HomeMy Public PortalAboutAppendix B_policy tableAPPENDIX B
RELATIONSHIP OF MASTER PLAN TO
RELEVANT PLANS AND POLICIES
NOVEMBER 2008 TRUCKEE RAILYARD MASTER PLAN EIR
IV. SETTING, IMPACTS AND MITIGATION MEASURES
A. LAND USE
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Table B-1: Relationship of Master Plan to Relevant Plans and Policies
2025 General
Plan Policy # Policy Relationship
Town of Truckee 2025 General Plan, Land Use Element
Guiding
Principles 1
Manage projected growth within the planning period (2005 to
2025). Provide sufficient land identified for development to
account for unbuildable residential lots and to ensure
competition and flexibility in Commercial and Industrial land
uses.
Implementation of the Draft Master Plan would locate new
expanded downtown uses adjacent to the existing
Downtown Truckee area and locates new home sites near
existing houses, thus preserving the existing land use
patterns and locations.
Guiding
Principles 2
Preserve the important qualities of Truckee’s community
character through appropriate land use patterns and
locations.
Within the Draft Master Plan building designs are required to
be consistent with the historic architectural styles while not
being inauthentic copies of the traditional buildings.
Guiding
Principles 3
Locate significant new development around existing
developed areas.
Implementation of the Draft Master Plan would locate new
expanded downtown uses adjacent to the existing
Downtown Truckee area and locates new home sites near
existing houses.
Guiding
Principles 4
Locate the highest density and intensity of development on
infill sites within existing developed areas.
The Master Plan area site is immediately adjacent to existing
Downtown development and operates as an underutilized
railyard. The proposed project would develop much of the
underutilized area with infill development.
Guiding
Principles 5
Designate an adequate amount of land for commercial and
industrial uses to accommodate projected demand and fulfill
economic diversification goals. Continue to locate freeway
oriented commercial development only at the existing
developed interchanges with Interstate 80 at Donner Pass
Road/Cold Stream Road and at State Route 89 South. Ensure
high quality design for freeway oriented commercial
development in those areas.
The Draft Master Plan provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses that would fulfill economic diversification goals.
Guiding
Principles 6 Prevent “commercial sprawl” in Truckee.
The Draft Master Plan prevents commercial sprawl by
locating new commercial uses adjacent to the existing
downtown in infill parcels, rather than developing away from
existing uses.
TRUCKEE RAILYARD MASTER PLAN EIR NOVEMBER 2008
APPENDIX B
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2025 General
Plan Policy # Policy Relationship
Guiding
Principles 7
Improve the character and visual quality of development in
the Gateway area, along the Brockway Road corridor, and
along the Truckee River in the Downtown Study Area.
The Draft Master Plan encourages high quality design and
provides specific building types appropriate to each zone
within the Master Plan Area to ensure improved visual
quality of the area.
Guiding
Principles 8
Prevent the negative visual impact of mass parking lots and
large single building forms.
An eclectic streetwall frontage is required by the Draft
Master Plan to encourage variety in the building forms along
the street. Buildings are also required near the street edge
in the Downtown Extension district to reduce the visual
impact of large parking lots. The Draft Master Plan also
requires that surface parking be shielded by buildings and
that lots should be accessed from alleys rather than the
main street.
Guiding
Principles 9
Promote mixed-use development in Commercial areas. The
mix can include office, residential, service and/or retail uses.
Mixed use development is encouraged in the Downtown
Extension district and the Industrial Heritage district, where
retail sales, offices, and residential units are all allowed.
DSA-P1 Preserve and enhance the historic mountain character of the
Downtown area.
Contemporary designs that draw on the fundamental
designs of the historic structures are encouraged without
creating exact copies of the historic buildings, thus
preserving the existing character while enhancing the area
with newer structures.
DSA-P2 Identify and develop a town square.
A Town Square is proposed at the corner of Donner Pass
Road Extension and Street A within the Master Plan Area to
create a flexible public gathering space.
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2025 General
Plan Policy # Policy Relationship
DSA-P3 Identify mechanisms for creating a park/recreational open
space area with a trail along the Truckee River.
The Draft Master Plan encourages new pedestrian and
bicycle connections to and new neighborhoods parks
adjacent to the Trout Creek Greenway. A linear park will be
developed along the restored creek that will eventually
connect the Downtown to the Truckee River. Guidelines
within the Master Plan call for providing bicycle and
pedestrian links that will facilitate future connections from
the Railyard area to the Truckee river and the regional park
via the pedestrian bridge.
DSA-P4
Increase opportunities for pedestrian circulation, including
improved access across the railroad tracks, and improved
access between parking areas and businesses.
The Draft Master Plan provides for many improvements to
the pedestrian realm along the streetscape. Encouraging
pedestrian access through new and enhanced sidewalks and
walkways is an important element of the Master plan. The
Master Plan requires 12-foot wide sidewalks along all street
frontages in the Downtown Extension district to promote
pedestrian activity and link the area to the Downtown Core.
DSA-P5 Address parking problems in the Downtown area.
The Master Plan implements a “park once” concept for the
areas within the Downtown Extension district of the Master
Plan, which allows for shared parking between various land
uses that have different peaks in parking demand. The
strategy will reduce the total amount of parking required to
serve the area and will encourage walking and biking in the
Master Plan Area.
DSA-P6 Encourage residential uses mixed with office and commercial
uses.
The Draft Master Plan encourages mixed uses in both the
Downtown Extension and Industrial Heritage districts, where
retail and office uses are encouraged along with a variety of
housing types including live-work units.
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2025 General
Plan Policy # Policy Relationship
DSA-P7 Enhance the desirability of the Downtown area as a
“destination attraction.”
Redevelopment of the Master Plan Area will help to create a
civic presence Downtown by providing a prominent location
for a new civic building, a centrally located Town Square,
and publicly accessible neighborhood parks.
DSA-P8
Develop the old mill site (the Railyard) as a location for future
mixed use development, including both local and tourist
serving commercial uses, as well as residences, and public
uses, incorporating the suggested components described in
Action A7.1 in the Community Character Element.
The purpose of the Master Plan is to redevelop the Railyard
site as a mixed-use area with spaces for retail and office
uses, a variety of housing opportunities, and artisan
industry locations that will attract both locals and tourists.
DSA-P9 Improve roadside landscaping. Work with Union Pacific to
improve portions of the “no man’s land” around the railway.
Streetscape improvements are proposed in all districts of
the Master Plan that will create attractive and safe paths of
travel along the streets of the Master Plan Area. Improved
landscape areas are encouraged to provide both aesthetic
and environmental benefits.
DSA-P10 Identify funding mechanisms for downtown improvements,
including a Business Improvement District.
The Draft Master Plan identifies financing of infrastructure
improvements to be formalized within a Development
Agreement between the Town and the project developer.
DSA-P13
Ensure that all critical sites in the Downtown with potential
for soil contamination are appropriately studied prior to
development, and that adequate measures are taken to
address identified problems.
The Master Plan Area has areas of known and potential, but
as yet uncharacterized, or only partly characterized, soil and
groundwater contamination associated with historic site
uses. Potential sources of the contamination include former
commercial and industrial uses that have occupied the
Master Plan Area. The chemicals in the soil and groundwater
are hazardous and exposure to the chemicals via direct
contact, inhalation or other means may present a risk to
future site occupants. Implementation of Mitigation Measure
HAZ-1 would reduce the contaminated soil impact to a less-
than-significant level.
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2025 General
Plan Policy # Policy Relationship
DSA-P14 Improve and enhance the Truckee Riverfront in the
Downtown area.
The master plan area is not directly linked to the Truckee
River; however, the plan does not discourage future
connections.
P1.1
All new development shall meet important community goals
for design quality, open space preservation, and promotion
of a livable, sustainable community. Development that does
not fulfill these goals shall not be allowed.
New development is encouraged to be high quality, with
specific design guideline instruction given for each area of
the Master Plan in the Development Standards and
Guidelines chapter of the document. Open space
preservation and enhancement is encouraged, especially in
the Trout Creek area. Numerous pedestrian improvements
are recommended in the Master Plan and a healthy mix of
land uses is provided to create a livable community.
P1.2
Projects that exceed minimum requirements and mandated
levels for provision of affordable and workforce housing shall
be given a higher priority for development approval. Such
projects may be considered for application of less stringent
development standards in order to facilitate their
development.
The Master Plan details affordable housing as an
implementation measure. Housing options within the
Master Plan should include a mixture of housing types to
serve a variety of housing needs and a program for
providing affordable housing within the plan area should be
created concurrent with the adoption of the Master Plan.
P2.1
Ensure adequate supplies of residential, commercial and
industrial land, located appropriately, to manage projected
growth.
The Master Plan provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P2.2 Ensure that the primary use of Industrial designated land is
for industrial, rather than general commercial uses.
General Plan and Downtown Specific Plan designate the
master plan area for mixed use development including
commercial, housing, open space and civic uses.
P2.3
Ensure that new residential development meets minimum
density standards, based on those described in Section C of
the Land Use Element.
The General Plan and Downtown Specific Plan do not specify
specific residential densities for development in the master
plan area. At 570 maximum residential units (including
work/live), the master plan area would be built out at
approximately 16 dwelling units per acre.
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2025 General
Plan Policy # Policy Relationship
P2.4
Approve amendments to the Land Use Map which intensify
the land use types, intensities, and/or densities of a property
only if it is found such amendment will benefit the
community.
