Loading...
HomeMy Public PortalAboutChapter 44 TITLECORRIDOR STRATEGIES TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 65 Introduction The Gateway Area has a rich history supporting the Truckee community as the primary area of town for “locals” to access commercial, retail, dining, employment, medical and academic uses. The community and Town see tremendous potential in enhancing and transforming this neighborhood so it can even better serve its important roles for Truckee. This includes further improving streetscapes and mobility, creating opportunities for new mixed-use projects, developing much- needed workforce and senior housing, and truly becoming a unique, sustainable and healthy neighborhood today and for generations to come. In order for this innovative vision to be fully achieved, there will need to be persistent and coordinated efforts among many parties. A series of new or refined strategies should be implemented to address land use planning, zoning and development standards, economic development approaches, and community partnerships. This chapter provides details on the specific strategies that support the five Vision Elements included in the Vision Framework. In this chapter Introduction Vision Elements: A. Unique B. Welcoming C. Supportive D. Connected E. Healthy 4: CORRIDOR STRATEGIES VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway The Vision Framework, presented earlier in Chapter 3 and shown on the diagram to the left, can be viewed as an overarching tool for organizing the community’s vision into specific strategies that will guide the Gateway Area’s transformation. The following pages provide details on the various strategies, including new projects and proposed changes to standards and processes in the Town Development Codes, that are envisioned for the Gateway Area. These strategies are informed by community input and ideas, feedback from property owners and other stakeholders, and the technical analysis conducted by the Project Team during the planning process. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY66 4: CORRIDOR STRATEGIES VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway VISION ELEMENT A UNIQUE To become a truly great corridor, Truckee’s history, culture, and community fabric must all shine throughout the Gateway Area. People need to be able to walk down the street to buy convenient and fresh groceries. Local residents need choices for affordable, quality housing that have access to a variety of transportation options. And, the rich history and unique mountain character that has shaped Truckee should be highlighted throughout. Combined, this wide range of uses, ideas, and opportunities creates a dynamic, inclusive corridor that supports and strengthens the local community. With an emphasis on embracing the local culture and history, providing needed facilities and services, and addressing the current and future housing and shopping needs of a diverse community, the following strategies are needed to support creating a unique Gateway Area: »STRATEGY A.1: Maintain the Gateway Area’s Unique Identity while Supporting New Uses. »STRATEGY A.2: Create a Sense of Place and Community. »STRATEGY A.3: Ensure Buildings have an Appropriate Size, Articulation and Placement. »STRATEGY A.4: Protect Views to Mountains and Nature. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 67 4: CORRIDOR STRATEGIES STRATEGY A.1 MAINTAIN THE GATEWAY AREA’S UNIQUE IDENTITY WHILE SUPPORTING NEW USES GOAL Support and enhance the unique and eclectic character of the Gateway Area so it remains a truly special place for locals and visitors alike, while also encouraging new mixed-use and multi-family projects that support affordable, workforce and senior housing needs. WHY IT IS IMPORTANT As the number of residents grow every year and the town develops to accommodate this growing population, it is critical to maintain the character of Truckee and ensure the community does not lose the eclecticism that has attracted residents and visitors for decades. At the same time, it is also important to allow new development types and residential unit sizes that are appropriate for the area, financeable for developers, and affordable for the local workforce. The following are potential changes to the Town Development Code that will allow new types of uses to locate in the Gateway Area while maintaining the unique character, charm and functionality of the area for the community. DETAILED STRATEGIES a. Incorporate the Gateway Area Vision Strategy Diagram into the 2040 General Plan. As part of the current General Plan Update process, incorporate the policy direction of the Gateway Area Vision Strategy Diagram (see Figure 6) into the new 2040 General Plan. This includes establishing policy and land uses that are consistent with the unique visions described for the Western Gateway, Central Gateway and Eastern Gateway areas (see Chapter 3). This will ensure, at a General Plan policy level, that the right blend of land use intensities, types of uses and activities, and appropriate transitions between corridor uses and surrounding residential neighborhoods are maintained. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY68 4: CORRIDOR STRATEGIES b. Create a new Gateway Area Overlay District: Create a new “Gateway Area Overlay District” that establishes development expectations and incentives specifically applied to property within the Gateway Area. These development standards and incentives will be different than other areas of town due to the unique character and needs of this area. To create this new overlay district, the Town will need to: »Add a new section to Development Code Chapter 18.20 (Overlay Zoning Districts) that incorporates the new “Gateway Area Overlay District.” This section of the code will identify the specific development standard deviations that apply only to properties within this area. Since this will become an overlay district, if a specific development standard is not included in the Gateway Area Overlay District section of Chapter 18.20, the standard will default back to the existing standard included in that zoning district. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 69 4: CORRIDOR STRATEGIES »Replace Development Code Zoning Map Sheet #28 (FAR Incentive Infill Area) with a new map depicting the “Gateway Area (-GA) Overlay District.” The boundary for this new overlay area should match the Innovate Gateway Study Area boundary. c. Rezone General Commercial (CG) parcels to Mixed-Use (MU) in the Gateway Area Overlay District: Consider rezoning parcels currently zoned General Commercial (CG) to a new Mixed-Use (MU) zoning district (see Figure 11). This new MU district will provide more opportunities and greater flexibility for creating affordable, workforce and senior housing projects that include a commercial component. The MU zoning district will include the following revised development standards (which are also summarized in Table 3): »Floor Area Ratio (FAR): Individual projects are allowed a total FAR of 1.25, inclusive of all commercial and residential uses. »Commercial Component: At least 25 percent of the total FAR must be dedicated to commercial uses that are not associated with any residential component. Commercial uses will be required on the ground floor for all structures fronting Donner Pass Road. Objective Design Standards also require each commercial tenant space adjacent to Donner Pass Road to provide a substantial pedestrian entrance and commercial glazing. »Residential Component: Residential density will be 12-24 dwelling units per acre, included in the total FAR for each mixed- use site. Stand-alone multi-family projects are not permitted in the mixed-use zone. For any residential units, the maximum average living area shall not exceed 1,000 square feet. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY70 4: CORRIDOR STRATEGIES d. Rezone the Truckee Donner Public Utility District Office and Vehicle/ Storage Property: Consider rezoning the property from Public Facilities (PF) to Mixed-Use (MU) within the Gateway Area Overlay District. As later suggested in Strategy C.1.k, relocation of these facilities should be considered. Regardless of the relocation status, rezoning the property will allow the current use to continue but also add value to the property for potential redevelopment in the future. The purpose of this strategy is to provide opportunities for additional mixed-use projects in the Gateway Area while also supporting TDPUD’s operations. e. Rezone the Health Care Hub Parcels: Consider re-zoning properties within the Health Care Hub Designation (see Figure 6) that have been acquired by the Tahoe Forest Hospital District into the existing Public Facilities (PF) zoning district or into a new Hospital Campus zoning district. This would include their properties currently within the General Commercial, Neighborhood Commercial and Residential zoning districts as well as the Upper McIver Dairy property adjacent to I-80. The goal is to specify the properties that will ultimately be incorporated in the Hospital District’s Master Plan. f. Remove Allowed Residential Density on the Lower McIver Dairy Site: Consider removing the allowed residential density on the Lower McIver Dairy site for the purpose of clarifying the Town’s intent to preserve open space on this important community resource. g. Create a Single-Family Residential Zone Duplex Option: Consider allowing parcels currently zoned RS-X in the Gateway District Overlay Area to increase density to help better disperse housing and create duplexes which is a needed workforce housing type. This change is consistent with California Senate Bill 9 (2021) which: »Requires approval of two units or a two-unit subdivision on any parcel zoned for single-family residential TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 71 4: CORRIDOR STRATEGIES development that is within an urbanized area and not located in a hazard zone for fires, earthquakes or floods, and not located in a historical district. »Prohibits demolition of existing affordable units, units under rent control, or development of a property where tenants have been evicted within the last three years. »Prohibits zoning standards such as setbacks or design requirements that would prevent development of two 800 square foot units. »Prohibits any units created under this proposed approach to be used as short-term vacation rentals. »Due to the Gateway’s proximity to transit, services, education, employment centers, etc., to encourage implementation of SB9 options in this area, consider allowing single-family zoned properties within the Gateway Area Overlay District to be considered for more leniency beyond the standard allowances provided within SB9. For example, the Town may consider that property owners would not have to live in one of the units for a 3-year minimum if the owner deed restricts one or both of the units to 120% AMI or less. h. Modify Planned Development Requirements: The Town currently allows deviations to development standards for high quality projects that achieve community goals through a Planned Development land use permit. To provide additional flexibility and incentives for redevelopment within the Gateway Area, consider exempting projects that are consistent with the goals of this document from the “Mandatory Project Features” portion of Development Code Section 18.78.040. All other findings for a Planned Development approval would still be required. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY72 4: CORRIDOR STRATEGIES Figure 11 Proposed Gateway Area Overlay District Zoning TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 73 4: CORRIDOR STRATEGIES Table 3: Gateway Area Development Standards Single Family Residential (RS-X) Residential Density One single-family unit per lot, one accessory dwelling unit, and one junior accessory dwelling unit in compliance with 18.58.025 (Accessory Dwelling Units). Gateway Area Overlay District Deviations Allows approval of two units or a two-unit subdivision on any parcel zoned for single-family residential development that is within an urbanized area and not located in a hazard zone for fires, earthquakes or floods, and not located in a historical district. Floor Area Ratio No maximum FAR. Setbacks Required Front: 20 ft.; 20 ft. on parcels of 3 acres or larger. Side: 10 ft.; 30 ft. on parcels of 3 acres or larger. Street-side: 15 ft.; 30 ft. on parcels of 3 acres or larger. Rear: 20 ft.; 30 ft. on parcels of 3 acres or larger. Site Coverage 40% maximum; 50% maximum on lots of 10,000 sq. ft. or smaller. Open Space For individual lots, none required other than provided by setback areas and maximum site coverage requirements. Height Limit 35 ft. or 3½ stories, whichever is less. Landscaping None required. Parking and Loading As required by Chapter 18.48 (Parking and Loading Standards). Parcel Subdivisions Parcels shall not be further subdivided. Gateway Area Overlay District Deviations Parcels can be subdivided to create individual ownership parcels for new duplex infill units. Note: The table identifies current Development Standards. Deviations to these standards based on the proposed Gateway Area Overlay District are shown in red. PROPOSED ZONING CHANGES INCLUDED IN THE NEW “GATEWAY AREA OVERLAY DISTRICT” As noted above in Strategy A.1.b, the Town can create a new “Gateway Area Overlay District” that would apply only to property within the Gateway Area. This new overlay district will provide flexibility for the Town to alter development standards and provide specific incentives that will help achieve workforce housing through new mixed-use and multi-family projects. Table 3 on this and the following pages identifies the current development standards for each zoning district in the Gateway Area (black text). Additional red text is added to identify proposed deviations to these development standards that would apply only to property within the Gateway Area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY74 4: CORRIDOR STRATEGIES Mixed-Use District (MU)* Residential Density Varies based on the size of the project. Gateway Area Overlay District Deviations 12-24 dwelling units per acre for mixed-use projects. Stand-alone multi-family residential projects are not permitted Floor Area Ratio (FAR) 0.20 FAR Gateway Area Overlay District Deviations 1.25 FAR, inclusive of all commercial and residential uses. 25 percent of the total FAR must be dedicated to commercial uses and not associated with any residential component. Setbacks Required None, except as may be required through land use permit conditions of approval to address screening, landscaping, design guidelines and other land use and visual compatibility issues. Gateway Area Overlay District Deviations Front: Enough distance from face-of-curb to allow for a minimum 5‐foot sidewalk and 4-foot landscaping area fronting Donner Pass Road. 20-foot maximum. Side: 10 feet minimum. Rear: 20 feet for commercial or mixed-use buildings to create a neighborhood transition buffer when adjacent to single-family residential. Upper Floor Stepbacks: 10 feet minimum (when facing Donner Pass Road) and 5 feet minimum (on the rear) starting at the third story or 30 feet (whichever is less), measured from the lower story building walls. Site Coverage 70% maximum. Mixed-Use District (MU) continued Open Space and Landscaping 20% or in compliance with 18.46 (Open Space/Cluster Requirements), whichever is greatest. Gateway Area Overlay District Deviations Mixed-use projects (only) will not be subject to the open space standards of Table 2-9 (General Development Standards). Landscaping standards and stormwater mitigation will still be required. Height Limit 50 feet or 3½ stories, whichever is less. Mixed-Use Component Varies based on the size of the project. Gateway Area Overlay District Deviations 25 percent of the total FAR must be dedicated to commercial uses. Mixed-use can be either vertical (same building) or horizontal (same site). Outdoor Activities All sales, displays and storage shall be conducted within an enclosed building, unless outdoor activities are approved in compliance with 18.58.190 (Outdoor Display and Sales Standards) and 18.58.200 (Outdoor Storage and Work Areas). Parking and Loading As required by Chapter 18.48 (Parking and Loading Standards). Unit Size Calculations Density is determined by Dwelling Unit Equivalents based on the number of bedrooms (studio= .5 units / 1 bdr = .67 units / 2 bdr = .8 units / 3 bdr+ = 1 unit) Gateway Area Overlay District Deviations The new FAR approach will remove the Dwelling Unit Equivalent calculations. For any residential unit, the maximum average living area shall not exceed 1,000 square feet. Individual Tenant Space Size Maximum individual tenant space of 40,000 sq. ft. Gateway Area Overlay District Deviations A retail trade use or business shall not exceed 20,000 square feet of gross floor space. Planned Development can be considered on a case-by-case basis for no more than a maximum of 30,000 square feet. Table 3: Gateway Area Development Standards (continued) Note: The table identifies current Development Standards. Deviations to these standards based on the proposed Gateway Area Overlay District are shown in red. * The Mixed-Use District is proposed as a new district that will replace the current General Commercial-CG district. Black text in the table above identifies current CG district development standards. 4: CORRIDOR STRATEGIES Resource Conservation (RC) Residential Density One single-family unit per lot, one accessory dwelling unit, and one junior accessory dwelling unit in compliance with 18.58.025 (Accessory Dwelling Units). Gateway Area Overlay District Deviations No residential density permitted on the Lower McIver Dairy site. Floor Area Ratio (FAR)Not applicable. Setbacks Required Front: 30 ft. Side: 30 ft.; 10 ft. on parcels less than 3 acres. Street-side: 30 ft. Rear: 30 ft.; 20 ft. on parcels less than 3 acres. Site Coverage 20% maximum; 40% maximum on parcels less than 3 acres. Open Space Permanent open space shall be provided in compliance with 18.46 (Open Space/Cluster Requirements). Height Limit 35 ft. or 3½ stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscape Standards). Mixed-Use Component Not applicable. Parking and Loading As required by Chapter 18.48 (Parking and Loading Standards). Note: The table identifies current Development Standards. Deviations to these standards based on the proposed Gateway Area Overlay District are shown in red. Table 3: Gateway Area Development Standards Public Facilities (PF) and Public Facilities/Hospital Campus (PF/HC) Residential Density Determined through land use permit process. Floor Area Ratio (FAR)Determined through land use permit process. Setbacks Required Front: 20 ft.; 30 ft. on lots of 3 acres or larger. Side: Determined through land use permit process. Street-side: Determined through land use permit process. Rear: Determined through land use permit process. Gateway Area Overlay District Deviations Upper Floor Stepbacks: 10 feet minimum (when facing Donner Pass Road) and 5 feet minimum (on the rear) starting at the third story or 30 feet (whichever is less), measured from the lower story building walls. Site Coverage 40%, maximum. Open Space Permanent open space shall be provided in compliance with 18.46 (Open Space/ Cluster Requirements). Height Limit 35 feet or 3.5 stories, whichever is less. Landscaping As required by Chapter 18.40 (Landscaping). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY76 4: CORRIDOR STRATEGIES STRATEGY A.2 CREATE A SENSE OF PLACE AND COMMUNITY GOAL Transform the Gateway Area and Donner Pass Road into a welcoming, unique and inviting place for community members, workers and visitors. WHY IT IS IMPORTANT While the Gateway Area includes multiple commercial destinations for residents and visitors to enjoy, many people pass through the corridor without truly engaging with the space. Some areas are dark after working hours, sidewalks are non-existent, and large empty parking lots create a less welcoming environment that deters people from spending time and experiencing the corridor. Improved urban design and public space activation, as well as new culturally diverse small businesses, will bring more vitality and enjoyment to the area. DETAILED STRATEGIES a. Create a Culturally Connected Corridor: Design and program Donner Pass Road as a cultural corridor that connects Truckee neighborhoods and destinations through art, design, wayfinding, programming, and promotion. This can be achieved by integrating elements such as local artists’ work into public areas (streetscape, plazas, roundabout islands), historical information on the Lincoln Highway (interpretive signage, additional markers), and educational areas that support student programs. b. Promote a Diversity of Businesses: Ensure that local and culturally diverse businesses are located and supported in the Gateway Area. These businesses should reflect the Truckee lifestyle and community. This can be done through business attraction and retention policies that call for the Town to play an active role in recruiting local businesses to the Gateway Area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 77 4: CORRIDOR STRATEGIES c. Develop Flexible Gathering Spaces: Create multi-purpose and flexible gathering spaces within larger parking lots where temporary programming and events can be held. Encourage businesses with larger parking areas to create design elements and features that allow portions of the parking to be converted to temporary flexible gathering spaces. This strategy is particularly important in the near term prior to new development projects being created (e.g., instant activations). d. Encourage Year-Round Activities: Increase year-round activity and programming on sidewalks and in plazas and open spaces. This can be achieved through regular snow clearing and outdoor tents/shelters in winter months. Example of a parking area being used as a temporary/flexible gathering and event space TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY78 4: CORRIDOR STRATEGIES STRATEGY A.3 ENSURE BUILDINGS HAVE AN APPROPRIATE SIZE, ARTICULATION AND PLACEMENT GOAL Ensure new buildings are designed with an appropriate scale for the corridor, with building articulation and/or upper story stepbacks from public streets and from adjoining single-family residential zones. WHY IT IS IMPORTANT As the corridor evolves to accommodate new mixed-use and housing projects, it is important that new development is compatible with existing buildings and does not encroach upon adjacent businesses and residents. New buildings should be designed in a way that minimizes their impact on their surrounding built environment, views of the mountains and natural environment, and shadowing of sidewalks during winter months. DETAILED STRATEGIES a. Maintain a Variety of Architectural Styles: Ensure there is a variety of architectural styles and that no single style or character dominates the Gateway Area. Encourage the use of natural materials such as wood, metal and stone in the design of new buildings to create a consistency of textures that responds to the mountain environment. b. Maintain Building Height Limits: Maintain existing building height limits for the Gateway Area when creating the new Gateway Area Overlay Zone. This includes maintaining the 50 feet or 3.5 stories maximum building height limit in the new Mixed-Use zone (which is the same height limit as the current General Commercial zone). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 79 4: CORRIDOR STRATEGIES c. Step-back Upper Floors: Step-back the third floor of all commercial, mixed-use and multi-family buildings an additional 10 feet from the first two floors along Donner Pass Road and 5-foot setbacks for the rear of buildings to break up building bulk and maintain the eclectic character of the corridor. d. Update Building Setbacks: Ensure variable building setbacks within the Gateway Area that promote walkable, human-scale buildings: »Minimum Front Setback: Enough distance from face-of-curb to allow for a minimum 5‐foot sidewalk and 4-foot landscaping area fronting Donner Pass Road. Encourage larger sidewalks fronting Donner Pass Road, between 6 to 8+ feet, when located in front of restaurants, cafes or similar uses to encourage outdoor dining. »Maximum Front Setback: 20 feet from the edge of the sidewalk to any new building with ground floor commercial, restaurant or office uses fronting Donner Pass Road, or 30 feet from the edge of the sidewalk for any new building with ground floor residential uses fronting Donner Pass Road or for outdoor cafes. Allow outdoor seating/active patio areas within setbacks in front of commercial and restaurant uses. These areas are not intended to be used for long-term outdoor sales and display use but may be considered for temporary sales events. Building setbacks within the allowable range shall be appropriate for specific conditions, including building height, the proposed use, and allowances for landscaping. e. Construct New and Innovative Buildings: Embrace new building formats and styles that support local businesses and promote economic development. This includes larger, more open internal formats that can easily be reprogrammed for different users or tenants. Example of an upper story “step-back” that reduces the look/feel of bulk and provides more natural light to the public realm. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY80 4: CORRIDOR STRATEGIES New Corner Building New Building Fronting DPR f. Create Neighborhood Transitional Areas: Ensure that commercial, mixed-use buildings provide a minimum 30‐foot buffer between the building and the rear property line adjoining a residentially zoned parcel. Encourage landscaping, mini‐ parks or parking in these buffer areas. Ensure new residential buildings along Donner Pass Road provide a minimum 20‐foot buffer between the back of the building and the rear property line facing existing residential parcels. An additional 5‐ foot setback from the property line shall apply to the third story of any mixed-use, commercial or multi- family residential building adjoining a single-family residential lot. g. Articulate Building Facades: Ensure that new buildings and projects include articulated frontages with alternating setbacks, building planes, and varied colors and materials to break up bulk and create more pedestrian interest. h. Active Street Frontages: Encourage active street frontages and plaza spaces between buildings along the corridor that incorporate features including outdoor seating, landscaping, and functional art such as decorative bike racks, fences, and murals. These areas should enhance the experience for pedestrians and bicyclists while encouraging people to spend time and visit local businesses. They should also have varied and articulated front facades with extensive window glazing at the ground floor, to support an interesting and comfortable pedestrian streetscape. i. Activate Site Corners: Encourage the re-purposing of street corners in existing large parking lots for new strategic infill development that can help activate the Donner Pass Road street frontage while providing additional mixed-use opportunities. These additional buildings would fall under the same development standards as any other building on the parcel (including density, FAR, and on-site parking requirements). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 81 4: CORRIDOR STRATEGIES STRATEGY A.4 PROTECT VIEWS TO MOUNTAINS AND NATURE GOAL Maintain the strong connection to the outdoors and the Sierra Nevada from all parts of the Gateway Area. WHY IT IS IMPORTANT Truckee’s location in the Sierra Nevada and picturesque backdrop are key reasons residents and visitors choose the town as their home and destination. While new development is needed to support the existing and growing population, visual connections to the natural environment should not be tarnished in the process. DETAILED STRATEGIES a. Protect Mountain Views: Ensure that new or substantially remodeled projects on both sides of Donner Pass Road continue to protect views of the surrounding forest and mountains, where feasible. Updated building stepbacks (as noted above in Strategy A.3.c) will help protect surrounding scenic views from the public way and gathering spaces while still ensuring that the Donner Pass Road corridor is an active, pedestrian and bicyclist focused street. b. Provide Views from Open Space Areas: Build or enhance parks and open spaces in the Gateway Area as part of the Green Corridor concept (see Strategy E.2) and ensure the spaces have the right scale of tree height to provide shade while also not limiting views of the surrounding mountains. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY82 4: CORRIDOR STRATEGIES c. Change Scenic Corridor Standards in the Gateway Area Overlay District: Consider reducing the Scenic Corridor Standards of Development Code Section 18.46.080, for properties shown in the diagram to the right, to prohibit structures or parking areas within 50 feet of I-80 right-of-way, limit building heights to 25 feet for structures within 100 feet of I-80 right-of-way, and apply normal height and development standards to portions of the property beyond 100 feet of the I-80 right-of-way. The current standard does not permit structures or parking areas within 100 feet of the I-80 right-of-way, and limits building heights to 25-feet for structures within 300 feet of the I-80 right-of-way. This new standard will allow greater flexibility and more lot area for development projects in the Western Gateway area, which in turn will increase the financial viability of new multi-family and mixed-use projects. Proposed Scenic Corridor Standards TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 83 4: CORRIDOR STRATEGIES VISION ELEMENT B WELCOMING Donner Pass Road is generally characterized as a wide auto-focused roadway with long blocks flanked by a diverse mix of retail, service, education, and medical uses. Surrounding this core is a network of smaller streets that provide access to residential neighborhoods, along with direct connections to other parts of Truckee and Interstate 80. This interlinked setting, coupled with a broad mix of building and lot sizes, creates the ideal backbone physical structure for strategically rehabilitating and/or adding new buildings; improving sidewalks and outdoor spaces; articulating the unique Truckee image and lifestyle; and enhancing a range of multimodal connections. Combined, these strategic changes will bolster the Gateway Area’s identity, encourage economic and job growth, support new workforce housing, and result in a sustainable neighborhood now and for generations to come. With a focus on the interplay between buildings, uses and streetscape improvements, the following section includes several strategies that will enhance the quality of life for local residents and workers and further support a sustainable and active corridor. The following strategies support creating a welcoming Gateway Area: »STRATEGY B.1: Enhance Local Shopping, Dining, and Entertainment »STRATEGY B.2: Promote Education and Recreation for all Ages »STRATEGY B.3: Create Unique Gateways into the Neighborhood »STRATEGY B.4: Improve Signage and Wayfinding VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY84 4: CORRIDOR STRATEGIES STRATEGY B.1 ENHANCE LOCAL SHOPPING, DINING AND ENTERTAINMENT GOAL Support local businesses by creating a dynamic, interesting, active, and safe pedestrian environment. WHY IT IS IMPORTANT Supporting local businesses—and fostering the creation of new business opportunities—will create a vibrant shopping and dining destination along Donner Pass Road. New developments will offer a greater variety of retail, employment, and entertainment options that will enhance the quality of life for residents and workers. Attracting new businesses that cater to local and regional retail needs will establish the corridor as a destination for all Truckee residents. Additionally, formulation and implementation of a series of business- friendly strategies will assist in the creation of a stable and predictable regulatory environment for new businesses and real estate developers. These strategies will ultimately help strengthen local businesses and diversify Truckee’s economy and tax base. DETAILED STRATEGIES a. Incorporate Placemaking Elements: Encourage outdoor seating, landscaping, and decorative and functional art such as decorative bike racks, fences and murals. These various placemaking elements should initially be focused near more intensive uses (e.g., stores, restaurants, and new mixed-use buildings) to draw attention and interest to these uses. Placemaking elements should also be functional where appropriate and can be incorporated into both the site design and elements of building design. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 85 4: CORRIDOR STRATEGIES b. Repurpose Underutilized Site Spaces: Encourage the re-purposing of existing parking lots and outdoor spaces for more active uses, such as small stores, flower stands, micro- cafes and public art. These new uses can include micro-retail or dining spaces that do not require significant loss to existing parking spaces. The goal is to encourage activations that are close to Donner Pass Road to create a more engaging and dynamic pedestrian environment. c. Create Engaging Spaces: Activate the pedestrian and bicycle experience to encourage lingering. This will largely be accomplished through the development/redevelopment of more mixed-use buildings that front on Donner Pass Road; however, this strategy can also be achieved by allowing permanent outdoor dining and retail spaces as part of either existing or new site design. d. Promote Pop-Up Events: Encourage temporary pop‐up events and the joint use of private parking lots to help activate them throughout the year. Specific outdoor events can help generate interest and excitement that will draw locals and visitors to the Gateway Area. This strategy can be powerful in the near term to help create more energy and events as the corridor transitions (e.g., using existing surface parking areas fronting Donner Pass Road for pop- up events before new infill buildings are developed). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY86 4: CORRIDOR STRATEGIES STRATEGY B.2 PROMOTE EDUCATION AND RECREATION FOR ALL AGES GOAL Expand the community’s access to education and recreation for all ages and skill levels. WHY IT IS IMPORTANT Access to high-quality education is a key factor in career and economic success. A diverse and dynamic community should provide opportunities to learn and study, not only in the form of exceptional primary and secondary schools, but through museums, event spaces, and public programming that offer additional options to learn outside of the classroom. Recreational spaces are also key to both physical and mental development. DETAILED STRATEGIES a. Promote Recreational Opportunities: Foster community connections between programming and events at town parks, open space areas and recreational amenities surrounding the Gateway Area to local business and corridor events. This can include having local businesses sponsor outdoor events. b. Expand Educational and Civic Opportunities: Support additional educational opportunities on Tahoe Truckee Unified School District property, including expanding facilities, community events spaces, and similar uses. Encourage the School District to also locate community education/library spaces, art spaces, and museum spaces that are strategically located in areas that are highly visible from Donner Pass Road. When this is not possible, install appropriate and adequate signage to ensure people can easily navigate to the public spaces located on School District property. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 87 4: CORRIDOR STRATEGIES c. Support Local Art Programming: Consider working with property and business owners to identify highly visible, low-cost, ground floor locations along Donner Pass Road for smaller, local art groups and organizations to set up gallery space. Help facilitate the co- location of galleries and other arts- based businesses to improve their visibility and viability and to create a destination. d. Encourage Interactive Health Spaces: Consider partnering with the Tahoe Forest Hospital to create interactive spaces or exhibits within the hospital area that both educate and support community health. These can include health clinics, wellness gardens, and spaces that are reprogrammed to provide health education. These spaces should be located on or near Donner Pass Road so they can be hybrid facilities that are used by both hospital patients and available to the general public. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY88 4: CORRIDOR STRATEGIES STRATEGY B.3 IMPROVE SIGNAGE AND WAYFINDING GOAL Establish an overall signage and wayfinding program that visually knits the Gateway Area and supports the Truckee mountain style. WHY IT IS IMPORTANT Truckee is revered as a world class destination with a distinct character that continues to attract visitors from around the world. Part of a great destination is having consistent signage that conveys the identity of the place. Further supporting the signage and wayfinding “brand” of the town into the Gateway Area will enhance, unify and beautify the neighborhood through the thoughtful implementation of signage, public art, and wayfinding techniques. Installing wayfinding signage along Donner Pass Road will also provide residents, workers, and visitors a visual queue as they enter the corridor. Upon entrance, people will be met with wayfinding tools helping to guide their experience to corridors and parking hubs. This will improve mobility efficiency and help reduce vehicle miles traveled (VMT). DETAILED STRATEGIES a. Install Consistent, Recognizable Wayfinding and Signage: Install consistent wayfinding and signage throughout the corridor, maximizing visual recognition for pedestrians, bicyclists and drivers. Signage within the Gateway Area shall be consistent with the overall Town signage and wayfinding standards for style, sizing, location and placement hierarchy for new signage. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 89 4: CORRIDOR STRATEGIES b. Ensure Visibility of Wayfinding and Signage: Locate directional signs at a height visible for all users, but primarily focused on pedestrians. This will help to create a more comfortable and walkable environment. c. Select Optimal Wayfinding Routes: Place prominent landscaping and trees to improve wayfinding through common spaces, identify building entryways and frame mountain vistas. These wayfinding routes will help motorists, bicyclists and pedestrians navigate through the public realm (e.g., streets and sidewalks) and into the private realm (e.g., parking areas and building entrances). d. Maximize Visual Recognition: Maximize ease of visual recognition of major destinations for vehicular, bicyclists and pedestrian circulation to provide an experience that is easy to navigate. e. Provide Clear Directions: Provide clear directions to parking areas and transit stops so people can easily and efficiently access retail, entertainment, civic, and employment hubs. Consider incorporating QR codes, or similar technology, within wayfinding signage to provide users with a digital option for obtaining directions and information. f. Create a Central Gateway Feature: Create new monument signage and unique landscaping features at major entrances on both ends of Donner Pass Road and at the entry from Highway 89 South. The features should have a consistent look and feel to create a light branding for the Gateway Area. Monument signage, public art, and other features should be at a lower scale that is appropriate for this area (e.g., maximum of 8 feet in height) and supportive in colors and style to the mountain environment (e.g., earth tones, natural materials, etc.). Example of interpretive signage designed at a pedestrian scale that provide locational or historical information. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY90 4: CORRIDOR STRATEGIES STRATEGY B.4 INSTALL ART THAT CELEBRATES TRUCKEE’S HISTORY, CHARACTER, AND LOCAL ARTISTS GOAL Promote creativity and support the eclectic character of Truckee through the placement of unique and functional public art. WHY IT IS IMPORTANT Preserving and enhancing Truckee’s unique identity can be done by incorporating public art created by local artists. Integrating artwork in the public realm allows for storytelling, community expression, and social cohesion that also enhances the experience and aesthetics of a place. Public art is an effective way to improve the corridor and allow people to actively engage with art for free. DETAILED STRATEGIES a. Ensure Art has a Local Context: Encourage public art that is relevant to Truckee’s history, surroundings, lifestyle, and culture, including indigenous American Indian Nations. b. Ensure Accessibility of Public Art: Display public art pieces at entry gateways along Donner Pass Road and on wide sidewalk and plaza spaces so they are highly visible and become iconic features for the Gateway Area. These features should also be located near major entrances to buildings as part of an overall pedestrian wayfinding strategy. c. Engage with Local Artists: Explore opportunities for local artists, including those from indigenous American Indian Nations, to design and fabricate public art within the Gateway Area, either within buildings or during outdoor art events. d. Encourage Functional Art: Encourage art pieces that serve both an aesthetic and functional purpose, such as sculptural bicycle racks, trash receptacles, seating, and more. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 91 4: CORRIDOR STRATEGIES VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway VISION ELEMENT C SUPPORTIVE The Truckee lifestyle is desirable to many people. The local workforce and businesses are the backbone that makes it all possible. Supporting local businesses so they can thrive is a key objective for the Town. And identifying ways for them to safely and creatively adjust to the ever-changing retail market and challenges of the COVID-19 Pandemic is top priority. Housing the workforce is one key component to ensuring success of businesses. The Town and the community seek to develop strategies that incentivize the creation of mixed- use and multi-family projects that include strong workforce housing components. This section includes a range of strategies focused on supporting Truckee residents, workers and businesses through development and business operations incentives and programs. The following strategies are needed to create a supportive Gateway Area: »STRATEGY C.1: Create Workforce and Senior Housing Opportunities »STRATEGY C.2: Support Local and Small Businesses »STRATEGY C.3: Include a Mix of Resident-Serving Businesses and Uses »STRATEGY C.4: Ensure Businesses Can Operate Year Round TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY92 4: CORRIDOR STRATEGIES STRATEGY C.1 CREATE WORKFORCE AND SENIOR HOUSING OPPORTUNITIES GOAL Support increased housing opportunities in the Gateway Area for the local workforce and seniors. WHY IT IS IMPORTANT Truckee’s dynamic housing market and consistently rising prices are creating concerns about displacement and housing access for the workforce and senior residents. Creating opportunities and a place for everyone in Truckee requires building more housing of all types and price points, providing affordable and accessible public transportation, and supporting local small businesses, artists, and community organizations. Residents and workers from all income levels, ages and cultures should be able to afford housing in Truckee and enjoy the amenities and infrastructure proposed within the Gateway Area. DETAILED STRATEGIES a. Encourage Smaller and More Affordable Units: Encourage new multi-family residential units that consist of attached housing developed at a density sufficient to support smaller unit sizes, especially studios and one-bedroom units, that are more affordable to Truckee residents and workers. This includes a new assumed average unit size of 1,000 square feet. Developing smaller, lower-priced units that are tailored to the local Truckee workforce and senior community through enforceable mechanisms is critical for ensuring the right types of units are created (which is a different consideration than overall project size or density). b. Encourage Workforce Housing on Public and Institutional Lands: Encourage public landowners and institutions (e.g., Tahoe Truckee Unified School District, Tahoe Forest Hospital, Truckee Donner Public Utility District, and State of California) TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 93 4: CORRIDOR STRATEGIES to create workforce housing on excess public property. The public agencies can partner with private developers to create more affordable workforce and senior housing projects since the associated land values are lower (e.g., the public agency can provide land as a financial incentive). This approach should be tied with supporting the mission or role of the agency, such as teacher housing on School District property or senior housing on Hospital property. The location of new housing on public or institutional property should: »Front Donner Pass Road or be directly accessible from an existing public street; »Be large enough to contain all required development components including on-site parking, snow storage, public/ outdoor spaces; and »Support the overall development vision and goals for the Gateway Area. c. Conduct a Workforce Housing Assessment: Create an inventory of existing housing supply at workforce housing levels (e.g., above affordable housing levels included in the Housing Element process and below full market rate housing). Based on that analysis, develop a housing assessment to determine the demand for workforce housing across market segments: skilled workers, laborers, young professionals, household size, and non-traditional households. While the focus of the Innovate Gateway Strategy is to increase workforce housing throughout the Gateway Area, as the area evolves over the coming years it will be important for the Town to provide updated demographic and economic information to developers to ensure the right housing types and price points are achieved. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY94 4: CORRIDOR STRATEGIES d. Monitor State Housing Programs: The State of California provides a variety of resources prioritized for supporting low- to moderate- income households. State resources are highly competitive, with a few exceptions, such as the MPRROP Program which is under-subscribed due to specific challenges and obstacles to the program. The primary State resource used for moderate (51 to 120 percent Area Median Income - AMI) is CalHome. Town staff should actively monitor and become well-versed on these programs to advise public and private developers, property managers, and advocate on the available options to further support affordable and workforce housing. e. Limit Short-Term Rentals: Limit or eliminate the ability for short-term rentals in the Gateway Area as an approach to better use both existing and future rental stock for full-time residents. At a minimum, short-term rentals should be prohibited within all new developments within the Mixed- Use or Public Facilities zones. f. Potential Financial Incentives for Mixed-Use Projects: During future Town budget discussions, the Council may consider dedicating a portion of the budget toward mixed-use redevelopment projects within the Gateway Area Overlay District. Projects receiving funding will need to meet the specific goals identified in the Innovate Gateway Strategy, including having a focus on affordable, workforce and/or senior housing. This strategy will allow the Town to be more proactively involved in the funding of needed housing projects, and in particular, support “gap” funding that typically exists when developers create affordable, workforce and/or senior housing. g. Potential Financial Incentives for Small Lot Homeownership: During future Town budget discussions, the Council should consider prioritizing and/or investing in small- lot homeownership alternatives to mobile homes. This can be an effective strategy for providing housing options to current mobile home residents in the Gateway Area TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 95 4: CORRIDOR STRATEGIES as/if those parcels redevelop into new mixed-use projects. In addition to providing a typically more affordable housing option, small-lot projects can also provide transitional units when current affordable housing sites (such as mobile home parks) are redeveloped over several years into new projects. h. Remove Dwelling Unit Equivalents Requirement from the Gateway Area Overlay District: Remove Development Code Section 18.08.050.B.2, Table 2-5 (Dwelling Unit Equivalents Based on Number of Bedrooms) for all projects within the Gateway Area Overlay District. This change would allow greater flexibility in the design of new projects and aligns with the proposed strategy above for transitioning the Mixed-Use district to focus on Floor Area Ratio (FAR) rather than residential density. i. Create a New Senior Housing Definition in the Development Code: Add a definition to the Development Code for “Senior Housing” that is not associated specifically with congregate care facilities. This new definition would define Senior Housing as age- restricted for persons 55 or 62 years of age or older who are independent and do not require assistance with everyday living. Subsequently, modify the Development Code land use tables to incorporate Senior Housing into appropriate zones within the Gateway Area. j. Workforce Housing Income Category: Consider increasing the income category for workforce housing units to serve above- moderate income households earning a gross income of up to 160% of the area median income (AMI), or potentially up to 180% AMI. k. Relocate the Truckee Donner Public Utility District Office and Vehicle/ Storage Property: Collaborate with the Truckee Donner Public Utility District (TDPUD) to identify opportunities to relocate their office and vehicle/storage area to property located outside of the Gateway Area and commercial core. l. Clarify Workforce Housing: To set the community’s and developers’ expectations for what will be provided when workforce housing is required or offered, through the 2040 General Plan Update and other Town processes, further clarify the definition of workforce housing, and integrate the terminology consistently within Town documents and communications. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY96 4: CORRIDOR STRATEGIES STRATEGY C.2 SUPPORT LOCAL AND SMALL BUSINESSES GOAL Ensure the Gateway Area remains the primary location for local and small businesses to locate, grow and thrive. WHY IT IS IMPORTANT Along with rising housing costs, the cost of commercial spaces is also rising, making it difficult for small, local businesses that have contributed to Truckee’s unique identity to remain along the corridor. To ensure the preservation of Truckee’s long-standing businesses and emergence of new “mom & pop” businesses, affordable spaces that are conducive to these operations need to be built along the corridor. DETAILED STRATEGIES a. New Building Placement fronting Donner Pass Road: The Town currently encourages new or remodeled buildings or sites to be designed so that parking lots are not the dominant feature of the development when viewed from the street. This includes encouraging commercial, office, and mixed- use buildings to front Donner Pass Road—allowing ground floor uses to be close to the sidewalk and easily accessible for pedestrians and bicyclists. The Town should amend this policy and require on-site parking for all new multi-family and mixed- use projects to locate parking at the rear of a parcel, so it is not fronting Donner Pass Road. This approach will help to activate the street with more pedestrian activity while also providing greater visibility and access to ground floor uses. Example of a building with entrances fronting the major street TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 97 4: CORRIDOR STRATEGIES b. Reduce Commercial Square Footage Requirements: The Town currently requires that no individual tenant space can be more than 40,000 square feet in size within the Gateway Area. To further discourage larger chain or “big box” stores from locating in the area that could compete with smaller, local businesses and diminish the pedestrian-friendly environment, a retail trade use or business shall not exceed 20,000 square feet of gross floor space. This will help support local businesses and ensure there is a greater variety of uses and services provided in the Gateway Area. It is also important to allow flexibility for some unique uses, if they arise, and in turn the Town should also allow an exception up to a maximum of 30,000 square feet if the project provides defined community benefits as determined through discretionary review of a Planned Development application. c. Construct Smaller Commercial Spaces: Encourage small or fine- grain buildings that provide space for small local “mom & pop” stores, cafes and restaurants. Also encourage new mixed-use buildings to include a range of small to medium size tenantable spaces fronting Donner Pass Road that support a range of local business uses and activities. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY98 4: CORRIDOR STRATEGIES STRATEGY C.3 INCLUDE A MIX OF RESIDENT- SERVING BUSINESSES AND USES GOAL Promote new mixed-use projects that will allow for a variety of cost-efficient commercial and office formats while also increasing housing in the Gateway Area. WHY IT IS IMPORTANT Although Donner Pass Road has a variety of commercial uses near one another, most people use a car to access each business. Buildings placed far away from the street, with a large surface parking lot in front that is only partially used, deter people from walking to and from businesses despite their proximity. The underutilization of these parcels also prevents new housing from being constructed. Developing new mixed- use projects directly along the corridor offers an opportunity for residents to live and work in the same vicinity without having to use their cars to travel. It also maximizes land that is currently devoted to less intensive uses such as parking and can help address the housing shortage in Truckee. DETAILED STRATEGIES a. Develop Mixed-Use Projects: Require a range of mixed-use projects that have commercial/offices uses fronting Donner Pass Road and residential uses either above or behind. The revised development densities, intensities and standards associated with this type of project are shown earlier in Strategy A.1. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 99 4: CORRIDOR STRATEGIES b. Encourage Vertical Mixed-Use: Projects: Encourage vertical mixed‐ use projects where the ground floor includes commercial and/ or restaurant uses, and upper floor(s) contain commercial, office or residential uses. This type of development is particularly desirable in the Central Gateway and more intensive parts of the Eastern Gateway Area between Highway 89 South and the Tahoe Forest Hospital. These areas are envisioned to become a more walkable core of the Gateway Area and more appropriate for vertical mixed-use projects. c. Encourage Horizontal Mixed-Use Projects: Encourage horizontal mixed‐use projects on larger parcels where a variety of uses can be in different buildings on the same site. This type of project is particularly desirable in the Western Gateway and eastern portion of the Eastern Gateway Areas, where there is a lower scale of development desired by the community. When creating horizontal mixed‐use development on a site, orient commercial, restaurant and office uses closer to Donner Pass Road. Set back residential uses from Donner Pass Road or locate them towards the side, middle, or rear of the site. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY100 4: CORRIDOR STRATEGIES d. Encourage “Blended Uses” that Complement the Gateway Area: As retail and restaurant uses change and evolve, it is critical that the permit processes can quickly respond to the need to re-imagine and change existing interior tenant spaces. These permit processes are handled administratively by Town staff, guided in part by ordinance requirements and in part by past practice. To this end, the Town can simplify the development review process for tenant improvements that are focused on creating blended uses by: »Adding a new definition in the Development Code for “Blended Uses” as follows: “A blend of two or more uses where at least the predominate use is allowed by right in the underlying zoning district within the Gateway Area Overlay District.” »Allowing the interior tenant improvement to proceed directly to Building Permits without processing a Land Use Permit. »Providing expedited Building Permit review for simple interior tenant improvements (i.e., over- the-counter or by-appointment review) »Simplifying parking requirements by using an “aggregate average” for calculating parking demand in the Gateway Area when two or more uses are blended. »Re-evaluating the list of permitted and conditional uses in the General Commercial (CG) or new Mixed- Use (MU) zoning districts to reflect evolving business models that are consistent with the vision for the Gateway Area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 101 4: CORRIDOR STRATEGIES STRATEGY C.4 ENSURE BUSINESSES CAN OPERATE YEAR ROUND GOAL Ensure that businesses have the space and operational amenities to be able to operate year round. WHY IT IS IMPORTANT One of the primary reasons people visit Truckee is to experience the Sierra Nevada during the wintertime and recreate at one of the many resorts in the mountains. While the climate works in favor for these resorts, it presents a challenge for Truckee businesses to deal with snow removal and storage. Additionally, the COVID-19 Pandemic has presented new challenges for indoor dining, creating concerns for businesses who cannot operate outdoors during the winter months. For businesses to remain operational during these times, infrastructure conducive for winter operations needs must be developed. DETAILED STRATEGIES a. Prioritize Snow Removal for Public Spaces: Identify high priority plazas and outdoor spaces for snow removal or heated elements due to their volume of pedestrian activity. And, link this new program to the Town’s current approach for sidewalk snow storage (during large storm events) and removal practices so plazas can be maintained like sidewalks. b. Widen Sidewalks: Create wide sidewalks to improve pedestrian and bicycle safety, allow more flexibility with snow storage and removal, and add more outdoor space available to local businesses and restaurants. c. Create Solutions for Outdoor Dining and Retail: Continue to support creative solutions for outdoor dining and retail during the COVID-19 Pandemic and beyond. Consider transitioning temporary outdoor dining and gathering spaces into more permanent facilities, including allowing the creation of indoor or covered spaces. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY102 4: CORRIDOR STRATEGIES VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway VISION ELEMENT D CONNECTED The long-term prosperity, quality of life, and community health of the Gateway Area are directly linked to cultivating a walkable, bikeable corridor with great access to transit. Creating a truly multi- modal corridor is a key goal of the Town and community, and critical for ensuring this area remains a safe, efficient (for all modes of travel), sustainable, and healthy part of Truckee. Improved transit connections and enhanced transit facilities will also help residents and workers quickly reach destinations along the corridor as well as other parts of Truckee and the region. Enhanced parking areas, both on-street and on-site, will meet current and future parking needs while also fostering better neighborhood design. Donner Pass Road will be transformed into a safe, efficient and multi-modal “Complete Street” that weaves together the urban fabric, provides places for art and culture, and embraces all modes of transportation. Donner Pass Road will become a pedestrian, bicycle, and transit-oriented corridor that connects residents and workers to a variety of destinations. With a focus on safety and the desire to link people efficiently and conveniently to places by a variety of means, several strategies are required to support a connected corridor. The following strategies support creating a connected Gateway Area: »STRATEGY D.1: Create a Pedestrian and Bicycle Friendly Corridor »STRATEGY D.2: Improve Connectivity and Mobility for All Users »STRATEGY D.3: Manage Parking Areas »STRATEGY D.4: Enhance Transit Service and Rider Amenities »STRATEGY D.5: Improve Corridor Lighting and Nighttime Safety »STRATEGY D.6: Promote “Smart” Transportation Technologies TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 103 4: CORRIDOR STRATEGIES STRATEGY D.1 Create a Pedestrian and Bicycle Friendly Corridor GOAL Improve the pedestrian and bicyclists experience through wider and more protected sidewalks, better marked crosswalks, improved bicycle pathways and lanes, increased visibility of cars when crossing the street, and improved site design. WHY IT IS IMPORTANT The Gateway Area was originally designed for drivers, with Donner Pass Road being built to move cars in and out of the area as quickly as possible. As a result, the road is wide with fast- moving traffic and inadequate bike and pedestrian facilities, with the exception of improvements delivered through Envision DPR project. Despite the proximity of destinations, residents and visitors typically use their vehicles to go to each business instead of walking or cycling. Creating a more pedestrian and bicycle friendly environment will enhance the vitality of the Gateway Area, help reduce vehicle miles traveled (VMT) and congestion, and allow people to more fully engage with the corridor. DETAILED STRATEGIES a. Construct Wide, Flexible Sidewalks: Allow for wide, flexible sidewalks that can be used for pedestrian travel, outdoor seating, dining and sustainability enhancements. Based on the street sections in Chapter 3, this includes a minimum 5-foot sidewalk throughout the Donner Pass Road corridor. The desirable width of a sidewalk is 6- to 8-feet wide. The reason for the variation is that the final streetscape improvements along Donner Pass Road will need to be flexible to address changes in topography, variations in the access configurations to individual properties and side streets, utilities, pedestrian and transit rider amenities, and other features. Example of a larger mid-block pedestrian crossing with unique paver/color materials TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY104 4: CORRIDOR STRATEGIES f. Pursue Opportunities to Relocate Utilities Underground: Identify and consider opportunities to underground existing utilities along the corridor as part of streetscape and roadway capital improvement projects. Relocating overhead utilities underground will improve the pedestrian experience and provide opportunities to expand the pedestrian and bicycle infrastructure. This approach has been implemented in the Western Gateway area and should be considered as part of future project implementation within the Central and Eastern Gateway character areas. b. Install Mid-Block Crosswalks: Create additional mid-block pedestrian crossings near intensive commercial, medical and office areas that will generate large amounts of pedestrian traffic. This includes two potential new mid-block crossings in the Eastern Gateway area, as shown on Figure 6. In addition, work with the Tahoe Forest Hospital to create a larger mid-block pedestrian crossing to accommodate larger volumes of people crossing Donner Pass Road near new hospital buildings. c. Create Wider, Safer Bicycle Lanes: Construct Class II Bicycle Lanes throughout the corridor, targeting a safer 6-foot width. To improve year- round visibility of the bike lane area, future streetscape and frontage improvements along the corridor should consider recessed striping/ markings, colored concrete/asphalt, etc., specifically for bike lanes in or near key intersections. d. Shorten Pedestrian Crossing Distance: Design pedestrian crossings with bulbouts that can help shorten the crossing distance and enhance the visibility of pedestrians for drivers. This approach has been done successfully in the Western Gateway area and should be continued through the Central and Eastern Gateway areas. e. Expand the Landscape and Lighting Assessment District: Extend the existing Landscape and Lighting Assessment District, or establish a new one, to encompass the entire Central Gateway and Eastern Gateway segments of Donner Pass Road. The current assessment district covers only the Western Gateway area and portions of the Central Gateway area that were part of the Envision DPR project. The new/ expanded assessment district would require property owners adjacent to improvements to pay fees annually toward Town maintenance of any streetscape improvements and common areas/plazas.Example of a bulbout used to shorten pedestrian crossing distances and improve visibility and safety TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 105 4: CORRIDOR STRATEGIES STRATEGY D.2 IMPROVE CONNECTIVITY AND MOBILITY FOR ALL USERS GOAL Further enhance the Donner Pass Road right‐of‐way to calm traffic, increase on‐ street parking, and improve circulation, safety and amenities for pedestrians, bicyclists, transit riders, motorists and all other users. WHY IT IS IMPORTANT As improvements are made to enhance bike and pedestrian safety, it is also important to balance the needs of other modes of transportation. A truly multi- modal corridor ensures the needs of all users are met while not compromising the efficiency of one particular mode. Vehicular circulation should also be enhanced as bike, pedestrian and transit improvements are delivered. DETAILED STRATEGIES a. Create New Roundabouts: Create new roundabouts at the intersections of Donner Pass Road/ Northwoods Boulevard and Donner Pass Road/State Route 89 South to improve multi-modal traffic flow, as shown in Chapter 3. The design of these roundabouts should take into consideration the efficiency and safety of all users, and overall maintenance. b. Promote Bike and Pedestrian Safety at Roundabouts: Promote the safe movement of bicyclists and pedestrians through good roundabout design. This should include a combination of clearly marked pedestrian crosswalks, including methods to address the safety of pedestrians with visual impairments. The incorporation of best practices to allow safe bicycle TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY106 4: CORRIDOR STRATEGIES travel going into and through each roundabout, including appropriate signage, pavement markings, and lane widths should be considered. While smaller scale landscaping and signage is encouraged, these features need to be under 6 feet in height to ensure safe visibility through the intersection for all users. c. Complete Additional Streetscape Improvements through the Central Gateway and Eastern Gateway Areas. Continue the streetscape improvement throughout the remainder of the Gateway Area based on the street sections 2 and 3 shown in Chapter 3. This includes 5-to 8-foot- wide sidewalks, Class II Bicycle Lanes targeted to be six feet wide, parallel or back-in angled parking on both sides of the road, transit facilities, landscaping and other pedestrian amenities. Example of a Class II Bicycle Lane that seperates cyclists from the travel lane This design allows buses to access transit stops without having to cross or stop on top of a bicycle facility TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 107 4: CORRIDOR STRATEGIES STRATEGY D.3 MANAGE PARKING AREAS GOAL Reconfigure and better manage on- and off-street parking, especially within the Central and Eastern Gateway areas on Donner Pass Road. WHY IT IS IMPORTANT An efficient and well-managed parking supply is critical to the Gateway Area’s economic vitality and quality of life. While it is important to encourage multi-modal transportation such as walking, biking and transit, many visitors are coming from places that require a vehicle to travel. Parking should be