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TITLEIMPLEMENTATION
Introduction
The Innovate Gateway Strategy is designed to be implemented
incrementally over time by a broad spectrum of residents, business and
property owners, non-profit organizations, community groups, public
agency partners, Town staff, and elected and appointed officials. It is
a community-driven strategy that offers realistic and achievable
solutions to key challenges and opportunities identified by residents,
workers, and the business community. While some actions will be
straightforward and relatively easy to achieve, others will demand
significant investment of time and money and will require steadfast
commitment on numerous levels.
123
In this chapter
Introduction
Policy and Regulatory
Actions
Partnerships
Investments
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY
5: IMPLEMENTATION
Advancing the broad range of goals,
strategies and programs included in this
document will require the thoughtful
and collaborative implementation of
numerous specific actions. In some
cases, policy and regulatory updates
may be the best way to facilitate
implementation. In other instances,
significant public or private investment
may be required. As always, good
working collaboration between the
Town, public agency partners and key
stakeholders will be crucial. Where gaps
in partnerships exist, the formation of
new partnerships will be needed.
This Implementation chapter includes
actions necessary to implement the
Vision Framework, organized into three
categories:
»Policy and Regulatory Actions:
Policy, regulatory, programmatic and
administrative changes the Town
can undertake as a starting point for
positive change (see Table 4 below).
»Partnerships: Relationships that can
help bolster support and steer the
course for implementation (see Table
5 below).
»Investments: Economic decisions
that will help finance plan strategies
and projects (see Table 6 below).
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY124
5: IMPLEMENTATION
The tables in each category identify
the following important information
on coordination, timing and funding
resources for each specific action.
Related Strategies
This column identifies the strategies
from Chapter 4 that directly relate
to each action item. This provides
a “crosswalk” linking the various
strategies to specific actions the Town
will undertake to implement the
community’s vision for the Gateway
Area. Not every action has an associated
strategy, since some action items
are already in place or are additional
components of the Innovate Gateway
project.
Time Frame
This column identifies the anticipated
timing for each action, based on the
following four categories:
»Short = 0 to 2 years
»Medium = 3 to 5 years
»Long = over 5 years
»Ongoing
Estimated Costs
This column identifies the approximate
cost and level of effort needed to
implement each action. This is just an
estimate and assumes both hard costs
and staff time, defined as follows:
»$ Lower Cost
(<$100,000)
»$$ Moderate Cost
($100,000 to $500,000)
»$$$ Higher Cost
($500,000 to $1,000,000)
»$$$$ Highest Cost
(over $1,000,000)
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 125
5: IMPLEMENTATION
Policy and Regulatory Actions
Strategic changes to existing Town
policies and regulations are a critical
first step in creating an effective
pathway to positive change over time
in the Gateway Area. Small changes to
these development requirements can
have big impacts, both in the short-
term and over the accrual of many
years’ worth of implementation. Clear,
concise and actively managed policies
and regulations are critical in assuring
that the Gateway Area protects what
the community wants to protect and
grows the way the community wants
to grow. On the other hand, regulatory
flexibility is also important to enable and
encourage new, creative approaches to
solving enduring problems that existing
regulations may not have been able to
fix or may even have made worse. This
is particularly the case for mixed-use
and workforce housing projects that
will require ongoing refinements to
Town policies and programs as market
conditions change and mature over
time.
Any plan without a clear policy directive
and means to implement it risks sitting
on the shelf, ineffective and unused. It
is therefore critical that the Innovate
Gateway Strategy becomes the key
policy framework for the Gateway Area
and that all future development and
change will be reviewed for consistency
with the goals, policies, and strategies
set forth within this document. For
this to be achieved, the Town will need
to incorporate the vision, goals and
strategies included in this document
into the current General Plan Update
and updates to the Development Code,
Infrastructure Master Plans, and other
Town policy, regulatory and budgetary
documents. Table 4 identifies necessary
investment actions, and includes detail
on their related strategies, timing,
responsibility, approximate cost and
status.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY126
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TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 127
Table 4: Policy and Regulatory Actions
Actions Related Strategies Time
Frame
Est.
Cost
Action R-1. Incorporate Innovate Gateway Strategies
into the General Plan Update Process.
Utilize the Innovate Gateway Strategy to help inform the current
2040 General Plan Update process, including the Vision Framework
and recommended changes to land use policies, sustainability and
mobility approaches, and streetscape designs. These components
can be translated into draft General Plan policies, programs, actions
and diagrams. The goal is to seamlessly integrate the concepts
included in the Innovate Gateway Strategy into the General Plan
Update discussion, and ultimately, the new 2040 General Plan
document.
