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Home My Public Portal AboutAttachment B_Existing Conditions Summary1 ATTACHMENT B EXISTING CONDITIONS SUMMARY May 2021 2 PART I. INTRODUCTION……….……….............3 Project Overview Study Area Project Goals Project Schedule Relationship to Other Planning Projects Integrated Schedule PART II. COMMUNITY CONTEXT………........11 History Regional Context Economic Conditions Pandemic Impacts PART III. BUILDING AND USES…….…….......21 Existing Uses Zoning and Development Standards Architectural Variety Building Sizes and Lot Coverage Parcel Size and Depth Onsite Parking Recent and Pending Projects Contents PART IV. STREETSCAPE AND MOBILITY......41 Streetscape Character Existing Right-of-Way Traffic Patterns Traffic Collisions Transit Pedestrian Amenities Bicycle Amenities Driveways and Site Access Snow Storage Gateways Water Quality Signage and Wayfinding 3 PART I INTRODUCTION 4 In Fall 2020, the Town of Truckee began a project to study new housing development, economic development strategies, and sustainable mobility improvements within the Gateway Area. This effort builds from the recent Envision DPR project and concurrent Truckee 2040 General Plan Update process. Most importantly, it provides 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 Gateway Area. Project Overview 5 Donner Pass Road has a rich history as a major gateway into the community and as the primary east-west road through Truckee. The project Study Area 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. A map of the project Study Area is shown on Figure 1 on the following page. Study Area 6 Figure 1. Innovate Gateway Study Area 77 Project Goals A.Consider higher density and more affordable housing and mixed-use opportunities near job centers, transit, schools, and community services. B.Inspire economic development and reinvestment through incentives, economic tools, and compelling design concepts. C.Improve multi-modal transportation to reduce traffic and improve safe and convenient mobility for all users. D.Enhance the quality of life for existing and future residents, workers, and visitors! Project Schedule Focus Group #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 and Online Survey Land Use and Corridor Design Options Design Prototypes, Preferred Corridor Concept, and Emerging Policy Changes DRAFT DONNER PASS ROAD CORRIDOR PLAN Integrated Land Use, Urban Design And Sustainable Transportation Plan COMMUNITY ENGAGEMENT EVENTS AND ACTIVITIES ANALYSIS, STRATEGIES AND DELIVERABLES FINAL DONNER PASS ROAD CORRIDOR PLAN Focus Group #2 8 9 Envision Donner Pass Road The Town has implemented several initial streetscape enhancements, pedestrian/bicycle facility upgrades, traffic flow improvements, and utility improvements related to this recently completed project. www.townoftruckee.com/government/engineering-and- public-works/engineering/town-capital-improvement- projects/envision-dpr Truckee General Plan Update The Town is currently preparing a comprehensive update to its townwide General Plan. The General Plan establishes the overarching land use and circulation policies for Truckee. www.truckee2040.com SB2 Housing Study The Town is currently conducting housing sites analysis, public outreach, and associated CEQA analysis to review Town-initiated rezoning on several properties, including three parcels in the Innovate Gateway Study Area www.townoftruckee.com/government/current-housing-programs Relationship to Other Planning Projects While the Innovate Gateway project is focused specifically on the Gateway Area, the Town of Truckee is also working on several concurrent planning efforts. These include the recently completed Envision Donner Pass Road project and the concurrent Truckee 2040 General Plan and SB2 Housing Study. 10 Integrated Schedule 2016 2017 2018 2019 2020 2021 2022 ENVISION DPR TRUCKEE 2040 GENERAL PLAN UPDATE INNOVATE GATEWAY SB2 HOUSING STUDY Preferred General Plan Alternative The schedule below identifies the timing and integration of these various Town planning projects. The Innovate Gateway project will build from the existing conditions, alternatives, and community discussion already prepared for the General Plan Update process. In turn, the design and zoning concepts developed during the Innovate Gateway project will help inform and refine the General Plan’s Preferred Alternative. 