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HomeMy Public PortalAboutChapter 33 TITLEVISION FRAMEWORK Introduction The Vision Framework establishes a blueprint for how the Gateway Area will evolve over the next decade and beyond. It provides answers to questions such as: what are our goals as a community? How do those goals translate to a commonly held vision for the future? What should the physical and natural character of the Gateway Area look and feel like? And, how should the area function so that it is a vibrant, attractive, safe, sustainable and uniquely Truckee place that supports the housing, commercial, office, medical, and diverse needs of local residents, visitors, and workers? These questions and objectives have helped to generate a Vision Framework that reflects the community’s goals and aspirations for the future of the Gateway Area. In addition to the community’s input collected throughout the planning and design process, previous plans and concurrent projects have helped to inform this strategy. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 39 In this chapter Introduction Vision Framework Vision Strategy Diagram Streetscape Improvements Diagram Western Gateway Character Area Central Gateway Character Area Eastern Gateway Character Area 3: VISION FRAMEWORK Vision Framework The Vision Framework Diagram is a one-stop “plan on a page” that illustrates the key building blocks of the Innovate Gateway Strategy. The diagram (shown on the next page) includes three major components that will bolster the Gateway Area as a unique, welcoming, supportive, connected and healthy neighborhood and bring about tangible, positive change. Guided by this framework, the remainder of the Innovate Gateway Strategy articulates a range of creative and realistic strategies and concepts. This includes specific goals, policies, projects and actions necessary to achieve the desired vision, and direct future development and investment decisions within the Study Area. This Vision Framework is organized into three distinct parts: Vision Elements The five Vision Elements—Unique, Welcoming, Supportive, Connected and Healthy—build on the existing character of the Gateway Area while setting a course for a dynamic, interconnected mosaic of people, places and activities. Strategies An array of strategies, ranging from short-term “quick win” improvements to mid- and long-term investments, is outlined in the categories under each Vision Element. Combined, these strategies include the range of ideas and changes desired by the community for the Gateway Area, while also being grounded based on realistic design and economic considerations. Character Areas The Gateway Area includes a range of different lot sizes and existing uses, and the character of the area changes as people move along the corridor. This requires context-sensitive recommendations that respond to these different characteristics. To implement the Vision Framework while also considering these differences, the Study Area is divided into three Character Areas (see Figure 6): • Western Gateway: This includes the areas from Interstate 80 to approximately the Truckee High School sports complex entrance. • Central Gateway: This includes the area from approximately the Truckee High School sports complex entrance to Sierra Avenue. • Eastern Gateway: This includes the area from Sierra Avenue to approximately Interstate 80 near the McIver Dairy property. Each Character Area has a unique approach to land use and multimodal improvements that are consistent with the Vision Framework and will enhance the vitality of the Gateway Area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY40 3: VISION FRAMEWORK 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 STRATEGY 41 3: VISION FRAMEWORK Table 2: Proposed Gateway Area Land Uses Residential Description: Large lot single-family homes. Development Standard: 0.5-1 dwelling units per acre Education Description: Public facilities, government offices, educational facilities, and student and workforce housing. Development Standard: 1.0 max FAR; including 12-24 dwelling units per acre Health Care Hub Description: Medical and hospital facilities, supporting retail, and workforce housing. Development Standard: 1.25 max FAR; including 12-18 dwelling units per acre Mixed-Use Description: Multi-family residential, retail, office, and service commercial. Development Standard: 1.25 maximum FAR; including 12-24 dwelling units per acre Recreation Description: Public recreation uses and community facilities. Development Standard: 0.2 max FAR (non- open space land) Vision Strategy Diagram The Vision Strategy Diagram (Figure 6) illustrates the physical concepts, policies and strategies that will propel the Gateway Area’s evolution. The concepts illustrated on the diagram build upon the existing assets in the Study Area to create a fully interconnected, vibrant, healthy, sustainable and well-designed urban fabric with multiple opportunities for community enhancement and investment. Key elements of the Vision Strategy Diagram include: Land Uses Updated land use designations are considered to plan for new mixed-use and multifamily housing projects that support local businesses, encourage new workforce and senior housing, and create a more active street environment along Donner Pass Road (see Table 2). At the same time, strategies will be in place to protect existing single-family neighborhoods and support the various public institutions and medical uses in the Gateway Area (see Chapter 4). Character Areas Unique areas are created with different design and policy approaches that will allow a range of new projects to be developed, tailored to meet the community’s vision for these areas. This includes the Western Gateway, Central Gateway and Eastern Gateway areas (described in detail later in this chapter). Green Corridor A central “Green Corridor” is envisioned that will become a series of plazas, parks and open spaces that are interconnected by a safe and active bicycle and pedestrian network. Donner Pass Road Improvements The full extent of Donner Pass Road through the Gateway Area is envisioned to have welcoming and safe pedestrian and bicycle facilities, enhanced transit opportunities and more placemaking elements. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY42 3: VISION FRAMEWORK Figure 6 Vision Strategy Diagram Western Gateway Central Gateway Eastern Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 43 3: VISION FRAMEWORK Streetscape Improvements Diagram A key component of the Innovate Gateway Strategy is to build on the recent Envision DPR streetscape improvements completed along the Western Gateway segment and expand those concepts into the Central and Eastern Gateway. While taking into account the potential development of new mixed- use and multi-family residential projects that will be located closer to the street with more active ground floor uses. This will create a more pedestrian environment along the entire corridor, necessitating the need for a range of streetscape and public realm improvements. The Streetscape Improvements Diagram (see Figure 7) identifies the approximate locations for major new improvements along the corridor. These improvements are tied to the Vision Framework and discussed in detail in the following sections and in Chapter 4. The various streetscape improvements will work in tandem to improve mobility, improve safety, and provide a dynamic and engaging public realm that serves residents and local businesses alike. During the Envision DPR Corridor study process from 2015-2018, a total of ten new roundabouts were proposed within the Gateway Area to help facilitate traffic circulation throughout the 2-mile corridor. As part of the public outreach process for the Envision DPR study, a concept was also proposed to create full- length medians to reduce the number of vehicular turning movement conflicts. With the implementation of full- length medians, a need for additional locations for vehicles to turn around would arise. This concept would likely require incorporating several smaller roundabouts at minor intersections to facilitate vehicle U-turn movements to access adjacent properties with the median-created right-in and right-out only movements. Although expansion of the Town right-of-way may be necessary to accommodate the roundabouts, this concept would create safer vehicle movements within the corridor, improve the multi-modal experience, and enhance traffic-calming measures. It would also afford the opportunity to reallocate a portion of the existing 15-foot-wide center turn-lane space in certain areas to be incorporated into the bicycle and/or pedestrian facilities, plazas, parklets, transit facilities, etc. Similar to the other streetscape alternatives outlined in this strategy, additional public engagement, adjacent property/business owner coordination, and engineering analysis would occur prior to implementation, including consideration for emergency services and evacuation needs, potential pedestrian/bike conflicts with vehicles, and general public interest. In summary, as part of future development/streetscape improvements, extended center medians and minor intersection roundabouts may be considered to reduce vehicle turning movement conflicts and to improve circulation from Donner Pass Road to adjacent land uses. The final determination of streetscape design details would be approved by the Town during future land use approvals or as part of a Town Capital Improvement Project. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY44 3: VISION FRAMEWORK Figure 7 Mobility and Streetscape Improvements Diagram Western Gateway Central Gateway Eastern Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 45 3: VISION FRAMEWORK Western Gateway Character Area The Western Gateway segment of Donner Pass Road extends from approximately Interstate 80 to the Truckee High School sports complex entrance. This part of the Gateway Area has traditionally included lower-scale commercial development on the north side of Donner Pass Road and near Interstate 80. A significant amount of property is dedicated to public schools on the south side of Donner Pass Road. Vision The Western Gateway Area is envisioned to become a mixed-use and multi-family residential neighborhood that includes a combination of small-scale retail, dining, office and similar commercial uses while continuing to accommodate the schools. Ground floor residential is encouraged in the middle of larger blocks to replace auto-oriented uses and provide needed workforce and senior housing. Commercial, retail and office uses should be located on intermittent corners and other viable locations. Land Use Character and Form Two- to three-story buildings that include upper floor stepbacks are encouraged in this area. New buildings will be located closer to Donner Pass Road to allow more pedestrian interaction with businesses and restaurants with parking screened behind buildings. New vertical and horizontal mixed-use buildings will support local businesses while also allowing needed opportunities for workforce and senior housing. Larger parcels, or collections of multiple adjacent parcels, will allow opportunities to create larger and more integrated developments that may help reduce development costs. The south side of Donner Pass Road will remain an education, arts, sports and community service hub. New teacher and administrator housing is possible on excess School District property that fronts Donner Pass Road. This is a strategic opportunity to create needed workforce housing near the schools and within walking distance to a range of retail and commercial uses. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY46 3: VISION FRAMEWORK Conceptual rendering of the future Western Gateway character area TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 47 3: VISION FRAMEWORK Streetscape Concepts The Donner Pass Road streetscape was recently improved in the Western Gateway as part of the Envision DPR process. Additional improvements will be made to further support mobility and local businesses, as shown on Figure 8. This includes creating a roundabout at the intersection of Donner Pass Road and Northwoods Boulevard and further enhancing the streetscape with more trees for shading and additional green infrastructure (e.g., bioswales, detention basins). This area is also envisioned to include more plaza and outdoor spaces, linking the multi-modal corridor to local businesses and mixed-use developments. One key concept for this area is to allow the re-purposing of some on-street parking spaces on the north side of the street to outdoor plazas. This strategy will be tied to new development projects that remove or reconfigure driveways, which allow more space for these features to be created. The following pages provide conceptual designs for streetscape improvements in the Western Gateway character area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY48 3: VISION FRAMEWORK Figure 8 Western Gateway Streetscape Improvements Western Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 49 3: VISION FRAMEWORK 8’ Sidewalk 8’ Parking 5’ Bike Lane 11’ Travel Lane 15’ Center Turn Lane/ Median 11’ Travel Lane 5’ Bike Lane 11’ Sidewalk 6’ Land- scaping 80’ ROWN S SECTION 1 (existing condition) Class II Bicycle Lane The Western Gateway area recently received upgrades through the Envision DPR process that included streetscape beautification, new and upgraded pedestrian and bicycle facilities, improved traffic flow and traffic calming, and underground utilities. These improvements maintained two travel lanes and a center turn lane, while adding mid-block pedestrian crosswalks with bulbouts and better defined Class II bicycle lanes to enhance mobility and safety. New sidewalks were also constructed and on-street parking was added largely to the north side of the street (to provide parking to commercial and residential uses). TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY50 3: VISION FRAMEWORK 8’ Sidewalk 8’ Parking 5’ Bike Lane 11’ Travel Lane 15’ Center Turn Lane/ Median 11’ Travel Lane 5’ Bike Lane 11’ Sidewalk 6’ Land- scaping 80’ ROWN S SECTION 1B IMPROVEMENTS Class II Bicycle Lane with Expanded Outdoor Plaza Space With the recent implementation of Envision DPR, additional improvements in this segment are focused on strategic enhancements rather than complete redesigns. Parking spots, for instance, can be converted into parklets to create additional space in the public realm for plazas, outdoor dining and other active uses. Additional medians can be constructed to help calm traffic and provide more greenery/stormwater capture. Additionally, more street trees can be planted in empty landscaping areas along sidewalks to provide shade for pedestrians, capture stormwater runoff, enhance aesthetics, and reduce the heat-island effect. All of these enhancements would be site specific and need to take into account driveway realignments (where applicable) and turning movements to/ from side streets. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 51 3: VISION FRAMEWORK Central Gateway Character Area The Central Gateway extends from approximately the Truckee High School sports complex entrance to Sierra Avenue. This part of the Gateway Area has traditionally contained the largest retail uses and shopping centers in the Study Area, and is centered on the main intersection (Donner Pass Road and Highway 89 South). This area also has the largest parcel sizes in the Study Area, creating an opportunity for larger mixed- use and multi-family residential projects in the core “node” at the center of the Gateway Area. Vision The Central Gateway is envisioned to become a commercial mixed‐use area that builds on existing local stores, restaurants, services and other destinations. New mixed‐use projects are encouraged with commercial and retail on the ground floor and residential above and/or towards the center and rear of the parcel. There will be an active and engaging street experience with many plazas and green spaces. Land Use Character and Form Two- to three-story buildings that include upper floor stepbacks will be encouraged in this area. New buildings will be located closer to Donner Pass Road to allow more pedestrian interaction with businesses and restaurants. New vertical mixed-use buildings will support local businesses while also allowing needed opportunities for workforce and senior housing. Larger parcels, or collections of multiple adjacent parcels, will allow opportunities to create larger and more integrated developments that may help reduce development costs. There is flexibility in how this area grows and transitions in the future. It may be challenging to redevelop some of the largest parcels because they have highly valuable commercial uses. However, there is a strategic opportunity to create smaller buildings on the edges of parking areas that front Donner Pass Road. These buildings will add additional uses and residences to the area, while also helping to create a more pedestrian environment. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY52 3: VISION FRAMEWORK Conceptual rendering of the future Central Gateway character area TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 53 3: VISION FRAMEWORK Streetscape Concepts The Donner Pass Road streetscape was recently improved in portions of the Central Gateway as part of the Envision DPR process. Additional improvements will be made to further support mobility and local businesses, as shown on Figure 9. This includes creating a roundabout at the intersection of Donner Pass Road and Highway 89 South and further enhancing the streetscape with more trees for shading and additional green infrastructure (e.g., bioswales, detention basins). This area is also envisioned to incorporate more plaza and larger outdoor event spaces, linking the multi-modal corridor to local businesses and mixed-use developments. These spaces will be tied to new or substantially remodeled multi- family and mixed-use projects at the largest scale and intensity in the Gateway Area. The following pages provide conceptual designs for streetscape improvements in the Central Gateway character area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY54 3: VISION FRAMEWORK Figure 9 Central Gateway Streetscape Improvements Central Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 55 3: VISION FRAMEWORK 80’ ROW 11’ Travel Lane 12’ Center Turn Lane/ Median 11’ Travel Lane 5’ Bike Lane 7’ Parking 11’ Parking 5’ Bike Lane 5’ Side- walk 8’ Sidewalk N S 80’ ROW 5-8’ Side walk 5’ - 6’ Bike Path 11’ Travel Lane 12’ Center Turn Lane/ Median 11’ Travel Lane 5’ - 6’ Bike Path 5-8’ Side walk 4’ Land- scaping 4’ Land- scaping 9’ Parking 9’ Parking N S Existing Condition The Western Gateway area recently received upgrades through the Envision DPR project between the school entrance and Highway 89 South. East of Highway 89 South, the street includes two travel lanes and a center turn lane with no medians. There are Class II bicycle lanes and parking on both sides of the street, with narrow sidewalks. SECTION 2 IMPROVEMENTS Class II Bicycle Lane with Parallel Parking This concept maintains the two travel lanes and center turn lane and adds midblock crossings to enhance pedestrian safety. This design also establishes Class II Bike Lanes that are targeted to be six feet wide to provide more safety for bicyclists. Additional landscaping and trees are added along sidewalks and plazas and within medians to create a truly pedestrian environment, capture stormwater and reduce the heat-island effect. Where possible, trees and landscaping may be placed along the curb-edge of the sidewalks and adjacent to pedestrian crossing TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY56 3: VISION FRAMEWORK 5-8’ Side walk 6’ Bike Path 11’ Travel Lane 12’ Center Turn Lane/ Median 11’ Travel Lane 6’ Bike Lane 20’ Parking 5-8’ Side walk 9’ Parking 4’ Land- scaping 4’ Land- scaping 80’ ROWN S diagonal parking and the sidewalk would be located on the private property frontage, similar to the existing head- in diagonal parking configuration. A Class II Bike Lane that is targeted to be six feet wide and parallel parking with landscaping and streetscape amenities would remain on the north side, in accordance with Section 2 above. bulb-outs; however, coordination with the Fire District to assess emergency vehicle access to frontage buildings/ uses, long-term snow removal and maintenance, line-of-sight and safety for pedestrians, bicycles, and vehicles, and the functionality in relation to adjacent existing and proposed uses will be considered for site-specific placement of any landscaping. SECTION 3 IMPROVEMENTS Class II Bicycle Lane with Back-in Angled Parking This concept shows opportunities to enhance on-street parking at key locations with back-in angled parking as an option or interim solution that supports local businesses. In this design, the south side of Donner Pass Road could have a Class II Bicycle Lane, targeted to be six feet wide, with back-in angled parking adjacent to the sidewalk. To accommodate this design for increased parking, a portion of the TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 57 3: VISION FRAMEWORK Land Use Character and Form Two- to three-story buildings that include upper floor stepbacks will be encouraged in this area. New buildings will be located closer to Donner Pass Road to allow more pedestrian interaction with businesses and restaurants. New vertical and horizontal mixed-use buildings will support local businesses while also allowing needed opportunities for workforce and senior housing. Larger parcels, or collections of multiple adjacent parcels, will allow opportunities to create larger and more integrated developments that may help reduce