The Draft Master Plan provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P3.1
In order to prevent new linear commercial sprawl along major
transportation corridors, locate new freeway oriented
commercial development outside of the Downtown Specific
Plan Area exclusively at the existing developed interchanges
of Interstate 80 at Donner Pass Road/Cold Stream Road and
Highway 89 South. New freeway oriented development may
be appropriate within the Downtown, as determined through
the Downtown Specific Plan.
The Draft Master Plan provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P3.2
Discourage future subdivision of estate type parcels (2.5 to
10 acres in size) within the Town boundaries outside of
existing rural subdivisions.
The Draft Master Plan does not include estate type
subdivisions.
P3.3
To provide for projected population growth in an efficient
manner, accommodate development at the highest densities
in infill areas, consistent with goals for environmental
protection and land use compatibility.
The higher density areas of the Master Plan are in the
Downtown Extension District closest to the existing
Downtown area.
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2025 General
Plan Policy # Policy Relationship
P4.3
Approve rezoning and development permits only when
adequate services are available, or when a program to
provide services has been approved by the applicable District
and the Town of Truckee. Standards of services for new
development applicable to this policy are shown in Table LU-
6.
Require that sewer be provided for all new residential
subdivisions creating more than four lots, and all new
commercial and industrial uses. Existing legal lots and new
subdivisions of four or fewer lots in areas currently without
sewer may be developed with residential uses using septic
systems with the approval of the appropriate health and
environmental agencies. Such lots may be required to
establish connections to the sewer system if they are located
in close proximity to existing or future sewer lines.
The Master Plan contains an assessment of all infrastructure
facilities for the Master Plan Area and provides
recommendations for improvements to meet the needs of
the area.
A new sewer collection system must be developed for the
Master Plan Area.
P4.4
Review all development proposals to ensure that demand
generated for police services can be adequately met;
periodically evaluate current funding mechanisms for police
services to determine if they are adequate, and consider
revisions as necessary.
Implementation of the Draft Master Plan would not generate
the need for additional police services. See Section IV.L,
Public Services.
P4.5
Require new infrastructure and development to be designed
and built to manage stormwater runoff and to minimize or
eliminate harmful impacts to property prone to flooding,
water quality, and riparian, wetland, and meadow habitats.
When infrastructure is replaced or retrofitted, require the
upgrading of stormwater management systems to minimize
or eliminate these impacts.
The Master Plan contains an assessment of stormwater
facilities for the Master Plan Area and provides
recommendations for improvements to meet the needs of
the area.
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2025 General
Plan Policy # Policy Relationship
P5.1
Strongly encourage mixed use development in appropriate
locations, including the Downtown, Gateway area and Donner
Lake.
The proposed project provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P5.2
Allow transitional uses such as office/professional in areas
where existing commercial uses directly abut single-family
residential uses and adequate buffers are not available, and
permit neighborhood serving commercial uses in residential
land use designations. These uses can be found consistent
with the residential land use designation when they are
applied based upon these circumstances and when it is found
that adequate roads and other infrastructure are available to
serve all uses.
The proposed project provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P5.4
Discourage new “strip” commercial development and
encourage site design for new commercial projects that
provides for pedestrian/bicycle access and proper building
scale and proportion relative to the pedestrian realm.
The Master Plan encourages traditional Main Street-type
development rather than strip development with large
parking areas in the front. The Master Plan also
incorporates improved streetscape features that encourage
pedestrian access and activity. Pedestrian and bicycle links
are also incorporated into the Master Plan.
P5.6
Require that the feasibility of residential uses, including
affordable housing, be considered as part of any new mixed
use development proposal for the Downtown, and to the
extent feasible, be incorporated into final project design.
The Master Plan proposes both mixed-use and traditional
residential uses. A variety of housing types are encouraged
to provide a range of housing opportunities, including
affordable housing.
P5.7
Require buffering, screening, setbacks, and other measures
for new and expanded industrial uses adjacent to residential
neighborhoods to minimize impacts and compatibility
conflicts.
Hours of operation for some industrial uses are restricted
and site planning guidelines and incorporated to encourage
compatibility of industrial uses with adjacent residential
uses.
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2025 General
Plan Policy # Policy Relationship
P6.1 The maximum size limit for a single retail commercial use
building shall be 40,000 square feet.
The Draft Master Plan includes standards and guidelines that
would limit the size of retail uses (i.e., block length, lot area,
site coverage, solar exposure, and maximum building
frontage for any individual tenant space)
P6.2
Maintain and enhance Downtown as the heart of Truckee and
as the Town’s premier tourist destination through the
following methods, and through Action A6.2:
• Aggressively facilitate pedestrian-oriented development in
the Downtown through implementation of the Downtown
Specific Plan.
• Give some priority in the expenditure of capital
improvement funds to projects that will enhance
appropriate uses Downtown and facilitate new
development, thereby implementing the Downtown
Specific Plan.
• Allocate staff resources to implement the Downtown
Specific Plan.
• Actively encourage the relocation of industrial uses from
the Downtown area to other more appropriate locations in
Town, such as the Pioneer Trail industrial area, or the
Airport industrial zone.
The Draft Master Plan locates the most intense development
adjacent to existing Downtown Truckee. The Master Plan
incorporates numerous pedestrian streetscape
improvements to encourage pedestrian access and activity
in the downtown.
P6.3
Improve the quality and character of development along
Donner Pass Road in the Gateway Area, including
improvements that encourage a pedestrian-oriented
environment and that facilitate walking and bicycle use.
Development within the Master Plan Area will be required to
have a strong pedestrian orientation. Sidewalks and
walkways will be improved, as will pedestrian and bicycle
connections throughout the area.
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2025 General
Plan Policy # Policy Relationship
P6.4
Require buildings to be located closer to the street, where
appropriate, and for off-street parking areas to be located to
the rear of commercial buildings, where feasible. Ultimate
building locations must accommodate snow removal and
snow storage, and should maximize solar orientation.
Building setbacks in the Downtown Extension and Industrial
Heritage district are minimal to encourage the location of
the buildings at the street edge with parking in structures or
behind. Site planning guidelines encourage building
orientations that maximize solar access. Snow removal and
snow storage are addressed in detail in the infrastructure
section of the Master Plan.
A6.3
Complete studies of Downtown sites with potential for
hazardous materials contamination, and develop
recommendations for needed actions, prior to site
development, to address any identified problems.
The Master Plan Area has areas of known and potential, but
as yet uncharacterized, or only partly characterized, soil and
groundwater contamination associated with historic site
uses. Potential sources of the contamination include former
commercial and industrial uses that have occupied the
Master Plan Area. The chemicals in the soil and groundwater
are hazardous and exposure to the chemicals via direct
contact, inhalation or other means may present a risk to
future site occupants. Implementation of Mitigation Measure
HAZ-1 would reduce the contaminated soil impact to a less-
than-significant level.
A6.4
Develop a master plan for the Railyard Master Plan Area in
the Downtown as a location for future mixed use
development, including both local and tourist-serving
commercial and public uses. The Plan shall address the need
for and construction of a second access road from the
Railyard to the south.
The Master Plan is developed for the Railyard area and
provides for a mixture of commercial, mixed-use, housing,
live-work units, and artisan industry uses located adjacent to
the existing Downtown Truckee area to serve both local
residents and tourists. The Master Plan proposes
realignment of Glenshire Drive and provides for potential
construction of a railroad undercrossing to accommodate
future traffic flow.
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2025 General
Plan Policy # Policy Relationship
P7.1
For all residential developments, require clustering where
appropriate. Clustered development as defined in this
General Plan includes the following considerations:
• Clustering of residential development will allow flexibility
of site design in responding to the natural features and
resources of an individual site.
• Clustering means that structures will be located on a site
so that larger areas are left as undeveloped open space.
• Undeveloped areas may either be preserved in private or
public open space, or may be a portion of an individual lot,
with deed restrictions prohibiting construction in that
portion.
Higher density development is proposed in some portions of
the Master Plan Area while other sites are set aside for parks
and open space.
P7.2
Residential development shall be clustered to avoid areas of
significant natural resources, including wildlife habitat and
migration corridors and visual resources.
Higher density development is proposed in some portions of
the Master Plan Area while other sites are set aside for parks
and open space.
P7.3
Clustered development types shall be applied within the
Town according to the location and character of the
development site. Clustered development types and their
corresponding recommended locations are summarized in
General Plan 2025 Table LU-7.
Neighborhood or Infill clusters are recommended at infill
sites in and adjacent to the Town core. The land use pattern
that would result from implementation of the Draft Master
Plan would locate residential and commercial “cluster”
development adjacent to Downtown development, and
roadway, transit links in furtherance of this policy.
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2025 General
Plan Policy # Policy Relationship
P7.4
Clustered development shall incorporate preservation of open
space areas as an integral and primary consideration in the
overall development plan for a site. Considerations in
preserving open space through clustering shall include the
following:
• Maximizing preservation of open space types that reflect
the Town’s priorities as stated in the Conservation and
Open Space Element.
• Maintaining an appropriate relationship of the site to the
character and context of adjacent neighborhood areas and
nearby and adjoining open space areas.
• Respecting individual site features and characteristics,
including topography, natural features, natural hazards
and constraints, and the presence of sensitive biological
resources.
Higher density residential dwellings are encouraged in some
portions of the Master Plan Area while other areas are set
aside for single family uses, parks and open space uses.