11 PART II COMMUNITY CONTEXT 1212 Originally named Coburn Station, Truckee grew in the 1860s as a key railroad yard and station associated with the Transcontinental Railroad. Donner Pass Road was one of the first Sierra Nevada crossings and has a rich history as part of the original Lincoln Highway, one of the earliest transcontinental highway routes in the United States. The creation of Interstate 80 in the early 1960s bifurcated Truckee, while also allowing Donner Pass Road to become effectively a “main street” for the town. Donner Pass Road remains not only the main east-west roadway through Truckee but also a popular secondary route over Donner Pass. History 1313 Truckee’s location in the Sierra Nevada, proximity to Lake Tahoe and Reno, access to world-class skiing and outdoor recreation, and location along Interstate 80 makes it a popular year- round tourist destination (see Figure 2). Truckee’s extensive recreational resources and outdoor lifestyle are further complemented by the Town’s easy pace of life, quaint downtown, and a variety of entertainment, dining, and cultural destinations. Combined, these locational attributes make Truckee a highly-desirable area for residents, businesses, and visitors. Regional Context 14 Figure 2. Regional Context Truckee Town Limits Innovate Gateway Study Area Historic Downtown Truckee 1515 The Innovate Gateway Study Area includes a variety of existing retail, dining, and commercial uses that serve both residents and visitors alike. These businesses are an important economic resource for the Town, as they provide jobs, services, and tax revenue for the entire community. Economic Conditions | Retail, Dining, and Commercial 1616 The Study Area includes two of Truckee’s largest employers, the Tahoe Forest Health System and Tahoe Truckee Unified School District (TTUSD), both of which employ approximately 520 people (1,040 combined jobs). Additional large employers in the Study Area include Ace Mountain Hardware and Sports, Safeway, and the Truckee Donner Public Utility District. Economic Conditions | Employment 1717 Prior to the COVID-19 Pandemic, approximately 55 percent of all housing units in Truckee were held vacant for seasonal or occasional use. This high vacancy rate corresponded to a progressive reduction in housing availability for full-time residents and the local workforce. As shown on Figure 3, there are single- family homes located near the Tahoe Forest Hospital and several areas of mixed-use or mobile home residential along Donner Pass Road. The Town’s current Housing Element also identifies two sites in the Study Area for potential future residential projects. Economic Conditions | Residential 18 Figure 3. Housing Context Tahoe Forest Hospital 19 Pandemic Impacts | Housing Availability The COVID-19 Pandemic upended traditional work, commute, and housing models. As more industries and companies adapted to further embracing the “work-from-home” model, housing markets in desirable natural and recreational areas have seen a dramatic uptick in new residents. Truckee is one of these desired locations and saw a dramatic increase homes sales and values in 2020. Though the long-term impacts on property values is unclear, the region saw median housing values increase by 66.7 percent between April 2020 and April 2021. (Source: Redfin) Truckee Housing Market Trends 20 Pandemic Impacts | Retail and Dining Similarly, pandemic-related social distancing requirements and restrictions on interior dining have had a dramatic effect on local restaurants, stores, and businesses. Numerous stores in the Study Area have installed temporary outdoor dining and retail spaces. These spaces allow for ongoing operations during mild weather, however, are challenging to operate during colder winter months. 21 PART III BUILDINGS AND USES 22 Existing Uses | Residential As shown on Figure 4 (page 27), the Study Area includes single-family residential neighborhoods between Tahoe Forest Hospital and Highway 89. There are several other areas with multi- family housing located along Donner Pass Road. This includes a mobile home park that provides a source of affordable housing within the Study Area. Residential uses account for 10 percent (22.1 acres) of the land in the Study Area. 23 Existing Uses | Commercial and Office The Study Area contains a range of commercial uses, including retail, services, and restaurants. These businesses form the economic base for the Gateway Area and support the needs of local and visitor shoppers. Office uses are located on several properties along the corridor. These include general services office buildings, real estate and professional services, non-profits, and other similar uses. There are also a handful of mixed-use commercial buildings with residential