time during the Term.
Reference to a particular Project Approval shall have the meaning ascribed to such Project
Approval set forth in Exhibit Al. The Project Approvals include all conditions of approval for the
Project and the Mitigation Monitoring and Reporting Program approved as part of the Project
Approvals pursuant to CEQA and the CEQA Documents.
Property: The real property more particularly described in Exhibit B, hereto,
owned in fee by Owner.
Subdivision Parcel: Each parcel shown on a Final Map approved by Town
based on the Tentative Subdivision Map.
Term: The term of this Agreement, as determined pursuant to Article II below,
unless sooner terminated as provided in this Agreement.
Terminate: The expiration of the Term of this Agreement, whether by the
passage of time or by any earlier occurrence pursuant to any provision of this Agreement. The
term "Terminate" includes any grammatical variant thereof, including "Termination" or
Terminated".
Town and Owner Commitments: The agreed-to requirements for development
of the Project pursuant to the Project Approvals, attached hereto as Exhibit B hereto.
Town Application Fee: A fee of general application levied or assessed by Town
to cover the reasonable cost of Town's performance of any discretionary, ministerial, clerical or
other action, or required by Town for reviewing and processing applications for Town
Approvals and compliance with CEQA, including Town Application Fees for the Project
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Approvals, as listed as of the time in question on Town's fee schedule. The term "Town
Application Fee" shall refer to any or all Town Application Fees as the context may require.
Town Approvals: Permits or approvals required under Applicable Town
Regulations in order to develop, use and operate the Project. The term "Town Approval" shall
refer to any or all of the Town Approvals as the context may require.
Town Council: The Town Council of the Town.
Town Development Fee: A fee or assessment of general application, other than
Town Application Fees, charged or required by Town in connection with any Town Approval to
defray the cost of public services or facilities or imposed for a public purpose, including in lieu
mitigation fees and fees payable as mitigation measures pursuant to CEQA. The term "Town
Development Fee" shall refer to any or all of the Town Development Fees as the context may
require.
Town Regulations: The General Plan, Downtown Specific Plan, Master Plan,
the Municipal Code, and all other ordinances, standards, resolutions, codes, rules, regulations
and policies in effect as of the time in question.
Transfer: The sale, assignment, lease, sublease, or other transfer by Owner of
an interest in the Project, or any right, duty or obligation of Owner under this Agreement, made
pursuant to the terms, standards and conditions of Article IX of this Agreement, including by
foreclosure, trustee sale, or deed in lieu of foreclosure, under a Mortgage, but excluding (i) an
Exaction, (ii) a Mortgage, including a transfer or assignment of this Agreement to a Mortgagee
as additional security under a Mortgage, and (iii) leases or subleases entered into by Owner
with tenants of the Project solely for occupancy of space or improvements (together with any
appurtenant tenant rights and controls customarily included in such leases or subleases) in the
Project, including any assignment or transfer of any such lease or sublease by either party
thereto.
Transferee: Each Person to whom a Transfer is effected in compliance with the
requirements of Article IX of this Agreement.
1.2. Certain Other Terms. Certain other terms shall have the meaning set forth for
each such term in this Agreement.
ARTICLE II
TERMS
2.1. Effective Date; Term Commencement. This Agreement shall be dated as of the
Adoption Date; the rights, duties and obligations of the parties hereunder shall be effective,
and the Term shall commence, as of the Effective Date. Not later than five (5) days after the
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Adoption Date, Owner shall execute and acknowledge this Agreement and return the
Agreement to Town; not later than ten (10) days after the Effective Date, Town shall execute,
acknowledge and cause this Agreement to be recorded in the Official Records of the County of
Nevada.
2.2. Expiration of Term. Unless sooner Terminated pursuant to the applicable
provisions of this Agreement, the Term shall expire on December 31 of the calendar year in
which the tenth (10th) anniversary after the first (1st) calendar year of the Effective Date falls,
except if, as of such 10th anniversary, within the Balloon area and west of the Balloon Area
within the Project, the infrastructure required to be constructed by Owner under the Project
Approvals and the Project Requirements and fifty-one percent (51%) of the square footage of
the vertical improvements contemplated by the Project Approvals and the Project
Requirements within the Balloon area and West of the Balloon area of the Project, are
substantially complete (subject only to final acceptance of the infrastructure by Town and any
conditions of any temporary certificate of occupancy issued by Town for the improvements),
then the Term shall be automatically extended for an additional five (5) years. The Term date
shall be extended by a period of time equal to the duration of any Force Majeure event. The
parties have established the Term as a reasonable estimate of the time required to carry out
the Project, develop the Project, and obtain the public benefits of the Project.
2.3. Subsequent Amendments or Termination. If the parties amend, modify or
Terminate this Agreement as herein provided, or this Agreement is modified or Terminated
pursuant to any applicable provision of this Agreement, then the Town shall, within ten (10)
days after such action takes effect, cause an appropriate notice of such action to be recorded
in the Official Records of the County of Nevada.
2.4. Rights Upon Expiration of Term. Except for accrued obligations of a party, upon
expiration of the Term or earlier Termination of this Agreement pursuant to any applicable
provision of this Agreement, this Agreement and all of the rights, duties and obligations of the
parties hereunder shall Terminate and be of no further force or effect. Except for the rights
conferred by this Agreement, any right that is vested, including Town Approvals, as applicable,
shall not expire due to the expiration of the Term or earlier Termination of this Agreement.
ARTICLE III
GENERAL REGULATION OF DEVELOPMENT OF PROJECT
3.1. Application of Agreement to Prosect. As between the parties, this Agreement is
effective as of the Effective bate and is enforceable by each party in accordance with its terms
as applied to the Project. Pursuant to the Development Agreement Legislation, this
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Agreement does not apply to any Governmental Agencies, and has no effect on the rules,
regulations, and fees of Governmental Agencies.
3.2. Project Development; Permitted Uses; Control of Development. Owner shall
have the right to develop the Project in accordance with the terms and conditions of this
Agreement, the Master Plan, and the Project Requirements; and Town shall have the right to
control development of the Project in accordance with the provisions of this Agreement and the
Master Plan. The permitted uses, density and intensity for the Project, the maximum height,
bulk and size of proposed buildings in the Project, and provisions for Exactions, including
dedications of easements in land for public purposes, and exceptions from existing standard
zoning regulations and other development standards, are set forth in the Project Approvals and
this Agreement. The Applicable Town Regulations and this Agreement shall control the overall
design, development and construction of the Project, and all on-and-offsite improvements and
appurtenances in connection therewith, in the manner specified in this Agreement. In the event
of any inconsistency between the Applicable Town Regulations and this Agreement, this
Agreement shall control, except that if the inconsistency cannot be reconciled by application of
this rule of construction, the provision which best gives effect to the purposes of this
Agreement shall control. Notwithstanding any provision of this Agreement to the contrary,
nothing herein shall be deemed to prohibit or limit the exercise of the rights provided by law to
the electorate concerning a referendum on the Enacting Ordinance, and no timely filed
referendum on the Enacting Ordinance shall be deemed an action by Town for purposes of
this Agreement.
3.3. Applicable Town Regulations. Except as expressly provided in this Agreement,
the Existing Town Regulations shall govern the development of the Project and all subsequent
Town Approvals with respect to the Project. Town shall have the right, in connection with any
further Town Approvals, to apply Town Regulations as Applicable Town Regulations only in
accordance with the following terms, conditions and standards:
3.3.1. Future Town Regulations. Except as otherwise specifically provided in
this Agreement, including the provisions relating to regulations for health and safety reasons
under Section 3.3.2 below and provisions relating to the payment of Town Application Fees
and Town Development Fees pursuant to Section 3.4 below, Town shall not impose or apply
any Town Regulations adopted or modified by Town after the Adoption Date (whether by
action of the Planning Commission or the Town Council, or by initiative, referendum,
ordinance, resolution, rule, regulation, standard, directive, condition, or other measure) (i)
which would be inconsistent or in conflict with the intent, purposes, terms, standards or
conditions of this Agreement; or (ii) which would change or modify the permitted uses, density
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or intensity of use for the Project, the maximum height, bulk, or size of proposed buildings in
the Project, or provisions for Exactions as set forth in the Project Approvals, including this
Agreement; or (Hi) which would materially increase the cost of development of the Project
subject to the acknowledgement as to the cost of Exactions specified in Section 3.5 below); or
iv) which would change or modify, or interfere with, the timing or rate of development of the
Project; or (v) which would materially interfere with or diminish the ability of a party to perform
its obligations under the Project Approvals, including this Agreement, or expand, enlarge or
accelerate Owner's obligations under the Project Approvals, including this Agreement.
3.3.2. Regulation for Health and Safety. Notwithstanding any other provision
of this Agreement to the contrary, Town shall have the right to apply Town Regulations
adopted by Town after the Adoption Date, if such application (i) is otherwise lawful, (H) is
required to protect against a demonstrated physical health and safety risk, and (Hi) Town .
determines that a failure to do so would place existing or future occupants or users of the
Project, or any portion thereof, or the immediate community, in a condition dangerous to their
health or safety.
3.3.3. Construction Codes and Standards; Town Approvals. Town shall have
the right to apply to the Project at any time, as a ministerial act, the Construction Codes and
Standards in effect at the time of the approval of any Town Approval thereunder. All Town
Approvals and those approvals required under the Construction Codes and Standards shall be
issued by Town after Town's review and approval of applications therefor pursuant to the
procedures and applicable time limits specified in Applicable Town Regulations and applicable
procedures and time limits specified under applicable law. Town's review of such applications
shall be limited to determining whether the application is complete and substantially complies
with (i) the applicable conditions of approval and mitigation measures set forth in the Project
Approvals, and (H) complies with the Construction Codes and Standards then in effect.
3.4. Town Fees. No Town Development Fee or Town Application Fee imposed by
Town is vested by this Agreement. Except for Traffic Impact Fees, the payment of which is
governed by Paragraph 28 of the Project Requirements, Owner shall, at the time an
application is made for a Town Approval, pay the Town Application Fees chargeable in
accordance with Town Regulations (including any action by the Town Council to increase or
otherwise adjust Town Application Fees listed in the Town's Fee Schedule) in effect at the time
the relevant application is made. Except for Traffic Impact Fees, the payment of which is
governed by Paragraph 28 of the Project Requirements, Owner shall pay all Town
Development Fees in effect at the time payment of a Town Development Fee is required.
Execution of this Agreement is made by Owner without protest. Except for Town Development
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Fees set forth in Exhibit B, and the Exactions required by this Agreement, Owner reserves any
rights it may have under Government Code Section 66020 or any other provision of law to
protest the imposition of any other Town Development Fees, Town Application Fees, or
Exactions, imposed on the Project and not authorized by this Agreement.
3.5. Project Exactions. Owner and Town acknowledge that the Project Approvals
authorize and require implementation of Exactions in connection with the development of the
Project. As set forth in Exhibit B hereto (the "Town and Owner Commitments"), certain of the
Exactions will be implemented by Owner and certain of the Exactions will be implemented by
Town pursuant to the schedule of implementation set forth in the Project Requirements. No
new Exactions shall be imposed by Town on the Project or Owner, or in connection with any
application for any Town Approval, or in enacting any Town Approval, or in connection with the
development, construction, use or occupancy of the Project.
3.6. Term of Town Approvals. Notwithstanding anything to the contrary in
Applicable Town Regulations, the term of the Project Approvals shall be automatically
extended and equal the Term of this Agreement.
3.7. Review and Processing of Town Approvals. Town shall accept for processing,
review and action all applications for Town Approvals with respect to the Project when and if
the same are complete, as determined pursuant to California Government Code Section
65940, et seq. Upon acceptance by Town, Town shall review and process such applications,
and process and check all maps, plans, permits, building plans and specifications and other
plans relating to development of the Project pursuant to the procedures and applicable
time limits specified in Applicable Town Regulations and applicable procedures and time limits
specified under applicable law. In connection with any Town Approval, Town shall exercise its
discretion or take action only in that manner which complies and is consistent with this
Agreement. •
3.8. Effect of Agreement. This Agreement constitutes a part of the Enacting
Ordinance, as if incorporated by reference therein in full, and shall constitute a Town Approval
pursuant to the Applicable Town Regulations as if separately enacted thereunder.
3.9. Other Governmental Approvals. The Town shall cooperate with Owner, upon
Owner's written request for such cooperation, without cost to Town as and when any approval
is required from other Governmental Agencies during the course of design, development,
construction, use or occupancy of, and delivery of services to the Project.
3.10. Effect of Termination. No Termination of this Agreement shall prevent Owner
from completing and occupying buildings or other improvements authorized pursuant to valid
building permits previously approved by Town or under construction at the time of Termination,
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except that nothing herein shall preclude Town, in its discretion, from taking any action
authorized by Town Regulations to prevent; stop or correct any violation of Town Regulations
occurring before, during or after construction.
3.11. Operating Memoranda. If and when, from time to time, during the term of this
Agreement, Town and Owner agree that clarifications or minor modifications of this Agreement
are necessary or appropriate, they may effectuate such clarifications through operating
memoranda approved by Town and Owner, which, after execution, shall be attached to and
become a part of this Agreement. No such operating memoranda shall constitute an
amendment to this Agreement requiring public notice or hearing, and in the event a provision
of any operating memorandum conflicts with this Agreement, this Agreement shall control. The
Town Attorney shall be authorized to make the determination whether a requested clarification
may be effectuated pursuant to this Section 3.11 or whether the requested clarification is of
such a character to require an amendment hereof pursuant to Article X below. The parties
acknowledge that modifications which would be categorized as exempt under CEQA, or which,
after an initial study made pursuant to CEQA, Town determines do not require any further
environmental review under CEQA, or do not increase the density or intensity of use of the
Project overall or the maximum height, bulk, size or architectural style of proposed buildings
within the Project, may be effectuated through operating memoranda pursuant to this
Section 3.11. The Town Manager may execute any operating memoranda hereunder without
Town Council action, but may request Town Council review and approval of any proposed
operating memorandum.
3.12. Waiver of Density Bonus. Owner acknowledges that the densities vested
hereunder include all current densities available as density bonuses under applicable law. The
parties, however, understand and acknowledge that, as development of the Project proceeds,
different mixes of density may be required as market conditions warrant. Based thereon,
Owner shall have the right to apply for future density bonuses under Government Code
Sections 65915 through 65917.5 or the Truckee Municipal Code and a parking ratio request
pursuant to Government Code Section 65915(p). Notwithstanding the provisions of such
statutes or the Truckee Municipal Code requiring Town to grant a density bonus or a reduced
parking ratio, Town shall have the right to act on any such applications in its sole discretion,
but shall consult and advise with Owner regarding Owner's application based on the densities
granted under the Project Approvals and the then pertaining circumstances with respect to the
then exigencies of development of the Project under then market conditions.
3.13. Public Works. When Owner is required under the Project Approvals or the
Project Requirements to construct any facilities or improvements which will be dedicated to
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Town or any other Governmental Agency upon completion, then Owner shall construct any
such facilities or improvements in the same manner and to the same standards as would be
applicable to Town or such other Governmental Agency should it have undertaken
construction. Town shall accept any such dedication to Town promptly after such facilities or
improvements are completed and dedication is made, subject to any warranty periods or final _
inspection required before acceptance of such dedication.
ARTICLE IV
CERTAIN ADDITIONAL CRITERIA AND OBLIGATIONS
APPLICABLE TO DEVELOPMENT OF PROJECT
4.1. Requirements for Approval of Project. Town and Owner acknowledge that
Owner has obtained all required Town Approvals for the development, construction, use and
occupancy of the Project pursuant to the Project Approvals, subject to Construction Codes and
Standards and the requirement,to apply for.and obtain building permits, and that, subject to the
attainment of such Town Approvals, as applicable, Owner may proceed with the development,
construction, use and occupancy of the Project as a matter of right under this Agreement and
the Master Plan. Owner shall comply with, and implement or ensure implementation of all
mitigation Measures or conditions of approval that are (i) identified in the CEQA Documents
and incorporated as part of the Project Approvals, or (ii) otherwise incorporated as part of the
Project Approvals, all in accordance with the standards, timing, terms and conditions specified
for such mitigation measures in the Project Approvals.
4.2. Effect of CEQA Documents. Town's review of any subsequent discretionary
Town Approvals shall utilize the CEQA Documents incorporated as part of the Project
Approvals to the fullest extent permitted by law.
4.3. Implementation of Master Plan. The parties have agreed to implement certain
aspects of the Master Plan pursuant to the Project Requirements, which are incorporated
herein as part of this Agreement. In addition, with respect to other development permitted
under the Master Plan on property which is not part of the Project, Town shall require that any
other developer benefitting from the Exactions the cost of which is paid for by Owner shall
enter into a reimbursement agreementon terms and conditions acceptable to Owner for the
reimbursement of the fair share of the cost of such Exactions.
ARTICLE V
ANNUAL REVIEW OF COMPLIANCE
5.1. Annual Review. Town and Owner shall, on an annual basis,. review this
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Agreement and all actions taken pursuant to the terms of this Agreement with respect to the
Project, in accordance with the provisions of California Government Code 65865.1, this Article
V and Development Code Section 18.150.080. The Town may charge Owner a reasonable
fee for such reviews.
5.2. Owner's Submittal. Prior to each annual review, the Planning Director shall give
thirty (30) days prior written notice to Owner of Town's intention to review Owner's compliance
with the terms of this Agreement. Owner shall, within thirty (30) days after notice from the
Planning Director, submit a report to the Planning Director describing Owner's good faith
substantial compliance with the material terms of this Agreement.
5.3. Finding of Compliance. After Owner submits its report hereunder, the Planning
Director shall review Owner's submission to ascertain whether Owner has demonstrated good
faith substantial compliance with the material terms of this Agreement. If the Planning Director
finds and determines that Owner has in good faith substantially complied with the material
terms of this Agreement, or does not determine otherwise within ninety (90) days after delivery
of Owner's report under Section 5.2 above, the annual review shall be deemed concluded. If
the Planning Director concludes that Owner has not demonstrated good faith substantial
compliance with the material terms of this Agreement, he or she shall so notify Owner prior to
the expiration of the 90-day period herein specified (as the same may be extended hereunder)
and prepare and deliver a staff report to the Town Council with respect to the conclusions of
the Planning Director and the contentions of Owner with respect thereto.
5.4. Hearing Before Town Council to Determine Compliance. After submission of
the staff report of the Planning Director, the Town Council shall conduct a noticed public
hearing to determine the good faith substantial compliance by Owner with the material terms of
this Agreement. The Town Council shall conduct such noticed public hearing not earlier than
thirty (30) days nor later than sixty (60) days after submission of such staff report. At least ten
10) days prior to such hearing, the Planning Director shall provide to the Town Council,
Owner, and to all other interested Persons requesting the same, copies of all staff reports and
other information concerning Owner's good faith substantial compliance with the material terms
of this Agreement and the conclusions and recommendations of the Planning Director.
At such hearing, Owner shall be entitled to submit evidence, orally or in writing, and address
all the issues raised in the staff report on, or with respect or germane to, the issue of Owner's
good faith substantial compliance with the material terms of this Agreement. If, after receipt of
any written or oral response of Owner, and after considering all of the evidence at such public
hearing, the Town Council finds and determines, on the basis of substantial evidence, that
Owner has not substantially complied in good faith with the material terms of this Agreement,
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then the Town Council shall specify to Owner the respects in which Owner has failed to
comply.
5.5. Recordable Declaration of Compliance. If the Planning Director (or the Town
Council, if applicable) finds substantial compliance by Owner withthe material terms of this
Agreement, then at the request of Owner, the Planning Director shall issue a declaration within
ten (10) days thereafter certifying Owner's good faith compliance with the material terms of this
Agreement through the period of the applicable annual review. Owner shall have the right to
record the declaration in the Official Records of the County of Nevada. The Town may charge
Owner a reasonable fee for the issuanceof the declaration.
ARTICLE VI
PERMITTED DELAYS; SUPERSEDURE BY SUBSEQUENT LAWS
6.1. Permitted Delays. Performance by a party of its obligations hereunder.shall be
excused during, and extended for a period of time equal to, any period of delay caused at any
time by reason of Force Majeure. Promptly after learning of the occurrence of a Force Majeure
event, the affected party shall notify the other party of the occurrence of such Force Majeure
event.
6.2. Supersedure by Subsequent Laws. As specified in California Government
Code §65869.5, if a law or published final court decision enacted or issued after the date of
this Agreement prevents or precludes compliance with one or more provisions of this
Agreement (hereafter referred to as a "New Law"), then the provisions of this Agreement shall,
to the extent feasible, be modified or suspended by Town as may be necessary to comply with
such New Law. Immediately after becoming aware of any such New Law, the parties shall
meet and confer in good faith to determine the feasibility ofany such modification or
suspension based on the effect such modification or suspension would have on the
purposes and intent of this Agreement. At the conclusion of such meet and confer process,
Town may initiate proceedings for consideration by the Town Council of the modification or
suspension of this Agreement as may be necessary to comply with such New Law. The Town
Council's determination shall take into account the results of the meet and confer process
between the parties, including all data and information exchanged in connection therewith. The
Town Council shall make its determination hereunder within sixty (60) days after the date the
proceedings hereunder are initiated. If any such modification is deemed infeasible by Owner,
then Owner may elect to Terminate this Agreement. Each party, at its own cost and expense,
reserves the right to contest any New Law which allegedly prevents compliance with the terms
of this Agreement.
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ARTICLE VII
EVENTS OF DEFAULT; REMEDIES; ESTOPPEL
CERTIFICATES; THIRD-PARTY LITIGATION
7.1. Events of Default. Subject to the provisions of this Agreement, any failure by
Owner or Town to perform any material term or provision of this Agreement shall constitute an
Event of Default" (i) if such defaulting party does not cure such failure within thirty (30) days
following written notice of default from the other party, where such failure is of a nature that
can be cured within such 30-day period, or (H) if such failure is not of a nature which can be
cured within such 30-day period, the defaulting party does not within such 30-day period
commence substantial efforts to cure such failure, or thereafter does not within a reasonable
time prosecute to completion with diligence and continuity the curing of such failure. Any notice
of an Event of Default given hereunder shall specify in reasonable detail the nature of the
failures in performance which the noticing party claims constitute the Event of Default and the
manner in which such Event of Default may be satisfactorily cured in accordance with the
terms and conditions of this Agreement.
7.2. Remedies. It is acknowledged by the parties that neither Owner nor Town
would not have entered into this Agreement if it were to be liable in damages under this
Agreement, or with respect to this Agreement or the application thereof. Subject to the
foregoing, each party may pursue any remedy at law or equity'available for the breach of any
provision of this Agreement, including mandatory and prohibitory injunctive relief and specific
performance, except that neither Owner nor Town shall be liable in damages to the other, or to
any successor in interest of Owner or Town, or to any other Person, and Owner and Town
each covenant not to sue for damages or claim any damages: (i) for any breach of this
Agreement or for any cause of action that arises out of this Agreement; or (H) for the taking,
impairment or restriction of any right or interest conveyed or provided under or pursuant to this
Agreement; or (iii) arising out of or connected with any dispute, controversy or issue regarding
the application or interpretation or effect of the provisions of this Agreement. The parties
acknowledge in connection with the foregoing that damages are an inadequate and
unavailable remedy for claims on account of an Event of Default, and that each party has the
right to pursue claims for injunctive relief and/or specific performance in accordance with the
forgoing provisions.
7.3. Waiver. Failure by a party to insist upon the strict performance of any of the
provisions of this Agreement by the other party, irrespective of the length of time for which
such failure continues, shall not constitute a waiver of such party's right to demand strict
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compliance by such other party in the future. No waiver by a party of any failure of
performance, including an Event of Default, shall be effective or binding upon such party
unless made in writing by such party, and no such waiver shall be implied from any
omission by a party to take any action with respect to such failure. No express written waiver
shall affect any other action or inaction, or cover any other period of time, other than any action
or inaction and/or period of time specified in such express waiver. One or more written waivers
under any provision of this Agreement shall not be deemed to be a waiver of any subsequent
action or inaction, and the performance of the same or any other term or provision contained in
this Agreement. Nothing in this Agreement shall limit or waive any other right or remedy
available to a party to seek injunctive relief or other expedited judicial and/or administrative
relief to prevent irreparable harm.
7.4. Litigation Expenses. If a party brings an action or proceeding (including any
cross-complaint, counterclaim, or third-party claim) against the other party by reason of an
Event of Default, the prevailing party in such action or proceeding shall be entitled to its costs
and expenses, including reasonable attorney fees and attorney fees on any appeal.
7.5. Appeals. Appeals by any interested Person (including Owner) of any action
taken by Town pursuant to this Agreement (other than by the Town Council) shall be appealed
directly to the Town Council, notwithstanding anything to the contrary contained in the
Municipal Code. Such appeal shall be lodged within ten (10) days after the action has been
taken. The Town Council shall consider and decide the appeal by noticed public hearing not
earlier than thirty(30) nor later than sixty (60) days after the filing of the appeal.
7.6. Estoppel Letter/Certificate. Owner may, at any time, and from time to time,
deliver written notice to Town requesting Town to certify in writing that (i) this Agreement is in
full force and effect and a binding obligation of the parties, (ii) this Agreement has not been
amended or modified either orally or in writing, and if so amended, identifying the
amendments, and identifying any administrative implementation memoranda entered into by
the parties, and (iii) to the knowledge of Town, neither party has committed an Event of Default
under this Agreement, or if an Event of Default has to Town's knowledge occurred, describing
the nature of any such Event of Default. Town shall execute and return such letter within thirty
30) days following the receipt thereof, and if Town fails so to do within such 30- day period,
the information in Owner's notice shall conclusively be deemed true and correct in all respects.
Each party acknowledges that a letter hereunder may be relied upon by Transferees and
Mortgagees. The Town may charge a reasonable fee for providing this service to cover staff
time.
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7.7. Non-liability of Officials and Employees of Town. No member, official,
employee or consultant of Town shall be personally liable to Owner in the event of any Event
of Default by Town or for any amount which may become due to Owner, or for any obligations
under the terms of this Agreement, or for any claims of breach of contract related to this
Agreement, or for any claims in the nature of tort related to this Agreement (such as fraud in
the inducement).
7.8. Third-Party Litigation.
7.8.1. General Plan and Downtown Specific Plan Litigation. Town has
determined that this Agreement is consistent with its General Plan, the Downtown Specific
Plan, and the Master Plan. Owner has reviewed the General Plan, the Downtown Specific
Plan, and the Master Plan, and concurs with Town's determination. Neither Owner nor Town
shall have any liability under this Agreement or otherwise for any failure of Owner or Town to
perform under this Agreement, or for the inability of Owner to develop the Project as
contemplated by this Agreement, if such failure or inability is the result of a final judicial
determination (including appeals and final judgment) in a legal challenge to this Agreement
alleging that part or all of this Agreement is not in compliance with the General Plan,
Downtown Specific Plan, the Master Plan, or applicable law.
7.8.2. Third-Party Litigation Concerning Agreement. Owner shall, at Owner's
expense, defend, indemnify, and hold Town, its officers, employees and independent
contractors engaged in project planning or implementation, harmless from any third party
claim, action or proceeding against Town, its agents, officers or employees: (i) to attack, set
aside, void, or annul the approval of this Agreement; or (H) for property damage, bodily injury,
death, or any other element of damage of any kind or nature, related to or arising from
development of the Project. Town shall promptly notify Owner of any such claim, action, or
proceeding, and Town shall cooperate in the defense. Town may in its discretion participate in
the defense of any such claim, action, or proceeding.
7.8.3. Environmental Contamination. Owner shall indemnify and hold Town,
its officers, agents, and employees, free and harmless from any liability based or alleged upon
any act or omission of Owner, its officers, agents, employees, contractors, subcontractors, or
Transferees, resulting in any violation of any federal, state or local law, ordinance or
regulation relating to environmental conditions on, under, or about the Property, including soil
and groundwater conditions, and Owner shall defend, at its expense, Town, its officers,
agents, and employees, in any action based or asserted upon any such alleged act or
omission. Town may in its discretion participate in the defense of any such claim, action, or
proceeding.
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7.8.4. Selection of Counsel; Conduct. of Litigation. With respect to Sections
7.8.2 and 7.8.3, Town reserves the right either reasonably to approve the attorneys that Owner
selects or engages to defend Town, or to conduct its own defense. If Town conducts its own
defense, Owner shall reimburse Town for its reasonable costs and expenses incurred in such
defense.
7.8.5. Survival. The provisions of Sections 7.8.1 through 7.8.4 shall survive
the Termination,cancellation, or expiration of this Agreement.
ARTICLE VIII
MORTGAGEE PROTECTION; MORTGAGEE RIGHTS OF CURE
8.1. Mortgagee Protection: This Agreement shall be superior and senior to the lien
of any Mortgage encumbering any interest in the Project. Notwithstanding the foregoing, no
Event of Default shall defeat, render invalid, diminish or impair the lien of any Mortgage made
for value, but, subject to the provisions of Section 8.2 below, all of the terms and conditions
contained in this Agreement shall be binding upon and effective against any Person (including
any Mortgagee) who acquires title to the Project, or any portion thereof or interest therein or
improvement thereon, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise.
8.2. Mortgagee Not Obligated; Mortgagee as Transferee. No Mortgagee shall have
any obligation or duty under this Agreement, except that nothing contained in this Agreement
shall be deemed to permit or authorize any Mortgagee to undertake any new construction or
improvement project, or to otherwise have the benefit of any rights of Owner, or to enforce any
obligation of Town, under this Agreement, unless and until such Mortgagee has become a
Transferee in themanner specified in Article IX below.
8.3. Notice of Default to Mortgagee; Right of Mortgagee to Cure. If Town receives
notice from a Mortgagee requesting a copy of any notice of an Event of Default and specifying
the addressfor service thereof, then Town shall deliver to such Mortgagee, concurrently with
service thereon to Owner, any notice given to Owner with respect to any claim by Town that
Owner has committed an Event of Default. If Town makes a determination of noncompliance
under Article V above, Town shall likewise serve notice of-such noncompliance on such
Mortgagee concurrently with service thereof on Owner. Such Mortgagee shall have the right
but not the obligation) to cure or remedy, or to commence to cure or remedy, the Event of
Default claimed or the areas of noncompliance set forth in' Town's notice within ninety (90)
days after the receipt of such notice from Town. If, however, the Event of Default or such
noncompliance is of a nature which can only be remedied or cured by such Mortgagee upon
obtaining possession of the Project, or portion thereof, such Mortgagee shall seek to obtain
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possession with diligence and continuity (but in no event later than two hundred and seventy
270] days after the notice of the Event of Default is given) through a receiver or otherwise, and
shall thereafter remedy or cure such Event of Default or noncompliance promptly and with
diligence and dispatch after obtaining possession. Other than an Event of Default or
noncompliance (i) for failure to pay money; or (ii) that is reasonably susceptible of remedy or
cure prior to a Mortgagee obtaining possession, so long as such Mortgagee is pursuing cure of
the Event of Default or noncompliance in conformance with the requirements of this Section
8.3, Town shall not exercise any right or remedy under this Agreement on account of such
Event of Default or noncompliance. When and if a Mortgagee acquires the interest of Owner
encumbered by such Mortgagee's Mortgage and such Mortgagee becomes a Transferee
pursuant to Section 9.5 below, then such Mortgagee shall promptly cure all monetary or other
Events of Default or noncompliance then reasonably susceptible of being cured by such
Mortgagee to the extent that such Events of Default or noncompliance are not cured prior to
such Mortgagee's becoming a Transferee pursuant to Section 9.5. If an Event of Default or
noncompliance is not so reasonably susceptible of cure, then such Event of Default shall be
deemed cured when such Mortgagee acquires such interest and becomes a Transferee
pursuant to Section 9.5.
ARTICLE IX
TRANSFERS AND ASSIGNMENTS; ALLOCATION
OF OWNER RIGHTS, DUTIES AND OBLIGATIONS
9.1. Owner's Right to Transfer. Owner shall have the right to Transfer any right or
interest under this Agreement in accordance with the provisions of this Article IX.
9.2. Condition on Owner's Right to Transfer. Except as otherwise provided in this •
Article IX, Owner shall have the right to effect a Transfer if Owner or the proposed Transferee
has delivered to Town an executed and acknowledged assumption agreement in recordable
form satisfactory to Town. Such assumption agreement shall include provisions regarding: (i)
the portion or portions or interest in the Project proposed to be Transferred and the
concomitant rights of Owner necessary to ensure that the proposed Transferee will have the
ability to perform all of the obligations of Owner the Transferee is to assume; (ii) the rights
and/or obligations of Owner under this Agreement that the proposed Transferee will assume;
and (iii) the proposed Transferee's acknowledgment that such Transferee has reviewed and
agrees to be bound by this Agreement and all applicable Town Approvals. The assumption
agreement shall also include the name, form of entity, and address of the' proposed
Transferee, and shall provide that the Transferee assumes the obligations of Owner to be
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assumed by the Transferee in connection with the proposed Transfer. The assumption
agreement shall be recorded in the Official Records of the County of Nevada concurrently with
the consummation of the Transfer, and a conformed copy thereof, shall be delivered to Town
within three (3) days after consummation
9.3. Transfers to Occupants; Occupants not Obligated Under Agreement.
Notwithstanding anything to the contrary contained in this Article IX, Owner shall have the right
to Transfer portions of the Project to Occupants pursuant to Occupant Transfers. No Occupant
to whom an Occupant Transfer is made pursuant to this Section 9.3 shall have any obligation
or liability under this Agreement and the provisions of Section 9.2 above shall not apply to any
such Occupant Transfer.
9.4. Mortgagee as Transferee. No Mortgage (including the execution and delivery
thereof to the Mortgagee) shall constitute a Transfer. A Mortgagee shall be a Transferee only
upon (i) the acquisition by such Mortgagee of the affected interest of Owner encumbered by
such Mortgagee's Mortgage; and (ii) delivery to Town of an assumption agreement
pursuant to Section 9.2 above assuming, from and after the date such Mortgagee so acquires
its interest, the applicable rights, duties and obligations of Owner under this Agreement. Town
hereby consents to the Transfer to a Mortgagee in accordance with this Section 9.4.
9.5. Effect of Transfer. A Transferee shall become a party to this Agreement only
with respect to the interest Transferred to it under the Transfer and then only to the extent set
forth in the assumption agreement delivered pursuant to Section 9.2 above. If no executed
assignment and assumption agreement has been delivered to Town in connection with a
Transfer, the burdens of this Agreement shall nevertheless be binding upon the Transferee,
but the benefits of this Agreement shall not accrue to the Transferee until and unless such
agreement is executed and delivered.
9.6. Default by Transferee. The commission of an Event of Default under this
Agreement by any Transferee shall only affect that Transferee's rights, duties, and obligations
under this Agreement with respect to the interest in the Project acquired by that Transferee
and shall not affect the rights of Owner or any other Transferee as to the remainder of the
Project. Upon a Transfer by Owner to a Transferee, Owner shall be released from all
unaccrued obligations (but not any accrued obligations or breaches of this Agreement existing
as of the effective date of the Transfer) with respect to the interest in the Project acquired by
that Transferee, but the vested rights in favor of Owner (or the Transferee and its Transferees
under this Agreement) shall continue in effect for the benefit of such Transferee. No finding of
noncompliance pursuant to Article V and no Event of Default with respect to a Subdivision
Parcel shall affect the rights, duties and obligations of Transferees, under this Agreement with
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respect to Subdivision Parcels not affected by such finding of noncompliance or Event of
Default, and all such rights, duties and obligations shall continue in full force and effect in
accordance with their terms.
9.7 Unpermitted Transfers. Any sale, assignment, lease, sublease, or other
Transfer not made in strict compliance with the provisionsof this Article IX shall be null and
void and of no force or effect.
ARTICLE X
AMENDMENT AND TERMINATION
10.1. Amendment, Modification and Termination. Except as expressly provided in
this Agreement, this Agreement may be Terminated, modified or amended only by the consent
of the parties made in writing, and then only in the manner provided for by Government Code
Section 65868 and Development Code Section 18.150.090. Neither this Agreement nor any
term, covenant, condition or provision herein contained shall be subject to initiative or
referendum after the Effective Date. The provisions of this Article X, Article V, and Sections
7.1-7.4 prescribe the sole and only means pursuant to which this Agreement may be
Terminated, modified, or amended.
10.2. Certain Actions Not an Amendment. Notwithstanding the provisions of Section
10.1 above, a modification to this Agreement which does not relate to the Term, permitted
uses of the Project, location, density or intensity of uses of the Project, height, design or size of
improvements within the Project, or related to any uses of the Project, shall require public
notice before the parties execute such modification, but shall not require a public
hearing, provided that Town reserves the right to conduct one or more public hearings
concerning any proposed amendment to this Agreement.
ARTICLE XI
NOTICES
11.1. Procedure. All formal notices to a party (such as notices of an Event of Default,
or Town's determination of noncompliance after Town's annual review) shall be in writing and
given by delivering the same to such party in person or by sending the same by registered or
certified mail, or Express Mail, return receipt requested, with postage prepaid, or by overnight
courier delivery, to such party's mailing address. .
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The respective mailing addresses of the parties are,.until changed as hereinafter provided, the
following:
Town: Town of Truckee
10183 Truckee Airport Road
Truckee, CA 96161
Attention: Town Manager
With copy to: Town of Truckee
10183 Truckee Airport Road
Truckee, CA 96161
Attention: Town Attorney
Owner: Truckee Development Associates, LLC
1201 Pine Street, Unit 151
Oakland, California 94607
Attention: Richard M. Holliday, Kevin Brown,
and Jason Hansford
Notices and communications with respect to technical matters in the routine performance and
administration of this Agreement shall be given by or to the appropriate representative of a
party by such means as may be appropriate to ensure adequate communication of the
information, including written confirmation of such communication where necessary or
appropriate. All formal
notices under this Agreement shall be deemed given, received, made or communicated on the
date personal delivery is effected or, if mailed or sent by courier, on the delivery date or
attempted delivery date shown on the return receipt or courier records. Any notice that a party
desires to be a formal notice hereunder and binding as such on the other party must be given
in writing and served in accordance with this Section 11.1. A party may change its mailing
address at any time by giving formal written notice of such change to the other party in the
manner provided in this Section 11.1 at least ten (10) days prior to the date such change is
effected.
ARTICLE XII
COVENANTS RUNNING WITH THE LAND
12.1. Covenants Running With the Land. All. of the provisions, agreements, rights,
powers, standards, terms, covenants and obligations contained in this Agreement shall be
binding upon the parties and their respective heirs, successors and assigns, devisees,
administrators, representatives, lessees, and all other Persons acquiring a legal or equitable
interest in the Property, or any portion thereof, or any interest therein, or any improvement
thereon, whether by operation of laws or in any manner whatsoever, and shall inure to the
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benefit of the parties and their respective heirs, successors and permitted assigns as
Transferees, as covenants running with the land pursuant to California Government Code
Section 65868.5.
ARTICLE XIII
MISCELLANEOUS
13.1. Negation of Partnership. The parties specifically acknowledge that the Project
is a private development, that neither party is acting as the agent of the other in any respect
hereunder, and that each party is an independent contracting entity with respect to the terms,
covenants and conditions contained in this Agreement. None of the terms or provisions of this
Agreement shall be deemed to create a partnership between or among the•Parties in the
businesses of Owner, the affairs of Town, or otherwise, or cause them to be considered joint
venturers or members of any joint enterprise. This Agreement is not intended and shall not be
construed to create any third party beneficiary rights in any Person who is not a party or a
Transferee; and nothing in this Agreement shall limit or waive any rights Owner or a
Transferee may have or acquire against any third Person with respect to the terms, covenants
or conditions of this Agreement.
13.2. Approvals. Whenever, under this Agreement, the term "approve" (or any
grammatical variant thereof, such as "approved" or "approval") is used in connection with the
right, power or duty of Town, or any representative board, commission, committee or official of
Town, to act in connection with any Town Approval, such term shall only include the right to
approve, conditionally approve, or disapprove in accordance with the applicable terms,
standards and conditions of this Agreement.
13.3. Not A Public Dedication. Except for Exactions made in accordance with the
Project Approvals, nothing herein contained shall be deemed to be a gift or dedication of the
project, or portion thereof, to the general public, for the general public, or for any public use or
purpose whatsoever, it being the intention and understanding of the parties that this
Agreement be strictly limited to and for the purposes herein expressed for the development of
the Project as private property, with the exception of Exactions to be dedicated to Town
pursuant to the Project Approvals and the Project Requirements.
13.4. Severability. Invalidation •of any of the provisions contained in this Agreement,
or of the application thereof to any Person, by judgment or court order shall in no way affect
any of the other provisions hereof or the application thereof to any other Person or
circumstance and the same shall remain in full force and effect.
Town of Truckee
Truckee Development Associates,LLC
Development Agreement
November 13,2017
Page 23 of 26
13.5. Exhibits. The Exhibits listed in the Table of Contents, to which reference is
made herein, are deemed incorporated into this Agreement in their entirety by reference •
thereto.
13.6. Entire Agreement. This written Agreement and the Exhibits hereto, contain all
the representations and the entire agreement between the Parties with respect to the subject
matter hereof. Except as otherwise specified in this Agreement, any prior correspondence,
memoranda, agreements, warranties or representations are superseded in total by this
Agreement and the Exhibits hereto. The parties intend by this Agreement to set forth their
entire understanding with respect to the terms, covenants, conditions and standards for the
development, use and occupancy of the Project and by which the performance of the rights,
duties and obligations of the parties hereunder shall be measured or judged.
13.7. Construction of Agreement. All of the provisions of this Agreement and Exhibits
hereto have been negotiated at arms-length between the parties and after advice by counsel
and other representatives chosen by each party, and the parties are fully informed with
respect thereto. Therefore, this Agreement shall not be construed for or against either party by
reason of the authorship or alleged authorship of any provisions hereof, or by reason of the
status of either party. The provisions of this Agreement and the Exhibits hereto shall be
construed as a whole according to their common meaning and not strictly for or against any
party and consistent with the provisions hereof, in order to achieve the objectives and purpose
of the parties hereunder. The captions preceding the text of each Article, Section and the
Table of Contents hereof are included only for convenience of reference and shall be
disregarded in the construction and interpretation of this Agreement.
13.8. Mitigation of Damages. In all situations arising out of this Agreement, each
party shall use commercially reasonable efforts to mitigate the damages resulting from the
conduct of the other party. Each party shall take all reasonably necessary measures to
effectuate the provisions of this Agreement.
13.9. Further Assurances; Covenant to Sign Documents. Each party shall take all
actions and do all things, and execute, with acknowledgment or affidavit if required, any and all
documents and writings, which may be necessary or proper to achieve the purposes and
objectives of this Agreement.
13.10. Covenant of Cooperation. Town and Owner shall cooperate and deal with each •
other in good faith in the performance of the provisions of this Agreement.
13.11. Governing Law; Venue. This Agreement, and the rights and obligations of the
parties, shall be governed by and interpreted in accordance with the laws of the State of
California. Venue for any litigation to interpret or enforce this Agreement shall be in Nevada
Town of Truckee
Truckee Development Associates, LLC
Development Agreement
November 13,2017
Page 24 of 26
County, California.
13.12. References; Terminology. Unless otherwise specified, whenever in this
Agreement reference is made to the Table of Contents, any Article or Section, or any defined
term, such reference shall be deemed to refer to the Table of Contents, Article or Section or
defined term of this Agreement. The use in this Agreement of the words "including," "such as"
or words of similar import, when following any general term, statement or matter, shall not be
construed to limit such statement, term or matter to specific items or matters, whether or not
language of no limitation, such as "without limitation" or "but not limited to," or words of similar
import, are used with reference thereto, but rather shall be deemed to refer to all other items or
matters that could reasonably fall within the broadest possible scope of such statement, term
or matter.
13.13. Irregularity in Proceeding. No action, inaction or recommendation by a party
pursuant to this Agreement, or of Town in connection with a Town Approval, shall be held void
or invalid, or be set aside by a court on the grounds of improper admission or rejection of
evidence, or by reason of any error, irregularity, informality, neglect or omission (collectively,
an "error") as to any matter pertaining to petition, application, notice, finding, record, hearing,
report, recommendation or any matters of procedure whatsoever, unless after an examination
of the entire record with respect to such error, including the evidence, the court finds that the
error complained of was prejudicial, and that by reason of the error, the complaining party, or
third Person, sustained and suffered substantial injury, and that a different result would have
been probable if the error had not occurred or existed. No presumption shall arise that an error
is prejudicial, or that injury resulted from an error, solely as a result of a showing that error
occurred.
13.14. Judicial Proceeding to Challenge Town Action. Any challenge made by Owner
to Town's Termination, determination of non-compliance, modification, or amendment of this
Agreement pursuant to a right to do so granted to Town by this Agreement, and any action
taken by Town on any Town Approval shall be subject to review in the Superior Court of the
County of Nevada solely pursuant to California Code of Civil Procedure Section 1094.5 as a
case in which a vested right is affected.
13.15. Exercise of Police Power. The parties acknowledge that Town has exercised its
police power in the interest of the parties, the citizens of Town and the general public, by
enacting this Agreement as its legislative act, and that full implementation of this Agreement
will confer substantial benefits to the citizens of Town and the general public.
13.16. Counterpart Document. For convenience, the signatures of the parties to this
Agreement may be executed and acknowledged on separate pages which, when attached to
Town of Truckee
Truckee Development Associates, LLC
Development Agreement
November 13,2017
Page 25 of 26
this Agreement, shall constitute this as one complete Agreement.
13.17. Time. Time is of the essence of this Agreement and of each and every term
and condition hereof.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year
first above written.
AUTHORIZED SIGNATURE OF TOWN TO AGREEMENT:
TOWN OF TRUCKEE, a California Charter Town
Approved by:1 Appr ved as to F m:
444U- -/1/4,(,(('
Jeff Loux, ToW'n Manager Andrew Morris Town Attorney
AUTHORIZED SIGNATURE OF OWNER TO AGREEMENT
TRUCKEE DEVELOPMENT ASSOCIATES, LLC., a Delaware limited liability company
ReVew'd and Accepted by Contractor
Richard M. olli ay, Manager
I 1 V3 Or
Date
Town of Truckee
Truckee Development Associates, LLC
Development Agreement
November 13, 2017
Page 26 of 26
EXHIBIT B:
TOWN AND OWNER COMMITMENTS
1. Truckee Railyard Mixed Use Development Master Plan
The Truckee Railyard Mixed Use Development Master Plan (as amended in November 2016 —
called "Master Plan") forms the overall basis for the development of the Railyard property, both
in terms of the private lands and eventual public properties (see Exhibit Al). Basic land use
entitlements are as shown in the Master Plan. For purposes of the Agreement, the various
phases of development and sub-areas are shown in Exhibit B1 (General Phasing and Sub-
Areas). If there are development standards or requirements not specified in the Master Plan or
the Development Agreement, the Town of Truckee Development Code will determine the
requirement.
2. Affordable Housing
Affordable housing, including workforce and inclusionary housing, shall be provided in
accordance with the Truckee Railyard Affordable Housing Plan as shown in Exhibit B2
Affordable Housing Plan).
3. Theater
Owner shall develop a theater within the first phase of the Project on all or part of one of the
Phase
1 blocks west of the Balloon parcel (see Exhibit B3, Railyard Parcel Diagram). The theater is to
include a minimum of three movie screens with one screen/theater space containing at least
200 seats that can also provide a multi-functional space used for lectures and live
performances. The Town and the eventual Theater Operator may enter into an Occupant or
Joint Use Agreement so that the Town has agreed-upon rights to use the 200 seat space for
Town sponsored or sanctioned functions. The other two screens must contain at least 50
seats each. To accomplish the development of a theater in the Project, Owner shall identify
and come to an agreement with an experienced Theater Operator to build out the theater, and
the Town and Theater Operator shall reach an agreement for the operation of the theater for a
minimum of five years. Owner shall convey a parcel in Phase 1 (see Exhibit B3), to a Theater
Operator for the sum of One Dollar ($1.00). If requested by Town or Theater Operator, Owner
will construct the theater building shell and sell such building shell to the Theater Operator for
a price equal to Owner's direct cost, as reasonably determined by Owner, with no development
fee or markup.
Once the construction and final inspection of the theater shell are completed; an agreement
has been signed by the Theater Operator and Owner to purchase and build out the
theater; an agreement has been signed by the Town and Theater Operator to operate the
theater (the "Operating Agreement"); and initial plans for theater build out (interior
improvements) have been approved by the Town, Town agrees to grant Theater Operator a
Two Hundred Fifty Thousand dollar ($250,000.00) forgivable loan to offset the costs of
purchasing theater equipment and related interior furnishings. Town anticipates that this
loan will be granted according to the following terms: The loan term shall end five (5) years
after the start of theater operations pursuant to the Operating Agreement. Theater Operator
shall have two years from commencement of the loan term to open the theater to the public
and begin theater operations pursuant to the Operating Agreement. In the event that
commencement of theater operations pursuant to the Operating Agreement is delayed beyond
two years, the loan shall accrue simple interest at a rate of 4% per year on an annual basis,
until the date that the theater begins operations pursuant to the Operating Agreement. Such
interest will be due on the date that the loan matures. The principal shall be forgiven at a rate
of 20% per year, beginning on the first anniversary of the start of theater operations, so long as
the theater at the property is operated and open to the public for the majority of the year
pursuant to the Operating Agreement. If the theater ceases to operate before the five year
term matures, Theater Operator shall, within sixty days of closure, pay to Town of Truckee the
remaining full balance of the loan, including any accrued interest. Provided that the theater
operates for the full term of the loan pursuant to the Operating Agreement, 100% of the
principal will be forgiven and Theater Operator shall pay interest if applicable. This funding
commitment is valid for five years from the Effective Date of the Development Agreement.
To subsidize the cost of theater operations, Town agrees to grant Theater Operator Fifty
Thousand Dollars ($50,000.00) per year for the first five (5) years that theater operates
pursuant to the Operating Agreement. Town will grant each annual $50,000.00 subsidy
payment in arrears, on the anniversary of the start of theater operations, so long as the theater
at the property continues to operate and has remained open to the public for the majority of the
previous year pursuant to the Operating Agreement.
4.Infrastructure Funding/Assistance
Town agrees to grant Owner One Million Dollars ($1,000,000.00) to offset the cost of
streetscape improvements and related infrastructure for Railyard Phase 1 construction. Grant
funds shall be paid by the Town in two payments, contingent upon completion of the
milestones related to infrastructure and Theater construction described and summarized
below. This funding commitment is valid for five years from the effective date of the
Development Agreement. Upon Owner entering into a Bonded Subdivision Improvement
Agreement ("BSIA") for the Phase 1 Streetscape Improvements (as identified in the Draft
Phase 1 Roadway Improvement Plans dated July 14, 2017, incorporated by reference),
Town's Initial contribution of $500,000.00 shall be disbursed from Town to owner as work
occurs on a progress payments percentage complete basis. The Town will utilize the
Contractor's monthly Applications for Payment and Architect's Certificate for Payment as the ,
basis to determine the amount of the progress payment to be released. The obligation of
Town to make such progress payments shall be conditioned on Owner entering into the BSIA
in connection with the approval of the first Final Map for the Project. In the event that a BSIA is
not entered into, Town will instead fund the $500,000.00 upon completion and final inspection
of the Phase 1 Streetscape Improvements (see Draft Phase 1 Roadway Improvement Plans,
incorporated by reference). Final payment of the remaining $500,000.00 shall be disbursed
from Town upon issuance of a Final Certificate Occupancy (or Temporary Certificate of
Occupancy in lieu thereof) for the Theater facility and Owner's completion and final
Streetscape Improvements for the Theater parcel.
Town of Truckee
Truckee Development Associates,LLC
Exhibit B of Development Agreement
November 13,2017
Page 2 of 14
5.Community/Civic Site
Specific uses for the community/civic site referenced in the Master Plan are not certain at this
time, but various options have been discussed including libraries, museums, community
centers, park areas, transit centers, or transit facilities, a combination of such uses, or other
options (hereafter called "Community Uses"). Owner shall reserve twenty-five thousand
25,000) square feet of land in the northern portion of the Balloon Parcel (see Exhibits Al and
B3) for such community/civic use or at another alternate location agreed upon by the Town
and Owner, hereafter referred to as the "Initial 25K Site". Owner will cause the Initial 25K Site
to be served by standard utilities. Owner shall make the Initial 25K Site available for sale to
the Town for a duration of six (6) years from the Effective Date of the Development Agreement,
or for four (4) years following completion of the Church Street extension through the Balloon
track (whichever is earlier) at the price of one dollar ($1.00), for development and use by the
Town or a non-profit organization jointly approved by the Town and Owner for the Community
Uses. To insure the development of the Initial 25K Site is used for its intended purpose, the
Town commits to identifying a specific Community Use plan to be agreed to by Town and
Owner, and obtaining land use permits for the proposed uses within the time period
established above. Provided that the Town has obtained said land use permits within the
above time periods, the Owner will be obligated to sell the Initial 25 k site to Town within six
months of the Town obtaining approval . If the uses are any one of the "Community Uses"
noted above, Owner will not object to the Community Use Plan.
Owner shall make available for sale to the Town an additional 25,000 square feet of land that
is contiguous to the Initial 25K Site, hereafter referred to as the "Secondary 25K Site"for six (6)
years from the Effective Date of the Development Agreement or for four (4) years following
completion of the Church Street extension through the Balloon track (whichever is earlier) at
fair-market value, as determined by an appraiser mutually agreed upon between Town and
Owner and retained by Town. Town and Owner will agree to the appraisal instructions prior to
the appraisal getting underway. A draft of the appraisal will be provided to both parties, each of
which will be provided the opportunity to review and comment prior to a final appraisal being
issued. Said appraisal will be initiated within three (3) years of execution of this development
agreement, and will assume that road access through the balloon track is in place for appraisal
purposes. To insure the development of the Secondary 25K Site, the Town commits to
identifying a specific Community Use plan to be agreed to by Town and Owner, and obtaining
land use permits for the proposed uses within the time period established above. Provided
that the Town has obtained said land use permits within the above time periods, the Owner will
be obligated to sell the Initial 25K site .to Town within six months of the Town obtaining
approval . If the land uses are any one of the "Community Uses" listed as options for the Initial
25K site above, Owner will not object to the Community Use Plan. In the event that Tow n has
not completed a community use plan and obtained approvals within the time periods above,
the options to acquire such site(s) shall be terminated, and the Owner shall have the right to
develop uses on such site pursuant to the provisions of the Master Plan.
11
Town of Truckee
Truckee Development Associates,LLC
Exhibit B of Development Agreement
November 13,2017
Page 3 of 14
6.Community Grocery Store
Owner and associated property representatives have indicated the possibility of bringing a high
quality grocery store to the Railyard, potentially in the Balloon parcel in Phase 2. The Town is
supportive of this use, and views it as a Town benefit to reduce the length of frequent grocery
trips, further enliven Downtown, provide jobs and sales tax revenue and increase viability
for other ground floor retail to succeed. Town recognizes that the Owner cannot guarantee a
grocery store in that location. To meet grocery store parking needs, the Town would allow the
grocer and associated commercial uses (i.e.-shopping center) dedicated parking in the general
location within the balloon track shown on Parking Management Plan Figure 2 as "private
parking," but would not be responsible for management or maintenance including snow
removal for the duration of time the parking remains under private management. Town would
consider future incorporation of the grocery parking into the parking district if requested by
Owner. The specific location and number of parking spaces will be determined at the time a
specific development proposal is being reviewed and would be subject to 3 spaces/1,000
square feet parking generation rate identified in the Railyard Parking Management Plan.
7.Right of Way Dedication
a) Church Street Extension
Owner shall provide right-of-way through the Property to accommodate the Church
Street Extension to connect historic downtown Truckee and Glenshire Drive as
identified in the Town's General Plan, consistent with the Railyard Master Plan Final
EIR, and as more particularly described in Exhibit B-4, (Church Street Extension
and Rights-of-Way Diagrams B-4a, B-4b, B-4c). The right-of-way shall be granted
in conjunction with the recordation of the first Final Map. Prior to any Town
Approvals beyond Phase 1 of the Project, Owner shall construct the extension of
Church Street and any related infrastructure to and including the UPRR
maintenance building driveway as shown in Exhibit Church Street Extension
and Rights-of-Way Diagrams (see Exhibit B-4c) .
b) Realigned Donner Pass Road, Church Street, Donner Pass Road Extension, and A
Street
In conjunction with the recordation of the first Final Map, Owner shall dedicate a
right-of- way for the Realigned Donner Pass Road, Church Street, Donner Pass
Road Extension, A Street, and associated parking, sidewalk and other
appurtenances within land owned by Owner consistent with the approved Phased
Vesting Tentative Map. Within one year from the Effective Date of the Development
Agreement or in conjunction with the recording of the first Final Map, Owner shall
cause UPRR, in collaboration with Owner, to provide a permanent easement for the
Donner Pass Road Extension and parking in the railroad Congressional Grant right
of way west of the Balloon Track and within the Balloon Track as shown in Church
Street Extension and Rights-of-Way Diagrams 4A, 4B, 4C.
c) Trout Creek Restoration Area
In conjunction with filing the first Final Map, Owner shall provide a drainage
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 4 of 14
easement for Trout Creek and the proposed restoration of Trout Creek; the
approximate location of which is shown in Exhibit B-4 (Church Street Extension and
Rights-of-Way Diagram). If Owner is able to acquire the right of way necessary to
realign the creek to an area shown in Exhibit B-4b (Church Street Extension and
Rights-of-Way Diagrams), the Owner may dedicate a revised drainage
easement area approximately shown in Exhibit B-4 (Church Street Extension
and Rights-of-Way Diagrams), and as approved by Town Engineer. If the revised
drainage easement area is granted, the Town will accordingly abandon the original
drainage easement also depicted in Exhibit B-4 (Church Street Extension and
Rights-of-Way Diagram).
Town and Owner shall cooperate in good faith to design the Trout Creek
Restoration in a fashion that will minimize encroachment within development areas
envisioned for the Project in the Master Plan, while still providing an ecologically
viable creek. The Town will bear the sole burden of the design and construction of
the Trout Creek Restoration improvements, although the timing of the
improvements will be contingent on acquiring adequate funding and permits. Once
the project designs are complete, the easement may be reduced to reflect the
minimum easement required.
In association with the extension of Church Street, the Town will construct a
crossing of Trout Creek and restore a portion of Reach (5) of Trout Creek (see
Exhibit B-4c, Church Street Extension and Rights-of-Way Diagram B-4c).
Restoration of Reach 4 (upstream of the Church Street Extension crossing and
adjacent to the Balloon track) is anticipated to occur after Reach 5 is complete. It is
anticipated, but not guaranteed, that the Trout Creek Restoration will allow for a
redefinition of the limits of the current FEMA 100 year floodplain so that a Letter of
Map Revision (LOMR) can be filed with the Federal Emergency Management
Agency (FEMA). Town shall apply for and process, at its cost, such letter once
restoration of Reach 4 and 5 is complete. If approved, the portion of the Property
no longer subject to the FEMA 100-year floodplain will become available for
development in accordance with the Master Plan. Owner may also perform all
analysis necessary for the Town to file a LOMR at its cost if desired or required
prior to the Town filing a LOMR, such as prior to the restoration of Reach 4.
d) Snow Storage and Drainage Easements
In conjunction with the recordation of the first Final Map, Owner shall dedicate snow
storage and drainage easements consistent with the approved Phased Vesting
Tentative Map. Owner shall provide adequate and convenient space within the
Project Area for snow storage from developed sites and roadways, sidewalks and
public spaces. Snow storage areas shall be designed in coordination with the Town
Public Works Department. Depending on the configuration of the storage areas,
they may need to be paved.
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Paae 5 of 14
8.Right-of-Way Abandonment
Once the Realigned Donner Pass Road, Donner Pass Road Extension, and Donner Pass
Road/Church Street roundabout is constructed and open to public traffic, and once all Phase 1
right-of-way has been dedicated, Town agrees to vacate as a public street, abandon the
portion of the current "swoosh" land on Donner Pass Road that is included as part of the first
block of Phase 1 of the Project, and convey Town's fee title to such land to Owner. The right-
of-way will be abandoned concurrent with a lot line adjustment to expand the limits of the
westernmost triangle-shaped parcel. The public notices and Town Council action necessary for
the street vacation, abandonment, and associated lot line adjustment, will occur concurrent
with the tentative map approval public process.
The small "notch-out" section of right-of-way located at the current end of Church Street will be
abandoned concurrent with the recordation of the first Final Map to facilitate development of
the Project's Artist Loft housing.
9. At-grade Crossings of the UPRR Balloon Track
The Town shall submit applications for three at-grade crossings of the Balloon Track as
required by the California Public Utility Commission (CPUC) and Union Pacific Railroad
UPRR) pursuant to the Master Plan. Town is not legally responsible for obtaining CPUC
approval. The cost of developing data, analysis and information to support the CPUC
applications is the responsibility of Owner. Owner shall pay the costs of Town staff working on
securing these approvals from the CPUC.
Within two (2) years after approval of. the at-grade crossings by the CPUC as applied for by
Town under the Master Plan, Owner will construct three at-grade crossings of the .UPRR
Balloon Track. Pursuant to the Master Plan, these improvements will provide for the future
connection between the existing Downtown and Glenshire Drive. At grade crossing
improvements shall be as specified in the CPUC approval, which may include, but not limited
to pavement, sidewalks, control gates, signage, and striping as shown in the California
Public Utilities Commission Application, dated May 25,2017 and incorporated by reference. In
the event that the CPUC approval is not granted, no development will be allowed in phases 2
or 3 until and unless the at-grade crossings are approved.
10. Parking Management Plan
The Owner or Owner's designee shall plan for, design, dedicate land and construct,,at no cost
to Town, the necessary Phase 1 parking improvements to implement the approved Railyard
Parking Management Plan dated June 2017 (see Exhibit B5, Railyard Parking Management
Plan), and Artists' Lofts conditions of approval, prior to issuance of Final Occupancy for the
Artists' Lofts. The Town will modify existing parking regulations to incorporate the Railyard
Master Plan Area into the Downtown Parking District consistent with the Parking Management
Plan, provided modifications are consistent with the Railyard Parking Management Plan.
Owner will not oppose these regulatory amendments. The Town will administer and operate
the Downtown Parking District in accordance with the Railyard Parking Management Plan. The
Town of Truckee
Truckee Development Associates,LLC
Exhibit B of Development Agreement
November 13,2017
Page 6 of 14
Town will use various areas within the Railyard (including but not limited to UPRR right-of-way)
as part of the Parking District at no cost to the Town. The Town will provide parking meters at
no cost to Owner for all parking within railroad and roadway right of ways that are included
as part of such public parking. The Owner shall also construct parking for each specific land
use in accordance with the Parking Management Plan. Permanent snow storage easement
areas shall not overlap with parking required to fulfill the requirements of the Parking
Management Plan. The free and 2-hour parking spaces that are currently located in the
Beacon Lot and along the section of Donner Pass Road that will be realigned, shall be
relocated into the Railyard Master Plan area, and shall not be available to count towards the
parking supply associated with new development in the Master Plan.
The Railyard Parking Management Plan is intended to reflect only an initial concept for how
Railyard parking will be constructed and operated. All provisions of the Railyard Parking
Management Plan are subject to revision by the Town of Truckee, with the exception of the
parking generation standards in Section II.B.4.a. Nothing in this Exhibit B or in any other
provision of this Agreement shall be deemed'to vest Owner with any rights regarding parking
or the Railyard Parking Management Plan, with the exception of the parking generation
standards in Section II.B.4.a. of the Railyard Parking Management Plan.
11. Consolidation of UPRR Operations
Owner shall relocate UPRR operations to the Congressional Right-of-Way east of the Balloon
Track: Improvements include: reconfiguration of track alignments; removal of staging lines
within the Project area; construction of staging lines within the Congressional Right of Way;
construction of a new UPRR Operational building east of the Balloon Track; and
deconstruction of the existing UPRR Operation building. These improvements shall be
implemented pursuant to a separate agreement between Owner and UPRR, and will make 38
acres of land previously exempted from Town control available for redevelopment by Owner
under the Master Plan. These improvements shall be completed within three years from the
Effective Date of the Development Agreement.
12. Donner Pass Road/Bridge Street/West River Street Improvements and Quiet Zone
Designation
Town desires to construct improvements at the Donner Pass Road/Bridge Street/West River
Street intersection, including curb, gutter, sidewalk, and roadway improvements. As part of the
Donner Pass Road/Bridge Street/West River Street intersection improvements, Town agrees
to also pursue a Quiet Zone Designation for the existing Bridge Street at-grade railroad
crossing. To facilitate the Quiet Zone Designation, Owner, at its sole cost, shall install fencing
along the northern side of the UPRR tracks as required by UPRR and the CPUC. If relocation
of the existing switch located due east of the Bridge Street at-grade crossing of the Mainline
Number 2 track is required by UPRR, Owner will be responsible for the cost to relocate the
switch.
Town of Truckee
Truckee Development Associates,LLC
Exhibit B of Development Agreement
November 13,2017
Page 7 of 14
13. Streetscape Improvements
Owner shall implement streetscape improvements consistent with the Draft Phase 1 Roadway
Improvement Plans dated July 14, 2017 and incorporated by reference. Landscaping and other
streetscape improvements that are beyondthose being constructed as a partof the. Phase 1
Improvement ,plans and that are directly adjacent to future (not built) buildings shall be
consistent with the approved Truckee Railyard Streetscape Plan (see Exhibit B6) and may be
deferred to the time the building is constructed so they are in place prior to issuance of a
Certificate of Occupancy for any development project on the adjoining parcel(s).
14. Ongoing Sidewalk and Landscape funding
Owner shall provide for ongoing funding for maintenance of sidewalks and associated
landscaping and streetscape, including snow removal, associated with implementation of the
Project through one or more Community Facilities Districts (CFD). The CFDs shall be created
prior to the recordation of the first Final Map and shall apply to the entire Project area. The
overall Project area subject to a CFD includes all properties shown in Exhibit B7 (Sidewalk and
Landscape CFD and Transit CFD Boundaries). Owner agrees to and shall cooperate in
including voting in favor of) the formation of a CFD(s) or other funding mechanism acceptable
to Town for the purposes of eventually generating maintenance funds for the subject areas.
Phase 1 CFD costs are currently estimated to be Two Dollars and Eighty Cents per square
foot annually ($2.80/square foot/year) of frontage improvements, although draft costs are
subject to change.as the district is further developed. Maintenance costs will be assessed to
each property based upon the amount of streetscape frontage that is adjacent to the buildings
on the property, as well as their fair share of common improvement areas, such as the
streetscape and landscaping that is between the Donner Pass Road Extension and the parking
that is located in the Union Pacific Right-of-Way. Reductions in the assessment amounts may
be applied to properties that install hydronic heating under their sidewalks and driveways,
thereby eliminating snow removal costs. The assessment may be increasedeach year by up
to the Engineering News Record Construction Cost Index (CCI) for the calendar year
preceding the fiscal year for which the special tax is to be assessed. Annual increases for the
CCI shall be determined by the Town Council.
15. Public Transit
Owner shall provide for ongoing transit services funding through formation of a
Community Facilities District (CFD). Prior to the recordation of the first Final Map, owner
agrees to and shall cooperate in (including voting in favor of) the formation of a CFD for all
properties shown in Exhibit B7. The CFD shall include an annual assessment of$145/year per
residential unit or hotel unit and
45 per square foot per year for non-residential uses to fund the Railyard's fair share of total
growth in transit,generation and the costs to implement long-term transit improvements in the,
Town. Town agrees to exempt affordable housing units from this assessment. All
existing and planned transit routes currently serve the Railyard Project area. The assessment
will begin at the time of a Final Certificate of Occupancy for each discrete Building
within the Project. The assessment Tax may be increased each year by up to the
Engineering News Record' Construction Cost Index (CCI) for the calendar year preceding the
Town of Truckee
Truckee Development Associates,LLC
Exhibit B of Development Agreement
November 13,2017
Page 8 of 14
fiscal year for which the special tax is to be assessed. Annual increases for the CCI shall be
determined by the Town Council.
16. Bicycle Parking
Owner shall provide or cause to provide adequate bike parking for each development project
as per the Master Plan and as specified by each specific development project approval.
17. Prevailing Wage
Owner acknowledges that prevailing wage requirements on infrastructure construction for
improvements within Town rights-of-way and parking lot improvements within easements in the
name of Town may be required to be paid under State law. Owner is not waiving any rights to
contest the imposition of such requirement. The Town is not responsible for any compliance or
disputes arising over the prevailing wage issue.
18. Eastern Railroad Undercrossing
To ensure the feasibility of a future north south roadway and pedestrian connection between
East River Street and the Master Plan area is'not foreclosed, prior to any subdivision of land
east of the Balloon track, Owner shall prepare 30 percent design level drawings of a potential
roadway and pedestrian connection. Plans shall be reviewed and approved by Town Engineer
prior to or concurrent with the Town's approval of improvement plans east of the Balloon track
and an easement to accommodate the connection will be required concurrent with the
subdivision of land east of the Balloon track.
19. Implementation Plans
Consistent with the implementation actions detailed in Chapter 9 of the Master Plan, Owner
will complete the required items according to the timing indicated in <aster Plan Exhibit B,
Table 9.2, Implementation Measures and Action Items.
20. Contamination and Clean-up
Owner is responsible for any discoveredcontamination and clean-up associated with
infrastructure construction on Owner's property or within the Town easement on Union
Pacific's Right of Way adjacent to Owner's property, regardless of whether the Town or Owner
leads construction. All work involving excavation, grading, and reuse or disposal of soil will be
accomplished as required by the soil management plans (SMPs) approved by the Water Board
for the western areas of the Property. Health and safety requirements specified in the area-
specific SMPs will be followed. For areas east of the Balloon Track, normal health and safety
requirements for construction and dust control will be followed. If previously unknown
contamination is discovered during earthwork activities, Owner will contact the Water Board
and follow OSHA and Water Board requirements for construction within impacted areas. Upon
completion of infrastructure improvements, Owner's responsibility for contamination and clean-
up will terminate. For any Town-led construction where contamination is discovered, Town
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 9 of 14
shall consult and agree with Owner before taking an action with respect to such contamination.
Owner and Owner's consultants shall be given the opportunity to participate in agency
proceedings as to such contamination. Owner will be consulted and informed on an on-going
basis on any mitigations and associated remediation of such contamination.
21. Artist's Loft Housing Loan
Town shall provide a One Million Four Hundred Thousand dollar ($1,400,000.00) loan to the
Artist Lofts housing developer per the terms and conditions specified for construction of the
Artist's Loft housing. Such loan shall be paid back from net rental receipts from the Truckee
Artist's Loft Housing received by the housing developer from time-to-time.
22. Subdivision Maps
Town shall grant approval of a Phased Vesting-Tentative Map to subdivide the Property. The
Phased Vesting—Tentative Map will be completed following adoption of the Development
Agreement and consistent with the Development Agreement and Master Plan. Final maps may
be filed in phases in accordance with the phasing of development of the Project as determined
by Owner and as agreed to by the Town under the Master Plan. Various fees and exactions
may be linked to either the Phased Vesting Tentative Map or the final maps or other
entitlements, such as a Certificate of Occupancy, pursuant to Town's normal processes and
the Agreement. Limits and dedication of Town rights-of-way and easements will be addressed
I through the review of the Phased Vesting-Tentative Map.
23. Church Street Extension and Trout Creek Restoration
Pursuant to the Master Plan, Town shall fund, design, engineer, permit and construct the
Church Street extension, including the new roundabout, bridge over Trout Creek, any related
road improvements, and road-related drainage as part of the Town's Capital Improvement
Projects (see Exhibit B-4c, Church Street Extension and Rights-of-Way Diagram). In
association with the extension of Church Street, Town will construct a crossing of Trout Creek
and restore a portion of Reach Five (5) of Trout Creek as described previously. Town agrees
to a good faith effort to complete these improvements within the following timeframe.
The Project Start Date begins once CPUC approval of the balloon track crossings is achieved
and the Development Agreement is executed:
Initiate Design: 6 months after Project Start Date
Completing Design: 30 months after Project Start Date
Initiate Construction: 42 months after Project Start Date
If Owner desires improvements to occur sooner, Town and Owner may agree to allow Owner
to pursue design, permitting, and construction of improvements at Owner's cost which will be
reimbursed to the Owner upon completion of improvements, subject to Town agreement. Town
will not pay any penalties for failure to meet milestone identified above.
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 10 of 14
24. Roundabout at Donner Pass Road and Church
Town shall reimburse Owner Two Hundred Sixty Nine Thousand One Hundred Forty Four
dollars ($269,144.00)for the construction of the Donner Pass Road/Church Street intersection.
This amount is the cost associated with upgrading the intersection of Donner Pass Road
Realignment and Church Street from a two-way stop intersection to a roundabout pursuant to
the Master Plan, as estimated in the Phase 1 improvement plans Engineer's Estimate. This
funding commitment is valid for five (5) years from the Effective Date of the Agreement.
Prior to receiving reimbursement, Owner shall certify that no State funding was used on the
Town share of the improvements. Payment shall be disbursed from the Town upon Owner
entering into a BSIA with Town for the Phase 1 Roadway Improvements as identified in the
Draft Phase 1 Roadway Improvement Plans dated July 14, 2017 and incorporated by
reference. Town's contribution of $269,144.00 shall be disbursed from the Town to Owner as
work occurs on a progress payments percentage complete basis. Town will utilize the
Contractor's monthly Applications for Payment and Architect's Certificate for Payment as the
basis to determine the amount of funds to be released. In the event that a BSIA is not entered
into, Town will instead fund the $269,144.00 upon completion and final inspection of the Phase
1 Streetscape Improvements.
25. Review, Processing /Approval of Remaining Plans, Applications and Permits
Town shall timely process permits and approvals required for development, use, and
occupancy of the Project, and each specific development that is proposed. Such approvals
include, but are not limited to:
One or more Phased Vesting Tentative Maps
One or more Final Subdivision Maps
Improvement Plans
Grading permits
Development Permit Applications
Use Permits
Building permits
Encroachment Permits
Other Permits that may be required from time to time
26. Grants and Subsidy Programs
The Project includes a number of costs that may be eligible for grant and subsidy programs
administered by local, regional, State, or federal agencies, including costs associated with the
development of public spaces, transportation infrastructure, and other facilities that serve the
greater Truckee community. Town will cooperate with Owner in pursuing grants and other
funds.
III
Ill
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 11 of 14
27. Subdivision Improvement Agreements
Town will allow for bonding of roadway and infrastructure improvements through one or more
BSIAs such that parcels can be created and building permits can be issued, prior to completion
of such improvements.
28. Impact Fees
Owner (or subsequent building developers) shall pay all impact fees of the Town and any and
all utilities and special districts (e.g. schools, water, electricity, parks and recreation,
wastewater and collection, fire) in effect at the time of each building permit issuance. However,
traffic impact fees for buildings in Phase 1 shall be deferred to issuance of a final certificate of
occupancy for the improvements subject to the imposition of such Fees. Buildings in Phase 2
or 3 shall pay impact fees at building permit issuance unless a fee deferral is requested and
the fee deferral fee is paid in compliance with the Town of Truckee's Traffic Impact Fee
Program. Recognizing the vehicle trip reduction and transit opportunities of a Downtown
residential project, air quality impact fees for mitigating PM-10 impacts, are based on the
Truckee Railyard Particulate Matter 10 Emissions Study, Exhibit B8. This updated method for
calculating air quality fees results in a lower fee to the Owner than the Town's traditional
method. Like traffic impact fees, these fees are due and payable as each development project
is completed and occupied.