The Master Plan gives special attention to creating
connections to open space areas for pedestrians and
bicyclists. The area within the Trout Creek district contains
lower density uses than the other portions of the Master
Plan Area in order to be more compatible with the adjacent
Trout Creek and Greenway areas.
P7.5
Preserve the portions of parcels not developed with clustered
residential used as undeveloped open space. Preservation
and management options for open space include:
• Dedication to a homeowners association.
• Dedication to a public agency such as the Parks District, or
to a land trust or other non-profit agency.
• Use of building envelopes in conjunction with conservation
easements or deed restrictions.
Portions of the master plan area that are not developed are
set aside for parks and trail uses, as well as relocation of the
balloon track to the eastern most half of the site.
Town of Truckee 2025 General Plan , Community Character Element
Guiding
Principals 1
Maintain Truckee’s unique qualities and sense of place to
preserve the town’s established historic and scenic mountain
town character.
The Draft Master Plan intends to create an attractive mixed-
use center that seamlessly integrates with Downtown
Truckee and reflects the historic character and industrial
heritage of the area. The mountain and industrial heritage
of the area is preserved through Goal 3 of the Master and its
supporting policies.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principals 2
Conserve and protect the natural beauty, scenic landscapes
and open space resources of the Town, including the Truckee
river, Donner Lake, ridges and hillsides, scenic corridors and
vistas, and views of the night sky.
Policy 3.c. of the Draft Master Plan requires preserving and
enhancing public vistas of the mountains, Trout Creek, and
the Truckee River.
Guiding
Principals 3
Emphasize and enhance the visual and physical connection
between the town’s natural environment and the
community’s quality of life.
Several guidelines in the Master Plan include preservation of
and providing connections to natural environment available
in the area.
Guiding
Principals 4
Promote the highest possible standards of town design,
planning and architecture in Truckee.
The Draft Master Plan builds on LEED-ND principles that
encourage sustainable development in neighborhood
design. Guidelines throughout the plan encourage high
quality architecture that complements the existing style
within Downtown Truckee.
Guiding
Principals 5
Strengthen Truckee’s town centers as vibrant, mixed use
hubs of community life.
The Draft Master Plan is developed for the Railyard area and
provides for a mixture of commercial, mixed-use, housing,
live-work units, and artisan industry uses located adjacent to
the existing Downtown Truckee area to serve both local
residents and tourists. A new Town Square and civic sites to
be developed within the Master Plan Area will create a
central gathering space for the community.
Guiding
Principals 6
Create a diverse, complementary hierarchy of mixed use and
neighborhood centers to strengthen Truckee’s economic
base and provide focal points for the town and its
neighborhoods.
The Draft Master Plan is developed for the Railyard area and
provides for a mixture of commercial, mixed-use, housing,
live-work units, and artisan industry uses located adjacent to
the existing Downtown Truckee area to serve both local
residents and tourists.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principals 7
Improve and strengthen connections between the town’s
neighborhoods and centers.
The new development proposed within the Master Plan Area
is located adjacent to the existing development within the
community, thus linking the newer infill parcels with the
existing Downtown. Pedestrian and bicycle connections
within the Master Plan Area and to parts of the town outside
the Master Plan Area are also a significant goal of the
proposed project.
Guiding
Principals 8 Reinforce the unique qualities of Truckee’s neighborhoods.
The Draft Master Plan identifies three new development
districts: Downtown Extension District, designed as a
physical extension of commercial row; Industrial Heritage
District designed to reflect historic uses on site including
the mill and railyard operations; and the Trout Creek District
designed to create a cluster of single- and multi-family
housing with connections to the Trout Creek greenway.
Guiding
Principals 9
Enhance Truckee’s important corridors and community
gateways.
Streetscape enhancements are an important element of the
Master Plan. Enhancements are recommended for sidewalks
and landscaping, especially along the major roadways.
Guiding
Principals 10 Protect Truckee’s historic and cultural resources.
Implementation of the Draft Master Plan requires removal of
the railyard operations building, and potentially the
residential structure located at 10144 Church Street. These
structures are significant cultural resources under CEQA.
P1.1
Utilize the mechanisms and strategies identified in the
Conservation and Open Space Element of the General Plan as
a tool to actively protect open space in Truckee, including
that containing or contributing to the town’s scenic mountain
qualities.
The Master Plan area is located in Downtown Truckee in the
lowlands and would not disrupt protected open space.
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Plan Policy # Policy Relationship
P1.2
Ensure that all new development, occurring at all scales and
densities, maximizes the provision of all types of open space,
including scenic open space that contributes to and enhances
the town’s community character.
The Draft Master Plan includes provisions for neighborhood
park is and a Town Square. Also, open space areas around
the Trout Creek Greenway are protected and enhanced by
the Master Plan.
P1.3
Cluster new development so as to preserve the maximum
amount of desired types of open space, as identified in the
Conservation and Open Space Element.
The Draft Master Plan is developed for the Railyard area and
provides for a mixture of commercial, mixed-use, housing,
live-work units, and artisan industry uses located adjacent to
the existing Downtown Truckee area.
P1.4
Create a connected network of open spaces in Truckee that is
accessible to the community for outdoor recreation and other
use and enjoyment, as a key aspect of local community
character.
Pedestrian and bicycle connections are provided throughout
the Master Plan Area to link the site to surrounding outdoor
recreation areas.
P2.1
Protect views of hillsides, prominent slope exposures, and
ridge and bluff lines through a clustering requirement for
residential development that concentrates development on
the most level and least visible portions of hillside sites.
The Master Plan area is located in Downtown Truckee in the
lowlands and would not disrupt views of hillsides, prominent
slopes or ridge and bluff lines.
P2.4
Ensure that new development in Truckee’s lowland areas,
including its forested areas and meadowlands, and the
Truckee River Valley, contributes to and enhances the scenic
quality and visual harmony of the built environment that
comprises the Truckee townscape.
The Draft Master Plan includes standards and guidelines to
ensure development within the project contributes the
scenic quality (i.e., block length, streetwall height, building
height, streetwall articulation, setbacks, building frontages,
and building form and massing guidelines.
P2.5
Preserve the scenic qualities of the Truckee River and other
natural waterways through setback standards, as identified in
the Conservation and Open Space Element, and by ensuring
that new development respects and enhances the aesthetic
qualities and natural environment of these river corridors and
waterways.
Relocation of the existing balloon track to the east of the
site will allow the creek to be widened to handle increased
flows during a 100-year flood and will allow the creek to
maintain a more natural course through the Railyard.
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Plan Policy # Policy Relationship
P2.7
Require electric, telecommunications and cable television
facilities serving new development to be installed
underground wherever possible. Where undergrounding is
impractical, above ground antennae and telephone and high
voltage transmission lines shall be located out of significant
scenic vistas.
The Draft Master Plan notes the existing overhead lines in
the project area and that the Development Code will require
these lines to be placed underground upon redevelopment
of the area.
P2.8
Coordinate opportunities for undergrounding existing above-
ground utilities with trenching for other utility maintenance
and installation, and street improvements.
The Draft Master Plan recommends that prior to any land
use approval or building permit issuance detailed
infrastructure improvement plans shall be created.
P2.9
Encourage the planting and maintenance of roadside
landscaping and the use of landscaping elements where
appropriate along major public thoroughfares.
The Draft Master Plan notes that landscape areas on the
roadway area can provide aesthetic, safety, and
environmental benefits. Street trees are encouraged to
buffer pedestrians from vehicle traffic.
P2.10 Encourage the preservation of trees and native vegetation,
including specimen trees, in development projects.
Landscape placement and species selection for trees shall be
reviewed for feasibility and survivability.
P4.1 Recognize and preserve views of the night sky as an
important natural and scenic resource in Truckee.
Implementation and build out of the Master Plan Area would
result in sources of light and glare. The Development Code
includes standards for exterior lighting; however, the Draft
Master Plan does not incorporate these standards. Mitigation
Measure VIS-1 requires the Town Development Code
standards for exterior lighting (Section 18.30.060) to be
incorporated in the Draft Master Plan prior to adoption of
the Master Plan.
P4.2
Require light fixtures to be designed and sited so as to
minimize light pollution, glare, and light trespass into
adjoining properties.
As stated above, Mitigation Measure VIS-1 requires the Town
Development Code standards for exterior lighting (Section
18.30.060) to be incorporated in the Draft Master Plan prior
to adoption of the Master Plan.
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Plan Policy # Policy Relationship
P5.1
Ensure that planning and development decisions are oriented
towards the maintenance of Truckee’s unique character,
reflecting the following considerations:
• Identification of specific types of centers, residential
neighborhoods, employment districts, corridors and
gateways.
• Respect for the quality, character and context of existing
development within these different areas of the town.
• Ensuring that new development enhances the desired
character of each of these areas.
• Discouraging new architecture that directly mimics or is
derivative of the buildings of the historic downtown.
• Encouraging the retrofit or rehabilitation of existing
buildings to more closely comply with Town policies,
standards and guidelines for high quality architecture and
design.
• Consideration of the relationship of the built environment
to the qualities and context of the landscape and natural
environment in which it is situated.
The proposed project includes the following guidelines
concerning the maintenance of Truckee’s unique character:
The design of individual buidlng facades should support an
interesting and varied streetwall reflective of historic
Commercial Row. (DE-G13)
New buildings that replicate historic buildings are strongly
discouraged. (DE-G18)
The intent of the Master Plan is for the new development in
the Downtown Extension district to blend seamlessly with
the existing Downtown core.
