HomeMy Public PortalAbout+Cover and Chapter 1INNOVATE GATEWAY STRATEGY
Adopted October 26, 2021 | Town Council Resolution No. 2021-60
Preface
Non-Regulatory Function of Strategy
The Town of Truckee conducted a process in 2020 through 2021 that studied new housing, economic
development strategies, and sustainable mobility opportunities within the Gateway Area. This planning effort
builds from the recent Envision DPR work and provided an opportunity for the community to discuss the look,
feel, character, and types of uses that are most desired and appropriate for the Gateway Area.
The Innovate Gateway Strategy that resulted from this process is not a regulatory plan and does not have a
legally binding effect on future actions or activities that the Town may take. It is a planning study/report that
is intended to assist the Town Council, Planning Commission, other Town review bodies, and Town staff in
identifying, analyzing, prioritizing, and implementing potential future actions within the Gateway Area.
2040 General Plan Update Takes Precedence
The Truckee 2040 General Plan Update is currently in-progress, including the evaluation of land use densities
and intensities within the Gateway Area. The language and proposed land use tables in this strategy reflect
the results of the Innovate Gateway public engagement process, such as a total floor area ratio of 1.25 inclusive
of 12-24 residential dwelling units per acre within the proposed Mixed-Use zoning district. Ultimately, the
densities and intensities within this strategy may be adjusted up or down when incorporated into the Truckee
Development Code based on the final land use outcomes adopted in the Truckee 2040 General Plan Update.
Truckee Town Council
Anna Klovstad, Mayor
Courtney Henderson, Vice Mayor
Dave Polivy, Council Member
Lindsay Romack, Council Member
Jan Zabriskie, Council Member
Truckee Planning Commission
Dave Gove, Chair
Suzie Tarnay, Vice Chair
Daniel Fraiman
Nikki Riley
Ruth Miller
Acknowledgments
Town Staff
Jennifer Callaway, Town Manager
Denyelle Nishimori, Community
Development Director
Jenna Gatto, Planning Manager
Jaime LaChance, Senior Planner
Yumie Dahn, Senior Planner
Scott Mathot, PE, Associate Engineer
Alfred Knotts, Transit Program Manager
Carissa Binkley, Administrative
Technician
Project Consultants
Chris Beynon, MIG
Dan Amsden, MIG
Phoenix Alfaro, MIG
Sasha Ragland, MIG
Ana Padilla, MIG
Edward Samson, MIG
Blaze Syka, MIG
Sou Garner, MIG
Aaron Nousaine, BAE Urban Economics
Matt Fairris, BAE Urban Economics
Gordon Shaw, LSC Transportation
Bill Suen, LSC Transportation
Sara Hawley, LSC Transportation
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY I
Chapter 1: Introduction ...............................1
Project Overview .............................................................................1
Study Area ..........................................................................................2
Purpose and Goals .......................................................................4
Schedule ..............................................................................................5
Community Process ....................................................................6
Document Overview ...................................................................8
Chapter 2: Existing Context ....................11
Introduction ......................................................................................11
Community History and Context ......................................12
Existing Uses ..................................................................................13
Existing Zoning and Development Standards .......16
Building Form ...............................................................................20
Streetscape Character .............................................................22
Economic Conditions ..............................................................28
Development Prototypes and Financial
Feasibility Analysis .....................................................................30
Moving Forward ...........................................................................37
Contents
Chapter 3: Vision Framework ...............39
Introduction ....................................................................................39
Vision Framework ......................................................................40
Vision Strategy Diagram .......................................................42
Streetscape Improvements Diagram ..........................44
Western Gateway Character Area ...................................46
Central Gateway Character Area ......................................52
Eastern Gateway Character Area .....................................54
Chapter 4: Corridor Strategies .............65
Introduction ....................................................................................65
Vision Element A: Unique .....................................................67
Vision Element B: Welcoming ...........................................84
Vision Element C: Supportive .............................................92
Vision Element D: Connected ..........................................104
Vision Element E: Healthy ....................................................114
Chapter 5: Implementation ..................123
Introduction ..................................................................................123
Policy and Regulatory Actions .........................................126
Partnerships...................................................................................131
Investments ..................................................................................134
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGYII
Chapter 6: Glossary .................................137
List of Figures