units above within the study area. Commercial and office uses account for 31 percent (68.5 acres) of the land in the Study Area. 24 Existing Uses | Public—Hospital and Associated Office Tahoe Forest Hospital is a large, regional-serving facility situated in a sprawling complex within the Study Area. The hospital provides emergency medical and urgent care services, and a variety of other medical services including a newly-constructed cancer center. The core hospital uses are further supported by a range of medical offices. Public Hospital and associated office uses account for 8.8 percent (19.3 acres) of the land in the Study Area. 25 Existing Uses | Public—Education The Tahoe Truckee Unified School District encompasses a large percentage of land withing the Study Area. This property is home to the School District offices, Truckee Elementary School, Truckee High School, Sierra Continuation High School, and Sierra Expeditionary Learning School (a K-8 independent charter school). The Truckee High School site includes sports fields and other educational and recreational resources that serve the local community, including a children’s museum and activity center. Public schools and education uses account for 26.3 percent (57.9 acres) of the land in the Study Area. 26 The Study Area includes the site of the historic McIver Dairy Farm, which is the most prominent open space resource within the Study Area. While the sloped topography has historically drawn visitors to use the entire hillside as a sledding slope, the Town recently initiated a wetland restoration and protection project on the western half of the property. The Town has a site improvement plan for this area, which includes parking, frontage improvement and trails. Additionally, the Study Area contains Bill Rose Park, a small 1/4-acre park and playground located behind the hospital. Parks and recreational uses account for 4.4 percent (9.7 acres) of the land in the Study Area. Existing Uses | Public—Parks and Recreation 27 In addition to the public and private property, the Study Area also contains a substantial amount of public right- of-way. This includes public roadways and on-street parking areas. Public street right-of-way accounts for 19.3 percent (42.5 acres) of the land in the Study Area. Existing Uses | Street Right-of-Way 28 Figure 4. Existing General Plan Land Uses 3 -6 du/ac 0.5 -1 du/ac 29 RS –Single Family Residential: Applies to parcels with existing single family residential uses or appropriate for new development. Suffixes attached to this designation denominate the maximum allowed density (units per acre). The “X” suffix establishes that parcels under this zoning may not be further subdivided. RM –Residential Multi-Family: Applies to parcels suitable for multi-family development and uses. Suffixes attached to this designation denominate the maximum allowed density (units per acre). CN –Neighborhood Commercial: Accommodates retail sales, office, and service uses to support daily needs of the community. Development standards for this districts are aimed to cultivate a pedestrian-oriented environment. CN districts can also allow residential uses in the form of multi- family residential (through a Use Permit) and mixed-use projects at 18 du/ac and 4 du/ac, respectively. CG –General Commercial: Allows for a range of commercial and retail uses, including restaurants; offices; retail; and other services. CG also supports multi-family residential and mixed- use develops at 18 du/ac and 4 du/ac. Multi-family residential projects are permitted conditionally through a Use Permit. PF –Public Facilities: Accommodates public, institutional, and auxiliary uses to serve the Town’s needs regarding recreation, health and safety, cultural, education and government services. RC –Resource Conservation District: Applies to parcels suited for the protection of open space and natural resource/recreational assets. RC Districts are like OS (Open Space) Districts within the Town, with the distinction being that Resource Conservation parcels are intended to have a limited amount of clustered development that is also integrated into the natural environment. This use supports open space, passive recreational uses and single-family residential (through Conditional and Minor Use permit approval). Zoning and Development Standards The Study Area contains seven zoning designations (shown on Figure 5) that are described in the Town’s Zoning Ordinance as follows: 30 Density*FAR / Site Coverage Setbacks Additional Notes 15 du/ac**FAR:not applicable Site Coverage: 50% maximum