The Master Plan also encourages lower densities in the Trout
Creek district that is located adjacent to the sensitive natural
area of Trout Creek.
P5.2
Require all new development to incorporate high quality site
design, architecture, and planning so as to enhance the
overall quality of the built environment in Truckee and create
a visually interesting and aesthetically pleasing town
environment.
The Draft Master Plan intends to create an attractive mixed-
use center that seamlessly integrates with Downtown
Truckee and reflects the historic character and industrial
heritage of the area.
P5.3 Prohibit franchise and corporate architecture in commercial
buildings, except in special situations.
The Draft Master Plan includes design guidelines for
architecture of new buildings in the plan area. Compliance
with the public realm and building guidelines would ensure
compliance with this policy.
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Plan Policy # Policy Relationship
P5.5 Enhance physical connections between adjacent uses and
between different parts of Truckee.
New sidewalks are recommended between the existing
Downtown core and the new development of the Master Plan
to encourage pedestrian activity in the area. Numerous
pedestrian and bicycle connections are recommended in the
Master Plan to link all parts of the community. A new
undercrossing of the railroad track is also recommended in
the Master Plan.
P5.6 Regulate the size, quantity, location and design of signs to
maintain and enhance the visual appearance of the town.
The Draft Master Plan requires that a new sign program be
prepared for each district prior to the issuance of building
permits for the first phase of development. Temporary
signs shall follow the existing sign code.
P5.8
For all new development in Truckee, consider how the
integration of trees and native landscaping can contribute to
the overall quality of development-specific design and the
town’s unique character.
The Draft Master Plan requires that a streetscape plan be
prepared for each district prior to the issuance of building
permits for the first phase of development.
P5.9
Examine and pursue opportunities for planting trees and
native landscaping in public spaces to help enhance and
preserve the Town’s unique character.
Landscape placement and species selection for trees shall be
reviewed for feasibility and survivability.
P6.1
Focus community investment and resources in the
redevelopment of the Downtown as Truckee’s primary town
center.
The Draft Master Plan concentrates new development in
Truckee adjacent to the existing Downtown and creates a
new community gathering space through the clustering of a
new Town Square and civic facilities.
P6.2
Preserve Downtown’s rich legacy of historic buildings and
sites, and ensure that new development respects the
character and context of those resources.
New development is required to be compatible with the
historic character of the area but must directly replicate
existing historic buildings.
P6.3
Enhance Downtown as a community focal point by creating a
diverse array of reasons shopping, services, community
events, entertainment, and recreation for people to come to
the Downtown area.
The proposed project provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
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Plan Policy # Policy Relationship
P6.4
Encourage the location and retention of public buildings and
civic and community-serving uses in the Downtown that
provide opportunities for community interaction. These
might be public uses like parks or a town square, or privately-
operated uses such as children’s arcades, play areas
incorporated into retail stores or restaurants, mini-golf
courses, and commercial uses like coffee houses and
restaurants.
The Draft Master Plan proposes a civic presence in the
Downtown Extension district of the Master Plan Area by
providing a prominent location for a new civic building, a
centrally-located Town Square, public spaces on the main
street, and publicly accessible Neighborhood Parks.
P6.5 Promote new mixed use and infill development in the
Downtown, including at the Railyard and Hilltop sites.
The Draft Master Plan provides for a mixture of commercial,
mixed-use, housing, live-work units, and artisan industry
uses located adjacent to the existing Downtown Truckee
area.
P6.6 Improve amenities for Downtown residents, such as pocket
parks, in the Downtown area.
The Draft Master Plan provides a Town Square,
neighborhood parks, small urban plazas, and multiple
pedestrian and bicycle connections in the Master Plan Area.
P6.7
Support the development of local-oriented services in the
Downtown area to balance out seasonal fluctuations in trade
associated with the retail sector.
The Draft Master Plan proposes a mixed-use environment
that would include the development of local-oriented
services.
P6.8 Discourage ground-floor office uses in buildings in the
Downtown core.
The Draft Master Plan encourages ground floor uses that
attract pedestrian activity in the Downtown Extension
district.
P6.9
Provide open spaces and gathering areas in Downtown to
encourage public activities. Provide an integrated pedestrian
and bicycle network that links these open spaces and other
destination points within the Downtown.
The Draft Master Plan provides a Town Square,
neighborhood parks, small urban plazas, and multiple
pedestrian and bicycle connections in the Master Plan Area.
P6.10
Create pedestrian and bicycle connections in the Downtown
that encourage people to walk between different activity
centers such as Commercial Row, Jibboom Street,
Brickeltown, West River Street and the new Railyard area.
The Draft Master Plan provides numerous pedestrian and
bicycle connections both within the Master Plan Area and
from the Master Plan Area to other areas of activity in the
community.
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Plan Policy # Policy Relationship
P6.11
Enhance pedestrian and bicycle connections between the
Downtown and to adjacent neighborhoods, the Hilltop area,
and the Cemetery area, and enhance the important physical
and visual connection to the Truckee River.
The Draft Master Plan provides numerous pedestrian and
bicycle connections both within the Master Plan Area and
from the Master Plan Area to other areas of activity in the
community, including facilitating future connections to the
Truckee River.
P6.12
Preserve existing housing and encourage new housing in the
Downtown, including through incorporation of housing in
projects within the Mixed Use district.
The Draft Master Plan supports the preservation of existing
housing and encourages a variety of new housing types,
including mixed-use neighborhoods, live-work units, and
affordable housing.
P7.1 Redevelop the Railyard site as an extension of the Downtown
that complements and enhances the entire Downtown area.
The purpose of the Master Plan is to redevelop the Railyard
site as an extension of the Downtown that complements and
enhances the entire Downtown area. The Master Plan
locates the highest concentration of development in the
Downtown Extension district adjacent to the existing
Downtown core. Guidelines shape new development in the
Master Plan Area to complement the existing development
of the community.
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Plan Policy # Policy Relationship
A7.1
Develop and implement a Master Plan for the Railyard that
addresses the following components:
• Detailed design guidance for specific “character areas”
identified within the project area.
• Design that is sensitive and responsive to the site’s
context, historic heritage, and the community vision for
the Downtown and for Truckee as a whole.
• Design that is authentic and original, and that does not
replicate that of the historic Downtown area.
• A high quality pedestrian and bicycle environment.
• Civic and public facilities.
• Housing.
• Extension of Truckee’s Downtown Main Street along
Commercial Row through the Railyard to connect with
Glenshire Drive, thereby creating a new community
gateway and reinforcing Trout Creek as the northeastern
boundary of the Downtown.
• Design and improvements that enhance Trout Creek as a
valuable asset for Downtown and for Truckee as a whole.
The Draft Master Plan includes the following guidelines
concerning the maintenance of Truckee’s unique character:
The design of individual buidlng facades should support an
interesting and varied streetwall reflective of historic
Commercial Row. (DE-G13)
New buildings that replicate historic buildings are strongly
discouraged. (DE-G18)
The intent of the Master Plan is for the new development in
the Downtown Extension district to blend seamlessly with
the existing Downtown core.
The Master Plan also recommends numerous pedestrian and
bicycle connections throughout the area, incorporates a new
civic presence through new civic buildings and a Town
Square, and provides a variety of housing types.
Standards, guidelines, and policies governing the Downtown
Extension district create an extension of the Downtown Main
Street with eclectic buildings placed close to the street with
parking behind.
Trout Creek enhancements are proposed; the balloon track
is to be relocated to allow for a more natural flow to the
creek and to enhance the creek as an asset for the entire
community.
Lower density development is concentrated around Trout
Creek to be sensitive to this natural community boundary.
P8.1
Encourage the redevelopment of the Gateway Area from an
auto-oriented, strip-commercial dominated corridor, to a
place that invites pedestrian activity and provides gathering
places and opportunities for interaction.
The Draft Master Plan incorporates numerous streetscape
and sidewalk improvements to enhance the pedestrian
nature of the area. The new Town Square an small urban
plazas will also provide downtown gathering spaces for the
community.
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Plan Policy # Policy Relationship
P8.2 Reinforce the commercial and mixed use qualities that
contribute to the “town” orientation of the Gateway corridor.
The Draft Master Plan incorporates a variety of retail, office,
housing, and artisan industry uses to create a mixed-use
environment in the Downtown.
P8.3
Avoid future strip commercial development in the area, and
encourage the rehabilitation of existing strip commercial
development to improve pedestrian access and activity, and
visual appearance.
The Draft Master Plan encourages traditional Main Street-
type development rather than strip development with large
parking areas in the front. The Master Plan also
incorporates improved streetscape features that encourage
pedestrian access and activity.
P8.4
Improve the pedestrian and bicycle-friendliness of the
corridor through sidewalk and streetscape improvement that
address issues such as sidewalk continuity, paving materials
and signage, links between adjoining properties, and
connections to the town’s network of trails and bikeways.
Numerous pedestrian and bicycle links are recommended by
the Draft Master Plan. A detailed Streetscape Plan will be
developed as part of the implementation of the Master Plan.
The Streetscape Plan will include specific guidance for
landscaping and paving materials, street furniture, and
lighting.
P8.5
Encourage design oriented to the pedestrian realm through
the following measures:
• Building design along Donner Pass Road that is
proportionate to the width of the street that it fronts, is
oriented to the street, and minimizes setbacks from the
public right-of-way.
• Appropriate design and siting of parking facilities to
minimize their visual impact and break up their massing.