29. Phasing
Project phasing is generally expected to occur from west to east for street, sidewalk, utility, and
parking infrastructure. Building construction may occur on any Subdivision Parcel within a
phase for which the horizontal construction is complete, or will be complete prior to issuance of
a temporary certificate of occupancy for the subject development (see Exhibit B1, General
Phasing and Sub- Areas). An overview of the anticipated Project phasing for Phases 1
and 2, which include development within the Balloon Track, is outlined in Exhibit 61, General
Phasing and Sub-Areas. The sequencing for subsequent Phases is not known at this time and
shall be determined by Owner with Town concurrence as market conditions for buildout of the
Project may dictate. No development may occur east of the balloon track until the Church
Street Extension is constructed.
30. Utility Undergrounding
Owner shall fund and construct all utility undergrounding and associated service connections
that are required for the development of the Master Plan. The Town will cooperate with the
Owner and the utility providers but will not financially contribute. Any agreements or permits
associated with the undergrounding in which the Town must participate, will be prepared by
Owner.
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 12 of 14
31. Drainage Improvements
Prior to issuance of any Final Map for any project phase, the Owner shall submit
comprehensive drainage and storm water management plans for that project phase to the
Town for review and approval.
Phase 1 drainage may include a drainage basin located as shown on Exhibit B-4a and B-4b,
Church Street Extension and Rights-of-Way Diagram. This drainage solution is adequate for
Phase 1, but is not the preferred long term solution once subsequent phases are constructed.
It is desirable to have the basin relocated off of the frontage of Church Street when Phases 2
and 3 are built to allow for the Phase 1 drainage basin site to become part of the Railyard
development area. Subject to the approval of the Town Engineer, the Owner or other
approved entity will provide for relocation of basin elsewhere within the Railyard Master Plan
area. Prior to approval of Phase 1 Infrastructure plans or any Final Map, 30% plans for the
build out of the storm drain system in the entire Master Plan Area shall be submitted. Such
plans shall provide for the eventual relocation of the basin to an area east of the balloon track.
Storm drains of adequate size and elevation shall be installed under the balloon track
crossings as a part of the Phase 1 infrastructure improvements.
Upon relocation of the basin and recordation of associated drainage easements, the former
Phase 1 drainage parcel shall be made available for development. The land use and exact
development intensity will be determined at a later date, but in accordance with the Downtown
Extension Maximum Allowable Development (MAD) and the Master Plan. As a part of the
infrastructure development within the balloon track, storm drainage infrastructure shall be
constructed to allow the storm water from the Phase 1 project area to ultimately be conveyed
to the areas east of the Balloon track, unless otherwise approved by the Town Engineer.
Infrastructure within the balloon track shall include the storm drain infrastructure that is needed
to accommodate drainage within the Balloon track and to carry Phase 1 drainage east of
the Balloon track. Storm water management within and east of the balloon track will be
accommodated by a combination of low impact development treatments in and around the
developable parcels, as well as a constructed treatment area in the eastern end of the Master
Plan Area.
32. Access and Right of Way Adjacent to the Lumber Yard Parcel
Owner shall grant a right-of-way to the Town for the small triangle shaped piece of land
between the Lumber Yard property and the right-of-way of the Donner Pass Road Extension
see Exhibit B-4a, B-4b and B-4c, Church Street Extension and Rights-of—Way Diagrams) at
the time that the Donner Pass Road Extension is constructed. This right of way will allow full
access to the lumber yard property, and provide for adequate area for improvements, future
buildings and related uses on the lumber yard property and the Town's road right of way.
33. Short Term Rental Restriction
Short term rentals of less than 30 days within residential units shall not be permitted in the
Trout Creek District. Owner shall record a deed restriction acceptable to Town reflecting this
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Page 13 of 14
tj1
prohibition prior to issuance of any Certificate of Occupancy for these residential units.
34. Development Agreement and Mitigation Monitoring Program
Owner shall provide appropriate compensation to Town staff or agreed upon consultant to
periodically monitor the Agreement, conditions of approval and mitigations from the CEQA
documentation based on standard Town rates. Based on the results of the monitoring and
progress on the overall project, Town staff shall report out to the Planning Commission and
Town Council on an annual basis.
Town of Truckee
Truckee Development Associates, LLC
Exhibit B of Development Agreement
November 13,2017
Pape 14 of 14
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of Alameda
On November 28, 2017before me, Doris Jean Brown, Notary Public
insert name and title of the officer)
personally appeared Richard M. Holliday
who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
DORIS JEAN BROWN
WITNESS my hand and official seal. i)J
commi # 0(:
Notary Public-California
4 Alameda County
My Comm. Expires Jun?,2014
Signature Seal)
CALIFORNIA ALL-PURPOSE ACKNdWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy,
or validity of that document.
State of California
County of Nevada
On January 3, 2018 before me, Judy Price. Notary Public, personally appeared Jeff Loux who proved to
me on the basis of satisfactory evidence to be the person whose name is subscribed to the within
instrument and acknowledged to me that he executed the same in his authorized capacity, and that
by his signature on the instrument the person, or the entity upon behalf of which the person acted.
executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand a • official seal.
cori,,
JUDY PRICE
Commission# 2089165
d r„el Notary Public - California z
z by Nevada County
r
mm. Expires Dec 8, 2018
Signa re of Not.ry
r
1
EXHIBIT AI
Truckee Railyard
Master Plan
Town of Truckee, California
November 2016
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ACKNOWLEDGEMENTS
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.
Truckee Railyard Master Plan Page
Acknowledgements
Truckee Railyard Master Plan Page fi
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
Truckee Railyard Master Plan Page Ili
Table of Contents
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
Truckee Rallyard Master Plan Page iv
Table of Contents
8.1 Snow Storage 111
8.1a. Snow Storage Concept 111
8.1 b. 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
Truckee Railyard Master Plan Page v
Table of Contents
APPENDICES
Appendix A: Block Structure Analysis Al
Appendix B: Master Plan's Relationship to Existing Town Planning Policies BI
Appendix C: Mitigation Monitoring and Reporting Program Cl
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
Truckee Railyard Master Plan Page vi
Table of Contents
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
Truckee Railyard Master Plan Page vii
Table of Contents
Truckee Railyard Master Plan Page still
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.
Truckee Railyard Master Plan ix
INTRODUCTION
PURPOSE AND HISTORY OF THE TRUCKEE RAILYARD MASTER PLAN
The purpose of the Truckee Railyard Mixed-Use Development Master Plan is to capture and describe
the Town's vision for the Railyard Area and to
guide its future redevelopment. This Master Plan
describes the scale and character of development Downtown Reinvestment Timeline
envisioned for the Railyard Area and includes
development standards and design guidelines to 1989 Mill Closes
help ensure that future development is consistent
1993 Town Incorporates
with the Town's vision for the area. Within this
document, the Railyard Mixed-Use Development 1995 Downtown Planning Begins
Master Plan, Railyard Master Plan, and Master Plan • Visual Preference Survey
are used synonymously.Downtown Vision Plan(Completed 1996)
Downtown Truckee Specific Plan(Adopted 1997)
Since 1995, the Town has undertaken a number Redevelopment Agency Formed(Established
of planning efforts to facilitate development of the 1998)
Railyard Master Plan Area. These efforts were first Downtown Streetscape Plan and Trout Creek
formalized in the 1996 Town of Truckee General Restoration Study(Completed 2002)
Plan, which established a number of policies to be Downtown Historic Design Guidelines(Adopted
implemented through the preparation of a Specific 2003)
Plan for the Downtown area, including the Mill Site/ • 2002 Railyard Redevelopment Process
Railyard Area.' The planning process for the 1997
Begins
Downtown Truckee Specific Plan (DTSP)was Town awarded$350,000 grant from the
initiated in 1995 and represented a two-year long
Sustainable Communities Grant and Loan
Program(2002)
collaborative effort by local citizens,Town officials,
and Town staff. Recognizing that the Railyard Area
Truckee Development Associates,LLC
contains the majorityof the undeveloped land
pur03ases a significant portion of the Railyard
p 2003 and 2004)
in the Downtown Specific Plan Area (see Figure Town Council Approves Partnership between
1-3), the DTSP included policies that required the Truckee Development Associates,LLC and the
preparation of a Master Plan for the Railyard Area Town to work collaboratively on the Master Plan
that would promote its development as an attractive,
August 2004)
pedestrian-oriented activity center visually and 2005-06 Infrastructure&Circulation Planning
physically connected with the historic Downtown 2006-09 Development of the Master Plan
Core. 2009 Town Council Approves Master Plan
Efforts to prepare a Master Plan for the Railyard 2012 Loss of ability to utilize redevelopment funds
for backbone infrastructure
Area were initiated in 2002 when the Town received
a grant from the Sustainable Communities Grant 2013 Relocation of Balloon Track determined to
not be feasible
and Loan Program and hired Dinsmore Sierra, LLC
to lead community outreach efforts and prepare 2014-15$14 million in grant funds secured to help
fund the installation of roads,sewer,and utilities
a Master Plan for the reuse of the Railyard Area.
These efforts accelerated in 2004, when Truckee 2015 Master Plan amendments proposed
Development Associates, LLC (led by Holliday 2016 Master Plan amendments approved
1 The General Plan and Downtown Truckee Specific Plan(DTSP)both referred to the Master Plan Area as the Mill
Site;however,as it is now more commonly referred to as the Railyard Area,this Master Plan uses the Railyard Area
synonymously with the Mill Site.
Truckee Railyard Master Plan 1
1. Introduction
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.
2
Truckee Railyard Master Plan
1. Introduction
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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.
3
Truckee Railyard Master Plan
1. Introduction
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4
Truckee Railyard Master Plan
1. Introduction
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Figure 1-3:Downtown Specific Plan
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
5
Truckee Railyard Master Plan
1. Introduction
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.
6
Truckee Railyard Master Plan
VISION
THE TRUCKEE RAILYARD MASTER PLAN VISION
Implementation of the Truckee Railyard Mixed-Use Development Master Plan will create an easterly
extension of the existing Downtown 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
2. Vision
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.
Truckee Railyard Master Plan Page 8
TROUT CREEK DISTRICT(TC)
Railyard Master Plan Vision The Trout Creek(TC)District will provide a mix of multi-family and single-family residential homes to
increase the amount of residential within the Railyard Mixed-Use Development with connections to
the Trout Creek Greenway.The TC District will have the lowest density of the three Districts.
DOWNTOWN EXTENSION DISTRICT DE) m
The Downtown Extension(DE)District will be a physical extension of - L
f '
development of the three.
commercial shops,restaurants and lodging existing along Commercial Row.
The DE District will also provide new retail,office,entertainment,residential,
ITrecreation,and civic uses in within the Railyard Mixed-Use Development LEI IandDowntown.The DE District will generally have the greatest intensity of
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INDUSTRIAL HERITAGE DISTRICT(IH) iI-
The Industrial Heritage(IH)District will strengthen the Railyard Mixed-Use project with 1•
more residential and commercial and industrial uses that support a community of local i " -
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Master Plan Area that once existed on the site including the Lumber Mill and railyard operations. It
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GOAL 1 GOAL 2 GOAL 3 GOAL 4
Encourage vibrant and economically sustainable mixed-use Provide a connected community with places that are easily Create an enjoyable public realm with a strong sense of place Encourage an efficient use of resources and Improved
redevelopment that offers diverse retail,entertainment, accessible to pedestrians,bicyclists and drivers. that complements Truckee's unique historical and mountain environmental and community health.
employment and housing opportunities. town character.
POLICIES POLICIES POLICIES POLICIES
1.a.Improve Truckee's economic base through encouraging a 2•a.Create a street and sidewalk network that is physically 3.a.Enhance Truckee's Downtown as a destination by 4.a.Utilize land efficiently by building compact,well-planned,highdiversityofretail,commercial,residential and office uses, connected to the existing Downtofvn,surrounding incorporating the unique mountain town character into the density development thereby preventing sprawl,preserving
including work/live and live/work that will complement the neighborhoods,and Trout Creek and visually connected to design of the Railyard Master Plan Area and creating visual open space,and reducing vehicle emissions and vehicle miles
existing Downtown. the natural features including the Truckee River and and physical connections to the natural amenities within the travelled through facilitating alternative modes of
1.b.Encourage ground floor uses that attract pedestrian activity in surrounding mountains. area.transportation,such as walking and bicycling.
the Downtown Extension(DE)District to create a vibrant 2,b.Develop the Railyard Master Plan Area at a pedestrian scale, 3.b.Facilitate a strong connection between the Railyard Master 4.b.Achieve multiple resource conservation goals through the
street experience. at a generally higher intensity than the existing Downtown Plan Area and the existing Downtown through well-designed design of public open spaces.Open space can provide natural
1.c.Encourage a mix of different types of retail and commercial Core,and with a mix of uses that supports walking and biking street and sidewalk improvements,building forms and uses. habitat for wildlife,storm water management/infiltration and
uses to provide services to local residents and create a as the primary means of transportation.
3.c.Preserve and enhance public views of the mountains,Trout winter snow storage.
destination attraction for residents and tourists. 2.c.Provide for snow removal on sidewalks to support walking as Creek.and Truckee River through the Railyard development. 4.c.Take advantage of the east-west aspect of the Railyard
1.d.Require a mix of building forms and uses to increase the a primary mode of transportation year-round. Master Plan Area to provide solar access(southern exposure)3.d.Require visually appealing architecture,streetscapes and
diversity of uses in Downtown Truckee. 2.d. Incorporate traffic calming designs into roadways to reduce human scale building design including porches,awnings,
for streets,buildings,and public places.
1.e.Accommodate higher density housing than currently exists vehicle speeds.cornices,and large ground floor windows to enhance the 4.d.Require site design to incorporate Low Impact Development
Downtown to support local businesses and balance office 2,e. Provide parking facilities that do not disrupt the integrity of the
public realm,encourage pedestrian travel,facilitate community (LID)principles including storm water infiltration,retention and
uses,which generate activity during the day,with residential urban fabric and that are visually appropriate for the street.
interaction,and promote public safety. treatment on site,consistent with NPDES storm water
activity in the evening and on weekends. 3.e.Create community gathering spaces and establish a civic
standards.
1.f. Encourage work/live and employment based uses in the
2.f. Facilitatengbicycletransitions between different modes of transit by
presence in the Railyard Master Plan Area.4.e.Support
siting storage lockers/racks,parking,and expanded y restoration of Trout Creek,and a greenway along the
Industrial Heritage(IH)District. transit in close proximity and providing safe and comfortable 3.f. Enhance the community experience through attractively
creek as a prominent natural and recreational feature available
to the public.'
1.g.Provide a range of housing options to support different transition areas between modes. designed public places including parks and venues for
lifestyles,families and tenures and provide affordable and 2,g. Provide adequate,but not excessive parking to accommodate
spontaneous and planned gatherings and memorable 4.f. Support the Town's restoration of Trout Creek while striving to
employee housing consistent with the General Plan. visitors,employees and residents and support progressive
neighborhood centers that provide a sense of place. balance natural,wildlife,habitat,flood control,social and
1.h.Develop the Railyard Master Plan Area in phases generally parking strategies including shared and unbundled parking to 3.g.Create unique neighborhoods through diversity of building cultural elements(including recreation and interpretive
from the existing Downtown toward the east to support the maximize the use of facilities during all hours of the day, types with numerous building variations along a single block signage)to create a healthy and sustainable environment.'
economic feasibility of redeveloping the Railyard. support the"park once"concept,and minimize parking. and recognize that the organic and somewhat random nature 4.g.Embrace Trout Creek as a natural asset while creating a place
1.i. Support the highest intensity development generally west of 2.h.Require safe and convenient bicycle parking lockers or racks
of development in the existing Downtown has created the for human enjoyment.'
the balloon track closest to the Downtown Core with a for mixed use,commercial,and multi-family development.unique character of Truckee.
gradual transition to lower intensity development in the 2.i. Design streets for the mountain winter snow conditions that
3.h.Create a sense of arrival to the existing downtown and the 'The Railyard Master Plan and the Trout Creek Restoration
eastern portions of the Railyard Master Plan area. facilitate snow plowing and storage.while maintaining an
Railyard Master Plan Area through creation of a focal point. Project are two separate and distinct projects with different
Use of signage,public art,or similar feature shall be strongly proponents,objectives,and utility.
1.j. Design and allow for building uses to evolve over time to appropriate pedestrian scale.
encouraged.Special consideration shall be given to the
accommodate shifting market demand and community 2.j. Build ADA compliant trails and walkways to connect public Donner Pass Road T-Intersection as part of the Streetscape
context.
open spaces. Plan.
1.k.Allow a variety of live/work and work/live options that will 2.k.Support pedestrian and bicycle linkages to Trout Creek and, 3.1. Require development in the Industrial Heritage(IH)District to
support and encourage small businesses. eventually Truckee River. reflect the heritage of the old lumber mill,the railyards,and the
1.1. Support redevelopment in Transitional areas adjacent to the industrial history of the area.
Rallyard Master Plan Area that is consistent with the Master 3.j. Require the construction of unique and quality projects that
Plan Goals and Policies.
express individual character while complementing surrounding
1.m Require the construction of a movie theater with performing buildings and require a similar level of architectural detailing
arts capability within the Downtown Extension(DE)District. on all building elevations visible from the public realm,where
As modified by the Planning Commission)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.
3.1. 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.
COMMUNITY CONTEXT
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.
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right) 1900 Plan of Truckee and the Railyard
Truckee Railyard Master Plan Page 11
3. Community Context
Truckee has served as an important location in regional transportation since 1847. Key milestones of
the Town's history are highlighted below.'
The Trail West. From 1847 through 1852, the
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Emigrant Trail, a route traveled by easterners Eg
moving west, crossed the Truckee area.
mow,
Transcontinental Railroad. In the late 1860s and
47
early 1870s, the railroad became a key economic
o
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 1875:A larger roundtable was constructed,tracks were raised
to allow for easier snow removal and a large woodshed was
10th, 1869, the transcontinental railroad was constructed along the tracks to house the wood to fuel the
completed and Truckee subsequently became an trains-
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 a
Lumber continued to be a primary export from sI
the area with George Schaffer's second sawmill
in Martis Valley and the Sierra Nevada Lumber
V
Wood Company's Hobart Mills complex on
1882:Larger engines and more rail traffic put a severe strain
Prosser Creek. on the Truckee Roundhouse.An imposing 24-stall round-
house was constructed of stone,blocks of granite and steel.
Expansion. In 1869 the Truckee Hotel, including
the railroad passenger depot and telegraph
office, were constructed. Subsequent years
saw innovation in snow removal technology
and the continued expansion of the railyard and
roundhouse.A 24-stall stone roundhouse was
constructed in 1882 to withstand fires, unlike the
earlier wood roundhouses, and remained partially R`
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. 1885 View of(he Railyard
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:truckeehistorv.triood.com.
Truckee Railyard Master Plan Page 12
3. Community Context
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, ir
Prosser Creek, Polaris and Donner Creek. In is,2 _
1900, the Trout Creek Ice Company was formed. 'Atr.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 1890' Long sheds stored wood and coal for locomotives.roe roof and Catholic church are visible in the
ice industry had shifted to man-made stations in background.
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 r
town, recognizing the need to address the t An rc.
changing economy and to take charge of
planning Truckee's future.
3.2 TRUCKEE TODAY 1974:Lumber miff operations
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.
Truckee Railyard Master Plan Page 13
3. Community Context
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 Current Railyard Operations
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 Table 3-1: Land Ownership by Parcel
on either side of the centerline of the railroad
main line. A separate agreement will allow use Parcell' APN PropertyOwner
of the right-of-way for roadways and parking 1 19-030-03-000 Brian K Smart/Siobhan A Smart
and possibly other uses accessory to Railyard 2 19-030-04-000 Laura Seegmiller
development. 3 19-030-06.000 Mitchell T Clarin
4 19-030-13-000 Mitchell T Clarin
Railyard Operations. Integrating existing 5 19.030-14-000 Mitchell T Clarin
railroad operations and the balloon track into 6 19-030-08-000 Truckee-Tahoe Lumber Co
redevelopment plans for the area has been
7 19-114-03-000 odilon Ayala
the most difficult challenge to overcome. Over
8
9 19-114-022-
00019-114-0aoul
Ke
Investors.LLC
000 Raoul Kydd
the course of the planning process leading 10 19-030.10.000 Truckee-Tahoe Lumber Co
up to adoption of the Master Plan in 2009, 11 19-111-07-000 Truckee Development Associates,LLC
there were many meetings and brainstorming 12 19-111-09-000 Community Methodist Church Truckee
sessions to identify options pertaining to the 13 19-111-08-000 William Thornton
existing balloon track. Options considered 14 19-420-69-000 Truckee Development Associates.LLC
include relocating operations off site, building
15 19-420-15-000 Alfred JPombo/Karla 5Pomba
a larger balloon track that would surround
16 19-420-68-000 TnkkeeDevelopment Associates,LLC
g 17 19-420-71-000 Truckee Development Associates,LLC
the site, constructing a Y-shaped track, and 18 19-420-72-000 Truckee Development Associates,LLC
relocating the existing balloon track farther east 19 19-420-70-000 Truckee Development Associates,LLC
on the site, as shown in Figure 3-4. Due to 20 Union Pacific Railroad
the impact of the airport land use compatibility 21 19-420-14-000 U.S.Forest Service
Zone C, which covered the eastern one- Source:Assessors Parcel Data,May 2007,Updated 2016.
Truckee Railyard Master Plan Page 14
3, Community Context
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3. Community Context
Trout Creek
flooding hazard caused
by Balloon track
Glen_hire Drive
Trout7,7 Flood
Creek
plain
lir
Further soil
J_> , ``` .:-
200faysetbal "investigation needed " ..
a f/railway setback
N t / LL
isr -=Noise along the Truckee Airport
railroad tracks flyover Zone ..,,.
MA®,'
a 500 Joao 1320 ft
Figure 3-3:2006 Site Constraints,Map
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
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.
Truckee Railyard Master Plan Page 16
3. Community Context
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 i
Railyard Master Plan in 2009 that identified land
use compatibility zones in the influence area of
the airport and imposed specific development ilx
limitations within these zones.An update to the
ALUC Plan was completed and approved in
October 2010. The ALUC Plan dated October Truckee-Tahoe Airport
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 v
began the Trout Creek restoration, starting
with reaches upstream of the Master Plan Area
Reaches 1 through 3)within the Downtown area
TRS
Prior to the approval of the Master Plan in 2009,
the Town received an Urban Stream Restoration
grant through the California State Department of Trout Creek Adjacent to Balloon Track
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 Railyard Master Plan Page 17
3. Community Context
N N
1 .1 ,
M
A Existing railroad operations and balloon track B Y track Realignment Option
m ^
N" "",,,,.„
o•^
mom^
N
C Larger balloon track surrounding the site
U Relocation of the balloon track farther east
Figure 3-4:Railroad Balloon Track Realignment Options Source Dinsmore Sierra LLC.2006.
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, crossingP-
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/ SBC Smart Growth Workshop,Spring
sponsored Trout Creek restoration efforts.
2001
3.4 CREATING THE PLAN yr
This section highlights the evolution of the Master Plan design krt
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. s p
The Town formed the Truckee Railyard Partnership with Truckee .! `'
Development Associates, LLC and hired Dinsmore Sierra. LLC
to facilitate the planninefforts and prepare a Master Plan for Developer Opportunities and—Constraints
Workshop,Summer 2003
Truckee Railyard Master Plan Page 18
3. Community Context
purposes of the grant. This plan, referred to as the 2006
Master Plan, represents the vision for and scope of the Objectives of Sustainable
anticipated redevelopment and has been synthesized and
Development
refined into this Master Plan in order to comply with the Sustainable Development is development
Town's Development Code requirements for master plans.that meets one or more of the following
Below, the planning process is described, including objectives:
the design concepts considered during the community Develops and implements growth policies,
workshops. Next, a summary is provided for the three programs and projects that reduce pollu-
alternatives considered for the Master Plan Area. The tion hazards and the degradation of the
third subsection describes the preferred design for the environment.
Master Plan, which combines the best elements of each
Promotes Infill Development;
alternative, and is the basis for the 2006 Master Plan and
subsequently, this Master Plan. Promotes economic development within
I Economically Distressed communities;
Since the Railyard Area represents a unique opportunity j
to reclaim land andpromote sustainable development
I
andProprojectsotes
land use and policies,
ivpre
rams
P and that support alternative trans-
and livability, the State of California selected the project portation options;
for inclusion in its Sustainable Communities Program,
and provided the Town of Truckee a planning grant in the i Ensures a proper mix of business andhousing,including affordable housing.in
amount of$350,000. The redevelopment of the Railyard communities and neighborhoods;
Master Plan Area represents an opportunity to use land
efficiently, reinvest in the Downtown, create opportunities Balances job growth with new housing;
for new home ownership and flexible spaces for new
Encourages communities centered around
businesses and commerce, and balance job growth civic spaces,
with new housing. The sheer magnitude of California's
projected job and population increases will require that j Ensures more efficient.well-planned
growth be accommodated in more thoughtful ways higher density use of land;and
within the existing urban fabric and within existing rural Protects environmental resources.
communities to ensure sustainable development.
Source:Sustainable Communities Grant and
a. Public Visioning Process Loan Program.2006.
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 is
and 2005. This initial public outreach
process engaged the community and k w;-
v
generated ideas for the Master Plan. L _f''r
The Town of Truckee held a workshop
on March 15, 2005 to present
background information on thej . t ' n,
Railyard Master Plan Area, review b.' r
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
Truckee Railyard Master Plan Page 19
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 altemative 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
Extend Trickee's commercial row Industrial heritage(housing or Multi-family housing with ground
public buildings) floor commercial uses
u
Pedestnan mall Civic uses or landmark building Town square Transit center honoring the
industrial heritage of the Railyard
ice.` `r
i
t :
a'. 0. :
3. Community Context
existing character of the historic Downtown. I
c. Preferred Plan
1
The preferred plan, a single-sided main street with 411,,••
three distinct districts, was developed following r.+•
d
further analysis and feedback on the alternative plans Historic Downtown
and formed the basis for the 2006 Master Plan and
subsequently this Master Plan.
The preferred plan relies on the realignment of l
Donner Pass Road east of the existing Truckee
Hotel, creating a new T-intersection that will reduce j' 1' \'
the speed of traffic and act as a gateway to the
Downtown.Downtown.The plan allows for the natural extension a
l`
of Donner Pass Road to connect with Glenshire
Drive and the option of connecting through the Figure 3-6:Schemes of the Single-Sided Main Street
site via Church Street. Small north-south streets
Alternative
provide further access through the site between the
rail line and the Trout Creek Greenway. This plan 2...1-1 '
accommodates the existing lumberyard remaining on
site. Raiyard
The plan provides for 21/2 additional square blocks in
the Downtown, elongated blocks in the area of the gyp
industrial heritage district, and a unique residential 01:.,yY '"r •
neighborhood along Trout Creek, as shown in Figure xr
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 0 - - - -
changing market demands as the Master Plan Area
is built out. Figure 3-7:Schemes of the Double-Sided Main Street
Alternative
d. 2006 Draft Master Plan f
The Master Plan completed in 2006, in association
with the Sustainable Communities grant, was based
upon the preferred plan. The key development Ralyad
principals identified in the 2006 Master Plan are Histone Downtown
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
7"... -
efforts have been undertaken and to meet the
t . -
i
Town's Master Plan requirements(Town of Truckee
r'
Development Code Chapter 18.174). The Master p'
Plan approved in 2009 represetns the final product of it.‘"'"''°''
these planning and design efforts.
Figure 3-6:Schemes of the District Emphasis
Alternative
Source:Dinsmore Sierra LLC,2006.
Truckee Railyard Master Plan Page 22
3. Community Context
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 Redevelopment Principles
location rather than be moved eastward and a roundabout
was identified as the preferred circulation improvement Compact,Efficient Land Use
at the Church Street/Donner Pass Road intersection.Walkable
A number of iterations of a new site plan for the Master Connected
Plan area were considered during this latest Master Plan
update process.All of the concepts aimed to stay true to
Mixed Use and Diverse
the adopted master plan goals while also incorporating Variety of Housing Choices
amendments to better reflect development within the balloon • Transportation Options
track and the specific development project proposed as
part of Phase I. This Master Plan represents the product of
Unique Mountain Town Character
that effort.Although this Master Plan accommodates the Quality Architecture and Urban Design
balloon track remaining in its existing location rather than Civic Presence Downtown
being relocated, it maintains the three primary development •
Resource Efficiency
districts conceptualized in the prior Master Plan, maintains
the majority of the goals, policies and standards contained in • Restoration of Trout Creek
the 2009 Master Plan, and reflects a greater understanding Source:2006 Master Plan.
of site constraints, circulation needs, and market demand.
Irregular Lots&Blocks
CiVc::::y 1 ;1
I 4,.,,y,,,,,,_,,_,,,,
fir• ,
S i.. `',t Y .. i. "-•----- G-------•--"••:--
0, ..,..,, ,_____,,,s0.,,,,,,„.„:„....„.„..,,4__c,7<,/
i/./
N N , o _ `. i
irs. ._ '•Square I
r / .h //
r ,-;:*
a;. '• :locks I---
I N
1
s Elongated ti -
y i Blocks f 7(:_,,,,,,,7„ ED / r
Source:Dinsmore Sierra LLC,2006.
Figure 3-7:Preferred Alternative Combining Single-Sided Main Street and District Emphasis Concepts
Truckee Railyard Master Plan Page 23
3. Community Context
Truckee Railyard Master Plan Page 24
GUIDING GOALS AND POLICIES
PURPOSE
This chapter provides a hierarchy of goals and policies to guide development in the Master Plan
Area. These guiding principles were developed through the community planning process for the
Master Plan, described in Chapter 3, Community Context, and form the basis for the development
regulations, described in Chapter 5, Development Regulations. This Chapter also describes how the
Master Plan is consistent with and implements the policies of guiding planning documents including
the Truckee General Plan 2025, the Downtown Truckee Specific Plan(DTSP), the Historic Guidelines
Volume Ill of the DTSP), the Trails and Bikeways Master Plan and the Truckee Tahoe Airport Land
Use Compatibility Plan.
4.1 THE MASTER PLAN CONCEPT
Redevelopment Principles
The guiding concepts for the Master Plan are expressed
as goals (physical, economic, or social end states that compact,efficient land use
the community desires to achieve)and policies (provide Walkable
direction for decision-makers to follow in order to achieve Connected
the community's goals).
Mixed use and diverse
The Master Plan goals were derived from development Variety of housing choices
principles formed during the Railyard planning process, as Transportation options
described in Chapter 3, Community Context, and repeated •
Unique mountain town character
in the box to the right. The goals and policies are intended
to support the Town's vision for redevelopment of the Quality architecture and urban design
Railyard Master Plan Area as an attractive, pedestrian- Civic presence downtown
oriented mixed use center that integrates with Downtown
Resource efficiency
Truckee, reflects the historic character and industrial
heritage of the area, and creates a civic presence in the Restoration of Trout Creek
Downtown.
Source:2006 Master Plan.
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
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 1.1.Support redevelopment in transitional areas adjacent to the Railyard Master Plan
Area that is consistent with the Master Plan Goals and Policies.
Policy 1.m. 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 3.1.Design for the winter climate with attention to microclimate conditions and create
enjoyable year-round public places.
Policy 3.m Require the construction of a strong pedestrian sidewalk facility between the Railyard
Master Plan and Commercial Row, along Donner Pass Road. Improvements
to Church Street should also be considered as part of Phase I as part of the
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.'
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):
o Detailed design guidance for specific"character areas"identified within the project area.
Truckee Railyard Master Plan Page 30
4. Guiding Goals and Policies
o 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.
o Design that is authentic and original,and that does not replicate that of the historic Downtown area.
o A high quality pedestrian and bicycle environment.
o Civic and public facilities.
o Housing.
o 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
northeastem boundary of the Downtown.
o 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:
o Bridge Street/Donner Pass Road
o Bridge Street/River Street
o 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
Truckee Railyard Master Plan Page 31
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 stfikethreuigh 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 Railvard 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
LvuWJ L..Lal,n,eed wal, rk,,sity of d.,d,.l..pme,,t in tie Corn..reft8I Core.The interface between
historic Truckee and the new-Mill-Site Railyard Master Plan Area development should be searhless 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 Railvard Master Plan Category. (Mill Site Policy 1)
A Master Plan shall be prepared adopted prior to any development in the Mill-Site-area Railvard Master Plan
Area to coordinate the mix of land uses and design treatments.fiyur.,2.3 chews the b„ondaries of:th..
Master Plan should incorporate features-saeh local and visitor serving uses such as a hotel site, mixed-use
commercial areas,a parks-area, high density residentialy€-appropriate,and a community bending/auditorium
uses.The master plan should include the following features:
o
A - -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
o Site Design shall take maximum advantage of southern exposure,and mountain,views,and e,iu„tutkni to-
t ebbariaonn-track.
o Incorporate a public park ••-'-- au- - with
opportunities for both passive and active recreation.
o Ensure that the Mill-Site Railvard 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, .-: ::--'- • : ----- . -: -a- : :--- "a :- , and similar uses.
o An pedestrian and bicycle under crossing of the railroad tracks located coat' `-
oen
from Donner Pass Road Extension to East River Street shall not be precluded eenat -when
with Railvard Master Plan buildout.The speak.I„catien-and
ti,,,ing-eFKen.,tructien of the under eressing dhull be identified during-the-Master rIan-preccos.An undo'
will,tin,,.ew Trn..l e..Swilled Distrk.t p.,dc.,trian bridgc_aeress-the river i0-eensider..d
To ensure the feasibility of a Mare 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.
o 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 Railvard Master Plan Area through apr:rebe„..f-a-
trolley;-preferuLly running en a rail 0pur connecting to the Commercial Core area.(Mill Site Policy 4)
Aeeemmedete Promote construction of an outdoor a rail railroad museum at the southeast corner of the
Bridge Street and Commercial Row intersection adjacent to the railroad tracks in the Railvard Master Plan
Area. (Mill Site Policy 5)
Develop a major parking lot on the easterly portion of the Mill Site property to move traffic efficiently to and
from the future Easterly under crossing. (Mill Site Policy 6)
Aeeen„predotc develepi,aent of-a,yew-gasstatien i„an appropriate location on the Mill Cite.Three gas-
Curdl.,ek facility).Aucemi„eduti.ig un adJitie,ml gas atelier)en the Mill Cit..will h..IN adJress L,col a .d viaiter
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 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:
o 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 niechanisms 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 Rallyard 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
DEVELOPMENT STANDARDS AND GUIDELINES
PURPOSE
This chapter dictates allowable land uses and sets Development Standards and Guidelines for
development in the Master Plan Area to regulate the function, character and form of the built
environment.The Development Standards and Guidelines in this 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.
r
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
CR:EE:''''')
1C17:;-:*:
j--1-::::
217-2.-:-- -'"--
13-M- -- --
Arai • .•
41
TC
R',NEET
p0,—
f''°'
x
Master Plan Area Downtown Extension(DE)
Existing Property Line Downtown Manufacturing/Industrial(DM)
Conceptual Location-Community Gathering Downtown Mixed Use(DMU)
Space(Park/Plaza)' Downtown High Density Residential(DRH-14)
I. Conceptual Location-Community Benefits Site • Open Space(OS)
Proposed Roundabout Pfi Downtown Master Plan(DMP)
NORTH Illustrative north/south local street connections' Trout Creek(TC)
0 500 4o o Illustrative north/south linear green connectors" • Industrial Heritage(IH)
feet Proposed Streets The locations of local streets,
community gathering spaces,
4-------'Primary Streets and green connectors are
River Crossing(Existing) illustrative and may not occur in
the specific locations shown in
the figure above
Figure 5-2:Regulatory Plan/District Map
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 Perm t: 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 1011.11111
Budding Materials Storage P(2) UP
Clothing products P
Electrical and electronic equipment,instruments UP(3)
Food and beverage production and distribution UP UP(3)
Fumiture/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 I _ P P _ - _
Stone and cut stone products P(3)
Structural day and pottery products P
Textile and leather products P
Warehousing,wholesale and distribution 1 P
Recreation, Education & Public Assembly Uses ir
1 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
J
1 Libraries and museums UP(13)UP(13)
Membership organization facilities P(5) P
Parks and playgrounds 1 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
I Detached living areas P P
Live/work units i P(4,7) P(7) P(7)
1 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 i -
Transient rental, multi-family dwellings P P UP
Transient rental, single-family dwellings P
Home Occupations1111 .
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 4
Accessory retail uses I P P(3) P(12)
r 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
Table 5-1:Allowed Land Uses and Permit Requirements Continued
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:
o A Work/Live Units is not required to be operated by the owner(resident)per 18.58.130 B(5).
n Parking shall be provided in accordance with this Chapter.
o 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
Truckee Railyard Master Plan Page 44
5. Development Standards and Guidelines
Table 5-1:Allowed Land Uses and Permit Requirements Continued
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
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 Rallyard 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 Industrial Trout
Extension(DE) Heritage(IH)Creek(TC)
PUBLIC REALM
S1. Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza
or similar feature.
3,000 sq.ft. minimum,
S2. Lot Area 2,000 sq.ft. Minimum 5,000 sq.ft. maximum
for single-family and
duplex
S3. Building Site NA 85%maximum 1st Floor 60%
Coverage(1) maximum.
Upper floors 75%of 1st
floor maximum.
S4. Streetwall Height 3-Story/40 ft. max. NA NA
2)(3) Additional height
must be setback a
minimum of 10 feet
from the streetwall
S5. Streetwall The streetwall height NA NA
Articulation(3) 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.).
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 j Primary Street/Other
All All
Street
Common Yard I No/No Yes Yes
Truckee Railyard Master Plan Page 49
5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards
Standard Requirement by District
Downtown Industrial Trout
Extension (DE)(3) Heritage(IH)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.
5,000 sq.ft. maximum
S2. Lot Area 2,000 sq. ft. Minimum for single-family and
duplex
S3. Building Site NA 85%maximum 1st Floor 60%
Coverage(1) maximum.
Upper floors 75%of 1st
floor maximum.
S4.Streetwall Height(2) 3-Story 140 ft. max.NA NA
Additional height must
be setback a minimum
of 10 feet from the
streetwall
S5.Streetwall The streetwall height of NA NA
Articulation each block shall vary
in height.The block
shall be calculated •
in 100'segments as
shown in Figure 5.3.
The variance shall be
20%of the maximum
street wall height within
each 100-foot segment.
e.g., if the maximum
streetwall height along
a 100 foot frontage is
40 ft.at least 20 ft. of
the frontage shall have
a maximum street wall
height of 32 ft.).
S6. Permitted 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
All All
Street
Common Yard No/No Yes Yes
Porch and Fence !, No/Yes No Yes
Truckee Railyard Master Plan Page 50
5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards Continued
Standard Requirement by District
Downtown Industrial Trout
Extension(DE) Heritage(IH)Creek (TC)
Forecourt Yes/Yes Yes Yes
Stoop I 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).
150 square feet per
multi-family unit.The
S8.Open Space NA 15% open space requirement
can be satisfied by any
combination of Common
and Private open space.
59. 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. NA NA
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.
Truckee Railyard Master Plan Page 51
5. Development Standards and Guidelines
Table 5-2: Railyard Master Plan General Development Standards Continued
Standard Requirement by District
Downtown Industrial Trout
Extension(DE) Heritage(IH)Creek(TC)
Front(on non-primary None required. None required. Minimum 5 ft.to a
street) j Maximum of 25 ft.from Maximum of 20 ft. maximum of 25 ft.
back edge of sidewalk from back edge of from back edge of
improvement to sidewalk improvement the existing or future
accommodate,outdoor to accommodate a sidewalk improvement,
dining or gathering landscaped front yard, as determined by the
space,small plazas, outdoor dining or Town Engineer.
courtyards, landscaped gathering space,small
area that will be plazas,courtyards or
perceived as part of the similar features.
public realm or similar
features.
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 Minimum 5 ft.from Minimum 5 ft.from edge
or future sidewalk edge of the existing of the existing or future
improvement as or future sidewalk sidewalk improvement as
determined by the Town improvement as determined by the Town
Engineer. determined by the Town Engineer.
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 NA 20 ft.minimum from
edge of trail or 20 ft. edge of trail or 20 feet
minimum from 100-year minimum from 100-year
flood plain,whichever is flood plain,whichever is
greater. greater.
S13. Height limit(2) 50 feet west of the 50 ft.25 ft.along Trout
balloon and height Creek; 35ft.elsewhere
greater than maximum in TC District
permitted streetwall
height must be setback
a minimum of 10 ft.
from streetwall;40 feet
within balloon track.
ACCESS
S14. Parking and Loading See Parking Management Plan which is required pursuant to Implementation
Standards Action10(see chapters 7 and 9).
Truckee Railyard Master Plan Page 52
5. Development Standards and Guidelines
Standard Requirement by District
Downtown Industrial Trout
Extension (DE) Heritage(IH)Creek(TC) •
S15. Bicycle Parking Bicycle parking shall be provided as required by Truckee Development Code
Requirement 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
i 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
Block
Tre
x"
r C r
A. 100'segment 100'segment
x=20% of streetwall width(this shall be calculated in
100'seg ments)
y=20%of streetwall height
The balance shall vary in height to meet the intent of
this standard
Figure 5-3:Street wallArticulation
yam}
Lyj'
7f2r soSD/Sri J.
o 4:tAvvey10' lit
ll,
Existing Houses
40' street wall height
10' ave- streetwall setback
Figure 5-4:Solar Access Diagram
Truckee Railyard Master Plan Page 54
5 Development Standards and Guidelines
Table 5-3: Sample Frontage Types
COMMON YARD
r
Frontage Line Y. L •.-ti ti•,`
ili,41111I
1 ,
1,111 L p
PORCH AND FENCE
Iiia_
ne,+, 5,,, . :-
3 1-'1, -1/11111 'I j -';
Ills
ILL
LL Y
5
I r
FORECOURT
111111
4....
m`'"! t
II fir
STOOP
4,c
I
P°,*
ri-
911 e..
P lb
ah
i.
Ill
Truckee Railyard Master Plan Page 55
5. Development Standards and Guidelines
Table 5-3: Sample Frontage Types Continued
SHOP FRONT AND AWNINGS
COLONNADES/GALLERY/CANOPIES
a.._
Sl • l01I
QItllIy.-,. t I •
p_ II,
41
il ,
GROUND FLOOR PATIO RESTAURANT
It fti~•-
1 4-.
t. '•'
ROOF LEVEL PATIO
3:+..,,.h
N.. 1
V '
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
Downtown Extension
street mixed commercial character with additional Design Goal.To enhance Downtown
Truckee through mixed-use development that
emphasis on vertical mixed-use. The primary creates new retail,dining,entertainment and
intent of this District is to extend the public realm mixed-affordability residential opportunities.
of the historic Downtown Core into the, including create building and site patterns conducive
the area within the balloon track, and reinforce its to pedestrian-oriented retailing that emulates
pedestrian-oriented nature. Pedestrian circulation
Truckee's historic Commercial Row.
corridors will be characterized by wide, attractive Architectural Goal:To design buildings
sidewalks and streetscape improvements to that provide a contemporary interpretation of
commercial buildings found in Commercial Row
emphasize a strong urban connection west from and Truckee's unique small mountain town
the area within the balloon track through the DE character
Extension to Commercial Row and Church Street. Massing Goal:To develop buildings that
Strategically located open spaces will function as are at a larger scale and with great density
community gathering places, eventually connecting but complimentary which extend the scale and
to the Trout Creek Greenway and broader open
character of Commercial Row into the Railyard
space network. New terminated vistas will be and surrounding uses.
created through the design of the street layout and
Source:2006 Master Plan.
attention to architectural details. The Donner Pass
Road Extension will provide for open views to the
mountains surrounding Downtown.
tr The DE District includes the Master Plan Area located
closest to the eastern edge of Commercial Row andr _ g
extends into the balloon track. The District comprises
approximately 18 acres and will accommodate theibmosturbanconditionswithintheRailyardArea, with the
greatest intensity occurring west of the balloon track.
The portion of the DE District located within the balloon
i! track will also reflect many aspects of Downtown
illi Truckee's character, but not at the same density/
110_ .lq` 3111,;t r?r, :`;} intensity as Commercial Row.A stand-alone grocery
rT store and ancillary uses are targeted for the DE balloon
track area.
Example of high quality grocery
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.
Downtown Core
Truckee Railyard Master Plan Page 57
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
A R E
and the north/south connecting streets and alleys. z / -
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 14'
Figure 5-1. The ground floor uses and building frontage
types are more restricted along the Primary Streets to
facilitate pedestrian activity.
A
The articulation of the street elevation/facade and the
use of the first 30 feet of private space along Primary Example Streetscape
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 r
in reater length in Appendix A, 9 9
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 ,v f tf
700 feet in length, creating a long, linear r r— -"-----`
Incgular Blu-ks C Flunkuicd Blocks D Proposal Syuarc Block•
formal streetscape along Commercial
Row; however, more typical dimensions
Source:Dinsmore sierra,LLD,2006.
range from 250 feet to 350 feet. Figure 5-5:Block Structure Study of Historic Downtown Truckee
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)
Truckee Railyard Master Plan Page 5B
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 W'"41 '
pedestrian activity and connections throughout L
the plan area. (DE-G3) is*: 0 a u " 4
Stores should be easily accessible tor w
pedestrians from adjacent residential to
deemphasize the car and minimize automobile
trips. Curb extensions, crosswalks and mid- 5 atriAgo.e-47'
Iblockcrossingsshouldbeprovidedalongtheit .a 1extensionofDonnerPassRoadtoconnectto
parking located in the railroad right-of-way. (DE-
G4) y1111
Within the balloon track, block designs should
S
I IMawaccommodatebuildingsthatwillfrontChurch
iva
likr
Street and Donner Pass Road and parking
lots being placed behind building frontages orintegratedintobuildingstoavoida"strip mall" Example of alleys and restauran%r,'„
appearance. (DE-G5)
Sidewalks, Walkways and Streetscape
The pattern of sidewalks is very random, and often non CR C C E f C S
existent, throughout the existing Downtown Core.Along
Commercial Row, the sidewalks are continuous and wide. The 4
sidewalks are approximately 17 feet wide and accommodate .
sia ,
wr
a variety of eclectic streetscape elements(benches, planters,
lighting, signage of varied designs) leaving an approximately r:
10-foot clear travel path. Extended lengths of the sidewalk
are covered with canopies or awnings and gallery frontage1.4„
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
t,
along Primary Street frontages in the DE District to strengthen
its connection with Downtown Core and promote pedestrian s
activity (see Chapter 7, Transportation and Circulation for 6e4C,
additional details).Action 7.8 also requires the establishment Canopy along Commercial Row circa 1920
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
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- 7, "44G8)
et.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 View of Commercial Row streetwall
easement to facilitate creative use of the space. (DE-G11) from the Hilltop Area
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.
Note:The darker the shading the higher the FAR.
Figure 5-6:Building Study of Commercial Source:Dinsmore Sierra,LLC, 2006.
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
I
hits
rhe, 7h,5
Examples of street well articulation
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
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
ERR14 , 4T
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 R
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
sOltpropertysidepropertyline(mid-block), exterior semi-public
gathering spaces"created by design and placement of f
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 }r
and alley/service guidelines included in sub-section "d" below
see DE Guidelines 52 to 54).
Example of patio restaurant and streetscape
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 1 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.
Truckee Railyard Master Plan Page 63
5. Development Standards and Guidelines
The exact copying or replication
of historic styles is strongly y ' ;
discouraged. r `
a.
0.
4;•
Simple rectangular solid building P tt ,
forms that are deeper than they are r
wide are encouraged. (DE-G32)
A layering of building planes is
encouraged. (DE-G33)
Examples of contemporary interpretation of traditional building shapes
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- Examples of layering building planes
G35)
Buildings should be comprised primarily of parapet buildingsimg
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 Similarly-sized building elements
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
til feet of building frontage unless associated with a highly desirableuseandaveryhighqualitydesirabledesignsuchasagroceror
f movie theater.
Any buildings allowed to occupy more than 60 feet of
building frontage must incorporate several of the following
Example of patio restaurant elements along the building frontages:
o Display windows on 50 percent or more of the frontages facades
adjacent to public space including sidewalks and plazas.
o Two entrance and show case windows on three sides of the building
o Creative treatment, such as a mural,to facades that do not include display windows.
o Exterior semi-public"gathering spaces"created by design and placement of planters,low walls,steps,etc.
o Outdoor dining,and/or"nook retail/restaurant areas".
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 Flat roof lines
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 4.-"" • "'`
i
development(DE-G41):
Transitioning of building heights;
Multiple buildings per block; Sir ;,
am
1_
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 Example of patio restaurant
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
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).
Personalized commercial unit
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
am• u
i
0404
X
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, j .. • ,••;, ima.2 . •
Transportation and Circulation, and briefly above
within the sidewalk and walkways section of
Public Realm.These regulations are intended tog it 1 I
vies
help ensure a strong integration with the existing La',
41 ..
Downtown Core and easy access to destinations .0"' •• "
r._
for all modes of transportation.
Guidelines
y
Surface Parking —Surface parking facilities Example of outdoor patio
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, Industrial Heritage
interior corridors, and service courts. This includes Design Goal:To create building dusters and
loading facilities and trash collection.All loading site patterns which create smaller,social live/
docks should be concealed. (DE-G54) work neighborhoods reflecting the District's
industrial past.
Architectural Goal:To design buildings which
5.5.3 INDUSTRIAL HERITAGE (IH) DISTRICT provide a contemporary interpretation of mill
industrial and railroad structures for mixed-
The intent of the Industrial Heritage (IH) District is to use and live/work environments.
place building clusters and utilize site patterns that
create neighborhoods reflective or reminiscent of
Massing Goal:Totdevelopbuildingndo
mgs
which
9 recollect the utilitarian forms of
Truckee's industrial past. Buildings in the IH District will historic mill,industrial and railroad structures.
be designed to express the traditional utilitarian forms
of Truckee's mill and railroad structures.As encouraged 2006 Master Plan
in the Downtown Specific Plan, the IH District will
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) vs.=
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 j
the specific uses and frontage types eventually selected
for these blocks.
Guidelines 7 j i•*
Streetscape design and landscaping should 4
emphasize the historic industrial nature of the 411)
railyard using materials, street furniture, and public
art that reference Truckee's historic mill/railyard. (IH- -
G5)
Active streetscape
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
liAr,
In addition to providing adequate sidewalks and
i
s ;
walkways, it is equally important to develop the e
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
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 i J
Street frontages and the north/south streets between the DE and
IH districts(Street B). (IH-G10)t Rei
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 Livework units
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.
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 41
forms of railroad buildings and structures seen in i i 1:' ''+i
the area traditionally. Rather than reproducing or I' ''mimickingthese forms, contemporary interpretation i5 .V.MsPrYP1.
of traditional industrial building shapes with simple
central rectilinear forms with functional canopies and
shed additions should be encouraged. (11 -G22)
One simple form should be the dominant element
in a building design. Smaller, secondary buildings Example of simple utilitarian forms of railroad
should be simple rectangular shapes, as well. (IH- buildings and structures
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, I
porches, and balconies.Also
see Section, 5.5.5, Building
Basics and Materials.10011$11111011
Ilii;
Simple utilitarian buiding forms
Truckee Railyard Master Plan Page /1
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 Trout Creek
The Trout Creek(TC) District will provide new residential and Design Goal:To create blocks and
mixed-use opportunities in the Downtown Core to support the streets which are social and livable
mixed-use pedestrian-oriented character of the Railyard area
downtown residential addresses.
and is envisioned to include a mix of residential types including • Architectural Goal:To design
live-work units, and for-purchase and for-rent units. The buildings which provide a
contemporary interpretation of row
District will support a lower intensity of development adjacent houses,inns and cottages.
to the property's natural edge, the Trout Creek Greenway and
Massing Goal:To developincludeopenspaceconnectionstoTroutCreek. In addition to residential buildings which
traditional dwelling units, land uses in the TC District may also reflect the traditions of Truckee's
include bed and breakfast lodging, child day care facilities, and residential buildings and streets.
live/work uses, as well as non-residential uses, such as small This includes stepping down
inancillary/accessory art studios, health and fitness facilities, buildings
scale and
the
mass
other
Districtsfrom
larger
ry ry in to
retail, and accessory office space. Passive neighborhood smaller buildings adjacent to the
parks are envisioned along the creek. One or more of the creek.
parks along Trout Creek may also double as trailheads for
access to the Trout Creek Greenway. See Figures 5-2 and 6-1 Source:2006 Master Plan.
for potential park sites
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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)
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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. r
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 unit
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 ihr
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- Multi-family unit
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
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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) s-
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 Residential sidewalk with planting strip
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)
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5. Development Standards and Guidelines
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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5. Development Standards and Guidelines
designed as an integral part of the development and should not dominate the street scene. (TCI
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 I ;
to be seen as products of their own time yet compatible with their 1t ithistoricneighbors. (TC-G26)
The exact copying or replication of historic styles is discouraged.
TC-G27)
A layering of building planes is encouraged. (TC-G28)
4 r
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 Layered building materials
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)
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5. Development Standards and Guidelines
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 Residential dwelling units
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):
O Front facing garage doors are permitted provided that they are located behind the main body
of the house.
O 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.
O 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)
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5. Development Standards and Guidelines
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 4
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, Mt. R ti r<
driveway width shall be minimized as it crosses the front yard and :rte-- a
the Town right-of-way. (TC-G40) Y
Alternatives to asphalt paving, suitable for varied weather
conditions, and grass and decorative pavers should be
considered for driveways. (TC-G41)
Landscaped driveway
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,
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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 1/2 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
r
f "
Asa.
AfT In pu/bi,C piaCt:S
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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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5. Development Standards and Guidelines
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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5. Development Standards and Guidelines
Truckee Railyard Master Plan Page 84
PUBLIC PLACES
PURPOSE
Truckee has a rich heritage of connecting people with the natural environment and providing a variety
of opportunities for both active and passive recreation. Many people live in the community because
of the immediate access to public lands and open spaces.A variety of open spaces exists currently
within the town boundaries: Donner Lake, Coldstream Canyon, public lands along the Truckee River
and new permanent open spaces preserved by the Truckee Donner Land Trust. Bordered by the
Truckee River to the south and the mountains to the north, Downtown Truckee is both visually and
physically connected to its surrounding environment.The purpose of this chapter is to provide a
summary of public places planned within the Railyard Master Plan Area.
6.1 PUBLIC PLACE CONCEPTS
The Downtown Specific Plan (DTSP) recognizes the importance of parks and open spaces as vital
to the character and function of Downtown. Implementation of the Railyard Mixed-Use Development
Master Plan provides an unprecedented opportunity to increase public open space in Downtown, and
further to create a civic and community presence Downtown, use natural resources efficiently, and
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 85
6. Public Places
sae'
6. Public Places
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 e A
Development and Master Plan Area, which makes for
t
an easy walk or bike ride from the historic Downtown
4re
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)
Truckee Railyard Master Plan Page 87
6. Public Places
b. Neighborhood Parks
The Master Plan includes small neighborhood parks or
gathering space in the Downtown Extension, Trout Creek i4,‘l tandIndustrialHeritageDistricts. These areas are intended g r L
as small public open space areas to serve as neighborhood 1 '.
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 r
of a small neighborhood park within the Master Plan Area
adjacent to Trout Creek.
The Master Plan envisions one or more neighborhood parks 1,,p! ' "
along the Trout Creek Greenway that will provide access to i • 1 1.
a multi-use trail along Trout Creek.Access to the creek will i r lip,
be limited to visual access and physical proximity via the
1,
444..` 11
multi-use trail.The conceptual pedestrian framework of the 1, '
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.
Source:Dinsmore Sierra,LLC,2006.
In keeping with the guiding policies for parks and open
spaces within this Master Plan, the Downtown Specific Plan Figure 6-2.Small Neighborhood Park
and the 2025 General Plan, the layout and design of the
Concept
neighborhood parks shall comply with the following standards
and guidelines:
Standards
THE COMBINED AREA OF NEIGHBORHOOD PARKS (INCLUDING 6
iV-COMMUNITY GATHERING SPACES AND TRAILS)WITHIN THE RAILYARD
r
MIXED USE DEVELOPMENT AND MASTER PLAN AREA SHALL BE L
EQUAL TO AT LEAST 2.5 ACRES OF PARK PER 1,000 POPULATION
OF MASTER PLAN AREA WITH A MAXIMUM OF 570 UNITS (SEE if
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
Source.Dinsmore Sierra,LLC,2006.
GREENWAY. (S26) Figure 6-3: Trailhead Concept
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)
Truckee Railyard Master Plan Page 88
6. Public Places
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 i •
small gathering areas adjacent to retail shop frontages, and their
southern exposure gives people comfortable areas to sit outside 11111.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).
f -
In keeping with the guiding policies for parks and open spaces
within this Master Plan, the Downtown Specific Plan and the 2025 _- I./
General Plan, the layout and design of the public plazas shall z
comply with the following standards and guidelines 1'
Standards G'
PUBLIC PLAZAS SHALL BE DESIGNED TO TAKE ADVANTAGE OF SOLAR i"I
f
EXPOSURE. (S30)
PUBLIC PLAZAS OR OTHER COMMUNITY GATHERINGS SPACES SHALL
PROVIDE A VARIETY OF AMENITIES INCLUDING LANDSCAPING, LIGHTING, Figure fro:Examples of small urban
AND SEATING. (S31)
plazas
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:
Truckee Railyard Master Plan Page 89
6. Public Places
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 c
to a more stable and naturally-functioning creek corridor within
and upstream of the Master Plan Area. The restoration project
I
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 vc"
causes the 100-year floodplain to encompass about one-tenth
of the Master Plan Area.
Trout Creek
Initial analysis for the Trout Creek restoration project
Truckee Railyard Master Plan Page 90
6. Public Places
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
spin e
1^1
Se
Master Plan Area MI Existing Fb,dplan Condition
Existing Property Line Anticipated Floodplan Conditions
Conceptual Location-Community Gatiwvng •Downtown Extension(DEI
Spain IParkPlarer Downtown Menutectonngthdus dal(DM)
Combat Locos.•Canmsxe7 eerrats silo Downtown Meed use(Wu)
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ai Downtown Master Plan(DMP)
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green
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River Gassing(Esossngl Ree suxara U rcd streets
anmmw.
ty arherry awns
and green rosy n mhspecieandmayrahown i nthefigureae.ansdawninshefigureclava
Figure 6-5:Flood Plain Comparison Source:Swanson Hydrology+Geomorphology.
Truckee Railyard Master Plan Page 91
6. Public Places
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.
tlitS 1'
j
a rI
J
Figure 6-6:Proposed creek Cross-Section through Reach 4 Source.Waterways Consulting.Inc.,2015.
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
Figure 6-7:Proposed Typical Creek Section,Reaches 5 and 6 Source:Waterways Consulting.Inc.,2015.
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).
Truckee Railyard Master Plan Page 92
6. Public Places
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.
Truckee Railyard Master Plan Page 93
6. Public Places
Truckee Railyard Master Plan Page 94
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
Truckee Railyard Master Plan Page 95
7. Transportation and Circulation
Figure 7-1 Circulation
b4%'
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N Proposed Roundabout
u.
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Arterial
fie!" CollectorIllustrative north/south local
4ma street connections'
YApe•
rut locations of local streets,e
Illustrative may not occur
in the specie[locations shown
N_ATM in the figure abaft
o son t
fabs
Figure 7-1:Circulation Concept Plan
and minimize left-turn traffic at the intersection of Glenshire Drive and Donner Pass Road. The Master
Plan assumds 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
Truckee Railyard Master Plan Page 96
7. Transportation and Circulation
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
connectivitywith the networks in and around the Downtown in order to foster walking and biking.
Pedestrian routes within the Railyard are supported by a 3- ::- : :r
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"
The Downtown Extension Character Area is
envisioned to have wide sidewalks similar to
with either Class II bike lanes (on-street striped route) or Class Commercial Row, Truckee.
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
5.. ;_. 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.
t 4 .
Guidelines
ENSURE THAT THE PEDESTRIAN AND BICYCLE CIRCULATION GUIDING
POLICIES IN THE MASTER PLAN AREA(DTSP, CHAPTER 46,
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)
Truckee Railyard Master Plan Page 97
7. Transportation and Circulation
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Figure 7-2:Pedestrian Circulation Plan
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
Truckee Railyard Master Plan Page 98
7. Transportation and Circulation
f.
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Figure 7-3:Bicycle Circulation Plan
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
Truckee Railyard Master Plan Page 99
7.Transportation and Circulation
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 facade, 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
Truckee Railyard Master Plan Page 100
7. Transportation and Circulation
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 Train Depot, Truckee
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
Truckee Railyard Master Plan Page 101
7.Transportation and Circulation
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
Truckee Railyard Master Plan' Page 102
7.Transportation and Circulation
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 18.24.040.6.2. 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.
Truckee Railyard Master Plan Page 103
7.Transportation and Circulation
Table 7-1: Proposed Street Dimensions and Comparison with PIES
Street Location Proposed Town Proposed Town Proposed Town Proposed Town
Section Minimum Standard Standard Standard
ROW Travel Bike Lane Parking
Lane Lane
Arterial
1 Donner Pass Road Ext
158 11 92 R 10 ft 11 ft 5 ft BL 5 f BL 8 ft P 8 ft P
DPR S of Church
3 818 92 ft 10ft 11ft 5ftBL 5ftBL 8ftP 8fP
5 DonnerinPass Road E of A 88-140 ft 92 fl 10 ft 11 ft 5 ft SB 5 ft BL 8 ft P
Collector
2 Donner Pass Road Ext.w.
152 ft 80 ft 10 ft 11 f1 5 ftBO 5 R SB 19 ftAP 8 f P
Angled Parking and
Parking Area 19 ft AP 17 ft A
4 Church Street E of DPR
57R 80 ft 10ft 11ft 5-6flBL 5 f Bl 8ftP 8ftP
7 Church Street E of St A
60-64 ft 80 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P 8 ft P8ChurchStreetAdjacentto62-70 ft 80 ft 10 ft 11 ft 5 fl BL 5 ft Bl 8 ft P 8 ft P
Building
9 Church Street Adjacent to
62-70 R 80 ft 10 ft 11 ft 5 ft BL 5 ft BL 8 ft P 8 ft P
Parking
Local
6 StreetA 66 ft 60 ft 10ft 11ft 5ftBL 5ftBL 8RP 8ftP
Notes1.Additional Widths Includes:BO:Back Out;BL:Bike Lane;and SB Snow Buffer
2.Parking Types Include:AP:Angled Parking;P:Parallel Parking
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.
Truckee Railyard Master Plan Page 104
7. Transportation and Circulation
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Truckee•Railyard Master Plan Page 105
7. Transportation and Circulation
SECTION 1: Donner Pass Road Extension
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Truckee Railyard Master Plan Page 106
7. Transportation and Circulation
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7. Transportation and Circulation
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Truckee Railyard Master Plan Page 108
7. Transportation and Circulation
SECTION 9: Church Street Adjacent to Parking
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Truckee Railyard Master Plan Page 109
7.Transportation and Circulation
Truckee Rallyard Master Plan Page 110
PUBLIC INFRASTRUCTURE
PURPOSE
This chapter provides general information regarding the design and development of public
infrastructure in the Railyard Master Plan Area; topics covered include snow storage, stormwater
infrastructure, public restroom facilities, and utilities (water, sewer, power, telephone and cable). This
section is intended to provide general guidance; more detailed specifications are available in the
Town's Development Code and the Town's Public Improvement and Engineering Standards.
Many communities look at downtown infrastructure improvements as an investment in the long-term
viability of mixed-use downtowns. While this chapter assumes the Public Works Department will be
responsible for maintaining standard infrastructure improvements (excluding utilities).The creation
of a separate entity, such as a maintenance district, funded by tax increment or a similar source, to
operate and maintain non-standard site improvements is also anticipated. This concept is especially
applicable to parking, snow removal and landscaping features.
8.1 SNOW STORAGE
Living in a community that receives over 200-inches of snow annually creates the need to address
snow removal and storage in a comprehensive manner. Snow removal on Truckee's public streets is
conducted by the Public 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; aE 1 1`' "`''
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
Ezample of Winter Snow Storage at Church
during peak visitor periods; and
streer
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
Truckee Railyard Master Plan Page 111
8. Public Infrastructure
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. (551)
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)
Truckee Railyard Master Plan - Page 112
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
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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.'
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
06,
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21.•' Potential Stormwater Management Areas
et`' Trout Creek Greenway'
Y ;'
4 tom'" j 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
NORTHGreenway Is being completed by the Town
0 500 Independent of the Railyard Mixed-Use Master
Feet Plan.The locations of local streets are
illustrative and may not occur I
in the specific locations shown
in the figure above
Figure 8-2:Stormwater Concept Plan
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.
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
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Master Plan AreaL.,.
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0 500 lir Potable Water 1
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Figure 8-3:Existing Utilities Plan
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.
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 6.0 Public
Restroom Facilities.As required by the DTSP, public restroom facilities will be incorporated into the
Master Plan Area as described in Chapter 6, Public Places, of this Master Plan.
Action Items
8.2 Prior to implementation of each phase of development, the project developer shall
work with the appropriate utility agencies and the Town Engineer for approval of a
detailed Infrastructure Master Plan for water, sewer, stormwater, electrical, gas, and
telecommunication services and roadway extensions and improvements to allow the
anticipated mix of land uses within each phase of development.
Also see Action Item 6.1 which requires the establishment of a maintenance district. .
Truckee Railyard Master Plan Page 120
IMPLEMENTATION AND PHASING
PURPOSE
A key objective of the Railyard Master Plan is the integration of the public and private realm to provide
a network of places that connect to and complement Commercial Row and to offer up a sequence
of unfolding spaces that inspire people to walk and to linger in Downtown Truckee.This chapter
provides implementation measures for these improvements, and a discussion of project phasing. This
chapter also includes the Action Items listed throughout the Master Plan. Timing and implementation
of the Master Plan EIR mitigation measures are outlined in the Mitigation Monitoring and Reporting
Program (MMRP,Appendix C).
9.1 IMPLEMENTATION MEASURES
Implementation of the Master Plan will focus on allowing the project to grow organically, developing
the Master Plan in phases that grow east from the existing commercial uses in Downtown Truckee,
and creating flexible spaces and transitional uses that will evolve over time as the market permits.
Understanding these key elements, it is still important to plan for adequate utility corridors and to
ensure that the appropriate planning processes are completed and the Master Plan has undergone
adequate environmental review. Implementation measures that shall be completed as part of, or
prior to, development within the Railyard Area and the Action Items throughout this Master Plan are
provided in Table 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.
Truckee Railyard Master Plan Page 121
9. Implementation and Phasing
Table 9-1 : Phasing
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 18 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.
Truckee Railyard Master Plan Page 122
9. Implementation and 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.
14,444ePhase1ti
Phase 2
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ti area within the balloon
Phase 1:All development area track and east
west of the balloon track
Figure 9-1 Phasing
Truckee Railyard Master Plan Page 123
9. Implementation and Phasing
w f. tv-
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Relocated temporary TTL J L Temporary snow
employee parking for storage and storm I
Phase IA water retention
PHASING LEGEND
PHASE 1A
RECONFIGURE EXISTING LEASED TOWN PARKING LOT
REMOVE COMMERCIAL BUILDING
RELOCATE CARD-LOCK FUEL STATIONL\\\\-\ -RELOCATE UPRR YARD OFFICE AND STORAGE TRACKS
TEMPORARILY RELOCATE TTL EMPLOYEE PARKING
RELOCATE AND EXTEND DONNER PASS ROAD
IMPROVE CHURCH STREET TO A STREET
RELOCATE AND EXTEND UTILITY SERVICES
PROVIDE TEMPORARY SNOW STORAGE AND STORM WATER RETENTION
CONSTRUCT PHASE 1A OPEN SPACE
CONSTRUCT THEATER (BLOCK 1)
CONSTRUCT BLOCK 2
DEDICATION OF CHURCH STREET RIGHT-OF-WAY TO ACCOMODATE A FUTURE
THROUGH CONNECTION TO GLENSIRE DRIVE
Source:Eastern Sierra Engineering, 2016
Figure 9-2 Proposed Phasing Plan for Phase 1A
Truckee Railyard Master Plan Page 124
9. Implementation and Phasing
Table 9-2: Implementation Measures and Action Items
No. I Implementation Measures/Action Items Timing
ResPpansible
rty
1 Development agreement. Prior to any land use ap- Prior to any land use Developer/Town
provals or development activity in the Master Plan Area, approval or building
the Town and the developer shall enter into a Develop- permit issuance.
ment Agree-merit.
2 Infrastructure Plan.Prior to implementation of each Prior to any land use Developer
phase of development,the project developer shall work approval or building
with the appropriate utility agencies and the Town Engi- permit issuance.
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)
3 Union Pacific Agreement. Prior to any development Prior to issuance of Developer
in the Railyard Master Plan Area, the developer shall any building permits
submit written confirmation from Union Pacific Railroad
that crossings of the balloon track is acceptable to for development in
Union Pacific Railroad as well as development within the
the balloon track.
Master Plan Area.
4 Maintenance District. Establish a Maintenance District To be determined in Developer/Town
to ensure public spaces, streets,creeks and other Development Agree-
infrastructure are properly maintained.The District shall ment.
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)
5 Financing.The financing of infrastructure improve- To be determined in Developer/Town
merits within the Master Plan area shall be formalized Development Agree-
within a Development Agreement between the Town and ment.
the project developer.
6 Affordable Housing. Housing options within the To be determined in Developer/Town
Master Plan should include a mixture of housing Development Agree-
types to support and serve the needs of employees, ment.
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.
Truckee Railyard Master Plan Page 125
9. Implementation and Phasing
Table 9-2: Implementation Measures and Action Items Continued
No. Implementation Measures/Action Items liming
Responsible
Party
7 Streetscape Plan.Prepare a Streetscape Plan Prior to any land use Developer
for each District within the Master Plan Area.The approval or build-
Streetscape Plans shall be coordinated with existing ing permit issuance
downtown streetscapes and shall contribute to a sense within each District.
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.
8 Master/Comprehensive Sign Program.The design and Prior to any land use Developer
placement of signage throughout the Master Plan Area approval or build-
and within each District will affect the character of the ing permit issuance
development and its sense of place. Master Sign pro- within the Downtown
grams will be prepared for each District prior to any de- Extension and the
velopment occurring, or a Comprehensive Signage Pro- Industrial Heritage
gram will be prepared and approved per Section 18.54 Districts.
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)
9 Access Plan. Develop an Access Plan to incorporate To be determined in Developer
transit services into the Railyard Area including Placer Development Agree-
County TART and Truckee TART that include fixed route ment.
and demand response services, as appropriate.. (Ac-
tion Item 7.2)
Truckee Railyard Master Plan Page 126
9. Implementation and Phasing
Table 9-2: Implementation Measures and Action Items Continued
No. Implementation Measures/Action Items Timing
Responsible
Party
10 Parking Management Plan.Prepare a Parking Man- To be determined in Developer/Town
agement Plan for the Railyard that details parking stan- Development Agree
dards and includes an implementation plan by phase or ment.
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)
11 Snow Removal Program. Establish a snow removal Prior to any land use Developer/Town
program for the entire Master Plan Area and for each in- approval or build-
terim phase of development with the Master Plan Area. ing permit issuance
On-street parking areas in the Downtown Extension within each District.
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)
12 Sun/Shade Analysis. Prior to design approval of each Prior to any land use Developer/Town
phase of development, the project developer shall corn- approval or building
plete a shade and shadow analysis for the proposed permit issuance.
project area.The analysis is a tool to aid in optimizing
solar exposure for the reduction of energy consumption,
the unique requirements snow and winter conditions,
and to create pleasant streetscapes and functional 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.
13 Public Open Space. Coordinate the design of public Ongoing after imple- Developer/Town
open space areas with the Truckee Donner Recreation mentation of the Rail-
and Park District, the entity responsible for establish- yard Master Plan.
ment and maintenance of park facilities(per DTSP
chapter 9, Park and Gateways). (Action Item 6.2)
14 Trailheads. Coordinate the design and location of pro- Ongoing after imple- Developer/Town
posed trailheads within the Master Plan Area with the mentation of the Rail-
Truckee River Watershed Council and provide oppor- yard Master Plan.
tunities for facilitated community input throughout the
design process.
Action Item 6.3)
Truckee Railyard Master Plan Page 127
9. Implementation and Phasing
Truckee Railyard Master Plan Page 128
MASTER PLAN ADMINISTRATION
PURPOSE
The purpose of this chapter is to provide administrative procedures for adoption and maintenance
of this Master Plan, and to provide guidelines for project approval for buildings and uses within the
Master Plan area.Adherence to the provisions of this chapter will ensure that development within the
Railyard Area complies with the goals and policies of the Railyard Master Plan.
10.1 ADOPTION OF THE MASTER PLAN
This Master Plan is adopted under the authority of Chapter 18.174 of the Town of Truckee
Development Code, which establishes provisions for Master Plans when required by the Downtown
Specific Plan.As indicated by Truckee Development Code Sections 18.174.030 and 18.174.060,
the Planning Commission must conduct a public hearing to consider the adoption of the Railyard
Master Plan, and forward a written recommendation to the Town Council. The Town Council shall then
conduct a public hearing to take action on the Master Plan. The Town Council may approve the plan,
deny the plan, or may adopt the plan with changes, subject to all of the following findings:
a. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the
immediate environment, neighborhood, and adjacent properties relative to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual integrity, and orientation.
b. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and
workable relationship with surrounding uses and activity.
c. Appropriate parking and loading shall be established for all uses.
d. The Master Plan is consistent with the Development Code, the General Plan, and the Downtown
Specific Plan.
e. Natural and/or geologic hazards that affect the property shall be identified and mitigated.
f. Site plan, building design and location, and open space provisions shall be designed to produce
a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
g. The circulation system shall be designed to address on and off-site traffic circulation for both
vehicles and pedestrians.
h. Functional and aesthetic landscaping and open space shall be incorporated into the Master Plan
to optimize and preserve natural features, recreation, views and function.
i. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship
throughout the development of the Master Plan.
Truckee Railyard Master Plan Page 129
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
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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 Railyard Master Plan Development
evidence in support of the findings required for Principals
the approval of the application by this Chapter. • visual Preference Survey
4. Applications may be made by the owner of the Downtown Vision Plan(Completed 1996)
subject property or by a lessee or any other Downtown Truckee Specific Plan(Adopted
person, with the written consent of the property
1997)
owner.Redevelopment Agency Formed(Established
1998)
5. Any land use permit required by this Master Downtown Streetscape Plan and Trout Creek
Plan shall be filed with the Director, processed Restoration Study(Completed 2002)
and approved before the approval of any Downtown Historic Design Guidelines
Building, Grading, or other construction permit Adopted 2003)
or other authorization required by the Municipal •
Code or the Development Code for the 2004 Railyard Redevelopment
proposed use or structure. Process Begins
Town awarded$350,000 grant from the
6. Historic Preservation Advisory Commission Sustainable Communities Grant and Loan
Review—HPAC shall review, comment, and Program
make recommendations on any actions
Holliday Development purchases a significant
that may impact designated and potential portion of the Railyard
resources, or related neighboring property
within public view in the HP-OverlayDistrict,
Town Council Approves Partnership between
Holliday Development and the Town to work
in the Railyard Master Plan boundary, as collaboratively on the Master Plan
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
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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
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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.
0 • 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
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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
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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
5. 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.
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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.)
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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 Rallyard Master Plan Page 140
REFERENCES
Acumen Engineering Company, 2004. Railyard Servicing Study(Providing Utility Service).
September 28.
Dinsmore Sierra, 2006. 2006 Draft Master Plan. November.