Front: 20 feet Side: 10 feet, or 30 feet for parcels 3 acres in area or more Street Side: 15 feet, or 30 feet for parcels 3 acres in area or more Rear: 20 feet, or 30 feet for parcels 3 acres in area or more Height Limit: 35 feet or 3.5 stories, whichever is less One single-family residence per lot + One secondary dwelling unit /.5 du/ac Site Coverage: 40% maximum, or 50% maximum on parcels that are less than 10,000 square feet One single-family residence per lot + One secondary dwelling unit Site Coverage: 40% maximum, or 50% maximum on parcels that are less than 10,000 square feet Multi-Family Residential: 18 du/ac Mixed-Use: 4 du/ac FAR: 0.2 (increased to 0.35 by Review Authority if certain criteria are met) Site Coverage: 70% maximum None, unless required by land use permit conditions of approval related to screening, landscaping, design guidelines, etc. Height Limit: 50 feet or 3.5 stories, whichever is less, and FAR criteria pursuant to 18.12.050 Residential Not Permitted Determined through the Land Use Permit Process Front: 20 feet, or 30 feet for parcels 3 acres in area or more Other Setbacks: Determined through Land Use Permit Process Height Limit: 35 feet or 3.5 stories, whichever is less One single-family residence per lot + One secondary dwelling unit (req. Conditional and Minor Use Permits) Height Limit: 50 feet or 3.5 stores, whichever is less Site Coverage: 20% maximum Front: 30 feet Side: 30 feet, or 10 feet for parcels less than 43 acres Street Side: 30 feet Rear: 30 feet, or 20 feet for parcels less than 43 acres Minimum Lot Size: 80 acres Height Limit: 35 feet or 3.5 stories, whichever is less * May be increased through incentives (e.g., density bonus) ** Units in RM Districts are counted at different rates depending the number of bedrooms in each unit (studio= .5 units / 1 bdr= .67 units / 2 bdr = .8 units / 3 bdr+ = 1 unit) Zoning and Development Standards 31 Figure 5. Current Zoning RM-18: 18 du/ac 32 Architectural Variety Buildings in the Study Area reflect a variety of architectural styles that tell a story of how development patterns, design approaches, and aesthetics have progressed over time. Several buildings demonstrate traditional alpine designs with steep- pitched gable roofs, dormers, and exposed rafters combined with natural materials. Other buildings reflect more simplistic styles, featuring hip and gable roofs with lower pitches and flat roofs.. Most buildings are one story in height with a few two-and three-story buildings mixed in along the corridor. 33 Building Sizes and Lot Coverage Buildings in the Study Area vary greatly in size. The largest structures are located within the Truckee High School, Gateway Shopping Center, and Tahoe Forest Hospital sites. Each of these sites have buildings that are larger than 100,000 square feet. Figure 6 shows building footprints and lot sizes. There are a total of 335 structures in the Study Area, with the average (mean) building footprint calculated to be 3,644 square feet. When compared to total parcel area in the Study Area, this equates to a total building lot coverage of approximately 16 percent. 34 Figure 6. Building Sizes and Lot Coverage 35 Parcel and Site Depths Measuring from the Donner Pass Road frontage, the deepest parcel in the Study Area is the Truckee High School site at 912 feet. This is followed by the Tahoe Forest Hospital site (775 feet), the Gateway Shopping Center site (680 feet) and the Truckee Elementary School site (662 feet). As shown on Figure 7, most commercial frontages have a width between 100 and 300 feet. Parcel sizes are important because smaller parcels are often difficult to redevelop. Deeper parcels allow larger projects to reduce the feeling of “bulk” by having higher buildings located in the center of the parcel. 36 Figure 7. Parcel and Site Depths 37 Onsite Parking Onsite parking is available at most (if not all) commercial and public destinations within the Study Area. As shown on Figure 8, larger developments, like the Tahoe Forest Hospital and Gateway Shopping Center, have large amounts of onsite parking available. One challenge within the Study Area is the consistency and clarity of onsite parking. Many commercial projects have surface parking lots that do not have clear markings (due to weathering) or clarity between access through parcels. Additionally, many of the parking areas do not delineate pedestrian areas nor, and most businesses do not provide secure bicycle parking. 