»Figure 6: Vision Strategy Diagram
»Figure 7: Mobility and Streetscape Improvements
Diagram
»Table 2: Updated Land Uses
»A.1.a: Incorporate the Gateway Area Vision Strategy
Diagram into the 2040 General Plan
»Table 3: Gateway Area Development Standards
»A.2.A: Create a Culturally Connected Corridor
»A.3.a: Maintain a Variety of Architectural Styles
»A.3.e: Construct New and Innovative Buildings
»A.3.h: Active Street Frontages
»A.3.i: Activate Site Corners
»A.4.b: Provide Views from Open Space Areas
»B.1.a: Incorporate Placemaking Elements
»B.1.c: Create Engaging Spaces
»B.2.a: Promote Recreational Opportunities
»C.1.a: Encourage Smaller and more Affordable Units
»C.1.b: Encourage Workforce Housing on Public
and Institutional Lands:
»C.1.j: Workforce Housing Income Category
»C.3.b: Encourage Vertical Mixed-Use Projects
»C.3.c: Encourage Horizontal Mixed-Use Projects
»C.3.e: Encourage Blended Uses
»E.4.b: Encourage Stormwater Pre-Treatment
»E.4.f: Encourage Permeable Paving Materials
»E.4.g: Integrate Landscaping and Green Infrastructure
»D.3.e: Consider Back-In Angle Parking
»D.5.a: Light Fixture Selection
»D.5.b: Mitigate Street Lighting Impacts
»D.5.e: Reduce Light Pollution
»E.4.b: Encourage Stormwater Pre-Treatment
Short $
5: IMPLEMENTATION
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY128
Actions Related Strategies Time
Frame
Est.
Cost
Action R-2. Incorporate Innovate Gateway
Strategies into the Town’s Development Code.
Implement the Innovate Gateway Strategy zoning
and development standard changes in the Town’s
Development Code requirements to facilitate mixed-
use and workforce/senior housing development, site
improvements, new uses, more outdoor spaces and
improved streetscapes. This includes developing
revised Town Development Code language that
reflects changes in density, land use, design guidance,
development standards, and the like to better
reflect development types and patterns that might
be feasible and attractive along the corridor. This
language may remain as draft until the General
Plan Update is completed or it may be able to be
implemented sooner.
»Table 3: Gateway Area Development Standards
»A.1.b: Create a new Gateway Area Overlay District
»A.1.c: Rezone General Commercial (CG) parcels to Mixed-Use (MU)
in the Gateway Area Overlay District
»A.1.d: Rezone the Truckee Donner Public Utility District Office and
Vehicle/Storage Property
»A.1.e: Rezone the Health Care Hub Parcels
»A.1.f: Create a Single-Family Residential Zone Duplex Option
»A.1.g: Modify Planned Development Requirements
»A.3.b: Maintain Building Height Limits
»A.3.c: Step-back Upper Floors
»A.3.d: Update Building Setbacks
»A.3.f: Create Neighborhood Transitional Areas
»A.3.g: Articulate Building Facades
»A.4.a: Protect Mountain Views
»A.4.c: Change Scenic Corridor Standards in the Gateway Area
Overlay District
»C.1.e: Limit Short-Term Rentals
»C.1.h: Remove Dwelling Unit Equivalents Requirement from
the Gateway Area Overlay District
»C.1.i: Create a New Senior Housing Definition in the Development Code
»C.2.a: New Building Placement fronting Donner Pass Road
»C.3.a: Develop Mixed-Use Projects
»E.4.a: Maximize Natural Lighting and Heating
»E.4.c: Reduce Energy Usage
»E.4.d: Require Stormwater Planters
»E.4.e: Integrate Drainage
»D.3.a: Design Efficient Parking Layouts
»D.3.b: Construct Safe, Accessible Driveways
»D.3.c: Strategically Increase On-Street Parking
Short-
Medium
$-$$
Table 4: Policy and Regulatory Actions (continued)
5: IMPLEMENTATION
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 129
ActionsRelated StrategiesTime
Frame
Est.
Cost
Action R-2. Incorporate Innovate Gateway
Strategies into the Town’s Development Code.