development costs. The Tahoe Forest Hospital District will expand into a larger facility on both sides of Donner Pass Road. This expanded “Health Care Hub” will become a local and regional asset and will necessitate a range of mobility, parking and streetscape improvements to ensure convenient mobility and safety for all modes of travel. Eastern Gateway Character Area The Eastern Gateway extends from approximately Sierra Avenue to Interstate 80 near the McIver Dairy property. This part of the Gateway Area has traditionally included lower-scale commercial developments and the major medical uses associated with Tahoe Forest Hospital. It also includes the largest single recreational and outdoor space in the Gateway Area, which is the McIver Dairy and meadow. Vision The Eastern Gateway is envisioned to become a commercial mixed‐use and hospital campus area that builds on the existing mix of retail, office and medical uses. New mixed‐use projects are encouraged with active ground floor uses and residential above or to the center/back of the parcel. Larger and more intensive uses, like the hospital facility, should be stepped down and transition in scale when they are close to existing residential neighborhoods. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY58 3: VISION FRAMEWORK Conceptual rendering of the future Eastern Gateway character area TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 59 3: VISION FRAMEWORK Streetscape Concepts Some recent streetscape improvements have been made in the Eastern Gateway character area, largely tied to the development of new Tahoe Forest Hospital buildings. Additional improvements will be made to further support mobility, local businesses and the Heath Care Hub as shown on Figure 10. This includes creating a roundabout at a new intersection of Donner Pass Road between Lake Avenue and Pine Avenue. This area is also envisioned to integrate more plaza and outdoor event spaces, linking the multi-modal corridor to local businesses, mixed-use developments and medical uses. These spaces will be tied to new or substantially remodeled multi-family and mixed-use projects, and the expansion of the hospital campus. The following pages provide conceptual designs for streetscape improvements in the Eastern Gateway character area. TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY60 3: VISION FRAMEWORK Figure 10 Eastern Gateway Streetscape Improvements Eastern Gateway TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 61 3: VISION FRAMEWORK 80’ ROW 5-8’ Side walk 5’ - 6’ Bike Path 11’ Travel Lane 12’ Center Turn Lane/ Median 11’ Travel Lane 5’ - 6’ Bike Path 5-8’ Side walk 4’ Land- scaping 4’ Land- scaping 9’ Parking 9’ Parking 80’ ROW 11.5’ Travel Lane 12’ Center Turn Lane/ Median 11.5’ Travel Lane 5’ Bike Lane 9.5’ Parking 5’ Side- walk 6’ Sidewalk 9.5’ Parking N S N S 5’ Bike Lane 6’ Land- scaping Existing Condition The Eastern Gateway area has a similar existing condition as the eastern part of the Central Gateway area with two travel lanes, a center turn lane and parking on both sides of the street. There are currently Class II bicycle lanes on both sides of the street. It should be noted that with the recent expansion of the Hospital complex in this segment, some street improvements such as mid-block crossings, landscaping, and widened sidewalks have been created. SECTION 2 IMPROVEMENTS Class II Bicycle Lane with Parallel Parking This concept maintains the two travel lanes and center turn lane and adds midblock crossings to enhance pedestrian safety. This design also establishes Class II Bike Lanes that are targeted to be six feet wide to provide more safety for bicyclists. Additional landscaping and trees are added along sidewalks and plazas and within medians to create a truly pedestrian environment, capture stormwater and reduce the TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY62 3: VISION FRAMEWORK for increased parking, a portion of the diagonal parking and the sidewalk would be located on the private property frontage, similar to the existing head- in diagonal parking configuration. A Class II Bike Lane that is targeted to be six feet wide and parallel parking with landscaping and streetscape amenities would remain on the north side, in accordance with Section 2 above. heat-island effect. Where possible, trees and landscaping may be placed along the curb-edge of the sidewalks and adjacent to pedestrian crossing bulb-outs; however, coordination with the Fire District to assess emergency vehicle access to frontage buildings/ uses, long-term snow removal and maintenance, line-of-sight and safety for pedestrians, bicycles, and vehicles, and the functionality in relation to adjacent existing and proposed uses will be considered for site-specific placement of any landscaping. SECTION 3 IMPROVEMENTS Class II Bicycle Lane with Back-in Angled Parking This concept shows opportunities to enhance on-street parking at key locations with back-in angled parking as an option or interim solution that supports local businesses. In this design, the south side of Donner Pass Road could have a Class II Bicycle Lane, targeted to be six feet wide, with back-in angled parking adjacent to the sidewalk. To accommodate this design 5-8’ Side walk 6’ Bike Path 11’ Travel Lane 12’ Center Turn Lane/ Median 11’ Travel Lane 6’ Bike Lane 20’ Parking 5-8’ Side walk 9’ Parking 4’ Land- scaping 4’ Land- scaping 80’ ROWN S TOWN OF TRUCKEE / INNOVATE GATEWAY STRATEGY 63