38 Figure 8. Onsite Parking 39 1 Recent and Current Projects The Study Area has seen a range of recent project activity. As shown on Figure 9 and described below, this includes a wide variety of project scales and types. Envision DPR Streetscape The first phase of mobility and safety streetscape improvements was recently completed on the western portion of Donner Pass Road. 2 Dickson Realty This project included a new 7,048 square foot office building and a variety of onsite improvements. 3 High Altitude Fitness This project included a new 27,500 square foot fitness facility, office space, bicycle storage, and 199 onsite parking spaces. 5 Grocery Outlet This project included a +/-20,000 square foot grocery store with mezzanine space, three workforce housing units, and 57 parking spaces. 6 Tahoe Forest Hospital Cancer Center This project included a 34,235 square foot Cancer Center expansion, 2,564 square foot of office uses, and a 3,514 square foot Skilled Nursing Facility. 7 McIver Dairy Meadow Restoration Project and Conceptual Use Plan This project is currently being planned and is anticipated to include a variety of recreational amenities. 4 Quality Automotive This project included a 2,920 square foot retail/commercial building and a 7,724 square foot office complex, with 51 parking spaces. 40 1 2 3 4 5 6 7 Figure 9. Recent and Current Projects 1 Envision DPR Streetscape 2 Dickson Realty 3 High Altitude Fitness 4 Quality Automotive 5 Grocery Outlet 6 Tahoe Forest Hospital Cancer Center 7 McIver Dairy Meadow Restoration Project and Conceptual Use Plan 41 PART IV STREETSCAPE AND MOBILITY 42 Streetscape Character The streetscape character along Donner Pass Road can be characterized as auto-oriented. It features wide vehicle travel lanes, a center turn lane, and pedestrian and bike amenities that are available, but inconsistent in design and quality and often lacking connectivity between properties. Streetscape conditions and safety were improved recently with the implementation of some Envision DPR project components. This included wider sidewalks, landscaped medians, crosswalks and bicycle lanes on the western part of the corridor. 43 Streetscape Character Even with these changes, there are numerous wide driveways and limited and narrow sidewalks –indications that streetscape is tailored primarily for vehicle use. Aesthetically, the Donner Pass Road corridor offers views to surrounding mountains and open spaces. There are some recent landscaping improvements (tied to early phases of Envision DPR) and only a few existing community gathering areas. 44 Existing Right-of-Way | Western Side (Cold Stream Road to Highway 89) The existing right-of-way on the western side of Donner Pass Road is typically 80 feet wide It includes two travel lanes, a center turn lane, striped (Class 2) bicycle lanes, and on-street parking on the north side of the street. Wider sidewalks and pedestrian mid-block crossings were recently installed as part of the Envision DPR project. North South 45 Existing Right-of-Way | Eastern Side (Highway 89 to the McIver Crossing) The existing right-of-way on the eastern side of Donner Pass Road is typically 80 feet wide. It includes two travel lanes, a center turn lane, striped (Class 2) bicycle lanes, and intermittent on-street parking on both sides of the street. Sidewalks are inconsistent along this part of the corridor; however, some recent midblock pedestrian crossings were recently improved that were tied to new development projects and the hospital. North South 46 Traffic Patterns Donner Pass Road is a key east- west corridor through the Town, and experience a fair amount of local traffic. During storms and other regional traffic events, Donner Pass Road is often used as a bypass to Interstate 80. Since most Truckee residents (84 percent in 2019) commute by private automobile, Donner Pass Road is a critical corridor connecting residents to employment and business centers. 47 Traffic Collisions Figure 10 identifies hot spots for vehicle, bicycle, and pedestrian collisions within the Study Area based on accident data collected between 2010 and 2019. As shown with the data, the intersections of Donner Pass Road at Northwoods Boulevard, Donner Trail Road, Meadow Way, and Highway 89 have the most collisions. This is due to their higher traffic volumes and prevalence of businesses and uses around these intersections. 48 Figure 10. Traffic Collisions 49 Transit As shown on Figure 11, the Study Area is served exclusively by the Tahoe Truckee Area Regional Transportation (TART) bus transit service through several routes. The TART Highway 89 Route connects to Downtown Truckee and includes three stops on the east site of the Study Area. The Truckee Local line runs the length of the entire corridor with a terminus at Donner Lake, a loop around Downtown Truckee and access to other areas of Truckee and North Tahoe. 