Implement the Innovate Gateway Strategy zoning
and development standard changes in the Town’s
Development Code requirements to facilitate mixed-
use and workforce/senior housing development, site
improvements, new uses, more outdoor spaces and
improved streetscapes. This includes developing
revised Town Development Code language that
reflects changes in density, land use, design guidance,
development standards, and the like to better
reflect development types and patterns that might
be feasible and attractive along the corridor. This
language may remain as draft until the General
Plan Update is completed or it may be able to be
implemented sooner.
»Table 3: Gateway Area Development Standards
»A.1.b: Create a new Gateway Area Overlay District
»A.1.c: Rezone General Commercial (CG) parcels to Mixed-Use (MU)
in the Gateway Area Overlay District
»A.1.d: Rezone the Truckee Donner Public Utility District Office and
Vehicle/Storage Property
»A.1.e: Rezone the Health Care Hub Parcels
»A.1.f: Create a Single-Family Residential Zone Duplex Option
»A.1.g: Modify Planned Development Requirements
»A.3.b: Maintain Building Height Limits
»A.3.c: Step-back Upper Floors
»A.3.d: Update Building Setbacks
»A.3.f: Create Neighborhood Transitional Areas
»A.3.g: Articulate Building Facades
»A.4.a: Protect Mountain Views
»A.4.c: Change Scenic Corridor Standards in the Gateway Area
Overlay District
»C.1.e: Limit Short-Term Rentals
»C.1.h: Remove Dwelling Unit Equivalents Requirement from
the Gateway Area Overlay District
»C.1.i: Create a New Senior Housing Definition in the Development Code
»C.2.a: New Building Placement fronting Donner Pass Road
»C.3.a: Develop Mixed-Use Projects
»E.4.a: Maximize Natural Lighting and Heating
»E.4.c: Reduce Energy Usage
»E.4.d: Require Stormwater Planters
»E.4.e: Integrate Drainage
»D.3.a: Design Efficient Parking Layouts
»D.3.b: Construct Safe, Accessible Driveways
»D.3.c: Strategically Increase On-Street Parking
Short-
Medium
$-$$
Actions Related Strategies Time
Frame
Est.
Cost
Action R-3. Incorporate Innovate Gateway
Strategies into the Town’s Development Code.
Continued
»D.4.b: Require New Transit Stops at Major Destinations
»E.1.a: Outdoor Plaza and Gathering Space Incentive
»E.4.a: Maximize Natural Lighting and Heating
»E.4.c: Reduce Energy Usage
»E.4.d: Require Stormwater Planters
»E.4.e: Encourage Permeable Paving Materials
»E.4.f: Integrate Landscaping and Green Infrastructure
Short-
Medium
$-$$
Action R-4. Develop Flexible Business Operations
and Regulations.
Implement flexible procedures and regulations that
allow businesses to make operational and minor
use changes with minimal or no discretionary Town
approval, recognizing that business operations need
to adapt to changes in technology, market and
COVID-19 Pandemic conditions. And work with the
local business community to implement the various
strategies included in this document, including
outdoor programming, plaza and gathering spaces,
outdoor dining, and landscaping improvements.
»A.2.b: Promote a Diversity of Businesses
»A.2.c: Develop Flexible Gathering Spaces
»B.1.b: Repurpose Underutilized Site Spaces
»B.1.d: Promote Pop-Up Events
»B.2.c: Support Local Art Programming
»C.2.b: Reduce Commercial Square Footage Requirements
»C.2.c: Construct Smaller Commercial Spaces
»C.4.c: Create Solutions for Outdoor Dining and Retail
Short $-$$
Table 4: Policy and Regulatory Actions (continued)
5: IMPLEMENTATION
Partnerships
The Town will need to further develop
close partnerships with local residents,
businesses, property owners, developers
and public agencies to fully implement
the vision outlined for the Gateway Area.
These partnerships will be crucial to
ensuring the most important strategies
are being effectively implemented, and
the most pressing community needs
are being addressed. This is an ongoing
process, and partnerships need to be
discussed, established and maintained
over time. Table 5 identifies necessary
partnership actions, and includes detail
on their related strategies, timing,
responsibility, approximate cost and
status.
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TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 131
Table 5: Partnerships
Actions Related Strategies Time
Frame
Estimated
Cost
Action P-1. Create a Developer Brochure
Prepare an “Innovate Gateway Developer Brochure” that summarizes the Vision
Framework and key zoning and development requirements, design guidelines,
streetscape design concepts, project review processes and other important
information in a clear, concise and highly visual format. The brochure should
emphasize the various development incentives and Community Benefits
Program offered by the Town and include major findings from the Innovate
Gateway Development Feasibility Assessment. The goal of this brochure is to
solicit interest in the area, convey the community’s vision and attract the right
type of developers who can create community-desired and needed projects.