Figure 1. Innovate Gateway Study Area ..........................3
Figure 2. Current Zoning ........................................................19
Figure 3. Building and Parcel Sizes ..................................21
Figure 4. Bicycle, Pedestrian
and Transit Amenities ........................................................25
Figure 5. Driveways and Site Access...............................27
Figure 6. Vision Strategy Diagram ..................................43
Figure 7. Mobility and Streetscape
Improvements Diagram ...................................................45
Figure 8. Western Gateway Streetscape
Improvements .........................................................................49
Figure 9. Central Gateway Streetscape
Improvements ..........................................................................55
Figure 10. Eastern Gateway Streetscape
Improvements .......................................................................61
Figure 11. Proposed Gateway Area Overlay
District Zoning ........................................................................73
List of Tables
Table 1. Current Zoning and Development
Standards .....................................................................................18
Table 2. Proposed Gateway Area Land Uses ............42
Table 3. Proposed Gateway Area Overlay
District Zoning...........................................................................21
Table 4. Policy and Regulatory Actions ......................25
Table 5. Partnerships ................................................................131
Table 6. Investments ................................................................131
Attachments
A: Community Engagement Summaries
B: Existing Conditions Summary
C: Innovate Gateway Development
Feasibility Assessment
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY III
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In this chapter
Project Overview
Advisory Section
Study Area
Purpose and Goals
Schedule
Community Process
Document Overview
INTRODUCTION
Project Overview
The Gateway Area is a key community destination—providing a
range of uses and activities that are focused on supporting the needs
of residents, workers and visitors alike. This includes a variety of retail
and commercial services, professional offices, restaurants, four of
Truckee’s schools, the regional hospital and medical services, and
well-established residential neighborhoods. Unlike Downtown, the
Gateway Area has traditionally included businesses and housing that
serve the local community. Over time, the area has grown older and
its auto-oriented design has become outdated. There is a tremendous
opportunity for the community to frame a new vision for this area
that focuses on a greater mix of uses, more outdoor public spaces,
increased workforce and senior housing, and improved mobility.
In Fall 2020, the Town began a process to study new housing options,
economic growth strategies, sustainable mobility improvements,
and quality of life enhancements within the Gateway Area. This
effort, known as Innovate Gateway, provided an opportunity for the
community to discuss in detail the look, feel, character, and types of
uses that are most desired and appropriate for the area.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 11
1: INTRODUCTION
Study Area
Donner Pass Road has a rich history as
a major gateway into the community
and the primary east-west road through
Truckee. The Innovate Gateway Study
Area (shown on Figure 1) covers a two-
mile stretch of Donner Pass Road from
Coldstream Road to the McIver Crossing
Roundabout. It contains approximately
220 acres of land, which includes a mix of
private, public, and quasi-public property.
The Truckee 2025 General Plan describes
the Gateway Area in detail, highlighting
that this corridor is predominantly auto-
oriented and has not experienced the
same level of reinvestment as other areas
of town, reflecting remnants of the time
when it was part of US Route 40. Despite
nearly two decades of land use attention
by the Town, major private development
improvements have not materialized due
in part to transportation-related issues
and a lack of incentives to reinvest or
redevelop. Additionally, the Town is in
great need of affordable and workforce
housing, mixed-use development, and
linkages between transit and more
intensive land uses in the Gateway Area.
However, there have been several
successful efforts in recent years to
improve the infrastructure and add
new private investment within the
Gateway Area. The Envision DPR process,
completed in 2019, led to improved
sidewalks, landscaping, bicycle lanes,
pedestrian bulbouts and mid-block
crossings, and other streetscape features
along the western portion of the Study
Area (from approximately Richards
Boulevard to Highway 89 South).
Similarly, there has been an increase in
private investment along Donner Pass
Road. Recent development projects
including Dickson Realty, High Altitude
Fitness, Grocery Outlet, and the Tahoe
Forest Hospital Cancer Center, have
created new building stock and a new
design approach that orients building
frontages toward the street to create a
more active pedestrian environment.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY2
1: INTRODUCTION
Figure 1
Innovate Gateway Study Area
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 3
1: INTRODUCTION
Purpose and Goals
The purpose of the Innovate Gateway
project is to renew focus and energy
in supporting workforce housing and
mixed-use development projects,
creating additional streetscape and
mobility improvements, and adding
more activity and open outdoor spaces
along the Donner Pass Road corridor.
This includes identifying strategies
to better integrate land use, urban
design, development economics,
and sustainable mobility concepts
throughout the area.