• Design of facades and building frontages that provide
pedestrian-scale detail and a high level of visual interest
along the street frontage, including storefront display
windows, articulated massing, and fine-grain architectural
detail.
The Draft Master Plan promotes building design that is
proportionate to the width of the street and includes
minimal primary street setbacks.
Parking facilities are not allowed to face a primary street and
structures must be wrapped with active uses on the ground
floor. Both parking lots and structures should be accessed
from alleys rather than the main street.
An eclectic mix of buildings is encouraged in the pedestrian-
oriented Downtown Extension and Industrial Heritage
districts. Guidelines exist for creating interest at the street
level including storefront displays, variety in architectural
styles, and building details.
P8.6 Create new public spaces along the Donner Pass Road
corridor.
The Draft Master Plan proposes a new Town Square on
Donner Pass Road Extension as well as small urban plazas
along this main street.
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Plan Policy # Policy Relationship
P8.8
Encourage new mixed use development in the Gateway Area,
particularly projects that incorporate both a residential and
commercial component. Uses that support and provide
opportunities for community interaction should be
encouraged, such as coffee houses, restaurants, and places
for children and families.
The Draft Master Plan incorporates a variety of retail, office,
housing, and artisan industry uses to create a mixed-use
environment in the Downtown. The Master Plan also
proposes small urban plazas along the main street to
provide gathering spaces adjacent to shop frontages.
P8.9
Utilize needed street and intersection improvements as an
opportunity to incorporate streetscape enhancements and
improvements for pedestrians and cyclists, as well as
automobiles. Roadway improvements shall be implemented
with consideration of the need to balance the need for
efficient traffic movement with the other broad goals for the
corridor.
The street designs in the Draft Master Plan are intended to
provide a variety of options for residents in Downtown
Truckee. Improvements to the pedestrian and bicycle
network are incorporated into the plan.
P9.1
Promote redevelopment and infill of existing auto-oriented
commercial centers and corridors with pedestrian-friendly
mixed use development.
The Draft Master Plan incorporates a variety of retail, office,
housing, and artisan industry uses to create a mixed-use
environment in the Downtown. Building design and location
requirements will also work to create a pedestrian-friendly
environment along with sidewalk and other streetscape
improvements.
P9.2
Encourage all existing and new mixed use centers to create a
“park once environment” that provides a variety of uses
within walking distance.
The Draft Master Plan implements a “park once” concept for
the areas within the Downtown Extension district of the
Master Plan, which allows for shared parking between
various land uses that have different peaks in parking
demand. The strategy will reduce the total amount of
parking required to serve the area and will encourage
walking and biking in the Master Plan Area.
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Plan Policy # Policy Relationship
P9.3
Require new mixed use centers to provide housing of a
variety of types and affordability, including employee
housing, unless determined to be incompatible.
Housing options within the Draft Master Plan should include
a mixture of housing types to serve a variety of housing
needs and a program for providing affordable housing
within the plan area should be created concurrent with the
adoption of the Master Plan.
P9.4
Enhance pedestrian connections from nearby residential
areas to local shopping centers so as to enhance the mixed
use quality of Truckee’s commercial centers and their
surrounding residential areas; reduce the need to drive to
access daily needed goods and services; and provide safe and
convenient pedestrian connections.
Enhanced pedestrian connections, through improved
sidewalks and trails and new links to public places, parks,
event streets, open spaces, and parking areas, are an
important part of the Master Plan.
P9.5
Require new mixed use centers to incorporate site planning
and design that reflects walkability and opportunities for
indoor and outdoor social interaction, including clustered
buildings, parking dispersed in smaller lots, as well as
pedestrian-scale design features.
The Draft Master Plan incorporates mixed-use development
with pedestrian connections and small urban plazas to
create public gathering spaces. Parking is located behind
buildings and in structures rather than along the street front
and storefront enhancements that relate to pedestrian
activity are encouraged.
P10.2
Create new neighborhoods centers or focal points in
neighborhoods where they do not currently exist. Such
centers may include small commercial convenience centers
like those found in Glenshire and Tahoe Donner, or may be
focused around non-commercial community-serving uses
such as those described in the sidebar opposite.
The Draft Master Plan proposes the creation of a new Town
Square in the Downtown Extension district as a new public
gathering space. Neighborhood parks are also encouraged
in the Master Plan Area.
P10.3
Seek opportunities to add or incorporate non-commercial
community-serving facilities within existing neighborhood
centers.
There are no existing neighborhood centers within the
project area.
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Plan Policy # Policy Relationship
P10.4 Improve pedestrian connections and ensure that facilities
such as bike racks are provided at all neighborhood centers.
Improved pedestrian and bicycle connections are a major
focus of the Draft Master Plan. Bicycle parking is as required
by the current development code and bicycle racks or other
methods of securing bicycles are required by the Master
Plan.
P11.1
Encourage new residential developments adjacent in
appropriate locations (e.g. planned community areas) and
with appropriate site conditions to include the use of neo-
traditional site design and architectural elements. These
encompass elements such as a grid, or modified grid street
layout, narrower streets, street trees, detached sidewalks,
and neo-traditional house designs in keeping with Truckee
architecture and design.
New development within the Master Plan Area is located
adjacent to existing development in the Downtown core.
LEED-Neighborhood Design principles are supported in the
design of the Master Plan.
P11.2
Discourage architectural monotony between individual units
within a suburban subdivision or residential development
project.
The Draft Master Plan encourages eclectic building designs.
Building designs are encouraged to contrast with other
buildings and uniformity amongst buildings is discouraged.
P11.3
Regulate the design of new development in residential
neighborhoods in the Downtown area to ensure compatibility
between the new development and the existing residential
areas.
The Draft Master Plan encourages new interpretations of
traditional buildings styles to maintain compatibility while
distinguishing the old from the new. Homes in the Trout
Creek district will be developed with design, form, and
styles that are complementary to the eclectic mix of homes
already existing in the Downtown.
P11.5
Create a clearly defined transition or edge between the “town”
and “country” in all Truckee’s town residential
neighborhoods.
The residential areas of the Trout Creek District form a
clearly defined edge against Trout Creek. Trout Creek
serves as a transition between the town and country areas of
Truckee.
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Plan Policy # Policy Relationship
P11.6
Encourage preservation and creation of open space areas
within town residential neighborhoods, particularly in the
form of small neighborhood parks, pocket parks, trails, and
greenways.
The Draft Master Plan promotes the creation of
neighborhood parks, small urban plazas, and a new Town
Square. Pedestrian and bicycle connections and trails are
also an important part of the Plan. The Plan also supports
connections to the Trout Creek Greenway.
P13.1
Sustain high design standards for new commercial
development in employment districts, particularly where
development is visible from along major arterial and
roadways.
The Draft Master Plan promotes high quality design through
a number of guidelines for building shape, siting, and form.
The greatest attention is paid to buildings along primary
streets.
P13.2
Ensure that new development within Truckee’s light industrial
areas and employment districts is designed in a way that is
sensitive to adjacent residential development.
Siting of new artisan industry facilities is regulated by the
Master Plan to be sensitive to adjacent residential
development.
P13.3 Create live-work opportunities, as appropriate, within
employment districts.
The Draft Master Plan promotes live-work opportunities in
all Districts.
P17.1
Design gateway design treatments for key entryways into the
Town that incorporate landscaping, signage, public art,
and/or structural elements that communicate a sense of
arrival in Truckee. Gateways for which such treatments
should be applied include:
• Donner Pass Road where it enters Downtown Truckee, near
the Highway 89 North intersection.
• At the Brockway Road/Highway 267 intersection, as
described in Action A14.3, above.
• Along West River Street.
• Along Highway 267 South, near the Mousehole.
• At the western Donner Pass Road freeway interchange.
The Draft Master Plan would create a new gateway to
Downtown with the realignment of Donner Pass Road to a T-
intersection adjacent to the railroad tracks.
P18.1
Require evaluation of impacts to historic resources for
projects which involve substantial site disturbance, or
demolition or alteration of known historic buildings.
Section IV.I, Cultural and Paleontological Resources, of
this EIR provides an evaluation of historic resources.
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2025 General
Plan Policy # Policy Relationship
P18.2
Encourage appropriate reuse of historic structures for
housing, including affordable housing, public recreation and
commercial uses that do not compromise their historic
character.
The Draft Master Plan does not include reuse of historic
structures.
P18.3
Encourage and cooperate with the private sector in the
implementation of innovative strategies to preserve all of
Truckee’s identified historic buildings and sites, including
Native American and ethnic group sites. Preservation
strategies could include by gift, establishment of private
conservancies, and easements.
Implementation of the Draft Master Plan requires removal of
the railyard operations building, and potentially the
residential structure located at 10144 Church Street. These
structures are significant cultural resources under CEQA.
P18.4
Provide incentives and technical assistance to property
owners to apply for federal, State, local and private grants,
loans and tax credits to preserve and rehabilitate historic
buildings.
Implementation of the Draft Master Plan requires removal of
the railyard operations building, and potentially the
residential structure located at 10144 Church Street. These
structures are significant cultural resources under CEQA.
P18.6
Support all efforts to document and preserve Truckee’s rich
historic legacy, including its Native American and ethnic
history, and to educate residents and visitors about the
town’s historic buildings and sites.
Implementation of the Draft Master Plan would not preclude
efforts to document and preserve Truckee’s rich historic
legacy, including its Native American and ethnic history.