None (related project component)Short $
Action P-2. Form a Gateway Area Advisory Group
Transition community support for housing, placemaking and economic
development activity into an advisory committee so they can become a catalyst
for positive change in the Gateway Area. This new Innovate Gateway Advisory
Group can help the community become more organized and allow them to take
ownership of strategies and projects contained in this document. Membership
in the advisory committee should include local property and business owners,
Realtors, public agency partner representatives, residents, civic leaders and
school representatives.
None (related project component)Medium $
Action P-3. Expand the Innovate Gateway Webpage
Expand the Innovate Gateway webpage on the Town’s website so it can become
a one-stop online resource for all information related to the area, including
updates about development incentives, public improvements, construction
projects, new businesses or other community activities. Consider adding a
community forum component to the webpage where residents, property owners,
businesses, real estate brokers and other stakeholders can post information
about available properties, development opportunities, rental units and jobs.
None (related project component)Short $
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TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY132
Table 5: Partnerships (continued)
Actions Related Strategies Time
Frame
Estimated
Cost
Action P-4. Assist the Spanish Language Community
Offer Spanish language assistance and targeted outreach to Hispanic/Latinx
business and resident community within the Gateway Area, including preparing
digital and hard copy materials in Spanish regarding development incentives and
opportunities.
None (related project component)Short
Ongoing
$
Action P-5. Partner with the Tahoe Forest Hospital District
Continue to work closely with the Tahoe Forest Hospital District on both the
development of the Hospital Master Plan and implementation of the various
improvements included in the Innovate Gateway Strategy. As complementary
public agency partners, identify specific ways to improve project and operational
coordination, organize joint community engagement events, and create financial
partnerships to implement streetscape or other corridor improvements.
»B.2.d: Encourage Interactive
Health Spaces
»E.3.a: Incorporate Transitions
»E.3.b: Improve Pedestrian
Amenities
»E.3.c: Coordinate the Innovate
Gateway Strategy with the
Tahoe Forest Master Plan
Short
Ongoing
$
Action P-6. Partner with the Truckee Donner Public Utility District
Continue to work closely with TDPUD to identify possibilities for relocation
of their existing offices and vehicle/storage property on Donner Pass Road
to another location in the Truckee or the immediate area. This will allow the
District to create a new facility while also freeing up land in the Western Gateway
area for new mixed-use or multi-family development. There is also the related
opportunity for the District to partner with a developer and use the property to
construct workforce housing for District employees.
»B.2.b: Expand Educational and
Civic Opportunities
»C.1.k: Relocate the Truckee
Donner Public Utility District
Office and Vehicle/Storage
Property
Short
Ongoing
$
Action P-7. Expand Community and Public Art
Continue to identify ways to incorporate public art and design into the public realm
within the Gateway Area, by engaging with local artists, including those from
indigenous American Indian Nations. This can include temporary or permanent
art pieces, functional art that is incorporated with streetscape or bicycle/pedestrian
amenities, and art that is incorporated into building design/facades.
»B.4.a: Ensure Art has a Local
Context
»B.4.b: Ensure Accessibility of
Public Art
»B.4.c: Engage with Local Artists
»B.4.d: Encourage Functional Art
Short
Ongoing
$-$$$
5: IMPLEMENTATION
Investments
The range of new, expanded and
improved infrastructure outlined in the
Innovate Gateway Strategy will require
significant investment in both initial
capital costs and ongoing maintenance.
These public, private and public-private
partnership investments in specific
projects will allow the Town of Truckee
and the community to focus limited
financial resources on items that will
get the most results for the community.
Organizing these limited financial
resources is key to the long-term success
of the Gateway Area. Table 6 identifies
necessary investment actions and
includes detail on their related strategies,
timing, responsibility, approximate cost
and status.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 133
Actions Related Strategies Time
Frame
Estimated
Cost
Action I-1. Expand the Signage and Wayfinding Program
Develop and implement a new Gateway Area signage and wayfinding program
that is easily understood and provides a welcoming entryway and information
on automobile parking, deliveries, bicycle parking and connectivity between
parking and non-motorized transportation options. This program should be
based on the Town-wide signage designs and standards, but focused on specific
implementation within the Gateway Area.