The Innovate Gateway Strategy is guided
by four overarching project goals (shown
to the right). As the vision and strategies
are implemented, they should be
measured and monitored in how they
achieve these goals. While each strategy
included in this document does not
respond to every goal equally, they all
work together to establish a common
vision and direction for the future of the
Gateway Area. GOAL D
Enhance the quality of life for
existing and future residents,
workers and visitors.
GOAL C
Improve multi-modal transportation
to reduce traffic and improve safe and
convenient mobility for all users.
GOAL B
Inspire economic development
and reinvestment through incentives
and compelling design concepts.
GOAL A
Consider higher density and more
affordable housing opportunities near job
centers, transit and community services.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY4
1: INTRODUCTION
Project Schedule
Focus
Groups #1
SEPT
2020
OCT
2020
NOV
2020
DEC
2020
JAN
2021
FEB
2021
MAR
2021
APR
2021
MAY
2021
JUN
2021
Existing
Conditions
Summary and
Mapping
JUL
2021
AUG
2021
SEPT
2021
OCT
2021
VISIONING
Community
Workshop #1 and
Online Survey
LAND USE AND
DESIGN OPTIONS
Community Workshop
#2 and Online Survey
PREFERRED
CORRIDOR STRATEGY
Community Open
House
Land Use and
Corridor Design
Options
Design Prototypes,
Preferred Corridor
Concept, and
Emerging Policy
Changes
INNOVATE GATEWAY
STRATEGY
Integrated Land Use, Urban
Design and Transportation
Strategies
COMMUNITY ENGAGEMENT EVENTS AND ACTIVITIES
ANALYSIS, STRATEGIES AND DELIVERABLES
Focus
Groups #2
Schedule
The Innovate Gateway Strategy was
conducted over approximately one year
between September 2020 and October
2021. The project included an initial
existing conditions analysis that was
used to help inform a robust community
engagement process. Given the timing
of the project, nearly all community
engagement was conducted digitally
during the COVID-19 Pandemic. This
was achieved through interactive online
workshops, detailed online surveys,
and stakeholder discussions which are
summarized on the next page.
While the Innovate Gateway Strategy
is focused specifically on the Gateway
Area, the Town is also working on several
concurrent planning efforts. These
include the recently completed Envision
DPR streetscape project, the Truckee
2040 General Plan Update in progress,
and the SB2 Housing Study.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 5
1: INTRODUCTION
Online Survey #1
In November 2020, the Project Team
created an online survey that included
questions about the Gateway Area’s
current assets, challenges and
opportunities. Participants also provided
ideas regarding a future vision for the
area. The survey was prepared in both
English and Spanish versions and was
completed by 170 people. Community
ideas and input from the survey were
used to help inform initial visioning ideas
used during Community Workshop #1.
Community Workshop #1
The Town hosted the first community
workshop on December 3, 2020, in an
interactive online Zoom format. The
goals of this workshop were to introduce
the Innovate Gateway project to the
community, present some existing
conditions findings and context, and
solicit ideas on a future vision for the
Gateway Area. A total of 63 people
attended the online workshop and
provided a wealth of detailed ideas
and feedback. These ideas were used
to develop the initial draft of the Vision
Framework.
Community Process
The Innovate Gateway project was
designed to include a robust community
engagement and discussion process.
The Project Team (which included
Town staff and consultants) developed
and launched an extensive outreach
and engagement process that
included multiple opportunities for
the community to review and provide
feedback on draft ideas and design
concepts. The following is a summary
of the major components of this
engagement effort. A comprehensive
summary of all community ideas and
comments is included as Attachment A.
Project Flyers and Website
The Project Team produced several flyers
that were handed out to property and
business owners along Donner Pass
Road. They were also sent out digitally via
email and social media to help publicize
the project and solicit community input.
The Town also developed a webpage
that included all project materials and
meeting information, available at:
townoftruckee.com/innovategateway.
Community Workshop #2
The Town then hosted Community Workshop
#2 on March 11, 2021,to present the Emerging
Vision Framework and initial conceptual project
prototypes. A total of 48 people attended the
online workshop and provided a wealth of ideas
and feedback. Community Survey #2
The Town then prepared an
online survey that mirrored
the content of Community
Workshop #2. Over 70
people took the online
survey, and participants
provided over 800
individual comments on
the various Draft Vision
Elements and Project
Concepts.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY6
1: INTRODUCTION
Community Workshop #2
The Town hosted a second online
community workshop on March 11,
2021, to present the Emerging Vision
Framework and initial conceptual project
prototypes. A total of 48 people attended
the workshop and provided a range of
ideas and feedback recorded on digital
white boards.