P18.7 Encourage adaptive reuse of historic structures in accordance
with federal, State and local guidelines.
The Draft Master Plan does not include reuse of historic
structures.
P19.1
As part of the development review process, require proper
archaeological or paleontological surveying, testing, research,
documentation, monitoring and safe retrieval of
archaeological and cultural resources.
Section IV.I, Cultural and Paleontological Resources, of this
EIR provides an evaluation of known archaeological or
paleontological and recommends additional surveying prior
to commencing construction.
P19.2
Require an archaeological survey by a qualified professional
whenever there is evidence of an archaeological or
paleontological site within a proposed project area, is
determined to be a high likelihood for occurrence of such
sites, or where a project involves substantial site disturbance.
Section IV.I, Cultural and Paleontological Resources, of this
EIR provides an evaluation of known archaeological or
paleontological and recommends additional surveying prior
to commencing construction.
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2025 General
Plan Policy # Policy Relationship
P19.3
Consult with representatives of the Native American
community whenever necessary to ensure the respectful
treatment of Native American sacred places.
Section IV.I, Cultural and Paleontological Resources, of this
EIR provides a summary of the consultation with
representatives of the Native American community.
P20.1
Involve all members of the community in the public decision-
making process through concerted outreach efforts that
target a variety of groups, including those for whom English
is not a first language.
The Master Plan planning process included a series of
workshops, community meetings, open houses, site visits,
newsletters, Chamber of Commerce mixers, and
consultation with stakeholders including owners of property
within and adjacent to the Master Plan Area over the course
of 3 years.
P20.2
Encourage opportunities for social interaction and community
activity through the creation of well-designed, accessible
public spaces located throughout the town, and by
encouraging commercial uses that support community
interaction, such as cafes and restaurants, performance and
arts spaces, and child activity centers.
The Master Plan promotes the creation of a new Town
Square, neighborhood parks, and small urban plazas. The
urban plazas are especially encouraged in conjunction with
retail businesses that support community interaction.
P21.2 Consider including, where appropriate, public art in Town
capital improvement and redevelopment projects.
The Master Plan encourages unique public art to enhance
public spaces and to celebrate Truckee’s historic character
and cultural diversity. Public art shall be incorporated into
the design of the Town Square.
P21.3 Support and facilitate art exhibits and performances on
Town-controlled property.
The Master Plan proposes a Town Square that shall include a
plazas to allow for community gatherings and staged
events.
P21.5 Encourage the inclusion of public art or publicly-accessible
display space in private development.
The Master Plan encourages unique public art to enhance
public spaces and to celebrate Truckee’s historic character
and cultural diversity.
Town of Truckee 2025 General Plan , Circulation Element
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2025 General
Plan Policy # Policy Relationship
Guiding
Principals 1
Coordinate land use and transportation planning in Truckee
to provide for the long-range development of the Town’s
roadway system consistent with the existing and future land
use patterns described in the Land Use Element.
Implementation of the Draft Master Plan would provide
mixed use development including commercial, housing,
open space and civic uses. The master plan area is located
in Downtown Truckee and extension of existing roadways is
required to implement the master plan.
Guiding
Principals 2
Maintain acceptable traffic operations on the Town’s roads
through application of Level of Service thresholds, and by
conditioning new development on the ability of local roads
and intersections to accommodate projected traffic impacts.
Level of Service and other traffic impacts are addressed in
section IV.C. of this EIR and mitigation measures are
recommended as appropriate.
Guiding
Principals 3
Minimize the negative impacts of transportation
infrastructure upon Truckee’s community character, local
neighborhoods, and the environment.
The Master Plan promotes streetscape improvements along
with improvements to the roadway system. The Plan also
recommends the development of a Streetscape Master Plan
prior to development of the project site.
Guiding
Principals 4
Ensure that new development minimizes impacts on the road-
way network, is integrated into the existing transportation
system and provides opportunities for use of alternate
modes.
The existing transportation network is built upon with the
extension of Donner Pass Road. Additional development will
also be oriented in rectangular blocks parallel to the existing
railroad tracks. The creation of pedestrian and bicycle
connections is a significant element of the Master Plan.
Guiding
Principals 5
Reduce automobile travel demand to reduce impacts on the
Town’s roadway system, lessen the need for new or
expanded road facilities to accommodate increased demand,
and decrease pollutants emissions from automobiles.
The Master Plan reduces automobile travel demand through
a “park once” philosophy that enables and encourages users
to park their vehicles and use other modes of transportation
to visit a range of nearby uses. The mixed-use nature of the
Master Plan contributes to the feasibility of this idea.
Guiding
Principals 6
Provide a safe, comprehensive, and integrated system of
trails and bikeways as a key component of the circulation
system.
The Master Plan provides recommendations to increasing
the pedestrian and bicycle trails system to create a viable
alternative transportation system for the Town.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principals 7
Promote a safe and efficient transit system, including both
bus and rail, to reduce congestion, improve the environment,
and provide viable alternatives to the automobile.
The Master Plan encourages the development of an
intermodal transit station within the Master Plan Area. The
plan also considers a downtown trolley to connect the
Master Plan Area with the existing Downtown. Transit
services, including precise locations for bus stops within the
Master Plan Area, will be finalized during the
implementation phase of the Master Plan.
Guiding
Principals 8
Provide for the safe and efficient movement of commercial
goods through Truckee by road and rail.
New/expanded roadways within the plan area would provide
for safe and efficient movements. While the ten-foot travel
lane width proposed for some of the roadway segments is
less than Town standards, there is no significant increase in
traffic hazard associated with ten-foot travel lanes in this
plan area because of the flat topography. Aside from
relocation of the balloon track, no alterations are proposed
to rail lines.
P1.1
Maintain a hierarchy of arterial, collector and local roadways
in Truckee by planning, designing, and regulating roadways
in accordance with the functional classification system
described in this Element.
Implementation of the Draft Master Plan would include
continuation and creation of arterials, collectors, local
streets and alley ways.
P1.3
Ensure that right-of-way for cumulatively needed future
roadway improvements is reserved or acquired as part of
relevant project approvals.
The Master Plan contains detailed street cross sections for
roadways within the Master Plan Area.
P1.4 Improve existing roadways in Truckee to meet current Town
engineering standards.
Implementation of the Draft Master Plan would require
contribution and construction of roadway improvements as
outlined in Section IV.C, Transportation, Circulation and
Parking.
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2025 General
Plan Policy # Policy Relationship
P1.5
Ensure that existing and future roadway, sidewalk and
bikeway standards, and the implementation of such
standards, take Truckee’s climatic conditions into account.
Special street standards and solar exposure standards are
incorporated into the Master Plan to account for the winter
snow conditions in Truckee.
P1.6
Ensure that the design and functionality of the Town roadway
network in keeping with the goals and policies of this General
Plan concerning community character. Examples of such
policies include those listed under Goal CC-3, as well as
policies for the Gateway Area, Brockway Road and West River
Street in the Community Character Element.
Special street sections have been designed for the existing
and new streets within the Master Plan Area. These designs
were created to maximize the functionality of the Town
roadway network.
P1.7
Improve existing roadways and add new roadways to reduce
delays from train traffic and to improve safety at railroad
crossings.
The Master Plan provides street improvements for existing
and new planned roadways within the Master Plan area.
P2.1
Establish and maintain a Level of Service D or better on road
segments and for total intersection movements in portions of
the Town outside of the Downtown Specific Plan Area.
Establish and maintain a Level of Service E or better on
arterial and collector road segments and for total intersection
movements within the Downtown Specific Plan Area.
Throughout the Town, individual turning movements at
unsignalized intersections shall not be allowed to reach LOS F
and to exceed a cumulative vehicle delay of four vehicle
hours. Both of these conditions shall be met for traffic
operations to be considered unacceptable.
The Town’s established level of service standards are used
in the analysis of transportation impacts included in Section
IV.C of this EIR. As discussed in that section, implementation
of the Draft Master Plan would contribute to unacceptable
LOS at two intersections and one roadway segment.
However, as also discussed in that section, these impacts
would occur with or without implementation of the Draft
Master Plan.
P2.2
In addition to the standards described in Policy 2.1, the
criteria and thresholds shown in Table CIR-6 shall be applied
to future development projects to determine the need for a
traffic impact analysis to be conducted and to determine if a
project’s traffic impact is found to be significant.
Traffic impact analysis and mitigation measures are included
in Section IV. C, Transportation Circulation and Parking.
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2025 General
Plan Policy # Policy Relationship
P2.3
Allow flexibility and exceptions to the LOS standards
described in Policy P2.1 for the following intersections:
• Bridge Street/Donner Pass Road
• Bridge Street/River Street
• Glenshire Drive/Donner Pass Road
Exceptions to the standards may be allowed in cases where
the Town finds that improvements needed to achieve
acceptable LOS: (a) should be deferred in order to better
coordinate with the planning and implementation of other
projects including the Railyard; (b) will result in unacceptable
impacts (e.g. requiring demolition of historic buildings,
relocation of businesses); (c) are not feasible to construct; or
(d) should be deferred or lowered in order to better
implement other transportation control measures including
alternative transportation modes.
Exceptions should only be allowed after all feasible resources
and options to implement needed improvements have been
explored and exhausted.
The traffic analysis included in Section IV.C concludes the
intersections of Bridge Street/Donner Pass Road and Bridge
Street/West Rivers Street would operate at a deficient level
of service in the 2025 No Project condition; and that
implementation of the Master Plan would contribute to
deficient level of service operations at both intersections.