LSC Transporation Consultants, Inc., 2006. Truckee Railyard Traffic Impact, Circulation, and
Parking Study. February 13.
Mead and Hunt, Inc., 2004.Airport Land Use Compatibility Plan. December 2.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 1 & 4:Existing Conditions
Report and Final EIR, Final Plan. November.
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 2:Policies and Programs,
Final Plan. November.
Truckee,Town of, 1997. Downtown Truckee Specific Plan, Volume 3:DSA Zoning Ordinance,
Public Hearing Draft. June.
Truckee, Town of, 2002. Trails and Bikeways Master Plan. April.
Truckee, Town of, 2003. 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.
Truckee Rallyard Master Plan Page 141
11. References
Truckee RaIlyard Master Plan Page 142
GLOSSARY
Unless otherwise provided herein, the definitions of the Truckee Development Code (Section 18.220)
shall apply.
Alley. A narrow street, typically without sidewalks, that is designed to allow vehicles (or in some case
pedestrians)to travel between or behind buildings.Alleys can provide access to garages and loading
areas, or just act as passage ways from one block to another.
California Environmental Quality Act(CEQA). State law(California Public Resources Code
Sections 21000 et seq.) requiring public agencies to document and consider the environmental
effects of a proposed action, prior to allowing the action to occur.
Civic Building Site. 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
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.
Truckee Railyard Master Plan Page 144
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 Ran Page 147
12. Glossary
Truckee Railyard Master Plan Page 148
APPENDIX A
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 s s,
shown in Figure 1.As seen today, the historic
downtown is located between Interstate 80, R '`& •<' 2
T
the railway line and Truckee River.An analysis 1
of the existing lot and block pattern throughout
x
the Town shows the prevalence of large lot S ,t•-•';":r , r _
1.ye t
rural residential subdivisions surrounding the s r.•'
compact, walkable historic Downtown, as 1.>-:•-"'e'..--.•
shown in Figure 2. The historic downtown
generally has four different lot and block er,,,e,..a,gae
structures including irregular lots, irregular Figure 1.Historic Downtown Zone(1),the Truckee Railyard
blocks, elongated blocks, and the potential for (2)with Brickletown(A)and Commercial District(B)
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 loci
starts in a narrow portion of the Truckee River Valley
and widens towards the Railyard (to the east). The ruru ,:
existing lot and block structure in the historic Truckee
downtown has been heavily influenced by the steep
River
slopes and the linear nature of Downtown located Development Locations Key
between dramatic ridges, Interstate 80, the railroad
line and the Truckee River.
r
i aawamt,tur"'t
A context analysis of the Truckee's Commercial Row rj' " `'iv
and Brickletown was prepared to better understand 1 Historic downtown 2 Donner Lake .3 oiymp,c ii
the historic development patterns of the Downtown. lr,, rs.t. F
As shown in Figure 4, there were no standard building M;a .istr :
widths and historic areas grew organically over i ` • t M$.,1.'a1.
many years with a variety and mix of uses.Along ii ,,
Commercial Row, building heights range from one to
4 Ponderosa-Palisades 5 De 6 Tahoe Donner
four stories and densities generally range from a floor
M,,,,, area ratio of 0.96 to 2.66. 6,2011"""
l"`
11'` w
11:'ii,nt r tri
The original 1880s Plat plan projected the Town
of Truckee to grow as a square block grid network iik,41MAI
toward the Railyard. The square block, typically r Gienshire 8 Prosser Lake Heights 9 The Meadows
250 to 350 feet in length, is a standard form seen in Figure 2:Development Patterns in the Town of Truckee
Truckee Railyard Master Plan Page A-1
Appendix A
urban areas and town centers.
Square blocks are efficient for
circulation, allow alternative cyr a
building types and allow the
area to grow and evolve over
time.The topography and block/
lot pattern resulted in many odd
Location Key A Irregular Lots
shaped parcels.An eclectic mix F' 1't1 Alifir7
of buildings were designed and
J
7-- c
1
constructed resulting in Truckee's o ati
tt#le lflf Z J 1 r-._
unique character and diversity of -7------7--------' rnn aserr
buildings and streetscapes.
B Irregular Blocks C Elongated Blocks o Proposed Square Blocks
Figure 3:Block structure of historic Downtown Truckee
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 g It1. 11elongatedblockcansometimesbendtofollowl , 1 ' I I I
the natural contours of the landscape or a natural f ?
feature and are located where the valley opens r l ;,411
fi ,
upto an expanse of flat land alongthe Truckee A
b Imoi
Rer.
p Imo` `'.'64.;Elr _i ucl, •.
Irregular blocks are located around the High
Street area and down the steep embankment I-'G__to the historic Downtown. This organic block 1_
structure is created by streets that negotiate
sloping terrain. Irregular lots are evident along I i - ,,steep and challenging properties at the tip of
Brickletown at the western edge of Downtown.
1--
Donner Pass Road
Many of the homes and buildings on these
properties are located toward the front of the lot
due to topographic constraints. FAr •iii i •
BLOCK STRUCTURE COMPARISON
WITH OTHER MOUNTAIN TOWNS I • s ;\ I\ \, }}.;
As part of the analysis Dinsmore Sierra
completed block structure comparison with
eco-r*n-- nr.Tn .f.
other mountain towns to determine best f_i.rr s .r....amnt. uu..r»'mii:rwe' .P.. .,•7, p rVr4
practices for mountain town block structure.
These communities were analyzed because II I
they have similar snow conditions to Downtown
Truckee and also retained their unique mountain
community character despite new growth and Figure 4: (Above)Building study of Brickletown
Below)Building study of _ . _ _ _. .ow
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
Truckee Railyard Master Plan Page A-2
Appendix A
have square blocks and rear alleys, which provide um
services to the commercial, mixed use and
A III
residential areas.Telluride has both north south / , III
and east-west rear alleys. These blocks are pogios'
surprisingly consistent in their dimensions ranging -, 1+44 1 1,`,1111
from 250 to 350 feet in length. Both Aspen and Stearnbrat C,,,,,al. Truckee Cal rnnia Brenkendnge Colorado
Breckenridge have large civic buildings or town 11squares. rifftliZe:
The figure ground drawings for Truckee and aiirtarativ
Park Cityare remarkablysimilar. Both Truckee
1:+4 lir a. Alk. 111
and Park City have very linear elongated blocks Telluride.Colorado Aspen,Colorado Park City,Utah
with streets running parallel to existing rivers and
topographic constraints. Some of the elongated
Figure 5:Block study for example of historic mountains
9 in the west
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.
1
v et me pg-, 0.,„4.,
i.y. a .....i
Figure 6:Photos and block structure study for historic Downtown Grass Valley, California
iY
IPJ, fP r
mss
Figure 7:Photos and block structure study for historic Downtown Nevada City, California
Truckee Railyard Master Plan Page A-3
Appendix A
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.
Truckee Railyard Master Plan Page A-4
APPENDIX B
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
APPENDIX C
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
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
Mitigation Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure Schedule Responsibility Procedure Comments 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 Prior to The Town of Truckee Verify that the
existing westbound left-turn lane shall be restriped as a two-way left- issuance of Engineering Division Plans,
turn lane in order to improve the level of service from LOS F to LOS D first building Specifications,and
by allowing two-stage,left-turn movements.from McIver Crossing to permit; Estimates(PS&E)to
West River Street eastbound.This strategy is appropriate given the restripe a left-turn
low posted speed limit(25 mph)and the relatively low westbound left Prior to lane as a two-way
turn volume.The improvements required in this measure shall be issuance of the left-turn lane on
completed prior to issuance of the first Certificate of Occupancy for first Certificate eastbound West .
the any project In the Master Plan Area. of Occupancy River Street at
for any McIver Crossing
building in the have been
Master Plan adequately
Area. 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-3 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
Mitigation Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure Schedule Responsibility Procedure Comments Initials
TRAF-2:At the Donner Pass Road/Bridge Street intersection install a traffic Prior to The Town of Truckee Verify that the
signal to improve the level of service operation from LOS F to LOS D.- issuance of the Engineering Division project proponent
first Certificate pays Town of
a...,
eprogram.The Town of Truckee traffic impact fee program identifies of Occupancy Truckee impact fees
the installation of a roundabout or equivalent Improvement at this intersection. for any contributing to this
The project proponent shall pay Town of Truckee impact fees contributing to building in the improvement.
the improvement of this intersection and make any necessary modifications.to MasterPlan Verify that a traffic
the Union Pacific Railroad track switches that are required to implement the Area. gna.,tthe-Do.^ncr-
improvement.The Town has not vet determined the specific improvement for
this intersection.The final improvement recommendation for this intersection Street-intersection-
will need to consider impacts to LOS,safety,interaction with railroad has-been-installed-
operations,add non-motorized modes of travel and may not necessarily •and-implemented.
improve intersection LOS.As the scope and timing of the improvement has yet If the traffic signal is
to be determined by the Town,the project mdy have a significant and onto led,veri
unavoidable impact on level of service at this intersection if an improvement that
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 saiW-improvement-
Area. using traffic impact
fees_oi hee
traffic impact fcc
inata ogre
with ah..
C-4 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
Mitigation Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure " Schedule Responsibility Procedure Comments Initials
TRAF-3:At the Donner Pass Road/Church Street intersection,provide Prior to The Town of Truckee •
verify that the
separate westbound and eastbound left turn and through/right lanes to issuance of Engineering Division project proponent
Improve the worst movement to LOS E.This intersection shall he controlled by building pays Town of
stop signs on the eastbound and westbound approaches.An alternative permits;prior Truckee impact
improvement,such as a roundabout,may also be implemented if it is to issuance of fees contributing
demonstrated that the intersection operations would improve above what the first to this
would result from the Implementation of the improvements detailed above and Certificate of improvement.
such improvements would not result in any new significant or substantially Occupancy for
Verify that the
worse impacts.The Town will construct the improvement with funding from any project in Plans,
the Traffic Fee Program which includes Improvements at this intersection.The the Master Specifications,and
protect proponent shall pay Town of Truckee impactjees contributing to the Plan Area.. Estimates(PS&E)to
improvement of this intersection.The improvements required in this measure restripe separate
shall be completed prior to issuance of the first Certificate of Occupancy for westbound and
any project in the Master Plan Area. eastbound left turn
and through/right
lanes at the
Donner Pass
Road/Church
Street Intersection
have been
adequately
prepared.
Verify that a-step-
sYgns-at-Demser
Pass-Road/Church-
Stn.et intersection
improvements
have been installed
and implemented.
C-S Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
Mitigation Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure Schedule Responsibility Procedure Comments Initials
TRAF-4:At-t e- :id e-Streetfwest-River-Street'Eas r-Street- Prior to The Town of Truckee y-that a traffic
in - e•:to LveFvf- issuance of Engineering Division Bridge
set v;ee(LOS E of better). Instar the-first Street/West-River-
rafficimpact-feepragram- Gertificate-of- Street/East-River-
The Town of Truckee traffic impact fee program identifies the Oeenpancy-for Street--intersection'
installation of a roundabout or equivalent improvement at this may vi eject 6r has-been-instal-led-
intersection.
as"been-insca"«
intersection. The Town has not vet determined the specific the-Master- and-implemented.
improvement for this intersection. The project proponent shall Plan Verify that the
pay Town of Truckee impact fees contributing to the improvement Areabuildinq project proponent
of this intersection. The Town has not vet determined the specific permits pays Town of
improvement for this intersection. The final improvement Truckee impact
recommendation for this intersection will need to consider feescontributing
impacts to LOS. safety. interaction with railroad operations, and to this
non-motorized modes of travel and may not necessarily improve improvement.
intersection LOS.As the scope and timing of the improvement has if-the-traffic-signal-
yet to be determined by the Town. the project may have a is—not-instar2
significant and unavoidable impact on level of service at this verify-that-the-
intersection if an improvement that increases LOS to adequate project-appl-itant-
levels is not completed by the Town prior to issuance of the_first consiructs-sa'Q"
Certificate.of Occupancy for any project in the Master Plan Area. ttnPrevetnent-esirtg
The project af-ruekee-impaet_fees_ taffic-impact-fees
calLcted byt-e
stgmal-is-totrternple -e e. -. rt,e-first-
tr-affitimpac-t fel
prograrrrthrough a-
reimbursement`agr
LLu,LIrt tt -thC
fearbtarsenient-agreementwith tiie Tow...
C-6 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
Mitigation Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure Schedule Responsibility Procedure Comments Initials
theThe-awmo Fwc-leee— Verify that
rssrranee-ef' Engineering-Division detailed-
int ctie aita.;Ta
h short range and long range final- ed-
Certrfieot..of and that it meets
6ceap•ancq-for h.._._..:, .. ...,..: ,.,,
m .yg'Svno:.-
the-Master measure.
Verify that the
profectapplicant
funds the co_t of
preparing the
detailed-
intersection
Have the Town
Yna>mp RiPivocii:en Engineer approve-
the-improvement
planar
Ens re intersection
improvements arc arc
being imp emented
t^c"t a appli.antls-
expense.
mpivvm.cn".=--=cn:=vpp^mm r c
quest that such a condition be
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-7 Mitigation Monitoring and Reporting Program
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TRAF-6:At the intersection of West River Street/McIver Crossing,Prior to The Town of Truckee Verify that the project
provide a single-lane roundabout to improve the level of service from issuance of Engineering Division proponent pays Town
LOS F to LOS A.Installation of a single-lane roundabout at this the f est- of Truckee impact fees
intersection is included in the Town's traffic impact fee program.The Certificate-of- contributing to this
project proponent shall pay Town of Truckee impact fees contributing 6eeapaney-fer- improvement.
to this improvement. any project in
the— ter-
Plan-
Areabuildina
permits.
C-8 Mitigation Monitoring and Reporting Program
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TRAF-7: - -::":• : '••: -•--• . ':• Prior to The Town of Truckee Verify that the
issuance of the Engineering Division
project proponent
pays Town of Truckee
Inatarove-the-level-of-seMee, ofOccupancy-
Level of service at the Donner Pass Road/Bridge Street intersection ocaay-project-
impact fees
cannot be mitigated to acceptable levels within the parameters in the Master contributing to this
identified by the Town,even with provision of traffic signals and Plan improvement.lntpie
limited roadway widening. As the proposed Railvard Master Plan Areobuildina men `2'
project would increase traffic through these intersections with future permits. Verify-thatthe-
no-project deficiencies,the project would have a significant and Wan-
unavoidable impacton level of service at this intersection. The project Spee$ieationsrantf-
proponent shall pay Town of Truckee impact fees contributing to the Es-timates-RDS&E}io
improvements to the intersection described in TRAF-2 which will provide-a-
mitigate this impact to the extent feasible but not to a less-than- na'tLL000d-kft-
significant level. tnrn-lantend-
seat+tbeund-left-
turn-lane-at-the-
Donner-Pass-
Road/Bridge Street-
interseetion-ltave-
been-adequately-
p1cparcd.
Verify-that-o-
testriping-at
Benrrer-P=ari-
Read/St,eet SR.ct
intersection-h s-
been-implemented
TRAP-8:At the Donner Pass Road/I-80 Eastern Interchange Eastbound Prior to The Town of Truckee Verify that the project
Off Ramp intersection,signalize,or provide a single-lane roundabout issuance of Engineering Division proponent pays Town
to improve intersection level of service from LOS F to LOS C(with building of Truckee impact fees
roundabout)and B(with signal).Installation of a single-lane permits. contributing to this
roundabout at this intersection is included in the Town's traffic impact improvement.
fee program.The project proponent shall pay 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 Monitoring Reporting
Monitoring Monitoring Monitoring Date/
Mitigation Measure Schedule Responsibility Procedure Comments Initials
TRAF-9:At the SR 89 North/SR 267/I-80 Eastbound Ramps Prior to The Town of Truckee - Verify that the project
intersection,provide a two-lane roundabout with northbound-to- issuance of Engineering Division proponent pays Town
eastbound slip lane to improve the level of service from LOS F to LOS building of Truckee impact fees
B.Provision of a roundabout at this intersection is included in the permits. contributing to this
Town's traffic impact fee program.The project proponent shall pay improvement.
Town of Truckee impact fees contributing to this improvement.
TRAF-10:At the SR 89 North/SR 267/I-80 Westbound Ramps Prior to The Town of Truckee Verify that the project
intersection,providea two-lane roundabout and northbound-to-issuance of Engineering Division proponent pays Town
westbound loop ramp to improve the intersection from LOS F to LOS building of Truckee impact fees
A.(Note that the current interchange was designed to accommodate permits. contributing to this
this loop ramp).Provision of a roundabout at this intersection is improvement.
included In the Town's traffic impact fee program.The project
proponent shall pay Town of Truckee impact fees contributing to this
improvement.
TRAF-11: --: ---•• Prior to The Town of Truckee hrrplement TRAI 4
construction of a traffic signal at the Bridge Street/West River Street issuance of the Engineering Division Verify that the project
i er,m m the 2025 No Project and 2025 Plus Project first Certificate proponent pays Town
scenarios,the level of service at thisthe Bridge Street/West River of Occupancy of Truckee impact fees
Street intersection cannot be mitigated to acceptable levels within for any project contributing to this
the parameters identified by this analysis,even with provision of in the Master improvement.Verify
traffic signals and limited roadway widening.As the proposed Railyard Plan Area. h,. ct.
Master Plan project would increase traffic through these intersections prepoinent-pays--To',q-
with future no-project deficiencies,the project would have a of Truckee impact fees
significant and unavoidable impact on level of service at this o„ ributingtohis
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.
C-1 0 Mitigation Monitoring and Reporting Program
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TRAF-12:At the SR 267/Brockway Road/Soaring Way intersection, Prior to The Town of Truckee Verify that the project
either expand the existing signalized intersection(adding a second issuance of Engineering Division proponent pays Town
northbound left lane,second northbound through lane,separate building of Truckee Impact fees
northbound right lane,second southbound through lane,second permits. contributing to this
eastbound left lane,separate eastbound through lane,and separate Improvement.
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.
TRAF-13:At the SR 267/Airport Road/Schaffer Mill Road intersection, Prior to The Town of Truckee Verify that the project
install a second northbound through lane and second southbound issuance of Engineering Division proponent pays Town
through lane to improve the intersection operation from LOS F to LOS building of Truckee impact fees
C.Per the Placer/Truckee Regional Traffic Impact Fee Agreement that permits. contributing to this
went into effect October 1,2007,payment of appropriate fees under improvement.
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.
4TRAF 14:At the SR 89 South/Donner Pass Road/Frates Lane Prior to The Town of Truckee
a. c • En.y5-Town.IiStfanfC+-Bf-
of Truckee impact fees
e---- - --- - - -- - - _.- ,- ... e permits.
2 Mitigation Measure TRAF-5 and TRAF-14 are removed as the Town's most recent traffic Impact fee study(201 5)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-1 1 Mitigation Monitoring and Reporting Program
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TRAF-15:Providing adequate vehicle capacity over the Truckee River project- The Town of Truckee —yj(y..that_Ibe.
is of great concern to the Town and regional transportation agencies. applicant- Engineering Division y,ujeit proponent-
Although there are currently no published plans or existing fee Submit- pays-Town-of-
programs to increase capacity over the river,it is not the intent of this 4100,000-uci<ee- -00,000-
EIR to exempt the proposed project from payment of future impact contribution- fee cu,itrtbutiorrto-
fees related to increased capacity over the river.prior to-astudyto-
Tfte-Town- ilfinvestigatetonhemost-app,vp late-nes-for approval-of determine-tite-
increasiny vehicle capacity-over-the-Truekee River,-incledinga-fair major- means-bywhich-
shareanalysis-of-wideningthe Bypassto-4-ianesrThe-proposed-divisioror traffic-over-tlte-
project-wilzaniribuie-its-fairsharc,nut to cacLed 4100,000,- building nye, watd-be-
taward-thep increased-
which-capacity eve, tl,e-rivereauld-be-inereaseaid- issvaner.
Tgwmtowork-
contribut riorto appruval-of-a-major-
subdivisionbrbuildingpermit-issttaneer-nfoew-buildings-withim dilfg„tly to-
TOSdyuete-said-the MasterPlan-Area-The Tsitownalbeompfete-raid ypriarto- stcommnt-of-Phase-;?-afthe-Master
complete-
study.
Plan. Upon d:tcnn.n:ng-the-appropriate-implementation- study-prior-to-
to determine
measure;the n-Towni to„ nenee-
if impact Feestwrlf-
prepos‘Jpoject cuntributetot e-cost-fthe-improvemen- nent of
apply-to-increase-through-payment-of-traffic hnpaet-fee pragranrfees-lneffeetat- development-
capacitYovert#te-thetime-of-development- of-Phase
27Complete
To ensure the feasibility of a future roadway and pedestrian 30%
1f-tevr'rmpaet-feesare
connection between East River Street and the Master Plan area is not pedestrian
advtR d,verify-
ms-foreclosed,the infrastructure plans for the Railvard Master Plan shall and vehicle -
project-applicartH
include 30 percent design level drawings of a roadway and pedestrian access design
contributed-fees-
connection. The project proponent's cost for this design work shall not as part of the
Review and verify 30%
exceed$100,000.Preparation of said design shall constitute the Phase 2 or 3
design is complete
and acceptable prior
project's contribution to any impact fee that may be associated with improvement
such improvement,beyond payment of the traffic impact fee that will plans, to be
to Town's approval of
be_paidprior to the issuance of the first building permit. determined by
the Phase 2 or 3
the Town
improvement plans
Engineer, •
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TRAF-16:Widening of SR 267 to four travel lanes between Brockway Prior to The Town of Truckee Verify that the project
Road/Soaring Way and the Town/County line is already included in issuance of Engineering Division proponent pays Town
the Town of Truckee traffic impact fee program,while widening to building of Truckee impact fees
four travel lanes from the Town/County line to Airport Road/Schaffer permits. contributing to this
Mill Road is included in the Placer County Tahoe Resorts Benefit improvement.
District traffic impact fee program.Perthe 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 i
Truckee impact fees contributing to this improvement.
TRAF-17:Widening of SR 267 to four travel lanes between the Prior to The Town of Truckee Verify that the project
Town/County line and Northstar Drive is Included in the Placer County issuance of Engineering Division proponent pays Town
Tahoe Resorts Benefit District traffic impact fee program.Per the building of Truckee impact fees
Placer/Truckee Regional Traffic Impact Fee Agreement that went into permits. contributing to this
effect October 1,2007,payment of appropriate fees under the improvement.
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.
C-13 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 Prior to Town of Truckee Verify that grading
which includes the following conditions: issuance of Planning Division and plans for the project,
a. Open burning is prohibited.Alternatives to open burning of grading Engineering Division which include the items
vegetative material will be used.Among suitable alternatives are permits;and in the mitigation
chipping,mulching or conversion to biomass fuel. throughout measure,have been
b. The applicant shall be responsible for ensuring that adequatedust project submitted and
control measures are implemented in a timely manner during all construction.implemented.
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.
C-14 Mitigation Monitoring and Reporting Program
Revised Mitigation Monitoring and Reporting Program - updated consistent with the 2016 Addendum
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Mitigation Measure Schedule Responsibility Procedure Comments Initials
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.
I. 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.
C-i 5 Mitigation Monitoring and Reporting Program
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AIR-2:The project applicant shall implement the following mitigation Throughout Town of Truckee Verify that each
measures: project Planning Division; residence is
a. Each residence shall be equipped with a non-wood burning source construction; Town of Truckee equipped with a
of heat.Prior to issuance of any temporary or final certificates of Prior to Engineering Division non-wood burning
occupancy or prior to recordation of the final map,the applicant issuance of any source of heat;
shall prohibit the use of woodstoves within the Plan Area by temporary or Or,if a solid fuel
placing a deed restriction on the title of the property or shall pay final burning appliance is
an air quality mitigation fee to the Air Quality Mitigation fund to Certificates of installed,ensure
offset PM10 emissions from solid fuel burning appliances.All new Occupancy or that the project
solid fuel burning appliances shall be EPA Phase II Certified and prior to applicant pays the
limited to one wood-burning appliance per residence.The amount recordation of established
of the mitigation fee shall be$300 for each solid fuel burning the final map. mitigation fee.
appliance that will or may be installed or the fee established by - Verify that the
the Town Council resolution and in effect at the time of building project contributes
permit issuance or final map recordation. a proportionate
b. The project shall provide for on-site bus turnouts,passenger 'share to the
benches,and shelters as-demand and service routes warrant, development
subjectto review and approval by the Town Engineer. and/or continuation
c. The proposed project shall contribute a proportionate share to the of a regional transit
development and/or continuation of a regional transit system.system,and that the
Contributions may consist of dedicated right-of-way,capital Town Engineer has
improvements,easements,etc.The Town Engineer shall be been consulted.
consulted for specific needs. Verify that all
d. All inactive portions of the development site(previously graded inactive portions of
areas which remain inactive for 96 hours)shall be covered, the development
seeded,or watered until a suitable cover is established. site are stabilized in
Alternatively,the applicant may apply Town-approved non-toxic accordance with the
soil stabilizers(according to manufacturers specifications)to all local grading
Inactive construction areas in accordance with the local grading ordinance.
ordinance.
e. The project shall provide for pedestrian access between bus
service and major transportation points within the project where
feasible.
C-16 Mitigation Monitoring and Reporting Program
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f. The project shall contribute a proportion share to traffic-flow Verify that the
improvements(i.e.,right-of-way,capital improvements)that project contributes
reduce emissions and are not considered as substantial growth- a proportionate
inducing.The local transportation agency shall be consulted for share to traffic
specific needs.improvements that
g. A particulate matter emissions study meeting the requirements of reduce emissions,
the Particulate Matter Air Quality Management Plan shall be and that the local
submitted in order to estimate the amount of emissions transportation
associated with full build-out of the project and generated from agency was
vehicle tail pipes and re-entrained road dust.The study shall be consulted.
prepared by traffic and air quality consultants who have been Verify that a
approved by the Town Planner prior to preparation of the study. particulate matter
The study shall be consistent with the emissions calculation emissions study was
formulas utilized in the Particulate Matter Air Quality submitted based on
Management Plan and shall comply with all requirements of the the specifications in
Town Planner.the mitigation
Prior to issuance of any temporary or final certificates of measure.Verify that
occupancy for the permit,the applicant shall pay an air quality that the project
mitigation fee to the Air Quality Mitigation fund to offset PM10 applicant pays an air
emissions from vehicle tail pipes and re-entrained road dust.The quality mitigation
amount of the mitigation fee shall be$7,366 per ton of emissions . fee to the Air
generated by development authorized by the permit or allowed Quality Mitigation
upon recordation of the final map or the fee established by Town fund($7,366 per
Council resolution and in effect at the time of building permit ton of emissions or
Issuance or final map recordation. the fee established
by the Town
Council).
AIR-3:The project applicant shall implement mitigation measures See Monitoring Town of Truckee Implement Haz-1,Haz-
HAZ-1,HAZ-2a,and HAZ-2b. Schedule for Building and Safety 2a,and Haz-2b.
HAZ-1&HA2-2. Division
E.NOISE AND VIBRATION
NOI-1:In accordance with Town standards,the following multi-part Throughout Town of Truckee Verify that the
mitigation measure shall be implementedto reduce construction- construction. Building and Safety project sponsor
related noise impacts to a less-than-significant level.The Town shall Division complies with
condition approval of new development within.the Railyard Master all of the
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Plan Area as follows: standard
NOI-la:During all construction,the project sponsor shall comply with
construction
all of the standard construction noise control measures of the Town's
noise control
General Plan Policy P3.13,outlined as follows: measures of the
a. Equip all internal combustion engine driven equipment with
Town's General
intake and exhaust mufflers that are in good condition and Plan Policy
appropriate for the equipment; P3.13
b. Locate stationary noisegenerating equipment as far as Make regular
possible from sensitive receptors when sensitive receptors visits to the
adjoin or are near a construction area; construction site
c. Utilize"quiet"air compressors and other stationary to ensure that
equipment where appropriate technology exists;and noise from
d. The project sponsor shall designate a"disturbance construction
coordinator"who shall be responsible for responding to any activities Is
local complaints about construction noise.The disturbance appropriately
coordinator will determine the cause of the noise complaint
controlled.
e.g.,staring too early,bad muffler,etc.)and will require that
reasonable measures warranted to correct the problem be Make regular
implemented.The project sponsor shall also post a telephone visits to the
number for excessive noise complaints in conspicuous construction site
locations in the vicinity of the construction Plan Area. to ensure that
Additionally,the project sponsor shall send a notice to construction
neighbors in the project vicinity with information of the activities are
construction schedule and the telephone number for noise restricted the
complaints. hours
NOI-lb:The construction contractor shall ensure that all noise_ designated in
producing construction related activities are restricted to the hours of the mitigation
7:00 a.m.to 6:00 p.m.on any day except Sunday,and from 9:00 a.m. measure.
to 6:00 p.m.on Sunday_Noise producing construction activities
Verify the
include any activity(using mechanical equipment or otherwise)thaC
implementation
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
of the list of
apply to all development associated with buildout of the Railyard measures to •
Master Plan. 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 Prior to Town of Truckee Verify that noise
sensitive developments within the Plan Area,the following measures issuance of Building and Safety sensitive
shall be Implemented: building Division developments
a. All residential outdoor active use areas shall comply with a permits. within the Plan
minimum 200-foot setback from the centerline of the railroad Area implement
main line;and any such uses that would be located within 355 the mitigation
feet of the railroad centerline of the railroad main line shall,to
measures.
the extent feasible,be shielded from direct exposure to the
railroad main line by strategically locating them so that the line of Verify that
sight to the railroad line is blocked by intervening buildings to documentation
achieve an exterior noise level of 65dBA; detailing the
b. Any portlons'of residential units that would be constructed within project's design
200 feet of the railroad centerline shall Incorporate upgraded features that
window and wall assemblies with a minimum sound transmission reduce train-
class rating of STC-34.Quality control must be exercised in related noise
construction to ensure all air-gaps and penetrations of the impacts have
building shell are controlled and sealed as required to meet an been submitted
interior noise level of 45d13A;
to the Town's
c. All residential units constructed within 200 and 355 feet of the i Planners.
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 facades 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 ofSTC-30;and
e. All noise sensitive development projects within the Master Plan
Area must submit documentation tothe 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.
i
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F.GEOLOGY,SOILS AND SEISMICITY
GEO-1:Prior to the issuance of any site-specific grading or building Prior to Town of Truckee Verify that a design-
permits,a design-level geotechnical investigation shall be prepared by Issuance of any Building and Safety level geotechnical
a licensed professional and submitted to the Town of Truckee Building site-specific Division investigation has
and Safety Division for review and confirmation that the proposed grading or been submitted and
development fully complies with the California Building Code of 2007 building confirm that the
or latest version in effect.Compliance with the 2007 California
permits. proposed
Building Code(CBC)requires that(with very limited exceptions)
development fully
structures for human occupancy be designed and constructed to
resist the effects of earthquake motions.The Seismic Design Category
complies with the
for a structure is determined in accordancewith either;CBC Section California Building
1613-Earthquake Loads or American Society of Civil Engineers(ASCE) Code of 2007 or
Standard No.7-05,Minimum Design Loads for Buildings and Other latest version in
Structures.In brief,based on the engineering properties and soil-type effect.
of soils at a proposed site,the site is assigned a Site Class ranging Ensure that all
from A to F.The Site Class is then combined with Spectral Response
mitigation
ground acceleration induced by earthquake)information for the
measures,design
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
criteria,and
related calculations must be determined by a qualified person and are
specifications set
site-specific.The report shall describe the Plan Area's geotechnical
forth in the
conditions and address potential seismic hazards,such as seismically- geotechnical report
induced shaking.The report shall Identify building techniques and any required
appropriate to minimize seismic damage.In addition,the analysis soils reports are
presented in the geotechnical report shall conform to the California followed.
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
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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 Prior to Town of Truckee Verify that the
building foundations and other improvements(including the issuance of any Building and Safety design-level
sidewalks,roads,and underground utilities)shall consider these site-specific Division geotechnical
conditions.The design-level geotechnical investigation and soils
grading or investigation and
investigation,to be prepared by licensed professionals and approved
building
by the Town of Truckee Division of Building and Safety,shall include
soils investigation
measures to ensure potential damages related to non-uniformly
Permits. includes measures
compacted fill are minimized.Mitigation options may range from to ensure potential
removal of the problematic soils and replacement,as needed,with damages related to
properly conditioned and compacted fill to design and construction of non-uniformly
improvements to withstand the forces exerted during the expected compacted fill are
winter weather cycles and settlements.Additionally,site conditions minimized.
shall be evaluated for frost heave potential and site-specific
Ensure that sites are
recommendations formulated to minimize impacts due to freezing
and thawing cycles.
evaluated on a case-
All mitigation measures,design criteria,and specifications set forth in
by-case basis to
the geotechnical and soils report shall be followed to reduce impacts
minimize impacts
due to freezing and
associated with settlement and differential settlement to a less-than-
thawing.cycles.
significant level.
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 Prior to Town of Truckee Verify that the
realignment of local roads,the designers of road improvements shall issuance of any Building and Safety design-level
consider slope stability conditions.The design-level geotechnical site-specific Division geotechnical
investigation and soils investigation,to be prepared by licensed
grading or investigation and
professionals and approved by the Town of Truckee Division of
building
Building and Safety and Town Engineer,shall include measures to
soils investigation
permits. Includes measures
ensure potential damages related to slope stability Issues are
minimized.Mitigation options may range from cutting back slopes to ensure potential
sufficiently to achieve stable slope geometry to engineered
damages related to
improvements including retaining walls,hillside reinforcement with slope stability issues
subsurface anchors,or raising the grade of the road bed to minimize are minimized.
the necessity for road cuts.Ensure that all
mitigation
All mitigation measures,design criteria,and specifications set forth in
measures,design
the geotechnical and soils report shall be followed to reduce Impacts
criteria,and
associated with slope stability issues to a less-than-significant level.
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 Submit SWPP The Town of Truckee Verify the
drainage plans designed to reduce potential impacts to surface water
to Town Engineering Division
quality throughout the construction period of the project.The erosion
g g preparation and
control and drainage plans must be maintained on-site and made
Engineering approval of the
available to Town inspectors and/or Water Board staff upon request. Division prior SWPPP,
The SWPPP shall include specific and detailed Best Management to applying for
Verify that site
Practices(BMPs)designed to mitigate construction-related pollutants. first building
At minimum,BMPs shall include practices to minimize the contact of
supervisors conduct
permit;
regular tailgateconstructionmaterials,equipment,and maintenance supplies(e.g., re g g
fuels,lubricants,paints,solvents,adhesives)with stormwater.The meetings as
erosion control and drainage plans shall specify properly designed Submit copy of specified in the
centralized storage areas that keep these materials out of the rain.In
approved SWPPP to discuss
addition,if appropriate based on the anticipated seasons for
development activities,the erosion control and drainage plans shall
SWPP prior to pollution
include detailed to snow handling procedures,snow storage sites and
issuance of prevention.
winter-time BMPs designed to minimize water quality impacts,and first building Verify that a
effectively manage spring runoff from snow storage to ensure that permit;
impacts Trout Creek and the Truckee River are minimized.
monitoring program
An important component of the stormwater quality protection effort including both dry
is the knowledge of the site supervisors and workers.To educate on-
Comply with and wet weather
site personnel and maintain awareness of the importance of
measures in inspections is
stormwater quality protection,site supervisors shall conduct regular
SWPP:ongoing established and
tailgate meetings to discuss pollution prevention.
throughout implemented.
demolition, Conduct regular site
BMPs designed to reduce erosion of exposed soil may include,but are grading, visits to ensurenotlimitedto:soil stabilization controls,watering for dust control,
and/or compliance with theperimetersiltfences,placement of fiber rolls,and sediment basins.
construction SWPPP throughout
The potential for erosion is generally increased if grading is performed activities. the completion ofduringtherainyseasonasdisturbedsoilcanbeexposedtorainfall
and storm runoff.If grading must be conducted during the rainy
the project.
season,the primary BMPs selected shall focus on erosion control;that
is,keeping sediment on the site.End-of-pipe sediment
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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
land 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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Prior to The Town of Truckee Verify that erosion
HYD-2:Project proponents shall prepare an erosion control and
issuance of the Department of control and
drainage report demonstrating consistency with the Town's adopted
storm water management plan(SWMP),and related Town grading Engineering drainage plans have
Engineering ordinances and standards.The erosion control plan and permit(s);and been prepared.
drainage'report shall demonstrate,through detailed hydraulic
Ensure that the
analysis,that implementation of proposed drainage plans would result
in treatment of the runoff from the site(in compliance with the Town
On-going. Town Engineer has
NPDES permit).The qualified professionals preparing the design-level reviewed and
erosion control plan and drainage report shall consider additional approved the
measures designed to mitigate potential water quality degradation of erosion control and
runoff from all portions of the completed development.In general, drainage plans.
passive,low-maintenance Best Management Practices(BMPs)(e.g.,
grassy swales,porous pavements)are preferred by the Water Board. Ensure that the
The Town shall ensure that the project design includes features and proposed project
operational BMPs to reduce potential impacts to surface water quality complies with the
associated with operation of the project to the maximum extent
practicable.These features shall be included in the final development
terms of the Town-
drawings. wide SWMP and
WOO Attachment 4.
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 WOO 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 M54 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 WOO
Attachment 4,including(but not limited to):
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 Prior to The Town of Truckee Verify that the
management of construction-period dewatering activities.At issuance of any Department of SWPP includes
minimum,all dewatering shall be contained prior to discharge to site-specific Engineering provisions for
allow the sediment to settle out,and filtered,If necessary to ensure
grading or the proper
that only sediment-free water is discharged-to the storm or sanitary building management of
sewer system,as appropriate.In areas of suspected groundwater
ermiis;and
contamination(i.e.,near sites where chemical releases are known or
p construction-
suspected to have occurred),the groundwater shall be analyzed by a
period
State-certified laboratory for the suspected pollutants prior to On-going. dewatering
discharge.Based on the results of the analytical testing,the project activities.
proponent shall acquire the appropriate permit(s)prior to discharge Ensure
of the dewatering effluent.Discharge of the dewatering effluent may dewatering is
require a permit from the Water Board(for discharge to the storm
contained prior
sewer system)and/or the Town of Truckee(for discharge to the
sanitary sewer system).
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) Prior to The Town of Truckee Verify that the
design standards and participate in the Leadership in Energy approval of Department ofro ect
Environmental Design Neighborhood Development(LEED-ND)Pilot p
Program,including advanced stormwater management techniques,as any grading Engineering. implements Low
feasible.Should the LEED-ND Pilot Program not become a certified plan;and Impact
LEED program,the project shall still be required to incorporate Development
relevant energy and environmental design measures from the LEED-
On- oin LID)design
ND Pilot Program into the development of the project.
g g.
As a condition of approval of the final grading and drainage plans for
standards and
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the project,the project proponent shall demonstrate through the participates in
preparation of a detailed hydrologic analysis,to be prepared by a the Leadership
licensed professional,that implementation of the proposed drainage
in Energyplanswouldnotincreasetotaloff-site peak flow rates,or exceed the
Environmentalcapacitiesoflocalsystemcomponentsorifredirecteddrainagewould
exceed the capacity of downstream components,that the project Design
would construct Improvements and/or increase the conveyance Neighborhood
capacity of these undersized components.The analysis shall respect Development
the determination and mapping of the 100-year floodplain completed
LEED-ND)Pilot
as part of the Trout Creek Restoration project for the floodplain
located within the Master Plan boundary.Development(e.g.,new
Program,
home construction)within 20 feet of the 100-year floodplain is including
prohibited.The project must use drainage components that are advanced
designed in compliance with Town of Truckee standards.The grading stormwater
and drainage plans shall be reviewed for compliance with these
management
requirements by the Town of Truckee Planning,Building,and
Engineering Departments.Any improvements deemed necessary by techniques,as
the Town will be part of the conditions of approval_Development feasible.
associated with the Master Plan will also be subject to Lahontan
Review
Regional Water Quality Control Board discharge prohibitions.As
hydrologic
noted in the Lahontan Basin Plan,the discharge or threatened
discharge,attributable to human activities,of solid or liquid waste analysis to
materials including soil,silt,clay,sand,and other organic and earthen ensure-off-site
materials to lands within the 100-year floodplain of the Truckee.River peak flow rates
or any tributary to the Truckee River is prohibited.(Exemptions to this do not increase.
prohibition may be granted by the Regional Board or its Executive
Officer for certain projects subject to specific requirements for Monitor
exemptions in the Basin Plan).The proponent will fully implement the construction to
recommendations of the hydrologic analysis consultant and the
ensure all
recommendations of the Town of Truckee in compliance with the
recommendatio
conditions of approval.
ns of hydrologic
analysis are
implemented.
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HYD-5:During the Railyard Draft Master Plan development process, Prior to final The Town of Truckee Verify that any
any existing water supply well within the proposed Plan Area shall approval of Department of existing water
either be:any grading Engineering. supply well is
HYD-Sa:Inspected by a qualified professional to determine plans. treated as
whether the well is properly sealed at the surface to prevent described in the
infiltration of water-borne pollutants into the well casing or sur-
mitigation
rounding gravel pack.The California Well Standards require an measure.
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.
H.BIOLOGICAL RESOURCES
BIO-1:The following measures shall be implemented to mitigate for Prior to The Town of Truckee Ensure that
potential Impacts to nesting birds: initiating Planning Division.potential
BIO-1a:If possible,all trees,brush and other potential nesting construction-nesting habitat
habitat that will be impacted by project construction shall be related that will be
removed during the non-nesting season(September 1 through activities and impacted by
February 28).no more than project
BIO-lb:If suitable nesting habitat cannot be removed during the 14 days prior construction is
non-nesting season and project construction is to begin during the to the start of removed during
nesting season(March 1 through August 31),all suitable nesting work;and the non-nesting
habitat within the limits of work shall be surveyed by a qualified season;or
biologist prior to initiating construction-related activities.Surveys On-going
shall be conducted no more than 14 days prior to the start of throughout Verify that all
work.If an active nest is discovered,a 100-foot buffer shall be construction.suitable nesting
established in the Master Plan Area around the nest and habitat within
delineated using orange construction fence or equivalent.The the limits of
buffer shall be maintained In place until the end of the nesting work has been
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season or until the young have fledged,as determined by a surveyed by a
qualified biologist.qualified
If no nesting is discovered,construction can begin as planned. biologist prior to
Construction beginning during the non-nesting season and initiating
continuing into the nesting season shall not be subject to these
construction-
measures.
related activities
810-ic:Alternatively,CDFG may be consulted to determine if it
and ensure that
appropriate to decrease the specified buffers with or without
necessary
implementation of other avoidance and minimization measures
e.g.,having a qualified biologist on-site during construction
buffers are
activities during the nesting season to monitor nesting activity).
established.
810-2:The following measures shall be implemented to mitigate for Throughout The Town of Truckee Verify that a qualified
potential impacts to willow flycatcher: construction
Planning Division. biologist is hired to
when work is
BI0-2a:All work that will encroach into Trout Creek or the associated encroaching monitor the presence
riparian corridor shall be monitored by a qualified biologist to ensure into Trout of willow flycatcher and
willow flycatcher are not adversely affected by project construction.
Creek or the that the project is
associated halted if a willow
BI0-2b:If a willow flycatcher is observed during the monitoring riparian
flycatcher is observed.
effort,all work in the immediate vicinity shall be halted until the corridor.
bird has left the area.
810-3:The following measures shall beimplemented to mitigate for Prior to The Town of Truckee Verify that a qualified
potential impacts to Sierra Nevada mountain yellow-legged frog.initiating Planning Division. biologist is hired to
construction
BI0-3a:A qualified biologist shall conduct a preconstruction and no more
conduct a
survey for Sierra Nevada mountain yellow-legged frog no more than a week preconstruction survey
than a week prior to the start of construction that will encroach
prior to the for Sierra Nevada
into Trout Creek.The survey shall include the reach of Trout Creek start of mountain yellow-
construction.in the Master Plan Area. legged frog and that
BIO-3b:If Sierra Nevada mountain yellow-legged frogs are
any Sierra Nevada
identified in the Master Plan Area,they shall be relocated to a
mountain yellow-
suitable location downstream of the work area. legged frogs identified
are relocated.
B10-4:The following measures shall be implemented to mitigate for Prior to The Town of Truckee Verify that east
potential impacts to jurisdictional waters. issuance of a Planning Division.end of the
BI0-4a:Development or construction activity is not anticipatedto_
permit Master Plan
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occur in association with the Master Plan north of Trout Creek or other Area is
within the east end of the Master Plan Area that is not included in authorization delineated and
the current(verified)delineation.However if development to proceed
submitted to
activity does occur in this area,the area shall be delineated and
with project
the Corps for
submitted to the Corps for verification.If waters of the U.S.or
verification.
construction.
EnsureCDFGwatersareidentified,they shall be avoided if possible and
adequate buffers shall be maintained,as prescribed by the mitigation of
regulatory and permitting agencies.If the waters will be
Waters of the
permanently impacted,Mitigation Measure BIO-4b below shall be
U.S.or CDFG
waters
implemented.
permanently
810-4b:Waters of the U.S.or CDFG waters permanently impacted impacted during
during construction shall be mitigated by one of the following
construction as
methods,or by using a combination of the methods,contingent
described in the
upon approval by the Corps,RWQCB,and/or CDFG:
mitigation
D
measure.
a) Preservation,creation,and/or restoration of the impacted
Ensure that all
resources at a minimum ratio of 2:1.mitigation lands
b) Purchase of credits at an approved mitigation bank at a are protected in ,
minimum 1:1 mitigation ratio. perpetuity
c) Payment of in-lieu fees per the current Corps,Sacramento
through
recordation of a
District in-lieu fee schedule.
conservation
easement or
Mitigation shall be implemented within the Truckee River watershed. equivalent
BIO-4c:All mitigation lands shall be protected in perpetuity
method.
through recordation of a conservation easement or equivalent Ensure the
method. necessary
regulatory
BIO-4d:Prior to issuance of a grading permit or other permits are
authorization to proceed with project construction,the project obtained from
proponent shall obtain any regulatory permits that are required the Corps,
from the Corps,RWQCB,and/or CDFG. RWQCB,and/or
CDFG.
Mitigation shall be implemented within the Truckee River watershed.
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I.CULTURAL RESOURCES
CULT-1:Prior to project the issuance'of any demolition permits for the Prior to project Town of Truckee Verify that the
affected properties,the applicant shall architecturally document the the issuance of Planning Division project
Union Pacific Railroad Warehouse.The documentation shall minimize any demolition applicant has
the environmental impact of these buildings'loss,and shall be done permits for the architecturally
to Historic American Buildings Survey(HABS)Level III or higher affected documented the
standards,according to the Secretary of the Interior's Standards and
properties. Union Pacific
Guidelines for Architectural and Engineering Documentation:
HABS/HAER Standards.The applicant shall also,during preliminary
Railroad
design phase,consider the re-use of historic fabric in project buildings Warehouse,as
e.g.,the lapped wood siding on the north and east elevations or the well as the
tongue-and-groove siding on the south and west elevations). property at
The photo-documentation shall capture primary building elevations,
10144 Church
character-defining architectural features,and the architectural Street if it will
context of each building.All photographs will be done to HABS-level be removed,to
quality(i.e.,archival, high resolution prints anticipated to have a life the standards
span of 300-500 years).A historical summary shall be prepared to established in
accompany the photo-documentation to describe the historical and the mitigation
architectural significance of the four properties,especially with measure.
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.
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CULT-2a:Prior to commencement of groundbreaking activities in the Prior to Town of Truckee Verify that a
Plan Area,A qualified archaeologist shall develop a monitoring plan in commence- Planning Division qualified
consultation with the Town.The purpose of the monitoring plan will ment of archeologist is
be to ensure that significant archaeological deposits discovered
groundbreak- hired to develop
during construction are identified,evaluated,and appropriately in activities ing a monitoringtreated.A Native American cultural monitor shall be present if the
the Plan Area.
monitoring plan indicates that Native American archaeological
plan to ensure
deposits may be discovered.The.Town,in consultation with the that significant
project archaeologist,shall determine which project activities and/or archaeological
which portions of the Plan Area will be archaeologically monitored. deposits
This information will be included in the monitoring plan.A qualified discovered
archaeologist3 shall monitor the project activities and/or portions of during
the Plan Area identified in the monitoring plan. In most cases,all soil-construction are
disturbing activities in sensitive portions of the Plan Area—such as identified,
demolition,foundation removal,excavation,grading,utilities
evaluated,and
installation,and foundation work—will require archaeological
monitoring.If it is necessary to suspend construction for more than
appropriately
treated.
one working day,the project archaeologist shall consult with the
Town to assess the appropriate course of action. Ensure that
Should an archaeological deposit be encountered by project activities, should an
the monitor shall be empowered to halt construction in the vicinity of archaeological
the find.Construction activities shall be redirected and a qualified deposit be
archaeologist shall implement relevant portions of the monitoring encountered by
plan to:1)evaluate the archaeological deposit to determine if it project
meets the CEQA definition of a historical or unique archaeological activities,the
resource;and 2)make recommendations about the treatment of the monitor is
deposit,as warranted.If the deposit does not meet the CEQA empowered to
definition of a historical or unique archaeological resource,then no halt
further study or protection of the deposit is necessary.If the deposit construction in
does meet the CEQA definition of a historical or archaeological the vicinity of
resource,then It shall be avoided by Project activities.If avoidance is the find and to
not feasible,then effects to the deposit shall be mitigated through a evaluated the
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find.
data recovery strategy developed by the evaluating archaeologist. Ensure that all
Mitigation of impacts to significant archaeological deposits through work within 25
data recovery will recover scientifically-valuable information. feet of the site
This mitigation may include,but Is not limited to,a thorough where any
recording of the resource on DPR Form 523 records,or archaeological
prehistoric or
excavation.If archaeological excavation is the only feasible method of
historic
data recovery,then such excavation shall conform to the provisions of
subsurface
CEQA Guidelines§15126.4(b)(3)(C)_Any archaeological investigation
shall address the possibility of encountering Native American human cultural
remains.The investigation shall also address the disposition of
resources are
prehistoric archaeological materials resulting from the investigations discovered is
in consultation with a culturally affiliated Native American tribal 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 Throughout Town of Truckee Ensure that all
subsurface construction,all work within 25 feet of the discovery shall ground- Planning Division;work within 25
be redirected and a qualified paleontologist shall evaluate the finds disturbing Town of Truckee feet of any
and make recommendations.If the exposed geological formation is activities in the Building and Safety paleontological
found to contain significant paleontological resources,such resources Plan Area.Division resource
shall be avoided by project activities if feasible.If project activities discovery are
cannot avoid the paleontological resources,the resources shall be
evaluated for their significance.If the resources are found to be
redirected and
significant,adverse effects shall be mitigated.Mitigation may Include,that a qualified
but is not limited to,recording the locality,monitoring,data recovery
paleontologist is
and analysis,public outreach,and accessioning of all fossil material to notified.
a paleontological repository.A final report documenting the methods,
findings,and recommendations of the paleontologist shall be
preparedand submitted to the paleontological repository.
CULT-4:If human remains are discovered during ground-disturbing Throughout Town of Truckee Ensure that all work is
activities in the Plan Area,any such remains shall be treated in ground- Planning Division; halted if any human
accordance with the requirements of CCR Title 14(3)615064.5(e), disturbing Town of Truckee skeletal remains are
which has particular procedures that apply to the discovery of
activities in the Building and Safety uncovered at the
remains of Native American origin.These procedures are provided
Plan Area.Division project site and that
below.
the Nevada County
1) There shall be no further excavation or disturbance of the site or
any nearby are reasonably suspected to overlie adjacent human
Coroner is contacted.
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
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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
HA2-1:Existing contamination shall be remediated,orengineering Prior to Town of Truckee Before the Town
controls(engineered caps,vapor barriers,or other appropriate issuance of Building and Safety Issues building
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technologies)and administrative controls(land use restrictions).shall building Division;Town of permits for a
be implemented,to ensure that potential future occupants of the permits for a Truckee Engineering site within the
Master Plan Area are not exposed to site-related contamination that site within the Division Master Plan
exceeds acceptable health standards.The parties responsible for Master Plan Area,it shall
implementing site clean-up actions may include the historical
Area and prior confirm that the
owners/operators of properties within the Master Plan Area,current
to issuance of overseeing
owners of properties within the Master Plan Area,future developers
of the properties within the Master Plan Area,or the Town of
a certificate of regulatory
Truckee. occupancy(see agency has
monitoring provided
Acceptable health standards for the purpose of site clean-up shall
procedure for clearance for
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(
106 specific the site with
to 10')or less and a non-cancer health hazard index of less than one
breakdown).regard to site
based on the results of site-specific multimedia human health risk contamination, .
assessment(s).Groundwater health standards shall meet Cal/EPA or that a
requirements for the designated beneficial use(s)of groundwater in Remedial Action
the Master Plan Area.Lahontan RWQCB and the Town shall certify Plan or
that these requirements have been met before the Town issues a equivalent and a
Certificate of Occupancy for buildings constructed as part of site health and
redevelopment projects within the Master Plan Area.
safety plan are
The nature and extent of contamination within some portions of the complete and
site is not fully characterized.In accordance with therequirements of incorporated as
the Lahontan RWQCB s Preliminary Endangerment Assessment part of the
process or other acceptable U.S.EPA or Cal/EPA regulatory guidance
redevelopment
for site investigations,soil and groundwater samples shall be
collected and analyzed in areas with inadequate historical information
construction
to determine whether chemicals in the soil and groundwater are
plans for the
present at concentrations that exceed acceptable health standards.
site.
To ensure that future site occupants are not exposed to site-related Before the Town
contamination that exceeds acceptable health standards,the issues a
following activities shall be conducted:
certificate of
occupancy for
buildings within
the Master Plan
Area,it shall
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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 overseeing the site
investigated and described for each parcel or group of parcels to be clean-up,that
redeveloped,with oversight by the Water Board prior to the City's engineering
issuance of a grading permit for the potentially affected areas. controls are in
The environmental data collected as part of the site investigation shall place and
be used as input for human health risk assessment(s)to determine functioning,
whether any chemicals in soil or groundwater will present an
and/or that land
unacceptable risk to site occupants(i.e.,exceed acceptable health
standards as described above)given the site uses proposed in the use covenants are
Draft Master Plan and any subsequent redevelopment plans proposed in place for the
for the parcel(s).property that will
The results of the human health risk assessment shall be used to ensure future
determine whether no further action is required prior to occupants of the
redevelopment or that remediation of contamination or
site are not
implementation of engineering or administrative controls is
exposed to
required to ensure that potential future occupants of the Master
contamination
Plan Area are not exposed to site-related contamination that
that exceeds
exceeds acceptable health standards.
acceptable health
If remediation,engineering controls,or administrative controls are
standards.
required to ensure that human health risk does not exceed acceptable Verify that a
health standards,these actions shall be completed before the site is human health
occupied
risk assessment
Monitoring and compliance shall consist of the following: - has adequately
Before the Town issues building permits for a site within the been prepared.
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 arecomplete 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
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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 • Prior to Town of Truckee Ensure that,in the
implemented: earthworking Building and Safety event that
HAZ-2a:If soil,groundwater or other environmental media with
activities and Division;Town of contamination of
suspected contamination(e.g.,identified by odor or visual staining)is prior to Truckee Engineering soil,groundwater,
encountered unexpectedly during construction activities for individual issuance of a Division or other
development projects or if any USTs,abandoned drums or other
grading or environmental
hazardous materialsorwastes are encountered,the applicant shall
cease work in the vicinity of the suspect material,the area shall be building permit media is discovered,
secured as necessary,and the applicant shall take all appropriate see the applicant ceases
measures to protect human health and the environment.Appropriate monitoring work in the vicinity
measures shall include notifying the appropriate regulatory agency procedure for of the suspect
and implementing actions to determine the nature and extent of any specific material and
observed contamination.An environmental professional shall oversee
the subsequent assessment of the site(including the collection,
breakdown). notifies the
analysis and interpretation of any samples of soil,groundwater or appropriate
other environmental media)in accordance with local,State and regulatory agency.
federal hazardous materials and hazardous waste laws and
regulations.The professional shall provide recommendations,as Verify that the
applicable,regarding soil/waste management,worker health and contractor identifies
safety training,and regulatory agency notifications.General construc- and clearly marks
tion work shall not resume in the area affected until the underground
recommendations have been implemented under the oversight of the
pipelines or other
regulatory agency,as appropriate.
underground or
HAZ-2b:The contractor involved in site grading and site development aboveground
activities for an individual development project shall ensure that
underground pipelines or other underground or aboveground utilities
utilities.
within the Plan Area are identified and clearly markedprior to Review and approve
earthworking activities to avoid unexpected contact with these , emergency
utilities.Emergency procedures shall be developed by the contractor
that can be implemented in the event utilities are ruptured;these
procedures in the
even that utilities
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procedures shall he reviewed and approved by the Town of Truckee, are ruptured.
prior to the issuance of a grading or building permit.On-site workers
shall be trained in how to implement these procedures.
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 Prior to Town of Truckee Verify that the Town
Development Code standards for exterior lighting(Section 18.30.060) adoption of the Planning Division Development Code
shall be incorporated in the Draft Master Plan.
Final Master standards for exterior
Plan. lighting(Section
18.30.060)are
incorporated in the
Final Master Plan.
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EXHIBIT B:
TOWN AND OWNER COMMITMENTS
1. Truckee Railyard Mixed Use Development Master Plan
The Truckee Railyard Mixed Use Development Master Plan (as amended in November 2016—called
Master Plan") forms the overall basis for the development of the Railyard property, both in terms
of the private lands and eventual public properties (see Exhibit Al). Basic land use entitlements are
as shown in the Master Plan. For purposes of the Agreement, the various phases of development
and sub-areas are shown in Exhibit B1 (General Phasing and Sub-Areas). If there are development
standards or requirements not specified in the Master Plan or the Development Agreement, the
Town of Truckee Development Code will determine the requirement.
2. Affordable Housing
Affordable housing, including workforce and inclusionary housing, shall be provided in accordance
with the Truckee Railyard Affordable Housing Plan as shown in Exhibit B2 (Affordable Housing Plan).
3. Theater
Owner shall develop a theater within the first phase of the Project on all or part of one of the Phase
1 blocks west of the Balloon parcel (see Exhibit B3, Railyard Parcel Diagram). The theater is to
include a minimum of three movie screens with one screen/theater space containing at least 200
seats that can also provide a multi-functional space used for lectures and live performances. The
Town and the eventual Theater Operator may enter into an Occupant pr Joint Use Agreement so
that the Town has agreed-upon rights to use the 200 seat space for Town sponsored or sanctioned
functions. The other two screens must contain at least 50 seats each. To accomplish the
development of a theater in the Project, Owner shall identify and come to an agreement with an
experienced Theater Operator to build out the theater, and the Town and Theater Operator shall
reachan agreement for the operation of the theater for a minimum of five years. Owner shall
convey a parcel in Phase 1 (see Exhibit B3),to a Theater Operator for the sum of One Dollar ($1.00).
If requested by Town or Theater Operator, Owner will construct the theater building shell and sell
such building shell to the Theater Operator for a price equal to Owner's direct cost, as reasonably
determined by Owner,with no development fee or markup.
37
Once the construction and final inspection of the theater shell are completed; an agreement has
been signed by the Theater Operator and Owner to purchase and build out the theater; an
agreement has been signed by the Town and Theater Operator to operate the theater (the
Operating Agreement"); and initial plans for theater build out (interior improvements) have been
approved by the Town,Town agrees to grant Theater Operator a Two Hundred Fifty Thousand dollar
250,000.00) forgivable loan to offset the costs of purchasing theater equipment and related
interior furnishings. Town anticipates that this loan will be granted according to the following
terms: The loan term shall end five (5) years after the start of theater operations pursuant to the
Operating Agreement. Theater Operator shall have two years from commencement of the loan
term to open the theater to the public and begin theater operations pursuant to the Operating
Agreement. In the event that commencement of theater operations pursuant to the Operating
Agreement is delayed beyond two years, the loan shall accrue simple interest at a rate of 4% per
year on an annual basis, until the date that the theater begins operations pursuant to the Operating
Agreement. Such interest will be due on the date that the loan matures. The principal shall be
forgiven at a rate of 20% per year, beginning on the first anniversary of the start of theater
operations, so'long as the theater at the property is operated and open to the public for the
majority of the year pursuant to the Operating Agreement. If the theater ceases to operate before
the five year term matures, Theater Operator shall, within sixty days of closure, pay to Town of
Truckee the remaining full balance of the loan, including any accrued interest. Provided that the
theater operates for the full term of the loan pursuant to the Operating Agreement, 100% of the
principal will be forgiven and Theater Operator shall pay interest if applicable. This funding
commitment is valid for five years from the Effective Date of the Development Agreement.
To subsidize the cost of theater operations,Town agrees to grant Theater Operator Fifty Thousand
Dollars ($50,000.00) per year for the first five (5)years that theater operates pursuant to the
Operating Agreement.Town will grant each annual $50,000.00 subsidy payment in arrears,on the
anniversary of the start of theater operations, so long as the theater at the property continues to
operate and has remained open to the public for the majority of the previous year pursuant to the
Operating Agreement.
4. Infrastructure Funding/Assistance
Town agrees to grant Owner One Million Dollars ($1,000,000.00) to offset the cost of streetscape
improvements and related infrastructure for Railyard Phase 1 construction. Grant funds shall be paid
by the Town in two payments, contingent upon completion of the milestones related to infrastructure
and Theater construction described and summarized below. This funding commitment is valid for five
years from the effective date of the Development Agreement. Upon Owner entering into a Bonded
Subdivision Improvement Agreement("BSIA") for the Phase 1 Streetscape Improvements (as identified
in the Draft Phase 1 Roadway Improvement Plans dated incorporated by reference),Town's Initial
contribution of $500,000.00 shall be disbursed from Town to owner as work occurs on a progress
payments percentage complete basis. The Town will utilize the Contractor's monthly Applications for
Payment and Architect's Certificate for Payment as the basis to determine the amount of the progress
payment to be released. The obligation of Town to make such progress payments shall be conditioned
on Owner entering into the BSIA in connection with the approval of the first Final Map for the Project.
In the event that a BSIA is not entered into,Town will instead fund the $500,000.00 upon completion
and final inspection of the Phase 1 Streetscape Improvements (see Draft Phase 1 Roadway
Improvement Plans, incorporated by reference). Final payment of the remaining$500,000.00 shall be
38
disbursed from Town upon issuance of a Final Certificate Occupancy (or Temporary Certificate of
Occupancy in lieu thereof) for the Theater facility and Owner's completion and final Streetscape
Improvements for the Theater parcel.
5. Community/Civic Site
Specific uses for the community/civic site referenced in the Master Plan are not certain at this time,
but various options have been discussed including libraries, museums, community centers, park
areas, transit centers, or transit facilities, a combination of such uses, or other options (hereafter
called "Community Uses"). Owner shall reserve twenty-five thousand (25,000) square feet of land in
the northern portion of the Balloon Parcel (see Exhibits Al and B3) for such community/civic use or
at another alternate location agreed upon by the Town and Owner, hereafter referred to as the
Initial 25K Site". Owner will cause the Initial 25K Site to be served by standard utilities. Owner shall
make the Initial 25K Site available for sale to the Town for a duration of six (6) years from the Effective
Date of the Development Agreement, or for four (4) years following completion of the Church Street
extension through the Balloon track (whichever is earlier) at the price of one dollar ($1.00), for
development and use by the Town or a non-profit organization jointly approved by the Town and Owner •
for the Community Uses. To insure the development of the Initial 25K Site is used for its intended
purpose,the Town commits to identifying a specific Community Use plan to be agreed to by Town and
Owner, and obtaining land use permits for the proposed uses within the time period established above.
Provided that the Town has obtained said land use permits within the above time periods,the Owner will
be obligated to sell the Initial 25 k site to Town within six months of the Town obtaining approval . If the
uses are any one of the "Community Uses" noted above, Owner will not object to the Community Use
Plan.
Owner shall make available for sale to the Town an additional 25,000 square feet of land that is
contiguous to the Initial 25K Site, hereafter referred to as the "Secondary 25K Site" for six(6)years from
the Effective Date of the Development Agreement or for four(4)years following completion of the Church
Street extension through the Balloon track(whichever is earlier)at fair-market value,as determined by an
appraiser mutually agreed upon between Town and Owner and retained by Town. Town and Owner will
agree to the appraisal instructions prior to the appraisal getting underway. A draft of the appraisal will be
provided to both parties, each of which will be provided the opportunity to review and comment prior to
a final appraisal being issued. Said appraisal will be initiated within three (3) years of execution of this
development agreement, and will assume that road access through the balloon track is in place for
appraisal purposes. To insure the development of the Secondary 25K Site, the Town commits to
identifying a specific Community Use plan to be agreed to by Town and Owner, and obtaining land use
permits for the proposed uses within the time period established above. Provided that the Town has
obtained said land use permits within the above time periods, the Owner will be obligated to sell the
Initial 25K site to Town within six months of the Town obtaining approval. If the land uses are any one of
the "Community Uses" listed as options for the Initial 25K site above, Owner will not object to the
Community Use Plan. Inthe event that Tow n has not completed a community use plan and obtained
approvals within the time periods above, the options to acquire such site(s) shall be terminated, and the
Owner shall have the right to develop uses on such site pursuant to the provisions of the Master Plan.
6. Community Grocery Store
Owner and associated property representatives have indicated the possibility of bringing a high
quality grocery store to the Railyard, potentially in the Balloon parcel in Phase 2. The Town is
supportive of this use, and views it as a Town benefit to reduce the length of frequent grocery trips,
39
further enliven Downtown, provide jobs and sales tax revenue and increase viability for other
ground floor retail to succeed. Town recognizes that the Owner cannot guarantee a grocery store in
that location.To meet grocery store parking needs,the-Town would allow the grocer and associated
commercial uses (i.e.-shopping center) dedicated parking in the general location within the balloon
track shown on Parking Management Plan Figure 2 as "private parking" but would not be
responsible for management or maintenance including snow removal for the duration of time the
parking remains under private management. Town would consider future incorporation of the
grocery parking into the parking district if requested by Owner. The specific location and number of
parking spaces will be determined at the time a specific development proposal is being reviewed
and would be subject to 3 spaces/1,000 square feet parking generation rate identified in the
Railyard Parking Management Plan. fAs modified by the Planning Commission 6/15/17 and
approved by the Town Council 7/11/17)
7. Right of Way Dedication
a) Church Street Extension
Owner shall provide right-of-way through the Property to accommodate the Church Street
Extension to connect historic downtown Truckee and- Glenshire Drive as identified in the
Town's General Plan, consistent with the Railyard Master Plan Final EIR, and as more
particularly described in Exhibit B-4, (Church Street Extension and Rights-of-Way Diagrams
B-4a, B-4b, B-4c). The right-of-way shall be granted in conjunction with the recordation of
the first Final Map. Prior to any Town Approvals beyond Phase 1 of the Project, Owner shall
construct the extension of Church Street and any related infrastructure to and including the
UPRR maintenance building driveway as shown in Exhibit Church Street Extension and
Rights-of-Way Diagrams (see Exhibit B-4c) .
b) Realigned Donner Pass Road, Church Street, Donner Pass Road Extension, and A Street
In conjunction with the recordation of the first Final Map, Owner shall dedicate a right-of-
way for the Realigned Donner Pass Road, Church Street, Donner Pass Road Extension, A
Street, and associated parking, sidewalk and other appurtenances within land owned by
Owner consistent with the approved Phased Vesting Tentative Map. Within one year from
the Effective Date of the Development Agreement or in conjunction with the recording of
the first Final Map, Owner shall cause UPRR, in collaboration with Owner, to provide a
permanent easement for the Donner Pass Road Extension and parking in the railroad
Congressional Grant right of way west of the Balloon Track and within the Balloon Track as
shown in Church Street Extension and Rights-of-Way Diagrams 4A,48, 4C.
c) Trout Creek Restoration Area
In conjunction with filing the first Final Map, Owner shall provide a drainage easement for
Trout Creek and the proposed restoration of Trout Creek; the approximate location of which
is shown in Exhibit B-4 (Church Street Extension and Rights-of-Way Diagram). If Owner is
able to acquire the right of way necessary to realign the creek to an area shown in Exhibit B-
4b (Church Street Extension and Rights-of-Way Diagrams), the Owner may dedicate a
revised drainage easement area approximately shown in Exhibit B-4 (Church Street
Extension and Rights-of-Way Diagrams), and as approved by Town Engineer. If the revised
drainage easement area is granted, the Town will accordingly abandon the original drainage
easement also depicted in Exhibit B-4(Church Street Extension and Rights-of-Way Diagram).
40
Town and Owner shall cooperate in good faith to design the Trout Creek Restoration in a
fashion that will minimize encroachment within development areas envisioned for the
Project in the Master Plan, while still providing an ecologically viable creek. The Town will
bear the sole burden of the design and construction of the Trout Creek Restoration
improvements, although the timing of the improvements will be contingent on acquiring
adequate funding and permits. Once the project designs are complete, the easement may
be reduced to reflect the minimum easement required.
In association with the extension of Church Street, the Town will construct a crossing of
Trout Creek and restore a portion of Reach (5) of Trout Creek (see Exhibit B-4c, Church
Street Extension and Rights-of-Way Diagram B-4c). Restoration of Reach 4 (upstream of the
Church Street Extension crossing and'adjacent to the Balloon track) is anticipated to occur
after Reach 5 is complete. It is anticipated, but not guaranteed, that the Trout Creek
Restoration will allow for a redefinition of the limits of the current FEMA 100 year floodplain
so that a Letter of Map Revision (LOMR) can be filed with the Federal Emergency
Management Agency (FEMA). Town shall apply for and process, at its cost, such letter once
restoration of Reach 4 and 5 is complete. If approved,the portion of the Property no longer
subject to the FEMA 100-year floodplain will become available for development in
accordance with the Master Plan. Owner may also perform all analysis necessary for the
Town to file a LOMR at its cost if desired or required prior to the Town filing a LOMR,such as
prior to the restoration of Reach 4.
d) Snow Storage and Drainage Easements
In conjunction with the recordation of the first Final Map, Owner shall dedicate snow
storage and drainage easements consistent with the approved Phased Vesting Tentative
Map. Owner shall provide adequate and convenient space within the Project Area for snow
storage from developed sites and roadways, sidewalks and public spaces. Snow storage
areas shall be designed in coordination with the Town Public Works Department. Depending
on the configuration of the storage areas,they may need to be paved.
8. Right-of-Way Abandonment
Once the Realigned Donner Pass Road, Donner Pass Road Extension, and Donner Pass Road/Church
Street roundabout is constructed and open to public traffic, and once all Phase 1 right-of-way has
been dedicated, Town agrees to vacate as a public street, abandon the portion of the current
swoosh" land on Donner Pass Road that is included as part of the first block of Phase 1 of the
Project, and convey Town's fee title to such land to Owner. The right-of-way will be abandoned
concurrent with a lot line adjustment to expand the limits of the westernmost triangle-shaped
parcel.The public notices and Town Council action necessary for the street vacation, abandonment,
and associated lot line adjustment, will occur concurrent with the tentative map approval public
process.
The small "notch-out" section of right-of-way located at the current end of Church Street will be
abandoned concurrent with the recordation of the first Final Map to facilitate development of the
Project's Artist Loft housing.
41
9. At-grade Crossings of the UPRR'Balloon Track
The Town shall submit applications for three at-grade crossings of the Balloon Track as required by
the California Public Utility Commission (CPUC) and Union Pacific Railroad (UPRR) pursuant to the
Master Plan. Town is not legally responsible for obtaining CPUC approval. The cost of developing
data, analysis and information to support the CPUC applications is the responsibility of Owner.
Owner shall pay the costs of Town staff working on securing these approvals from the CPUC.
Within two (2) years after approval of the at-grade crossings by the CPUC as applied for by Town
under the Master Plan, Owner will construct three at-grade crossings of the UPRR Balloon Track.
Pursuant to the Master Plan, these improvements will provide for the future connection between
the existing Downtown and Glenshire Drive. At grade crossing improvements shall be as specified in
the CPUC approval, which may include, but not limited to pavement, sidewalks, control gates,
signage, and striping as shown in the California Public Utilities Commission Application, dated
and incorporated by reference. In the event that the CPUC approval is not granted, no
development will be allowed in phases 2 or 3 until and unless the at-grade crossings are approved.
10. Parking Management Plan
The Owner or Owner's designee shall plan for, design, dedicate land and construct, at no cost to
Town, the necessary Phase 1 parking improvements to implement the approved Railyard Parking
Management Plan dated see Exhibit B5, Railyard Parking Management Plan), and Artists'
Lofts conditions of approval, prior to issuance of Final Occupancy for the Artists' Lofts. The Town
will modify existing parking regulations to incorporate the Railyard Master Plan Area into the
Downtown Parking District consistent with the Parking Management Plan, provided modifications
are consistent with the Railyard Parking Management Plan. Owner will not oppose these regulatory
amendments. The Town will administer and operate the Downtown Parking District in accordance
with the Railyard Parking Management Plan. The Town will use various areas within the Railyard
including but not limited to UPRR right-of-way) as part of the Parking District at no cost to the
Town. The Town will provide parking meters at no cost to Owner for all parking within railroad and
roadway right of ways that are included as part of such public parking. The Owner shall also
construct parking for each specific land use in accordance with the Parking Management Plan.
Permanent snow storage easement areas shall not overlap with parking required to fulfill the
requirements of the Parking Management Plan. The free and 2-hour parking spaces that are
currently located in the Beacon Lot and along.the section of Donner Pass Road that will be realigned,
shall be relocated into the Railyard Master Plan area, and shall not be available to count towards the
parking supply associated with new development in the Master Plan.
The Railyard Parking Management Plan is intended to reflect only an initial concept for how Railyard
parking will be constructed and operated. All provisions of the Railyard Parking Management Plan
are subject to revision by the Town of Truckee, with the exception of the parking generation
standards in Section II.B.4.a. Nothing in this Exhibit B or in any other provision of this Agreement
shall be deemed to vest Owner with any rights regarding parking or the Railyard Parking
Management Plan, with the exception of the parking generation standards in Section II.B.4.a. of the
Railyard Parking Management Plan.
11. Consolidation of UPRR Operations
Owner shall relocate UPRR operations to the Congressional Right-of-Way east of the Balloon Track.
Improvements include: reconfiguration of track alignments; removal of staging lines within the
42
Project area; construction of staging,lines within the Congressional Right of Way; construction of a
new UPRR Operational building east of the Balloon Track; and deconstruction of the existing UPRR
Operation building. These improvements shall be implemented pursuant to a separate agreement
between Owner and UPRR, and will make 38 acres of land previously exempted from Town control
available for redevelopment by Owner under the Master Plan. These improvements shall be
completed within three years from the Effective Date of the Development Agreement.
12. Donner Pass Road/Bridge Street/West River Street Improvements and Quiet Zone
Designation
Town desires to construct improvements at the Donner Pass Road/Bridge Street/West River Street
intersection, including curb, gutter, sidewalk, and roadway improvements. As part of the Donner
Pass Road/Bridge Street/West River Street intersection improvements,Town agrees to also pursue a
Quiet Zone Designation for the existing Bridge Street at-grade railroad crossing. To facilitate the
Quiet Zone Designation, Owner, at its sole cost, shall install fencing along the northern side of the
UPRR tracks as required by UPRR and the CPUC. If relocation of the existing switch located due east
of the Bridge Street at-grade crossing of the Mainline Number 2 track is required by UPRR, Owner
will be responsible for the cost to relocate the switch.