»B.3.a: Install Consistent,
Recognizable Wayfinding and
Signage
»B.3.b: Ensure Visibility of
Wayfinding and Signage
»B.3.c: Add Select Optimal
Wayfinding Routes
»B.3.d: Maximize Visual
Recognition
»B.3.e: Provide Clear Directions
»B.3.f: Create a Central Gateway
Feature
Short-
Medium
$-$$$
Table 6: Investments
5: IMPLEMENTATION
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY134
Table 6: Investments (continued)
Actions Related Strategies Time
Frame
Estimated
Cost
Action I-2. Coordinate with the Tahoe Forest Hospital on a new Donner
Pass Road Roundabout tied to the Hospital Master Plan.
Continue to coordinate with the Tahoe Forest Hospital on the appropriate design
for a new roundabout on Donner Pass Road between Pine Avenue and Lake
Avenue. Ensure the final design incorporates seamlessly with the streetscape
design concepts and guidelines included in the Innovate Gateway Strategy while
reducing traffic impacts to the existing residential neighborhood.
»E.3.c: Coordinate the Innovate
Gateway Strategy with the
Tahoe Forest Master Plan
Short-
Medium
$
Action I-3. Design New Donner Pass Road Roundabouts
Refine the conceptual designs for the two Town roundabouts identified in the
Innovate Gateway Strategy (Donner Pass Road/Northwoods Boulevard and
Donner Pass Road/Highway 89 South) so they integrate with the conceptual
street sections and streetscape design concepts included in this document.
Prepare traffic and environmental analyses to evaluate the various design
alternatives and develop a final preferred design for each intersection. Based
on available funding (General Fund, private development impact fees, and
grant funding), prioritize the construction and implementation of each new
roundabout with the various Donner Pass Road streetscape improvements
identified under Action I-5.
»D.2.a: Create New Roundabouts
»D.2.b: Promote Bike and
Pedestrian Safety at
Roundabouts
Medium-
Long
$$-$$$
Action I-4. Parklet Pilot Project
Working closely with local property and business owners, identify a location for a
temporary parklet in the public-right-of-way to provide outdoor gathering space
in front of a business along Donner Pass Road. Install the parklet as a pilot project
to show business owners, residents and visitors how they could be designed and
how they function to create energy for businesses along Donner Pass Road. The
pilot project can lead to additional design and operation ideas that can be fully
implemented as part of permanent Phase II streetscape improvements.
»E.2.c: Install Parklets Short $-$$$
5: IMPLEMENTATION
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 135
Table 6: Investments (continued)
Actions Related Strategies Time
Frame
Estimated
Cost
Action I-5. Implement Donner Pass Road Phase II
Improvements
Prepare full construction drawings, secure funding,
and implement the various conceptual streetscape
improvements identified for the Central and Eastern
Gateway Character Areas. This includes sidewalk
improvements, bicycle improvements, new signage
and wayfinding, landscaping improvements,
pedestrian and bicycle amenities, transit facilities and
sustainability/green infrastructure improvements
within the Central and Eastern Gateway character
areas.
»C.4.b: Widen Sidewalks
»D.1.a: Construct Wide, Flexible Sidewalks
»D.1.b: Install Mid-Block Crosswalks
»D.1.c: Create Wider, Safer Bicycle Lanes
»D.1.d: Shorten Pedestrian Crossings
»D.2.c: Complete Additional Streetscape Improvements through
the Central Gateway and Eastern Gateway Areas
»D.4.c: Create a Tahoe Donner Micro-Transit Hub
»D.4.d: Relocate Existing Transit Stops
»D.5.c: Expand Pedestrian Lighting
»D.5.d: Increase Street Lighting
Medium-
Long
$$$$
Action I-6. Potential New Town Funding Sources
Consider allocating funding or financial resources
towards the creation of workforce housing in the
Gateway Area as part of the annual Town budgeting
process. This will help the Town provide financial
incentives for new workforce housing projects,
increasing their financeability.
»C.1.f: Potential Financial Incentives for Mixed-Use Projects
»C.1.g: Potential Financial Incentives for Small Lot Homeownership
Medium $$$-$$$$
Action I-7. Create and Green Corridor Concept
Work closely with local property owners, businesses,
public agency partners, and other stakeholders to
implement the Green Corridor concept. This will likely
include incremental improvements to both the public
realm (streetscape, parks) and private realm (plazas,
gathering spaces) to fully implement this concept.
»E.1.b: Focus on Immediate Activations
»E.1.c: Create a Flexible Approach
»E.2.a: Connect Plazas and Gathering Spaces to Stand-Alone
Transit Stops/Shelters
»E.2.b: Convert Parking Areas
»E.2.c: Create Pocket Parks
Short
Ongoing
$$$-$$$$