configured in a manner that limit the affects on other modes of transportation, but still supports businesses. DETAILED STRATEGIES a. Design Efficient Parking Layouts: Encourage the efficient layout of on‐site parking to reduce the overall amount of parking coverage and limit the number of unique ingress and egress points from Donner Pass Road. To this end, encourage joint- use parking between properties as a method for making parking more efficient on private property. b. Construct Safe, Accessible Driveways: Design driveways to improve site access, enhance safety, and reduce vehicle conflicts with all modes of travel. Where possible, reduce and/or combine vehicle driveways onto Donner Pass Road to limit vehicle turning movements and potential conflicts with bicycles and pedestrians c. Locate Parking at the Rear of a Site: Require new developments to locate on‐site parking towards the rear of the site, whenever feasible, to maximize the ability to place buildings fronting Donner Pass Road and/or other streets. Safe and accessible driveways Parking located in the center/rear of the site TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY108 4: CORRIDOR STRATEGIES d. Strategically Increase On-Street Parking: Improve and/or increase on‐ street parking in the Central Gateway and Eastern Gateway areas, where appropriate, to ensure motorists have adequate access to destinations. e. Consider Back-In Angle Parking: Consider incorporating back-in angle parking in strategic locations as a way to accommodate additional parking near busier commercial and office/medical areas. This parking configuration improves safety by allowing the drivers of parked cars to clearly see oncoming vehicles and bicyclists. This includes utilizing back- in angle parking to replace existing perpendicular parking areas along the Donner Pass Road corridor. f. Change Parking Standards in the Gateway Area Overlay District: Implement the following vehicle and bicycle parking standard modifications for all properties within the Gateway Area Overlay District to support a more walkable neighborhood, help reduce vehicle miles traveled (VMT) and provide incentives for mixed-used projects: »Allow new on-street parking, constructed by the project developer within the street right- of-way adjacent to the parcel containing the use, to count toward meeting the vehicular parking requirements for the project. »Allow a reduction in on-site vehicle parking requirements by up to 15 percent with the provision of excess on-site bicycle parking spaces. This would include a replacement ratio of 1 standard vehicle space (non-ADA required) for 2 long-term bicycle spaces or 4 short-term bicycle spaces. If the reduction is applied to the residential component of the project, the associated bicycle spaces would need to be provided within the residential building. »Allow parking reductions for development projects that pay an annual fee toward the Town’s transit programs via an established assessment district. Example of back-in angled parking g. Parking Garage Incentives: To encourage parking solutions other than surface lots, consider providing incentives for new construction that incorporates tuck-under parking and/or multilevel parking garages, potentially including a site coverage reduction or other deviations to development standards. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 109 4: CORRIDOR STRATEGIES STRATEGY D.4 ENHANCE TRANSIT SERVICE AND RIDER AMENITIES GOAL Improve transit efficiency, access, safety, and rider amenities and increase ridership along Donner Pass Road. WHY IT IS IMPORTANT Transit is an essential element to any successful corridor, and connecting people and places is pivotal for the social and financial health of every town and city. The Gateway Area’s location and scale provide the perfect setting for a robust transit system that creates safe, comfortable, accessible and convenient mobility options for the full range of uses.New building with an integrated transit shelter DETAILED STRATEGIES a. Improve Existing Transit Stops: Ensure existing transit stops have a shade structure, seating, lighting, bike racks, and trash receptacles, and are fully ADA‐compliant. This should include a combination of free- standing structures or features and that are incorporated into the design of new projects. b. Require New Transit Stops at Major Destinations: Require major new development to install new transit stops or upgrade existing stops consistent with Tahoe Truckee Area Regional Transit (TART) and Town standards. Major new destinations include mixed-use and multi-family projects over 20,000 square feet in size and/or with more than 20 units. These new buildings should either incorporate shelters into their design or provide adequate space for a TART designed free-standing shelter. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY110 4: CORRIDOR STRATEGIES c. Create Micro-Transit Connections: Consider creating new on-demand micro-transit services that connects the Gateway Area with major neighborhoods in Truckee. The on- demand services will allow greater flexibility for expanding transit service to resident outside of the main transit corridor. A key strategy is to efficiently link this new system to the existing Tahoe Truckee Area Regional Transit (TART) bus system. This can be achieved through a pick-up/drop-off area that is integrated into the design of a few key intersections within each neighborhood. This will allow the on-demand system to have a direct connection to TART bus service along the corridor. d. Relocate Existing Transit Stops: Work with Tahoe Truckee Area Regional Transit (TART) to relocate existing bus stops so they are on the near side of crosswalks at major intersections and mid-block crossings (especially near current or future major mixed-use and multi-family projects). This will help improve safety and reduce walking distances for transit riders. It will also allow the “co-location” of bus stops and mid- block crossings, further enhancing pedestrian access, comfort, and safety through the corridor. e. Expand Local and Regional Transportation: Continue Town efforts to further expand local and regional transportation services. This includes opportunities regularly reviewing opportunities to reduce transit headways and increase/ expand transit routes, as possible. Additionally, continue exploring options to collaborate with other transportation services beyond Truckee’s town limits based on existing and anticipated future transit needs, including potential transit connections into the Reno area for employees, residents and visitors. Example of a near side bus stop co-located with a mid-block pedestrian crossing TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 111 4: CORRIDOR STRATEGIES STRATEGY D.5 IMPROVE CORRIDOR LIGHTING AND NIGHTTIME SAFETY GOAL Improve pedestrian safety, comfort, visibility, and activity along the Donner Pass Road corridor through additional street lighting. WHY IT IS IMPORTANT Providing street lighting helps define a positive urban character, supports nighttime activities, and improves safety. Street lighting includes roadway and pedestrian lighting in the public right- of-way and provides essential nighttime illumination to support pedestrian activity and safety. DETAILED STRATEGIES a. Light Fixture Selection: Select light fixtures that efficiently direct light to the desired area of the roadway and sidewalk and are consistent with fixtures already added in the Eastern Gateway area. Light fixtures should enable a variety of light distributions to adapt to different street and sidewalk configurations while maintaining the same fixture appearance. b. Mitigate Street Lighting Impacts: Mitigate light trespass by specifying the correct light distribution throughout the Donner Pass Road corridor. Lighting fixtures should not be located close to windows to avoid disturbing the adjacent building’s occupants. If necessary, shields may be used on fixtures to minimize light trespass into residences or other sensitive areas. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY112 4: CORRIDOR STRATEGIES Pedestrian focused lighting at a mid-block crossing Pedestrian flashing lights at a mid-block crossing Integrated solar cell c. Expand Pedestrian Lighting. Provide a mix of pedestrian-oriented and automobile-oriented street lighting in medians, parking lanes, and along bicycle lanes. Require pedestrian-scaled street lights to be at a lower height (approximately 12-feet high), spaced at 40-feet on center or at intervals determined by a photometric analysis. Prioritize pedestrian-oriented lighting along all pathways and open spaces to meet established lighting standards and provide a safe and comfortable pedestrian environment. d. Increase Street Lighting. Coordinate street light design with those of other streetscape elements and recognize the history and distinction of the neighborhoods where light poles are located. Install LED streetlights and guidance signs powered by solar energy to light walkways at nighttime, where feasible. e. Reduce Light Pollution. Select Dark Sky-compliant lighting to minimize light pollution cast into the sky while maximizing light cast onto the ground. Incorporate light pollution reducing strategies when selecting and/or designing lighting elements. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 113 4: CORRIDOR STRATEGIES STRATEGY D.6 PROMOTE “SMART” TRANSPORTATION TECHNOLOGIES GOAL Connecting people to real-time travel information, transportation options, and future advancements in mass and personal mobility. WHY IT IS IMPORTANT Technology will be critical in reducing environmental impacts and maximizing capacity and efficiency within existing transportation corridors like Donner Pass Road. These increases in capacity and environmental benefits can be realized without relying solely on orchestrating solutions by planning for and utilizing technology. Broadband and technological transportation improvements, commonly referred to as Intelligent Transportation Systems (ITS), are critical to facilitating the deployment and utilization of alternative forms of transportation including emerging technologies. Specifically, broadband and fiber optics supports real-time transit, travel time, and parking availability as well as general wayfinding so people can make informed decisions before and during travel. DETAILED STRATEGIES a. Plan for ITS Infrastructure: Plan for the anticipated growth of shared and on-demand ride mobility services (i.e., transit, micro transit, ride-, car-, and bike-sharing, e-hailing, etc.) through “future-proofing” for future ITS infrastructure. b. Install Real-Time Travel Technologies: Consider installing “next bus” technologies for transit riders and real travel time and road conditions information for the general public by including the installation of conduit to support broadband and fiber optic infrastructure. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY114 4: CORRIDOR STRATEGIES VISION ELEMENTS B. Welcoming A thriving destination for residents, students, workers, and visitors D. Connected A pedestrian and bicycle friendly, interlinked, and multi- modal corridor E. Healthy A place that fosters community health and interactions A. Unique A place that celebrates its historic Truckee character C. Supportive A place that contains housing, businesses, and services for the Truckee community CHARACTER AREAS B.1 Enhance Local Shopping, Dining, and Entertainment B.2 Promote Education and Recreation for all Ages B.3 Improve Signage and Wayfinding B.4 Install Art that Highlights Truckee’s History, Character, and Local Artists D.1 Create a Pedestrian and Bicycle Friendly Corridor D.2 Improve Connectivity and Mobility for All Users D.3 Manage Parking Areas D.4 Enhance Transit Service and Rider Amenities D.5 Improve Corridor Lighting and Nighttime Safety D.6 Promote “Smart” Transportation Technologies E.1 Provide a Variety of Active and Passive Community Gathering Spaces E.2 Create a "Green Gateway" Corridor E.3 Enhance Medical and Hospital Services and Amenities E.4 Promote Sustainable Building and Site Design A.1 Maintain the Gateway Area’s Unique Identity while Supporting New Uses A.2 Create a Sense of Place and Community A.3 Ensure Buildings have an Appropriate Size, Articulation and Placement A.4 Protect Views to Mountains and Nature C.1 Create Workforce and Senior Housing Opportunities C.2 Support Local and Small Businesses C.3 Include a Mix of Resident-Serving Businesses and Uses C.4 Ensure Businesses Can Operate Year Round Western Gateway STRATEGIES Vision Framework Central Gateway Eastern Gateway VISION ELEMENT E HEALTHY Creating and maintaining a healthy community is a central goal for every successful town. The addition of park spaces, maintaining a public realm that is both safe and clean, and integrating social programs to further develop the community will work as catalysts to push the Gateway Area towards a bright and healthy future. Transforming parking spaces and underutilized lots into thriving plazas, parks, and places for informal social gathering will encourage Truckee residents and visitors to engage outdoors. Public youth and community programs will activate park spaces through events and festivals, forming social connections throughout the Gateway Area. A physically and socially healthy and sustainable community will be achieved through the interaction of these strategies. Through the interaction of these improvements to the social and physical health of the Gateway Area, a healthy and sustainable community and environment will be achieved. Building upon the patchwork of existing public spaces and the need to promote an active, safe and sustainable community, several strategies are required to advance this healthy corridor. The following strategies support creating a healthy Gateway Area: »STRATEGY E.1: Provide a Variety of Community Gathering Spaces »STRATEGY E.2: Create a “Green Gateway” Corridor »STRATEGY E.3: Enhance Medical and Hospital Services and Amenities »STRATEGY E.4: Promote Sustainable Building and Site Design TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 115 4: CORRIDOR STRATEGIES STRATEGY E.1 PROVIDE A RANGE OF ACTIVE AND PASSIVE COMMUNITY GATHERING SPACES GOAL Create publicly accessible plazas and landscaping that are incorporated into the site design of new development projects to improve aesthetics, create shade, and increase pedestrian activities. WHY IT IS IMPORTANT Public amenities, retail, and employment uses all add to the rich fabric of the Gateway Area. While the neighborhood is central to the larger Truckee community, there are currently no large spaces for community gathering. The addition of public plazas and gathering spaces will help to form a more vibrant, cohesive, and healthy neighborhood. DETAILED STRATEGIES a. Outdoor Plaza and Gathering Space Incentive: Create a new incentive program within the Gateway Area Overlay District to encourage the creation of outdoor gathering spaces as part of the approval of new land use or development entitlements Consider creating a new incentive such as, “For every 100 square feet of permanent, public outdoor plaza and/ or gathering space provided as part of the approval of a new land use or development entitlement (i.e., not a space designated for private use), the Town will provide a reduction in one on-site parking space, for a maximum of five parking spaces.” This incentive applies only to the reduction in required on-site parking spaces and shall not apply to other site requirements (e.g., on-site drainage, stormwater retention and pre- treatment, snow storage, setbacks). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY116 4: CORRIDOR STRATEGIES b. Focus on Immediate Activations: Focus near-term efforts on working with property owners and community leaders to create functional and iconic plazas and gathering spaces near major retail, dining or cultural facilities, such as a new plaza near Wild Cherries, Gateway Shopping Center, and/or Mountain Hardware. c. Create a Flexible Approach: Promote a range of private plazas and gathering spaces with different sizes, features and functions conducive to social gathering and community events. Encourage new plazas along the corridor that have a blend of hardscape and natural landscaping to create areas of social gathering and interest. d. Locate Plazas and Gathering Spaces between the Public and Private Realm: Locate new plazas and gathering spaces near or adjacent to the street to create a seamless transition from the public realm to the private realm. Focus efforts on creating the “Green Gateway” concept articulated in the Vision Framework (see the next strategy) to ultimately create an interconnected set of public/quasi-public/private spaces that link to the multi-modal streetscape network. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 117 4: CORRIDOR STRATEGIES Outdoor plaza space oriented to a multi-modal street, connecting the public and private realms STRATEGY E.2 CREATE A “GREEN GATEWAY” CORRIDOR GOAL Create a network of parks, sports fields, plazas, and green areas that are interconnected through a pedestrian and bicycle network along Donner Pass Road. WHY IT IS IMPORTANT Creating and maintaining a sustainable community and environment is essential for the success of the Gateway Area. Connected and accessible green spaces provide opportunities for recreation, social cohesion, and environmental stewardship for all users and contribute to a sense of community. DETAILED STRATEGIES a. Connect Plazas and Gathering Spaces to Stand-Alone Transit Stops/Shelters. Encourage plazas and gathering spaces to be connected to existing and planned stand-alone transit stops. This will serve a dual purpose of providing access and safety for transit riders and linking transit stops directly to major outdoor public spaces and, in turn, retail and commercial building entrances. a. Convert Parking Areas: Utilize large parking areas near transit and bike/ pedestrian facilities for flexible market and festival space. b. Create Pocket Parks: Create a series of smaller-scale, cozy “pocket parks” with a focus on social gathering and relaxation. c. Install Parklets: Create temporary or permanent parklets to provide needed gathering spaces while also creating energy for neighboring businesses, where adjacent land uses would create activity. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY118 4: CORRIDOR STRATEGIES STRATEGY E.3 ENHANCE MEDICAL AND HOSPITAL SERVICES AND AMENITIES GOAL Support the Tahoe Forest Hospital’s community healthcare mission while ensuring their Master Plan Area is developed at the right scale and helps activate Donner Pass Road. WHY IT IS IMPORTANT Rather than a singular, stand-alone medical complex, the new expanded site should be integrated into the Gateway Area in a way that minimizes its impact on adjacent uses and adds to the experience along the corridor. The site can be designed to enhance the well- being of the community not only from a medical perspective, but through the amenities it can offer for visitors. DETAILED STRATEGIES a. Incorporate Transitions: Ensure there are appropriate transitions between larger medical facilities and surrounding residential neighborhoods (e.g., reduced bulk/ mass for larger buildings, landscaping buffers). b. Improve Pedestrian Amenities: Enhance Donner Pass Road with improved pedestrian amenities, including larger sidewalks and prominent mid-block crossings. This includes potentially widening the existing mid-block crossing adjacent to the hospital as new medical facilities are created on the north side of Donner Pass Road. c. Integrate Active Uses: Ensure hospital facilities fronting Donner Pass Road have active uses facing the street to help support a lively pedestrian environment. d. Coordinate the Innovate Gateway Strategy with the Tahoe Forest Master Plan. Continue to coordinate with the Tahoe Forest Hospital District on ways the master plan can best integrate with the community’s vision and proposed strategies included in this document. To this end, ensure that new building sizes, designs, articulations, and site locations are consistent with the themes and concepts included for the Central and Eastern Gateway areas. Also ensure that the streetscape concepts, including a potential new roundabout in the center part of the master plan area and the expanded mid-block pedestrian crossing, are included in the final design. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 119 4: CORRIDOR STRATEGIES STRATEGY E.4 PROMOTE SUSTAINABLE BUILDING AND SITE DESIGN GOAL Incorporate sustainable concepts into the design of new buildings and create an integrated green street system that allows for stormwater runoff capture and filtration. WHY IT IS IMPORTANT Donner Pass Road’s central location, which acts as the “spine” of the Gateway Area, offers the potential to create a multi-modal street that provides easy walking and biking for everyone. Through enhancements of the streetscape—including gracious trees, sustainable sidewalk infrastructure, and forward-thinking sustainable design— Donner Pass Road can become an even more integral, livable part of the community. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY120 4: CORRIDOR STRATEGIES DETAILED STRATEGIES a. Maximize Natural Lighting and Heating: Orient and design buildings and windows so they can capture winter sunlight to maximize natural lighting and heating. b. Encourage Stormwater Pre- Treatment: Create outdoor spaces for the pre-treatment of runoff water through bioswales and Low Impact Development (LID) techniques. c. Reduce Energy Usage: Require low energy lighting and small-scale solar systems to reduce energy costs on all new mixed-use and multi-family projects within the Gateway Area Overlay District. d. Require Stormwater Planters: Install naturally drained, landscaped stormwater planters where possible that incorporate low‐maintenance native or drought‐tolerant plant species. e. Integrate Drainage: Work with property and business owners to find creative ways to integrate private drainage/outflows with stormwater management systems located within the public realm. f. Encourage Permeable Paving Materials: Encourage the use of permeable paving materials or porous asphalt within the public realm along walkways and within pedestrian plaza. Permeable pavers are not allowed within drive lanes. Consider whether the Town should deduct permeable paving from the maximum site coverage allowance. g. Integrate Landscaping and Green Infrastructure: Integrate landscaping and green infrastructure into streetscape improvements, where appropriate. This can include creating bioswales in the center median to pre-treat stormwater runoff. These features need to be coordinated with parking and site ingress/egress points to ensure they do not pose conflicts for site access. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 121 11 • 1