13. Streetscape Improvements
Owner shall implement streetscape improvements consistent with the Draft Phase 1 Roadway
Improvement Plans dated and incorporated by reference. Landscaping and other streetscape
improvements that are beyond those being constructed as a part of the Phase 1 Improvement plans
and that are directly adjacent to future (not built) buildings shall be consistent With the approved
Truckee Railyard Streetscape Plan (see Exhibit B6 )and may be deferred to the time the building is
constructed so they are in place prior to issuance of a Certificate of Occupancy for any development
project on the adjoining parcel(s).
14. Ongoing Sidewalk and Landscape funding
Owner shall provide for ongoing funding for maintenance of sidewalks and associated landscaping
and streetscape, including snow removal, associated with implementation of the Project through
one or more Community Facilities Districts (CFD).The CFDs shall be created prior to the recordation
of the first Final Map and shall apply to the entire Project area. The overall Project area subject to a
CFD includes all properties shown in Exhibit B7 (Sidewalk and Landscape CFD and Transit CFD
Boundaries). Owner agrees to and shall cooperate in (including voting in favor of)the formation of a
CFD(s) or other funding mechanism acceptable to Town for the purposes of eventually generating
maintenance funds for the subject areas. Phase 1 CFD costs are currently estimated to be Two
Dollars and Eighty Cents per square foot annually ($2.80/square foot/year) of frontage
improvements, although draft costs are subject to change as the district is further developed.
Maintenance costs will be assessed to each' property based upon the amount of streetscape
frontage that is adjacent to the buildings on the property, as well as their fair share of common
improvement areas, such as the streetscape and landscaping that is between the Donner Pass Road
Extension and the parking that is located in the Union Pacific Right-of-Way. Reductions in the
assessment amounts may be applied to properties that install hydronic heating under their
sidewalks and driveways, thereby eliminating snow removal costs. The assessment may be
increased each year by up to the Engineering News Record Construction Cost Index (CCI) for the
43
calendar year preceding the fiscal year for which the special tax is to be assessed. Annual increases
for the CCI shall be determined by the Town Council.
15. Public Transit
Owner shall provide for ongoing transit services funding through formation of a Community
Facilities District (CFD). Prior to the recordation of the first Final Map, owner agrees to and shall
cooperate in (including voting in favor of) the formation of a CFD for all properties shown in Exhibit
B7. The CFD shall include an annual assessment of$145/year per residential unit or hotel unit and
45 per square foot per year for non-residential uses to fund the Railyard's fair share of total
growth in transit generation and the costs to implement long-term transit improvements in the
Town. Town agrees to exempt affordable housing units from this assessment. All existing and
planned transit routes currently serve the Railyard Project area. The assessment will begin at the
time of a Final Certificate of Occupancy for each discrete Building within the Project. The
assessment Tax may be increased each year by up to the Engineering News Record Construction
Cost Index (CCI) for the calendar year preceding the fiscal year for which the special tax is to be
assessed.Annual increases for the CCI shall be determined by the Town Council.
16. Bicycle Parking
Owner shall provide or cause to provide adequate bike parking for each development project as per
the Master Plan and as specified by each specific development project approval.
17. Prevailing Wage
Owner acknowledges that prevailing wage requirements on infrastructure construction for
improvements within Town rights-of-way and parking lot improvements within easements in the
name of Town may be required to be paid under State law. Owner is not waiving any rights to
contest the imposition of such requirement. The Town is not responsible for any compliance or
disputes arising over the prevailing wage issue.
18. Eastern Railroad Undercrossing
To ensure the feasibility of a future north south roadway and pedestrian connection between East
River Street and the Master Plan area is not foreclosed, prior to any subdivision of land east of the
Balloon track, Owner shall prepare 30 percent design level drawings of a potential roadway and ,
pedestrian connection. Plans shall be reviewed and approved by Town Engineer prior to or
concurrent with the Town's approval of improvement plans east of the Balloon track and an
easement to accommodate the connection will be required concurrent with the subdivision of land
east of the Balloon track.
19. Implementation Plans
Consistent with the implementation actions detailed in Chapter 9 of the Master Plan, Owner will
complete the required items according to the timing indicated in <aster Plan Exhibit B, Table 9.2,
Implementation Measures and Action Items.
20. Contamination and Clean-up
Owner is responsible for any discovered contamination and clean-up associated with infrastructure
construction on Owner's property or within the Town easement on Union Pacific's Right of Way
44
adjacent to Owner's property, regardless of whether the Town or Owner leads construction. All
work involving excavation, grading, and reuse or disposal of soil will be accomplished as required by
the soil management plans (SMPs) approved by the Water Board for the western areas of the
Property. Health and safety requirements specified in the area-specific SMPs will be followed. For
areas east of the Balloon Track, normal health and safety requirements for construction and dust
control will be followed. If previously unknown contamination is discovered during earthwork
activities, Owner will contact the Water Board and follow OSHA and Water Board requirements for
construction within impacted areas. Upon completion of infrastructure improvements, Owner's
responsibility for contamination.and clean-up will terminate. For any Town-led construction where
contamination is discovered, Town shall consult and agree with Owner before taking an action with
respect to such contamination. Ownerand Owner's consultants shall be given the opportunity to
participate in agency proceedings as to such contamination. Owner will be consulted and informed
on an on-going basis on any mitigations and associated remediation of such contamination.
21. Artist's Loft Housing Loan
Town shall provide a One Million Four Hundred Thousand dollar ($1,400,000.00) loan to the Artist
Lofts housing developer per the terms and conditions specified for construction of the Artist's Loft
housing. Such loan shall be paid back from net rental receipts from the Truckee Artist's Loft Housing
received by the housing developer from time-to-time.
22. Subdivision Maps
Town shall grant approval of a Phased Vesting Tentative Map to subdivide the Property. The Phased
Vesting Tentative Map will be completed following adoption of the Development Agreement and
consistent with the Development Agreement and Master Plan. Final maps may be filed in phases in
accordance with the phasing of development of the Project as determined by Owner and as agreed
to by the Town under the Master Plan.Various fees and exactions may be linked to either the
Phased Vesting Tentative Map or the final maps or other entitlements,such as a Certificate of
Occupancy, pursuant to Town's normal processes and the Agreement. Limits and dedication of
Town rights-of-way and easements will be addressed through the review of the Phased Vesting
Tentative Map.
23. Church Street Extension and Trout Creek Restoration
Pursuant to the Master Plan,Town shall fund, design,engineer, permit and construct the Church
Street extension, including the new roundabout, bridge over Trout Creek,any related road
improvements,and road-related drainage as part of the Town's Capital Improvement Projects (see
Exhibit B-4c, Church Street Extension and Rights-of-Way Diagram). In association with the extension
of Church Street,Town will construct a crossing of Trout Creek and restore a portion of Reach Five
5)of Trout Creek as described previously.Town agrees to a good faith effort to complete these
improvements within the following timeframe.
The Project Start Date begins once CPUC approval of the balloon track crossings is achieved and the
Development Agreement is executed:
Initiate Design: 6 months after Project Start Date
Completing Design: 30 months after Project Start Date
Initiate Construction:42 months after Project Start Date
45
If Owner desires improvements to occur sooner, Town and Owner may agree to allow Owner to
pursue design, permitting, and construction of improvements at Owner's cost which will be
reimbursed to the Owner upon completion of improvements,subject to Town agreement.Town will
not pay any penalties for failure to meet milestone identified above.
24. Roundabout at Donner Pass Road and Church
Town shall reimburse Owner Two Hundred Sixty Nine Thousand One Hundred Forty Four dollars
269,144.00)for the construction of the Donner Pass Road/Church Street intersection.This amount
is the cost associated with upgrading the intersection of Donner Pass Road Realignment and Church
Street from a two-way stop intersection to a roundabout pursuant to the Master Plan, as estimated
in the Phase 1 improvement plans Engineer's Estimate.This funding commitment is valid for five (5)
years from the Effective Date of the Agreement.
Prior to receiving reimbursement, Owner shall certify that no State funding was used on the Town
share of the improvements. Payment shall be disbursed from the Town upon Owner entering into a
BSIA with Town for the Phase 1 Roadway Improvements as identified in the Draft Phase 1 Roadway
Improvement Plans dated and incorporated by reference. Town's contribution of$269,144.00
shall be disbursed from the Town to Owner as work occurs on a progress payments percentage
complete basis. Town will utilize the Contractor's monthly Applications for Payment and Architect's
Certificate for Payment as the basis to determine the amount of funds to be released. In the event that
a BSIA is not entered into,Town will instead fund the$269,144.00 upon completion and final inspection
of the Phase 1 Streetscape Improvements.
25. Review, Processing/Approval of Remaining Plans,Applications and Permits
Town shall timely process permits and approvals required for development, use, and occupancy of
the Project, and each specific development that is proposed. Such approvals include, but are not
limited to:
One or more Phased Vesting Tentative Maps
One or more Final Subdivision Maps
Improvement Plans
Grading permits
Development Permit Applications
Use Permits
Building permits
Encroachment Permits
Other Permits that may be required from time to time
26. Grants and Subsidy Programs
The Project includes a number of costs that may be eligible for grant and subsidy programs
administered by local, regional, State, or federal agencies, including costs associated with the
development of public spaces, transportation infrastructure, and other facilities that serve the
greater Truckee community. Town will cooperate with Owner in pursuing grants and other funds.
46
27. Subdivision Improvement Agreements
Town will allow for bonding of roadway and infrastructure improvements through one or more
BSIAs such that parcels can be created and building permits can be issued, prior to completion of
such improvements.
28. Impact Fees
Owner (or subsequent building developers) shall pay all impact fees of the Town and any and all
utilities and special districts (e.g. schools, water, electricity, parks and recreation, wastewater and
collection, fire) in effect at the time of each building permit issuance. However, traffic impact fees
for buildings in Phase 1 shall be deferred to issuance of a final certificate of occupancy for the
improvements subject to the imposition of such Fees. Buildings in Phase 2 or 3 shall pay impact fees
at building permit issuance unless a fee deferral is requested and the fee deferral fee is paid in
compliance with the Town of Truckee's Traffic Impact Fee Program. Recognizing the vehicle trip
reduction and transit opportunities of a Downtown residential project, air quality impact fees for
mitigating PM-10 impacts, are based on the Truckee Railyard Particulate Matter 10 Emissions Study,
Exhibit 88. This updated method for calculating air quality fees results in a lower fee to the Owner
than the Town's traditional method. Like traffic impact fees,these fees are due and payable as each
development project is completed and occupied.
29. Phasing
Project phasing is generally expected to occur from west to east for street, sidewalk, utility, and
parking infrastructure. Building construction may occur on any Subdivision Parcel within a phase for
which the horizontal construction is complete, or will be complete prior to issuance of a temporary
certificate of occupancy for the subject development (see Exhibit B1, General Phasing and Sub-
Areas). An overview of the anticipated Project phasing for Phases 1 and 2, which include
development within the Balloon Track, is outlined in Exhibit 81, General Phasing and Sub-Areas.The
sequencing for subsequent Phases is not known at this time and shall be determined by Owner with
Town concurrence as market conditions for buildout of the Project may dictate. No development
may occur east of the balloon track until the Church Street Extension is constructed.
30. Utility Undergrounding
Owner shall fund and construct all utility undergrounding and associated service connections that
are required for the development of the Master Plan.The Town will cooperate with the Owner and
the utility providers but will not financially contribute. Any agreements or permits associated with
the undergrounding in which the Town must participate,will be prepared by Owner.
31. Drainage Improvements
Prior to issuance of any Final Map for any project phase, the Owner shall submit comprehensive
drainage and storm water management plans for that project phase to the Town for review and
approval.
Phase 1 drainage may include a drainage basin located as shown on Exhibit B-4a and B-4b, Church
Street Extension and Rights-of-Way Diagram. This drainage solution is adequate for Phase 1, but is
not the preferred long term solution once subsequent phases are constructed. It is desirable to have
the basin relocated off of the frontage of Church Street when Phases 2 and 3 are built to allow for
47
the Phase 1 drainage basin site to become part of the Railyard development area. Subject to the
approval of the Town Engineer, the Owner or other approved entity will provide for relocation of
basin elsewhere within the Railyard Master Plan area. Prior to approval of Phase 1 Infrastructure
plans or any Final Map, 30% plans for the build out of the storm drain system in the entire Master
Plan Area shall be submitted. Such plans shall provide for the eventual relocation of the basin to an
area east of the balloon track. Storm drains of adequate size and elevation shall be installed under
the balloon track crossings as a part of the Phase 1 infrastructure improvements.
Upon relocation of the basin and recordation of associated drainage easements,the former Phase 1
drainage parcel shall be made available for development. The land use and exact development
intensity will be determined at a later date, but in accordance with the Downtown Extension
Maximum Allowable Development (MAD) and the Master Plan. As a part of the infrastructure
development within the balloon track, storm drainage infrastructure shall be constructed to allow
the storm water from the Phase 1 project area to ultimately be conveyed to the areas east of the
Balloon track, unless otherwise approved by the Town Engineer. Infrastructure within the balloon
track shall include the storm drain infrastructure-that is needed to accommodate drainage within
the Balloon track and to carry Phase 1 drainage east of the Balloon track. Storm water
management within and east of the balloon track will be accommodated by a combination of low
impact development treatments in and around the developable parcels, as well as a constructed
treatment area in the eastern end of the Master Plan Area.
32. Access and Right of Way Adjacent to the Lumber Yard Parcel
Owner shall grant a right-of-way to the Town for the small triangle shaped piece of land between
the Lumber Yard property and the right-of-way of the Donner Pass Road Extension (see Exhibit B-4a,
B-4b and B-4c, Church Street Extension and Rights-of—Way Diagrams) at the time that the Donner
Pass Road Extension is constructed. This right of way will allow full access to the lumber yard
property, and provide for adequate area for improvements, future buildings and related uses on the
lumber yard property and the Town's road right of way.
33. Short Term Rental Restriction
Short term rentals of less than 30 days within residential units shall not be permitted in the
Trout Creek District. Owner shall record a deed restriction acceptable to Town reflecting
this prohibition prior to issuance of any Certificate of Occupancy for these residential units.
34. Development Agreement and Mitigation Monitoring Program
Owner shall provide appropriate compensation to Town staff or agreed upon consultant to
periodically monitor the Agreement, conditions of approval and mitigations from the CEQA
documentation based on standard Town rates. Based on the results of the monitoring and progress
on the overall project,Town staff shall report out to the Planning Commission and Town Council on
an annual basis.
48
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EXHIBIT B2
Railyard Development Agreement
Truckee Railyard Mixed-Use Development Master Plan Affordable Housing Plan
June 2017
This Affordable Housing Plan serves as the regulatory plan for inclusionary and workforce
housing implementation for all development within the Railyard Mixed-Use Development Master
Plan Area (herein "Railyard Master Plan"). This plan was prepared in accordance with
Development Code Chapter 18.214 (Inclusionary Housing) and Chapter 18.216 (Workforce
Housing) to ensure a variety of housing types and affordability levels. For the purpose of
implementing this affordable housing plan, inclusionary and workforce housing are affordable
housing terms as defined in the Development Code and attached hereto under Exhibits B-2a,
B-2b, and B-2c. This plan is consistent with the 2025 General Plan Housing Element and fulfills
Railyard Master Plan Implementation Measure 7. All new residential and non-residential
construction within Railyard Master Plan Downtown Extension (DE), Industrial Heritage (IH) and
Trout Creek (TC) Districts shall be subject to the terms of this agreement.
Section I. Introduction
Railyard Master Plan Implementation Measure 7 defines the parameters for affordable housing
in the Master Plan Area. Specifically, "Housing options within the Master Plan should include a
mixture of housing types to support and serve the needs of employees, first-time homebuyers
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." The
Railyard Master Plan Area serves as an opportunity site for higher density housing in a mixed-
use development area. The inclusionary housing and workforce housing requirements specified
in this plan are based on Town Development Code Sections 18214 (Inclusionary Housing) and
18.216 (Workforce Housing).
The following general requirements shall apply to all projects requiring approval of a land use
application:
A. General Requirements
All projects within the Railyard Master Plan shall comply with Development Code Chapters
18.214, Inclusionary Housing, and 18.216, Workforce Housing as they existed on November
28, 2016 and as set forth in Exhibit B-2a and B-2b respectively. Affordable Housing terms
Page 1 of 10
are set forth in Exhibit B-2c, Development Code Definitions/Glossary. To provide guidance
on affordable housing implementation and to establish minimum requirements and provide
for incentives, the terms contained within this plan shall apply to each new land use
application within the Railyard Mixed-Use Development Master Plan Area where affordable
housing is required. The review authority shall use this affordable housing plan in
conjunction with Development Code Chapters 18.214 and 18.216 in determining if a
development project meets the required inclusionary and/or workforce housing
requirements. The following general requirements shall apply:
1.)The rental of affordable housing units for less than 30 days shall be prohibited.
2). For-purchase affordable housing units shall be owner-occupied.
3). Each project proponent shall demonstrate compliance with the terms of this agreement
at the time of land use permit application submittal.
The review authority shall make the following findings when taking action on any new
and modified land use application within the Railyard Master Plan Area:
a) The project complies with the Truckee Railyard Mixed-Use Development Master Plan
Affordable Housing Plan.
b) The project contributes to the Master Plan vision of mixed housing types in support
of different lifestyles, families and tenures and provides affordable housing consistent
with the Railyard Master Plan Affordable Housing Plan.
4.) All non-tax-credit-funded inclusionary and workforce housing units shall be deed-
restricted affordable for a minimum of 55 years to ensure long-term affordability. The deed
restriction language shall be reviewed and approved by the Town Attorney prior to issuance
of the first inclusionary or workforce housing unit building permit.
5.) Tax-credit-funded projects shall be subject to the terms of the tax credit allocation, and
Town land use application conditions of approval and shall otherwise be exempt from this
affordable housing plan, except that units within a tax credit project shall be permitted to be
used as credit for other projects needing to fulfill inclusionary or workforce housing
requirements and short-term rentals (less than 30 consecutive days) shall be prohibited.
6.) For tax-credit-funded projects, affordable housing credits shall be applied at the time the
tax credit award is accepted and active. The tax credit recipient or assignee shall retain the
right to sell/transfer affordable housing credits and the Town shall recognize each credit as
the equivalent of one inclusionary or workforce housing unit. Use of affordable housing
credits shall comply with the terms of this agreement.
7.) Subleasing of designated affordable units shall be prohibited.
8.) Any developer of a project with inclusionary and / or workforce housing units physically
within the project shall be required to enter into a housing agreement with the Town. The
agreement shall be executed prior to issuance of temporary occupancy for any portion of the
Page 2 of 10
project. The agreement shall identify the number, type and affordability of inclusionary / .
workforce housing units and that the units shall be restricted to the approved affordability
levels for a minimum of 55 years.
9). The conversion of inclusionary or workforce housing units from income-restricted rental
units to for-purchase units shall be prohibited for the life of the affordability period.
10.) Required inclusionary and workforce housing units shall be constructed prior to or
concurrent with market-rate units. A Final Certificate of Occupancy shall not be issued for
any market-rate housing units or non-residential square footage in any one project
submitted under a single land use application until Temporary or Final Certificates of
Occupancy are issued for all required inclusionary and/or workforce housing units. The
review authority may modify this general requirement if the review authority finds that an
alternative would further ensure affordable housing unit construction and completion. For
projects where use of affordable housing credits is being requested, proof of available
credits shall be provided to the Planning Division at the time of land use application
submittal.
11). For projects with both market-rate and restricted-affordable housing units, inclusionary
housing requirements shall be calculated based solely on the number of market-rate units;
affordable units shall not be counted toward the 15 percent inclusionary housing calculation.
12.) For fractions of affordable units, the developer may elect to construct the next higher
whole number of affordable units or pay the in-lieu fee established by Town Council
resolution.
13.) Projects that provide more than the minimum required amount of inclusionary and/or
workforce housing may sell/transfer their excess units to another developer at a price
agreed upon by both parties. Notification shall be provided to the Town at the time of
sale/transfer and a copy of the agreement/transaction submitted to the Planning Division for
verification before a unit(s) can be used as an affordable housing credit.
14.) For projects where •use of affordable housing credits is being requested, proof of
available credits shall be provided to the Planning Division at the time of land use
application submittal. Affordability levels are defined as follows:
a) Very-low income households are defined as households with income up to 50%
of the area median income (AMI).
b) Low-income households are defined as households with incomes between 51%
and 80% AMI.
c) Moderate-income households are defined as households with incomes between
81% and 120% AMI.
B. Credit for 71 affordable units shall be granted to Truckee Development Associates, LLC,
or its successor in interest at the time the Truckee Artist Lofts building permit is issued.
These 71 units shall be available to use as credit for required inclusionary and/or workforce
housing requirements for other projects needing to satisfy their affordable housing
Page 3 of 10
requirement. The Town shall maintain a database of approved projects, their respective
inclusionary and/or workforce housing contribution and transfers and the review authority
shall only approve use of credits if credits are available.
Section II. Inclusionary Housing
The purpose of providing inclusionary housing is to provide a permanent supply of housing to
meet the needs of very-low, low- and moderate-income residents, particularly those who live or
work in Truckee, while maintaining the Town's character and improving the social and economic
quality of life for Truckee residents. General Plan inclusionary housing implementation is
specified in Development Code Chapter 18.214, which establishes that a minimum 15% of all
new units in a residential development project shall be affordable.
A. Trout Creek (TC) District
TABLE 1. TROUT CREEK INCLUSIONARY HOUSING
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.)Requirement
Live /Work Units 25 N/A
Multi-Family (For Purchase) Units 527.8
Single-Family Homes 8 1.2
RESIDENTIAL SUBTOTAL 85 Units 9 Inclusionary
Units*
The actual number of inclusionary units constructed within the Trout Creek District will be based on approved land use
applications and may be more or less than the Railyard Master Plan Maximum Allowable Development or M.A.D. Table 1 is
based on 15%inclusionary housing for cumulative M.A.D.buildout and is included in this housing plan to aid in affordable
housing tracking.
1). A minimum of 15% of all new units in a residential development project shall be
designated as affordable. The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase, or a mix, the unit size, type (multi-family, single-family, etc.).
b) Projects with 40 or more t multi-family units total shall include affordable units on-
site / within the project. The payment of in-lieu fees and the use of affordable
housing credits shall be prohibited to satisfy inclusionary housing requirement for
projects with 40 or more multi-family units total.
c) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of Area Median
Income. The purpose of requiring a range is to incentivize mixed-affordability
levels within the TC District.
d) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
Page 4 of 10
e) For every five market-rate dwelling units constructed within the TC District that
are 500 sf or less, credit for one affordable unit shall be granted up to a
maximum of three affordable units. Live/work units shall not be used in this
calculation.
f) Inclusionary requirements may be satisfied through use of affordable housing
credits.
2). Live/work units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, they provide housing. To incentivize the construction of
live/work units in the TC District, for every five live/work units constructed, credit for one
affordable unit shall be granted.
B. Industrial Heritage (11-I) District
TABLE 2. INDUSTRIAL HERITAGE INCLUSIONARY HOUSING
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work/ Live Units 75 N/A
Multi-Family (For Purchase) Units 125 18.75
18.75
RESIDENTIAL SUBTOTAL 200 Units Inclusionary
Units*
The actual number of inclusionary units constructed within the Industrial Heritage District will be based on approved land use
applications and may be more or less than the M.A.D. Table 2 is based on 15% inclusionary housing for cumulative M.A.D.
buildout and is included in this housing plan to aid in affordable housing tracking.
1). A minimum of 15% of all new units in a residential project shall be designated as
affordable. The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase or a mix, the unit size, type (multi-family, single-family, etc.).
b) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of Area Median
Income. The purpose of requiring a range is to incentivize mixed-affordability
levels within the IH District.
c) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the IH District that are 500 sf or
less, credit for one affordable unit shall be granted up to a maximum of three .
Work-live units shall not be used in this calculation.
e) Inclusionary unit requirements may be satisfied through use of affordable
housing credits.
Page 5 of 10
2). Work-live units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by nature of their use, buildings or spaces with jointly used residential and
non-residential uses, they provide housing. To incentivize the construction of work/live units
in the IH District and promote the creation of maker spaces, craft industries and other
businesses envisioned within the Railyard Master Plan, for every five work/live units
constructed, credit for one affordable unit shall be granted.
C. Downtown Extension (DE) District
TABLE 3a. DOWNTOWN EXTENSION INCLUSIONARY HOUSING
OPTION #1
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work/ Live Units 50 N/A
Live/Work Units 15 N/A
Multi-Family (For Purchase) Units 220 33
33
RESIDENTIAL SUBTOTAL 285 Units Inclusionary
Units*
The actual number of inclusionary units constructed within the Downtown Extension District will be based on approved land
use applications and may be more or less than the M.A.D. Table 3 is based on 15%inclusionary housing for cumulative M.A.D.
buildout under Downtown Extension Option#1 and is included in this housing plan to aid in affordable housing tracking.
TABLE 3b. DOWNTOWN EXTENSION INCLUSIONARY HOUSING
OPTION #2
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work I Live Units 29 N/A
Live/Work Units 0 N/A
Multi-Family (For Purchase) Units 256 38.4
38.4
RESIDENTIAL SUBTOTAL 285 Units Inclusionary
Units*
The actual number of inclusionary units constructed within the Downtown Extension District will be based on approved land
use applications and maybe more or less than the M.A.D. Table 3 is based on 15%inclusionary housing for cumulative M.A.D.
buildout under Downtown Extension Option#2 and is included in this housing plan to aid in affordable housing tracking.
Page 6 of 10
1.) A minimum of 15% of all new units in a residential project shall be designated affordable.
The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase or a mix, the unit size, type (multi-family, single-family, etc.).
b) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of the Area
Median Income. The purpose of requiring a range is to incentivize mixed-
affordability levels within the IH District.
c) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the DE District that are 500 sf or
less, credit for one affordable unit shall 'be granted up to a maximum of five.
Work-live units shall not be used in this calculation.
e) Building permits shall be issued for 71 inclusionary housing units (i.e.-Truckee
Artist Lofts Project) prior to or concurrent with building permits for any project that
would bring the cumulative total of residential units (excluding work-live and
inclusionary units) to 100 within the DE District, unless an alternative timeline is
approved by the review authority.
f) Any of the required inclusionary units may be satisfied through use of affordable
housing credits.
2). Live/work units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, they provide housing.
3). Work-live units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, buildings or spaces with jointly used residential and
non-residential uses, they provide housing. To incentivize the construction of work/live units
in the DE District and promote the creation of maker spaces, craft industries and other
businesses envisioned within the Railyard Master Plan, for every five live/work units
constructed, credit for one affordable unit shall be granted.
Section III. Workforce Housing
The purpose of workforce housing is to provide a permanent supply of housing to meet housing
needs generated by commercial, office and other non-residential uses. General Plan workforce
housing implementation is specified in Development Code Chapter 18.216, which establishes
that workforce units shall be calculated based on land use type in terms of full-time employee
equivalents. All non-residential projects, including but not limited to, commercial, institutional,
recreational, etc. shall include or provide workforce housing consistent with the following:
A. General Requirements.
1) Live/work and work-live units within the Railyard Master Plan Area shall be exempt from
providing workforce housing.
Page 7 of 10
2) Workforce housing units shall be calculated based on Development Code Section
18.216.040. B and C.
3.) Projects that provide more than the minimum required amount of workforce housing may
sell/transfer their excess units as credit(s) to another developer at a purchase price
agreed upon by both parties. The use of purchased credits shall comply with the terms
of this affordable housing plan.
B. Trout Creek (TC) District
1) All projects within the TC District shall be exempt from providing workforce housing.
C. Industrial Heritage (IH) District
1) All projects within the IH District with 5,000 sf. or less of non-residential gross floor area
shall be exempt from providing workforce housing to incentivize the creation of small-
scale commercial spaces.
2) Projects with more than 5,000 sf of commercial gross floor area shall provide workforce
housing consistent with Section III.A above.
D. Downtown Extension (DE) District
TABLE 4. DOWNTOWN EXTENSION WORKFORCE HOUSING
Employee
Maximum
Generation Rate
Allowed
Full Time Workforce
Development
Equivalent Housing
M.A.D.)
Employees or Requirement
FTEEs Generated
by Land Use Type)
To be
To be determined determined by
by review authority review
Movie Theater 750 Seats authority
Retail Trade and / Service Uses
150
Ji.e.-office, retail, restaurant, etc.) 75,000 sf 1/500 sf
Recreation and Public Assembly 12.5
Uses 25,000 sf 1/2000 sf
Grocery Store 35,000 sf 1/500 sf 70
To be
To be determined determined by
by review authority review
Hotel / Condo Hotel 60 room authority
Page 8 of 10
232.5 FTEEs
excluding
eSUBTOTAL * -
movie-theater
and Hotel/
Condo Hotel
TOTAL 33.2*;.
FTEEs/7 FTEEs per Development Code Section 18.216.040) Workforce,
Housing Units
The actual number or workforce housing units constructed within the Downtown Extension District will be based on approved
landuse applications andmay be more or less than the M.A.D. Table 4 is based on cumulative MA D. buildout under
Downtown Extension and is included in this housing plan to aid in workforce housing tracking.
1.)Workforce housing shall be provided consistent with Development Code Chapter 18.216,
Workforce Housing, as defined in Exhibit B-2b, including the following additional
requirements and incentives:
a) The developer shall have the right to choose if the workforce units are for rent,
for purchase or a mix, the unit size,type (multi-family, single-family, etc.).
b) For both ownership and rental workforce housing units, the developer shall
provide a range of affordability that does not exceed an average of 110% of
Area Median Income. The purpose of requiring a range is to incentivize mixed-
affordability levels within the DE District.
c). For both ownership and rental workforce units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the DE District that are 500 sf
or less, credit for one affordable unit shall be granted up to a maximum of five
units. Work-live units shall not be used in this calculation.
e) The review authority shall determine the workforce housing requirement for a
movie theater and hotel / hotel condo project as part of a future land use
application and may consider alternative employee generation rates as
allowed by the Town's workforce housing ordinance.
f) Each non-residential project, including but not limited to: commercial,
institutional, recreational, etc. shall calculate the number of workforce units
consistent with Section III.A.2 above. Any of the required workforce units may
be satisfied through use of credits or construction of workforce units.
Page 9 of 10
Exhibits
Exhibit B2A— Development Code Chapter 18.214, Inclusionary Housing, dated November 28,
2016
Exhibit B2B— Development Code Chapter 18.216, Workforce Housing, dated November 28,
2016
Exhibit B2C — Development Code Definitions/Glossary, dated November 28, 2016
Page 10 of 10
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ATTACHMENT
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EXHIBIT B5
Railyard Development Agreement
RAILYARD MIXED USE DEVELOPMENT
PARKING MANAGEMENT PLAN
June 2017
TABLE OF CONTENTS '
I.INTRODUCTION AND SUMMARY 1
A. PURPOSE 1
B. OBJECTIVES 1
II. PARKING STANDARDS 4
A. SHARED PARKING CONCEPT 4
B. SPECIFIC PARKING REQUIREMENTS 4
C. CLARIFICATIONS 8
D. OTHER PROVISIONS 9
III. PARKING DISTRICT PLAN 11
A. AMENDED DOWNTOWN PARKING DISTRICT 11
B. PARKING OPERATIONS AND MANAGEMENT 11
IV. IMPLEMENTATION STRATEGIES 17
A. VALET 17
B. DEMAND-BASED PRICING 17
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
TABLE OF CONTENTS
List of Figures
Figure 1 ' Downtown Parking District Plan with Railyard Phase 1 1 5
Figure 2 Downtown Parking District Preliminary Plan with Railyard Phase 2 16
List of Tables
Table 1 Bicycle Parking Requirements by Land Use 7
I. INTRODUCTION AND SUMMARY
A. PURPOSE
This Railyard Parking Management Plan (PMP) is based on a shared parking concept that will
integrate with the existing Downtown Parking District. The primary goal of this PMP is to provide an
adequate, but not excess, parking supply within the Master Plan area (MP area)and to incorporate
the Railyard parking in the MP area into the existing Downtown Parking Management Program.
This PMP is intended to reflect only an initial concept for how Railyard parking will be constructed
and operated. All provisions of this PMP are subject to revision by the Town of Truckee, with the
exception of the parking generation standards in Section ll.B.4.a.
This PMP has been prepared to satisfy an action/implementation item included in the adopted 2016
Master Plan.
Action Item 7.1/Implementation Measure 10
Parking Management Plan
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.
The PMP provides parking policies and standards for the Truckee Railyard Mixed-Use
Development MP area in Chapter II. Chapter III of the PMP includes modifications to current
Downtown Parking District operations and management strategies that will ensure seamless
integration of Railyard parking administration.Additional strategies to further the success of PMP
implementation and the Downtown Parking District are included in Chapter IV.
B. OBJECTIVES
This PMP for the Railyard MP area is designed to achieve the following objectives:
1. Integrate with Downtown Parking District
a. Incorporate the majority of the Downtown Extension (DE)district parking into the existing
Downtown Parking District.
1
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
I. INTRODUCTION AND SUMMARY
b. Expand paid parking into the Railyard MP area, particularly in the DE district and replace
existing free parking(57 spaces')that will be displaced.
c. Consider whether parking provided in the Trout Creek(TC) and Industrial Heritage (IH)
districts, or portions thereof, should be incorporated into the Downtown Parking District as
the Town considers specific development proposals within each district.
2. Minimize Demand
a. Build upon the success of the existing Downtown and reduce demand by sharing parking
among land uses and all users of the MP Area (businesses, residences, civic uses, or any
other).
b. Design a "park once"approach that supports the Railyard Mixed-Use Development thriving
due to its walkability and connectivity with the existing Downtown.
c. Utilize additional progressive planning and parking strategies to support a shared and •
reduced parking supply.
d. Educate the community about the high per space cost to develop parking and the .
associated economic and land use benefits associated with a reduced and well-utilized
parking supply.
3. Manage Supply and Access
a. Provide the right amount of parking, not too little or too much; avoid facilitating demand and
inducing excess car trips and ownership with excess supply.
b. Locate parking strategically across the site to maximize foot traffic and reduce the overall
parking supply.
c. Recognize that technological innovations are reducing dependency on automobiles,
particularly single-occupant automobiles, and this trend is expected to continue further
reducing dependency on autos.
d. Monitor supply and demand with iterative monitoring, reporting, and PMP refinements
based on parking demand and utilization.
4. Manage Utilization
a. Maximize parking utilization with the aim of achieving an 85 percent peak usage target
during the majority of peak periods.
b. Consider variable pricing to ensure consistent parking access and to distribute parking
demand evenly across the site, to make use of the broader parking supply.
The 57 spaces represent the 43 spaces in the East End(Beacon)lot that will be displaced with Phase 1
improvements plus an additional 14 spaces to compensate for the areas where vehicles informally park along the
unimproved shoulders of Donner Pass Road south of Church Street.Approximately 27 vehicles can be
accomodated along this frontage during the non-winter months;parking is not accommodate here during the
winter months.Given the spaces are not improved and they are only available a portion of the year, 50 percent
of the spaces (14)will be replaced,
2
JUNE 2017 RAILVARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
I. INTRODUCTION AND SUMMARY
G. Manage employee parking to incentivize not driving but ensure parking availability in
designated areas.
3
II. PARKING STANDARDS
This Railyard Parking Management Plan (PMP) is based on a shared parking concept that will
integrate with the existing Downtown Parking District.An overview of the shared parking concept is
provided below followed by parking requirements. This PMP is intended to reflect an initial concept
for how Railyard parking will be constructed and operated. Parking standards will be codified
through subsequent Town action following execution of the Railyard Development Agreement.
A. SHARED PARKING CONCEPT
A shared parking district or"park once"district uses a common pool of parking facilities to allow
patrons and employees to park a single time and then walk easily between different destinations.
As an example, a patron may go to lunch and then to the movies prior to going back home. Another
example would be an employee that parks in the district, walks to their place of employment(e.g.,
office, restaurant or retail store), drops their child at a recreation or day care center, and throughout
the day eats out for lunch, goes to the bank or dry cleaner and shops at the grocery store, all
without getting back in the car.Yet another example is someone who lives downtown,walks to
lunch, then to see a movie, and then to shop for some local goods, all without getting in a car.
Districts with shared parking manage parking spaces as if they are available for public use, rather
than reserved for the tenants and visitors associated with a particular property. Shared parking
policies do not treat the parking supply as discrete units specific to particular businesses or uses,
but rather emphasize the efficient use of the parking supply by including as many spaces as
possible in a.common pool of shared, publicly available spaces. This approach is particularly
supported within mixed-use developments as the mix of land uses (for example, an office, clothing
store or bank and a bar or restaurant) have different periods of peak parking demand. There may
be some overlap in hours of operation between uses but the peak demand is also reduced by
occupants utilizing the"park once"concept. It is encouraged that a majority of the parking supply
required per the following sections be provided as part of a shared parking pool.
B. SPECIFIC PARKING REQUIREMENTS
1 . Purpose
This section provides parking standards to:
A. Meet the PMP objectives detailed in Chapter 1.
4
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
B. Ensure that sufficient, but not excessive, parking facilities are provided for all uses, and that
parking facilities are properly designed, attractive, and located to be unobtrusive while meeting
the needs of the specific use.
C. Encourage the use of alternative modes of transportation and other trip reduction measures.
D. Establish policy for parking in the Truckee Railyard that responds to current conditions while
also being flexible and responsive to future development and shifts in demand.
E. Better align parking standards and policies with the goals of the Town of Truckee General Plan
and the Railyard Master Plan to produce sustainable, multimodal circulation to benefit
residents, employees, and visitors.
F. Supersede the parking and loading standards included in Chapter 18.48 of the Town's
Development Code unless specifically stated otherwise within this PMP.
2. Applicability
The standards, policies, actions, and strategies included in this PMP are applicable to all new
development on properties zoned Downtown Extension'(DE), Trout Creek(TC), Industrial Heritage
IH), Downtown Mixed Use, and Downtown Master Plan in the Railyard Master Plan. In the future,
the PMP is also applicable to any existing development originally constructed as part of the
implementation of the Railyard Mixed-Used Development Master Plan that is being modified.The
PMP is not applicable to properties zoned Downtown Manufacturing/Industrial (DM), Downtown
High Density Residential (DRH-14), and Downtown Mixed Use (DMU);such properties will continue
to be regulated by applicable sections of the Town Development Code.
Each land use and structure shall provide off-street parking and loading areas in compliance with
this PMP.This PMP shall also apply to changes to, or expansion of, a land use or structure. A land
use shall not be commenced and a structure shall not be occupied until the improvements required
by this PMP are completed and approved by the Town Engineer.
3. General Parking and Loading Regulations
Section 18.48.030 of the Development Code remains applicable to the MP area.
4. Required Parking
a. Parking requirements by Land Use
Each land use shall be provide the minimum number of required parking spaces listed below
through either an allocation from a shared parking pool or private on-site parking, or a combination
thereof.The following minimum parking standards shall apply within the MP area:
5
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
Residential
1.0 space per studio residential unit
1.0 space per 1-bedroom residential unit
1.5 spaces per 2-bedroom residential unit
2.0 spaces per 3-bedroom residential unit
Hotels
1 space per hotel room or unit
Other Development
3.0 spaces per 1,000 square feet of development permitted or conditionally permitted in Table
5-1 in the Master Plan.
Parking requirements for the following uses shall be determined by the applicable land use
permit for each use.
Outdoor commercial recreation
Parks and playgrounds, private recreational facilities
Schools
Sport facilities/outdoor public assembly
b. Bicycle Parking
Bicycle parking shall be provided as set forth in Table 1.
c. Provision of Parking
Required parking for uses in the DE, TC, and IH zoning districts may be provided in one or more
of the following manners:
A. From the established shared parking pool within the MP area or on-site parking, or a
combination thereof. All parking within public street rights of way and the Union Pacific(UP)
right of way being utilized for public parking shall be included in the pool. Spaces on private
property may also be included in shared pool subject to approval of the review authority.
B. A minimum of fifty(50) percent of the required residential parking shall be located on-site.The
review authority may approve an alternative to allow for less than fifty percent for a specific
project(if the project is allowed within the subject zoning district and is generally consistent with
the Master Plan) if one or more of the following findings can be made:
6
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
TABLE 1 BICYCLE PARKING REQUIREMENTS BY LAND USE
Land Use Short-Term Parking Long-Term Parking
Residential:'
Multiple Family Dwellings(with 1 spaces per 6 units, minimum 2 1 space per 2 units(includes
4 or more units)' spaces studios);
Commercial
Office
1 per 2,000 sf of floor area,
minimum 2 spaces
Restaurant 1 per 2,000 sf of floor area,
minimun23paces
Retail—General Food and 1 per 4,000 sf of floor area,
Groceries minimum 4 spaces
Retail—General 1 per 2,000 sf of floor area,
inimum 4 ..ces
Hotels
1 per 5 rooms or 1 bike provided
by hotel on site for every 10 rooms
Education and Institutions 1
Assembly(Churches,Theaters, 1 space for each 15 seats
etc.)provided
Non-Assembly Cultural (Library, 1 per 8,000 sf of floor area,
Government Buildings,etc.) minimum 4 spaces
Industrial
1 per 12,000 sf of floor area,
minimum 4 spaces
a Long-term 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.
Source:Urban Planning Partners and Nelson Nygaard,2016.
i. The proposed project would produce a comprehensive development of superior quality
e.g., appropriate variety of structure placement and orientation opportunities,
appropriate mix of land uses and structure sizes, high quality architectural design,
increased amounts of landscaping and open space, improved solutions to the design
and placement of parking facilities, etc.)than which might otherwise occur from the
strict application of the provisions and standards identified in this PMP; and/or
H. The project includes a tax-credit funded housing project or other housing project that
restricts a minimum of 50 percent of the units as affordable for a minimum of 55 years.
Hi. The district in which the project is proposed is more than 75 percent built-out and
approval of a reduction in on-site parking implements Master Plan goals and/or
objectives.
iv. The use or project includes a movie theater or restaurant with outdoor and/or rooftop
dining in excess of 1,500 square feet.
7
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
C. Parking provided on private property in association with a specific development project and in
accordance with this PMP; although this is discouraged unless associated exclusively with
residential units, or a grocery store larger than 15,000 square feet within the balloon track, or
commercial uses developed in support of a shopping center containing a grocery store
located within the balloon track with private parking allowed in the location identified on
Parking Management Plan Figure 2. (As modified by the Planning Commission 6/15/17
and approved by the Town Council 7/11/17)
D. If following buildout of all the parking district spaces in Phase 1 (the Railyard MP area generally
east of Bridge Street and west of the balloon track)and Phase 2 (the Railyard MP within the
balloon track)of the DE District, the Town receives a development application for a project for
which the required parking cannot be met with a combination of on-site and already developed
district parking spaces, the project applicant may, in conjunction with their development
application submittal, provide results of a parking study that demonstrates there is additional
capacity within the Railyard such that the reduced parking rates are justified. This additional
capacity can be demonstrated by showing that a peak occupancy of 85 percent or less can be
achieved within the developed portions of the Railyard considering all existing development in
the Railyard, existing parking supply, and surveyed peak demand. The parking survey shall
include a minimum of three Saturdays during the summer and/or winter season.
d. Submittal Requirements
The following information related to parking shall be provided to Town staff with each development
application submittal:
Brief assessment of how the proposed project relates to the approved PMP.
A Parking Actual Allocation Update—this will tabulate and graphically show what parking
has generally been allocated to what specific development approvals to date and what is
proposed with the specific development project being considered.
This will be provided for information purposes and to show that in general parking is available in the
DE District to conceptually allocate to the proposed development, understanding that specific
spaces will not be allocated to one particular use.
C. CLARIFICATIONS
1 . Uses Not Listed
Land uses not specifically listed by Table 5-1 of the Master Plan shall provide parking as required
by the review authority.
2. Rounding of Quantities
When a calculation of the number of parking spaces required results in a fraction of 0.50 or more,
the number of required spaces shall be rounded up to the nearest whole number.
8
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
3. Parking Meters and Operation
The Town will determine the number and locations of parking meters (general guidance is one
meter per seven angled parking spaces and one meter per five parallel spaces). The Town may
adjust how parking is administered and managed to ensure operational efficiency, such as, but not
limited to: parking meter rates and locations, parking type by location, etc.
D. OTHER PROVISIONS
1 . Development Code Applicability
The following sections of the Truckee Development Code remain applicable to parking within the
MP area unless they conflict with a specific requirement of the Master Plan, this PMP, or the
Development Agreement.
i. 18.48.060—Disabled/Handicapped Parking Requirements
ii. 18.48.070—Development Standards for Off-Street Parking with the following specific
exceptions:
a. Parking stall dimensions are subject to approval of the Town Engineer for all
parking within the public or UP right-of-way.
b. Parking lifts or systems are permitted.
iii. 18.48.080—Driveways and Site Access
iv. 18.48.090—Bicycle Parking and Support Facilities with the following exception:short-term
and long-term bicycle parking shall be provided for all uses consistent with Table 1.
v. 18.48.100—Off-Street Loading Space Requirements
2. Provisions
The following are additional provisions that are included to encourage the development of a
compact and walkable MP area that prioritizes sustainable transportation practices to ensure
dependency on vehicles is minimized.
A minimum of one of the required parking spaces in each parking area that includes more than
40 spaces shall be dedicated to a plug-in electric vehicle(PEV)or at a rate consistent with the
currently adopted California Building Code. It is encouraged that PEV spaces be clustered.
Each PEV space shall be included as part of the required parking.Additional spaces are
encouraged to be PEV ready based on current and anticipated PEV demand.
Dedicated carsharing spaces on each development site are encouraged. Each parking space
dedicated to carsharing reduces the required minimum spaces by two spaces up to a maximum
reduction of 10 percent of the minimum required spaces.
9
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
Unbundling parking for multi-family residential buildings is required in the DE District.
Unbundled parking separates housing and parking costs.Traditionally,the cost of an apartment
or condo unit includes one or more parking spaces, regardless of whether the tenant/owner is
using them or not. Unbundling allows residents to choose the number of parking spaces they
use and pay for accordingly.
1
III. 'PARKING DISTRICT PLAN
As discussed above, the Railyard will be integrated into the Town's existing Downtown Parking
District. Parking within the street and UP rights-of-way will be developed incrementally by block as
the street improvements are constructed.All parking developed in the street or UP right-of-way will
be included in the Downtown Parking District. The Parking District plans for phases 1 and 2 of the
DE District are detailed followed by a supply and allocation assessment to demonstrate that the
number of spaces anticipated on-site and within the rights-of-way will be adequate to serve
anticipated development as well as buildout under the Master Plan Maximum Allowable
Development(MAD).
A. AMENDED DOWNTOWN PARKING DISTRICT
Figure 1 provides a Parking District Plan that includes the Railyard MP area west of the balloon
track (Phase 1). One side of the figure provides an amended Parking District Map that shows
Phase 1 being incorporated into the Downtown Parking District and the other side documents the
operation and management of the District including special permits.
A preliminary plan for Phase 2 within the balloon track is provided in Figure 2.The primary purpose
of this preliminary plan is to demonstrate that, relative to the amount of development that is
anticipated under the MAD, there is adequate land area to accommodate parking at the proposed
ratios.The preliminary plan is based on a conceptual buildout plan for the Railyard, as no specific
development proposals have been approved with the exception of the Artist Lofts. In addition, the
number of garage spaces shown for residential projects is also illustrative and may vary once a
specific development is approved.
B. PARKING OPERATIONS AND MANAGEMENT
Parking within the Master Plan Area will be administered and operated by the Town under the
Downtown Parking District. The various aspects of parking operations and management described
below reflect initial concepts for how Railyard parking will function within the Downtown Parking
District.
1 . Operations Overview .
PAY PARKING 10am to 6pm DAILY including Weekends and Holidays (except
Thanksgiving day and Christmas day are FREE Parking Days)
FREE 2-hour parking in the-East End parking lot 10 am-6 pm
11
JUNE 201 7RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
III. PARKING DISTRICT PLAN
FREE Overnight free parking 6pm-10am in the East End lot.
FREE Bus &Train Patron Parking in the East End Lot up to 7-Day Max in Designated
Spaces with permit issued by the Parking District.
During winter months from November 1 —April 30 there is no parking on street between 2
am and 5 am for snow removal purposes (TTMC 10.17.030).This does not apply to parking
lots within the Railroad right-of-way immediately south of Donner Pass Road that are
designated for residential/employee parking.
2. Parking Pricing and Permits
a. Meters
0.25 for 15 minutes/$1.00 per hour on Jibboom St. and West River St.
0.25 for 10 minutes/$1.50 per hour on Donner Pass Rd., Spring St., Bridge St., Church
St., and in the Fire Station and Diner parking lots.
b. Employee Parking Permits Program
Employee parking is allowed in designated parking areas within the Downtown Parking District with
a valid permit.Available employee parking areas will be expanded within the Railyard Master Plan
Area as new businesses are established and additional employee parking demand is generated.
Employee permits are issued by the Parking District to the employer, ensuring that passes are only
provided to employees of businesses within the Downtown. There are currently four options of
employee permits:Annual =$360; Bi-Annual =$210; Monthly=$40; Free Permit= Employee pays
2/day at meter or parks free at the East End Lot. Employees must park in one of the designated
employee parking areas when using their employee permit,With the expansion of the Parking
District to encompass the Railyard, the following locations would be available for employee parking:
Free Parking Lot: Free employee parking is currently available in the East End Lot, a free
2-hour parking lot adjacent to the Beacon gas station.This lot is located in an area that will
be repurposed under the Master Plan for road right of way and other parking and would no
longer be available in its current configuration for employee parking. Equivalent
replacement free 2-hour parking will be provided elsewhere within the Master Plan Area as
generally shown in Figures 1 and 2, although exact location of the spaces is subject to
change as the Master Plan develops'Employees would be able to park in a lot west of the
The 57 spaces represent the 43 spaces In the East End(Beacon)lot that will be displaced with Phase 1
improvements plus an additional 14 spaces to compensate for the areas where vehicles informally park along the
unimproved shoulders of Donner Pass Road south of Church Street.Approximately 27 vehicles can be
accomodated along this frontage during the non-winter months;parking is not accommodate here during the
winter months.Given the spaces are not improved and they are only available a portion of the year,50 percent
of the spaces(14)will be replaced,
12
JUNE 2017 RAILVARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
III. PARKING DISTRICT PLAN
balloon track in Phase I and a lot within the balloon track in Phase II of Master Plan
buildout. Parking will be available 24 hours per day, seven days per week with valid
employee permit displayed.
Jibboom Street: This on-street permit parking area is available seven days per week.There
is no parking in this area from 10:00 P.M. to 5:00 A.M. between November 1 and April 30
due to snow removal requirements.
Truckee Diner Lot: The Truckee Diner Lot is located on West River Street with employee
parking available seven days per week. Between November 1 and April 30 there is no
parking from 2:00 am to 5:00 am for snow removal purposes.
o Brickelltown:This on-street permit parking area is available seven days per week.
There is no parking in this area from 10:00 P.M.to 5:00 A.M. between November 1
and April 30 due to snow removal requirements.
o UPRR Easement: Parking along Donner Pass Road Extension within the UPRR
easement will be developed concurrent with Phase I and will be available for
employee parking as shown in Figures 1 and 2. Some of this parking is in
designated parking lots and some is along the roadway.These parking areas will
be available seven days per week. There is no parking in these areas from 10:00
P.M.to 5:00 A.M. between November 1 and April 30 due to snow removal
requirements.
o Other: additional employee parking areas will be created on Church Street and
within the balloon track as shown in Figures 1 and 2
c. Residential Parking Permits (RPP)
Although the Parking District currently has the ability to issue residential parking permits;that permit
type has not been implemented to date. In order to ensure seamless operations throughout the
District, the Residential Parking Permit(RRP) program will be implemented as new residences are
developed.An RPP must be requested and obtained from the Town by the registered property
owner, or the registered property owner's representative (per TMC 10.18.190). For multi-residential
buildings in the Railyard,the permits will be issued to the homeowner's association (HOA)or if
apartments then the building ownership or manager.All other residential parking permits shall be
obtained by providing a: (1) current utility bill establishing the location of residence as being within
the resident permit parking area, (2)current vehicle registration, and (3)valid identification card.
Parking permits shall be issued at a maximum rate of one residential permit per residential unit.
Parking permits must be clearly displayed in the vehicle. The permits shall be considered part of the
residential property and shall be transferred to the new property owner upon sale of the residence.
The new property owner shall be responsible for updating the vehicle information with the Parking
District.
13
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
III. PARKING DISTRICT PLAN
RPP permit holders may park within Paid Parking or Employee/Residential Permit Parking spaces
in the Railyard in excess of 2 hours;but not longer than 72 hours. RPP permits must be clearly
displayed in the vehicle.
d. Unbundled Parking
Consistent with Standard 15 of the Railyard Master Plan, each residential building in the Railyard
shall provide parking through an unbundled parking program that separates housing and parking
costs.Traditionally, the cost of an apartment or condo unit includes one or more parking spaces,
regardless of whether the tenant/owner is using them or not. Unbundling allows residents to choose
the number of parking spaces they use and pay for accordingly. The Town shall review and approve
the unbundled parking program concurrent with the respective land use application.The program shall
address each of the following items:
Detail how each residential unit can purchase or rent/lease an on-site parking space or
RPP.
Potential buyers and renters of affordable residential units shall have an equal opportunity
to purchase or rent parking spaces on the same terms and conditions, at a price
proportional to the sale or rental price of their units as compared to comparable market rate
units.
Surplus off-street spaces that are not within the Parking District may be rented out to non-
residents or non-tenants with the provision that such spaces must be vacated on 30-day
notice if they become needed.
An exception to the unbundling requirement may be granted by the review authority in
association with a project's development application for affordable units funded,by tax credits if it
is demonstrated that separate pricing for parking is prohibited by the terms of the tax credit
allocation.
14
1,i '',, Downtown Par"King + Proposed Railyart1 a •
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IV. IMPLEMENTATION STRATEGIES
The following strategies provide additional options to further the success of this PMP and the
Downtown Parking District as it expands to include the Railyard. Because these are strategies, they
have not been fully considered, however, they provide additional opportunities to increase
efficiency District-wide as the Master Plan builds out.
A. VALET
Valet parking can be offered by businesses for the convenience of their customers. This type of
service is often provided by hotels, restaurants, hospitals, movie theaters, shopping centers, and
museums. While valet parking may be considered a luxury service, it can also benefit those with
mobility limitations, families with kids, and late-night visitors who feel uncomfortable walking to a
parked car in the dark. It is also a tool for a more efficient use of existing parking supply.Valets can
store hundreds of cars in parking facilities that are either under-utilized at certain hours or otherwise
unavailable to the public(e.g. private parking facilities).Valets can also park vehicles in a much
denser configuration. Ideally, valet parking fees should be in the same range as metered on-street
parking to make it accessible to a wider range of people.
Traditional valet services provide customers with vehicle pick-up and drop-off at the same location;
however, some cities have developed Universal Valet programs where customers can drop their
car off at any designated valet location and pick it up at any other designated location within a
district. Pasadena, California has implemented such a program.This model provides a flexibility
that encourages short walk trips between destinations, rather than driving and parking at each
location. It also makes visiting the district easier for those who must drive, since visitors do not have
to search for an open parking space. Some businesses may choose to validate their patrons'valet
fees, much like they would a garage-parking fee. The valet program can be implemented by the
Downtown Parking District or site management.
B. DEMAND-BASED PRICING
On-and off-street parking should consider use of variable pricing as a means to meet target
occupancy levels and generate an appropriate level of turnover.As described in more detail below,
motorists would be allowed to park in a parking space for as long as they like, as long as they pay
for it. Prices would adjust to respond to seasonal fluctuations in demand so that when parking
demand is higher or lower, prices would increase or decrease accordingly.The primary goal of
demand-based pricing is to make it as easy and convenient as possible to find and pay for a
parking space. By setting specific availability targets and adjusting pricing, demand can be
17
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
IV.IMPLEMENTATION STRATEGIES
effectively managed so that when a motorist chooses to park, they can do so without circling the
block or searching aimlessly.
Demand-based pricing can result in the following benefits:
Consistent availability and ease of finding a parking space, especially near local
businesses and ground floor retail uses.
Flexible time limits,thereby eliminating the need to move a vehicle to avoid time
restrictions.
Convenient payment methods that eliminate the need to"plug the meter"and make it
easier to pay for parking and avoid parking tickets.
Incentivizes long-term parkers and daily commuters to park in off-street lots.
Reduces search time for parking, resulting in less local congestion and vehicle emissions.
Reduces illegal parking.
Provides a more equitable and efficient way to account for the real costs to a municipality
for providing parking.
Offers a potential revenue stream for the Town that can be reinvested in local
transportation and mobility improvements.
The paid, publicly-owned, and operated parking provided on the Railyard site should utilize new
meter technology and meter pricing that is similar to the existing Downtown Parking District.
Integration with this District is a key goal,to help avoid any"spillover" parking concerns. However,
policies and operations can vary slightly, as long as the rules and operational details are easily
communicated and understood. The Railyard public parking areas could be used to pilot new
pricing and management details for consideration by the broader Downtown Parking District.
1 . Target Occupancy Rate
Target occupancy rates should be 85 percent,which would translate into approximately one space
per block and several spaces per lot being available at all times of the day.
2. Initial Hours and Pricing Structure
Current meter rates are$1 and $1.50 per hour, depending on location. Hours and pricing should be
considered based on demand and proximity to prime parking destinations. The price of off-street
parking should be set lower than on-street rates in order to incentivize motorists to seek out
underutilized off-street spaces. Ideally, all off-street"pay"facilities would employ consistent pricing
structures.
Outlined below is potential hours and pricing structure for paid parking:
18
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
IV.IMPLEMENTATION STRATEGIES
Peak period (Summer,Winter) - 8 AM-6 PM, 7 days- $2.00 per hour
Off-peak period (Spring, Fall)- 8 AM-6 PM, 7 days-$1.00 per hour
Peak period (Summer, Winter) Off-street-$1.50 per hour(no max)
Off-peak period (Spring, Fall)-'$0.50 per hour(no max)
3. Meter Pricing Adjustments
It is possible that the initial pricing structure proposed above will not achieve the target occupancy
rate.Therefore, meter prices should not be static, but periodically adjusted to respond to changes
in demand. Rates need not change constantly or abruptly. When revising meter hours or rates, it is
safest to increase or decrease rates slowly, with occupancy checks before and after each rate
adjustment, in order to avoid overshooting and accidentally driving away customers or visitors.
This Plan recommends that the Town Engineer be authorized to increase parking prices up or
down in $0.25 increments a maximum of four times per year, with an upper price limit of$3.00 per
hour.
Other modifications to meter pricing would be established by Town ordinance.
19
TRUCKEE RAILYARD STREEbLMPE FLAN
May 10, 2017
TABLE OF CONTENTS
INTRODUCTION BUILDING INTERFACE
Relationship to the Truckee Railyard Master Plan 4 Building Entries 33
Purpose of this Document 4 Covered walkways/Arcades 33
Definitions 5 Outdoor Dining 33
Streetscape Plan Goals 6 Public/Private Delineation 33
Truckee's Unique Character 6 Public/Private Spaces Along Streetscape 33
Pedestrian Scale 34
Trash 34
Vendor Opportunities 34
View Corridors 34
TRUCKEE RAILYARD STREETSCAPE TYPES STREETSCAPE STANDARDS
General Considerations 8 Snow Removal/Storage 35
Gateways 11 Curbs 35
Sidewalk Zone 12 Parking Meters 35
Transitions from existing Downtown 13 Lighting 35
Industrial Heritage(IH) District 26 Infrastructure 36
Trout Creek(TC) District 26
COMMUNITY ACTIVITY CENTERS HARDSCAPE STANDARDS
Pedestrian Circulation/Nodes 26 Pavers 37
Town Square 28 Sidewalks 37
Parks 28 Crosswalks 37
Plazas 29 Medions 37
Trout Creek Corridor 29 Roundabouts 38
Event Streets/Alleys 30
Street Closures and Public Events 32
Parking 32
Public Art 32
r,
1
41
SITE FURNISHINGS PREPARED FOR:
Truckee Development Associates
Benches 40 10152 Church Street
Boulders 40 Truckee,CA 96161
Bicycle Racks/Parking 40
Trash Receptacles 40
Pedestrian Lighting 40
Tree Wells 41 PREPARED BY:
Planters 41
Fencing 41
Unique Truckee 41
STREET TREE + LANDSCAPE STANDARDS
EASTERN
Existing Soils 42 SIERRA
Tree Grates 42
INTRODUCTION
The Truckee Railyard Mixed Use Development Master Plan(Railyard Master Plan or Master Plan)area represents a significant expansion to the downtown fabric of Truckee
California.Significant planning,outreach and effort has been put forth in shaping and visioning the future redevelopment of the Railyard and how it will relate and
integrate with the surrounding areas.The Master Plan documents the Town's vision for the Railyard Area and provides a framework to guide its future redevelopment.
It describes the type,scale,and character of development envisioned for the Railyard Area and as well as transportation and circulation plan.In November of 2016,a
revised Railyard Master Plan was approved by the Town and the first phase of improvements is soon to be realized.Action 7 of the Master Plan requires the preparation of
a Streetscape Plan prior to any land use approval or building permit within each District:
Action 7. 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 key element of the Master Plan is a vision for the streetscape environment and how future project components will relate to the streetscape.Streetscape is a term"that
is used to describe the natural and built fabric of the street,and defined as the design quality of the street and its visual effect."The concept recognizes that a street is a
public place where people are able to engage in various activities.This Streetscape Plan has been prepared to provide more detailed designs and concepts to ensure
that the first phase,and all future phases,will be unified by an approved streetscape design.This plan represents the effort to define the details of the streetscape design
in the master plan area.
RELATIONSHIP TO THE TRUCKEE RAILYARD MASTER PLAN PURPOSE OF THIS DOCUMENT
This Streetscape Plan is based on the approved Railyard Master Plan,dated This streetscape plan,for the purpose of fulfilling the Railyard Master Plan
November 2016.It is intended that this Streetscape Plan is supplemental to the administration requirements,is intended to be a short/focused document that
approved Master Plan and will inform current and future development in the addresses not only details such as street furniture and gateway locations,but
Railyard Master Plan area.It builds upon and reinforces the key concepts,graphics street character and development principles based on the adopted Truckee
and goals as outlined in the Master Plan and provides more detail and specifics Master Plan.The streetscape plan illustrates the intended pedestrian environments,
as it relates to the streetscape public environments planned throughout the street views,public gathering opportunities,circulation corridors,and provides
development.This document does not replace the goals,concepts,guidelines or a more refined framework for future developers to use in coordination with
requirements as set forth in the Master Plan. project conceptualization/development.The streetscape plan will inform future
development and drive building design to be connected with the streetscape
vision.
A
DEFINITIONS
Amenities Zone-The areas between the clear zone along the curb and the clear path Right of Way-As defined by the Town of Truckee and typically includes all areas that will be deeded
of travel along the streetscape areas where all of the proposed amenities will be located bock to the Town after the project is complete.
including lights,trees,planters,parking meters,etc.
Streetscape-The streetscape throughout this plan generally refers to the exterior public spaces
Building Use Zone-Public areas outside of the clear path of travel along the streetscapes located between street curbs and building facades(the
created by building design and articulation responding to the end use of that frontage. sidewalks),but also refers fo urban roadway design as it impacts street users,both pedestrian and
Examples include outdoor café areas and building entrances. vehicular.Streetscapes can have a significant effect on how
people perceive and interact with their community.If they are safe and inviting to pedestrians,
Clear Path of Travel-Area between the buildings and the amenity zone that is clear of people are more likely to walk which helps reduce automobile
vertical obstructions to allow for pedestrian travel and snow removal. traffic.improve public health,stimulate local economic activity,and attracts residents and visitors to
a community.
Clear Zone-Area free of vertical improvements as measured from back of curb that allows
room for opening car doors,car overhang and snow removal. Typically 2' from back of curb. Traffic Calming-Traffic Calming is the combination of mainly physical measures that reduce the
negative effects of motor vehicle use,alter driver behavior and improve conditions for non-motorized
CPTED-Crime Prevention Through Environmental Design is defined as a multi-disciplinary street users.Examples of traffic calming measures include:on-street parking,bulb-outs,narrowed
approach to deterring criminal behavior through environmental design. streets/traffic lanes,roundabouts.speed tables and raised medians.
Gateway-A zone delineated by special furnishings or elements that signal a transition from Truckee Railyard Master Plan(RMP)-The Truckee Railyard Master Plan was originally adopted by
one district to the next. the Town Council in July of 2009 and was created to express the Town's vision for the Railyard and to
guide its future redevelopment.The current version is dated November 2016.
LID-Low Impact Development(LID)refers to systems and practices that use or mimic natural
infiltration,evopostranspiration or use of stormwater in order to protect water quality and
associated aquatic habitat.
Node-An important intersection or stopping point on a path of travel.A node can be
furnished with benches,wayfinding or information kiosk.
Public Art-The term"Public Art"applies to any art (irrespective of ownership)which is
lawfully exhibited in a publicly available space.Public Art can be in the form of painting,
mural,mosaic,sculpture,landscaping,or other work of art,as long as it can be appraised
as a work of art and its value documented.Public Art can be displayed on buildings,at or
near pedestrian entrances,sidewalks,in plazas or open spaces.Public Art attracts people
and humanizes the urban landscape.Art will add character and strengthen the community
inviting people to explore by moving them from one art piece to another.
5
STREETSCAPE PLAN GOALS TRUCKEE'S UNIQUE CHARACTER
The following goals were taken from the RMP and guide the detailed concepts In
the streetscape plan. 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.
Seamless transition to the existing downtown. Likewise,the development of the Railyard Area should provide variety in
terms of building forms and uses.
Reflects the industrial heritage of the site and unique mountain town
character.
The development should embrace Trout Creek as an urban stream where
the design would reinforce the natural asset along with creating a space for
Design that is authentic and original,and that does not replicate that of the
people to gather.
historic downtown area.
A prominent gateway to downtown should be created where Glenshire
Encourage vibrant and economically sustainable mixed-use redevelopment
Drive is connected to the site with a new bridge over Trout Creek.
that offers diverse retail,entertainment,employment and housing
The development should create a strong connection between theopportunities.
Downtown Core and the new Railyard neighborhood.
Provide a connected community with places that are easily accessible to
pedestrians,bicyclists and drivers. Well designed compact development reinforces walkability and community
vitality.
Create an enjoyable public realm with a strong sense of place that
complements Truckee's unique mountain town character.
6
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TRUCKEE RAILYARD STREETSCAPE TYPES
GENERAL CONSIDERATIONS
Concept Industrial Heritage(IH)District:This area is envisioned to be more flexible to
The streetscape concept holds true10 the heritage of Truckee but provides a distinct let the development dictate the streetscape character.
look and feel that is authentic and original without duplicating the historic downtown
area. This generally means that as you move from west to east across the project, Trout Creek(TC)District:Due to the residential scale of this district and
the streetscape will transition from relating to the existing downtown streetscape to variety of possible multi-family-type projects that could be proposed,
relating more to the new,proposed development concept.The balloon track offers a the streetscapes will be developed concurrent with future project. At a
unique opportunity to break the concept from a denser more urban environment to minimum sidewalks will be required along Church Street Extension.
a more open, landscaped environment. The vision is broken down into 4 areas as it
relates to the streetscape.The connections to Trout Creek will be critical in this zone to provide an
open space buffer.
Downtown Extension(DE)District-West of Balloon track:Streetscapes are Trees will be included in the front yards of the developed residences.
denser and more urban.With the main pedestrain flows along the Donner Pass
Road,the pedestrians are being split between the slower moving traffic along Use of Color
the building,and faster moving groups on the promenade. Right of ways are As stated in the RMP,color will be used to reinforce the main pedestrian spaces
more constrained in this area so the streetscapes will be more open to allow and corridor. Moodys,in the existing downtown,is a great model for integrating
pedestrian traffic flows. a bit of color with the industrial heritage of the area. Specifically,art should be
the focal point:careful use of color will help guide pedestrians to the spaces.
Povers reinforce the main pedestrian circulation routes and site furnishings
are consistent. Art will play a major role in providing color. Art should be integrated into the
Transition from concrete planter walls to weathered steel. paving,wall murals,kiosks,bike racks etc.
Trees are not uniform along the buildings to give it a more"Truckee"feel.
Plaza's and activated alleys are the main pedestrian gathering spaces. Colorful site furniture and umbrellas on the private properties should guide
Art will reflect more of the industrial heritage in this zone. pedestrians to amenities and public building uses.
Downtown Extension(DE)District-Balloon track area:As stated above,this area
will have its own unique character.Guidelines provide the minimum amount of
right of way areas for circulation and pedestrian improvements but guide the
buildings to relate more to the on-site pedestrian spaces such as plaza's and
landscape zones.
Pavers continue to be used as a design element to highlight street block
corners and to unify the main pedestrian corridor and promenade. •
Larger landscape areas provide buffers to the balloon track area and
reinforce the concepts of providing more space in and around the
buildings.
Gathering spaces become more open both in the plaza's and adjacent
green spaces.Pop-up vendor locations and the outdoor event area
function as a destination within the balloon track area.
Art will take a central role in defining this area. Brighter colors and striking
designs are the centerpiece of the pedestrian spaces.
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O 1 ,IN1. DOWNTOWN CONNECTION TRANSITION 8. RAILROAD CROSSING
LU 2. PLAZA PARK/SQUARE 9. OPPORTUNITY SITE FOR VENDOR SPACE/PLAZA PARK OR SQUARE
H 3. "THE ROCK" 10. OPEN SPACE/LID
4 4. PRIMARY GATEWAY(ROUNDABOUT WITH ART PIECE)11. POTENTIAL PEDESTRIAN CONNECTION TO TROUT CREEK
5. PEDESTRIAN ALLEY 12. DISTRICT GATEWAY
6. INTERSECTION TREATMENT 13. LOCAL OR PRIVATE STREET
CL 7. PEDESTRIAN PROMENADE
GATEWAYS TRAFFIC CALMING
The gateways are organized into two main levels,Downtown Extension Gateways and District Traffic calming measures include enhanced crosswalks,protected median areas,corner bulb
Gateways. outs and roundabout features and each main entrance into the Railyard Area.
Downtown Extension Gateway:These are the larger landmark entrances into the Iwo ends • Lights are situated to insure well-lit crosswalks.
of the Railyard Area. The two end of the Plan area include roundabout areas containing
monument signage and enhanced landscapes. At the Donner Pass Road/Church Enhanced Paving in crosswalks.
Street intersection,the building architecture will also reinforce the gateway entry with
large signage,art or marquee feature. At the Donner Pass Road and Donner Pass Road Pedestrian Refuge Islands
Extension intersection,a gateway feature will be carefully considered as this is not the only
entrance to Downtown and there is sensitivity in not detracting or taking away from the Railroad Crossings
existing Downtown.
Roundabouts
District Gateway:Considered secondary and are envisioned to demark the individual
districts in the development area. A combination of landscaping and monument signs or • Striping and Signage
pilasters will reinforce the transition between Districts.
Mid Block Crossing
SIDEWALK ZONE
Sidewalk: The sidewalk portion of the streetscape in the proposed right of way Building Use zone-This is the area behind the clear path of travel that will be defined
consists of three main components,see"Typical Sidewalk"Section (bottom right). by the articulation of the building and will reinforce the building use. This will be the
line between public and private easement areas. For example,if an outdoor café is
Clear Zone-this is taken from back of curb and is kept clear of vertical proposed,the building footprint will reduce and articulate to allow an area outside of
elements to allow car doors to open along the parallel parking and for the the clear path of travel to provide room for the cafe.See"Building Interface"for more
snow plows to plow along the curb lines.This zone is always minimum 2' from information.
back of curb.
1Delineated by a concrete band and change of paver to differentiate the area.
Amenities Zone-zone between the clear zone and the path of travel where
the streetscape amenities,furniture,meters,street trees,lights,etc.will be Should include low fences that vary in type to continue the theme of"Truckee
located. This area increases in size as the curb lines move toward the center funk".
of the road for bulb out areas.This flexible area is envisioned to be minimum
2'. 3` This allows for the buildings to overhang the sidewalks and encourages
development in line with the RMP guidelines.
y Clear Path of Travel-the area between the buildings and the amenity zone
that is clear of all vertical amenities to allow for pedestrian travel and snow Planters at building entrances,seats,art,displays,etc.at the building frontages will
removal. be outside the sidewalk and accommodated by moving the building face further
away from the clear path of travel.
Building overhangs are allowed over this area.Overhang support Defines separation from public and private zones.
structures are allowed in this zone if they are less than 2'and are at the TYPICAL SIDEWALK SECTION
outer edge adjacent to the amenity zone.
3
All flower planters,signage,amenities,display's,etc.shall be outside
of this area and the buildings shall articulate away from the sidewalk
zone to accommodate these uses and still maintain the clear path of 1
travel as shown.
Right of Way-The proposed extent of the right of way will be the line between the
amenity zone and the clear path of travel. This typically is the area that will be 2
deeded back to the Town after the project is complete.See cross sections Typical
Sidewalk(shown to the right).
CLEAR PATH OF
Typically includes the clear zone and the amenity zone as defined above. TRAVEL AMENITIES ZONE
8'MIN4'PRIMARY VARIES 2CLEAR ZONE
Buildings and clear paths of travel will be outside the right of way along STREET
public streets as shown on the plans and sections.It is intended that a BLDG/USE 6'MIN @ NON-PRIMARYRIGHT OF WAY
pedestrian easement will be given so the Town can maintain the clear paths ZONE
STREET ,
of travel along the building frontages. SIDEWALK
VARIES 12'MIN @ PRIMARY STREET 1 2
lO'MIN @ NON-PRIMARY STREET
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A seamless transition will be provided from the existing downtown streetscapes
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PUBLIC USE RIGHT OF WAY PUBLIC USE
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EASEMENT EASEMENT
KEY NOTES
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2. Building overhang 6. Tree grate,typ.
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W Vr 8. Waste receptacle,typ.
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PARKING AREA
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PUBLIC USE RIGHT OF WAY
EASEMENT
SECTION D-D'
KEY NOTES
1. Standard concrete pavement,typ. 5. Raised concrete planter/seatwall with board form finis(beyond),typ.
2. Standard street light,typ. 6. Promenade street light,typ.
3. Parking meter,typ, 7. Large street tree with tree grate
4. Small ornamental street tree(beyond) 8. Standard concrete pavement with unit paver banding at trees,typ.
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2. Raised metal planters.typ. 5. Concrete driveways (where occurs)
3. Landscape area (Existing or replaced)
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VARIEr 6'
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RIGHT OF WAY PUBLIC USE
EASEMENT
SECTION E-E'
KEY NOTES
1. Parking meter,typ. 5. Pedestrian zone unit pavers.typ.
2. Standard concrete pavement,typ. 6. Building overhang(where occurs)
3. Raised Planter
4. Street light,typ.
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2. Tree grates,typ. 6. Concrete driveways(where occurs)
3. Street lights,typ. 7. Pedestrian zone unit pavers.typ.
V 4. Street tree.typ. 8. Potential bus (TART) stop location
22
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PUBLIC USE RIGHT OF WAY PUBLIC USE
EASEMENT EASEMENT
SECTION F-F
KEY NOTES
1. Standard concrete pavement,typ.5. Raised planter
2. Standard street light,typ.
3. Large shade tree,typ
4. Parking meter
23
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DEVELOPMENT RIGHT OF WAY DEVELOPMENT
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LEGEND
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TROUT CREEK
4——4 Secondary pedestrian connection
Pedestrian through-way
40 Primary bicycle route(Class II bike lane) 1: HA '••
Secondary bicycle route(Class II bike lane) llp '
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INDOIRIAL -(ERITAIE
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PEDESTRIAN CIRCULATION
25
INDUSTRIAL HERITAGE(IH) DISTRICT PEDESTRIAN CIRCULATION AND NODES
Church Sheet provides access through the industrial Heritage District.A network High quality pedestrian and bicycle environment.
of small local streets will be developed when a specific development project is Pedestrian/Bike Circulation-The framework diagram focuses on primary pedestrian
proposed and will provide north/south access.Sidewalks will be separated by paths and includes the relationships to the primary and secondary streets and
planter strips and should be limited to the Northside of the roads to maximize solar identifies all key pedestrian connections and primary paths of travel.
exposure.Sidewalks will only be on one side of the street and will be 6'-0"wide
concrete.Planter strips can also be used as LID for these areas. PedestrIon/Bicycle Hub:Strategically placed at locations where pedestrians
are transitioning from bikes to walking or from cars to walking. These locations
will include information signage,bike racks,bike lockers,kiosks,benches,
TROUT CREEK (TC) DISTRICT lighting and other amenities to reinforce these transitional spaces.