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2025 General
Plan Policy # Policy Relationship
P2.4
Improve connectivity throughout the Town’s roadway
network, through roadway improvements, while minimizing
environmental, circulation, and residential neighborhood
impacts. This should include:
• New and improved links between roadways of the same
classification.
• New and/or improved links between higher and lower
capacity roadways where such connections would not
negatively impact the lower capacity roadway’s operations
or local neighborhood character, would be consistent with
community character and environmental goals described
elsewhere in the General Plan, and would not result in
redesignation of a lower classification roadway to a higher
classification, unless shown as such on the Circulation
Plan.
• Discouraging the use of local and residential neighborhood
roadways as through routes, particularly for commercial
and industrial traffic.
• Requiring that new development maximizes connectivity of
local streets within the development itself, and makes
connections to the adjacent street network and
neighborhood areas.
The Master Plan provides specially designed roadway
sections for both new and proposed streets within the
Master Plan Area. The Master Plan provides several new
streets and reconfigures a T-intersection at Donner Pass
Road and Glenshire Drive to create smooth traffic flow. The
traffic analysis for the Master Plan also includes analysis of
an undercrossing of the railroad tracks on the east end of
the site to provide more connections across the tracks.
P3.1
Require the preparation of traffic impact analyses to identify
impacts and mitigation measures for projects that may result
in significant traffic impacts, as specified in Table CIR-6. In
these analyses, Level of Service shall be computed according
to the planning methodology documented in Special Report
209: Highway Capacity Manual, published by the
Transportation Research Board in 2000, or as amended in
subsequent updates. Cumulative impacts shall be modeled
buildout of the General Plan.
Traffic impact analysis and mitigation measures are included
in Section IV.C, Transportation Circulation and Parking.
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2025 General
Plan Policy # Policy Relationship
P3.2
Require the assessment of construction-related project
impacts in traffic impact analyses that assesses and
adequately mitigates the effect of construction traffic on the
roadway network, as well as any potential disruption to or
rerouting of traffic that might be needed during project
construction.
Construction-related project impacts are discussed in
Section IV.C, Transportation Circulation and Parking. No
mitigation measures are recommended as this impact would
less-than-significant.
P3.3
Require all new development projects to adequately mitigate
identified impacts through construction of improvements
and/or payment of traffic impact mitigation fees. Mitigation
of significant project-related impacts may require
improvements beyond those addressed by the current Capital
Improvement Program and traffic impact mitigation fee
program.
Traffic impact analysis and mitigation measures are included
in Section IV.C, Transportation Circulation and Parking.
P3.4
Ensure that new streets and roads are dedicated and
constructed according to roadway design and access
standards adopted by the Town.
The Master Plan proposes some changes to the existing
town standards to best serve the needs of the Master Plan
Area in order to build upon the existing streetscape
character, provide passive traffic calming, allow space for
pedestrian corridors, and to maximize the amount of land
available for development of buildings and other private
improvements.
P4.1
Require transportation systems planned and constructed in
conjunction with significant development projects, including
roads, trails, bikeways, and other improvements, to provide
links to the existing transportation network.
The Master Plan requires a Streetscape Master Plan to be
created prior to development of each portion of the site.
P4.2
Require planning for land use and transportation systems in
new growth areas that provides opportunities for residents,
employees, and those without vehicles to accomplish many of
their trips by walking, bicycling or using transit.
The Master Plan provides numerous pedestrian and bicycle
connections throughout the Master Plan Area and to areas
outside of the Master Plan Area. The Master Plan also
addresses transit service within the Downtown.
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2025 General
Plan Policy # Policy Relationship
P5.1
Charge a traffic impact fee that is set in direct proportion to
the level of impact identified in a traffic impact analysis, so as
to ensure that the actual cost of improvements demanded
individually or cumulatively by a project can be met. Such
fees shall be applied to improvements needed to increase the
capacity of the roadway network including:
• Improvements listed in Table CIR-5.
• State Transportation Improvement Projects (STIP) projects
identified in Caltrans’ Regional Transportation Plan.
• Improvements such as widening of travel lanes to meet
Town engineering standards, and to add Class II and III
bike facilities.
• Other improvements identified by the Town needed to
increase the capacity of the roadway system, including
those determined to be needed through development of
the Downtown Traffic Study, and to reduce delays and
improve safety at railroad crossings.
Traffic impact analysis and mitigation measures, including
payment of traffic impact fees, are included in Section IV.C,
Transportation Circulation and Parking.
P5.2
Pursue all appropriate federal, State, and local funding
sources for street and highway improvements. Strive to
secure financing in a timely manner for all components of the
transportation system to achieve and maintain adopted Level
of Service standards.
The project applicant and the Town are pursuing funding
sources for infrastructure improvements, including
Proposition IC, Transit Oriented Development Infrastructure
Bond.
P5.3
Require projects to undertake needed roadway improvements
on public streets fronting or adjoining the development site
as part of the project, and to make available right-of-way
needed for future public improvements.
The Master Plan requires a Streetscape Master Plan to be
created prior to development of each portion of the site.
The Streetscape Master Plan will be the responsibility of the
site developer.
P6.1
Locate, construct and maintain new roads and roadway
improvements so as to prevent adverse impacts to water
quality and significant biological, scenic and historic
resources.
Impacts to water quality and significant biological, scenic,
and historic resources are addressed in the EIR and
mitigation measures are provided where necessary.
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2025 General
Plan Policy # Policy Relationship
P6.2
Use road and intersection improvement projects as an
opportunity to improve the aesthetic quality of the
intersection or roadway in question. Such improvements
could include sidewalk installations, landscaping, medians,
improved street lighting or pavement treatments.
The Master Plan requires a Streetscape Master Plan to be
created prior to development of each portion of the site.
The Streetscape Master Plan will address improvements such
as sidewalk installations, landscaping, medians, improved
street lighting, and pavement treatments.
P6.3
Maintain Donner Pass Road at a three-lane cross-section (two
lanes of traffic with a left-turn lane). New projects that could
add significant traffic to Donner Pass Road must demonstrate
that cumulative traffic impacts will not result in the need to
widen Donner Pass Road.
The Master Plan maintains Donner Pass Road at a three lane
cross section with two lanes of traffic plus a center left turn
lane.
P6.5
Maintain roadways in Truckee at a maximum of two travel
lanes. Exceptions to this policy include Interstate 80, Highway
89 South, Highway 267 from Truckee Airport Road/Shaffer
Mill Road to Brockway Road/Soaring Way, and Coldstream
Road.
All proposed roadways within the Master Plan Area have a
maximum of two travel lanes.
P6.6 Avoid intersection improvements that would include dual left
turn lanes.
The Master Plan does not propose intersection
improvements that include dual left turn lanes.
P6.7
Install new road lighting, and replace existing lighting with
fixtures that minimize light pollution without compromising
traffic safety.
The Master Plan requires a Streetscape Master Plan to be
created prior to development of each portion of the site;
improved street lighting will be part of the Streetscape
Master Plan.
P6.8
Ensure that adequate parking is provided for commercial,
residential and other land uses in Truckee, while, at the same
time, limiting excess off-street parking.
Parking within the Master Plan Area will be managed and
assessed on an area-wide or district level and policies and
guidelines within the Master Plan encourage walking and
biking with a shared parking “park once” concept rather than
encouraging large off-street parking areas. The Master Plan
also directs parking away from the primary street wall to
behind structures.
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2025 General
Plan Policy # Policy Relationship
P7.1
Strive to replace existing traffic signals with roundabouts as a
means of intersection control, including traffic signals on
State Highways.
The Draft Master Plan does not include replacement of
existing signals with roundabouts.
P7.2
Install roundabouts instead of new traffic signals or capacity-
enhancing improvements to existing signalized intersections,
when roundabouts will achieve the same or better Level of
Service as a traffic signal, where it is physically feasible to do
so, and when installation of the roundabout will not be
substantially costlier than a signal.
The Draft Master Plan does not include roundabouts.
P7.3
When traffic calming is desirable at unsignalized
intersections, encourage roundabouts instead of multi-lane
stop controlled intersections, or the addition of extra turn
lanes when the round-about will achieve the same or better
level of service, where it is feasible to do so, and when
installation of the roundabout will not be substantially
costlier.
The Draft Master Plan does not include roundabouts.
P9.1
Promote the use of transportation control measures (TCMs)
that divert automobile trips to transit, walking, and bicycling.
TCMs may include the following:
• Passenger rail.
• Employer-based trip reduction programs.
• Alternate work schedules.
• Telecommuting.
• Ride-share programs.
• Park-and-ride lots.
• Bicycling programs.
• Local and regional transit.
The Master Plan implements a “park once” concept for the
areas within the Downtown Extension district of the Master
Plan, which allows for shared parking between various land
uses that have different peaks in parking demand. The
strategy will reduce the total amount of parking required to
serve the area and will encourage walking and biking in the
Master Plan Area.
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2025 General
Plan Policy # Policy Relationship
P9.2
Promote land use and transportation strategies that will
reduce automobile trips, particularly implementation of
compact, pedestrian-oriented development, mixed uses, live-
work projects, neighborhood-serving commercial and mixed
use centers, and clustered and infill development.
The Master Plan implements a “park once” concept for the
areas within the Downtown Extension district of the Master
Plan, which allows for shared parking between various land
uses that have different peaks in parking demand. The
strategy will reduce the total amount of parking required to
serve the area and will encourage walking and biking in the
Master Plan Area. The Master Plan also encourages mixed-
use development that will reduce the need for multiple trips
to different locations within the area.