50 Figure 11. Transit 51 Pedestrian Amenities Pedestrian facilities in the Study Area vary in quality and consistency. As shown on Figure 12, some parts of Donner Pass Road have limited to no pedestrian amenities (including sidewalks), while others have recently upgraded amenities. Additionally, there are many rolling curbs that act as vehicular access drives to commercial businesses. All of this can make it difficult for pedestrians to safely navigate the corridor. Several new mid-block pedestrian crossings have been installed to help create safer access across Donner Pass Road. They vary in design, with some being simple striping and signage, and other including flashing crosswalk signals and landscaped medians. 52 Figure 12. Pedestrian Amenities 53 Bicycle Amenities The Study Area is an ideal location for bicycling most of the year and is often used by recreation and commuter cyclists. As shown on Figure 13, there are currently Class II bicycle lanes along the entire two-mile length of Donner Pass Road within the Study Area (e.g., painted and signed bicycle lanes between the vehicle travel lane and parking). While these lanes help support cycling throughout the Study Area, there are very few businesses and properties that offer secure bicycle storage and parking. Micromobility options, including shareable electric bicycles and scooters, are not currently available in the Study Area. 54 Figure 13. Bicycle Amenities 55 Driveways and Site Access As shown on Figure 14, driveways that enter directly to Donner Pass Road vary in width. Older developments typically have larger access driveways and/or frontages that include parking (some with curb cuts that run up to 150 feet in length). These large access areas diminish pedestrian facilities and decrease overall walkability. Newer developments, in turn, typically have narrower driveways that access side or rear parking areas. This improves walkability and the pedestrian environment along the corridor. 56 Figure 14. Driveways and Site Access 5757 Snow Storage The Town calculates snow storage requirements for each property based on the Truckee Snow Load Map (see Figure 15), and parcels in the Study Area fall into one of the following categories: Parcels Under 200 PSF: 50 percent of the driveway and parking area must have adequate snow storage provided on-site. Parcels At or Over 200 PSF: percent of the driveway and parking area must have adequate snow storage provided on-site. Additionally, snow storage areas must be in sun-exposed sections of the site and maintain a minimum width of 10 feet. Single-family residential parcels are exempt from these requirements. 5858 Figure 15. Snow Storage 59 Gateways As shown on Figure 16, there are three main gateways that access the Study Areas: Western Gateway: This gateway does not currently include any unique features or signage and is framed by a gas station and one-story commercial and residential uses.. Highway 89 Gateway: This gateway is in the center of the Study Area and is the main commercial intersection. It currently includes monument signage associated with the Gateway Shopping Center Eastern Gateway: This gateway does not currently include any unique features or signage and is framed by open space and office uses. Western Gateway Highway 89 Gateway Eastern Gateway 60 Figure 16. Gateways 61 Water Quality Several recent projects in the Study Area have incorporated Low Impact Development (LID) and/or onsite stormwater retention facilities. This includes Truckee High School and the Grocery Outlet supermarket. These features call for the pre-treatment of stormwater runoff before it flows into the Town’s storm drainage system. These types of onsite water quality improvements are required for new projects and increase sustainability while also providing landscaping and aesthetic improvements. 6262 Signage and Wayfinding The Study Area has a rich tapestry of business and public signage. Some of these signs date back decades and help to reinforce the unique character of the area. Wayfinding signage helps motorists, bicyclists, and pedestrians navigate the corridor and find destinations. While there is a lot of wayfinding signage along Donner Pass Road, signs tend to be inconsistent in size and style. This makes it harder to navigate the corridor or identify specific areas to park or access a site. 63 www.townoftruckee.com/InnovateGateway