Church Street provides primary east/west access into the Trout Creek District. Connections to Creek Trail Plan:The Pedestrian Circulation Exhibit(pg.25)
A network of small local streets will be developed when specific development highlights the connections through the project area and to the surrounding
project is proposed in the District and will provide north/south access.
bicycle network. There is an opportunity to put a smaller multi-use path along
the creek corridor behind the Trout Creek area that can tie to the larger
y; Truckee network of bikeways and bike trails. The proposed park,identified in
the Community Activity Centers Exhibit(pg.27),will act as a resting spot and
transitional space from the street to the trail. Bike racks and other amenities
r should be placed at the park.
y
COMMUNITY ACTIVITY CENTERS
LEGEND GIENSHIRE
DR1VE C
Open space/park s+ TROUT CREEK
Trout Creek corridor ti; t;r
Plaza/square
Event street/alley/vendor opportunity BAlZpQrI.
r TROUT CREEK
a1G •Visual focal point c AJC
Public art opportunity INDUSTRIAL HERITAGE
Social interaction/Dining opportunity
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27
TOWN SQUARE PARKS
Spaces within and immediately to the west of the balloon track,provide opportunity Small parks and open spaces shall accommodate a range of public functions
sites for community gathering sufficient in size for planned and spontaneous events including gathering,public recreation,stormwater management and snow
for both residents and visitors. These spaces should include accommodations for storage.These spaces shall include a variety of amenities such as:benches,
seating,staged events.and community information posting. picnic or cafe table seating,lighting,trash receptacles,bicycle racks,open plaza
surfaces,overlooks to adjacent natural resources or railroad features.
Where appropriate,park spaces shall be located adjacent to housing and live-
work units to create attractive and inviting areas for residents and visitors.
A park at the eastern portion of the Trout Creek corridor and a stormwater
infiltration area between Church Street and Trout Creek,west of the balloon track
provides opportunities for visual access to Trout Creek.
SMALL TOWN SQUARE
28
TROUT CREEK CORRIDOR PLAZAS
A portion of Trout Creek has been restored and and additional work in the remaining reaches Several opportunities exist for small urban plazas along the Donner Pass and Church Street
will be completed by the Town pending funding.This restoration work will provide additional extensions.These spaces,which may be located on public or private property,will provide small
public open space within the RMP.Possible future improvements in this area include an informal gathering areas adjacent to retail shop frontages.
public trail with creek access,picnic tables,site furnishings and interpretive exhibits.
These spaces shall take advantage of southern solar exposure and provide a variety of
amenities including landscaping,lighting and a variety of permanent and movable seating
options,
EVENT STREETS/ALLEYS
The Pedestrian Alley presents an opportunity for activation through the use w,
of furnishings and public art.Colorful pavement treatments,tall murals,and
I __ • 1.—,....
catenary lighting draw pedestrians into the space inciting a sense of discovery
and exploration.Movable furnishings allow for flexibility within the alley and permit
function as a temporary shut down area providing spaces for pop-up shops,street G
vendors or farmer's markets.
Q
ARTIST LOFTS
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LU I. Movable steel planters.typ. 5. Catenary lights(opportunity)
CI 2. Entry planters with larger specimen planting,typ. 6. Movable rustic wood and metal bench,typ.
LU 3. Vertical art opportunity(i.e.murals),typ.7. Unit pavers.typ.
C. 4. Horizontal art opportunity(i.e.pavement treatment) 8. Opportunity for Corner architecture articulation to open up alley
1 2 3 4
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30' All FYWAY
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SECTION G-G'
KEY NOTES
1. Movable raised planter 5. Standard concrete pavement outside clear zone
2. Catenary lights{opportunity)
3. Pedestrian zone unit pavers in clear zone,typ.
4. Movable bench seating
STREET CLOSURES AND PUBLIC EVENTS PUBLIC ART
The north/south oriented Local Streets and Alleys provide opportunity for expanded Incorporate public art opportunities at both the street level and at key building
gathering and event space,when needed,through the implementation of periodic locutions.See Community Activity Centers exhibit on page 27 showing proposed
street closures.When activated,these corridors serve to connect Donner Pass Road locations for public art installations. Art is subject to Town review consistent with
and Church Street as well as adjacent streetscape plazas,and open spaces. adopted Town Policy.
These spaces can serve to accommodate street vendors,pop-up/mini retail,street • Art will play a major role in providing color. Art should be integrated into the
fairs,street entertainment,outdoor seating and dining or other public events. paving,wall murals,kiosks,bike rocks etc.
Art installations to highlight unique Truckee features.
Inspired by the concept of"Truckee funk color and form-follows function
concepts are encouraged to set the area apart from the existing downtown.
Public alleys to include paving patterns or murals.
Streetscapes to include artistic bike racks,tree grates or other usable unusual
streetscape amenities.
Larger standalone art installations will be considered for on-site terminated
view vista's or as part of on-site developments in the balloon track area.
PARKING
Parking through the Downtown Extension District is served primarily through two
linear surface lots located along the UPRR Right of Way one west of and the other
within the Balloon Track.A tree lined pedestrian promenade extends to connect
both these lots to the rest of the District and the existing Downtown.In addition
to serving as a direct pedestrian"through-way",this promenade is also a buffer
between the railroad and main parking area and the rest of the Downtown
Extension Development.
Additional Parking needs are served through on-street parallel and angled parking
along the north and south sides of Donner Pass Road.the north side of Church
Street and both sides of the north/south oriented Local Streets,where space allows.
Surface parking lots are also proposed within the Balloon Track.
32
BUILDING INTERFACE
BUILDING ENTRIES OUTDOOR DINING
Placement and design of entries should directly relate to the sidewalk and street experience and Buildings are encouraged to incorporate south-facing dining plazas,rooftop and/or nook dining
entice pedestrians into the space. Restaurants are encouraged to provide a visual through-view for alfresco dining. Plazas may be incorporated as a recess within the building footprint (i.e.
connection to exterior seating areas. Each retail establishment shall hove clearly defined.highly nook dining)and may extend within the public way provided that a minimum of clear path of
visible and distinctive custom entrances.Use of the following features ore encouraged:travel remains for pedestrian circulation.
Canopies or portico's When dining plazas are incorporated,a fence up to 42"in height may be used to denfine the
Awnings plaza space.
Overhangs
Recesses/projections
Arcades
Raised parapets over the door
Gable roof forms
Outdoor patios
Display windows
Regionally-appropriate architectural details integrated into the
building structure and design
Integral planters or wing walls that incorporate landscaped
areas and/or seating
Unique entry door PUBLIC/PRIVATE SPACES ALONG THE STREETSCAPE
Additional consideration should be given for outdoor display and
As indicated on the cross section exhibits,the proposed public/private line,or the proposed
seating areas as a way to enhance the pedestrian experience.
right of way line,is proposed to be at the back of the amenity zone. Behind that line minimum
clear paths of travel must be maintained but the proposed buildings are allowed to articulate
to create spaces that respond to the building use. As indicated in the RMP,the review authority
may approve up to a 25' setback for outdoor dining,small plazas,courtyards or similar features
and associated improvements. As indicated above,fences,paving material changes,
landscaping planters,etc.can be used to indicate these spaces. Unlike the existing downtown.
the same paver type will be used passed the right of way line to the edge of the clear path of
travel,which in most cases will be the general face of building.
COVERED WALKWAYS/ARCADES
Covered walkways/arcades provide a sense of entry,the dynamic of shadow,and functional
PUBLIC/PRIVATE DELINEATION
protection from weather. Covered walkways/arcades are encouraged to be incorporated
along the building frontage to provide shelter for pedestrians. These walkways/arcades should Public and private areas can be delineated in various ways.Where private buildings front
be designed to appropriate depth to allow pedestrian circulation under them. Walkways/ pedestrian areas building buffers can be used and indicated by a change in pavement
arcades may be fully or partially covered[e.g.,roof or trellis)as appropriate for the building material or color.In some instances a restaurant fronting a sidewalk may choose to utilize a low
design. fence to create an outdoor seating area.
PEDESTRIAN SCALE VENDOR OPPORTUNITIES
The pedestrian experience should be considered in all aspects of the design, Kiosks and other pop-up vendor spaces are an innovative solution to draw people
planning,and implementation of the public way. Building design,walkways, in to public plazas or large pedestrian walkways.Kiosks can provide visitors with a
street furniture,and lighting should all consider the pedestrian scale and variety of services and information.Maps,ATMs.and vendors are among the many
incorporate design elements to create a comfortable and welcoming pedestrian uses for kiosks.
experience. View corridors should be considered through the thoughtful
placement and design of interesting streetscape elements to create visual interest When present. kiosks should be designed as individual unique and distinctive
with a layering approach to materials and textures. Pedestrian scale can be freestanding structures. Each kiosk should have its own unique characteristics
considered through: to delineate it from others and allow its use as a
landmark in assisting pedestrian travel. Kiosks can
Signage scale and height either invite pedestrians to shop from the exterior,or,
Lighting scale,height,and orientation in some cases,it may be appropriate to have a larger
Landscape placement and scale(e.g., scale kiosk that invites pedestrians inside.
potted plants,planters.street trees.etc.)
Street furniture(e.g.,benches,seat walls, Food trucks present another unique vendor
planters,bicycle racks,wayfinding signage, opportunity. The Truckee Railyard is encouraged
etc.)to consider accommodations for food trucks through multi-use plazas that can
Building entry design(e.g.,overhangs, accommodate vehicular circulation (provide ample space and be constructed of
recessed entries,windows,color) durable materials) and provide the necessary services(e.g.,water and electrical,if
Pedestrian weather protection(e.g.. needed).
awnings,arcades,covered walkways)
Public art Nook Retail integrates pop-up vendor spaces into the footprint of a larger space
Decorative paving to clearly delineate path and may be used for bicycle rentals,flower sales,food vendors,artisans,or other
of travel and the pedestrian way small-scale retail functions. Nook Retail may be an inset corner or a nestled recess
into a storefront. Nook Retail should be able to be closed off when not in use
through roll-up doors,born doors,or other sturdy and weatherproof solutions. It
should provide necessary utility services to function for the intended use.
VIEW CORRIDORS
TRASH
Pedestrian routes should be clearly identifiable,predictable.and destination areas
Trash receptacles are a unique opportunity to provide a thoughtful solution to should not be hidden or obfuscated.Pedestrian routes and gathering areas should
a typically unattractive basic necessity. Trash receptacles will be provided as be well lit,and areas not intended for pedestrian traffic should avoid excessive
freestanding trash cans along the streetscape,as well as Larger dumpsters for lighting or be physically separated from walkways.
building trash. Both types of receptacles are encouraged to be artistic statements,
though design,color,and form. Dumpsters should be incorporated into building Where feasible building architecture should be pulled back from the sidewalk to
footprints and.when incorporated into activated alleyways,are encouraged to allow for enhanced sight lines for pedestrians as well as motorists.For example
be painted with murals or interesting materials to provide an unexpected element pulling back building corners at the Alleyway entrance opens up the space and
of surprise. All trash receptacles must incorporate bear-proofing measures. creates improved sight lines both out and into the corridor.
fool.
STREETSCAPE STANDARDS
SNOW REMOVAL/STORAGE LIGHTING
Consideration of winter snow removal,handling and storage are essential. Efficient snow Street lighting through the transition areas from the Downtown
removal in the Downtown area is important to:maintain passable routes for emergency Commercial Core and the Downtown Extension will continue
equipment,school buses,and essential government services:provide local access to local use of the fixture used in the Commercial Core.This same
commerce centers when interstate highways are closed;provide safe-haven to visitors during fixture or a similar complimentary fixture may be used beyond
large storm events that may limit travel;and minimize impact to downtown businesses offices the Balloon Track and into the Trout Creek and Industrial
and residents during peak storm events. Heritage Districts.
Snow removal in the Downtown Extension District will likely involve plowing the snow from public It is anticipated that building mounted lighting will serve
road into on-street parking areas for temporary snow storage.Sidewalks are usually plowed, sidewalk areas on the south side of Church Street and north
blown or shoveled into the parking areas as well. At night,Town crews remove snow from the side of Donner Pass Road west of A Street
temporary snow storage areas,load into trucks and haul to a designated snow storage area.
During snow plowing,snow is piled onto and behind the curb and gutter adjacent to the street.
Vegetation directly adjacent to the travel lane should be avoided. Vegetation adjacent to PARKING METERS
the curb can be damaged by plows,the weight of snow,and roadway sand and deicing
chemicals. Parking meters are installed in parking areas maintained
by the Town. On-street parking and public parking lots will
be maintained by the Town through a parking district. To
generate funds to maintain the parking area,parking fees are
collected through parking meters. This is a ticket system where
CURB/CURB AND GUTTER visitors park,go to the meter,pay,and receive a ticket to put
The Town standard is a Rotated Type E Curb with a 26"width. The curb is 12"wide with a rolled
on the dash. The Town typically provides meters so that a
face and the pan is 14"wide with the flow line 7"below the top back of curb. Where a curb is
visitor can parkmore than six parkingspaces away from the
meter. The meters are solar powered and will be placed for
required,a 12"wide rolled curb similar to the rolled curb portion of the Rotated Type E Curb is
optimum sun exposure.
used. The rolled curb holds up better during snow removal activities than a vertical curb.
INFRASTRUCTURE
Utility and roadway/streetscape infrastructure currently only serves a small portion
of the Railyard Project. Existing roadway infrastructure consists of a short segment
of Church Street. The Railyard Project will improve existing roadways;and build
new roadways,pedestrian corridors,bike lanes,at-grade railroad crossings,on-
street parking and off-street parking to create a vibrant downtown area. Donner
Pass Road will be realigned into a"T"intersection with Donner Pass Road Extension
and a roundabout will be installed at the Donner Pass Road and Church Street
intersection.Additional information on insfrastructure can be found in the RMP.
The existing utilities that are present are of insufficient capacity to meet the
utility demands anticipated for the project. However,the existing utility systems
surrounding the property area generally of adequate size,condition and proximity
to be extended to and serve the Railyard project without extensive off-site
improvements or modifications.
LOW IMPACT DEVELOPMENT
Low Impact Development (LID) is a stormwater management approach with
a basic principle to manage rainfall at the source. The goal is to mimic a site's
predevelopment hydrology using design techniques that infiltrate,filter,store,
evaporate and detain runoff close to its source. Instead of conveying,managing
and treating stormwater in large costly end-of-pipe facilities located at the
bottom of drainage areas,LID addresses stormwater through small cost-effective
landscape features.
LID techniques include providing stream setbacks and buffers,tree planting and
preservation,bioretention,green roofs,permeable pavers/porous pavement,rain
barrels and cisterns,underground infiltration galleries,tree box filters,and vegetated
swales. Many of these techniques break-up large impervious areas.such as roofs,
streets and parking areas,and allow flow to infiltrate at the source(permeable
pavers/porous pavement,green roofs);convey flow to storage areas to be reused
for watering gardens or infiltrated (rain barrels and cistern,underground infiltration
galleries);or direct flow to vegetated areas to infiltrate and treat stormwater(tree
box filters,vegetated swales,and bioretention.)
HARDSCAPE STANDARDS
PAVERS CROSSWALKS
Existing Downtown Truckee utilizes unit pavers in pedestrian To maintain continuity with the existing Downtown
zones,and the Railyard development area should not be an Commercial Core,crosswalks will consist of
exception. Sidewalks within the phase one development area pedestrian zone unit pavers,concrete banding
should consist of unit pavers in pedestrian zones in congruence and tactile warning bumps.
with the existing Downtown Truckee paving patterns and colors.
The main exception is the promenade that spans the length of Increase pedestrian safety by reducing crosswalk
Donner Pass Road and Donner Pass Road Extension. distance where feasible through the use of
sidewalk bulb-outs.
The promenade should be a mix of concrete and paver
banding to designate it as a main pedestrian through-way.East Visibility should also be enhanced through use of
of the Balloon Track sidewalks should take on a similar mix of indicators and strategic street lighting where site
paver banding and concrete.Paver banding should be used conditions allow.
to highlight amenity zones at the back of curbs where planters
and other site furnishings are located.
SIDEWALKS MEDIANS
Sidewalks along North-South Connector streets should contain Planted Roadway Medians occur along Donner
pedestrian furnishings while accommodating snow removal/ Pass Road Extension.Planting should consist of low-
maintenance vehicles. maintenance and low growing shrubs and grasses
tolerant of local environmental conditions.
Sidewalks along Donner Pass Road and Donner Pass Road
Extension should accommodate higher flows of pedestrian Stamped Concrete Medians occur at roundabout
traffic with benches,planters and seatwalls.Bulb-outs allow intersections and should match existing Truckee
space for bicycle parking,public art,and pop-up street roundabout median color and textures
vendors.
Along Church Street existing private businesses and residences
will partially front new sidewalks.Given the this context
sidewalks along Church Street should be more utilitarian acting •
as secondary circulation routes funneling pedestrians toward
Donner Pass Road and the Downtown Commercial Core.
ROUNDABOUTS
Roundabouts should accommodate for specimen shrub and tree planting.
Space also allows for the exploration of decorative boulder placement and
public art to function as a gateway feature as drivers enter Truckee.
Adjacent medians consist of stamped concrete that should match existing
medians within Truckee with respect to color and texture.
4I
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DONNER PASS ROUNDABOUT PLAN
KEY NOTES
1. LID improvements 5. Roundabout planting
2. Vehicular zone unit pavers 6. Screening trees
3. Entry art installation/Truckee 7. Pedestrian zone unit pavers
monument signage 8. Stamped concrete,typ.
4. Decorative boulders,typ. 9. Decorative/Protective Boulders,typ.
38
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J q Bulb-outs and reduced crosswalk widths create additional pedestrian space
4 1 that can be utilized for additional amenities such as boulder seatwalls,bicycle
LUparking,public art,and space for pop-up vendors.The two intersections
occurring on Donner Pass Extension can be treated with special paving or
Ce colored concrete design.
0 1 Where one transitions from one district to the next,gateway entry features at
4 intersections help create a sense of arrival into new space and add vibrancy to
the streetscape.
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Z LU KEY NOTESZ ~
1. Boulder seating,typ. 5. Accent tree,typ. 9. Gateway entry feature,typ.Q 2. Pedestrian zone unit pavers,typ. 6. Tree grate,typ. 10.Promenade street light,typ.
i0 0 3. Public art opportunity 7. Parking meter,typ. 1 1.Standard concrete pavement,typ.
4. Information kiosk 8. Bicycle parking,typ.
SITE FURNISHINGS
BENCHES BICYCLE RACKS/PARKING BOULDERS TRASH RECEPTACLES PEDESTRIAN LIGHTING
W
II ,11,•••
W • Transition from Donner Encourage use of bicycles • Decorative boulders Utilize existing trash Use existing Era Bell type
Pass Road to Donner Pass within Railyard Area utilizing create interest along the receptacles as on Donner fixtures and poles for street
QRoad Extension with raised existing bollard post bike streetscape and a unifying Pass Road with cut out lighting with metal extension
seatwall planters. racks in the transition area identity that matches metal and city logo arms for flag attachment
CL • Contemporary lumber and • Reflect aesthetic of newer Truckee's aesthetic Match color to proposed • Utilize recessed downlights
N steel benches used within development by utilizing • Locating boulders at street lighting for overhangs projecting
J north-south connector warm-colored steel bike street corners can create into pedestrian zones
Q streets and DPR Extension racks with minimalistic welcome rest areas Utilize a heavy duty vintage
match Truckee's existing design Integration with seatwalls stringers for catenary
Ce
character while working to provide interest and lighting
W
with proposed Railyard gathering spaces
H •
aesthetic
Benches can also be
Qintegrated with planters
and boulders
40
SITE FURNISHINGS
TREE WELLS PLANTERS FENCING UNIQUE TRUCKEE
Steel tree grates can Boardform planters are a • Building frontage can be • Existing features such as railroad tracks and ties relate to site context and history
increase ground-plane contemporary supplement enhanced by enclosing Integrating natural features like boulders where appropriate enhance Truckee's sense of
interest along pedestrian the existing planter spaces with a wood/wood- place
zones while protecting seatwalls along Donner Pass texture split-rail fencing Public art is prolific within the Truckee right-of-way and The Railyard provide ample
tree root zones and not Road This style of fence is also opportunity for additional works
obstructing maintenance • Rectilinear steel planters suited for enclosing Micro-retail and pop-up vending add to the vibrancy of the streetscape allowing for
vehicles can accommodate larger infiltration basins along unique shopping experiences and stopping points for pedestrians traveling along Donner
Sub-surface modular accent planting and help walkways Pass Road Extension
pavement suspension create entryways
systems can improve street • Smaller planters can be
tree health further in tight integrated into seat walls
planting areas adding spots of color to
break up repetition along
the right-of-way
41
STREET TREE + LANDSCAPE STANDARDS
EXISTING SOILS LOW WATER USE DESIGN PRINCIPLES
Due to the classification of existing soils,a barrier will be placed and 3 feet All planting must meet the new MWELO guidelines as dictated by the state of
of clean fill will be imported. All landscaping work shall be accomplished in California.Use of native plant materials are encouraged throughout the design and
this 3 foot zone.All landscaping will meet the requirements of the Truckee especially at the edges that blend into the surrounding habitats. In the streetscape
Development Code Chapter 18.40.Subdrains will be required in planters and planters and more urban spaces,non-native species can be used to enhance the
tree areas to allow drainage under all planting and LID areas incorporated themes and architecture of the spaces.
throughout the Railyard Area.
No invasive species will be allowed
TREE GRATES
Mix of evergreen and perennial to encourage year-round interest
Can be used for trees within the streetscape areas. Use larger grates that Native meadow hydroseed mixes to be used in the snow storage areas.
are safe for pedestrian travel and are ADA accessible.Rustic materials are
encouraged to blend with the proposed aesthetics of the Railyard Area. Careful attention to be given for snow removal and Truckee's unique micro-
climate in the irrigation designs for the site.
PLANTERS VIEWS
Due to the constrained locations found in the amenity zones at many of the Use trees.proposed open spaces and landscaping to enhance public vistas out into
pedestrian areas,use of thick concrete planter walls are discouraged. Use the surrounding open spaces and mountains.Place accent trees adjacent to art
steel walled planters adjacent to concrete seat walls as shown in the diagrams installations and public gathering spaces to guide users along the view corridors to
and photos to maximize the planter area while still providing an aesthetic that the terminated vistas on the site.
blends with the existing downtown area.
INFILTRATION ZONES
The Ra lyard Area includes many LID and snow storage areas that will require
storm water infiltration. Use of permeable soils and native hydroseed will be
used in these areas.
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PLANTING APPROACH
PLANTING PRINCIPLES EXAMPLES OF COMPATIBLE PLANT SPECIES
Planting design should adhere to the following principles:
Context senstive species(e.g.lower growing shrubs in medians and
ornamental plantings at focal areas)
Integrate a mix of deciduous and evergreen species for year-round
planting interest
Choose plants that are acclimated to Truckee's microclimate
Plants are low water use per Low Water Use Design Principles
Popufus tremuloides/ Festuca glauca/
For good examples of suitable planting palettes please reference the Tahoe Quaking Aspen Blue Fescue
Regional Planting Agencies approved species planting list and approved
planting lists for the Truckee Commercial Row and Brickletown developments.
All proposed planting palettes shall be approved by the Town during
their respective planning submittal review process
Syringo vulgaris/ Mahonia aquifolium/
Common Lilac Oregon Grape
STREET TREES
The Street Tree Plan should be used as a guide when determining street tree types and forms.The trees
selected are suitable to Truckee's climate,limited planting areas,and help create a hierarchy of pedestrian
circulation throughout the Railyard development area.The selected species have been used in similar
Truckee streetscape situations with success and are low water use.The street tree palette is not exclusive
and final approval on trees not listed is dependent upon Town approval.
Street tree concept generally consists of compact evergreen trees in odd groupings along the building
sides of the streets and larger shade trees along parking areas. Use accent trees to highlight gateways,
pedestrian spaces,nodes and public gathering spaces. Minimal trees are planted on Church Street along
the south side of the street due to narrow spaces and shade cast by the proposed adjacent buildings.
Street trees should be used along major pedestrian corridors to maximize southern solar exposure.
Place between proposed lights.
Place centers of trunks at least 4 feet from backs of proposed curbs.
Install tree bubblers.
Install electrical outlets for use in stringing lights in the street trees.
Install root barriers at least 18"deep. •
Based on soil conditions,if trees are planted in confined spaces against building foundations,use
subsurface structures such as"Silva Cells"to encourage root growth and health of trees.
Place trees out of sight lines at intersections for both cars and pedestrians.
44
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SIERRA
EXHIBIT
BUSINESS COUNCIL
Truckee Railyard Particulate Matter 10 Emissions Study
Prepared by Sierra Business Council
March 2017
Introduction
The Truckee Railyard is a vibrant downtown extension plan that has been 10 years in the
making. The Truckee Railyard Master Plan details the general scale and character of the
anticipated development including the Maximum Allowable Development within the Master Plan
Area. The full buildout of the Truckee Railyard, will generate substantial particulate matter 10
PM 10) emissions associated with the operations of residents and businesses. Truckee
Development Associates contracted Sierra Business Council to prepare a Particulate Matter
Emissions Study utilizing the current methods to estimate PM 10 emissions developed by U.S.
Environmental Protection Agency (EPA), as per the upcoming development agreement. The
methods were reviewed by Town staff and approved for use with local factors to better estimate
PM 10 emissions. The purpose of this study is to identify and quantify the potential particulate
matter emissions associated with the full build out of the Truckee Railyard and document the
measures taken to mitigate these emissions. As agreed in the Railyard Master Plan EIR, all
unmitigated PM 10 emissions will be offset at $7,366 per ton of PM 10 emissions that may be
generated by the project as required by Town Council Resolution No. 2003-52. The full buildout
of the Truckee Railyard is estimated to generate approximately 12.48 Tons of PM 10 resulting in
a mitigation fee of$91.947.58.
Why An Emissions Study is Needed
Town Council Resolution No. 2003-52 requires 100% of PM 10 emissions generated by large
projects from solid fuel burning devices, vehicle emissions from vehicle trips generated by the
project, and re-entrained road dust from vehicle trips generated by the project to be mitigated
and offset. Since the adoption of the Town's Particulate Matter Air Quality Management Plan
and Town Council Resolution No. 2003-52, improved methods to calculate PM 10 emissions
from re-entrained road dust were developed by U.S. EPA and approved by the California Air
Resources Board (ARB). This emissions study documents the methods used to calculate PM 10
emissions associated with the full buildout of the Truckee Railyard.
Particulate Matter Emissions
The Town's 1999 Air Quality Management Plan defines Particulate matter as "a generic term for
a broad class of chemically and physically diverse substances that exist as discrete particles in
the air (microscopic solid particles or minute liquid droplets) over a wide range of sizes. Particles
are produced from a wide variety of sources, both natural and human-caused, and may be
classified by several characteristics: mode of generation; size; composition; and
source...Examples include soil blown by the wind into the air and woodsmoke emitted by
woodheaters." The emissions quantified in this study include PM 10 emissions generated from
Truckee Railyard Particulate Matter 10 Emissions Study Page 1 of 4
SIERRA
AildIlk BUSINESS COUNCIL
solid fuel burning devices, vehicle emissions from vehicle trips generated by the project, and re-
entrained road dust from vehicle trips generated by the project.
Operation Related Emissions
Operation related emissions were calculated based on the current standard methods
recommend by U. S. EPA and California ARB. The methods used to calculate emissions are
explained below with supporting documentation found in the Appendices.
Solid Fuel Burning Devices
The PM 10 emissions from solid fuel burning devices were not calculated because the Railyard
Master Plan includes a mitigation measure to equip all residences with a non-wood burning
source of heat and prohibit the use of woodstoves within the Plan Area. If any wood burning
devices are installed, a separate mitigation fee will be required for each wood burning device.
Vehicle Emissions from Vehicle Trips
The PM 10 emissions from vehicles include tailpipe emissions and brake and tire wear
emissions. These emissions are calculated using the total Vehicle-Miles of Travel (VMT)
associated with the full buildout of the Truckee Railyard prepared by LSC Transportation
Consultants (detailed in Appendix A) and the PM 10 emissions factors reported for 2025 for
Nevada County by the California ARB Emissions Factor (EMFAC) 2014 database (detailed in
Appendix B). PM 10 emissions were calculated by multiplying the total VMT by the per mile PM
10 emissions factors derived from the EMFAC 2014 database for Nevada County in 2025.
Re-entrained Road Dust from Vehicle Trips
The PM 10 emissions from re-entrained road dust are calculated using the VMT associated with
the full buildout of the Truckee Railyard and the paved road emission formula found in Section
12.2.1.3 of the 2006 U.S. EPA AP 42 report. Equation 2 was used to calculate emissions:
Eex, = [ k (sL)°91X (W)1021 (1 - P/4N)
Where: Eext = annual or other long-term average emission factor in the same units as k,
k = particle size multiplier for particle size range and units of interest (see below),
sL = road surface silt loading (grams per square meter) (g/m2), and
W = average weight (tons) of the vehicles traveling the road.
P = number of "wet" days with at least 0.254 mm (0.01 in) of precipitation during
the averaging period, and
N = number of days in the averaging period (e.g., 365 for annual, 91 for seasonal,
30 for monthly).
To calculate PM 10 emissions, the recommended Particulate Size Multiplier k for PM 10 of 1.00
g / VMT was used. Local factors for sL, W, and P were also used. Table 13.2.1-2 of the 2006
U.S. EPA AP 42 report recommends default silt loadings for normal baseline conditions,
wintertime baseline conditions, initial peak additive contribution of antiskid abrasives, and the
days to return to baseline conditions by four average daily traffic (ADT) categories: <500, 500-
5,000, 5,000-10,000, and >10,000. The weighted annual average silt loading factors by ADT
Truckee Railyard Particulate Matter 10 Emissions Study Page 2 of 4
SIERRA
Alak BUSINESS COUNCIL
categories for Truckee were calculated using the average of 72 applications of road sanding for
the past six winters combined with the hourly linear decay rate to return to baseline conditions
for each ADT category (detailed in Appendix C), the normal baseline conditions, and wintertime
baseline conditions. The average weight of 2.4 tons (W) and average number of wet days of 80
P) were used based on recommendations by the California ARB for Nevada County used in
EMFAC 2014.
Mitigation Measures Incorporated into the Project
The Truckee Railyard Master Plan details mitigation measures that will be implemented and
have the potential to reduce PM 10 emissions. The reduction in PM 10 emissions from these
mitigation measures have not been quantified independently since the Town's traffic model
used to estimate VMT already accounts for the portion of travel completed by non-auto modes.
The mitigation measures include:
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.
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.
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.
The project shall provide for pedestrian access between bus service and major
transportation points within the project where feasible.
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.
Unavoidable Particulate Matter Emissions
The mitigation measures were incorporated into the local traffic model used by LSC
Transportation Consultants to estimate total VMT from buildout of the Truckee Railyard. After
taking the mitigation measures into consideration the full build out of the Truckee Railyard is
expected to generate operational PM 10 emissions of approximately 12.48 Tons. At the offset
rate of$7,366 per Ton, the PM 10 mitigation fee associated with the full buildout of the Truckee
Railyard is $91,947.58.
Truckee Railyard Particulate Matter 10 Emissions Study Page 3 of 4
SIERRA
BUSINESS COUNCIL
Mitigation Fee Allocation by Land Use Type
The mitigation fee was broken out by Land Use Type for allocation purposes based on the
percent of total VMT calculated by LSC Transportation Consultants and number of units to
calculate a mitigation fee per unit.
Truckee Railyard PM 10 Mitigation Fee Allocation
Daily Percent Mitigation Fee Mitigation
Land Use
VMT of Total
Units
Allocation Fee Per Unit
Office 449 1.30% 15 KSF 1,195.32 79.69
Condo/Hotel 2,900 8.30% 60 Rooms $7,631.65 127.19
Retail 9,763 27.80%90 KSF 25,561.43 284.02
Restaurant 3,238 9.20% 15 KSF 8,459.18 563.95
Cinema 4,610 13.10% 750 Seats 12,045.13 16.06
Residential 10,472 29.80% 570 Units 27,400.38 48.07
Conference/Event 1,195 3.40%4.5 KSF 3,126.22 694.72
Civic 2,476 7.10% 25 KSF 6,528.28 261.13
Total 35,102 100.00% 91,947.58
Truckee Railyard Particulate Matter 10 Emissions Study Page 4 of 4
SIERRA
AlIlk ._BUSINESS COUNCIL
Appendix A. LSC Transportation Consultant Memorandum •
L - TRANSPORTATION PLANNING
TRAFFIC ENGINEERING CONSULTANTS
I:—
2690 Lake Forest Road, Suite C
P.O. Box 5875
Tahoe City, California 96145
mom w 530) 583-4053 FAX: (530) 583-5966
EMAIL: info@lsctahoe.com
TRANSPORTATION www.lsctahoe.com
CONSULTANTS, INC.
MEMORANDUM
DATE: January 30, 2017
TO: Paul Ahern, Sierra Business Council
FROM: Gordon Shaw, PE. AICP, LSC
SUBJECT: Truckee Railyard Vehicle-Miles of Travel Analysis
The purpose of this memorandum is to present an analysis of the Vehicle-Miles of
Travel (VMT) associated with the buildout of the Truckee Railyard project, within the
Truckee Air Basin. This analysis is based on the current land use plan for buildout. It
focuses on the VMT generated with the Truckee Air Basin, as defined in the Town of
Truckee Particulate Matter Air Quality Management Plan (see map, attached). Per
previous traffic analyses, this analysis is based on a summer weekday, when trip
generation (and thus VMT) is expected to be highest. As air emission rates vary
between Interstate and non-Interstate roadways. VMT on these two roadway
classifications are provided. In addition, the VMT associated with the various land use
types within the Railyard are identified.
VMT Analysis
Total daily buildout trip generation was analyzed in previous analyses. Table A
presents the results of this analysis, identifying that at buildout the Truckee Railyard
would generate 8,205 one-way vehicle-trips over a summer day.
A distribution pattern of Railyard trips to the various other portions of the Truckee Air
Basin was based on the distribution defined in the previous traffic analysis. As the
traffic study area did not encompass all of the air basin, it was necessary to
disaggregate the original distribution to define the proportion of trips to some areas
within the basin but beyond the extent of the traffic study. This was accomplished by
analyzing the buildout origin/destination trip table from the Truckee/Martis Valley
TransCAD model to identify the appropriate factors. The resulting distribution is shown
in the left side of Table B.
Truckee Railyard VMT Analysis Page 2 January 30, 2017
The drive distance to each trip end area (including external highway points) was
identified using commercial mapping software. The portion of the total drive distance on
the following roadway types was next determined:
Interstate highways
Non-Interstate roadways with Average Daily Traffic (ADT) volume exceeding
10,000
Non-Interstate roadways with ADT between 5,000 and 10,000
Non-Interstate roadways with ADT between 500 and 5,000
Non-Interstate roadwayswithADT less than 500.
Multiplying the total daily vehicle-trips by the proportion to each trip end area and the
mileage by roadway type yields the VMT generated by travel to/from each area, by
roadway type. Summing over all trip end areas, the total VMT generated by the
Railyard land uses at buildout is estimated to be 35,102. Of this, 11,022 (or 31 percent)
would be on I-80, and 24,080 on local streets and other state highways.
VMT by Land Use Type
To allocate air quality fees to individual projects, it is useful to identify the VMT
generated by the individual land use types. The trip distribution pattern for the individual
land use types was reviewed and adjusted as needed. In particular, the condo/hotel
land use type will have a higher proportion of trips entering/exiting the region than will
other more local-serving land use types. The condo/hotel distribution was adjusted to
reflect a greater distribution to 1-80, SR 89 and SR 267 points external to the air basin,
and a corresponding lesser distribution to local destinations. Applying the distributions
to the daily trip generation by land use type (from Table A) yields the allocation of VMT
by land use type as shown in Table C. As shown, the greatest proportions of VMT are
generated by residential land uses (29.8 percent) and retail land uses (27.8 percent).
Finally, the VMT by land use type can be divided by the total land use quantity by type
to yield the VMT per unit of development by land use type.
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TABLE B:Railyard VMT Analysis
Total Sumr vt Day at Buildout,in Truckee Air Basin
Distance by Roadway Type(Mlles)' Daily VMT -
Percent Non-Interstate by ADT Non-Interstate by ADT
1 l' of Total 5,000- 5,000-
Trip End Trips <500 500-5,000 10.000 >10,000 Interstate Total <500.' 500-5,000 10,000 ' >10,000 Interstate Total
I-80 at Donner.Summit 5.30% • . 0.0 • 0.0 0.7 0.0 10.1 10.8 0 0 305 0 4,395 4,700
Donner Lake 1.49% OA l.8 1.4 0.4 ' 3.0 7.1' 50 226 176 50 ' 368 870
Coldstream 2.25% 0.1 05 0.0 . 02 3.0 3.9 17 - 116 0 33 554 720
Along Donner Pass Road West of SR 895 5.23% • 0.0 0.0 . 0.0 1.9 0.0 1.9 0, 0 0 815 _815.
Along SR 89SNear Deerfield Drive 4,47% 0.0 0.0 '0.2 i:8 , 0.0 2.0 0 '• 0 73 , 661 734
SR895South ofWest River Street 4.89% 0.0 0.0' 1.5 0.4 0.0 1.9 0 0 610 152 • 762
Gateway Area, 5,32% 0.0 ' 0.0 0.0 1.3 0.0 1.3-0 0 0 567 567
Along W.River St Between McIver Crossing and SR 895 2.23% 0.0 0,0 , 1.1' 0.2 0.0 . 1.3 0 0 201 '37 237
Along W.River St Between Mehier Crossing and Brockway 0.25% 0.0 0.0 0.2 - 02 0.0 . 0.4 0.0 4 4 • 8
Southern Tahoe Donner , 4.22% 0.3 ' 1.0. ' 0.8 2.2 0.0 4.3 104 ' 346 277' 762 1,489
Northern Tahoe Donner 1.12% -0.3 4.3 A 3.0 0.0 0.0 7.6 _ '27 394 275 0 698
Along Donner Pass Road Between Central 1-80 and Spring St 0.38% 0,0 0.0 0.0 0.5 0.0 . 0.5 0 0 0 16 16
Commercial Row 1.50% 0.0 0.0 '0.0 0.2 0.0 • 0.2 0 0 • 0 25 25
Along Jibboom Street 0,76%- 0.0 0.0 0.1 . .. 0.2 0.0 • 0.3 0 2 6 9 19'
On Donner Pass Road between Glenshire Drive and 1-80 1.41% . 0.0 0.0 - 0.6 0.0 0.0 0.6 0 0 690 - ' 69
Eastand'Soutli River Streets '0.51% 0.0' 0.1 0.0 0.3 0.0 0.4 0 5 D.12 .. 17
Western Ponderosa Palisades 1,90% 0.4 0.3 0.3 0.4 0.0 1.3 61 41 41 61 203
Eastern Ponderosa Palisades 3.00%. 0.2 0.5 0.0 1.3 . 0.0 2.0 49 123 '0 320 492
Brockway Road Between Palisades Drive and Malls Valley Road" 2.30% 02 0.0 0.0 1.0 0.0 1.2 38 0 0 189 226
Olympic Heights 1.07% .02 0.0 1.7 0.0. 0.0 1,9 17 0 ' 150 0 167 -
Glenshire 8,30% 0.3 0.8 4.6 0.0 0.0 5.7 204 . 545-, -3,134 0 3,863
1-80 East orBoca 7.73% 0.0 00 1.3 0.0 9.0 10.3 0 0 824 0 5, 05 6,529
Alder Dr 1.38% 0.4 0.3 1.2 0.0 0.0 1.9 45 34 136 0' . 215
Prosser Lakeview 2.94% ` ,0.2 0.2 2.5 , -0.0 0.0 ' 2.9 48 48 604 0 700
SR 89 To Sierraville 1.22%- 0.0 2.7 3.2 ob 0.0 5.9 0 270 320 • '0 591
Pioneer Commerce Center 5.73% 0.0 0.5 0.9 0.0 0.0 1.4 0 217 441 0 658
Grays Crossing 2.18% 0.2 1.0 1.2 00 0.0 2.4, • 36 179 215 0 . 429
Internal to Project Site 200% - 0.0 - 0.1 0.0 ' 0.0 0.0 0.1 3_ 13. '0 0 16
PC3 Area.(SR 2671 Brockway Road) 5.66% 0.0 0.3 1.2 1.5 . 0.0 ' 3.0 0 139 557 696 1.392
Airport Area 2.68% 0.0 0.7 1.2 1'.5 0.0 , 3.4 0 154 ` 264 330 747
Schaffer Mill Road Area- 1.32% ' 0.3 - '1.4 1.2 2.0 00 -4.9 ' 33 ,152 ., . 130 ' 217 531 '
Malls Creek Reservoir 0.86% 1.8 - 0.0 1.2 1.4 0.0 4.4 124 '0 85 102 310
Norihstar 4.83% 0.2 1.3 1.2 5.7 0.0 8:4 76 494 456 2,165 3;190'
Martis Valley West - 0.04% 0A 0.0 12 ' 8.1 0.0 9.7 1 0 4 26 . 31
SR 287 at Brockway Summit 3.75% 0.0 0.0 12 8.7 0.0 9.9 0 0 369 2;679 3,048
TOTAL 100.0%' 5.9 17.9 35.0 ' 41.3 25.1 125.2 933 3,498 9,728 9,928 . 11,022. 35;102
TABLE C: Allocation of Railyard VMT by Land Use Category
Daily VMT VMT Per Unit
Non- Percent Non-
Land Use Interstate Interstate Total of Total Units Interstate Interstate Total
Office 324 125 449 1.3% 15 KSF 21.6 8.3 29.9
Condo/Hotel 819 2,081 2,900 8.3% 60 Rooms 13.7 34.7 48.3
Retail 7,052 2,711 9,763 27.8%90 KSF 78.4 30.1 108.5
Restaurant 2,339 899 3,238 9.2% 15 KSF 155.9 59.9 215.9•
Cinema 3,330 1,280. 4,610 13.1% 750 Seats 4.4 1.7 6.1
Residential 7,564 2,907 10,472 29.8% 570 Units 13.3 5.1 18.4 ,
Conference/Event 863 332 1,195 3.4% 5 KSF 191.8 73.7 265.5
Civic 1,788 687 2,476 7.1% 25 KSF 71.5 27.5 , 99.0
TOTAL 24,080 11,022 35,102 100.0%
SIERRA
BUSINESS COUNCIL
Appendix B. California Air Resources Board EMFAC 2014
Calendar Year:2025
Season:Annual
Vehicle Classification:EMFAC2007 Categories
Units:miles/day for VMT,trips/day for Trips,tons/day for Emissions,1000 gallons/day for Fuel Consumption
miles/day tons/day tons/day tons/day tons/day tons/day tons/day tons/day
Region CalYr VehClass Fuel VMT PM1O_RUNEX PM1O_IDLEX PM1O_STREX PM1O_TOTEX PM10 PMTW PM1O_PMBW PM10_TOTAL
Nevada 2025 HHDT GAS 625.3306957 6.22079E-07 1.57912E-07 7.79991E-07 1.37862E-05 4.25579E-05 5.71241E-05 .
Nevada 2025 HHDT DSL 236056.4858 0.001887123 3.27059E-0 0 .. 0.001919829 0.009258909 0.01587903 0.027057768
Nevada 2025 LDA GAS 1448979.413 0.00271849 0.000680237 0.003398727 0.012777811 0.05869807 0.074874609
Nevada 2025 LDA 051 20043.85537 0.000211776 0 0.000211776 0.000176757 0.000811975 0.001200508
Nevada 2025 LDA ELEC 122664.4795 0 0 0 0.001081716 0.004969131 0.006050846
Nevada 2025 LDT1 GAS 125856.0205 0.000251888 6.66376E-05 0.000318525 0.00110986 ' 0.00509842 0.006526805
Nevada 2025 LDT1 051.175.8882848 1.64397E-05 0 1.64397E-05 1.55107E-06 7.12522E-06 2.5116E-05
Nevada 2025 LDT1 ELEC 53.71098724 0 0 0 4.7365E-07 2.17583E-06 2.64948E-06
Nevada 2025 LDT2 GAS 826616.9158 0.001562268 0.000398413 0.001960681 0.007289513 0.033486202 0.042736396
Nevada 2025 LDT2 DSL 1488.037833 1.12906E-050 1.12906E-05 1.31222E-05 6.02803E-05 8.46931E-05
Nevada 2025 LHDT1 GAS 39656.87291 0.000145166 5.457E-05 0.000199736 0.000349714 0.003341515 0.003890965
Nevada 2025 LHDT1 DSL 52876.87584 0.002792631 5.86485E-0 0 0.002851279 0.000699441 0.004455441 0.008006162
Nevada 2025 111012 GAS• 3914.368838 8.34615E-06 1.95085E-06 1.0297E-05 3.45188E-05 0.000384799 0.000429614
Nevada 2025 LHDT2 051 13227.04244 0.000434685 1.06317E-0 0 0.000445317 0.000174964 0.001300273 0.001920553
Nevada 2025 MCY GAS 18248.47875 3.86137E-05 3.34665E-05 7.20801E-05 8.0462E-05 0.000236558 0.0003891
Nevada 2025 MDV GAS 455465.0024 0.00090079 0.000278191 0.001178982 0.004016514 0.01845086 0.023646356
Nevada 2025 MDV 051 9817.577199 8.51011E-05 0 8.51011E-05 8.65762E-05 0.000397709 ' 0.000569387
Nevada 2025 MH GAS 2916.255879 6.86906E-06 6.07755E-08 6.92983E-06 3.85755E-05 0.000418994 0.000464499
Nevada 2025 MH 051 1111.267606 0.000218891 0 0.000218891 1.95994E-05 0.000159662 0.000398152
Nevada 2025 MHDT GAS ' 4995.636581 7.14815E-06 4.15294E-06 1.13011E-05 6.6081E-05 0.000717749 0.000795131
Nevada 2025 MHDT 051 45908.9296 0.000305486 1.89737E-0 0 0.000307384 0.000607271 0.006595977 0.007510632 •
Nevada 2025 OBUS GAS 2042.174234 2.74198E-06 9.47832E-07 3.68981E-06 2.70133E-05 0,00029341 0.000324113
Nevada 2025 OBUS 051 4284.820353 1.90968E-05 2.82374E-0 0 1.9125E-05 5.66785E-05 0.000615623 0.000691426
Nevada 2025 SBUS GAS 349.1640062 7.52559E-07 8.85676E-08 8.41127E-07 3.0791E-06 0.000286664 0.000290584
Nevada 2025 SBUS DSL 1634.829982 4.89666E-05 1.40182E-0 0 5.03684E-05 2.16251E-05 0.001342198 0.001414191
Nevada2025 UBUS GAS 1337,767313 3.71416E-06 1.37345E-07 3.85151E-06 1.76956E-05 0.000192204 0.000213751
Nevada 2025 UBUS DSL 1267.803494 9.94081E-05 0 9.94081E-05 1.67702E-05 0.001176455 0.001292634
Calculated PM 10 Emissions Factors(g/mile)
PM1O_RUNEX PM1O_IDLEX PM1O_STREX PM10_TOTEX PM10 PMTW PM1O_PMBW PM10_TOTAL
0.003104677 2,77599E-OS 0,0004004 0.003532837 0.010027091 0.042022246 0.055582175
Annual PM 10 Mitigation Fee
Daily VMT Emissions(Tons) ($7,366/Ton)
35,102 0.79 $5,786.20
SIERRA
AdIlk BUSINESS COUNCIL
Appendix C. Weighted Average Silt Loading Calculations
s and lovaf tactors using weighted average oil loading based on handy rate of decay
Road Categories Mitigation Fee
ADT( Fumola: k(g/vmt) Y(g/m^2) W(tons) P(days) N(days) Result(g/vmt) Daily VMT Annual Tons ($7,366/Ton)
o E=k(sl)^0.91•(W)^1.02'(1-P/4N) 1 2.89 2.4 80 365 6.1 933 2.3 16,773.95
SOO-5,000 E=k(sL)^0.91•(W)^1.02•(3-P/4N) 1 1.00 2.4 80 365 2.3 3,498 3.3 23949.01
5,000-10,000 E=k(sL)^0.91•(W)^1.02'(1-P/4N) 1 0.30 2.4 80 365 0.8 9,728 3.0 521,961.96
a 10,000 E=k(sL)^091!(W)^L02s(1-0/4N) 1 0.14 2.4 80 365 0.4 20,960 3.2 23,476.46
86,161.38
Baseline Adjustments
Ubiquitous Winter Hourly Rate of Weighted
Road Categories Ubiquitous Baseline Silt Loading Baseline Silt Loading Peak Application Days to Return Decay Average Silt Sand
ADT) g/m2) g/m2) Rate(g/m2) to Baseline (Linear Decay) loading(g/m2) Applications: 72
500 0.5 2.4 2 7 0.011904761 2.89
500.5,000 0.2 0.6 2 3 0.027777778 1.00
5.000-10,000 0.06 0.12 2 1 0.083333333 0.30
10,000 0.03 0.032 0.5 0.166666667 0.14
laurly sL FactorsHours 500 ADT 500-5,000 ADT 5,000-10,000 ADT x10,000 ADT -Days Count
0 4.4 I.6 2.12 2.03 Application 1 1
1 , 4.388095238 2.572222222 2.036666667 1.863333333
2 4.376190476 2.544444444 1.953333333 1.696666667
3 4.364285714 2.516666667 1.87 1.53
4 4.352380952 2.488888889 1.786666667 1.363333333
5 4.34047619 2.461111111 L703333333 1.196666667
6 4.328571429 2.433333333 1.62 1.03
7 4.316666667 2.405555556 1.536666667 0.863333333
8 , 4.304761905 2.377777778 1.453333333 0.696666667
9 4.292857143 L35 1.37 0.53
10 4.280952381 2.322222222 1.286666667 0.363333333
11 4,269047619 2,294444444 1.203333333 0.196666667
12 4.257142857 2.266666667 1.12 0.03
13 4.245238095 2.238888839 1.036666667 0.03
14 4.233333333 2.211111111 0.953333333 0.03
15 4.221428571 2.183333333 0.87 0.03
16 4.20952381 2.155555556 0.786666667 0.03
17 4.197619048 2.127777778 0.703333333 0.03
18 4.185714286 2.1 0.62 0.03
19 4.173809524 2.072222222 0.536666667 0.03
20 4.161904762 2044444444 0.453333333 0.03
21 4.15 2.016666667 0.37 0.03
22 4.138095238 1.988888889 0.286666667 0.03
23 4.126190476 1.961111111 0.203333333 0.03
24 6.114285714 3.933333333 2.12 2.03 Application 2 t
25 6.09047619 3877777778 2.036666667 1.863333333
26 6.066666667 3.822222222 1.953333333 1.596666667
27 6.042857143 3.766666667 1.87 1.53
28 6.019047619 3711111111 1.786666667 1.363333333
29 5.995238095 3.655555556 1.703333333 1.196666667
30 5971428571 3.6 1.62 1.03
31 5.947619048 3.544444444 1.536666667 0.863333333
32 5.923809524 3.488888889 1.453333333 0.696666667
33 5.9 3.433333333 1.37 0.53
34 5.876190476 3.377777778 1.286666667 0.363333333
35 5852380952 3.322222222 1.203333333 0.196666667
36 5.820571429 3.266666667 1.12 0.03
37 5.804761905 3.211111111 1.036666667 0.03
38 5.780952381 3.155555556 0.953333333 0.03
39 5,757142857 3.1 0.87 0.03
40 5.733333333 3.044444444 0.786666667 0.03
41 5.70952381 2.988888889 0.703333333 0.03
42 5.685714286 2.933333333 0.62 0.03
43 5.661904762 2.877777778 0.536666667 0,03
44 5.638095238 2.822222222 0.453333333 0.03
45 5.614285714 2,766666667 0.37 0.03
46 5.59047619 2.711111111 0.286666667 0.03
47 5.566666667 2.655555556 0.203333333 0.03
48 7543857143 4.6 2.12 2.03 Application 3 1
49 7.507142857 4.516666667 2.036666667 1.863333333
50 7.471428571 4.433333333 1.953333333 1.696666667
51 7.435714286 4.35 1.87 1.53
52 7.4 4,266666667 1.786666667 1.363333333
53 7,364285714 4.183333333 1.703333333 1.196666667
54 7.328573429 4.1 1.62 1.03
55 7.292857143 4,016666667 1.536666667 0.863333333
56 7.257142857 3.933333333 1.453333333 0.696666667
57 7.221428571 3.85 1.37 0.53
58 7.185714286 3.766666667 1.286666667 0.363333333
59 7.15 3.683333333 1.203333333 0.196666667
60 7.114285714 3.6 1.12 0.03
61 7.078571429 3516666667 1.036666667 0.03
62 7,042857143 3.433333333 0.953333333 0.03
63 7.007142857 3.35 0.87 0.03
64 6.971428571 3.266666667 0786666667 0.03
65 6.935714286 3.183333333 0.703333333 0.03
66 6.9 3.1 0.62 0.03
67 6.864285714 3.016666667 0.536666667 0.03
68 6.828571429 2.933333333 0.453333333 0.03
69 6.792857143 2.85 0.37 0.03
70 6 757142857 2.766666667 0.286666667 0.03
71 6.721428571 2.683333333 0.203333333 0.03
72 8.685714286 4.6 2.12 2.03 Application 4 1
73 8.638095238 4.516666667 2.036666667 1.863333333
74 859047619 4.033333333 1.953333333 1696666667
75 8.541857143 4.35 187 193
76 8495138095 4,266666667 1.706666661 1363333333
77 8.447619048 4.183333333 1.703333333 1196666667
78 8.4 41 1.62 3.03
798352380952 4.016666667 1.536666667 0.863333333
80 8304761905 3,933333333 1.453333333 0.596666667
81 8257142852 3.85 137 033
82 8.20952381 3.766666667 1.136656667 0363333333
83 8.161904762 3.683333333 1103333333 0.886556667
34 8 114285714 36 1.12 003
85 8066665667 3.516666667 1.036666667 0.03
86 8.019047619 3.433333333 0.953333333 0.03
87 7911428571 3.35 0.87 0.03
88 7.923809524 3.266666667 0.786666667 . 0.03
89 7.875190476 3.183333333 0.703333333 0.03
90 7.829571429 3.1 0.62 0.03
93 1/00952301 3016666661 0.536666667 0.03
92 . 7,133333334 2,933333333 0.453333333 0.03
93 7,685114286 2.85 0.37 0.03
94 7.638095238 2/66666667 0.285666667 0.03
95 759047619 2.603333333 0.203333333 0,03
96 9542857343 46 112 103 Application 5 1
97 9.433333333 4.516666667 1036666667 1.863333333
98 9.423809524 4.433333333 1953333333 1.695666657
99 9364285714 4.35 187 153
100 9,3047619135 4366666657 1.786666667 1.363333333
101 9245238095 4.183333333 1.703333333 1.195666657
102 9.185714286 4.1 1.62 1.03
103 9,126190476 4.016666667 1336666667 0.863333333
104 9,066666667 3.933333333 1.453333333 0.696666637
105 9.007142857 3,85 137 0.53
106 6.947619048 3/66666667 1,286666667 0.363333333
101 8883095238 • 3,683333333 1,203333333 0.196665667
103 8.828571429 36 112 0.03
109 8.769047619 3516666667 1.036666667 • 0.03
110 810953381 3.433333333 0953333333 0.03
111 865 3.35 3 0.87 0.03
112 839047619 3.266666667 0.786666667 0.03
113 8.533952381 3.183333333 • 0.703333333 0.03
114 8.471428571 3.1 0.62 0.03
115 8.411904762 3.016666661 0.536666667 0.03
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EXHIBIT B2
Railyard Development Agreement
Truckee Railyard Mixed-Use Development Master Plan Affordable Housing Plan
June 2017
This Affordable Housing Plan serves as the regulatory plan for inclusionary-and workforce
housing implementation for all development within the Railyard Mixed-Use Development Master
Plan Area (herein "Railyard Master Plan"). This plan was prepared in accordance with
Development Code Chapter 18.214 (Inclusionary Housing) and Chapter 18.216 (Workforce
Housing) to ensure a variety of housing types and affordability levels. For the purpose of
implementing this affordable housing plan, inclusionary and workforce housing are affordable
housing terms as defined in the Development Code and attached hereto under Exhibits B-2a,
B-2b,and B-2c. This plan is consistent with the 2025 General Plan Housing Element and fulfills
Railyard Master Plan Implementation Measure 7. All new residential and non-residential
construction within Railyard Master Plan Downtown Extension(DE), Industrial Heritage (IH) and
Trout Creek (TC) Districts shall be subject to the terms of this agreement.
Section I. Introduction
Railyard Master Plan Implementation Measure 7 defines the parameters for affordable housing
in the Master Plan Area. Specifically, "Housing options within the Master Plan should include a
mixture!of housing types to support and"serve the needs of employees, first-time homebuyers
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),
andproject development applicants in compliance with the General Plan. This program shall be
formalized within a Development Agreement between the Town and project developer" The
Railyard Master Plan Area serves as an opportunity site for higher density housing in a.mixed-
use development area. The inclusionary housing and workforce housing requirements specified
in this plan are based on Town Development Code Sections 18.214 (Inclusionary Housing) and
18.216 (Workforce Housing).
The following general requirements shall apply to all projects requiring approval of a land use
application:
A. General Requirements
All projects within the Railyard Master Plan shall comply with Development Code Chapters •
18.214, Inclusionary Housing, and 18.216, Workforce Housing as they existed on November
28, 2016 and as set forth in Exhibit B-2a and B-2b respectively. Affordable Housing terms
Page 1of10
are set forth in Exhibit B-2c, Development Code Definitions/Glossary. To provide guidance
on affordable housing implementation and to establish minimum requirements and provide
for incentives, the terms contained within this plan shall apply to each new land use
application within the Railyard Mixed-Use Development Master Plan Area where affordable
housing is required. The review authority shall use this affordable housing plan in
conjunction with Development Code Chapters 18.214 and 18.216 in determining if a
development project meets the required inclusionary and/or workforce housing
requirements. The following general requirements shall apply:
1.) The rental of affordable housing units for less than 30 days shall be prohibited.
2). For-purchase affordable housing units shall be owner-occupied.
3). Each project proponent shall demonstrate compliance with the terms of this agreement
at the time of land use permit application submittal.
The review authority shall make the following findings when taking action on any new
and modified land use application within the Railyard Master Plan Area:
a) The project complies with the Truckee Railyard Mixed-Use Development Master Plan
Affordable Housing Plan.
b) The project contributes to the Master Plan vision of mixed housing types in support
of different lifestyles, families and tenures and provides affordable housing consistent
with the Railyard Master Plan Affordable Housing Plan.
4.) All non-tax-credit-funded inclusionary and workforce housing units shall be deed-
restricted affordable for a minimum of 55 years to ensure long-term affordability. The deed
restriction language shall be reviewed and approved by the Town Attorney prior to issuance
of the first inclusionary or workforce housing unit building permit.
5.) Tax-credit-funded projects shall be subject to the terms of the tax credit allocation, and
Town land use application conditions of approval and shall otherwise be exempt from this
affordable housing plan, except that units within a tax credit project shall be permitted to be
used as credit for other projects needing to fulfill inclusionary or workforce housing
requirements and short-term rentals (less than 30 consecutive days) shall be prohibited.
6.) For tax-credit-funded projects, affordable housing credits shall be applied at the time the
tax credit award is accepted and active. The tax credit recipient or assignee shall retain the
right to sell/transfer affordable housing credits and the Town shall recognize each credit as
the equivalent of one inclusionary or workforce housing unit. Use of affordable housing
credits shall comply with the terms of this agreement.
7.) Subleasing of designated affordable units shall be prohibited.
8.) Any developer of a project with inclusionary and / or workforce housing units physically
within the project shall be required to enter into a housing agreement with the Town. The
agreement shall be executed prior to issuance of temporary occupancy for any portion of the
Page 2 of 10
project. The agreement shall identify the number, type and affordability of inclusionary /
workforce housing units and that the units shall be restricted to the approved affordability
levels for a minimum of 55 years.
9). The conversion of inclusionary or workforce housing units from income-restricted rental
units to for-purchase units,shall be prohibited for the.life of the affordability period.
10.) Required inclusionary and workforce housing units shall be constructed prior to or
concurrent with market-rate units. A Final Certificate of Occupancy shall not be issued for
any market-rate housing units or non-residential square footage in any one project
submitted' under a single land use application until Temporary or Final Certificates. of
Occupancy are issued for all required inclusionary and/or workforce housing units. The
review authority may modify this general requirement if the review authority finds that an
alternative would further ensure affordable housing unit construction and completion. For
projects where use of affordable housing credits is being requested proof of available
credits shall be provided to the Planning Division at the time of land use application
submittal.
11). For projects with both market-rate and restricted-affordable housing units, inclusionary
housing requirements shall be calculated based solely on the number of market-rate units;
affordable units shall,not be counted toward the 15 percent inclusionary housing calculation.
12.) .For fractions of affordable units, the developer may elect to construct the next higher
whole number of affordable units or pay the in-lieu fee established by Town Council
resolution.
13.) Projects that provide more than the minimum required amount of inclusionary and/or
workforce housing may sell/transfer their excess units to another developer at a price
agreed upon by both parties. Notification shall be provided to the Town at the time of
sale/transfer and a copy of the agreement/transaction submitted to the Planning Division for
verification before a unit(s) can be used as an affordable housing credit.
14.) For projects where use of affordable housing credits is being requested, proof of
available credits shall be provided to the Planning Division at the time of land use
application submittal. Affordability levels are defined as follows:
a) Very-low income households are defined as households with income up to 50%
of the area,median income (AMI).
b) Low-income households are defined as households with incomes between 51%
and 80% AMI.
c) Moderate-income households are defined as households with incomes between
81.%.and 120%AMI.
B. Credit for 71 affordable units shall be granted to Truckee Development Associates, LLC,
or its successor in interest at the time the Truckee Artist 'Lofts building permit is issued.
These 71 units shall be available to use as credit for required inclusionary and /or workforce
housing requirements for other projects needing to satisfy their affordable housing,
Page 3 of 10
requirement. The Town shall maintain a database of approved projects, their respective
inclusionary and/or workforce housing contribution and transfers and the review authority
shall only approve use of credits if credits are available.
Section II. Inclusionary Housing
The purpose of providing inclusionary housing is to provide a permanent supply of housing to
meet the needs of very-low, low- and moderate-income residents, particularly those who live or
work in Truckee, while maintaining the Town's character and improving the social and economic
quality of life for Truckee residents. General Plan inclusionary housing implementation is
specified in Development Code Chapter 18.214, which establishes that a minimum 15% of all
new units in a residential development project shall be affordable.
A. Trout Creek(TC) District
TABLE 1: TROUT CREEK'INCLUSIONARY HOUSING , •
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.)Requirement
Live/Work Units 25 N/A
Multi-Family (For Purchase) Units 52 7.8
Single-Family Homes 8 1.2
RESIDENTIAL SUBTOTAL 85 Units 9 Inclusionary
Units*
The actual number of inclusionary units constructed within the Trout Creek District will be based on approved land use
applications and may be more or less than the Railyard Master Plan Maximum Allowable Development or M.A.D. Table 1 is
based on 15%inclusionary housing for cumulative M.A.D.buildout and is included in this housing plan to aid in affordable
housino tracking.
1). A minimum of 15% of all new units in a residential development project shall be
designated as affordable. The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase, or a mix, the unit size, type (multi-family, single-family, etc.).
b) Projects with 40 or more t multi-family units total shall include affordable units on-
site / within the project. The payment of in-lieu fees and the use of affordable
housing credits shall be prohibited to satisfy inclusionary housing requirement for
projects with 40 or more multi-family units total.
c) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of Area Median
Income. The purpose of requiring a range is to incentivize mixed-affordability
levels within the TC District.
d) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
Page 4 of 10
e) For every five market-rate dwelling units constructed within the TC District that
are 500 sf or less, credit for one affordable unit shallbe granted up to a
maximum of three affordable units. Live/work units shall not be used in this
calculation.
f) Inclusionary requirements may be satisfied through use of affordable housing
credits.
2). Live/work units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, they provide housing. To incentivize the construction of
live/work units in the TC District, for every five live/work units constructed, credit for one
affordable unit shall be granted.
B. Industrial Heritage (IH) District
hpN y, r 2:1+1' 1
iy;i
TABLE 2 INDUSTRIAL HERITAGE INCLUSIONARY HOUSING
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work/ Live Units 75 N/A
Multi-Family (For Purchase) Units 125 18.75
1!3:76
RESIDENTIAL SUBTOTAL ' 200 Units •Inclusionary!
I . iunits,
The actual number of inclusionary units constructed within the Industrial Heritage District will be based on approved land use
applications and may be more or less than the M.A.D. Table 2 is based on 15% inclusionary housing for cumulative M.A.D.
buildout and is included in this housing plan to aid in affordable housing tracking.
1). A minimum of 15% of all new units in a residential project shall be designated as
affordable. The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase or a mix, the unit size, type (multi-family, single-family, etc.).
b) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of Area Median
Income. The purpose of requiring a range is to incentivize mixed-affordability
levels within the IH District.
c) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the IH District that are 500 sf or
less, credit for one affordable unit shall be granted up to a maximum of three .
Work-live units shall not be used in this calculation.
e) Inclusionary unit requirements may be satisfied through use of affordable
housing credits.
Page 5 of 10
2). Work-live units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by nature of their use, buildings or spaces with jointly used residential and
non-residential uses, they provide housing. To incentivize the construction of work/live units
in the IH District and promote the creation of maker spaces, craft industries and other
businesses envisioned within the Railyard Master Plan, for every five work/live units
constructed, credit for one affordable unit shall be granted.
C. Downtown Extension (DE) District
TABLE 3a DOWNTOWN"EXTENSION INCLUSIONARY HOUSING
OPTION
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work/ Live Units 50 N/A
Live/Work Units 15 N/A
Multi-Family (For Purchase) Units 220 33
33
RESIDENTIAL SUBTOTAL 285 Units Inclusionary..
The actual number of inclusionary units constructed within the Downtown Extension District will be based on approved land
use applications and may be more or less than the M.A.D. Table 3 is based on 15%inclusionary housing for cumulative M.A.D.
buildout under Downtown Extension Option#1 and is included in this housing plan to aid in affordable housing tracking.
TABL''E'3b DOWNTOWN EXTENSION INCLUSIONARY HOUSING
OPTION'#2
tM' `
Maximum 15%
Allowed Inclusionary
Development Housing
M.A.D.) Requirement
Work/ Live Units 29 N/A
Live/Work Units 0 N/A
Multi-Family (For Purchase) Units 256 38.4
38.4
P ,.,RESIDENTIAL SUBTOTAL 285=Units Inclusionary
Units*
The actual number of inclusionary units constructed within the Downtown Extension District will be based on approved land
use applications and may be more or less than the M.A.D. Table 3 is based on 15%inclusionary housing for cumulative M.A.D.
buildout under Downtown Extension Option 112 and is included in this housing plan to aid in affordable housing tracking.
Page 6 of 10
1.) A minimum of 15% of all new units in a residential project shall be designated affordable.
The following additional requirements and incentives shall apply:
a) The developer shall have the right to choose if the inclusionary units are for rent,
for purchase or a mix, the unit size, type (multi-family, single-family, etc.).
b) For both ownership and rental inclusionary units, the developer shall provide a
range of affordability that does not exceed an average of 110% of the Area
Median Income. The purpose of requiring a range is to incentivize mixed-
affordability levels within the IH District.
c) For both ownership and rental inclusionary units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the DE District that are 500 sf or
less, credit for one affordable unit shall be granted up to a maximum of five.
Work-live units shall not be used in this calculation.
e) Building permits shall be issued for 71 inclusionary housing units (i.e.-Truckee
Artist Lofts Project) prior to or concurrent with building permits for any project that
would bring the cumulative total of residential units (excluding work-live and
inclusionary units) to 100 within the DE District, unless an alternative timeline is
approved by the review authority.
t) Any of the required inclusionary units may be satisfied through useof affordable
housing credits. -
2). Live/work units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, they provide housing.
3). Work-live units, as defined in Exhibit B-2c, are not subject to inclusionary housing
requirements; by the nature of their use, buildings or spaces with jointly used residential and
non-residential uses, they provide housing. To incentivize the construction of work/live units
in the DE,District and promote the creation of maker spaces, craft industries and other
businesses envisioned within the Railyard Master Plan, for every five live/work units
constructed, credit for one affordable unit shall be granted.
Section III. Workforce Housing
The purpose of workforce housing is to provide a permanent supply of housing to meet housing
needs generated by commercial, office and other non-residential.uses. General Plan workforce
housing implementation is specified in Development Code Chapter 18.216, which establishes
that workforce units shall be calculated based on land use type in terms of full-time employee
equivalents. All non-residential projects, including'but not limited'to, commercial, institutional,
recreational, etc. shall include or provide workforce housing consistent with the following:
A. General Requirements.
1) Live/work and work-live units within the Railyard Master Plan Area shall be exempt from
providing workforce housing.
Page 7 of 10
2) Workforce housing units shall be calculated based on Development Code Section
18.216.040. B and C.
3.) Projects that provide more than the minimum required amount of workforce housing may
sell/transfer their excess units as credit(s) to another developer at a purchase price
agreed upon by both parties. The use of purchased credits shall comply with the terms
of this affordable housing plan.
B. Trout Creek(TC) District
1) All projects within the TC District shall be exempt from providing workforce housing.
C. Industrial Heritage (IH) District
1) All projects within the IH District with 5,000 sf. or less of non-residential gross floor area
shall be exempt from providing workforce housing to incentivize the creation of small-
scale commercial spaces.
2) Projects with more than 5,000 sf of commercial gross floor area shall provide workforce
housing consistent with Section III.A above.
D. Downtown Extension (DE) District
TABLE 4. DOWNTOWN EXTENSION WORKFORCE HOUSING
Employee
Maximum
Generation Rate
Allowed
Full Time Workforce
Development
Equivalent Housing
M.A.D.'
Employees or Requirement
FTEEs Generated
by Land Use Type)
To be
To be determined determined by
by review authority review
Movie Theater 750 Seats authority
Retail Trade and/Service Uses
150
i.e.-office, retail, restaurant, etc.) 75,000 sf 1/500 sf
Recreation and Public Assembly 12.5
Uses 25,000 sf 1/2000 sf
Grocery Store 35,000 sf 1/500 sf 70
To be
To be determined determined by
by review authority review
Hotel / Condo Hotel 60 room authority
Page 8 of 10
mI n 7 viii
I tV I NV tiff rn r.
i tit (I klp I 'i
t
Y Y I{ti tl i
jI
1
ISi
r,
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TEE S
i
t tIr
i I,
11
excluding .h
9
0.1;;,„ ISUaTOLf11:04111, i+i land Hotel/
7'1;;;;;;;;I!;;.. {` ( i
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alt tI i i' , t I'd
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fi r,
its it
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FTEE's 17 FTEE per'Deuelopp,ent'Code Section 18.21,8 040),: Workforce , 3a
ii
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iii
ignits
r
t ii $ IIh lir} f i cif Ai 43J
y
The actual number of workforce housing units constructed within the Downtown Extension District will be based on approved
land use applications and may be more or less than the M.A.D. Table 4 is based on cumulative M.A.D. buildout under
Downtown Extension and is included in this housing plan to aid in workfame housing tracking.
1.)Workforce housing shall be provided consistent with Development Code Chapter 18.216,
Workforce Housing, as defined in Exhibit B-2b, including the following additional
requirements and incentives:
a) The developer shall have the right to choose if the workforce units are for rent,
for purchase or a mix, the unit size, type (multi-family, single-family, etc.).
b) For both ownership and rental workforce housing units, the developer shall
provide a range of affordability that does not exceed an average of 110% of
Area Median Income. The purpose of requiring a range is to incentivize mixed-
affordability levels within the DE District.
c) For both ownership and rental workforce units, the average dwelling unit size
shall not exceed 1,500 sf within any single project.
d) For every five dwelling units constructed within the DE District that are 500 sf
or less, credit for one affordable unit shall be granted up to a maximum of five
units. Work-live units shall not be used in this calculation. •
e) The review authority shall determine the workforce housing requirement for a
movie theater and hotel / hotel condo project as part of a future land use
application and may consider alternative employee generation rates as
allowed,by the Town's workforce housing ordinance.
f) Each non-residential project, including but not limited to: commercial,
institutional, recreational, etc. shall calculate the number of workforce units
consistent with Section III.A.2 above. Any of the required workforce units may
be satisfied through use of credits or construction of workforce units.
Page 9 of 10
Exhibits
Exhibit B2A— Development Code Chapter 18.214, Inclusionary Housing, dated November 28,
2016
Exhibit B2B— Development Code Chapter 18.216, Workforce Housing, dated November 28,
2016
Exhibit B2C— Development Code Definitions/Glossary, dated November 28, 2016
Page 10 of 10
TRUCKEE MUNICIPAL CODE-TITLE 18,DEVELOPMENT CODE
Inclusionary Housing 18.214
EXHIBIT B2A
CHAPTER 18.214 - INCLUSIONARY HOUSING
Sections:
18.214.010-Purpose and Intent
18.214.020-Administrative Guidelines and Procedures
18.214.030-Administrative Fees
18.214.040-Inclusionary Housing Requirements
18.214.050-Development Requirements
18.214.060-Density Bonuses,Incentives, and Concessions
18.214.070-Affordability Controls
18.214.080-Inclusionary Housing Plan
18.214.090-Adjustments and Waivers
18.214.010 -Purpose and Intent
A. The purpose of this chapter is to establish an inclusionary requirement or an in-lieu fee for
residential development projects to mitigate the impacts caused by these development projects
on the additional demand for more affordable housing and rising land prices for limited
supply of available residential land.
B. It is intended to implement the Housing Element of the General Plan to provide a permanent
supply of affordable housing to meet the needs of very-low, low-, and moderate-income
residents, particularly those 'who live or work in Truckee, while maintaining the Town's
character and improving the social and economic quality of life for Truckee residents.
18.214.020 - Administrative Guidelines and Procedures
The Council shall by resolution adopt guidelines and procedures, consistent with the terms
contained in this Chapter, as the Council determines to be necessary or convenient for the
implementation and administration of this Chapter.
18.214.030 - Administrative Fees
The Council may by resolution establish reasonable fees for the administration of this Chapter.
18.214.040 -Inclusionary Housing Requirements
A. Inclusionary Housing Required. All residential development projects not exempt under
Subsection F shall include or provide inclusionary housing as set forth in this chapter. .