Community Survey #2
Following the second community
workshop, the Project Team created an
online survey in English and Spanish
that mirrored the content of the session.
More than 70 people participated in the
online survey, and participants provided
over 800 individual comments on the
various Draft Vision Elements and Project
Concepts.
Community Workshop #3
The Town hosted Community Workshop
#3 on June 17, 2021, in an online Zoom
format. The goals of this workshop were
to provide project updates, present
the refined Vision Framework, discuss
segment-specific improvements for
the three Character Areas, and discuss
potential regulatory and policy changes
for the Gateway Area. A total of 35 people
attended the online workshop.
Spanish Language Pop-Up Event
The Project Team held an in-person
pop-up event on June 26, 2021, near
La Bamba Mexican Restaurant in the
Gateway Area, to help reach the local
Spanish-speaking community. The event
garnered discussions from 13 residents
and provided an opportunity to further
discuss the proposed strategies for
the Gateway Area with the local Latinx
community.
Stakeholder Discussions
The Project Team also conducted several
rounds of property owner, developer, and
stakeholder discussions throughout the
process. These conversations became
a valuable opportunity to discuss
challenges facing the Gateway Area, and
to also discuss potential design, policy,
and regulatory changes that will help the
Town and community achieve the goals
of the project.
CONCEPTOS DE ZONA OESTE CONCEPTOS DE ZONA CENTRAL CONCEPTOS DE ZONA ESTEPara obtener más información sobre el proyecto de
“Innovate Gateway” y recibir actualizaciones, visite:
www.townoftruckee.com/innovategateway
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 7
1: INTRODUCTION
CHAPTER 2
Existing Context
This chapter provides a summary of
the existing conditions present in the
Gateway Area, including current land
uses, urban form, streetscape conditions,
public spaces, and placemaking features.
This is followed by a summary of the
current economic conditions in Truckee,
and an overview of the development
prototypes and economic pro formas
that were prepared to evaluate new
types of mixed-use and multifamily
projects in the Gateway Area.
CHAPTER 3
Vision Framework
This chapter establishes the high-level
community vision for the Gateway Area’s
future. It introduces five Vision Elements,
which are supported by specific Corridor
Strategies and Actions. It also includes
a comprehensive Vision Framework
Strategy Diagram, which highlights
important physical improvement
opportunities in the Gateway Area.
Document Overview
The Innovate Gateway Strategy is a
strategic, action-oriented document
that presents a clear vision followed
by specific strategies and actions
necessary to achieve positive change in
the coming years. It provides a range of
implementation actions with the goal of
being carried out by the Town of Truckee,
private property owners, business
owners, public agency partners, and
the broader community. Each specific
action reflects the community’s vision, is
intended to be realistic and achievable,
and is based on sound policy for future
decision-making.
Together, the chapters help tell the story
of the Gateway Area and how it can
evolve into the community’s vision in the
years ahead. Each chapter builds upon
the content from the prior section. The
following is a summary of the contents
and structure of the Innovate Gateway
Strategy.
TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY8
1: INTRODUCTION
CHAPTER 6
Glossary
This chapter includes definitions for
terms and phrases used in the document
that are technical in nature and may not
reflect common usage.
ADDITIONAL RESOURCES
The document includes several
attachments that provide more
information, analysis, and detailed
community comments:
»Attachment A: Community
Engagement Summaries
»Attachment B: Existing
Conditions Summary
»Attachment C: Innovate Gateway
Development Feasibility Assessment
CHAPTER 4
Corridor Strategies
This chapter expands upon the Vision
Elements and includes 21 specific
Strategies that are key to implementing
the community’s vision. Each Strategy
includes a goal statement and summary
of why it is important, followed by
specific policies, development standards,
and actions for achieving the goal.
This includes technical information
and numerous graphics and photos to
illustrate and articulate each idea and
concept.
CHAPTER 5
Implementation
This chapter outlines the major
actions and ongoing commitments
recommended to help implement
the Innovate Gateway Strategy. This
includes recommendations for policies
and programs to be included in the
2040 General Plan, potential changes
to the Development Code and Town
Master Plans, strategic partnerships, and
funding opportunities.
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