Residential development projects shall include the subdivision of land which is planned,
designed, or used for residential purposes, including the subdivision of land for the sale of
vacant residential lots. The subdivision of land for the sale of vacant residential lots shall be
required to comply with the requirements of this section; subdivisions of seven or more
parcels shall comply with the inclusionary housing construction requirements of Subsection B
or the alternative equivalent proposal requirements of Subsection D, and subdivisions of six or
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less parcels shall comply with the in-lieu affordable housing fee requirements of Subsection
E.
B. Number of Inclusionary Units. Fifteen percent (15%) of all new dwelling units in a
residential development project shall be affordable units which shall be constructed and
completed not later than the related market rate units. For fractions of affordable units, the
developer may elect, at his or her option, to construct the next higher whole number of
affordable units, perform an equivalent alternative which has received the approval of the
review authority pursuant to Subsection D, or pay the in-lieu specified in Subsection E for
such fraction.
For purposes of calculating the number of affordable units required by this section, any
additional residential units authorized as a density bonus under California Government Code
Section 65915 et seq. shall not be counted in determining the required number of inclusionary
units.
C. Affordability of Inclusionary Units.
1. For ownership residential development projects,the inclusionary units may be available
for sale or for rent. The inclusionary units shall be available at affordable rents or
affordable sales price as follows:
a: For ownership inclusionary units, 100% of the units shall be affordableto
moderate income households, or one-third of the units shall be affordable to low
income households, one-third shall be affordable to moderate income households,
and one-third shall be affordable to above moderate income households.
b. For rental inclusionary units, 100% of the units shall be affordable to low income
households, or one-third of the units shall be affordable to very low income
households,one-third shall be affordable to low income households, and one-third
shall be affordable to moderate income households.
2. For rental residential development projects, the inclusionary units shall be available
for rent at affordable rents as follows:
a. 100% of the units shall be affordable to low income households, or one-third of
the units shall be affordable to very low income households, one-third shall be
affordable to low income households, and one-third shall be affordable to
moderate income households.
3. These requirements are minimum requirements and will not preclude a residential
development project from providing additional affordable units or affordable units with
lowers rents or sales prices than required by this Chapter. The income targets for
determining the rent or sale price may be modified through an alternative equivalent
action.
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D. Alternative Equivalent Proposal.
1. A developer of a residential development project may propose to meet the requirements
of Subsection B and/or Subsection C by an alternative equivalent action, subject to
review and approval by the review authority of the project. A proposal for an
alternative equivalent action may include, but is not limited to, the construction of
inclusionary units'on another site within the Truckee region; the dedication and
conveyance of land to the Town or its designee; purchase of inclusionary housing
credits from other residential development projects with excess affordable units; and
acquisition and enforcement of required rental and/or sales price restrictions on existing
standard market-rate dwelling units. A proposal for an alternative equivalent action
may also address, but is not limited to, tenure of units, higher or lower rents or sales
prices,and a lesser or greater number of affordable units.
2. An alternative equivalent proposal shall be considered on a case by case basis by the
review authority and may be approved at the review authority's sole discretion, if the
review authority finds that such alternative will further affordable housing opportunities
in the Truckee region to an equal or greater extent than compliance with the express
requirements of Subsection B. For dedications of land, the review authority shall find
that the land is suitable for the construction of affordable housing and is of equivalent
or.greater value than is produced by applying the express requirements of Subsection B.
E. In-Lieu Affordable Housing Fee.
1. A developer of a residential development project may propose to meet the requirements
of Subsection B by submitting at the time of application for a discretionary or building '
permit, whichever comes first,a request to pay the in-lieu fee.
2. Such proposals for payment of an in-lieu affordable housing fee shall be considered on
a case by case basis by the review authority and may be approved at the review
authority's sole discretion, if the review authority finds that the payment of the in-lieu
fee will further affordable housing opportunities in the Truckee region to an equal or
greater extent than compliance with the express requirements of Subsection B.
3. Notwithstanding the requirements of Subsection 2, the payment of an in-lieu affordable
housing fee for a residential development project of less than seven units or subdivision•
lots shall be at the discretion of the developer.
4. The amounts, calculation, and timing of payment of the affordable housing in-lieu fee
shall be established by resolution of the Town Council.
F. Exemptions. The following residential development projects shall be exempt from the
requirements of this Chapter:
1. The construction of one single family dwelling unit on a single family lot.,
2. The construction of a secondary residential unit in accordance with Section 18.58.230.
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3. The'construction of two attached units on one parcel on a multi-family lot in which the
total number of dwelling units on the lot does not exceed two. If additional dwelling
units are subsequently constructed on the lot, the single family dwelling unit and two
attached units shall be included and calculated towards the inclusionary requirement of
Subsection B.
4. The construction of dwelling units in a mixed use project in which the units will be
restricted to affordable housing.
5: The reconstruction or replacement of any multi-family residential dwelling unit that has
been involuntarily destroyed due to a catastrophic event in accordance with Section
18.130.060.
6. The conversion of residential units into condominiums or other common interest
subdivision.
7. Residential development projects that are the subject of a development agreement
currently in effect with the Town and approved prior to the effective date of this
Chapter where such agreement expressly precludes the Town from requiring
compliance with this Chapter.
8. Residential development projects which have received approval of the land use and
development permit application prior to the effective date of this Chapter.
18.214.050 -Development Requirements
A. Location of Inclusionary Units.Inclusionary units may be built on site within the residential
development project or offsite.
B. Timing of Development. Inclusionary units shall generally be constructed and offered for
sale or rent in accordance with this Chapter concurrently with or prior to completion of
market rate units within the residential development project or phase thereof. As used in this
Chapter, "concurrently" means that a proportionate share of inclusionary units, including a
proportionate share of units by income affordability, must be substantially completed by the
time 50% of the market rate units within a residential development project are sold. The
review authority at its own discretion may approve.an alternative timing plan if the review
authority finds the alternative timing plan will further affordable housing opportunities in the
Town to an equal or greater extent and the completion of the inclusionary units is secured by a
performance bond or other similar security.
C. Building Types and Exterior Appearance. Inclusionary units shall have exteriors that are
visually and architecturally consistent with and similar to market rate units in the
neighborhood. Exterior building materials and finishes for inclusionary units shall be of the
same type and quality as for market rate units. Generally, the building types for inclusionary
units shall be the same as for market rate units. The review authority may approve building
types for inclusionary units that are different than market rate units (e.g., multi-family
affordable units for a single family residential development project) if the review authority
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finds the inclusionary units are compatible with the design and character of the development
and neighborhood.
D. Common Amenities. On-site inclusionary units shall.have access to all on-site amenities
available to market rate units.
E . Interior Quality. Inclusionary units may have different interior finishes, amenities, and
features than the market rate units provided the interior finishes, amenities, and features are
durable,of good quality, and consistent with contemporary standards for new housing.
F. Maximum Allowed Average Living Area. In order to ensure an adequate supply of
housing to meet the housing needs of all segments of the community, residential
subdivisions located in the RM, DRM, and DRH zoning districts shall be required to limit
the maximum allowed average living area consistent with the following:
1. Projects with 30 percent of their total units affordable to very low-, low-, or moderate-
income households are exempt from this requirement;
2. Projects in a zoning district with a maximum allowable density less than six dwelling
units per acre are exempt from this requirement;
3. For projects with less than 30 percent of the total units available to affordable
households,the maximum allowed average living area shall be consistent with Table 7-1
below. Examples of small,medium, and large projects are shown in Table 7-2.
TABLE 7-1
MAXIMUM AVERAGE LIVING AREA
Affordable Units Provided(%of total
Maximum Allowed Average
units restricted to very low-,low-,or
Living Area Size(sq.ft.)moderate-income households)
30%and above None
26-29% 2,000
21-25% 1,815
16-20% 1,650
15% 1,500
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TABLE 7-2
MAXIMUM AVERAGE LIVING AREA EXAMPLES
Number of Market Number of of Affordable
Maximum Allowed
Rate Units Affordable Units Units Provided Average Living Area
Size(sq.ft.)
Small Size Project 4 1 20% 1,650
Formula Divide the total number of affordable units by the total number of units within the project to
determine the percentage of affordable units provided; I affordable/5 units=20%
Medium Size
15 5 25% 1,815
Project
Formula Divide the total number of affordable units by the total number of units within the project to
determine the percents a of affordable units provided;5 affordable/20 units=25%
Large Size Project 144 56 28% 2,000
Formula Divide the total number of affordable units by the total number of units within the project to
determine the percentage of affordable units provided;56 affordable/200 units=28%
18.214.060 -Density Bonuses, Incentives, and Concessions
Density bonuses, incentives, and concessions shall be allowed in accordance with Chapter 18.212
Density Bonuses,Incentives,and Concessions).
18.214.070 - Affordability Controls
Inclusionary units shall be restricted in accordance with Chapter 18.210 (Affordable Housing
Controls).
18.214.080 -Inclusionary Housing Plan •
A. Plan Required. An inclusionary housing plan shall be submitted with the land use and
development permit application for residential development projects. The inclusionary
housing plan shall be reviewed as part of the land use and development permit application and
shall be approved prior to or concurrently with the approval of the land use and development
permit application.
B. Request for Determination. A developer of a residential development project may submit a
Request for Determination of Complying with Inclusionary Housing Requirements"prior to
submittal of a land use and development permit application. The request shall include all
information required for an Inclusionary Housing Plan and any other information deemed
necessary by the Community Development Director. The review authority may consider the
request and provide comments to the developer on whether the request complies with this
Chapter, may comply if revisions are made, or does not comply. Any comments provided by
the review authority on the request shall not bind the review authority on any future actions on
the Inclusionary Housing Plan and/or land use and development permit application.
C. Plan Information. The Inclusionary Housing Plan shall include, but not be limited to, the
following information in addition to information otherwise required by the Development
Code:
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1. A site plan and typical floor plans depicting the location, structure, proposed tenure
rental or ownership), story and floor layout, and size of the proposed market rate and
inclusionary units;
2. The calculations used to determine the number of required inclusionary units;
3. The income level targets for each inclusionary unit;
4. The mechanisms that will be used to assure that the inclusionary units will remain
affordable;
5. A phasing plan for the construction and completion of the market rate and inclusionary
units;
6. A description of any requested density bonuses,incentives, and/or concessions;
7. A marketing plan for the process by which qualified households will be reviewed and
selected to either purchase or rent inclusionary units;
8. Any information necessary to properly describe the alternative equivalent action, if
proposed;
9. Any other pertinent information requested by the Community Development Director.
D. Plan Approval. The Inclusionary Housing Plan shall be approved by the review authority of
the land use and development permit application and included as part of the residential
development project as a condition of approval of the land use and development permit.
E. Plan Modifications. Any request for a modification to an approved Inclusionary Housing
Plan shall be processed, reviewed, and acted upon in accordance with Section 18.84.070 of
the Development Code.
F. Inclusionary Housing Agreement. An agreement implementing the provisions of the
approved inclusionary housing plan shall be prepared, approved, and recorded in accordance
with Section 18.210.090.
18.214.090 - Adjustments and Waivers
A. Developer Request. A developer for a residential development project subject to the
requirements of this chapter may request of the review authority a reduction, adjustment, or
waiver of the requirements based upon a showing of substantial evidence that there is no
economically feasible way to comply with the requirements or that compliance with the
requirements will not reasonably achieve the purposes for which the ordinance was enacted.
Any decision of the review authority must be supported by findings in the administrative
record which articulate the reasons for the granting of the waiver, reduction, or adjustment
and the evidence in the administrative record supporting the decision to do so.
B. Developer Burden. The developer in the requestshall set forth in detail the factual and legal
basis for the claim of reduction, adjustment, or waiver. The developer shall bear the burden of
presenting substantial evidence to support the request including comparable technical
information to support the developer's position.
C. Timing.To receive an adjustment or waiver, the developer shall submit the request prior to or
concurrently with the submittal of the land use and development permit application for the
residential development project. The review authority shall consider and take action on the
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request prior to or concurrently with taking action on the land use and development permit
application for the residential development project.
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Workforce Housing 18.216
EXHIBIT B2B
CHAPTER 18.216 -WORKFORCE HOUSING
Sections:
18.216.010—Purpose and Intent
18.216.020—Administrative Guidelines and Procedures
18.216.030—Administrative Fees
18.216.040—Workforce Housing Requirements
18.216.050—Development Requirements
18.216.060—Bonuses, Incentives, and Concessions
18.216.070—Affordability Controls
18.216.080—Workforce Housing Plan
18.216.090—Adjustments and Waivers
18.216.010—Purpose and Intent
A. The purpose of this chapter is to establish a workforce housing requirement and an in-lieu
fee for commercial, industrial, and other non-residential development projects to mitigate
the impacts caused by these development projects on the additional demand for more
affordable housing.
B. It is intended to implement the Housing Element of the General Plan to ensure an adequate
supply of housing to meet the housing needs of all segments of the community and provide
a permanent supply of affordable housing to meet the needs of very-low, low-, and
moderate-income workers generated by new commercial, industrial, institutional,
recreational, and residential resort projects.
C. It is intended to implement Housing Program 1.3.4 of the Housing Element of the General
Plan to balance the need for workforce housing for commercial, industrial, and other non-
residential development with the other goals and policies of the General Plan including the
goals and policies of the Economic Development Element.
D. It is intended for the Town Council to conduct an annual review of this Chapter and its
implementation to consider whether amendments are needed.
18.216.020—Administrative Guidelines and Procedures
The Council shall by resolution adopt guidelines and procedures consistent with the terms
contained in this Chapter, as the Council determines to be necessary or convenient for the
implementation and administration of this Chapter.
18.216.030 Administrative Fees
The Council may by resolution establish reasonable fees for the administration of this Chapter.
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18.216.040—Workforce Housing Requirements
A. Workforce Housing Required. All commercial, industrial, institutional, recreational,
residential resort, and other non-residential projects not exempt under Subsection G shall
include or provide workforce housing as set forth in this Chapter.
B. Number of Workforce Housing Units.
1. A development project shall construct and complete workforce housing unit(s) for
employees calculated for the project as set forth in Paragraphs 2 and 3 below.For
fractions of workforce housing units, the developer may elect, at his or her option,
to construct the next higher whole•number of affordable units, perform an
equivalent alternative which has received the approval of the review authority
pursuant to Subsection E, or pay the in-lieu fee specified in Subsection F for such
fraction.
2. The number of workforce housing units to be constructed and completed for a
development project, by which employees are calculated as full-time equivalent
employees in accordance with Sections C.1, shall be as follows:
i.For development projects that generate less than seven FTEE, the
development project shall be exempt from the requirements of this
Chapter;
ii. For development projects that generate seven or more but less than 20
FTEE, the development project shall pay a fraction of an in-lieu affordable
housing fee equivalent to the number of FLEE divided by 28.
iii. For development projects that generate 20 or more but,less than 40 FTEE,
the development project shall construct and complete one workforce
housing unit for each 14 FTEE.
iv. For development projects that generate 40 or more FTEE, the development
project shall construct and complete one workforce housing unit-for each
seven FTEE.
3. The number of workforce housing units to be constructed and completed for a
development project, by which employees are calculated by income,levels in
accordance with Section C.2, shall be as follows:
i.For development projects that generate less than 3.5 very low, low, and
moderate income category employees, the development project shall be
exempt from the requirements of this Chapter.
ii. For development projects that generate 3.5 or more but less than ten very
low, low, and moderate income category employees, the development ,
project shall pay a fraction of an in-lieu affordable housingfee equivalent
to the number of very low, low, and moderate income category employees
divided by 14.
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iii. For development projects that generate 10 or more but less than 20 very
lo*, low, and moderate income category employees, the development
project shall construct and complete one workforce housing unit for each
seven very low, low, and moderate income category employees.
iv. For development projects that generate 20 or more very low, low, and
moderate income category employees, the development project shall
construct and complete one workforce housing unit for each 3.5 very low,
low, and-moderate income category employees.
4. All workforce housing units shall have at least one bedroom, and 50% or more of
the workforce housing units shall have two or more bedrooms.,
5. The review authority, at its discretion, may reduce the number of required
workforce housing units if the units have more than two bedrooms and/or are
specialized dwellings (e.g., dormitories) and the review authority finds that the
units will accommodate an equal or greater number of employees than compliance
with the express requirements of Subsection 4.
C. Employee Generation. For the purposes of this Chapter, 'employees generated by a
development project shall be calculatedas follows:
The standard number of full-time equivalent employees (FTEE) generated by a
land-use type shall be:
Land Use FTEE
Commercial including retail, service, 1 FTEE per 500 s.f. of gross floor
office, and restaurant space
Industrial, not including uses with I FTEE per 1,000 s.f. of gross floor
substantial-outdoor work or activity areas space
Visitor Lodging As determined by review authority
based upon comparison with similar
businesses
Uses Not Listed As determined by review'authority
based upon comparison with similar
businesses
2. A developer of a development project may submit a calculation of the number of
employees generated by the proposed development by the income level of the
employees. The developer shall provide all information required by the
administrative procedures and guidelines including, but not limited to, the number
and types of employees and their jobs, the beginning annual salary of the
employees and their jobs, and the income category of the employees (very low,
low, moderate, above moderate) as defined by the administrative procedures and
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guidelines. Approval of the resulting calculation shall be at the discretion of the
review authority and may incorporate conditions to address future changes of uses
in the project.
3. A developer of a development project may submit an independent calculation of
the number of employees generated by the proposed development to be used-in
place of the employee generation rates. Approval of the resulting calculation shall
be at the discretion of the review authority. Seasonal full-time employees will be
counted as 0.50 of a full-time equivalent employee. Part-time employees will be
counted based on the number of hours worked per hour for a 40-hour work week
e.g., a part-time worker who works 30 hours per week would be counted as.a 0.75
FTEE).
D. Affordability of Workforce Housing Units.
1. The workforce housing units may be available for sale or for rent. The workforce
housing units shall be available at affordable rents or affordable sales price as
follows:
a.For ownership units, 100% of the units shall be affordable to moderate.
income households, or one-third of the units shall be affordable to low
income households, one-third shall be affordable to moderate income
households, and one-third shall be affordable to above moderate income
households.
b.For rental units, 100% of the units shall be affordable to low income
households, or one-third of the units shall be affordable to very low
income households, one-third shall be affordable to low income
households, and one-third shall be affordable to moderate income
households.
2. These requirements are minimum requirements and will not preclude a
development project from providing additional affordable units or affordable units
with lowers rents or sales prices than required by this Chapter. The income targets
for determining the, rent or sale price may be modified through an alternative
equivalent action.
E. Alternative Equivalent Proposal. .
1. A developer of a development project may propose to meet the requirements of
this Chapter by an alternative equivalent action, subject to review and approval by
the review authority of the project. A proposal for an alternative equivalent action
may include, but is not limited to, the construction of workforce housing units on
another site within the Truckee region; the dedication and conveyance of land to
the Town or its designee; purchase of workforce housing credits from other
development projects with excess affordable units; and acquisition and
enforcement of required rental and/or sales price restrictions on existing standard
market-rate dwelling units. A proposal for an alternative equivalent action may
also address, but is not limited to, tenure of units, higher or lower rents or sales
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prices, and a lesser or greater number of affordable units.
2. An alternative equivalent proposal shall be considered on a case by case basis by
the review authority and may be approved at the review authority's sole discretion,
if the review authority finds that such alternative will further affordable housing
opportunities in the Truckee region to an equal or greater extent than compliance
with the express requirements of Subsections B and D. For dedications of land, the
review authority shall find that the land is suitable for the construction of
affordable housing and is of equivalent or greater value than is produced by
applying the express requirements of Subsections B and D. In making these
findings, the review authority may consider-the type of non-residential use(s)being
proposed in the development project and whether workforce housing constructed
within or adjacent to the development project would be compatible with such uses.
F. In-Lieu Affordable Housing Fee.
1. A developer of a development project may propose to meet the requirements of
Subsections B and D by submitting at the timeof application for a discretionary or
building permit, whichever comes first, a request to pay the in-lieu fee.
2. Such proposals for payment of an in-lieu affordable housing fee shall be
considered on a case by case basis by the review authority and may be approved at
the review authority's sole discretion, if the review authority finds that the
payment of the in-lieu fee will further affordable housing opportunities in the
Truckee region to an equal or greater extent than compliance with the express
requirements of Subsections B and D.
3. Notwithstanding the requirements of Subsection 2, the payment of an in-lieu
affordable housing"fee for a development project which generates less than 20 full-
time equivalent employees or 10 very low, low, and moderate income category
employees shall be at the discretion of the developer.
4. The amounts, calculation, and timing of payment of the affordable housing in-lieu
fee shall be established by resolution of the Town Council.
G. Exemptions. The following development projects shall be exempt from the requirements
of this Chapter:
I. Residential development projects which do not include a resort, commercial, or
community amenity use that will generate employees.
2. Development projects that generate less than seven full-time equivalent employees
as determined in accordance with Subsection C.
3. The conversion of non-residential floor space from one use to another use whereby
the new use generates the sameor less number of full-time equivalent employees
than the previous use.
4. Development projects that are the subject of a development agreement currently in
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effect with the Town and approved prior to the effective date of this Chapter where
such agreement expressly precludes the Town from requiring compliance with this
Chapter.
5. Development projects which have received approval of the land use and
development permit application prior to the effective date of this Chapter, except
the development project shall comply with any conditions regarding affordable
housing that were imposed at the time of approval of the land use and development
permit.
18.216.050—Development Requirements
A. Location of Workforce Housing Units. Workforce housing units shall be built on site
within or adjacent to the development project, or offsite in close proximity to the
development project, along or near a major transportation corridor with public transit,
and/or near a major service center.
B. Timing of Development. Workforce housing units shall generally be constructed and
offered for sale or rent in accordance with this Chapter concurrently with or prior to
completion of the development project or phase thereof. As used in this Chapter,
concurrently" means that a proportionate share of workforce housing units, including a
proportionate share of units by income affordability, must be substantially completed by
the time 50% of the development project is occupied. The review authority at its own
discretion may approve an alternative timing plan if the review authority finds the
alternative timing plan will further affordable housing opportunities in the Town to an
equal or greater extent and the completion of the workforce housing units is secured by a
performance bond or other similar security.
C. Building Types and Exterior Appearance. Workforce housing units shall have exteriors
that are visually and architecturally consistent with and similar to market rate units in the
neighborhood. Exterior building materials and finishes for workforce housing units shall be
of the same type and quality as for market rate units. The building types for workforce
housing units shall be compatible with the design and character of the development and
neighborhood.
D . Interior Quality. Workforce units may have different interior finishes, amenities, and
features than the market rate units provided the interior finishes, amenities, and features are
durable,of good quality,and consistent with contractor grade for new housing.
18.216.060—Bonuses,Incentives, and Concessions
The following bonuses, incentives, and concessions shall be made available to development
projects constructing all of their workforce housing on site and/or offsite.
A. Floor Area Ratio. The development project shall receive an increase in floor area ratio of
0.05, or 2,200 square feetper acre, above that normally allowed by the zoning district
applicable to the parcel. Residential floor space shall not be counted toward the maximum
allowed floor area ratio.
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B. Priority Processing. The development project shall be given priority over other type's of
projects and permits by all Town departments in the processing of land use and
development permit applications and building permit applications, and in inspections of the
project during the construction process.
C. Regulatory Concessions. The review authority, at its own discretion, may reduce
regulatory standards of the Development Code and Public Improvement and Engineering
Standards (e.g., parking spaces, lot coverage) if the review authority finds that any
reduction in the regulatory standards is necessary for the project proposal to accommodate
the workforce housing units, will not have an substantial, adverse impact on the
neighborhood or surrounding area; and will not result in hazards to the public health or
safety.
D. Deferral of Town Impact Fees. Town impact fees, including impact fees for the Truckee
Fire Protection District and the,Truckee Donner Recreation and Parks District, required at
the time of issuance of a building permit shall be deferred for all portions of the project,
including non-residential floor space, to the issuance of the temporary or final certificate of
occupancy, whichever occurs first.
E. Waiver or Reduction of Town Impact Fees and Permit Fees.The review authority may
reduce or waive Town impact fees, including impact fees for the Truckee Fire Protection
District and the Truckee Donner Recreation and Parks District, and Town permit fees in
accordance with Town Council policy adopted by resolution.
18.216.070—Affordability Controls
Workforce housing units shall be restricted in accordance with Chapter 18.210 (Affordable
Housing Controls).
18.216.080—Workforce Housing Plan
A. Plan Required. A workforce housing plan shall be submitted with the land use and
development permit application for development projects. The workforce housing plan
shall be reviewed as part of the land use and development permit application and shall be
approved prior to or concurrently with the approval of the land use and development
permit application.
B. Request for Evaluation. A developer of a development project may submit a"Request for
Evaluation of Complying with Workforce Housing Requirements" prior to submittal of a
land use and development permit application. The request shall include all information
required for a Workforce Housing Plan and any other information deemed necessary by the
Community Development Director. The review authority may consider the request and
provide comments to the developer on whether the request complies with this Chapter,
may comply if revisions are made, or does not comply. Any comments provided by the
review authority on the request shall not bind the review authority on any future actions on
the Workforce Housing Plan and/or land use and development permit application.
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Workforce Housing 18.216
C. Plan Information. The Workforce Housing Plan shall include, but not be limited to, the
following information in addition to information otherwise required by the Development
Code:
A site plan and typical floor plans depicting the location, size, structure, proposed
use(s), and story and floor layout of the proposed non-residential development;
2. A site plan and typical floor plans depicting the location, structure, proposed tenure
rental or ownership), story and floor layout, and size of the proposed workforce
housing units;
3. The calculations used to determine the number of required workforce housing
units, including floor space of non-residential development, employee generation
rates, and employees credited for each workforce housing unit;
4. The income level targets for each workforce housing unit;
5. The mechanisms that will be used to assure that the workforce housing units will
remain affordable;
6. A phasing plan for the construction and completion of the non-residential
development and the workforce housing units;
7. A description of any requested bonuses, incentives, and/or concessions;
8. A marketing plan for the process by which qualified households will be reviewed
and selected to either purchase or rent workforce housing units;
9. A description of any provisions providing preference for employees employed by
the project to the proposed workforce housing units.
10. A description of private and public transit services available to the workforce
housing residents and a descriptionof the residents' access to transit facilities and
services including walking distance and pedestrian improvements between the
workforce housing and transit facilities;
I I. Any information necessary to properly describe the alternative equivalent action, if
proposed;
12. Any other pertinent information requested by the Community Development
Director.
D. Plan Approval.The Workforce Housing Plan shall be approved by the review authority of
the land use and development permit application and included as part of the development
project as a condition of approval of the land use and development permit.
E. Plan Modifications. Any request for a modification to an approved Workforce Housing
Plan shall be processed, reviewed, and acted upon in accordance with Section 18.84.070 of
the Development Code.
F. Workforce Housing Agreement. An agreement implementing the provisions of the
approved workforce housing plan shall be prepared, approved, and recorded in accordance
with Section 18.210.090.
18.216.090—Adjustments and Waivers
A. Developer Request. A developer for a development projectsubject to the requirements of
this chapter may request of the review authority a reduction, adjustment, or waiver of the
requirements based upon a showing of substantial evidence that there is no economically
feasible way to comply with the requirements or that compliance with the requirements
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Workforce Housing 18.216
will not reasonably achieve the purposes for which theordinance was enacted. For •
example, the requirements for an existing, established business within the Town of
Truckee that is relocating to a new building may be reduced, adjusted, or waived in
accordance with the Administrative Guidelines and Procedures if the business will not
generate new employees: Any decision of the review authority must be supported by
findings in the administrative record which articulate the reasons for the granting of the
waiver, reduction, or adjustment and the evidence in the administrative record supporting
the decision to do so.
B. Developer Burden. The developer in the request shall set forth in detail the factual and
legal basis for the claim of reduction, adjustment, or waiver. The developer shall bear the
burden of presenting substantial evidence to support the request including comparable
technical information to support the developer's position.
C. Timing.To receive an adjustment or waiver, the developer shall submit the request prior to
or concurrently with the submittal of the land use and development permit application for
the development project. The review authority shall consider and take action on the request
prior to or concurrently with taking action on the land use and development permit
application for the development project.
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EXHIBIT B2C
ARTICLE VIII
Development Code Definitions
Chapter 18.220-Definitions,Glossary VIII-3
18.220.010-Purpose of Chapter VIII-3
18.220.020-Definitions of Specialized Terms and Phrases VIII-3
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Definitions/Glossary A
CHAPTER 18.220 - DEFINITIONS,GLOSSARY
18.220.010 -Purpose of Chapter
This Chapter provides definitions of terms and phrases used in this Development Code that are , .
technical or specialized, or that may not reflect common usage. If any of the definitions in this
Chapter conflict with definitions in other provisions of the Municipal Code, these definitions shall
control for the purposes of this Development Code. If a word is not defined in this Chapter, or
other.provisions of the Municipal Code, the most common dictionary definition is presumed to be
correct.
18.220.020 -Definitions of Specialized Terms and Phrases
As used in this Development Code, the following terms and phrases shall have the meanings
ascribed to them in this Section, unless the context in which they are used clearly requires
otherwise. The following definitions are in alphabetical order.
A. Definitions, "A."
A' weighted sound level. The total sound level in decibels of all sound as measured with a
sound level meter with a reference pressure of 20 micropascals using the 'A' weighted
network(scale)at slow response.The unit of measurement shall be defined as dB(A).
Abandoned. In addition to those definitions provided by State law, Municipal Code and
case law, the term abandoned means and refers to any item which has ceased to be used for
its'designed and intended purpose. The factors used in determining whether or not an item
has been abandoned,include,but are not limited to, the following:
1. Present operability and functional utility of the item;
2: The date of last effective use of the item;
3. The condition of disrepair or damage;
4. The last time an effort was made to repair or rehabilitate the item;
5. The status of registration or licensing of the item;
6. The age and degree of obsolescence;
7. The cost of rehabilitation or repair of the item when compared to its market value;
and/or
8. The nature of the area and location of the item.
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Definitions/Glossary A
Abandoned Sign. A sign that no longer advertises a business, lessor, owner, product,
service or activity on the premises where the sign is displayed.
Accessory Retail Uses. The retail sales of various products (including food) in a store or
similar facility that is located within a health care, hotel, office, or industrial complex for the
purpose of serving employees or customers, and is not visible from public streets. These uses
include pharmacies, gift shops, and food service establishments within hospitals;
convenience stores and food service establishments within hotel, office and industrial
complexes.
Accessory Structure.A structure that is physically detached from, secondary and incidental
to, and commonly associated with the primary structure. For the purposes of this
Development Code, accessory structures and uses include: detached garages, greenhouses,
artist's studios, and workshops; hot tubs,jacuzzis, spas, and swimming pools, together with
any enclosures; and any other open air enclosures, including gazebos and detached patio
covers.
Accessory use.A use that is conducted on the same parcel as the principal use or structure to
which it is related, and which is clearly incidental to and customarily.found in connection
with the principal use.
Adult arcade. An establishment where, for any form of consideration, one or more motion
picture projectors, slide projectors or similar machines, for viewing by five or fewer persons
each, are used to show films, motion pictures, video cassettes, slides or other photographic
reproductions which are characterized by an emphasis upon the depiction or description of
specified sexual activities" or"specified anatomical areas;"
Adult book/video store. An establishment which has as a substantial portion (25 percent or
more of gross floor area) of its stock-in-trade and offers for sale for any form of
consideration any one or more of the following
1. Books, magazines, periodicals or other printed matter, or films, motion pictures,
photographs, slides, video cassettes or other visual representations which are
characterized by an emphasis upon the depiction or description of "specified sexual
activities" or"specified anatomical areas"; or
2. Devices, instruments or paraphernalia which are designed for use in connection with
specified sexual activities."
Adult cabaret. Nightclub, restaurant or similar establishment which regularly features live
performances which are characterized by the exposure of"specified anatomical areas" or by
specified sexual activities," or films,motion pictures,photographs,slides,video cassettes or
other photographic reproductions which are characterized by an emphasis upon the depiction
or description of"specified sexual activities" or"specified anatomical areas;"
Adult Entertainment Business. Any adult bookstore, adult hotel or motel, adult motion
picture arcade, adult motion picture theater, cabaret, sexual encounter center, or any other
business or establishment that offers its patrons services or entertainment characterized by an
emphasis on matter depicting, describing or relating to "specified sexual activities" or
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Definitions/Glossary A
specified anatomical areas," but not including those uses or activities, the regulation of
which is preempted by state law.
Adult motel.A motel or similar establishment offering public accommodations for any form
of consideration which provides patrons with closed-circuit television transmissions, films,
motion pictures, photographs, slides, video cassettes or other photographic reproductions
which are characterized by an emphasis upon the depiction or description of "specified
sexual activities" or"specified anatomical areas;"
Adult motion picture theater. An establishment where, for any form of consideration,
films, motion pictures, slides, video cassettes or similar photographic reproductions are
shown, and in which a substantial portion (25 percent or more) of the total presentation time
is devoted to the showing of material which is characterized by an emphasis upon the
depiction or description of"specified sexual activities" or"specified anatomical areas;"
Adult theater. An auditorium, concert hall, theater or similar establishment which, for any
form of consideration, regularly features live performances which are characterized by the
exposure of"specified anatomical areas" or by"specified sexual activities;"
Agent. A person authorized in writing by the property owner to represent and act for a
property owner in contacts with Town employees, committees, Commissions, and the
Council,regarding matters regulated by this Development Code.
Aggregate processing and batch plants. Manufacturing facilities for the sorting, grading,
and storage of aggregates as construction materials; includes concrete batch plants. A retail
ready-mix concrete operation as an incidental use in conjunction with a building materials
outlet is defined under"Building Material Stores."
Agricultural Accessory"Structures. An uninhabited structure for the storage of farm
animals, implements, supplies or products, that contains no residential use and is not open to
the public. Includes: barns; grain elevators; silos, and other similar structures, but not
commercial greenhouses (which are under "Plant Nurseries and Garden Supply Stores") or •
structures for agricultural processing activities (which are under "Agricultural Processing).
Also may include: coops, corrals, pens, stables, etc., and wind machines for water pumping
or other conversion of wind energy to mechanical or thermal power.
Agricultural Processing. The processing of crops after harvest, to prepare them for on-site
marketing or processing and packaging elsewhere. Includes the following:
alfalfa cubing
cam shelling
cotton ginning
custom grist.mills
custom milling of flour,feed and grain
dairies(but not feedlots)
drying of corn,rice,hay,fruits and vegetables
grain cleaning and custom grinding
hay baling and cubing
pre-cooling and packaging of fresh or farm-dried-fruits and vegetables
sorting,grading and packing of fruits and vegetables
tree nut hulling and shelling
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Definitions/Glossary A
Any of the above activities performed in the field with mobile equipment not involving
permanent structures are included under the definition of"Crop Production."
Alcoholic Beverage Sales.The retail sale of beer,wine, and/or other alcoholic beverages for
on-or off-premise consumption.
Alley. A public or private roadway, generally not more than 30 feet wide that provides
vehicle access to the rear or side of parcels having other public street frontage, that is not
intended for general traffic circulation.
Allowed use. A use of land identified by Article II (Zoning Districts and Allowable Land
uses) as a permitted or conditional use that may be established with land use permit and,
where applicable, Design Review and/or Building Permit approval, subject to compliance
with all applicable provisions of this Development Code.
Alteration. Any construction or physical change in the internal arrangement of rooms or the
supporting members of a structure, or a change in the external appearance of any structure,
not including painting.
Ambient noise level.An all-encompassing noise level associated with a given environment.
A composite of sounds from all sources, excluding the noise in question, at the location and
approximate time at which a comparison with the noise in question is to be made.
Animal Raising and Keeping.The keeping/raising of farm animals, including cattle, goats,
horses, sheep, swine(including potbellied pigs), fowl,poultry, and other animals determined
by the Director to not be common household pets. Does not include: birds, cats, dogs, and
other household pets or exotic animals,which are separately defined.
Animal unit.An animal unit is equal to one livestock animal or 10 fowl.
Antenna.A device used in communications which transmits or receives radio signals.
Antenna, dish. A dish-like antenna used to link communications sites together by wireless
transmission of voice or data.Also called microwave antenna or microwave dish antenna.
Antenna,panel. An antenna or array of antennae that are flat and rectangular and designed
to concentrate a radio signal in a particular area. Also referred to as directional antennae.
Antenna, whip. An antenna that transmits signals in 360 degrees. They are typically
cylindrical in shape and are less than six inches in diameter and measure up to 18 feet in
height. Also called omnidirectional,pipe or stick antennae. .
Approval. Includes both approval and approval with conditions.
Area of a Sign. See"Sign Area."
Area of regional significance. An area designated by the State Mining and Geology Board
which is known to contain a deposit of minerals, the extraction of which is judged to be of
prime importance in meeting future needs for minerals in a particular region of the State
within which the minerals are located and which, if prematurely developed for alternate
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Definitions/Glossary A
incompatible land uses, could result in the premature loss of minerals that are of more than
local significance.
Area of Special Flood Hazard. See Special Flood-Hazard Area.
Area of statewide significance.An area designated by the State Mining and Geology Board
which is known to,contain a deposit of minerals, the extraction of which is judged to be of
prime importance in meeting future needs for minerals in the State and which, if prematurely
developed for alternate incompatible land uses, could result in the permanent loss of
minerals that are of more than local or regional significance.
Attractive nuisance. Any condition,instrument or machine which is unsafe and unprotected
and therefor dangerous to young children by reason of their inability to appreciate the
inherent.peril, and which may be reasonably expected to attract children to a property and
therefor risk injury by playing with,in or on it.
Auto, Mobile Home, and Vehicle Sales. Retail establishments selling and/or renting the
following(vehicles may be new or used):
automobiles
boats
campers
golf carts
jet skis
mobile homes
motorcycles
motorized farm equipment
recreational and utility trailers
repair shops with new car dealerships
snowmobiles
tires
trucks •
vans
Does not include: auto parts/accessory sales separate from a vehicle dealership (see "Auto
Parts Sales"); bicycle and moped sales (see "Retail Stores, General Merchandise"); tire
recapping establishments (see "Repair and Maintenance - Vehicle"); businesses dealing
exclusively in used parts, (see "Recycling, Scrap and Dismantling Yards"); or "Service
Stations,"which are separately defined.
Auto Parts Sales. Stores that sell new automobile parts, tires, and accessories. May also ,
include minor parts installation (see "Repair and Maintenance - Vehicle"). Does not include
tire recapping establishments,which are found under"Repair and Maintenance-Vehicle," or
businesses dealing exclusively in used parts, which are included under "Recycling Facilities
Scrap and Dismantling Yards."
Automated Teller Machine (ATM). Machines used by bank and financial service patrons
for conducting transactions including deposits, withdrawals and fund transfers, without
contact with financial institution personnel. The machines may be located at or within banks,
or in other locations,in compliance with this Development Code. .
Automobile repair. See"Repair and Maintenance,Vehicle."
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Definitions/Glossary A
Automobile dismantling yard. See"Recycling, Scrap, and Dismantling Yards."
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Definitions/Glossary B
B. Definitions, "B."
Backyard Chicken. A domestic chick or hen kept on a residential lot as a household pet.
Does not include roosters:
Banks and Financial Services. Financial institutions including:
banks and trust companies
credit agencies
holding(but not primarily operating)companies
lending and thrift institutions
other investment companies
securities/commodity contract brokers and dealers
security and commodity exchanges
vehicle finance(equity)leasing agencies
This definition does not include escrow companies and title insurance companies which
come under the definition "Offices, Business and Professional". See also, "Automatic Teller
Machine," above.
Bars and Drinking Establishments. Businesses where alcoholic beverages are sold for on-
site consumption, which are not part of a larger restaurant. Includes bars, taverns,pubs, and
similar establishments where any food service is subordinate to the sale of alcoholic
beverages. May include entertainment(e.g., live music and/or dancing). May also include
beer brewing as part of a microbrewery, and other beverage tasting facilities. ,
Base flood. A flood having a one percent probability of being equaled or exceeded in any
given year(also called the 100-year flood).
Bed and Breakfast Inns. Residential structures with one family in permanent residence
with up to five bedrooms rented for overnight lodging,where meals may be provided subject
to Section 18.58.070 (Bed and Breakfast Inns), and applicable Health Department
regulations. A Bed and Breakfast Inn with more than five guest rooms is considered a hotel
or motel, and is included under the definition of "Hotels and Motels." Does not include
room rental in a"boarding house" situation; see "Rooming and Boarding Houses."
Beverage Production. Manufacturing facilities including bottling plants, breweries, coffee
roasting, soft drink production, and wineries. Does not include milk processing; see "Food
Products." May include tasting and accessory retail sales of beverages produced on site. A
tasting facility separate from the manufacturing facility is included under the definition of
Bars and Drinking Places" if alcoholic beverages are tasted, and under "Restaurant" if
beverages are non-alcoholic.
Borrow pits. Excavations created by the surface mining of rock, unconsolidated geologic
deposits, or soil to provide material(borrow)for fill elsewhere.
Breakaway wall. Any type of wall, whether solid or lattice, and whether constructed of
concrete, masonry, wood, metal, plastic or other building material that is not part of the
structural support of the building and which is designed to break away under abnormally
high tides or wave action without causing damage to the structural integrity of the building
on which they are used or buildings to which they might be carried by flood waters. A
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Definitions/Glossary B
breakaway wall shall have a design load resistance of not less than 10 and not more than 20
pounds per square foot. Use of breakaway walls shall be certified by a registered engineer or
architect and shall meet the following conditions:
1. Breakaway wall collapse shall result -from a water load less than that which would
occur during the base flood; and
2. The elevated portion of the building shall not incur any structural damage due to the
effects of wind and water loads acting simultaneously in the event of the base flood.
Broadcasting Studios. Commercial and public communications uses including radio and
television broadcasting and receiving stations and studios, with facilities entirely within
buildings. Transmission and receiving apparatus, including antennas and towers, are
included under the definition of"Telecommunications Facilities."
Building. See"Structure."
Building Material Sales. Retail establishments selling lumber and other large building
materials, where most display and sales occur indoors. Includes paint, wallpaper, glass,
fixtures, nursery stock, lawn and garden supplies. Includes all these stores selling to the
general public, even if contractor sales account fora major proportion of total sales. Includes
incidental retail ready-mix concrete operations, except where excluded by a specific zoning
district. Establishments primarily selling electrical, plumbing, heating, and air conditioning
equipment and supplies are classified in "Wholesaling and Distribution." Hardware stores
are listed in the definition of"Retail'Stores, General Merchandise," even if they sell some
building materials.
Building Pad. The smallest rectangle that can be drawn that encompasses the primary
structure.
Building/Structure Frontage. The building elevation which fronts on a public street,public
parking lot, private parking lot available to the general public, or pedestrian walk where
customer access to a structure is available.
Business frontage. That portion of a building frontage occupied by a single business tenant
having a public entrance within the building frontage.
Business Support Services. Establishments primarily within buildings, providing other
businesses with services including maintenance, repair and service, testing, rental, etc., also
includes:
blueprinting
business equipment repair services(except vehicle repair,see"Repair and Maintenance-Vehicle")
commercial art and design(production)
computer-related services(rental,repair)
copying,quick printing,and blueprinting services
equipment rental businesses within buildings(rental yards are"Storage Yards and Sales Lots")
film processing laboratories
heavy equipment repair services where repair occurs on the client site'
janitorial services
mail advertising services(reproduction and shipping)
other"heavy service"business services
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Definitions/Glossary B
outdoor advertising services
photocopying
photofinishing
protective services(other than office related)
soils and materials testing laboratories
window cleaning
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Definitions/Glossary C
C. Definitions, "C."
Cabinet shop. See"Furniture and Fixtures".
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.
California Public Utilities Commission (CPUC). The governmental agency which
regulates the terms and conditions of public utilities in the State.
Campground. Commercial facilities where sites are provided for overnight outdoor
camping with tents. See also "Recreational Vehicle Parks."
Card Lock Fueling Facility.An automated vehicle fuel sales facility without an attendant.
Caretaker and Employee Housing. A temporary or permanent residence that is accessory
to a nonresidential primary use of the site, where needed for security, or 24-hour care or
supervision. Does not include living quarters within a single-family dwelling for domestic
staff,which are included under the definition of"Single-Family Dwelling."
Car wash. Permanent,self-service and attended car washing establishments, including fully
mechanized and automatic (drive-through) facilities. Temporary car washes are fund-raising
activities, typically conducted at a service station or other automotive-related business,
where volunteers wash vehicles by hand, and the duration of the event is limited to one day.
Cell site. A geographical area with a radius of two to eight miles that contains both
transmitting and receiving antennae.
Cellular. An analog or digital wireless communication technology that is based on a system
of interconnected neighboring cell sites,each of which contains antennae.
Cemeteries and Columbariums. Internment establishments engaged in subdividing
property into cemetery lots and offering burial plots or air space for sale. Includes animal
cemeteries;, cemetery, mausoleum, crematorium and columbarium operations, and full-
service funeral parlors accessory to a cemetery or columbarium.
Certificate of Public Convenience and Necessity. A certificate issued by the California
Public Utilities Commission(CPUC).
Channel letters. Three dimensional individually cut letters or figures, illuminated or
unilluminated, affixed to a structure.
Chemical Products. Manufacturing facilities that produce or use basic chemicals, and other
establishments creating products predominantly by chemical processes. Facilities included in
this definition manufacture three general classes of products: (1) basic chemicals, such as
acids, alkalies, salts, and organic chemicals; (2) chemical products to be used in further
manufacture, such as synthetic fibers, plastic materials, dry colors, and pigments; and (3)
finished chemical products to be used for ultimate consumption, such as drugs, cosmetics,
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Definitions/Glossary C
and soaps; or to be used as materials or supplies in other industries such as paints, fertilizers,
and explosives. Also includes sales and transportation establishments handling the chemicals
described above in other than one of the uses included in the Retail Trade group in the land
use and permit tables.
Child Day Care Facilities.Facilities that provide nonmedical care and supervision of minor
children for periods of less than 24 hours. These facilities include the following, all of which
are required to be licensed by the California State Department of Social Services:
1. Child day care centers (13 or more children): Allowed in the zoning districts as
determined by Article II (Zoning Districts and Allowable Land Uses) and the standards-
in Section 18.58.080(Child Day Care Facilities).This definition includes pre-schools.
2. Large family day care homes (seven to twelve children). Allowed within any single-
family dwelling in compliance with the standards in Section 18.58.080(B) (Standards
for large family day care homes). A large family day care home may provide care for
two additional children up to 14 children in compliance with Section 1597.46 of the
Health and Safety Code; and
3. Small family day care homes (six or fewer children). Allowed within any single-
family dwelling. A small day care home may provide care for two additional children
up to eight children in compliance with Section 1597.44 of the Health and Safety Code;
Churches/Places of Worship: Religious facilities operated by organizations for worship, or
the promotion of religious activities, including churches, synagogues, mosques, etc., and
religious schools; and accessory uses on the same site, such as living quarters for ministers
and staff, and child day care facilities where authorized by the same type of land use permit
required for the church itself. Other establishments maintained by religious organizations,
such as full-time educational institutions, hospitals and other potentially related operations
such as a recreational camp) are classified according to their respective activities.
Clothing Products. Manufacturing establishments producing clothing, and fabricating
products by cutting and sewing purchased textile fabrics, and related materials such as
leather, rubberized fabrics, plastics and furs. Custom tailors and dressmakers not operating
as a factory and not located on the site of a clothing store ("General Merchandise Stores")
are instead included under"Personal Services." See also, "Textile and Leather Products."
Co-location. The locating of wireless communications equipment from more than one
provider on a single ground-mounted, roof-mounted or structure-mounted facility.
Code Enforcement Director. A Town officer or employee, as may be designated by the
Town Manager, to enforce property maintenance,zoning and other Town violations.
Commercial Parking and Vehicle Storage. Service establishments in the business of
storing operative cars, buses, recreational vehicles, and other motor vehicles for clients.
Includes both day use and long-term public and commercial garages, parking lots and
structures, except when accessory to a principal use. Includes sites where vehicles are stored
for rental or leasing. All principal uses are considered to include any customer or public use
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Definitions/Glossary C
off-street parking required by this Development Code. Does not include dismantling yards;
see"Recycling, Scrap and Dismantling Yards".
Commercial properties. Any structure, premises or portion thereof used for wholesale or
retail purposes on which the property user or employees are engaged in work for which it is
intended that compensation be received for goods or services.
Commission. See"Planning Commission."
Common Interest Development. A common interest development includes a community
apartment project, a condominium project,a planned development,or a stock cooperative.
Community Centers. Multi-purpose meeting and recreational facilities typically consisting
of one or more meeting or multi-purpose rooms, kitchen and/or outdoor barbecue facilities,
that are available for use by various groups for such activities as meetings, parties,
receptions, dances,etc.
Community event. An event determined by the Town Council to be of community
importance.
Community information/directory sign. A sign which provides information about the
community and civic groups,typically located near the municipal boundary.
Compatible land uses, mining. Land uses inherently compatible with mining and/or that
require a minimum public or private investment in structures, land improvements, and which
may allow mining because of the relative economic value of the land and its improvements.
Examples of the uses may include very low density residential, geographically extensive but
low impact industrial,recreational,agricultural,silvicultural,grazing,and open space.
Concrete, Gypsum, and Plaster Products. Manufacturing establishments producing bulk
concrete, concrete building block, brick and all types of precast and prefab concrete
products. Also includes ready-mix concrete batch plants, lime manufacturing, and the
manufacture of gypsum products, such as plasterboard. A retail ready-mix concrete
operation as an incidental use in conjunction with a building materials outlet is defined under
Building Material Stores."
Condominium. A structure containing two or more dwelling units, where the interiors of
each unit are individually owned, and the balance of the property including both land and
structures is owned in common by the owners of the individual units. The balance of the
property is called the common area. The term "condominium" is also defined by California
Civil Code Section 1351.
Conservation Easement. An easement whose purpose is to retain land predominantly in its
natural,scenic,historical,agricultural, forested, or open space condition.
Construction Contractors Yard. Storage yards operated by,or on behalf of a contractor for
storage of large equipment, vehicles, or other materials commonly used in the individual
contractor's type of business; storage of scrap materials used for repair and maintenance of
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary C
contractor's own equipment; and buildings or structures for uses such as offices and repair
facilities.
Construction and Heavy Equipment Sales. Retail establishments selling or renting heavy
construction equipment,including cranes, earth moving equipment,heavy trucks,etc.
Convenience Store. Retail stores typically less than 15,000 square feet in gross floor area
that carry a range of merchandise oriented to convenience and travelers' shopping needs.
These stores maybe part of a service station or an independent facility.
Corral.A fenced area typically for confining horses or other hoofed animals.
Cost effective.Capable of achieving results which would justify the required costs.
Covenant of Easement. An easement granted in favor of the Town restricting or limiting
the use of landfor air or light access, emergency access, avigation, landscaping, parking
access, open space, or similar purposes.
Crop Production.Commercial agricultural field and orchard uses including production of:
field crops
flowers and seeds
fruits
grains
melons
ornamental crops
tree nuts
trees and sod
vegetables
Also includes associated crop preparation services and harvesting activities, such as
mechanical soil preparation, irrigation system construction, spraying, crop processing and
sales in the field not involving a permanent structure.
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Definitions/Glossary D
D. Definitions, "D."
Decibel (dB). A unit for measuring the amplitude of sounds, equal to 20 times the logarithm
to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, of
20 micropascals.
Density. The number of housing units per net acre, unless otherwise stated, for residential
uses.
Department. The Town of Truckee Community Development Department, referred to in
this Development Code as "Department."
Detached.Any structure that does not have a wall or roof in common with another structure.
Detached living area. A detached living area is an accessory structure within a residential
zoning district, is not a required element of the main dwelling and is designed for human
occupancy. It is intended to provide living quarter(s) within a detached residential accessory
structure, located on the same premises with the main dwelling, for use by members of the
family occupying the main dwelling and their non-paying guests.
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 Development Code.
Development Agreement. A contract between the Town and an applicant for a development
project, in compliance with Chapter 18.150 (Development Agreements) of this 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 Code,referred to herein as "this Development Code."
Director. The Town of Truckee Community Development Director, referred to throughout
this Development Code as "Director."
Dismantled. From which essential equipment, parts or contents have been removed or
stripped and the outward appearance verifies the removal.
District. See "Zoning District."
Docks and Piers, Commercial. Commercial waterfront facilities providing fuel for'boats
and other watercraft, and mooring facilities.
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Definitions/Glossary D
Drive-in and Drive-through Sales. Facilities where food or other products may be
purchased by motorists without leaving their vehicles. These facilities include fast-food
restaurants,drive-through photo,coffee, and dairy product stores,etc.
Drive-in and Drive-through Services. Facilities where services may be obtained by
motorists without leaving their vehicles. These facilities include drive-up bank teller
windows, dry cleaners, etc. Does not include: walk-up automatic teller machines (ATMs) or
automobile service stations, which are separately defined; or car washes (see "Repair and
Maintenance-Vehicle").
Dwelling. One or more habitable rooms, that are designed, used, and/or intended to be used
as an independent living space with cooking,sleeping,and sanitary facilities provided within
the dwelling unit for the exclusive use of one or more people maintaining a household. All
habitable areas for the dwelling unit shall have interior access to and from each other from
within the building except for detached living areas. A dwelling includes other types of
dwelling units in which sleeping accommodations are provided but sanitary facilities and/or
cooking facilities are shared by occupants of two or more dwellings including dwellings in a
co-housing building or development and single room occupancy units.
Dwelling,Multi-Family. One or more buildings or a portion of a building or buildings used
and/or designed as residences for two or more families living independently of each other.
Includes: buildings under one ownership with two or more dwelling units on one parcel that
share a common wall or common floor/ceiling, or ; senior citizen multi-family housing;
apartments above commercial space in commercial zoning districts; and condominiums.
Does not include single-family dwelling units with detached or attached secondary
residential units.
Dwelling,Single Family.
Detached. A building designed for and/or occupied by one family on one parcel. Also
includes factory-built, modular housing units, constructed in compliance with the
Uniform Building Code (UBC), and mobile homes/tiny homes/manufactured housing
on permanent foundations. May include the rental of rooms within a dwelling also
occupied by the property owner'or a primary tenant.
Attached.A building with two or more dwelling units under separate ownership and on
separate parcels that share a common vertical wall. Does not include common interest
developments (see Dwelling, Multi-Family).
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Definitions/Glossary E
E. Definitions, "E."
Easement,Covenant of. See"Covenant of Easement".
Easement,Public Service. See "Public Service Easement".
Eave.The overhanging lower edge of a roof.
Edge of roof. On a pitched roof, the lowest portion of the fascia board covering the roof
rafters, or if no fascia board exists, the lowest point of the roof rafters. On a flat roof, the top
of the parapet wall.
Electric Utility Facilities. Facilities for production or generation of electrical energy,
electrical substations in an electrical transmission system which receives electricity at
100,000 volts or greater, and electrical transmission lines of 100,000 volts or greater,
consistent with Government Code Sections 53091 and 53096 and Public Resources Code
Section 12808.5.
Electrical and Electronic Equipment, Instruments. Establishments engaged in
manufacturing machinery, apparatus, and supplies for the generation, storage, transmission,
transformation and use of electrical energy,including:
appliances such as stoves/ovens, refrigerators, freezers, laundry equipment, fans, vacuum cleaners,
sewing machines
aviation instruments
electrical transmission and distribution equipment
electronic components and accessories,and semiconductors,integrated circuits,related devices
electronic instruments,components and equipment such as calculators and computers
electrical welding apparatus
lighting and wiring equipment such as lamps and fixtures,wiring devices,vehicle lighting
industrial apparatus
industrial controls
instruments for measurement,testing,analysis and control,associated sensors and accessories
miscellaneous electrical machinery, equipment and supplies such as batteries, X-ray apparatus and
tubes, electromedical and electrotherapeutic apparatus, electrical equipment for internal
combustion engines
motors and generators
optical instruments and lenses
photographic equipment and supplies
pre-recorded magnetic tape
radio and television receiving equipment such as television and radio sets, phonograph records and
surgical,medical and dental instruments,equipment,and supplies
surveying and drafting instruments
telephone and telegraph apparatus
transformers,switch gear and switchboards
watches and clocks
Does not include testing laboratories (soils, materials testing, etc.) (see "Business Support
Services"), or research and development facilities separate from manufacturing (see
Research and Development").
Electrical transmission lines. Overhead utility lines for the transmission of electricity at
100,000 volts or more, between generation and/or switching facilities, and local distribution
systems.
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary E
Electromagnetic field. The local electric and magnetic fields caused by voltage and the -
flow of electricity that envelop the space surrounding an electrical conductor.
Emergency Shelter. A facility for the temporary shelter and feeding of indigents or disaster
victims,operated by a public or non-profit agency.
Emergency Shelter, accessory to a church/place of worship. Temporary shelter and
feeding of indigents or disaster victims, operated within and by a church/place of worship.
Includes cold weather emergency warming shelters which are triggered by extreme
weather-conditions.
Emergency work. The use of any equipment, machinery, vehicle or other activity in a short
term effort to protect or restore safe conditions in the Town, or work by private or public
utilities when restoring utility service.
Enhanced specialized mobile radio. A digital wireless communication technology that
specializes in providing dispatching services.
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).
Equestrian Facilities.Commercial or public horse,donkey, and mule facilities including:
horse ranches
boarding stables
riding schools and academies
horse exhibition facilities
pack stations.
This land use includes barns, stables, corrals, and paddocks accessory and incidental to the
above uses. Noncommercial facilities of this type are included in the definition of
Agricultural Accessory Structures."
Establishment of an adult entertainment establishment. Includes any of the following:
1. The opening or commencement of an adult entertainment establishment as a new
business;
2. The conversion of an existing establishment, whether or not an adult entertainment
establishment, to any of the adult entertainment establishments defined in this
Subsection;
3. The addition of any of the adult entertainment establishments defined in this Subsection
to any other existing adult entertainment establishment;or
4. The relocation of any adult entertainment establishment.
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary E
Exploration or prospecting. The search for minerals by geochemical, geological,
geophysical or other techniques, including,but not limited to, assaying, drilling, sampling or
any surface or underground work needed to determine the extent, quantity or type of
minerals present.
Exotic animal. Non-domesticated animals that require a permit from the California
Department of Fish.and Game or the United States Department of Agriculture for the raising
and keeping of such animal.
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary F
F. Definitions, "F."
Family. An individual or group of two or more persons occupying a dwelling and living
together as a single housekeeping unit in which each resident has access to all parts of the
dwelling and where the adult residences share expenses.
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).
Feasible. Capable of being accomplished in a successful manner within a reasonable period
of time, taking into account economic, environmental,social and technological factors.
Fisheries and Game Reserves. Commercial fish hatcheries, rearing ponds, fish and game
preserves,and game propagation.
Flood or Flooding. A general and temporary condition of partial or complete inundation of
normally dry land areas from:
1. The overflow of flood waters;
2. The unusual and rapid accumulation or runoff of surface waters from any source;
and/or
3. The collapse or subsidence of land along the shore of a lake or other body of water as a
result of erosion or undermining caused by waves or currents of water exceeding
anticipated cyclical levels or suddenly caused by an unusually high water level in a
natural body of water, accompanied by a severe storm, or by an unanticipated force of
nature, or by some similarly unusual and unforeseeable event which results in flooding.
Flood Boundary and Floodway Map. The official map on which the Federal Emergency
Management Agency or Federal Insurance Administration has delineated both the areas of
flood hazard and the floodway.
Flood Insurance Rate Map (FIRM). The official map on which the Federal Emergency
Management Agency or Federal Insurance Administration has delineated both the areas of
special flood hazards and the risk premium zones applicable to Nevada County.
Flood Insurance Study. The official report provided by the Federal Insurance
Administration that includes flood profiles, the FIRM, the Flood Boundary and Floodway
Map, and the water surface elevation of the base flood.
Floodplain management. The operation of an overall program of corrective and preventive
measures for reducing flood damage, including but not limited to emergency preparedness
plans, flood control works,floodplain management regulations, and open space lands.
Floodplain, 100-year. See"One hundred year floodplain".
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary F
Flood proofing. A combination of structural and nonstructural additions, changes, or
adjustments to structures which reduce or eliminate flood damage to real estate or improved
real property;water and sanitary facilities, structures and their contents.
Floodway. The channel of a river or other water course and the adjacent land areas that shall
be reserved in order to discharge the base flood without cumulatively increasing the water
surface elevation.Also referred to as "Regulatory floodway".
Floor Area Ratio (FAR). The Floor Area Ratio (FAR) is the ratio of floor area to total lot
area. FAR restrictions are used to limit the maximum floor area allowed on a site (including
all structures on the site). The maximum floor area of all structures (measured from exterior
wall to exterior wall) permitted on a site (including carports) shall be determined by
multiplying the Floor Area Ratio (FAR) by the total gross area of the site (FAR x Net Site
Area = Maximum Allowable Floor Area). For the purposes of determining the floor area
ratio for parcels adjacent to Donner Lake, gross area of the site is exclusive of any area at or
below the high water mark of Donner Lake(5942 AMSL,NAVD 88)
Possible Building Configurations for 0.25 FAR
25%Lot
Coverage
00 '
I Floor 125%Lot
Coverage
ot
eeJ
2 Floors
Lot Width
0fVotpePs
6.25%Lot
i-_---- --'---_____
LWdth
Coverage
In a zone district with a
M 4 Floors maximum FAR of 0.25,
Pala the maximum allowable
WIMPri floor area of a building
mai /
would
ona4gbe00050tt lot
1000sq,ft.
ot069
10,000sq.ft.divided by
40,000 sq.ft.equals.25).
Lot Width
NOTE:Variations may occur if upper floors are stepped bath
from ground level lot coverage.
Gross Building Area(All Floors)
Floor Area Ratio(FAR)=
Lot Area
FIGURE 8-1
FLOOR AREA RATIO
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary • F
Flower tower. A structure that integrates a monopole into a light pole or other utility pole.
Food and Beverage Distribution. A use engaged primarily in wholesale storage and
distribution of food and/or beverage manufactured products, supplies, and equipment,
including incidental storage and sales activities.
Food Production. Manufacturing establishments producing or processing foods for human
consumption and certain related products. Includes:
bakery products
candy,sugar and confectionery products
catering services separate from stores or restaurants
dairy products
fats and oil products
fruit and vegetable canning,preserving,related processing
grain mill products and by-products
meat,poultry,and seafood canning,curing,byproduct processing
miscellaneous food item preparation from raw products
Does not include: bakeries which sell all products on-site (see "Retail Stores, General
Merchandise"); beer brewing as part of a brew pub,bar or restaurant (see"Bars and Drinking
Places"); beverage production other than dairy products (see "Beverage Production");
slaughterhouses and rendering plants (see "Slaughterhouses and Rendering Plants"); or
operations on crops after harvest (see "Agricultural Processing Uses").
Furniture and Fixtures Manufacturing. Manufacturers which produce wood and metal
household furniture, appliances; bedsprings and mattresses; all types of office furniture, and
partitions, shelving, lockers and store furniture; and miscellaneous drapery hardware,
window blinds and shades. Includes wood and cabinet shops, but not sawmills or planing
mills,which are instead included under"Lumber and Wood Products."
Furniture,Furnishings and Equipment Stores. Stores engaged primarily in selling:
draperies
floor coverings
furniture
glass and chinaware
home furnishings
home sound systems
large musical instruments
lawn.fumiture
movable spas and hot tubs
office furniture
other household electrical and gas appliances
outdoor furniture
refrigerators
stoves
televisions
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary G
G. Definitions, "G."
General Plan. The Town of Truckee 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 Development Code as the "General
Plan."
Glass Products. Manufacturing establishments producing flat glass and other glass products
which are pressed, blown, or shaped from glass produced in the same establishment. Does
not include artisan and craftsman type operations of a larger scale than home occupations;
see"Handcraft Industries and Small Scale Manufacturing."
Golf Courses/Country Clubs. Golf courses, and accessory facilities and uses including:
clubhouses with bar and restaurant, locker and shower facilities; driving ranges; "pro shops"
for on-site sales of golfing equipment; and golf cart storage and sales facilities.
Golf Driving Ranges.Commercial recreation facilities independent from golf courses where
patrons practice drives.
Grade, Finished. The final elevation of the land surface of a site after completion of
development.
Grade,Natural.The elevation of the ground surface in its natural state,before construction,
filling,and/or excavation.
Graffiti. Unauthorized inscribing, spraying of paint or making of symbols using chalk, dye,
ink, paint, spray paint or•similar materials on public or private places, structures or other
surfaces.
Grocery Stores. Stores where most of the floor area is devoted to the sale of food products
for home preparation and consumption, which typically also offer other home care and
personal care products, and which are substantially larger and carry a broader range of
merchandise than "Convenience Stores." May also include accessory uses within the retail
sales area including,but not limited to,a pharmacy, café,or financial institution.
Gross floor area. The floor area within the inside perimeter of the exterior walls of the
building or area under consideration, exclusive of vent shafts and courts, without deduction
for corridors, stairways, closets, the thickness of interior walls, columns or other features.
The floor area of a building, or portion thereof,not provided with surrounding exterior walls
shall be the usable area under the horizontal projection of the roof or floor above. The gross
floor area shall be calculated or computed in accordance with the Title 15 (Building &
Construction) of the Municipal Code.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary H
H. Definitions, "II."
Half-story. See"Story, Half-Story."
Handcraft Industries; Small-Scale Manufacturing. Manufacturing establishments not
classified in another major manufacturing group, including: jewelry; musical instruments;
toys; sporting and athletic goods; pens, pencils, and other office and artists' materials;
buttons, costume novelties, miscellaneous notions; brooms and brushes; and other
miscellaneous manufacturing industries.
Haul road. A road along which material is transported from the area of excavation to the
processing plant or stock pile area of the surface mining operation.
Health/Fitness Facilities. Fitness centers, gymnasiums, health and athletic clubs including
indoor sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, archery and
shooting ranges and other indoor sports activities.
Historic resource. All improvements,natural features, and sites identified and designated as
Category A (Essential), Category B (Contributing), or Category C (Supporting)in the Town
of Truckee Historic Resources and Architectural Inventory adopted by Town Council
Resolution No. 2003-18 on June 19,2003,as amended.
Home Occupation. A business, profession or other economic activity conducted full- or
part-time in the principal residence of the person conducting the business. Examples of
allowable home occupations are general office use, tutoring, sewing, fine arts activities,
computer programming,cosmetologists and 1-chair hair care providers.
Hotels and Motels. Facilities with six or more guestrooms or suites, provided with or
without meals or kitchen facilities, rented to the general public for overnight or other
temporary lodging (less than 30 days). Hotels provide access to most guest rooms from an
interior walkway. Motels provide access to most guest rooms from an exterior walkway.
Also includes lodging units for recreational developments in the Recreation zoning district;
ownership of such lodging units may include timeshares and undivided interest units. Also
includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic
facilities, accessory retail uses, etc.
Household Pets. The keeping/raising of birds, cats, dogs, or other common household pets,
as determined by the Director, accessory to a residential use. Includes a maximum of one
miniature pig of 25 pounds or less per single-family dwelling.
Housing unit. Any structure designed or used for the shelter or housing of one or more
persons.
Hunting and Fishing Clubs. Areas reserved for public or private hunting of wildlife,
fishing, and accessory structures in support of those activities.
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary I
Definitions, "I."
Ice Skating Rink.An outdoor facility for ice skating.
Idle. Surface mining operations curtailed for a period of one year or more, by more than 90
percent of the operation's previous maximum annual mineral production, with the intent to
resume those surface mining operations at a future date.
Impulsive noise. A noise of short duration, usually less than one second and of high
intensity,with an abrupt onset and rapid conclusion.
Incompatible land uses. With respect to surface mining operations, land uses inherently
incompatible with mining and/or that require public or private investment in structures, land
improvements, and landscaping and that may prevent mining because of the greater
economic value of the land and its improvements. Examples of the uses may include high
density residential, low density residential with high unit value, public facilities,
geographically limited but impact intensive industrial, and commercial.
Indoor Recreation Centers. Establishments providing indoor amusement/entertainment
services for a fee or admission charge,including: .
bowling alleys
card rooms
coin-operated amusement arcades
dance halls,clubs and ballrooms
electronic game arcades
ice skating and roller skating
pool and billiard rooms as principal uses
Ten or more electronic games or coin-operated amusements in any establishment is
considered an arcade as described above, four or less machines are not considered a land use
separate from the primary use of the site.
Inoperative.Incapable of functioning or producing activity for mechanical or other reasons.
Intensification of use. A change in the use of a site or structure where the new or modified
use is required by Chapter 18.48 (Parking and Loading) to provide more off-street parking
spaces than the former use or the owner/operator implements a change in the operational
characteristics of the use (e.g. increase in the number of days and/or hours of operation)
which have the ability to generate more activity on the site.
Intruding noise level. The total sound level in decibels caused, created, maintained or
originating from the source of the noise in question, at a specified location,while the source
of the noise in question is in operation.
J. Definitions, "J." No technical terms beginning with the letter"J" are used at this time.
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary K
K. Definitions, "K."
Kennel, Commercial. Commercial facilities for the boarding of five or more dogs (four
months of age or older), or five or more cats for commercial purposes, except for dogs or
cats for sale in pet shops, or patients in animal hospitals.
Kennel, Private. The non-commercial keeping of five or more dogs (four months of age or
older),or five or more cats.
Kitchen or Cooking Facilities, Residential. A room or space within a building designed,
used, and/or intended to be used for the cooking or preparation of food supporting a single
household..
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary L
L. Definitions, "L."
Land use permit. Authority granted by the Town to use a specified site for a particular
purpose, including Conditional Use Permits and Minor Conditional Use Permits,
Development Plans and Minor Development Plans, Planned Development Permits,
Temporary Use Permits, Variances and minor Variances, and Zoning Clearances, as
established by Article IV (Land Use and Development Permit Procedures) of this
Development Code.
Large Family Day Care Home. See"Child Day Care Facilities."
Lattice tower. A structure with three or four steel support legs that supports a variety of
antennae. These towers generally range in height from 60 to 200 feet and are constructed in
areas where increased height is needed, microwave antennas are required or where the
weather demands a more structurally-sound design.
Laundries and Dry Cleaning Plants. Service establishments engaged primarily in high
volume laundry and garment services, including: power laundries (family and commercial);
garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; carpet
and upholstery cleaners. Does not include coin-operated laundries or dry cleaning pick-up
stores without dry cleaning equipment; see"Personal Services."
Laundromat. Service establishments providing washing and/or drying machines on the
premises for rental use to the general public.
Libraries and Museums. Public or quasi-public facilities including aquariums, arboretums,
art exhibitions, botanical gardens, historic sites and exhibits, libraries, museums, and
planetariums, which are generally non-commercial in nature.
Live/Work Units. An integrated housing unit and working space, occupied and utilized by a
single household in a structure, that has been designed or structurally modified to
accommodate joint residential occupancy and work activity, and which includes:
1. Complete kitchen space and sanitary facilities in compliance with the Building
Code;
and
2. Working space reserved for and regularly used by one or more occupants of the
unit.
The difference between live/work and work/live units is that the "work" component of a
live/work unit is secondary to its residential use, and may include only commercial activities
and pursuits that are compatible with the character of a quiet residential environment, while
the work component of a work/live unit is the primary use, to which the residential
component is secondary.
Living area. Space within a residence,excluding garages and unconditioned space.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TPILE 18-DEVELOPMENT CODE
Definitions/Glossary L
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 this
Development Code.Types of lots include the following. See Figure 7-2(Lot Types).
1. Corner lot.A lot located at the intersection of two or more streets,where they intersect
at an interior angle of not more than 135 degrees. If the intersection angle is more than
135 degrees, the lot is considered an'interior lot.
2. Flag lot. A lot having access from the building site to a public street by means of
private right-of-way strip that is owned in fee.
3. Interior lot.A lot abutting only one street.
4. Key lot. An interior lot, the side of which adjoins the rear property line of a reverse
corner lot.
5. Reverse corner lot.A corner lot, the rear of which abuts a key lot.
6. Through lot.A lot with frontage on two generally parallel streets.
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. Net lot area is exclusive of vehicular access
easements which limit the use of the lot, including private streets and driveway easements,
and any area at or below the high water mark of Donner Lake(5942 AMSL,NAVD 88). See
Figure 8-3 (Lot Features).
Lot coverage. See"Site Coverage."
Lot depth. The average linear distance between the front and the rear lot lines or the
intersection of the two side lot lines if there is no rear line. See Figure 8-3(Lot Features). The
Director shall determine lot depth for parcels of irregular configuration.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary L
Cul-de-Sac
Lot Flag Lot
Interior Lot
Through Lot
Corner Lot
t
Corner
Key Lot Reverse
Lot Corner LotInterior
Lot
1-—
FIGURE 8-2
LOT TYPES
Lot frontage.The boundary of a lot adjacent to a public street right-of-way.
cross Let
C)
Area
Easement
Lot I. I Net Lot Ei
I Width ;Area ? .
Rear Lot .
Line —I_
Bide Lot Lot Lot iLineI. Depth Width
AverageDistance Midway IBetweenBetween
Front and Front and
I IRearLotRerLot
Lines Lines
Front Lot
Line
1
FIGURE 8-3
LOT FEATURES
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Definitions/Glossary L
Lot line or property line. Any recorded boundary of a lot. Types of lot lines are as follows
see Figure 8-3 (Lot Features)):
1. Front lot line. On an interior lot, the property line separating the parcel from the street.
The front lot line on.a corner lot is the line with the shortest frontage. (If the lot lines of
a corner lot are equal in length, the front lot line shall be determined by the Director.)
On a through lot, both lot lines are front lot lines and the lot is considered to have no
rear lot line.
2. Interior lot line.Any lot line not abutting a street.
3. Rear lot line. A property line that does not intersect the front lot line, which is most
distant from and most closely parallel to the front lot line.
4. Side lot line.My lot line that is not a front or rear lot line.
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. See Figure 8-3 (Lot
Features).The Director shall determine lot width for parcels of irregular shape.
Lumber and Wood Products. Manufacturing, processing, and sales uses involving the
milling of forest products to produce rough and finished lumber and other wood materials
for use in other manufacturing, craft, or construction processes. Includes the following
processes and products:
containers,pallets and skids
firewood
milling operations
trusses and structural beams
turning and shaping of wood products
wholesaling of basic wood products
wood product assembly
Craft-type shops are included in "Handcraft Industries and Small-Scale Manufacturing."
Other wood and cabinet shops are included under "Furniture and Fixture Manufacturing."
The indoor retail sale of building materials, construction tools and equipment is included
under"Building Material Stores."
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Definitions/Glossary M
M. Definitions, "M."
Machinery Manufacturing. The manufacturing of machinery and equipment for purposes
and products including the following:
boats
bulldozers
carburetors
construction
conveyors
cranes
die casting
dies
dredging
engines and turbines
farm and garden
food products manufacturing
gear cutting
heating,ventilation,air conditioning
industrial trucks and tractors
industrial furnaces and ovens
industrial molds
laundry and dry cleaning
materials handling
mining
oil field equipment
paper manufacturing
passenger and freight elevators
pistons
printing
pumps
refrigeration equipment
textile manufacturing
Major wireless communication facility.A wireless communication facility that:
1. Is ground-mounted on property not within the public right-of-way;
2. Is ground-mounted within the public right-of-way, but does not qualify as a microcell
facility; or
3. Is roof- or structure-mounted and exceeds 10 feet in height and/or exceeds the
maximum height allowed in the zoning district in which the facility is located.
Manufactured home.A single-family dwelling that is transportable in one or more sections
of eight body feet or more in width or 40 body feet or more in length when in travel, or 320
square feet or more when built; to be used as a dwelling with or without a permanent
foundation when connected.to required utilities; includes any structure that complies with
the California Health and Safety Code definition for manufactured home or a mobile home
on a permanent foundation in compliance with the National Manufactured Housing
Construction and Safety Act of 1974.
Manufactured housing, multi-family. A structure that is transportable in one or more
sections designed to be used with a foundation system for two or more dwelling units;
includes any structure that complies with the California Health and Safety Code definition
for manufactured multi-family home or manufactured multi-family housing.
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Map Act. See"Subdivision Map Act."
Marinas. Recreationally-oriented commercial or public small craft harbors that may include
mooring and launching facilities and accessory facilities for boat servicing and the rental of
watercraft. This land use also includes aquatic invasive species inspection stations for the
purpose of implementing local, State or Federal inspection programs.
Massage parlor. An establishment where, for any form of consideration, alcohol rub,
electric or magnetic treatment, fomentation, massage or similar treatment or manipulation of
the human body is administered unless the treatment or manipulation is administered by a
acupuncturist, chiropractor, massage therapist, medical practitioner, physical therapist or
similar professional person licensed by the State.
This definition does not include an athletic club, gymnasium, health club, reducing salon,
school, spa or similar establishment where massage therapy or similar manipulation of the
human body is offered as an incidental or accessory service.
Mean sea level. The North American Vertical Datum of 1988 (NAVD 88) or other datum,to
which base flood elevations shown on a Flood Insurance Rate Map are referenced.
Medical Services - Clinics and Laboratories. Facilities primarily engaged in furnishing
outpatient medical, mental health, surgical and other personal health services, but which are
separate from hospitals, including:
health management organizations(HMOs)
medical and dental laboratories
medical,dental and psychiatric offices
out-patient care facilities
other allied health services
Counseling services by other than medical doctors or psychiatrists are included under
Offices."
Medical Services - Extended Care. Residential facilities providing nursing and health-
related care as a principal use with in-patient beds, such as: board and care homes;
convalescent and rest homes; extended care facilities; skilled nursing facilities. Long-term
personal care facilities that do not emphasize medical treatment are included under
Residential Care Facilities."
Medical Services - Hospitals. Hospitals and similar' facilities engaged primarily in
providing diagnostic services, and extensive medical treatment, including surgical and other
hospital services. These establishments have an organized medical staff, inpatient beds, and
equipment and facilities to provide complete health care. May include on-site accessory
clinics and laboratories, accessory retail uses, pharmacies, and emergency heliports (see the
separate definitions of"Accessory Retail Uses"and"Pharmacy").
Membership Organization Facilities. Permanent, headquarters-type and meeting facilities
for organizations operating on a membership basis for the promotion of the interests of the
members, including facilities for:
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business associations
civic,social and fraternal organizations
country clubs(golf courses separately defined)
labor unions and similar organizations
political organizations
professional membership organizations
other membership organizations
Metal Fabrication,Machine and Welding Shops.Establishments engaged primarily in the
assembly of metal parts, including the following uses that produce metal duct work, tanks,
towers, cabinets and enclosures,metal doors and gates,and similar products.
blacksmith and welding shops
sheet metal shops
machine shops and boiler shops
Microcell.A wireless communication facility that:
1. Contains a maximum of four whip or panel antennae. Each whip antenna does not
exceed four inches in diameter and four feet in length. Each panel antenna does not
exceed two square feet in surface area;
2. Contains a maximum of one microwave antenna no larger than 10 square feet in surface
area;
3. Has an array of antennae less than 10 feet in height;
4. Is roof-or structure-mounted or, if within the public right-of-way, is located on top of a
light pole or telephone pole or a metal or precast concrete monopole (similar in design
to a street light pole or street tree);and
5. Has a total height, if roof- or structure-mounted, that does not exceed the maximum
height allowed in the applicable zoning district in which the facility is located.
Mined lands. The surface, subsurface, and ground water of an area in which surface mining
operations will be, are being, or have been conducted, including private ways and roads
appurtenant to any area, land excavations, workings, mining waste, and areas in which
structures, facilities, equipment, machines, tools, or other materials or property which result
from, or are used in,surface mining operations are located.
Minerals. Any naturally occurring chemical element or compound, or groups of elements
and compounds, formed from inorganic processes and organic substances, including,but not
limited to, coal, peat, and bituminous rock, but excluding geothermal resources, natural gas,
and petroleum.'
Mining waste. Includes the residual of equipment, liquid, machines, mineral, rock, soil,
tools, vegetation or other materials or property directly resulting from, or displaced by,
surface mining operations.
Mining and Quarrying. Surface mining operations for aggregates (sand and gravel), and/or
other surface or subsurface mineral extraction operations.
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Minor wireless communication facility.A wireless communication facility that:
1. Consists of a microcell; and
2. Is roof- or structure-mounted and is less than 10 feet in height and does not exceed the
maximum height permitted in the zoning district in which the facility is located.
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.
Mobile Home. A trailer, transportable in one or more sections, that is certified under the
National Manufactured Housing Construction and Safety Standards Act of 1974, which is
over eight feet in width and 40 feet in length, with or without a permanent foundation and
not including recreational vehicle, commercial coach or factory-built housing. A mobile
home on a permanent foundation is included under the definition of "Single-Family
Dwellings."
Mobile Home Park. Any site that is planned and improved to accommodate two or more
mobile homes used for residential purposes, or on which two or more mobile home lots are
rented, leased, or held out for rent or lease, or were formerly held out for rent or lease and
later converted -to a subdivision, cooperative, condominium, or other form of resident
ownership,to accommodate mobile homes used for residential purposes.
Monopole. A structure composed of a single spire used to support antennae and related
equipment.
Mortuaries. Funeral homes and parlors, where deceased are prepared for burial or
cremation, and funeral services may be conducted.
Motor Vehicles and Transportation Equipment. Manufacturers of equipment for
transporting passengers and cargo by land, air and water, including motor vehicles, aircraft,
spacecraft, ships, boats, railroad and other vehicles such as motorcycles, bicycles and
snowmobiles. Includes manufacture of motor vehicle parts and accessories; trailers and
campers for attachment to other vehicles; self-contained motor homes; and van conversions.
Mounted.'Attached or supported.
Multi-Family Dwellings. See"Dwelling,Multi-Family."
Multiple Tenant Site/Center.A commercial or industrial development consisting of two or
more separate businesses that share either the same parcel or structure and use common
access and parking facilities.
Municipal Code.The Town of Truckee Municipal Code, as it may be amended from time to
time by the.Council.
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Definitions/Glossary M
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Definitions/Glossary N
N. Definitions, "N.;'
Nature reserves. Sites with environmental resources intended to be preserved in their
natural state.
Negative Declaration. A statement describing the reasoning that a proposed action will not
have a significant adverse effect on the environment, in compliance with the California
Environmental Quality Act(CEQA).
Noise disturbance. My sound which endangers or injures the safety or health of human
beings or annoys oris objectionable to a reasonable person of normal sensitivity.
Noise in question.Noise suspected of exceeding the standards of this Section.
Noise source. The activity responsible for the noise in question or noise which in fact
exceeds the standards of this Section.
Nonconforming Use, Structure, or Parcel. See Chapter 18.130 (Nonconforming Uses,
Structures,and Parcels.
Non-shedding Roof. A roof with materials that allow snow to be retained on the roof and to
melt off,as opposed to a roof that does not retain snow and allows snow to slide off.
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Definitions/Glossary 0
O. Definitions, "0."
Occupancy.All or a portion of a structure occupied by one tenant.
Offices, Accessory to Primary Use. Incidental offices that are customarily accessory to
another use and are allowed as part of an approved principal use.
Offices, Business. Establishments providing direct services to consumers, such as insurance
agencies; title insurance companies; real estate offices; post offices (e.g. MailBox Etc.,
American Mailboxes), but not including bulk mailing distribution centers, which are
included under"Vehicle and Freight Terminals".
Does not include: medical offices (see "Medical Services - Clinics and Laboratories"); or
offices that are incidental and accessory to another business or sales activity that is the
principal use.
Offices,Professional. Professional or government offices including:
accounting,auditing and bookkeeping services
advertising agencies
architectural,engineering,planning and surveying services
attorneys
counseling services
court reporting services
data processing and computer services
detective agencies and similar services
educational,scientific and research organizations
employment,stenographic,secretarial and word processing services
government offices including agency and administrative office facilities
management,public relations and consulting services
writers and artists offices outside the home
Does not include: medical offices (see "Medical Services - Clinics and Laboratories") or
offices that are incidental and accessory to another business or sales activity that is the
principal use. Incidental offices that are customarily accessory to another use are allowed as
part of an approved principal use.
Offices,Temporary. A mobile home,recreational vehicle or modular unit,or space within a
permanent structure used as a temporary office facility. Purposes for temporary offices may
include: construction supervision offices on a construction site or off-site construction yard;
a temporary on-site real estate office for a development project; or a temporary business
office in advance of permanent facility construction.
Offices,Temporary Real Estate. The temporary use of a dwelling unit within a residential
development project as a sales or rental office for the units on the same site, which is
converted to residential use at the conclusion of its office use.
One hundred year flood. A flood that has a one percent probability of being equaled or
exceeded in any given year. It is identical to the base flood.
One hundred year floodplain.The area subject to inundation by a 100-year flood.
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Open space. Land that is maintained in a primarily natural state, and/or primarily without
structures other than facilities in support of outdoor recreation.
Operator. Any person who is engaged in surface mining operations, or who contracts with
others to conduct operations on their behalf, except a person who is engaged in surface
mining operations as an employee with wages as the sole compensation.
Outdoor Commercial Recreation. Facilities for various outdoor participant sports and
types of recreation where a fee is charged for use,including:
amusement and theme parks
drive-in theaters
go-cart and miniature auto race tracks
health and athletic club outdoor facilities
miniature golf courses
skateboard parks
swim and tennis clubs
tennis courts
water slides
zoos
May also include commercial facilities customarily associated with the above outdoor
commercial recreational uses, including bars and restaurants, fast-food restaurants, video
game arcades, etc. Spectator facilities are included in the definition of"Sport Facilities and
Outdoor Public Assembly."
Outdoor Dining and Seating Areas. Temporary seating in an open or covered area
outdoors on the site of a legally established restaurant. For definitions of restaurant see
Restaurant, Fast Food," "Restaurant, Drive-In or with Drive-Through Facilities," and
Restaurant,Table Service."
Outdoor Sales and Display of Merchandise .The display of for-sale or for-rent
merchandise outside of an enclosed building in conjunction with an approved land use.
Includes mannequins, sidewalk displays and similar displays.
Outdoor Storage and Work Areas. A storage or work area in which an outdoor area is
used for retention of materials, machinery and/or equipment. Includes the sale, repair,
recycling or discarding of materials, machinery, or equipment. Outdoor storage areas are not
accessible to the public unless an agent of the business is present.
Overburden. Rock, soil or other materials that lie above a natural mineral deposit or in
between deposits,before or after their removal,by surface mining operations.
Owner.In addition to those definitions provided by State law,Municipal Code and case law,
the registered owner which includes, but shall not be limited to, the property owner, renter,
lessor and/or other residents or guests residing permanently or temporarily on a residential
property.
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Definitions/Glossary P
P. Definitions, "P."
Paper Products. The manufacture of paper and paperboard, from both raw and,recycled
materials, and their conversion into products such as paper bags, boxes, envelopes,
wallpaper, etc.
Parcel. See"Lot, or Parcel."
Parking Pad. A platform for vehicle parking, constructed on a residential parcel which
slopes downward from a street.
Parks and Playgrounds. Public parks, play lots, playgrounds, and athletic fields for non-
commercial neighborhood or community use,including tennis courts. If privately-owned, the'
same facilities are included under the definition of"Outdoor Recreation Facilities." See also
Golf Courses/ Country Clubs," "Outdoor Commercial Recreation," and "Sport Facilities
and Outdoor Public Assembly."
Paving and Roofing Materials. The manufacture of various common paving and
petroleum-based roofing materials, including bulk asphalt, paving blocks made-of asphalt,
creosote wood and various compositions of asphalt and tar. The manufacture of wood
roofing materials(shingles,shakes,etc.)is included under"Lumber and Wood Products."
Person. My individual, firm, co-partnership, corporation,.company, association,joint stock
association; city, county, state, or district; and includes any trustee, receiver, assignee, or
other similar representative thereof
Personal communication services. A digital wireless communication technology that has
the capacity for multiple communication services and provides a system in which calls are
routed to individuals rather than places,regardless of location.
Personal Services.. Establishments providing non-medically related services, including
beauty and barber shops; clothing rental; dry cleaning pick-up facilities; laundromats
self-service laundries); psychic readers; shoe repair shops; tanning salons. These uses may
also include accessory retail sales of products related to the services provided.
Pet Shop. A retail and service use selling live household pets and related supplies and/or
providing grooming and maintenance services for household pets. Does not include
overnight boarding services or facilities for animals other than those for sale on the site.
Pharmacy.An accessory use located within the retail sales area of a grocery store or general
merchandise retail store, or an accessory retail use within a hospital, where drugs are sold,
dispensed and/or displayed.The primary business is the dispensing of medicine according to
prescriptions written by licensed physicians. A pharmacist who is licensed under the laws of
the State of California is on duty at all times when such an establishment is open for
business. See also"Accessory Use,""Accessory Retail Use,""Grocery Store,"and"Medical
Services."
Pipelines. Transportation facilities for the conveyance of: crude petroleum; refined
petroleum products such as gasoline and fuel oils; natural gas; mixed, manufactured or
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Definitions/Glossary P
liquified petroleum gas; or the pipeline transmission of other commodities. Also includes
pipeline surface and terminal facilities, including pump stations, bulk stations, surge'and
storage tanks.
Planning Commission. The Planning Commission of the Town of Truckee, appointed by
the Truckee Town Council as provided by Government Code Section 65101, referred to
throughout this Development Code as the"Commission."
Plant Nurseries and Garden Supply Sales. Commercial agricultural establishments
engaged in the production of ornamental plants and other nursery products, grown under
cover or outdoors. Includes stores selling these products, and commercial scale greenhouses.
The sale of house plants or other nursery products entirely within a building is also included
under "Retail Stores, General Merchandise." Home greenhouses are included under
Residential Accessory Uses and Structures."
Plastics and Rubber Products. The manufacture of rubber products such as: tires; rubber
footwear; mechanical rubber goods; heels and soles; flooring; and other rubber products
from natural, synthetic or reclaimed rubber. Also includes establishments engaged primarily
in manufacturing tires. Also includes: establishments engaged in molding primary plastics
for other manufacturers, and manufacturing miscellaneous finished plastics products;
fiberglass manufacturing, and fiberglass application services. Establishments engaged
primarily in recapping and retreading automobile tires are classified in "Repair and
Maintenance-Vehicle."
Premises. Any structure, parcel, real estate or land or portion of land whether improved or
unimproved, including adjacent parkways,parking strip, sidewalks and streets.
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.
Principal use.The primary or predominant allowed use of any site or structure.
Printing and Publishing. Establishments engaged in printing by letterpress, lithography,
gravure, screen, offset, or electrostatic (xerographic) copying, and other "quick printing"
services; and other establishments serving the printing trade such as bookbinding,
typesetting, engraving, photoengraving and electrotyping. This use also includes
establishments that publish newspapers, books and periodicals; and establishments
manufacturing business forms and binding devices.
Private Residential Recreation and Community Facilities. Privately-owned, non-
commercial recreation and community facilities provided for members . or
project/neighborhood residents, including swim and tennis clubs, clubhouses, and park and
sport court facilities. Does not include golf courses/country clubs, which are separately
defined.
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Private wireless communication facility. A wireless communication facility that has not
been granted a Certificate of Public Convenience and Necessity by the California Public
Utilities Commission(CPUC).
Professional center. An integrated building or site for two or more separate, commercial
businesses or tenants. Separate businesses or tenants shall be evident by such factors as
separate ownership interests, separate leases,and separate ingress/egress.
Property. Any parcel of land and shall include any alley, parkway, sidewalk or unimproved
public easement abutting the parcel.
Property frontage.The front or frontage is that side of a parcel or development site abutting
on a public street.
Property owner. The person(s) or entity to whom property tax is assessed, as shown on the
latest equalized assessment roll of the County.
Public Art. Any visual art element or object,including but not limited to sculpture,painting,
mural, monument, mosaic, stained glass, multi-media, etc. permanently installed in areas
generally designated as public areas. Does not include objects which are mass-produced
from a standard design; reproductions, decorative, ornamental or functional elements which
are designed by the building architect (not an element commissioned for the purpose of
creating a unique work by an artist); preservation efforts; or art not visually accessible to the
public.
Public Improvements and Engineering Standards. The Town of Truckee Public
Improvements and Engineering Standards, as adopted by the Council.
Public Buildings and Structures. Public agency (including special district) facilities other
than public safety and utility facilities as defined below.
Public Safety Facilities. Facilities operated by public agencies including fire stations, other
fire prevention and fire fighting facilities, police and sheriff substations and headquarters,
including interim incarceration facilities.
Public Service Easement. A right-of-way, easement, or use restriction acquired for public
use for 'sewers, pipelines, polelines, electrical transmission and communication lines,
pathways,storm drains, drainage,water transmission lines, and similar purposes.
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Definitions/Glossary P '
Public Utility Facilities. Fixed-base structures and facilities serving as junction points. for
transferring utility services from one transmission voltage to another or to local distribution
and service voltages.These uses include any of the following facilities that are not exempted
from land use permit requirements by Government Code Section 53091:
corporation and maintenance yards.
electrical substations and switching stations
natural gas regulating and distribution facilities
public water system wells,treatment plants and storage
telephone switching facilities
wastewater treatment plants,settling ponds and disposal fields
These uses do not include office or customer service centers (classified in "Offices");
equipment and material storage yards; or public, commercial, and private electromagnetic
and photoelectrical transmission, broadcast, repeater and receiving stations for radio,
television, telegraph, telephone, cellular or wireless telephone, and data network
communications(classified as "Telecommunications Facilities") .
Public wireless communication facility. A wireless communication facility that has been
granted a Certificate of Public Convenience and Necessity by the California.Public Utilities
Commission(CPUC).
Q. Definitions, "Q." No technical terms beginning with the letter"Q" are used at this time.
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Definitions/Glossary R
R. Definitions, "R."
Radio frequency radiation. Electromagnetic radiation in the portion of the spectrum from
three kilohertz to 300 gigahertz.
Reclamation.The combined process of land treatment that minimizes water degradation, air
pollution, damage to aquatic or wildlife habitat, flooding, erosion, and other adverse effects
from surface mining operations, including adverse surface effects incidental to underground
mines, so that mined lands are reclaimed to a usable condition which is readily adaptable for
alternate land uses and create no danger to public health or safety. The process may extend
to affected lands surrounding mined lands, and may require backfilling, grading, resoiling,
revegetation, soil compaction,stabilization,or other measures.
Recreational vehicle (RV). A motor home, travel trailer, truck camper, or camping trailer,
with or without motive power, originally designed for human habitation for recreational,
emergency, or other occupancy,which meets all of the following criteria:
1. It contains less than 320 square feet of internal living room area, excluding built-in
equipment, including wardrobe, closets, cabinets, kitchen units or fixtures, and bath or
toilet rooms;
2. It contains 400 square feet or less of gross area measured at maximum horizontal
projections;
3. It is built on a single chassis; and
4. It is either self-propelled, truck-mounted, or permanently towable on the highways
without a towing permit.
Recreational Vehicle RV Park. A site where one or more lots are used, or are intended to
be used, by campers with recreational vehicles or tents. Recreational vehicle parks may
include public restrooms,water,sewer,and electric hookups to each lot and are intended as a
higher density, more intensively developed use than campgrounds. May include accessory
retail uses where they are clearly incidental and intended to serve RV park patrons only.
Recycling Facilities. This land use type includes a variety of facilities involved with the
collection, sorting and processing of recyclable materials. A "certified" recycling or
processing facility is certified by the California Department of Conservation as meeting the
requirements of the California Beverage Container Recycling and Litter Reduction Act of
1986. A recycling facility does not include storage containers located on a residentially,
commercially or industrially designated site used solely for the recycling of material
generated on the site.
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);
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Definitions/Glossary R
b. Small collection facilities which occupy an area of 350 square feet or less and may
include:
I) Amobileunit;
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. Composting. The purposeful biodegradation of organic matter such as yard waste and
food.
3. Mobile recycling unit. An automobile, truck, trailer, or van used for the collection of
recyclable materials, carrying bins,boxes, or other containers.
4. Processing facility. A structure or enclosed space used for the collection and
processing of recyclable materials for shipment, or to an end-user's specifications, by
such means as baling, briquetting, cleaning, compacting, crushing, flattening, grinding,
mechanical sorting, remanufacturing and shredding. Processing facilities include the
following types, both of which are included under the definition of "Scrap and
Dismantling Yards:"
a. Light processing facility occupies an area of under 45,000 square feet of
collection, processing and storage area, and averages two outbound truck
shipments each day. Light processing facilities are limited to baling, briquetting,
compacting, crushing, grinding, shredding and sorting of source separated
recyclable materials sufficient to qualify as a certified processing facility. A light
processing facility shall not shred, compact, or bale ferrous metals other than food
and beverage containers; and
b. A heavy processing facility is any processing facility other than a light processing
facility.
5. 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.
6. 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.
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Definitions/Glossary R
A bulk reverse vending machine is a reverse vending machine that is larger than 50
square feet, is designed to accept more than one container at a time, and issues a cash
refund based on total weight instead of by container.-
7. Scrap and dismantling yards. Outdoor establishments primarily engaged in
assembling, breaking up, sorting, and the temporary storage and distribution of
recyclable or reusable scrap and waste materials, including auto wreckers engaged in
dismantling automobiles for scrap, and the incidental wholesale or retail sales of parts
from those vehicles. Includes light and heavy processing facilities for recycling(see the
definitions above). Does not include: places where these activities are conducted
entirely within buildings; pawn shops, and other secondhand stores; the sale of
operative used cars; or landfills or other waste disposal sites.
Religious Retreats and Organizational Camps. Lodging facilities operated by religious or
secular organizations for their members and not open to the general public. Includes
convents and monasteries.
Removal of clothing. Striptease, or the removal of clothing, or the wearing of transparent or
diaphanous clothing, including models appearing in lingerie, to the point where "specified
anatomical areas" are exposed.
Repair and Maintenance-Vehicle.The repair, alteration,restoration,painting, or finishing
of automobiles, trucks, recreational vehicles, boats and other vehicles as a principal use,
including the incidental wholesale and retail sale of vehicle parts as an accessory use. This
use includes major and minor categories. Major vehicle repair facilities deal with entire
vehicles. Minor facilities specialize in limited aspects of repair and maintenance (i.e.,
muffler and radiator shops,quick-lube,etc.).
Includes tire recapping establishments. Does not include automobile parking (see
Commercial Parking and Vehicle Storage"), repair shops that are part of a vehicle
dealership on the same site(see "Auto, Mobile home, Vehicle and Parts Sales"); automobile
service stations, which are separately defined; or automobile dismantling yards, which are
included under"Recycling, Scrap and Dismantling Yards."
Repair and Maintenance - Consumer Products. Service establishments in which the
repair of consumer products is the principal business activity, including: electrical repair
shops; television and radio and other appliance repair; watch, clock and jewelry repair;
re-upholstery and furniture repair.Does not include shoe repair(see "Personal Services"), or
businesses serving the repair needs of heavy equipment(see"Business Support Services").
Research and Development(R&D). Indoor facilities for scientific research, and the design,
development and testing of computer software, and electrical, electronic, magnetic, optical
and mechanical components in advance of product manufacturing, that are not associated
with a manufacturing facility on the same site. Includes chemical and biotechnology research
and development. Does. not include soils and other materials testing laboratories (see
Business Support Services"), or medical laboratories (see "Medical Services - Clinics and
Labs").
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Residential Accessory Uses and Structures. Any use and/or structure that is customarily a
part of, and clearly incidental and secondary to, a residence and does not change the
character of the residential use. These uses include the following detached accessory
structures, and other similar structures normally associated with a residential use of property:
driveways and parking pads
docks and piers
garages
gazebos
greenhouses
spas and hot tubs
storage sheds
studios
swimming pools
tennis and other on-site sport courts
workshops
Also includes the indoor storage of automobiles (including their incidental restoration and
repair), personal recreational vehicles and other personal property, accessory to a residential
use. Does not include home satellite dish and other receiving antennas for earth-based TV
and radio broadcasts; see "Telecommunications Facilities."
Residential Care Facility.This land use consists of a facility licensed or supervised by any
Federal, State, or local health/welfare agency which provides 24-hour nonmedical care of
unrelated persons who are handicapped and need of personal services, supervision, or
assistance essential for sustaining the activities of daily living or for the protection of the
individual in a family-like environment,including but not limited to residential care facilities
for the elderly and persons with chronic' life-threatening illness, foster care homes,
alcoholism or drug abuse-recovery or treatment facilities, pediatric day health and respite
care facilities, intermediate care facilities for the development disabled, and congregate
living health facilities.
Residential district or zone. Any of the residential zoning districts established by Section
18.06.020(Zoning Districts Established).
Restaurant, Fast Food. A retail business where customers are served prepared food in
disposable containers (e.g.,paper, plastic) from a walk-up ordering counter for either on- or
off-premise consumption. A restaurant with drive-up or drive-through service is instead
included under the definition of"Restaurants, Drive-In or with Drive-through Facilities."
Restaurant,Drive-In or with Drive-Through Facilities.Any restaurant designed to permit
or facilitate the serving of meals, sandwiches, ice cream, beverages, or other food, served
directly to, or permitted to be consumed by, patrons in automobiles or other vehicles parked
on the premises.
Restaurant, Table Service. A retail business selling food and beverages prepared on the
site, where most customers are served food at tables for on-premise consumption. Also
includes fast casual and buffet-style restaurants (e.g., Sizzler, Golden Corral). These
restaurants may also provide food on a take-out basis where take-out is clearly secondary to
table service.
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Retail Stores, General Merchandise. Stores and shops selling many lines of merchandise.
Such types of stores and lines of merchandise include:
antique shop
artists'supplies
auto parts(not repair or machine shops)
bakeries(retail only)
bicycles
books
cameras and photographic supplies
clothing and accessories
department stores
drug and discount stores
dry goods
fabrics and sewing supplies
florists and houseplant stores(indoor sales only—outdoor sales are"Plant Nurseries")
general stores
hardware
hobby materials
jewelry
luggage and leather goods
musical instruments,parts and accessories
newsstands
orthopedic supplies
pet shop
religious goods
small wares
specialty shops
sporting goods and equipment
stationery
toys and games
variety stores
Review authority. The individual or official Town body (the Director, Planning
Commission, or Town Council) identified by this Development Code as having the
responsibility and authority to review, and approve or disapprove the permit applications
described in Article IV(Land Use and Development Permit Procedures).
Rezoning. An amendment to the Zoning Map which changes the zoning district applied to a
site or area to another zoning district.
Riparian Habitat. Plant communities supporting woody plants, shrubs, and trees found
along rivers, creeks, and streams. Riparian habitat is of special value as wildlife habitat
providing food, nesting habitat, cover, and migration corridors, and also riverbank
protection,erosion control and improved water quality.
Roof-mounted.Mounted above the eave line of a structure.
Rooming and Boarding Houses. The renting of individual bedrooms within a dwelling to
three or more people living independently from each other, whether or not meals are
provided.
Rural Recreation Facilities.Facilities for outdoor recreational activities including: outdoor
archery, pistol, rifle, and skeet clubs; rodeo facilities; guest ranches; health resorts including
outdoor hot springs or hot tub facilities.Hunting and fishing clubs are separately defined.
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S. Definitions, "S."
Schools.Public and private educational institutions, including:
boarding schools
business,secretarial,and vocational schools
community colleges,colleges and universities
elementary,middle,and junior high schools
establishments providing courses by mail
high schools
military academies
professional schools(law,medicine,etc.)
seminaries/religious ministry training facilities
Also includes specialized non-degree granting schools offering instruction in:
art
ballet and other dance
computers and electronics
drama
driver education
language
music
Also includes facilities,institutions and conference centers that offer specialized programs in
personal growth and development, such as fitness, environmental awareness, arts,
communications, and management. Does not include pre-schools and child day care
facilities(see"Child Day Care Facilities").
Second Hand Stores. Indoor retail establishments that buy and sell used products, including
books, clothing, furniture and household goods. The sale of antiques is included under
Retail Stores, General Merchandise." The sale of cars and other used vehicles is included
under"Auto, Mobile Home,Vehicle and Parts Sales."
Secondary Residential Unit. A second permanent dwelling that is accessory to a primary
dwelling on the same site. A residential second unit provides complete, independent living
facilities for one or more persons, including permanent provisions for living, sleeping,
eating,cooking,sanitation,and parking.
Senior Citizen/Disabled Congregate Care Housing. Multi-family residential projects
where occupancy is limited to people of 55 years or older and/or people with physical or
mental disabilities, and no persons under 18 years of age are permitted as residents. These
facilities may -include individual apartment units, community dining centers, common
recreation areas, and medical facilities.
Service Station. A retail business selling gasoline or other motor vehicle fuels, which may
also provide services which are incidental to fuel services. These secondary services may
include vehicle engine maintenance and repair, towing and trailer rental services. Does not
include the storage or repair of wrecked or abandoned vehicles, vehicle painting, body or
fender work, or the rental of vehicle storage or parking spaces.
Setback.The distance by which a structure, parking area or other development feature must
be separated from a lot line, other structure or development feature, or street centerline.
Setbacks from private streets are measured from the edge of the easement. See also "Yard."
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Figure 8-4 (Setbacks) shows the location of front, side, street side, rear, and interior
setbacks.
1 Rear
setback
t :
TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary S
2. Animated or Moving Sign. A sign which uses movement, lighting, or special
materials to depictaction or create a special effect to imitate movement.
3. Awning Sign.A sign copy or logo attached to or painted on an awning. ,
4. Banner, Flag, or Pennant. Cloth, vinyl, bunting, plastic, paper, or similar non-rigid
material used for advertising purposes attached to a structure, staff, pole, line, framing,
or vehicle, not including official flags of the United States, the State of California, and
other states of the nation, counties, municipalities, official flags of foreign nations and
nationally or internationally recognized organizations.
5. Bench Sign. Copy painted on a portion of a bench.
6. Billboard Sign. A sign panel for the display of on-site or off-site advertisement.
Billboard signs are often large, steel-framed, ground-mounted signs with an
advertisement pre-printed on paper or vinyl sheets which are then pasted onto.the sign
panel. Also includes digital billboard signs that display still or Moving images via
electronic technology.
7. Business Identification Sign. A sign which serves to identify only the name, address,
and lawful use of the premises upon which it is located and provides no other
advertisements or product identification.
8. Cabinet Sign (Can/Box Sign). A sign which contains all the text and/or logo symbols
within a single enclosed cabinet and may or may not be internally-illuminated.
9. Changeable Copy Sign. A sign designed to allow the changing of copy through
manual,mechanical,or electrical means including time and temperature.
10. Civic Event Sign. A temporary sign, other than a commercial sign, posted to advertise •
a civic event sponsored by a public agency,school, church,civic-fraternal organization,
or similar noncommercial organization.
11. Community Directory Sign. An off-site community directory, information, or
welcome sign sponsored by the Town of Truckee or a non-profit community
organization to direct the traveling public.
12. Construction Sign. A sign which states the name of the developer and contractor(s)
working on the site and related engineering, architectural or financial firms involved
with the project.
13. Directional Sign. An on-site sign which is designed and erected solely for the purposes
of directing vehicular and/or pedestrian traffic within a project.
14. Directory Sign. A sign for listing the tenants and their suite numbers'of a multiple
tenant structure or center.
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15. Double-Faced Sign.A sign constructed to display its message on the outer surfaces of
two identical and/or opposite parallel planes.
sI
Wall SE9n
Awning sign
r r.//'
yam• .
HarilIng C;w
Ee SQA Sign
Ground
Mounted
r - ---.
Sign 1
1 1
Illustration courtesy of Ryan Group Architects
FIGURE 8-5
EXAMPLES OF SIGN TYPES
16. .Electronic Reader Board Sign.A sign with a fixed or changing display composed of a
series of lights,but not including time and temperature displays.
17. Flashing Sign.A sign that contains an intermittent or sequential flashing light source.
18. Future Tenant Identification Sign. A temporary sign that identifies the names of
future businesses that will occupy a site or structure.
19. Garage Sale Sign. A sign with a message advertising the resale of personal property
that has been used by the resident.
20. Grand Opening.Refer to"Special Event Sign"definition.
21. Ground Mounted Sign.A sign fixed in an upright position on the ground not attached
to a structure other than a framework, pole or device, erected primarily to support the
sign.Includes monument signs and pole signs.
22. Halo-Lighted Sign. A sign illuminated by concealing the light source behind three-
dimensional opaque letters, numbers, or other characters mounted to a wall or sign
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face, resulting in the nighttime perception of a halo around the silhouette of each sign
character:
23. Hanging Sign. A sign which is attached to and located below a permanent roof-like
structure which projects beyond the building wall in the form of a large canopy to
provide protection from the weather.
24. Holiday Decoration Sign. Temporary seasonal signs, in the nature of decorations,
clearly incidental to and customarily associated with nationally recognized holidays and
which contain no advertising message.
25. Illegal Sign.A sign which includes any of the following:
a. A sign erected without first complying with all regulations in effect at the time of
its construction or use;
b. A sign that was legally erected, but whose use has ceased,,the structure upon
which the display is placed has been abandoned by its owner, or the sign is not
being used to identify or advertise an ongoing business for a period of not less than
90 days;
c. A sign that was legally erected which later became nonconforming as a result of
the adoption of an ordinance, the amortization period for the display provided by
the ordinance rending the display conforming has expired, and conformance has
not been accomplished;
d. A sign that was legally erected which later became nonconforming and then was
damaged to the extent of 50 percent or more of its current replacement value;
e. A sign which is a danger to the public or is unsafe;
f. A sign which is a traffic hazard not created by relocation of streets or highways or
by acts of the Town; or
g. A sign that pertains to a specific event, and five days have elapsed since the
occurrence of the event.
26. Indirectly-Illuminated Sign. A sign whose light source is external to the sign and
which casts its light onto the sign from some distance.
27. Internally-Illuminated Sign. A sign whose light source is located in the interior of the
sign so that the rays go through the face of the sign.
28. Monument Sign. An independent, freestanding structure supported on the ground
having a solid base as opposed to being supported by poles or open braces.
29. Multi-Tenant Sign. An identification sign for a commercial site with multiple tenants,
displaying the names of each tenant on the site.
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30. Nonconforming Sign. An advertising structure or sign which was lawfully erected and
maintained prior to the adoption of this Development Code, but does not now
completely comply with current regulations.
31. Off-Site Directional Sign. A sign identifying a publicly owned facility, emergency
facility,or a temporary subdivision sign,but excluding real estate signs.
32. Off-Site Sign. A sign identifying a use, facility, service, or product which is not
located, sold, or manufactured on the same premise as the sign or which identifies a
use, service, or product by a brand name which, although sold or manufactured on the
premise,does not constitute the principal item for sale or manufactured on the premise.
33. Pedestrian-oriented sign. A sign near street or sidewalk level, oriented and scaled to
the pedestrian rather than the motorist.
34. Permanent Sign. A sign constructed of durable materials and intended to exist for the
duration of time that the use or occupant is located on the premises.
35. Political Sign. A sign designed for the purpose of advertising support of or opposition
to a candidate or proposition for a public election.
36. Pole/Pylon Sign. An elevated freestanding sign, typically supported by one or two
poles or columns.
37. Portable Sign. A sign that is not permanently affixed to a structure or the ground,
including A-frame or sandwich board signs.
38. Projecting Sign. A sign other than a wall sign suspending from, or supported by, a
structure and projecting outward.
39. Real Estate Sign. A sign indicating that a property or any portion thereof is available
for inspection, sale, lease, rent, or directing people to a property, but not including
temporary subdivision signs.
40. Roof Sign. A sign constructed upon or over a roof, including mansard roofs, or placed
so as to extend above the edge/eave of the roof of the parapet of a building.
41. Special Event Sign/Banner. A temporary sign or banner that is intended to inform the
public of a unique happening, action, purpose, or occasion (i.e., grand opening or
community event).
42. Temporary Advertising and Promotional Sign. A sign erected on a temporary basis
to promote the sale of new products, new management, new hours of operation, a new
service, or to promote a special sale.
43. Temporary Sign. A signintended to be displayed for a limited period of time and
capable of being viewed from a public right-of-way, parking area or neighboring
property.
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44. Vehicle Sign.A sign which is attached to or painted on a vehicle which is parked on or
adjacent to any property, the principal purpose of which is to attract attention to a
product sold or business located on the property.
45. Wall Sign. A sign which is attached to or painted on the exterior wall of a structure
with the display surface of the sign approximately parallel to the building wall.
46. Window Sign. A sign posted, painted,placed, or affixed in or on a window exposed to
public view. An interior sign which faces a window exposed to public view and is
located within three feet of the window.
Sign Area.Refer to Section 18.54.070.B (Measurement of Sign Area)
Sign Height.The vertical distance from the uppennost point used in measuring the area of a
sign to the average grade immediately below the sign, including its base or the top of the
nearest curb of the street on which the sign fronts,whichever measurement is the greatest.
Sign width. The horizontal distance from the outermost portion of the sign, including its
base and structural components.
Significant noise. Annoying ordisturbing to more than a small percentage of the people
within the area impacted by the noise in question.
Simple tone noise. A noise characterized by a predominant frequency(ies) so that other
frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the ' •
one third octave band sound pressure level in the band with the tone exceeds the arithmetic
average of the sound pressure levels of the contiguous one third octave bands in the
following manner:
1. By five dB for frequencies of 500 Hertz and above;
2. By eight dB for frequencies between 16011ertz and 499 Hertz; or
3. By 15 dB for frequencies.less than or equal to 159 Hertz.
Single-Family Dwellings:See"Dwelling, Single Family."
Single-Room Occupancy (SRO) Housing. A compact dwelling unit with limited cooking
and living facilities designed primarily for one individual,within a multiple-unit structure.
Site. A parcel or lot or adjoining parcels or lots under single ownership or single control,
considered a unit for the purposes of development or other use.
Site. area. Gross site area is the total area included within the site, exclusive of adjacent
dedicated street rights of way.Net site area is exclusive of vehicular access easements which
limit the use of the lot, including private streets and driveway easements, and any area at or
below the high water mark of Donner Lake(5942 AMSL,NAVD 88).
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Site coverage. The percentage of total net site area occupied by structures, paving for
vehicle use, and all other impervious surfaces less than 10 feet above average natural grade
where-the surface is located, including decks, other projecting or cantilevered features, and
covered areas such as breezeways, porches, and carports;
coverage
does not include eaves and roof
overhangs. See Figure 8-6 (Site Coverage).
cia
r-}- shed
i ,Landscaped X,/ Ott"
area )_ Deck below l0'-
p'or alade patio
IsmBuilding
I i .
tiiu
R ' I Paving
i• )ra .,.1.
I lar coverage
t 0 .'1,.
4s€41. kliV0 i.1
I
l06 :" I
Il en 41 1 I IU
M
I
sla,a,it;:aazn.xtmua:ao'a:ul:m:in;n:en.:np:Ifa
FIGURE 8-6
SITE COVERAGE
Ski Lift Facilities and Ski Runs. Commercial establishments charging admission or user
fees to the public for the use of ski lifts,ski runs,and trails. Ski lift facilities include powered
conveyors for transporting skiers or sightseers up a mountainside. Ski lifts can be chair lifts,
surface lifts, gondolas, of cable cars. Ski runs include slopes intended for downhill skiing,
paths or trails for cross-country or Nordic skiing, and helicopter ski runs. Ski facilities also
include snow making, helicopter skiing facilities, and related commercial facilities including
equipment rental, storage lockers, warming huts,restaurants and bars, and overnight lodging
accommodations.
Slope, Complex. The rate of rise or fall of the natural terrain, expressed as a percentage, of
an area with two or more directions of slope. Complex slope is measured by the following
formula:
Complex Slope=(0.00229 * I * L)/A
0.00229 =Conversion factor for square feet
I Contour interval in feet
L Sum of the length of contour lines in feet
A Size of the area in acres
Slope, Simple. The rate of rise or fall of the natural terrain, expressed as a percentage, of an
area with a single direction of slope. Simple slope is measured by the fallowing formula:
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Simple Slope=(V/H) * 100
V= Vertical distance between the highest elevation and lowest elevation of a straight
line drawn perpendicular to the sloping surface
H= Horizontal distance of a straight line drawn perpendicular to the sloping surface
Small Family Day Care Homes. See"Child Day Care Facilities."
Snow Removal Business.A seasonal commercial service which removes accumulated snow
from vehicle and pedestrian areas for a fee.
Snow Removal Business with Seasonal Contractors Yard.A seasonal commercial service
which removes accumulated snow from vehicle and pedestrian areas for a fee. May include a
seasonal contractors yard for the repair and/or maintenance of buildings and infrastructure,
including but not limited to a driveway sealing business, which is operated in conjunction
with and secondary and ancillary to the snow removal business and which primarily serves
the neighborhood area.
Sound level meter. An instrument used for measurement of sound levels, which meets the
American National Standard Institute's Standard S1.4-1971 or most recent revision for Type
1 or Type 2 sound level meters, or an instrument and the associated recording and analyzing
equipment that provides equivalent data.
Sound pressure level. A sound, in decibels, 20 times the logarithm to the base 10 of the
ratio of the pressure of the sound to a reference pressure of 20 micropascals.
Special flood hazard area (SFHA). The land area covered by the floodwaters of the base
flood and shown on the Flood Insurance Rate Map as Zone A,A1,30 or AE'.
Specified anatomical areas. Less than completely and opaquely covered anal region,
buttock, female breasts below a point immediately above the top of the areole, human
genitals, pubic region, or human male genitals in a discernible turgid state, even if
completely and opaquely covered.
Specified sexual activities.Includes any of the following:
1. The fondling or other erotic touching of the anus, buttocks, female'breasts, human
genitals or pubic region;
2. All sex acts,actual or simulated(e.g., intercourse,oral copulation or sodomy);
3. Masturbation,actual or simulated; or
4. Excretory functions (e.g., human excretion, menstruation; urination, vaginal or anal
irrigation, etc.) alone or as part of or in connection with any of the activities described
above.
Sport Facilities and Outdoor Public Assembly. Indoor and outdoor facilities for
spectator- oriented sports and other outdoor public assembly facilities for such activities as
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outdoor theater productions and concerts. These facilities include: amphitheaters; stadiums
and coliseums; arenas and field houses; race tracks; motorcycle racing and drag strips; and
other sports that are considered commercial.
State Board. State Mining,and Geology Board, in the Department of Conservation, State of
California.
State Geologist. An individual holding office in compliance with State law(Public
Resources Code,Article 3,Chapter 2 of Division 1, Section 677).
Stealth facility. A communications facility which is designed to blend into the surrounding
environment, typically one that is architecturally integrated into a structure. Also referred to
as concealed antenna.
Stone and Cut Stone Products.Manufacturing establishments engaged primarily in cutting,
shaping, and finishing marble, granite, slate, and other stone for building and miscellaneous
uses. Also includes establishments engaged primarily in buying or selling partly finished
monuments and tombstones.
Storage, Accessory to Residential Project. Common storage facilities shared by residents
of a multi-family housing project or mobile home park.
Storage, Personal Storage Facility. A structure or group of structures containing generally
small, individual, compartmentalized stalls or lockers rented as individual storage spaces and
characterized by low parking demand. Includes mini-storage and self-storage uses and up to
one accessory caretaker and employee housing unit per project.
Story,Half Story. See Figures 8-7 and 8-8.
1. Story. The portion of a building-included between the surface of any floor and the
surface of the next floor above it, or if there is no floor above, the space between the
floor and the ceiling above.
2. Half-story. A story under a gable, hip or gambrelroof, the top plates of which are no
more than two feet above the floor of the story. See Figure 5-2.
I I
Ceilingof
second
A_ flour
Ni I • I l i J Semnd 2 Story
floor line
ik ,l i d.l l r
h k i
l
r
Ground L Story
li J f A . F
floor line
FIGURF 8-7
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STORY
Half-story
4---2 ft.maximum
to lop of pule
Floor
A J'or lessHall-story
Grade Grade
FIGURE 8-8
HALF-STORY •
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 pr more.parcels. Does
notinclude driveway easements on parcels in the Tahoe Donner Subdivision that front a '
Town street.
Street line.The boundary between a street right-of-way and property.
Structural Clay and Pottery Products.Manufacturing establishments engaged primarily in
producing brick and structural clay products, including pipe, china plumbing fixtures, and
vitreous china articles, fine earthenware and porcelain products. Artist/craftsman uses are
included in "Cottage Industries," "Handcraft Industries and Small Scale Manufacturing,"
Home Occupations."
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
Development Code, the term "structure includes "buildings."
Structure-mounted. Mounted to the side of a structure (e.g., a billboard, church steeple,
freestanding sign, water tank, etc.).
Structure,primary. See "Primary Structure."
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Studios for Art, Dance, Music, Photography, etc.. Facilities for: individual and group
instruction and training in the arts; production rehearsal; photography, and the processing of •
photographs produced only by users of the studio facilities; and martial arts training studios.
Subdivision. The division, by any subdivider, of any unit or portion of land shown on the
latest equalized Nevada County assessment roll as a unit or contiguous units, for the purpose
of sale, lease or financing, whether immediate or future. Property shall be considered as
contiguous units, even if it is separated by roads, streets, utility easement or railroad
rights-of-way. Subdivision includes a condominium project, as defined in Section 950 of the
Civil Code, a community apartmertbproject, as defined in Section 11004 of the Business and
Professions Code, or the conversion of five or mote existing dwelling units to a stock
cooperative, as defined in Section 11003.2 of the Business and Professions Code.
Subdivision Map Act,or Map Act.Division 2, Title 7 of the California Government Code,
commencing with Section 66410 as presently constituted, and any amendments to those
provisions.
Supportive Housing. Housing with no limit on length of stay, that is occupied by the target
population as defined in Health and Safety Code Section 50675.14, and that is linked to
onsite or offsite services that assist the supportive housing resident in retaining the housing,
improving his or health status, and maximizing his or her ability to live and, when possible,
work in the community. Supportive housing units are residential uses subject only to those
requirements and restrictions that apply to other residential uses of the same type in the same
zone.
Surface mining operations. All, or any part of, the process involved in the mining of
minerals on mined lands by removing overburden and mining directly from the mineral
deposits, open-pit mining of minerals naturally exposed, mining by the auger method,
dredging and quarrying, or surface work incident to an underground mine. Surface mining
operations include in-place distillation or retorting or leaching, the production and disposal
of mining waste, prospecting and exploratory activities, borrow pitting, streambed
skimming, and segregation and stockpiling of mined materials (and recovery of same).
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T. Definitions, "T."
Telecommunications Facilities. Public, commercial' and private electromagnetic and
photoelectrical transmission, broadcast, repeater and receiving stations for radio, television,
telegraph, telephone, cellular or wireless telephone, and data network communications;
including commercial earth stations for satellite-based communications. Includes antennas,
towers, commercial satellite dish antennas, and equipment buildings. Does not include
telephone,telegraph and cable television transmission facilities utilizing hard-wired or direct
cable connections (see "Pipelines and Utility Lines"). Maximum height for a small cellular
wireless and data network facility is 10 feet, as measured from the highest roof plate of the
structure to which the small cellular wireless and data network facility is attached.
Temporary Uses and Events. Short term commercial activities, events, and uses that may
not meet the normal development or use standards of the Development Code but may be
otherwise acceptable because of their temporary nature (e.g.- construction yards in
conjunction with an active building permit, seasonal sales lots, special events, etc.); limited
to a maximum of 90 days in any calendar year.
Textile and Leather Products.Manufacturing establishments engaged in performing any of
the following operations: •
coating,waterproofing,or otherwise treating fabric
dying and finishing fiber,yarn,fabric,and knit apparel
manufacture of knit apparel and other finished products from yarn
manufacture of felt goods,lace goods,non-woven fabrics and miscellaneous textiles .
manufacturing of woven fabric,carpets and rugs from yarn
preparation of fiber and subsequent manufacturing of yarn,threads,braids,twine cordage
upholstery manufacturing
Theaters and Meeting Halls. Indoor facilities for public assembly and group entertainment,
other than sporting events, including:
civic theaters,meeting halls and facilities for"live"theater and concerts
exhibition and convention halls
meeting halls for rent
motion picture theaters
public and semi-public auditoriums
similar public assembly uses
Does not include outdoor theaters, concert and similar entertainment facilities, and indoor
and outdoor facilities for sporting events; see "Sport Facilities and Outdoor Public
Assembly."
Tiny Home. A single-family dwelling which may range in size from 80 to 400 square feet
and may be constructed on a chassis (with or without axles or wheels), to be used as a
dwelling with or without a permanent foundation when connected to required utilities.
Includes any structure that is legal to occupy under California state standards as a HUD-
Code manufactured home, a California Residential Code or a California Building Code
home, factory-built housing, a recreational vehicle, a park trailer, or a camping cabin. A tiny
home on a permanent foundation is included under thedefinition of "Single-Family
Dwellings."
Tow Yard.An outdoor storage facility for the temporary storage of towed vehicles.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary T
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."
Townhouse. Three or more attached dwelling units, each typically of two stories, where no
unit is located over another unit.
Traffic safety visibility area. A triangular-shaped portion of land established at street
intersections to preserve the sight distance of motorists entering or leaving the intersection.
The dimensions of the visibility area (described as the sight distance area in the figure) are is
shown in Figure 3-1 (Fence and Wall Standards).
Transient Rental. The rental of single-family or individual multi-family dwellings for
overnight or vacation lodging.
Transit Stations and Terminals. Passenger stations for vehicular, ferry, and rail mass
transit systems; also terminal facilities providing maintenance and service for the vehicles
operated in the transit system. Includes buses,taxis,railway,etc.
Transit Stop Shelter. A small-scale covered waiting area for busses, taxis, and rail/mass
transit stops.
Transitional Housing. Rental housing operated under program requirements that call for the
termination of assistance and recirculation of the assisted unit to another eligible program
recipient at some predetermined future point in time, which shall be no less than six (6)
months, and in no case more than two (2) years. Transitional housing units are residential
uses subject only to those requirements and restrictions that apply to other residential uses of .
the same type in the same zone.
Translucent. Surface that allows light to shine through, but is diffused to the extent that
distinct images cannot be perceived.
U. Definitions, "U." .
Unit. See"Housing Unit."
Use. The purpose for which land or a structure is designed, arranged, intended, occupied, or
maintained.
Utility Lines. Transportation facilities for the conveyance of water or commodities other
than petroleum. Also includes pipeline surface and terminal facilities, including pump
stations, bulk stations, surge and storage tanks. Utility lines include facilities for the
transmission of electrical energy for sale, including transmission lines for a public utility
company. Also includes telephone, telegraph, cable television and other communications
transmission facilities utilizing direct physical conduits. Does not include offices or service
centers(see"Offices"),or distribution substations (see"Public Safety and Utility Facilities").
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary V
V. Definitions, "V."
Vacation. Also known as a summary abandonment, the complete or partial abandonment or
termination of the public right to use a street,highway,or public service easement.
Variance. A discretionary entitlement that may waive or relax the development standards of
this Development Code,in compliance with 18.82(Variances).
Vehicle and Freight Terminals. This land use consists,of transportation establishments
furnishing services incidental to air,motor freight,and rail transportation including:
freight forwarding services
freight terminal facilities
joint terminal and service facilities •
packing,crating,inspection and weighing services
postal service bulk mailing distribution centers
transportation arrangement services
trucking facilities,including transfer and storage
Veterinary Clinics, Animal Hospitals, Kennels, Boarding. 'Office and indoor medical
treatment facilities used by veterinarians, including large and small animal veterinary clinics, .
and animal hospitals. Also includes commercial facilities for the keeping, grooming,
boarding or maintaining of four or more dogs four months of age or older, or four or more
cats for commercial purposes,except for dogs or cats in pet shops.
Visitor Center. A use devoted to the distribution and sale of information for visitors and
other travelers.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary W
W. Definitions, "W."
Warehouse Retail Stores. Retail stores that emphasize the packaging and sale of products
in large quantities or volumes, some at discounted prices, where products are typically
displayed in their original shipping containers. Sites and buildings are usually large and
industrial in character. Patrons may or may not be required to pay membership fees.
Warehousing. Facilities for the storage of farm products, furniture, household goods, or
other commercial goods of any nature. Includes cold storage. Does not include: warehouse,
storage or mini-storage facilities offered for rent or lease to the general public (see "Storage,
Personal Storage Facilities"); warehouse facilities in which the primary purpose of storage is
for wholesaling and distribution (see "Wholesaling and Distribution"); or terminal facilities
for handling freight(see "Vehicle and Freight Terminals").
Wetlands. Those areas that are inundated or saturated by surface or ground water at a
frequency and duration sufficient to support, and that under circumstances do support, a
prevalence of vegetation typically for life in saturated soil conditions. Wetlands generally
include swamps,marches,bogs, and similar areas.
Wholesaling and Distribution. Establishments engaged in selling merchandise to retailers;
to industrial, commercial, institutional, farm, or professional business users; or to other
wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise
to such persons or companies..Includes such establishments as:
agents,merchandise or commodity brokers,and commission merchants
assemblers,buyers and associations engaged in the cooperative marketing of farm products
merchant wholesalers
stores primarily selling electrical,plumbing,heating and air conditioning supplies and equipment.
Wireless communication facility. Any public or private structure that supports antennae,
microwave dishes and other related equipment that sends and/or receives radiofrequency
signals.
Work/Live Units. Buildings or spaces within a building that are jointly used for
commercial/industrial and residential purposes where the residential use of the space is
clearly secondary or accessory to the primary use as a place of work.
Wrecked. Having an outward appearance of damage to parts and contents which is essential
to the operation of the item.
X. Definitions, "X." No technical terms beginning with the letter"X" are used at this time.
Y. Definitions, "Y."
Yard. An area between a lot line and a setback, unobstructed and unoccupied from the
ground upward, except for projections permitted by this Development Code. See Section
18.30.120(Setback Measurement and Exceptions) and Figure 8-4(Setbacks).
1. Front yard. An area extending across the full width of the lot between the front lot line
and the required setback.
November 28,2016
VIII-63
I)
TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossaiy W
2. Rear yard. An area extending the full width of the lot between a rear lot line and the
required setback. ,
3. Side yard. An area extending from the front yard to the rear yard between the nearest
side lot line and the required setback.
November 28,2016
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TRUCKEE MUNICIPAL CODE-TITLE 18-DEVELOPMENT CODE
Definitions/Glossary Z
Z. Definitions, "Z."
Zoning district. Any of the residential, commercial, industrial, special-purpose, or
combining districts established by Article II of this Development Code(Zoning Districts and
Allowable Land Uses), within which certain land uses are allowed or prohibited, and certain
site planning and development standards are established (e.g., setbacks, height limits, site
coverage requirements,etc.).
November 28,2016
VIII-65
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EXHIBIT B5
Railyard Development Agreement
RAILYARD MIXED USE DEVELOPMENT
PARKING MANAGEMENT PLAN
June 2017
TABLE OF CONTENTS
I.INTRODUCTION AND SUMMARY 1
A. PURPOSE 1
B. OBJECTIVES 1
II. PARKING STANDARDS 4
A. SHARED PARKING CONCEPT 4
B. SPECIFIC PARKING REQUIREMENTS 4
C. CLARIFICATIONS 8
D. OTHER PROVISIONS 9
III. PARKING DISTRICT PLAN 1 1
A. AMENDED DOWNTOWN PARKING DISTRICT 1 1
B. PARKING OPERATIONS AND MANAGEMENT 1 1
IV. IMPLEMENTATION STRATEGIES 1 7
A. VALET 17
B. DEMAND-BASED PRICING 1 7
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
TABLE OF CONTENTS
List of Figures
Figure 1 Downtown Parking District Plan with Railyard Phase 1 1 5
Figure 2 Downtown Parking District Preliminary Plan with Railyard Phase 2 16
List of Tables
Table 1 Bicycle Parking Requirements by Land Use 7
I. INTRODUCTION AND SUMMARY
A. PURPOSE
This Railyard Parking Management Plan (PMP)is based on a shared-parking concept that will
integrate with the existing Downtown Parking District.The primary goal of this PMP is to provide an
adequate, but not excess, parking supply within the Master Plan area (MP area)and to incorporate
the Railyard parking in the MP area into the existing Downtown Parking Management Program.
This PMP is intended to reflect only an initial concept for how Railyard parking will be constructed
and operated. All provisions of this PMP are subject to revision by the Town of Truckee,with the
exception of the parking generation standards in Section II.B.4.a.
This PMP has been prepared to satisfy an action/implementation item included in the adopted 2016
Master Plan.
Action Item 7.1/Implementation Measure 10
Parking Management Plan
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.
The PMP provides parking policies and standards for the Truckee Railyard Mixed-Use
Development MP area in Chapter II. Chapter III of the PMP includes modifications to current
Downtown Parking District operations and management strategies that will ensure seamless
integration of Railyard parking administration.Additional strategies to further the success of PMP
implementation and the Downtown Parking District are included in Chapter IV.
B. OBJECTIVES
This PMP for the Railyard MP area is designed to achieve the following objectives:
1. Integrate with Downtown Parking District
a. Incorporate the majority of the Downtown Extension (DE)district parking into the existing
Downtown Parking District.
1
JUNE 2Q17 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
I. INTRODUCTION AND SUMMARY
b. Expand paid parking into the Railyard MP area, particularly in the DE district and replace
existing free parking (57 spaces')that will be displaced.
c. Consider whether parking provided in the Trout Creek (TC)and Industrial Heritage (IH)
districts, or portions thereof, should be incorporated into the Downtown Parking District as
the Town considers specific development proposals within each district.
2. Minimize Demand
a. Build upon the success of the existing Downtown and reduce demand by sharing parking
among land uses and all users of the MP Area(businesses, residences, civic uses, or any
other).
b. Design a "park once"approach that supports the Railyard Mixed-Use Development thriving
due to its walkability and connectivity with the existing Downtown.
c. Utilize additional progressive planning and parking strategies to support a shared and
reduced parking supply.
d. Educate the community about the high per space cost to develop parking and the
associated economic and land use benefits associated with a reduced and well-utilized
parking supply.
3. Manage Supply and Access
a. Provide the right amount of parking, not too little or too much; avoid facilitating demand and
inducing excess car trips and ownership with excess supply.
b. Locate parking strategically across the site to maximize foot traffic and reduce the overall
parking supply.
C. Recognize that technological innovations are reducing dependency on automobiles,
particularly single-occupant automobiles, and this trend is expected to continue further
reducing dependency on autos.
d. Monitor supply and demand with iterative monitoring, reporting, and PMP refinements
based on parking demand and utilization.
4. Manage Utilization
a. Maximize parking utilization with the aim of achieving an 85 percent peak usage target
during the majority of peak periods.
b. Consider variable pricing to ensure consistent parking access and to distribute parking
demand evenly across the site, to make use of the broader parking supply.
The 57 spaces represent the 43 spaces in the East End(Beacon)lot that will be displaced with Phase 1
improvements plus an additional 14 spaces to compensate for the areas where vehicles informally park along the
unimproved shoulders of Donner Pass Road south of Church Street.Approximately 27 vehicles can be
accomodated along this frontage during the non-winter months;parking is not accommodate here during the
winter months.Given the spaces are not improved and they•are only available a portion of the year, 50 percent
of the spaces(14)will be replaced,
2
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
I.INTRODUCTION AND SUMMARY
C. Manage employee parking to incentivize not driving but ensure parking availability in
designated areas.
3
II. PARKING STANDARDS
This Railyard Parking Management Plan (PMP) is based on a shared parking concept that will
integrate with the existing Downtown Parking District.An overview of the shared parking concept is
provided below followed by parking requirements. This PMP is intended to reflect an initial concept
for how Railyard parking will be constructed and operated. Parking standards will be codified
through subsequent Town action following execution of the Railyard Development Agreement.
A. SHARED PARKING CONCEPT
A shared parking district or"park once"district uses a common pool of parking facilities to allow
patrons and employees to park a single time and then walk easily between different destinations.
As an example, a patron may go to lunch and then to the movies prior to going back home.Another
example would be an employee that parks in the district, walks to their place of employment(e.g.,
office, restaurant or retail store), drops their child at a recreation or day care center, and throughout
the day eats out for lunch, goes to the bank or dry cleaner and shops at the grocery store, all
without getting back in the car. Yet another example is someone who lives downtown,walks to
lunch, then to see a movie, and then to shop for some local goods, all without getting in a car.
Districts with shared parking manage parking spaces as if they are available for public use, rather
than reserved for the tenants and visitors associated with a particular property. Shared parking
policies do not treat the parking supply as discrete units specific-to particular businesses or uses,
but rather emphasize the efficient use of the parking supply by including as many spaces as
possible in a common pool of shared, publicly available spaces. This approach is particularly
supported within mixed-use developments as the mix of land uses (for example, an office, clothing
store or bank and a bar or restaurant) have different periods of peak parking demand. There may
be some overlap in hours of operation between uses but the peak demand is also reduced by
occupants utilizing the "park once"concept. It is encouraged that a majority of the parking supply
required per the following sections be provided as part of a shared parking pool.
B. SPECIFIC PARKING REQUIREMENTS
1 . Purpose
This section provides parking standards to:
A. Meet the PMP objectives detailed in Chapter 1.
4
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
B. Ensure that sufficient, but not excessive, parking facilities are provided for all uses, and that
parking facilities are properly designed, attractive, and located to be unobtrusive while meeting
the needs of the specific use.
C. Encourage the use of alternative modes of transportation and other trip reduction measures.
D. Establish policy for parking in the Truckee Railyard that responds to current conditions while
also being flexible and responsive to future development and shifts in demand.
E. Better align parking standards and policies with the goals of the Town of Truckee General Plan
and the Railyard Master Plan to produce sustainable, multimodal circulation to benefit
residents, employees, and visitors.
F. Supersede,the parking and loading standards included in Chapter 18.48 of the Town's
Development Code unless specifically stated otherwise within this PMP.
2. Applicability
The standards, policies, actions;and strategies included in this PMP are applicable to all new
development on properties zoned Downtown Extension (DE),Trout Creek(TC), Industrial Heritage
IH), Downtown Mixed Use, and Downtown Master Plan in the Railyard Master Plan. In the future,
the PMP is also applicable to any existing development originally constructed as part of the
implementation of the Railyard Mixed-Used Development Master Plan that is being modified.The
PMP is not applicable to properties zoned Downtown Manufacturing/Industrial (DM), Downtown
High Density Residential (DRH-14), and Downtown Mixed Use (DMU); such properties will continue
to be regulated by applicable sections of the Town Development Code.
Each land use and structure shall provide off-street parking and loading areas in compliance with
this PMP.This PMP shall also apply to changes to, or expansion of,a land use or structure.A land
use shall not be commenced and a structure shall not be occupied until the improvements required
by this PMP are completed and approved by the Town Engineer.
3. General Parking and Loading Regulations
Section 18.48.030 of the Development Code remains applicable to the MP area.
4. Required Parking
a. Parking requirements by Land Use
Each land use shall be provide the minimum number of required parking spaces listed below
through either an allocation from a shared parking pool or private on-site parking, or a combination
thereof. The following minimum parking standards shall apply within the MP area:
5
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
N. PARKING STANDARDS
Residential
1.0 space per studio residential unit
1.0 space per 1-bedroom residential unit
1.5 spaces per 2-bedroom residential unit
2.0 spaces per 3-bedroom residential unit
Hotels
1 space per hotel room or unit
Other Development
3.0 spaces per 1,000 square feet of development permitted or conditionally permitted in Table
5-1 in the Master Plan.
Parking requirements for the following uses shall be determined by the applicable land use
permit for each use.
Outdoor commercial recreation
Parks and playgrounds, private recreational facilities
Schools
Sport facilities/outdoor public assembly
b. Bicycle Parking
Bicycle parking shall be provided as set forth in Table 1.
c. Provision of Parking
Required parking for uses in the DE,'TC, and IH zoning districts may be provided in one or more
of the following manners:
A. From the established shared parking pool within the MP area or on-site parking, or a
combination thereof.All parking within public street rights of way and the Union Pacific(UP)
right of way being utilized for public parking shall be included in the pool. Spaces on private .
property may also be included in shared pool subject to approval of the review authority.
B. A minimum of fifty(50)percent of the required residential parking shall be located on-site. The
review authority may approve an alternative to allow for less than fifty percent for a specific
project(if the project is allowed within the subject zoning district and is generally consistent with
the Master Plan) if one or more of the following findings can be made:
6
JUNE 201 7.RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II.PARKING STANDARDS
TABLE'1 BICYCLE PARKING REQUIREMENTS BY LAND USE
Land Use Short-Term Parking Long-Term Parking
Residential.
Multiple Family Dwellings (with 1 spaces per 6 units, minimum 2 1 space per 2 units(includes
4 or more units)
a
spaces
Commercial,
Office1 per 2,000 sf of floor area,
minimum 2_spaces
Restaurant 1 per 2,000 sf of floor area,
minimum 2_sp_aces
Retail—General Food and 1 per 4,000 sf of floor area,
Groceries minimum 4 spaces
Retail—General
1 per 2,000 sf of floor area,
minimum 4 spaces
Hotels
1 per 5 rooms or 1 bike provided
by hotel on site for every 10 rooms
Education and Institutions
Assembly(Churches,Theaters, 1 space for each 15 seats
etc.)provided
Non-Assembly Cultural(Library, 1 per 8,000 sf of floor area,
Government Buildings,etc.) minimum 4 spaces
Industrial 1 per 12,000 sf of floor area,
minimum 4 spaces
a Long-term 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.
Source:Urban Planning Partners and Nelson Nygaard,2016.
i. The proposed project would produce a comprehensive development of superior quality
e.g.,appropriate variety of structure placement and orientation opportunities,
appropriate mix of land uses and structure sizes, high quality architectural design,
increased amounts of landscaping and open space, improved solutions to the design
and placement of parking facilities, etc.)than which might otherwise occur from the
strict application of the provisions and standards identified in this PMP; and/or
il. The project includes a tax-credit funded housing project or other housing project that
restricts a minimum of 50 percent of the units as affordable for a minimum of 55 years.
Hi. The district in which the project is proposed is more than 75 percent built-out and
approval of a reduction in on-site parking implements Master Plan goals and/or
objectives.
iv. The use or project includes a movie theater or restaurant with outdoor and/or rooftop
dining in excess of 1,500 square feet.
7
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II. PARKING STANDARDS
C. Parking provided on private property in association with a specific development project and in
accordance with this PMP; although this is discouraged unless associated exclusively with
residential units, or a grocery store larger than 15,000 square feet within the balloon track, or
commercial uses developed in support of a shopping center containing a grocery store
located within the balloon track with private parking allowed in the location identified on
Parking Management Plan Figure 2. (As modified by the Planning Commission 6/15/17
and approved by the Town Council 7/11/17)
D. If following buildout of all the parking district spaces in Phase 1 (the Railyard MP area generally
east of Bridge Street and west of the balloon track)and Phase 2(the Railyard MP within the
balloon track)of the DE District, the Town receives a development application for project for
which the required parking cannot be met with a combination of on-site and already developed
district parking spaces, the project applicant may, in conjunction with their development
application submittal, provide results of a parking study that demonstrates there is additional
capacity within the Railyard such that the reduced parking rates are justified.This additional
capacity can be demonstrated by showing that a peak occupancy of 85 percent or less can be
achieved within the developed portions of the Railyard considering all existing development in
the Railyard, existing parking supply, and surveyed peak demand.The parking survey shall
include a minimum of three Saturdays during the summer and/or winter season.
d. Submittal Requirements
The following information related to parking shall be provided to Town staff with each development
application submittal:
Brief assessment of how the proposed project relates to the approved PMP.
A Parking Actual Allocation Update—this will tabulate and graphically show what parking
has generally been allocated to what specific development approvals to date and what is
proposed with the specific development project being considered.
This will be provided for information purposes and to show that in general parking is available in the
IDE District to conceptually allocate to the proposed development, understanding that specific
spaces will not be allocated to one particular use.
C. CLARIFICATIONS
1 . Uses Not Listed
Land uses not specifically listed by Table 5-1 of the Master Plan shall provide parking as required
by the review authority.
2. Rounding of Quantities
When a calculation of the number of parking spaces required results in a fraction of 0.50 or more,
the number of required spaces shall be rounded up to the nearest whole number.
8
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II. PARKING STANDARDS
3. Parking Meters and Operation
The Town will determine the number and locations of parking meters(general guidance is one
meter per seven angled parking spaces and one meter per five parallel spaces).The Town may
adjust how parking is administered and managed to ensure operational efficiency, such as, but not
limited to: parking meter rates and locations, parking type by location, etc.
D. OTHER PROVISIONS
1 . Development Code Applicability
The following sections of the Truckee Development Code remain applicable to parking within the
MP area unless they conflict with a specific requirement of the Master Plan, this PMP, or the
Development Agreement.
i. 18.48.060—Disabled/Handicapped Parking Requirements
ii. 18.48.070—Development Standards for Off-Street Parking with the following specific
exceptions:
a. Parking stall dimensions are subject to approval of the Town Engineer for all
parking within the public or UP right-of-way.
b. Parking lifts or systems are permitted.
iii. 18.48.080—Driveways and Site Access
iv. 18.48.090—Bicycle Parking and Support Facilities with the following exception:short-term
and long-term bicycle parking shall be provided for all uses consistent with Table 1.
v. 18.48.100—Off-Street Loading Space Requirements
2. Provisions
The following are additional provisions that are included to encourage the development of a
compact and walkable MP area that prioritizes sustainable transportation practices to ensure
dependency on vehicles is minimized.
A minimum of one of the required parking spaces in each parking area that includes more than
40 spaces shall be dedicated to a plug-in electric vehicle (PEV)or at a rate consistent with the
currently adopted California Building Code. It is encouraged that PEV spaces be clustered.
Each PEV space shall be included as part of the required parking.Additional spaces are
encouraged to be PEV ready based on current and anticipated PEV demand.
Dedicated carsharing spaces on each development site are encouraged. Each parking space
dedicated to carsharing reduces the required minimum spaces by two spaces up to a maximum
reduction of 10 percent of the minimum required spaces.
9
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
II. PARKING STANDARDS
Unbundling parking for multi-family residential buildings is required in the DE District.
Unbundled parking separates housing and parking costs.Traditionally,the cost of an apartment
or condo unit includes one or more parking spaces, regardless of whether the tenant/owner is
using them or not. Unbundling allows residents to choose the number of parking spaces they
use and pay for accordingly.
1
III. PARKING DISTRICT PLAN
As discussed above, the Railyard will be integrated into the Town's existing Downtown Parking
District. Parking within the street and UP rights-of-way will be developed incrementally by block as
the street improvements are constructed.All parking developed in the street or UP right-of-way will
be included in the Downtown Parking District. The Parking District plans for phases 1 and 2 of the
DE District are detailed followed by a supply and allocation assessment to demonstrate that the
number of spaces anticipated on-site and within the rights-of-way will be adequate to serve
anticipated development as well as buildout under the Master Plan Maximum Allowable
Development(MAD).
A. AMENDED DOWNTOWN PARKING DISTRICT
Figure 1 provides a Parking District Plan that includes the Railyard MP area west of the balloon
track (Phase 1). One side of the figure provides an amended Parking District Map that shows
Phase 1 being incorporated into the Downtown Parking District and the other side documents the
operation and management of the District including special permits.
A preliminary plan for Phase 2 within the balloon track is provided in Figure 2. The primary purpose
of this preliminary plan is to demonstrate that, relative to the amount of development that is
anticipated under the MAD, there is adequate land area to accommodate parking at the proposed
ratios. The preliminary plan is based on a conceptual buildout plan for the Railyard, as no specific
development proposals have been approved with the exception of the Artist Lofts. In addition,the
number of garage spaces shown for residential projects is also illustrative and may vary once a
specific development is approved.
B. PARKING OPERATIONS AND MANAGEMENT
Parking within the Master Plan Area will be administered and operated by the Town under the
Downtown Parking District. The various aspects of parking operations and management described
below reflect initial concepts for how Railyard parking will function within the Downtown Parking
District.
1 . Operations Overview
PAY PARKING 10am to 6pm DAILY including Weekends and Holidays (except
Thanksgiving day and Christmas day are FREE Parking Days)
FREE 2-hour parking in the—East End parking lot 10 am-6 pm
11
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
IN. PARKING DISTRICT PLAN
FREE Overnight free parking 6pm-10am in the East End lot.
FREE Bus &Train Patron Parking in the East End,Lot up to 7-Day Max in Designated
Spaces with permit.issued by the Parking District.
During winter months from November 1 —April 30 there is no parking on street between 2
am and 5 am for snow removal purposes (TTMC 10.17.030). This does not apply to parking
lots within the Railroad right-of-way immediately south of Donner Pass Road that are
designated for residentialemployee parking.
2. Parking Pricing and Permits
a. Meters
0.25 for 15 minutes/$1.00 per hour on Jibboom St. and West River St.
0.25 for 10 minutes/$1.50 per hour on Donner Pass Rd., Spring St., Bridge St, Church
St., and in the Fire Station and Diner parking lots.
b. Employee Parking Permits Program
Employee parking is allowed in designated parking areas within the Downtown Parking District with
a valid permit.Available employee parking areas will be expanded within the Railyard Master Plan
Area as new businesses are established and additional employee parking demand is generated.
Employee permits are issued by the Parking District to the employer, ensuring that passes are only
provided to employees of businesses within the Downtown. There are currently four options of
employee permits:Annual =$360; Bi-Annual=$210; Monthly=$40; Free Permit= Employee pays
2/day at meter or parks free at the East End Lot. Employees must park in one of the designated
employee parking areas when using their employee permit,With the expansion of the Parking
District to encompass the Railyard, the following locations would be available for employee parking:
Free Parking Lot: Free employee parking is currently available in the East End Lot, a free
2-hour parking lot adjacent to the Beacon gas station.This lot is located in an area that will
be repurposed under the Master Plan for road right of way and other parking and would no
longer be available in its current configuration for employee parking. Equivalent
replacement free 2-hour parking will be provided elsewhere within the Master Plan Area as
generally shown in Figures 1 and 2, although exact location of the spaces is subject to
change as the Master Plan develops.'Employees would be able to park in a lot west of the
The 57 spaces represent the 43 spaces in the East End(Beacon)lot that will be displaced with Phase 1
Improvements plus an additional 14 spaces to compensate for the areas where vehicles Informally park along the
unimproved shoulders of Donner Pass Road south of Church Street.Approximately 27 vehicles can be
accomodated along this frontage during the non-winter months;parking is not accommodate here during the
winter months.Given the spaces are not improved and they are only available a portion of the year, 50 percent
of the spaces(14)will be replaced,
12
JUNE 2017 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
Ill.PARKING DISTRICT PLAN
balloon track in Phase I and a lot within the balloon track in Phase II of Master Plan
buildout. Parking will be available 24 hours per day, seven days per week with valid
employee permit displayed.
Jibboom Street:This on-street permit parking area is available seven days per week.There
is no parking in this area from 10:00 P.M. to 5:00 A.M. between November 1 and April 30
due to snow removal requirements.
Truckee Diner Lot:The Truckee Diner Lot is located on West River Street with employee
parking available seven days per week. Between November 1 and April 30 there is no
parking from 2:00 am to 5:00 am for snow removal purposes.
o Brickelltown:This on-street permit parking area is available seven days per week.
There is no parking in this area from 10:00 P.M. to 5:00 A.M. between November 1
and April 30 due to snow removal requirements.
o UPRR Easement: Parking along Donner Pass Road Extension within the UPRR
easement will be developed concurrent with Phase I and will be available for
employee parking as shown in Figures 1 and 2. Some of this parking is in
designated parking lots and some is along the roadway. These parking areas will
be available seven days per week. There is no parking in these areas from 10:00
P.M. to 5:00 A.M. between November 1 and April 30 due to snow removal
requirements.
o Other: additional employee parking areas will be created on Church Street and
within the balloon track as shown in Figures 1 and 2 •
c. Residential Parking Permits (RPP)
Although the Parking District currently has the ability to issue residential parking permits; that permit
type has not been implemented to date. In order to ensure seamless operations throughout the
District, the Residential Parking Permit(RRP) program will be implemented as new residences are
developed.An RPP must be requested and obtained from the Town by the registered property
owner, or the registered property owner's representative (per TMC 10.18.190). For multi-residential
buildings in the Railyard, the permits will be issued to the homeowner's association (HOA) or if
apartments then the building ownership or manager.All other residential parking permits shall be
obtained by providing a: (1) current utility bill establishing the location of residence as being within
the resident permit parking area, (2)current vehicle registration, and (3)valid identification card.
Parking permits shall be issued at a maximum rate of one residential permit per residential unit.
Parking permits must be clearly displayed in the vehicle.The permits shall be considered part of the
residential property and shall be transferred to the new property owner upon sale of the residence.
The new property owner shall be responsible for updating the vehicle information with the Parking
District.
13
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
III.PARKING DISTRICT PLAN
RPP permit holders may park within Paid Parking or Employee/Residential Permit Parking spaces
in the Railyard in excess of 2 hours, but not longer than 72 hours. RPP permits must be clearly
displayed in the vehicle.
d. Unbundled Parking
Consistent with Standard 15 of the Railyard Master Plan, each residential building in the Railyard
shall provide parking through an unbundled parking program that separates housing and parking
costs.Traditionally,the cost of an apartment or condo unit includes one or more parking spaces,
regardless of whether the tenant/owner is using them or not. Unbundling allows residents to choose
the number of parking spaces they use and pay for accordingly. The Town shall review and approve
the unbundled parking program concurrent with the respective land use application.The program shall
address each of the following items:
Detail how each residential unit can purchase or rent/lease an on-site parking space or
RPP.
Potential buyers and renters of affordable residential units shall have an equal opportunity
to purchase or rent parking spaces on the same terms and conditions, at a price
proportional to the sale or rental price of their units as compared to comparable market rate
units.
Surplus off-street spaces that are not within the Parking District may be rented out to non-
residents or non-tenants with the provision that such spaces must be vacated on 30-day •
notice if they become needed.
An exception to the unbundling requirement may be granted by the review authority in
association with a project's development application for affordable units funded by tax credits if it
is demonstrated that separate pricing for parking is prohibited by the terms of the tax credit
allocation.
14
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IV. IMPLEMENTATION STRATEGIES
The following strategies provide additional options to further the success of this PMP and the
Downtown Parking District as it expands to include the Railyard. Because these are strategies, they
have not been fully considered, however, they provide additional opportunities to increase
efficiency District-wide as the Master Plan builds out.
A. VALET
Valet parking can be offered by businesses for the convenience of their customers.This type of
service is often provided by hotels, restaurants, hospitals, movie theaters, shopping centers, and
museums. While valet parking may be considered a luxury service, it can also benefit those with
mobility limitations,families with kids, and late-night visitors who feel uncomfortable walking to a
parked car in the dark. It is also a tool for a more efficient use of existing parking supply.Valets can
store hundreds of cars in parking facilities that are either under-utilized at certain hours or otherwise
unavailable to the public(e.g. private parking facilities).Valets can also park vehicles in a much
denser configuration. Ideally, valet parking fees should be in the same range as metered on-street
parking to make it accessible to a wider range of people.
Traditional valet services provide customers with vehicle pick-up and drop-off at the same location;
however, some cities have developed Universal Valet programs where customers can drop their
car off at any designated valet location and pick it up at any other designated location within a
district. Pasadena, California has implemented such a program.This model provides a flexibility
that encourages short walk trips between destinations, rather than driving and parking at each
location. It also makes visiting the district easier for those who must drive, since visitors do not have
to search for an open parking space. Some businesses may choose to validate their patrons'valet
fees, much like they would a garage-parking fee. The valet program can be implemented by the
Downtown Parking District or site management.
B. DEMAND-BASED PRICING
On-and off-street parking should consider use of variable pricing as a means to meet target
occupancy levels and generate an appropriate level of turnover.As described in more detail below,
motorists would be allowed to park in a parking space for as long as they like, as long as they pay
for it. Prices would adjust to respond to seasonal fluctuations in demand so that when parking
demand is higher or lower, prices would increase or decrease accordingly.The primary goal of
demand-based pricing is to make it as easy and convenient as possible to find and pay for a
parking space. By setting specific availability targets and adjusting pricing, demand can be
17
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
IV.IMPLEMENTATION STRATEGIES
effectively managed so that when a motorist chooses to park, they can do so without circling the
block or searching aimlessly.
Demand-based pricing can result in the following benefits:
Consistent availability and ease of finding a parking space, especially near local
businesses and ground floor retail uses.
Flexible time limits,thereby eliminating the need to move a vehicle to avoid time
restrictions.
Convenient payment methods that eliminate the need to"plug the meter'and make it
easier to pay for parking and avoid parking tickets.
Incentivizes long-term parkers and daily commuters to park in off-street lots.
Reduces search time for parking, resulting in less local congestion and vehicle emissions.
Reduces illegal parking.
Provides a more equitable and efficient way to account for the real costs to a municipality
for providing parking.
Offers a potential revenue stream for the Town that can be reinvested in local
transportation and mobility improvements.
The paid, publicly-owned, and operated parking provided on the Railyard site should utilize new
meter technology and meter pricing that is similar to the existing Downtown Parking District.
Integration with this District is a key goal,to help avoid any"spillover" parking concerns. However,
policies and operations can vary slightly, as tong as the rules and operational details are easily
communicated and understood.The Railyard public parking areas could be used to pilot new
pricing and management details for consideration by the broader Downtown Parking District.
1 . Target Occupancy Rate
Target occupancy rates should be 85 percent, which would translate into approximately one space
per block and several spaces per lot being available at all times of the day.
2. Initial Hours and Pricing Structure
Current meter rates are$1 and $1.50 per hour, depending on location. Hours and pricing should be
considered based on demand and proximity to prime parking destinations.The price of off-street
parking should be set lower than on-street rates in order to incentivize motorists to seek out
underutilized off-street spaces. Ideally, all off-street"pay"facilities would employ consistent pricing
structures.
Outlined below is potential hours and pricing structure for paid parking:
18
JUNE 201 7 RAILYARD MIXED USE DEVELOPMENT PARKING MANAGEMENT PLAN
IV.IMPLEMENTATION STRATEGIES
Peak period (Summer, Winter) - 8 AM-6 PM, 7 days- $2.00 per hour
Off-peak period (Spring, Fall)-8 AM-6 PM, 7 days-$1.00 per hour
Peak period (Summer,Winter) Off-street-$1.50 per hour(no max)
Off-peak period (Spring, Fall)-$0.50 per hour(no max)
3. Meter Pricing Adjustments
It is possible that the initial pricing structure proposed above will not achieve the target occupancy
rate.Therefore, meter prices should not be static, but periodically adjusted to respond to changes
in demand. Rates need not change constantly or abruptly. When revising meter hours or rates, it is
safest to increase or decrease rates slowly, with occupancy checks before and after each rate
adjustment, in order to avoid overshooting and accidentally driving away customers or visitors.
This Plan recommends that the Town Engineer be authorized to increase parking prices up or
down in $0.25 increments a maximum of four times per year,with an upper price limit of$3.00 per
hour.
Other modifications to meter pricing would be established by Town ordinance.
19
TRUCKEE RAILYARD STREETSCAPE PLAN
May 10, 2017
TABLE OF CONTENTS
INTRODUCTION BUILDING INTERFACE
Relationship to the Truckee Railyard Master Plan 4 Building Entries 33
Purpose of this Document 4 Covered Walkways/Arcades 33
Definitions 5 Outdoor Dining 33
Streetscape Plan Goals 6 Public/Private Delineation 33
Truckee's Unique Character 6 Public/Private Spaces Along Streetscape 33
Pedestrian Scale 34
Trash 34
Vendor Opportunities 34
View Corridors 34
TRUCKEE RAILYARD STREETSCAPE TYPES STREETSCAPE STANDARDS
General Considerations 8 Snow Removal/Storage 35
Gateways 11 Curbs 35
Sidewalk Zone 12 Parking Meters 35
Transitions from existing Downtown 13 Lighting 35
Industrial Heritage.(1t-1) District 26 Infrastructure 36
Trout Creek (TC) District 26
COMMUNITY ACTIVITY CENTERS HARDSCAPE STANDARDS
Pedestrian Circulation/Nodes 26 Pavers 37
Town Square 28 Sidewalks 37
Parks 28 Crosswalks 37
Plazas 29 Medians 37
Trout Creek Corridor 29 Roundabouts 38
Event Streets/Alleys 30
Street Closures and Public Events 32
Parking 32
Public Art 32
ffmmiliNsimiffiffismismismilisiagammisammirmiammitiimmaimmimmismimialaiimmiamismajo,
SITE FURNISHINGS PREPARED FOR:
Truckee Development Associates
Benches 40 10152 Church Street
Boulders 40 Truckee,CA 96161
Bicycle Racks/Parking 40
Trash Receptacles 40
Pedestrian Lighting 40
Tree Wells 41 PREPARED BY:
Planters 41
Fencing 41
Unique Truckee 41
STREET TREE+ LANDSCAPE STANDARDS
EASTERN
Existing Soils 42 SIERRA
Tree Grates 42
PlantersENGINEERING
42
Infiltration Zones 42
Low Water Use Design Principles 42
Views 42
Planting Principals 43
Street Trees 44
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INTRODUCTION
The Truckee Railyard Mixed Use Development Master Plan (Railyard Master Plan or Master Plan) area represents a significant expansion to the downtown fabric of Truckee
California.Significant planning,outreach and effort has been put forth in shaping and visioning the future redevelopment of the Railyard and how it will relate and
integrate with the surrounding areas.The Master Plan documents the Town's vision for the Railyard Area and provides a framework to guide its future redevelopment.
It describes the type,scale,and character of development envisioned for the Railyard Area and as well as transportation and circulation plan.In November of 2016,a
revised Railyard Master Plan was approved by the Town and the first phase of improvements is soon to be realized.Action 7 of the Master Plan requires the preparation of
a Streetscape Plan prior to any land use approval or building permit within each District:
Action 7.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 key element of the Master Plan is a vision for the streetscape environment and how future project components will relate to the streetscape.Streetscape is a term"that
is used to describe the natural and built fabric of the street,and defined as the design quality of the street and its visual effect."The concept recognizes that a street is a
public place where people are able to engage in various activities.This Streetscape Plan has been prepared to provide more detailed designs and concepts to ensure
that the first phase,and all future phases,will be unified by an approved streetscape design.This plan represents the effort to define the details of the streetscape design
in the master plan area.
RELATIONSHIP TO THE TRUCKEE RAILYARD MASTER PLAN PURPOSE OF THIS DOCUMENT
This Streetscape Plan is based on the approved Railyard Master Plan,dated This streetscape plan,for the purpose of fulfilling the Railyard Master Plan
November 2016.It is intended that this Streetscape Plan is supplemental to the administration requirements,is intended to be a short/focused document that
approved Master Plan and will inform current and future development in the addresses not only details such as street furniture and gateway locations,but
Railyard Master Plan area.It builds upon and reinforces the key concepts,graphics street character and development principles based on the adopted Truckee
and goals as outlined in the Master Plan and provides more detail and specifics Master Plan.The streetscape plan illustrates the intended pedestrian environments,
as it relates to the streetscape public environments planned throughout the street views,public gathering opportunities,circulation corridors,and provides
development.This document does not replace the goals,concepts,guidelines or a more refined framework for future developers to use in coordination with
requirements as set forth in the Master Plan. project conceptualization/development.The streetscape plan will inform future
development and drive building design to be connected with the streetscape
vision.
4
DEFINITIONS
Amenities Zone-The areas between the clear zone along the curb and the clear path Right of Way-As defined by the Town of Truckee and typically includes all areas that will be deeded
of travel along the streetscape areas where all of the proposed amenities will be located bock to the Town after the project is complete.
including lights,trees,planters,parking meters,etc.
Streetscape-The streetscape throughout this plan generally refers to the exterior public spaces
Building Use Zone-Public areas outside of the clear path of travel along the streetscapes located between street curbs and building facades(the
created by building design and articulation responding to the end use of that frontage. sidewalks),but also refers to urban roadway design as it impacts street users,both pedestrian and
Examples include outdoor café areas and building entrances. vehicular.Streetscapes can have a significant effect on how
people perceive and interact with their community.If they are safe and inviting to pedestrians,
Clear Path of Travel-Area between the buildings and the amenity zone that is clear of people are more likely to walk which helps reduce automobile
vertical obstructions to allow for pedestrian travel and snow removal, traffic,improve public health,stimulate local economic activity,and attracts residents and visitors to
a community.
Clear Zone-Area free of vertical improvements as measured from back of curb that allows
room for opening car doors,car overhang and snow removal. Typically 2' from back of curb. Traffic Calming-Traffic Calming is the combination of mainly physical measures that reduce the
negative effects of motor vehicle use,alter driver behavior and improve conditions for non-motorized
CPTED-Crime Prevention Through Environmental Design is defined as a multi-disciplinary street users.Examples of traffic calming measures include:on-street parking,bulb-outs,narrowed
approach to deterring criminal behavior through environmental design. streets/traffic lanes,roundabouts,speed tables and raised medians. -
Gateway-A zone delineated by special furnishings or elements that signal a transition from Truckee Railyard Master Plan(RMP)-The Truckee Railyard Master Plan was originally adopted by
one district to the next. the Town Council in July of 2009 and was created to express the Town's vision for the Railyard and to
guide its future redevelopment.The current version is dated November 2016.
LID-Low Impact Development(LID)refers to systems and practices that use or mimic natural
infiltration,evapostranspiration or use of stormwater in order to protect water quality and
associated aquatic habitat.
Node-An important intersection or stopping point on a path of travel.A node can be
furnished with benches,wayfinding or information kiosk.
Public Art-The term"Public Art"applies to any art(irrespective of ownership)which is
lawfully exhibited in a publicly available space.Public Art can be in the form of painting,
mural,mosaic,sculpture,landscaping,or other work of art,as long as it can be appraised
as a work of art and its value documented.Public Art can be displayed on buildings,at or
near pedestrian entrances,sidewalks,in plazas or open spaces.Public Art attracts people
and humanizes the urban landscape.Art will odd character and strengthen the community,
inviting people to explore by moving them from one art piece to another,
5
STREETSCAPE PLAN GOALS TRUCKEE'S UNIQUE CHARACTER
The following goals were taken from the RMP and guide the detailed concepts In
the streetscape plan. 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.
Seamless transition to the existing downtown. likewise,the development of the'Roilyard Area should provide variety in
terms of building forms and uses.
Reflects the industrial heritage of the site and unique mountain town
character.
The development should embrace Trout Creek as an urban stream where
the design would reinforce the natural asset along with creating a space for
Design that is authentic and original,and that does not replicate that of the
people to gather.
historic downtown area.
A prominent gateway to downtown should be created where Glenshire
Encourage vibrant and economically sustainable mixed-use redevelopment
Drive is connected to the site with a new bridge over Trout Creek.
that offers diverse retail.entertainment,employment and housing
opportunities.
The development should create a strong connection between the
Downtown Core and the new Roilyard neighborhood.
Provide a connected community with places that are easily accessible to
pedestrians,bicyclists and drivers. Well designed compact development reinforces walkability and community
vitality.
Create an enjoyable public realm with a strong sense of place that
complements Truckee's unique mountain town character.
6
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Existing Property Line
Ill Downtown Extension(DE)
a Downtown Manufacturing/Industrial(DM)
Conceptual Location-Community Gathering M Downtown Mixed Use(DMU)
Space(Park/Plaza)* Downtown High Density Residential(DRH-14)
eig Conceptual Location-Community Benefits Site II Open Space(OS)
X Proposed Roundabout 4' Downtown Master Plan(DMP)
NORTHIllustrative north/south local street connections* § Trout Creek(TC)
0 500 401 1:T3 Illustrative north/south linear green connectors* • Industrial Heritage(IH)
feet
Proposed Streets The locations of local streets,
community gathering spaces,
Primary Streets and green connectors are
illustrative and may not occur inRiverCrossing(Existing) the specific locations shown In
the figure above
REGULATORY/DISTRICT MAP FROM THE TRUCKEE RAILYARD MASTER PLAN, NOVEMBER 2016
f
TRUCKEE RAILYARD STREETSCAPE TYPES
GENERAL CONSIDERATIONS
Concept Industrial Heritage(IH)District:This area is envisioned to be more flexible to
The streetscape concept holds true to the heritage of Truckee but provides a distinct let the development dictate the streetscope character.
look and feel that is authentic and original without duplicating the historic downtown
area. This generally means that as you move from west to east across the project, Trout Creek(TC)District:Due to the residential scale of this district and
the streetscape will transition from relating to the existing downtown streetscape to variety of possible multi-family-type projects that could be proposed,
relating more to the new,proposed development concept.The balloon track offers a the streetscapes will be developed concurrent with future project. At a
unique opportunity to break the concept from a denser more urban environment to minimum sidewalks will be required along Church Street Extension.
a more open,landscaped environment. The vision is broken down into 4 areas as it
relates to the streetscape.The connections to Trout Creek will be critical in this zone to provide an
open space buffer.
Downtown Extension(DE)District-West of Balloon track:Streetscapes are Trees will be included in the front yards of the developed residences.
denser and more urban.With the main pedestrain flows along the Donner Pass
Road,the pedestrians are being split between the slower moving traffic along Use of Color
the building,and faster moving groups on the promenade. Right of ways are As stated in the RMP,color will be used to reinforce the main pedestrian spaces
more constrained in this area so the streetscapes will be more open to allow and corridor. Moodys,in the existing downtown,is a great model for integrating
pedestrian traffic flows. a bit of color with the industrial heritage of the area. Specifically,art should be
the focal point:careful use of color will help guide pedestrians to the spaces.
Pavers reinforce the main pedestrian circulation routes and site furnishings
are consistent. Art will play a major role in providing color. Art should be integrated into the
Transition from concrete planter walls to weathered steel. paving,wall murals,kiosks,bike racks etc.
Trees are not uniform along the buildings to give it a more"Truckee"feel.
Plaza's and activated alleys are the main pedestrian gathering spaces. Colorful site furniture and umbrellas on the private properties should guide
Art will reflect more of the industrial heritage in this zone. pedestrians to amenities and public building uses.
Downtown Extension(DE)District-Balloon track area:As stated above,this area
will have its own unique character.Guidelines provide the minimum amount of
right of way areas for circulation and pedestrian improvements but guide the
buildings to relate more to the on-site pedestrian spaces such as plaza's and
landscape zones.
Pavers continue to be used as a design element to highlight street block
corners and to unify the main pedestrian corridor and promenade.
Larger landscape areas provide buffers to the balloon track area and
reinforce the concepts of providing more space in and around the
buildings.
Gathering spaces become more open both in the plaza's and adjacent
green spaces.Pop-up vendor locations and the outdoor event area
function as a destination within the balloon track area.
Art will take a central role in defining this area. Brighter colors and striking p
designs are the centerpiece of the pedestrian spaces.
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KEY NOTESI .A1. DOWNTOWN CONNECTION TRANSITION 8. RAILROAD CROSSING
W 2. PLAZA PARK/SQUARE 9. OPPORTUNITY SITE FOR VENDOR SPACE/PLAZA PARK OR SQUARE
tn 3. "THE ROCK" 10. OPEN SPACE/LID
4 4. PRIMARY GATEWAY(ROUNDABOUT WITH ART PIECE)11. POTENTIAL PEDESTRIAN CONNECTION TO TROUT CREEK
5. PEDESTRIAN ALLEY 12. DISTRICT GATEWAY
OC 6. INTERSECTION TREATMENT 13. LOCAL OR PRIVATE STREET
7. PEDESTRIAN PROMENADE
GATEWAYS TRAFFIC CALMING
The gateways are organized into two main levels,Downtown Extension Gateways and District Traffic calming measures include enhanced crosswalks,protected median areas,corner bulb
Gateways. outs and roundabout features and each main entrance into the Railyard Area.
Downtown Extension Gateway:These are the larger landmark entrances into the two ends • Lights are situated to insure well-lit crosswalks.
of the Railyard Area. The two end of the Plan area include roundabout areas containing
monument signage and enhanced landscapes. At the Donner Pass Road/Church Enhanced Paving in crosswalks.
Street intersection,the building architecture will also reinforce the gateway entry with
large signage,art or marquee feature. At the Donner Pass Road and Donner Pass Road Pedestrian Refuge Islands
Extension intersection,a gateway feature will be carefully considered as this is not the only
entrance to Downtown and there is sensitivity in not detracting or taking away from the Railroad Crossings
existing Downtown.
Roundabouts
District Gateway:Considered secondary and are envisioned to demark the individual
districts in the development area• A combination of landscaping and monument signs or • Striping and Signage
pilasters will reinforce the transition between Districts.
Mid Block Crossing
SIDEWALK ZONE
Sidewalk: The sidewalk portion of the streetscape in the proposed right of way Building Use zone-This is the area behind the clear path of travel that will be defined
consists of three main components,see"Typical Sidewalk"Section (bottom right). by the articulation of the building and will reinforce the building use. This will be the
line between public and private easement areas. For example,if an outdoor café is
Clear Zone-this is taken from back of curb and is kept clear of vertical proposed,the building footprint will reduce and articulate to allow an area outside of
elements to allow car doors to open along the parallel parking and for the the clear path of travel to provide room for the cafe.See"Building Interface"for more
snow plows to plow along the curb lines.This zone is always minimum 2'from information.
back of curb.
Delineated by a concrete band and change of paver to differentiate the area.
Amenities Zone-zone between the clear zone and the path of travel where
the streetscape amenities,furniture,meters,street trees,lights.etc.will be j., Should include low fences that vary in type to continue the theme of"Truckee
located. This area increases in size as the curb lines move toward the center ` funk".
of the road for bulb out areas.This flexible area is envisioned to be minimum
2'. This allows for the buildings to overhang the sidewalks and encourages
development in line with the RMP guidelines.
Clear Path of Travel-the area between the buildings and the amenity zone
that is clear of all vertical amenities to allow for pedestrian travel and snow Planters at building entrances,seats,art,displays.etc.at the building frontages will
removal. be outside the sidewalk and accommodated by moving the building face further
away from the clear path of travel.
Building overhangs are allowed over this area.Overhang support Defines separation from public and private zones.
structures are allowed in this zone if they are less than 2' and are at the
TYPICAL SIDEWALK SECTION
outer edge adjacent to the amenity zone.
All flower planters,signage.amenities,display's,etc.shall be outside
of this area and the buildings shall articulate away from the sidewalk
zone to accommodate these uses and still maintain the clear path of 1'
travel as shown. i
Right of Way-The proposed extent of the right of way will be the line between the
amenity zone and the clear path of travel. This typically is the area that will be 2
deeded back to the Town after the project is complete.See cross sections Typical
Sidewalk (shown to the right).
CLEAR PATH OF
Typically includes the clear zone and the amenity zone as defined above. TRAVEL AMENITIES ZONE
8'MIN to.'PRIMARY ARIES 2 CLEAR ZONE
Buildings and clear paths of travel will be outside the right of way along STREET
public streets as shown on the plans and sections.It is intended that a
BLDG/USE
G MIN L NON-PRIMARY RIGHT OF WAY
pedestrian easement will be given so the Town can maintain the clear paths
ZONE
STREET /
of travel along the building frontages. SIDEWALK
VARIES 12'MIN a'PRIMARY STREET
10'MIN 4 NON-PRIMARY STREET
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TRANSITIONS FROM EXISTING DOWNTOWN
A seamless transition will be provided from the existing downtown streetscapes
by projecting the same payers,street furniture,lights,street trees and other -C,
streetscape furnishings into the western side of the project. i
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12'MIN VARIES
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BLDG/USE VARIES PARALLEL BIKE LANE OR BIKE
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VARIES / 12'MIN
I PUBLIC USE RIGHT OF WAY
EASEMENT
SECTION B-B'
KEY NOTES
1. Unit pavers,typ. 5. Median plantings 9. Standard concrete pavement with unit paver banding at trees.typ.
2. Standard street light,typ_ 6. Large shade tree w/tree grate
3. Raised planter 7. Bench
4. Decorative boulder 8. Promenade street light,60'o.c.typ.
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VARIES 12 MM 12'MIN vARIEs
PUBLIC USE RIGHT OF WAY PUBLIC USE
SECTION C-C'
EASEMENT EASEMENT
KEY NOTES
1. Unit pavers,typ. 5. Parking meter,typ.
2. Building overhang 6. Tree grate,typ.
3. Large street tree 7. Small ornamental street tree
4. Awning column (where occurs) 8. Standard street light,typ.
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01. Public art sculpture
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4. Pedestrian zone unit payers,typ.
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6. Street light,typ.
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10.Bike parking
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planter,typ.
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14.Pedestrian zone unit pavers,typ.
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O9 16.Unit paver banding at trees,typ.
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AR PATH
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BLDG/USE
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42
BIKE BIKE
6'MIN I
ZONE SIDEWALK ANGLED PARKING LANE TRAVEL LANE TRAVEL LANE LANE ANGLED PARKING PROMENADE
MIN
PARKING AREA
VARIES ID'MIN
e e e e 0, e
rPUBLIC USE RIGHT OF WAY
EASEMENT
SECTION D-D'
KEY NOTES
1. Standard concrete pavement,typ.5. Raised concrete planter/seatwall with board form finis(beyond).typ.
2. Standard street light,typ. 6. Promenade street light,typ.
3. Parking meter,typ. 7. Large street tree with tree grate
4. Small ornamental street tree (beyond) 8. Standard concrete pavement with unit paver banding at trees,typ. G
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1. Pedestrian zone unit pavers,typ. 4. Standard concrete pavement,typ.
2. Raised metal planters.typ. S. Concrete driveways(where occurs)
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3. Landscape area (Existing or replaced)
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2' VAR ES 6'MIN
EXISTING BLDG/USE
LANDSCAPE TRAVEL PARKING ZONE BIKE LANE, TRAVEL LANE , VARIES - TRAVEL LANE , BIKE LANE SIDEWALK ZONE
VARIE N2'MIN VARIES
II
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RIGHT OF WAY PUBLIC USE
EASEMENT
SECTION E-E'
KEY NOTES
I. Parking meter,typ. 5. Pedestrian zone unit pavers,typ.
2. Standard concrete pavement,typ. 6. Building overhang (where occurs) .
3. Raised Planter
4. Street light,typ.21
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2. Tree grates,typ. 6. Concrete driveways(where occurs)
3. Street lights,typ. 7. Pedestrian zone unit pavers,typ.
0 4. Street tree, typ. 8. Potential bus(TART)stop location
1 2 3 4
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6'MIN
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6'MIN
BLDG/USE VARIES BLDG/USE
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VARIES I6'MN
I
110'MIN VARIES
PUBLIC USE RIGHT OF WAY PUBLIC USE'
EASEMENT EASEMENT
SECTION F-F'
KEY NOTES
1. Standard concrete pavement,typ.5. Raised planter
2. Standard street light,typ.
3. Large shade tree,typ
4. Parking meter
23
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y RESERVED 6'MIN 10'
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FOR FUTURE y FOR FUTURE
DEVELOPMENT RIGHT OF WAY DEVELOPMENT
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KEY NOTES
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LEGEND
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INDUSTRIAL HERITAE
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INDUSTRIAL HERITAGE(IH)DISTRICT PEDESTRIAN CIRCULATION AND NODES
Church Street provides access through the Industrial Heritage District.A network High quality pedestrian and bicycle environment.
of small local streets will be developed when a specific development project is Pedestrian/Bike Circulation-The framework diagram focuses on primary pedestrian
proposed and will provide north/south access.Sidewalks will be separated by paths and includes the relationships to the primary and secondary streets and
planter strips and should be limited to the North side of the roads to maximize solar identifies all key pedestrian connections and primary paths of travel.
exposure.Sidewalks will only be on one side of the street and will be 6'-0"wide
concrete.Planter strips can also be used as LID for these areas. Pedestrian/Bicycle Hub:Strategically placed at locations where pedestrians
are transitioning from bikes to walking or from cars to walking. These locations
will include information signage,bike racks,bike lockers,kiosks,benches,
TROUT CREEK(TC) DISTRICT lighting and other amenities to reinforce these transitional spaces.
Church Street provides primary east/west access into the Trout Creek District. Connections to Creek Trail Plan:The Pedestrian Circulation Exhibit(pg.25)
A network of small local streets will be developed when specific development highlights the connections through the project area and to the surrounding
project is proposed in the District and will provide north/south access. bicycle network. There is an opportunity to put a smaller multi-use path along
the creek corridor behind the Trout Creek area that can tie to the larger
7..Truckee network of bikeways and bike trails. The proposed park,identified in
V the CommunityActivityCenters Exhibitresting ppg.27),will act as a sot and
v transitional space from the street to the trail. Bike racks and other amenities
r should be placed at the park.
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PEDESTRIAN CIRCULATION PLAN FROM RAILYARD MASTER PLAN,
NOVERMBER 2016 it,
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COMMUNITY ACTIVITY CENTERS
LEGEND GEENS1'11RE DR1 E
Open space/park TROUT CREEK
Trout Creek corridor
Plaza/square
Event street/alley/vendor opportunity O
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v G Visual focal paintPA
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TOWN SQUARE PARKS
Spaces within and immediately to the west of the balloon track,provide opportunity Small parks and open spaces shall accommodate a range of public functions
sites for community gathering sufficient in size for planned and spontaneous events including gathering,public recreation,stormwoter management and snow
for both residents and visitors. These spaces should include accommodations for storage.These spaces shall include a variety of amenities such as;benches,
seating,staged events,and community information posting. picnic or cafe fable seating,lighting,trash receptacles,bicycle racks,open plaza
surfaces, overlooks to adjacent natural resources or railroad features.
Where appropriate,park spaces shall be located adjacent to housing and live-
work units to create attractive and inviting areas for residents and visitors.
A park at the eastern portion of the Trout Creek corridor and a stormwater
infiltration area between Church Street and Trout Creek,west of the balloon track
provides opportunities f or visual access to Trout Creek.
SMALL TOWN SQUARE
TROUT CREEK CORRIDOR PLAZAS
A portion of Trout Creek has been restored and and additional work in the remaining reaches Several opportunities exist for small urban plazas along the Donner Pass and Church Street
will be completed by the Town pending funding.This restoration work will provide additional extensions.These spaces,which may be located on public or private property,will provide small
public open space within the RMP.Possible future improvements in this area include an informal gathering areas adjacent to retail shop frontages.
public trail with creek access.picnic tables,site furnishings and interpretive exhibits.
These spaces shall take advantage of southern solar exposure and provide a variety of
amenities including landscaping,lighting and a variety of permanent and movable seating
options.
29
EVENT STREETS/ALLEYS
The Pedestrian Alley presents an opportunity for activation through the use 4'
of furnishings and public art.Colorful pavement treatments,tall murals,and
catenary lighting draw pedestrians into the space inciting a sense of discovery
and exploration.Movable furnishings allow for flexibility within the alley and permit IIII. !'
e s
informal gatherings.Through the use of creative programming the alleyway can w.,,.,
v.
function as a temporary shut down area providing spaces for pop-up shops,street
vendors or farmer's markets. 4
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SECTION G-G'
KEY NOTES
1. Movable raised planter 5. Standard concrete pavement outside clear zone
2. Catenary lights(opportunity)
3. Pedestrian zone unit pavers in clear zone,typ.
4. Movable bench seating
STREET CLOSURES AND PUBLIC EVENTS PUBLIC ART
The north/south oriented Local Streets and Alleys provide opportunity for expanded Incorporate public art opportunities at both the street level and at key building
gathering and event space,when needed,through the implementation of periodic locations.See Community Activity Centers exhibit on page 27 showing proposed
street closures.When activated,these corridors serve to connect Donner Pass Road locations for public art installations. Art is subject to Town review consistent with
and Church Street as well as adjacent streetscape plazas and open spaces. adopted Town Policy.
These spaces can serve to accommodate street vendors,pop-up/mini retail,street • Art will play a major role in providing color. Art should be integrated into the
fairs,street entertainment,outdoor seating and dining or other public events. paving,wall murals,kiosks,bike racks etc.
Art installations to highlight unique Truckee features.
Inspired by the concept of"Truckee funk",color and form-follows function
concepts are encouraged to set the area apart from the existing downtown.
Public alleys to include paving patterns or murals.
Streetscapes to include artistic bike racks,tree grates or other usable unusual
streetscape amenities.
Larger standalone art installations will be considered for on-site terminated
view vista's or as part of on-site developments in the balloon track area.
PARKING
Parking through the Downtown Extension District is served primarily through two
linear surface lots located along the UPRR Right of Way one west of and the other
within the Balloon Track.A tree lined pedestrian promenade extends to connect
both these lots to the rest of the District and the existing Downtown.In addition
to serving as a direct pedestrian"through-way",this promenade is also a buffer
between the railroad and main parking area and the rest of the Downtown
Extension Development.
Additional Parking needs ore served through on-street parallel and angled parking
along the north and south sides of Donner Pass Road,the north side of Church
Street and both sides of the north/south oriented Local Streets,where space allows.
Surface parking lots are also proposed within the Balloon Track.
sem`
BUILDING INTERFACE
BUILDING ENTRIES OUTDOOR DINING
Placement and design of entries should directly relate to the sidewalk and street experience and Buildings are encouraged to incorporate south-facing dining plazas,rooftop and/or nook dining
entice pedestrians into the space. Restaurants are encouraged to provide a visual through-view for alfresco dining. Plazas may be incorporated as a recess within the building footprint (i.e.
connection to exterior seating areas. Each retail establishment shall have clearly defined,highly nook dining) and may extend within the public way provided that a minimum of clear path of
visible and distinctive custom entrances.Use of the following features are encouraged:travel remains for pedestrian circulation.
Canopies or portico's When dining plazas are incorporated,a fence up to 42"in height may be used to denfine the
Awnings plaza space.
Overhangs
Recesses/projections
Arcades
Raised parapets over the door
Gable roof forms
Outdoor patios
Display windows
Regionally-appropriate architectural details integrated into the
building structure and design
Integral planters or wing walls that incorporate landscaped
areas and/or seating
Unique entry door PUBLIC/PRIVATE SPACES ALONG THE STREETSCAPE
Additional consideration should be given for outdoor display and As indicated on the cross section exhibits,the proposed public/private line,or the proposed
seating areas as a way to enhance the pedestrian experience. • right of way line,is proposed to be at the back of the amenity zone. Behind that line minimum
clear paths of travel must be maintained but the proposed buildings are allowed to articulate
to create spaces that respond to the building use. As indicated in the RMP,the review authority
may approve up to a 25'setback for outdoor dining,small plazas,courtyards or similar features
and associated improvements. As indicated above,fences,paving material changes,
landscaping planters,etc.can be used to indicate these spaces. Unlike the existing downtown,
the same paver type will be used passed the right of way line to the edge of the clear path of
travel,which in most cases will be the general face of building.
COVERED WALKWAYS/ARCADES
Covered walkways/arcades provide a sense of entry,the dynamic of shadow,and functional
PUBLIC/PRIVATE DELINEATION
protection from weather. Covered walkways/arcodes are encouraged to be incorporated
along the building frontage to provide shelter for pedestrians. These walkways/arcades should Public and private areas can be delineated in various ways.Where private buildings front
be designed to appropriate depth to allow pedestrian circulation under them. Walkways/ pedestrian areas building buffers can be used and indicated by a change in pavement
arcades may be fully or partially covered (e.g.,roof or trellis) as appropriate for the building material or color.In some instances a restaurant fronting a sidewalk may choose to utilize a low
design. fence to create an outdoor seating area.
PEDESTRIAN SCALE VENDOR OPPORTUNITIES
The pedestrian experience should be considered in all aspects of the design, Kiosks and other pop-up vendor spaces are an innovative solution to draw people
planning,and implementation of the public way. Building design.walkways. in to public plazas or large pedestrian walkways.Kiosks can provide visitors with a
street furniture,and lighting should all consider the pedestrian scale and variety of services and information.Maps,ATMs,and vendors are among the many
incorporate design elements to create a comfortable and welcoming pedestrian uses for kiosks.
experience. View corridors should be considered through the thoughtful
placement and design of interesting streetscape elements to create visual interest When present,kiosks should be designed as individual unique and distinctive
with a layering approach to materials and textures. Pedestrian scale can be freestanding structures. Each kiosk should have its own unique characteristics
considered through: to delineate it from others and allow its use as a
landmark in assisting pedestrian travel. Kiosks can
Signage scale and height either invite pedestrians to shop from the exterior,or,
Lighting scale,height,and orientation in some cases,it may be appropriate to have a larger
Landscape placement and scale(e.g., scale kiosk that invites pedestrians inside.
potted plants,planters.street trees,etc.)
Street furniture (e.g.,benches,seat walls, Food trucks present another unique vendor
planters,bicycle racks,wayfinding signage, opportunity. The Truckee Railyard is encouraged
etc.) to consider accommodations for food trucks through multi-use plazas that can
Building entry design (e.g.,overhangs, accommodate vehicular circulation(provide ample space and be constructed of
recessed entries,windows,color) durable materials) and provide the necessary services(e.g.,water and electrical,if
Pedestrian weather protection (e.g., needed).
awnings,arcades,covered walkways)
Public art Nook Retail integrates pop-up vendor spaces into the footprint of a larger space
Decorative paving to clearly delineate path and may be used for bicycle rentals,flower sales,food vendors,artisans,or other
of travel and the pedestrian way small-scale retail functions. Nook Retail may be an inset corner or a nestled recess
into a storefront. Nook Retail should be able to be closed off when not in use
through roll-up doors.barn doors,or other sturdy and weatherproof solutions. It
should provide necessary utility services to function for the intended use.
TRASH
VIEW CORRIDORS
Pedestrian routes should be clearly identifiable,predictable,and destination areas
Trash receptacles are a unique opportunity to provide a thoughtful solution to should not be hidden or obfuscated.Pedestrian routes and gathering areas should
a typically unattractive basic necessity. Trash receptacles will be provided as be well lit,and areas not intended for pedestrian traffic should avoid excessive
freestanding trash cans along the streetscape,as well as larger dumpsters for lighting or be physically separated from walkways.
building trash. Both types of receptacles are encouraged to be artistic statements,
though design,color,and form. Dumpsters should be incorporated into building Where feasible building architecture should be pulled back from the sidewalk to
footprints and,when incorporated into activated alleyways,are encouraged to allow for enhanced sight lines for pedestrians as well as motorists.For example
be painted with murals or interesting materials to provide an unexpected element pulling back building corners at the Alleyway entrance opens up the space and
of surprise. All trash receptacles must incorporate bear-proofing measures. creates improved sight lines both out and into the corridor.
t
STREETSCAPE STANDARDS
SNOW REMOVAL/STORAGE LIGHTING
Consideration of winter snow removal,handling and storage are essential. Efficient snow Street lighting through the transition areas from the Downtown
removal in the Downtown area is important to:maintain passable routes for emergency Commercial Core and the Downtown Extension will continue
equipment,school buses,and essential government services;provide local access to local use of the fixture used in the Commercial Core.This same
commerce centers when interstate highways are closed;provide safe-haven to visitors during fixture or a similar complimentary fixture may be used beyond
large storm events that may limit travel;and minimize impact to downtown businesses offices the Balloon Track and into the Trout Creek and Industrial
and residents during peak storm events. Heritage Districts.
Snow removal in the Downtown Extension District will likely involve plowing the snow from public It is anticipated that building mounted lighting will serve
road into on-street parking areas for temporary snow storage.Sidewalks are usually plowed, sidewalk areas on the south side of Church Street and north
blown or shoveled into the parking areas as well. At night.Town crews remove snow from the side of Donner Pass Road west of A Street
temporary snow storage areas,load into trucks and haul to a designated snow storage area.
During snow plowing,snow is piled onto and behind the curb and gutter adjacent to the street.
Vegetation directly adjacent to the travel lane should be avoided. Vegetation adjacent to PARKING METERS
the curb can be damaged by plows,the weight of snow,and roadway sand and deicing
chemicals. Parking meters are installed in parking areas maintained
by the Town. On-street parking and public parking lots will
be maintained by the Town through a parking district. To
generate funds to maintain the parking area,parking fees are
collected through parking meters. This is a ticket system where
CURB/CURB AND GUTTER visitors park,go to the meter,pay.and receive a ticket to put
The Town standard is a Rotated Type E Curb with a 26"width. The curb is 12"wide with a rolled
on the dash. The Town typically provides meters so that a
face and the pan is 14"wide with the flow line 7"below the top back of curb. Where a curb is
visitor
meter.
Thean
park no more tar
poweredhan
ix parking spaces away from the
required,a 12"wide rolled curb similar to the rolled curb portion of the Rotated Type E Curb is
mmeters
are solar and will be placed for
used. The rolled curb holds up better during snow removal activities than a vertical curb.
optimum sun exposure.
INFRASTRUCTURE
Utility and roadway/streetscape infrastructure currently only serves a small portion
of the-Railyard Project. Existing roadway infrastructure consists of a short segment
of Church Street. The Railyard Project will improve existing roadways;and build
new roadways,pedestrian corridors,bike lanes,at-grade railroad crossings.on-
street parking and off-street parking to create a vibrant downtown area. Donner
Pass Road will be realigned into a"T"intersection with Donner Pass Road Extension
and a roundabout will be installed at the Donner Pass Road and Church Street
intersection.Additional information on insfrastructure can be found in the RMP.
The existing utilities that are present are of insufficient capacity to meet the
utility demands anticipated for the project. However,the existing utility systems
surrounding the property area generally of adequate size,condition and proximity
to be extended to and serve the Railyard project without extensive off-site
improvements or modifications.
LOW IMPACT DEVELOPMENT
Low Impact Development(LID)is a stormwater management approach with
a basic principle to manage rainfall at the source. The goal is to mimic a site's
predevelopment hydrology using design techniques that infiltrate,filter,store,
evaporate and detain runoff close to its source. Instead of conveying,managing
and treating stormwater in large costly end-of-pipe facilities located at the
bottom of drainage areas,LID addresses stormwater through small cost-effective
landscape features.
LID techniques include providing stream setbacks and buffers,tree planting and
preservation,bioretention,green roofs,permeable pavers/porous pavement,rain
barrels and cisterns,underground infiltration galleries,tree box filters,and vegetated
swales. Many of these techniques break-up large impervious areas,such as roofs,
streets and parking areas,and allow flow to infiltrate at the source(permeable
pavers/porous pavement,green roofs);convey flow to storage areas to be reused
for watering gardens or infiltrated (rain barrels and cistern,underground infiltration
galleries);or direct flow to vegetated areas to infiltrate and treat stormwater(tree
box filters,vegetated swales,and bioretention.)
HARDSCAPE STANDARDS
PAVERS CROSSWALKS
Existing Downtown Truckee utilizes unit pavers in pedestrian To maintain continuity with the existing Downtown
zones,and the Railyard development area should not be an Commercial Core,crosswalks will consist of
exception. Sidewalks within the phase one development area pedestrian zone unit pavers,concrete banding
should consist of unit pavers in pedestrian zones in congruence and tactile warning bumps.
with the existing Downtown Truckee paving patterns and colors.
The main exception is the promenade that spans the length of Increase pedestrian safety by reducing crosswalk
Donner Pass Road and Donner Pass Road Extension. distance where feasible through the use of
sidewalk bulb-outs.
The promenade should be a mix of concrete and paver
banding to designate it as a main pedestrian through-way.East Visibility should also be enhanced through use of
of the Balloon Track sidewalks should take on a similar mix of indicators and strategic street lighting where site
paver banding and concrete.Paver banding should be used conditions allow.
to highlight amenity zones at the back of curbs where planters
and other site furnishings are located.
SIDEWALKS MEDIANS
Sidewalks along North-South Connector streets should contain Planted Roadway Medians occur along Donner
pedestrian furnishings while accommodating snow removal/ Pass Rood Extension.Planting should consist of low-
maintenance vehicles. maintenance and low growing shrubs and grasses
tolerant of local environmental conditions.
Sidewalks along Donner Pass Road and Donner Pass Rood
Extension should accommodate higher flows of pedestrian Stamped Concrete Medians occur at roundabout
traffic with benches,planters and seatwalls.Bulb-outs allow intersections and should match existing Truckee
space for bicycle parking,public art,and pop-up street roundabout median color and textures
vendors.
Along Church Street existing private businesses and residences
will partially front new sidewalks.Given the this context
sidewalks along Church Street should be more utilitarian acting
as secondary circulation routes tunneling pedestrians toward
Donner Pass Road and the Downtown Commercial Core.
3 j
ROUNDABOUTS
1
6
Roundabouts should accommodate for specimen shrub and tree planting.
Space also allows for the exploration of decorative boulder placement and
public art to function as a gateway feature as drivers enter Truckee.
1
Adjacent medians consist of stamped concrete that should match existing
medians within Truckee with respect to color and texture.
2 3
7
2
8
7
9
DONNER PASS ROUNDABOUT PLAN
KEY NOTES
I. LID improvements 5. Roundabout planting
2. Vehicular zone unit pavers 6. Screening trees
3. Entry art installation/Truckee 7. Pedestrian zone unit pavers
monument signage 8. Stamped concrete,typ.
4. Decorative boulders,typ. 9. Decorative/Protective Boulders,typ.
38
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J 5 6 Bulb-outs and reduced crosswalk widths create additional pedestrian space
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W
L parking,public art,and space for pop-up vendors.The two intersections
Ce 1 9 occurring on Donner Pass Extension can be treated with special paving or
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0 1 Where one transitions from one district to the next,gateway entry features at
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O 4 1. Boulder seating,typ. 5. Accent tree,typ. 9. Gateway entry feature,typ.
2. Pedestrian zone unit pavers.typ. 6. Tree grate,typ. 10.Promenade street light,typ.
0 0 3. Public art opportunity 7. Parking meter,typ. 1 1.Standard concrete pavement,typ.
4. Information kiosk 8. Bicycle parking,typ.
SITE FURNISHINGS
BENCHES BICYCLE RACKS/PARKING BOULDERS TRASH RECEPTACLES PEDESTRIAN LIGHTING
W
II—
II-
W • Transition from Donner Encourage use of bicycles • Decorative boulders Utilize existing trash Use existing Era Bell type
J Pass Road to Donner Pass within Railyard Area utilizing create interest along the receptacles as on Donner fixtures and poles for street
QRoad Extension with raised existing bollard post bike streetscape and a unifying Pass Road with cut out lighting with metal extension
seatwall planters. racks in the transition area identity that matches metal and city logo arms for flag attachmentCL • Contemporary lumber and • Reflect aesthetic of newer Truckee's aesthetic Match color to proposed • Utilize recessed downlights
N steel benches used within development by utilizing • Locating boulders at street lighting for overhangs projecting
J north-south connector warm-colored steel bike street corners can create into pedestrian zones
Q streets and DPR Extension racks with minimalistic welcome rest areas Utilize a heavy duty vintage
match Truckee's existing design Integration with seatwalls stringers for catenary
Lecharacter while working to provide interest and lighting
with proposed Railyard gathering spacesWaesthetic
II
Q •
Benches can also be
integrated with planters
C and boulders
SITE FURNISHINGS
TREE WELLS PLANTERS FENCING UNIQUE TRUCKEE
Steel tree grates can Boardform planters are a • Building frontage can be • Existing features such as railroad tracks and ties relate to site context and history
increase ground-plane contemporary supplement enhanced by enclosing Integrating natural features like boulders where appropriate enhance Truckee's sense of
interest along pedestrian the existing planter spaces with a wood/wood- place
zones while protecting seatwalls along Donner Pass texture split-rail fencing Public art is prolific within the Truckee right-of-way and The Railyard provide ample
tree root zones and not Road This style of fence is also opportunity for additional works
obstructing maintenance • Rectilinear steel planters suited for enclosing Micro-retail and pop-up vending add to the vibrancy of the streetscape allowing for
vehicles can accommodate larger infiltration basins along unique shopping experiences and stopping points for pedestrians traveling along Dormer
Sub-surface modular accent planting and help walkways Pass Road Extension
pavement suspension create entryways
systems can improve street • Smaller planters can be
tree health further in tight integrated into seat walls
planting areas adding spots of color to
break up repetition along
the right-of-way
STREET TREE + LANDSCAPE STANDARDS
EXISTING SOILS LOW WATER USE DESIGN PRINCIPLES
Due to the classification of existing soils.a barrier will be placed and 3 feet All planting must meet the new MWELO guidelines as dictated by the state of
of clean fit will be imported. All landscaping work shall be accomplished in California.Use of native plant materials are encouraged throughout the design and
this 3 foot zone.All landscaping will meet the requirements of the Truckee especially at the edges that blend into the surrounding habitats. In the streetscape
Development Code Chapter 18.40.Subdrains will be required in planters and planters and more urban spaces,non-native specie's can be used to enhance the
tree areas to allow drainage under all planting and LID areas incorporated themes and architecture of the spaces.
throughout the Railyard Area.
No invasive species will be allowed
TREE GRATES
Mix of evergreen and perennial to encourage year-round interest
Can be used for trees within the streetscape areas. Use larger grates that Native meadow hydroseed mixes to be used in the snow storage areas.
are safe for pedestrian travel and are ADA accessible.Rustic materials are
encouraged to blend with the proposed aesthetics of the Roilyard Area. Careful attention to be given for snow removal and Truckee's unique micro-
climate in the irrigation designs for the site.
PLANTERS VIEWS
Due to the constrained locations found in the amenity zones at many of the Use trees,proposed open spaces and landscaping to enhance public vistas out into
pedestrian areas.use of thick concrete planter walls are discouraged. Use the surrounding open spaces and mountains.Place accent trees adjacent to art
steel walled planters adjacent to concrete seat walls as shown in the diagrams installations and public gathering spaces to guide users along the view corridors to
and photos to maximize the planter area while still providing an aesthetic that the terminated vistas on the site.
blends with the existing downtown area.
INFILTRATION ZONES
The Railyard Area includes many LID and snow storage areas that will require
storm water infiltration. Use of permeable soils and native hydroseed will be
used in these areas.
2')
PLANTING APPROACH
PLANTING PRINCIPLES EXAMPLES OF COMPATIBLE PLANT SPECIES
Planting design should adhere to the following principles:
Context senstive species(e.g.lower growing shrubs in medians and
ornamental plantings at focal areas)
Integrate a mix of deciduous and evergreen species for year-round
planting interest
Choose plants that are acclimated to Truckee's microclimate
Plants are low water use per Low Water Use Design Principles
Populus tremuloides/ Festuca glauca/
For good examples of suitable planting palettes please reference the Tahoe Quaking Aspen Blue Fescue
Regional Planting Agencies approved species planting list and approved
planting lists for the Truckee Commercial Row and Brickletown developments.
All proposed planting palettes shall be approved by the Town during
their respective planning submittal review process
Syringo vulgaris/ Mahonia aquifolium/
Common Lilac Oregon Grape
STREET TREES
The Street Tree Plan should be used as a guide when determining street tree types and forms.The trees
selected are suitable to Truckee's climate,limited planting areas,and help create a hierarchy of pedestrian
circulation throughout the Roilyard development area.The selected species have been used in similar
Truckee streetscape situations with success and are low water use.The street tree palette is not exclusive
and final approval on trees not listed is dependent upon Town approval.
Street tree concept generally consists of compact evergreen trees in odd groupings along the building
sides of the streets and larger shade trees along parking areas. Use accent trees to highlight gateways,
pedestrian spaces,nodes and public gathering spaces. Minimal trees are planted on Church Street along
the south side of the street due to narrow spaces and shade cast by the proposed adjacent buildings.
Street trees should be used along major pedestrian corridors to maximize southern solar exposure.
Place between proposed lights.
Place centers of trunks at least 4 feet from backs of proposed curbs.
Install tree bubblers.
Install electrical outlets for use in stringing lights in the street trees.
Install root barriers at least 18"deep.
Based on soil conditions,if trees are planted in confined spaces against building foundations,use
subsurface structures such as"Silva Cells"to encourage root growth and health of trees.
Place trees out of sight lines at intersections for both cars and pedestrians.
44
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LEGEND
Large shade tree 1
Large street tree
Columnar street tree
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SIERRA
ABUSINESS COUNCIL
Truckee Railyard Particulate Matter 10 Emissions Study
Prepared by Sierra Business Council
March 2017
Introduction
The Truckee Railyard is a vibrant downtown extension plan that has been 10 years in the
making. The Truckee Railyard Master Plan details the general scale and character of the
anticipated development including the Maximum Allowable Development within the Master Plan
Area. The full buildout of the Truckee Railyard, will generate substantial particulate matter 10
PM 10) emissions associated with the operations of residents and businesses. Truckee
Development Associates contracted Sierra Business Council to prepare a Particulate Matter
Emissions Study utilizing the current methods to estimate PM 10 emissions developed by U.S.
Environmental Protection Agency (EPA), as per the upcoming development agreement. The
methods were reviewed by Town staff and approved for use with local factors to better estimate
PM 10 emissions. The purpose of this study is to identify and quantify the potential particulate
matter emissions associated with the full build out of the Truckee Railyard and document the
measures taken to mitigate these emissions. As agreed in the Railyard Master Plan EIR, all
unmitigated PM 10 emissions will be offset at $7,366 per ton of PM 10 emissions that may be
generated by the project as required by Town Council Resolution No. 2003-52. The full buildout
of the Truckee Railyard is estimated to generate approximately 12.48 Tons of PM 10 resulting in
a mitigation fee of$91,947.58.
Why An Emissions Study is Needed
Town Council Resolution No. 2003-52 requires 100% of PM 10 emissions generated by large
projects from solid fuel burning devices, vehicle emissions from vehicle trips generated by the
project, and re-entrained road dust from vehicle trips generated by the project to be mitigated
and offset. Since the adoption of the Town's Particulate Matter Air Quality Management Plan
and Town Council Resolution No. 2003-52, improved methods to calculate PM 10 emissions
from re-entrained road dust were developed by U.S. EPA and approved by the California Air
Resources Board (ARB). This emissions study documents the methods used to calculate PM 10
emissions associated with the full buildout of the Truckee Railyard.
Particulate Matter Emissions
The Town's 1999 Air Quality Management Plan defines Particulate matter as "a generic term for
a broad class of chemically and physically diverse substances that exist as discrete particles in
the air (microscopic solid particles or minute liquid droplets) over a wide range of sizes. Particles
are produced from a wide variety of sources, both natural and human-caused, and may be
classified by several characteristics: mode of generation; size; composition; and
source...Examples include soil blown by the wind into the air and woodsmoke emitted by
woodheaters." The emissions quantified in this study include PM 10 emissions generated from
Truckee Railyard Particulate Matter 10 Emissions Study Page 1 of 4
SIERRA
BUS,NESS COUNCIL
solid fuel burning devices, vehicle emissions from vehicle trips generated by the project, and re-
entrained road dust from vehicle trips generated by the project.
Operation Related Emissions
Operation related emissions were calculated based on the current standard methods
recommend by U. S. EPA and California ARB. The methods used to calculate emissions are
explained below with supporting documentation found in the Appendices.
Solid Fuel Burning Devices
The PM 10 emissions from solid fuel burning devices were not calculated because the Railyard
Master Plan includes a mitigation measure to equip all residences with a non-wood burning
source of heat and prohibit the use of woodstoves within the Plan Area. If any wood burning
devices are installed, a separate mitigation fee will be required for each wood burning device.
Vehicle Emissions from Vehicle Trips
The PM 10 emissions from vehicles include tailpipe emissions and brake and tire wear
emissions. These emissions are calculated using the total Vehicle-Miles of Travel (VMT)
associated with the full buildout of the Truckee Railyard prepared by LSC Transportation
Consultants (detailed in Appendix A) and the PM 10 emissions factors reported for 2025 for
Nevada County by the California ARB Emissions Factor (EMFAC) 2014 database (detailed in
Appendix B). PM 10 emissions were calculated by multiplying the total VMT by the per mile PM
10 emissions factors derived from the EMFAC 2014 database for Nevada County in 2025.
Re-entrained Road Dust from Vehicle Trips
The PM 10 emissions from re-entrained road dust are calculated using the VMT associated with
the full buildout of the Truckee Railyard and the paved road emission formula found in Section
12.2.1.3 of the 2006 U.S. EPA AP 42 report. Equation 2 was used to calculate emissions:
Er„, = [ k (sL)o.91 x (00,02 ) (1 — P/4N)
Where: Eext = annual or other long-term average emission factor in the same units as k,
k particle size multiplier for particle size range and units of interest (see below),
sL = road surface silt loading (grams per square meter) (g/m2), and
W = average weight (tons) of the vehicles traveling the road.
P = number of "wet" days with at least 0.254 mm (0.01 in) of precipitation during
the averaging period, and
N = number of days in the averaging period (e.g., 365 for annual, 91 for seasonal,
30 for monthly).
To calculate PM 10 emissions, the recommended Particulate Size Multiplier k for PM 10 of 1.00
g / VMT was used. Local factors for sL, W, and P were also used. Table 13.2.1-2 of the 2006
U.S. EPA AP 42 report recommends default silt loadings for normal baseline conditions.
wintertime baseline conditions, initial peak additive contribution of antiskid abrasives, and the
days to return to baseline conditions by four average daily traffic (ADT) categories: <500, 500-
5,000. 5,000-10,000, and >10,000. The weighted annual average silt loading factors by ADT
Truckee Railyard Particulate Matter 10 Emissions Study Page 2 of 4
SIERRA
1116. BUSINESS COUNCIL
categories for Truckee were calculated using the average of 72 applications of road sanding for
the past six winters combined with the hourly linear decay rate to return to baseline conditions
for each ADT category (detailed in Appendix C), the normal baseline conditions, and wintertime
baseline conditions. The average weight of 2.4 tons (W) and average number of wet days of 80
P) were used based on recommendations by the California ARB for Nevada County used in
EMFAC 2014.
Mitigation Measures Incorporated into the Project
The Truckee Railyard Master Plan details mitigation measures that will be implemented and
have the potential to reduce PM 10 emissions. The reduction in PM 10 emissions from these
mitigation measures have not been quantified independently since the Town's traffic model
used to estimate VMT already accounts for the portion of travel completed by non-auto modes.
The mitigation measures include:
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.
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.
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.
The project shall provide for pedestrian access between bus service and major
transportation points within the project where feasible.
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.
Unavoidable Particulate Matter Emissions
The mitigation measures were incorporated into the local traffic model used by LSC
Transportation Consultants to estimate total VMT from buildout of the Truckee Railyard. After
taking the mitigation measures into consideration the full build out of the Truckee Railyard is
expected to generate operational PM 10 emissions of approximately 12.48 Tons. At the offset
rate of $7,366 per Ton, the PM 10 mitigation fee associated with the full buildout of the Truckee
Railyard is $91,947.58.
Truckee Railyard Particulate Matter 10 Emissions Study Page 3 of 4
SIERRA
BUSINESS COUNCIL
Mitigation Fee Allocation by Land Use Type
The mitigation fee was broken out by Land Use Type for allocation purposes based on the
percent of total VMT calculated by LSC Transportation Consultants and number of units to
calculate a mitigation fee per unit.
Truckee Railyard PM 10 Mitigation Fee Allocation
Daily Percent Mitigation Fee Mitigation
Land Use
VMT of Total
Units
Allocation Fee Per Unit
Office 449 1.30% 15 KSF 1,195.32 79.69
Condo/Hotel 2,900 8.30% 60 Rooms $7,631.65 127.19
Retail 9,763 27.80%90 KSF 25,561.43 284.02
Restaurant 3,238 9.20% 15 KSF 8,459.18 563.95
Cinema 4,610 13.10% 750 Seats $12,045.13 16.06
Residential 10,472 29.80% 570 Units 27,400.38 48.07
Conference/Event 1,195 3.40%4.5 KSF 3,126.22 694.72
Civic 2,476 7.10% 25 KSF 6,528.28 261.13
Total 35,102 100.00% 91,947.58
Truckee Railyard Particulate Matter 10 Emissions Study Page 4 of 4
SIERRA
BUSINESS COUNCIL
Appendix A. LSC Transportation Consultant Memorandum
TRANSPORTATION PLANNING
t -_ TRAFFIC ENGINEERING CONSULTANTS
uir
11111N
2690 Lake Forest Road, Suite C
P.O. Box 5875
mom Tahoe City, California 96145
530) 583-4053 FAX: (530) 583-5966
EMAIL: info@lsctahoe.com
TRANSPORTATION www.lsctahoe.com
CONSULTANTS, INC.
MEMORANDUM
DATE: January 30, 2017
TO: Paul Ahern, Sierra Business Council
FROM: Gordon Shaw, PE, AICP, LSC
SUBJECT: Truckee Railyard Vehicle-Miles of Travel Analysis
The purpose of this memorandum is to present an analysis of the Vehicle-Miles of
Travel (VMT) associated with the buildout of the Truckee Railyard project, within the
Truckee Air Basin. This analysis is based on the current land use plan for buildout. It
focuses on the VMT generated with the Truckee Air Basin. as defined in the Town of
Truckee Particulate Matter Air Quality Management Plan (see map, attached). Per
previous traffic analyses, this analysis is based on a summer weekday, when trip
generation (and thus VMT) is expected to be highest. As air emission rates vary
between Interstate and non-Interstate roadways. VMT on these two roadway
classifications are provided. In addition, the VMT associated with the various land use
types within the Railyard are identified.
VMT Analysis
Total daily buildout trip generation was analyzed in previous analyses. Table A
presents the results of this analysis, identifying that at buildout the Truckee Railyard
would generate 8,205 one-way vehicle-trips over a summer day.
A distribution pattern of Railyard trips to the various other portions of the Truckee Air
Basin was based on the distribution defined in the previous traffic analysis. As the
traffic study area did not encompass all of the air basin, it was necessary to
disaggregate the original distribution to define the proportion of trips to some areas
within the basin but beyond the extent of the traffic study. This was accomplished by
analyzing the buildout origin/destination trip table from the Truckee/Martis Valley
TransCAD model to identify the appropriate factors. The resulting distribution is shown
in the left side of Table B.
Truckee Railyard VMT Analysis Page 2 January 30, 2017
The drive distance to each trip end area (including external highway points) was
identified using commercial mapping software. The portion of the total drive distance on
the following roadway types was next determined:
Interstate highways
Non-Interstate roadways with Average Daily Traffic (ADT) volume exceeding
10,000
Non-Interstate roadways with ADT between 5,000 and 10,000
Non-Interstate roadways with ADT between 500 and 5,000
Non-Interstate roadways with ADT less than 500.
Multiplying the total daily vehicle-trips by the proportion to each trip end area and the
mileage by roadway type yields the VMT generated by travel to/from each area, by
roadway type. Summing over all trip end areas, the total VMT generated by the
Railyard land uses at buildout is estimated to be 35,102. Of this, 11,022 (or 31 percent)
would be on I-S0, and 24,080 on local streets and other state highways.
VMT by Land Use Type
To allocate air quality fees to individual projects, it is useful to identify the VMT
generated by the individual land use types. The trip distribution pattern for the individual
land use types was reviewed and adjusted as needed. In particular, the condo/hotel
land use type will have a higher proportion of trips entering/exiting the region than will
other more local-serving land use types. The condo/hotel distribution was adjusted to
reflect a greater distribution to 1-80, SR 89 and SR 267 points external to the air basin,
and a corresponding lesser distribution to local destinations. Applying the distributions '
to the daily trip generation by land use type (from Table A) yields the allocation of VMT
by land use type as shown in Table C. As shown, the greatest proportions of VMT are
generated by residential land uses (29.8 percent) and retail land uses (27.8 percent).
Finally, the VMT by land use type can be divided by the total land use quantity by type
to yield the VMT per unit of development by land use type.
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TABLE B;Rallyard VMT Analysis
Total Summar Day at Buildout,in Truckee Air Basin
Distance by Roadway Type(Miles) Daily VMT _
Percent Non-Interstate by ADT Non-Interstate by ADT'
of Total5,000- 5.000-
Trip End Trips <500 500-5,000 10,000 >10,000 Interstate Total <500 500-5,000 10,000 >10.000 Interstate Total .
IA0 at Donner Summit 5.30% 0.0 0.0 0.7 0.0 10.1 10.8 0 0 305 0 4,395 4,700
Donner Lake 1.49% 0.4 1.8 1.4 0.4 3.0 7.1 50 228 176 50 368 - 870
Coldstream 2.25% '0.1 • 0.6 0.0 0.2 3.0 3.9 17 116 0 33 554 720
Along Donner PassRoad West of SR 89 S. 5.23% 0.0 0.0 0.0 1.9 0.0 1.9 0 0 0 815 815
Along SR 89 S Near Deerfield Drive 4.47% 0.0 0.0 0.2 1.8 . 0.0 2.0 0 0 73 661 734
SR 89 S South of West River Sheet 4.89% 0.0, 0.0 1.5 0.4 0.0 1.9 0 0 610 152 762
Gateway Area 5.32% '0.0 0.0 0.0 1.3 0.0 1.3 0 0 0 597 567
Along W.River St Between McIver Crossing and SR 896 2.23% 0.0 0.0 1.1 0.2 0.0 1.3 0 0 201 37 237
Along W.River St Between McIver Crossing and Brockway 0.25% 0.0 0.0 0.2 0.2 0.0 0.4 0 0 4 4 8
Southern Tahoe Donner4.22% 0.3 1.0 0.8 2.2 0.0 4.3 104 346 277 762 1,489
Northern Tahoe Donner 1.12% 0.3 4.3 3.0 0.0 0.0 7.6 27 394 275 .0 696
Along Donner Pass Road Between Central 1.80 and Spring St 0.38% 0.0 0.0 0.0 0.5 0.0 0.5 0 0 0 16 - 16
Commercial Row 1.50% 0.0 0.0 0.0 0.2 0.0 0.2 0 0 0 25 25
Along Jibboom Street 0.76% .' 0.0 0.0 0.1 0.2 0.0 0.3 0 2 8 9 19
On Donner Pass Road between Glenshire Drive and 1-80 1.41% 0.0 0.0 0.6 0.0 0,0 0.6 .0 0 69 0 69
East and South River Streets 0.51% 0.0 0.1 0.0 0.3 0.0 0.4 0 5 0 12 17
Western Ponderosa Palisades 1.90% 0.4 0.3 0.3 0.4 0.0 1361 41. 41 61 203
Eastern Ponderosa Palisades 3.00% '0.2 0.5 0.0 1.3 0.0 2.0 49 123 0 320 492
Brockway Road Between Palisades Drive and Maras Valley Road 2.30% 0.2 0.0 0.0 1.0 0.0 1.2 38 0 0 189 • 226
Olympic Heights 1.07% 0.2 0.0 1.7 0.0 . 0.0 1.9 17 0 150 0 167
Glenshire 8.30% 0.3 0.8 4.6 0.0 0.0 57 204 545 3,134 0 3.863
IAO East of Boca 7.73% 0.0 0.0 1.3 .0.0 9.0. 10.3 0 0 824 0 5, 05 6,529
Alder Dr 1.38% 0.4 • 0.3 12 0.0 0.0. 1.9 45 34 136 0 215
Prosser Lakeview 2.94°% 0.2 0.2 2.5 0.0 0.0 2.9 48 48 604 0 700
SR 89 To Sierraviile 1.22% 0.0 2.7 3.2 0.0. 0.0 5.9 0 270 320 0 591
Pioneer Commerce Center 5.73% 0.0 0.5 0.9 0.0 0.0 1.4 0 217 441 0 658
Grays Crossing . 2.18% 0.2 1.0 1.2 0.0 0.0 2.4 36 179 215 0.429
Internal to Project Site 2.00% 0.0 0.1 0.0 0.0 0.0 0.1 3 13 0 0 16
PC3 Area(SR 2677 Brockway Road) 5.66% 0.0 . 0.3 1.2 ' 1.5 0.0 3.0 0 139 557 696 1,392
Airport Area 2.68% 0.0 0.7 1.2 1.5. 0.0 3.4 0 154 284 330' 747
Schaffer Mill Road Area 1.32% 0.3 1.4 1.2 2.0 0.0 4.9 33' 152 130 217 531
Martis Creek Reservoir 0.86% 1.8 0.0 1.2 1.4 0.0 4.4 124 0 85 102 310
Northstar 463% 0.2 1.3 1.2 5.7. 0.0 8.4 76 494 456 2.165 . 3,190
Martis Valley West 0.04% 0.4 0.0 1.2 8.1 0.0 9.7 1 0 4 26 31
SR 267 at Brockway Summit 3.75% 0.0 0.0 1.2 8.7 0.0 9.9 0 0 369 2.679. 3.048 '
TOTAL 100.00% 5.9 17.9 35.0 41.3 25.1 125.2 933 3,498 9,728 9.928 11,022 35,102
TABLE C: Allocation of Railyard VMT by Land Use Category
Daily VMT VMT Per Unit
Non- Percent Non-
Land Use Interstate Interstate Total of Total Units Interstate Interstate Total
Office 324 125 449 1.3% 15 KSF 21.6 8.3 29.9
Condo/Hotel 819 2,081 2,900 8.3% 60 Rooms 13.7 34.7 - 48.3
Retail 7,052 2,711 9,763 27.8%90 KSF 78.4 30.1 108.5
Restaurant 2,339 899 3,238 9.2% 15 KSF 155.9 59.9 215.9
Cinema 3,330 1,280 4,610 13.1% 750 Seats 4.4 1.7 6.1
Residential 7,564 2,907 10,472 29.8% 570 Units 13.3 5.1 18.4
Conference/Event 863 332 1,195 3.4% 5 KSF 191.8 73.7 265.5
Civic 1,788 687 2,476 7.1% 25 KSF 71.5 27.5 99.0
TOTAL 24,080 11,022 35,102 100.0%
SIERRA
BUSINESS COUNCIL
Appendix B. California Air Resources Board EMFAC 2014
Calendar Year:2025
Season:Annual
Vehicle Classification:EMFAC2007 Categories
Units:miles/day for VMT,trips/day for Trips,tons/day for Emissions,1000 gallons/day for Fuel Consumption
miles/day tons/day tons/day tons/day tons/day tons/day tons/day tons/day
Region CalYr VehClass Fuel VMT PM10_RUNEX PM10_IDLEX PM10_STREX PM10_TDTEX PM10_PMTW PM10_PMBW PM10_TOTAL .
Nevada 2025 HHDT GAS 625.3306957 6.22079E-07 0 1.57912E-07 7.79991E-07 1.37862E-05 4.25579E-05 5.71241E-05
Nevada 2025 111101 D51.236056.4858 0.001887123 3.27059E-05 0 0.001919829 0.009258909 0.01587903 0.027057768
Nevada 2025 LDA GAS 1448979.413 0.00271849 0 0.000680237 0.003398727 0.012777811 0.05869807 0.074874609
Nevada 2025 LDA 05L 20043.85537 0.000211776 0 0 0.000211776 0.000176757 0.000811975 0.001200508
Nevada 2025 LDA ELEC 122664.4795 0 0 0 0 0.001081716 0.004969131 0.006050846
Nevada 2025 LDT1 GAS 125856.0205 0.000251888 0 6.66376E-05 0.000318525 0.00110986 0.00509842 0.006526805
Nevada 2025 LDT1 D51. 175.8882848 1.64397E-05 0 0 1.64397E-05 1.55107E-06 7.12522E-06 25116E-D5
Nevada 2025 LDT1 ELEC 53.71098724 0 0 0 0 4.7365E-07 2.17583E-06 2.64948E-06
Nevada 2025 LDT2 GAS 826616.9158 0.001562268 0 0.000398413 0.001960681 ' 0.007289513 0.033486202 0.042736396
Nevada 2025 LDT2 DSL 1488.037833 1.12906E-05 0 0 1.12906E-05 1.31222E-05 6.02803E-05 8.46931E-05
Nevada 2025 LHDT1 GAS 39656.87291 0.000145166 0 5.457E-05 0.000199736 0.000349714 0.003341515 0.003890965
Nevada 2025 LHDT1 DSL 52876.87584 0.002792631 5.86485E-05 0 0.002851279 0.000699441 0.004455441 0.008006162
Nevada 2025 LHDT2 GAS 3914.368838 8.34615E-06 0 1.95085E-06 1.0297E-05 3.45188E-05 0.000384799 0.000429614
Nevada 2025 LHDT2 DSL 13227.04244 0.000434685 1.06317E-05 0 0.000445317 0.000174964 0.001300273 0.001920553
Nevada 2025 MCY GAS 18248.47875 3.86137E-05 0 3.34665E-05 7.20801E-05 8.0462E-05 0.000236558 0.0003891
Nevada 2025 MDV GAS 455465.0024 0.00090079 0 0.000278191 0.001178982 0.004016514 0.01845086 0.023646356
Nevada 2025 MDV DSL 9817.577199 8.51011E-OS 0 0 8.51011E-05 8.65762E-05 0.000397709 0.000569387
Nevada 2025 MH GAS 2916.255879 6.86906E-06 0 6.07755E-08 6.92983E-06 3.85755E-05 0.000418994 0.000464499
Nevada 2025 MH 051 1111.267606 0.000218891 0 0 0.000218891 1.95994E-05 0.000159662 0.000398152
Nevada 2025 MHDT GAS 4995.636581 7.14815E-06 0 4.15294E-06 1.13011E-05 6.6081E-05 0.000717749 0.000795131
Nevada 2025 MHDT DSL 45908.9296 0.000305486 .. 1.89737E-06 0 0.000307384 0.000607271 0.006595977 0.007510632
Nevada 2025 OBUS GAS 2042.174234 2.74198E-06 0 9.47832E-07 3.68981E-06 2.70133E-05 0.00029341 0.000324113
Nevada 2025 OBUS 051 4284.820353 1.90968E-05 2.82374E-08 0 1.9125E-05 5.66785E-05 0.000615623 0.000691426
Nevada 2025 SBUS • GAS 349.1640062 7.52559E-07 0 8.85676E-08 8.41127E-07 3.0791E-06 0.000286664 0.000290584
Nevada 2025 SBUS • DSL 1634.829982 4.89666E-05 1.40182E-06 0 5.03684E-05 2.16251E-05 0.001342198 0.001414191
Nevada 2025 UBUS GAS 1337.767313 3.71416E-06 0 1.37345E-07 3.85151E-06 1.76956E-05 0.000192204 0.000213751
Nevada 2025 UBUS DSL 1267.803494 9.94081E-05 0 0 9.94081E-05 1.67702E-05 0.001176455 0.001292634
Calculated PM 10 Emissions Factors(g/mile)
PM1O_RUNEX PM10 IDLER PM10 STREX PM1O_TOTEX PM1O_PMTW PM10_PMBW PM10 TOTAL
0.003104677 2.77599E-05 0.0004004 0.003532837 , 0.010027091 0.042022246 0.055582175
Annual PM 10 Mitigation Fee
Daily VMT Emissions(Tons) ($7,366/Ton)
35.102 0.79 $5,786.20
SIERRA
BUSINESS COUNCIL
Appendix C. Weighted Average Silt Loading Calculations
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