P10.1
In planning the Town’s transportation system, strive for a
more balanced system that provides alternatives to the
automobile while still meeting the Level of Service standards
expressed in this Element.
Traffic impacts are assessed in section IV.C. of the EIR and
mitigation measures are provided.
P10.3
Identify and implement new pedestrian facilities beyond
those identified in the Trails and Bikeways Master Plan and
Downtown Streetscape Plan. These facilities may include, but
not be limited to, pedestrian facilities along Donner Pass
Road between Cold Stream Road and South Shore Drive,
along Highway 89 South, and along West River Street.
The Master Plan provides recommendations to increasing
the pedestrian and bicycle trails system to create a viable
alternative transportation system for the Town. Pedestrian
connections to the Master Plan Area will be provided from
Commercial Row at Bridge Street and at Church Street. The
majority of roads through the Railyard will be bike-friendly
with either Class II or Class III facilities. A Class I bike path
will be provided along Donner Pass Road Extension and will
connect along Street C to a Class I bike path along the Trout
Creek Greenway.
P10.4
Ensure that streetscape and urban design plans for the
Gateway corridor and Brockway Road include pedestrian
connections to the Downtown’s pedestrian network.
The Master Plan provides recommendations to increasing
the pedestrian and bicycle trails system to create a viable
alternative transportation system for the Town. Pedestrian
connections to the Master Plan Area will be provided from
Commercial Row at Bridge Street and at Church Street. The
Master Plan also requires a Streetscape Master Plan to be
created prior to development of each portion of the site.
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2025 General
Plan Policy # Policy Relationship
P10.5 Link new trails and bikeways with other bikeways, parks and
open space areas to provide safe and continuous routes.
Enhanced pedestrian connections, through improved
sidewalks and trails and new links to new and existing
public places, parks, event streets, open spaces, and parking
areas, are an important part of the Master Plan.
P10.6 Use road and intersection improvements as an opportunity to
improve bicycle and pedestrian facilities.
The street designs in the Master Plan incorporate
improvements to the pedestrian and bicycle network of the
town.
P10.10 Require major development projects to include pedestrian
facilities and bikeways.
Enhanced pedestrian and bicycle connections are
incorporated as a significant part of the Master Plan.
P10.11
Enforce pedestrian and bicycle access standards for all new
development and require developers to finance and install
pedestrian walkways, equestrian trails and multi-use trails in
new development, as appropriate and necessary to address
circulation needs. Consider and work towards a mean by
which the requirements of the Trails and Bikeways Master
Plan can be met by affordable housing projects.
The street designs in the Master Plan incorporate
improvements to the pedestrian and bicycle network of the
town. The Master Plan also requires a Streetscape Master
Plan to be created prior to development of each portion of
the site. The Streetscape Master Plan will be the
responsibility of the site developer.
P10.12 Provide facilities that separate bicycle and pedestrian traffic
from vehicular traffic whenever it is feasible to do so.
The Master Plan incorporates a Class I bike path will be
provided along Donner Pass Road Extension and will connect
along Street C to a Class I bike path along the Trout Creek
Greenway.
TRUCKEE RAILYARD MASTER PLAN EIR NOVEMBER 2008
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2025 General
Plan Policy # Policy Relationship
P11.1
Require new development to incorporate features that
encourage transit use, including shelters and safe routes to
transit stops, and ensure that right-of-way for future transit
access is reserved in plans for new growth areas.
The Master Plan examines existing transit service in the area
notes that the town is exploring opportunities to enhance
transit service in the Downtown and extend transit service in
the Master Plan Area. In the future, if transit becomes more
important than auto parking, the planned surface parking
could be reduced in favor of an intermodal transit station.
The Master Plan provides an intermodal station concept.
Transit services, including precise locations for bus stops
within the Master Plan Area will be finalized during the
implementation phase of the Master Plan.
P11.2
Pursue all available sources of funding for capital and
operating costs of transit services, including consideration of
funding through major developers.
The project applicant and the Town are pursuing funding
sources for infrastructure improvements, including
Proposition IC, Transit Oriented Development Infrastructure
Bond.
P11.4
Consider the transit needs of senior, disabled, low-income
and transit-dependent persons in making decisions regarding
transit services and compliance with the Americans with
Disabilities Act.
Transit services, including precise locations for bus stops
within the Master Plan Area will be finalized during the
implementation phase of the Master Plan.
P11.5
Encourage the development of facilities for convenient
transfers between different modes of transport, especially to
provide connections to rail and intercity bus service.
The Master Plan provides an intermodal transit station
concept along Donner Pass Road Extension within the
Master Plan Area. Transit services, including precise
locations for bus stops within the Master Plan Area will be
finalized during the implementation phase of the Master
Plan.
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2025 General
Plan Policy # Policy Relationship
P12.2
Support continued freight service on the Union Pacific rail
lines, and work with UPRR to address community issues
associated with railroad operations. Such issues include:
Minimizing traffic disruptions at the Bridge Street crossing;
providing safe pedestrian crossings of the rail line; reducing
noise from train whistles in populated areas; and minimizing
future safety and noise impacts associated with increased
train operations.
Implementation of the Draft Master Plan would affect
continued freight service.
Town of Truckee 2025 General Plan, Housing Element
Policy H-1.1 Provide adequate sites for the production of new residential
units to meet the needs of existing and future residents.
The Master Plan provides for additional stand alone single
family, multi-family, and mixed-use residential development
in all parts of the Master Plan Area. The plan promotes a
variety of housing options, including affordable housing.
Policy H-1.2
Provide for a sufficient amount of higher density residential
land, distributed throughout the Town, to accommodate the
Town’s share of the regional housing need for affordable
housing.
The Downtown Extension and Industrial Heritage districts
provide for higher density residential uses.
Program H-1.2.1
Require development of affordable units on scattered sites to
avoid over-concentration of such units in any one community
area.
The Master Plan provides for the inclusion of affordable
housing units. The implementation section of the Master
Plan calls for a program for affordable housing within the
Master Plan Area to be created in compliance with the
General Plan concurrently with the adoption of the Master
Plan.
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2025 General
Plan Policy # Policy Relationship
Policy H-1.2.2
Require residential projects to achieve a minimum density of
at least 50 percent of the maximum allowed density.
Minimum inclusionary housing standards, which exceed the
15 percent ordinarily required (see Program H-1.3.2), shall be
required for any project built below 90 percent of the
maximum allowed density, according to a “sliding scale”
standard. Exceptions to this policy may be made only in the
circumstance that the site is constrained by other
government requirements that prevent the builder from
constructing above the minimum required density.
The General Plan and Downtown Specific Plan do not specify
specific residential densities for development in the master
plan area. At 570 maximum residential units (including
work/live), the master plan area would be built out at
approximately 16 dwelling units per acre.
The Master Plan provides for the inclusion of affordable
housing units. The implementation section of the Master
Plan calls for a program for affordable housing within the
Master Plan Area to be created in compliance with the
General Plan concurrently with the adoption of the Master
Plan.
Program H-1.2.3
Encourage the use of the Town’s Density Bonus Program to
eligible proposed developments so as to disperse affordable
housing through the Town.
The Master Plan provides for the inclusion of affordable
housing units. The implementation section of the Master
Plan calls for a program for affordable housing within the
Master Plan Area to be created in compliance with the
General Plan concurrently with the adoption of the Master
Plan.
Policy H-1.3 Encourage the private sector to build affordable housing.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan. The
affordable housing program should be created concurrently
with the adoption of the Master Plan and is the responsibility
of both the developer and the town.
Program H-1.3.2
Require new residential development to allocate at least 15
percent of the units to be affordable to very low, low and
moderate-income households.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan.
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2025 General
Plan Policy # Policy Relationship
Program H-1.3.4
Require commercial, industrial, institutional, recreational
and residential resort projects that create jobs to
provide affordable housing for at least 50 percent of
their projected very low, low and moderate-income
workforce. Guidelines shall be developed for implementation
of this requirement that address the following:
• Housing shall be provided within the project’s development
area whenever possible; payment of in lieu fees or
construction of the required housing offsite shall be
allowed only where strictly necessary.
• The guidelines shall address the application of the
requirement to smaller projects and shall consider
exemptions or reductions of requirements for smaller
projects.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan. The
Master Plan supports a mixture of housing types to serve
the needs of a variety of users.
Policy H-1.4 Ensure a variety of safe, decent and sound housing. The Master Plan supports a mixture of housing types to
serve the needs of a variety of users.
Program H-1.4.1
Permit various types of housing, including congregate,
community trust, and co-housing in areas designated for
residential development, provided density requirements of
the zoning code are met.
The Master Plan supports a mixture of housing types to
serve the needs of a variety of users.
Program H-1.4.3
Ensure that affordable housing for very low, low and
moderate-income households reflects a variety and balance
of unit types and affordability, including both multi-family
units and single-family housing, rental and for-sale units, a
variety of unit sizes to accommodate both small and large
households, and a range of affordability covering all
moderate and below moderate income categories.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan. The
Master Plan supports a mixture of housing types to serve
the needs of a variety of users.
Program H-1.4.4
Facilitate the provision of appropriate housing for the
seasonal workforce and any farmworkers, such as dormitory-
style accommodations.
The Master Plan supports a mixture of housing types to
serve the needs of a variety of users.
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2025 General
Plan Policy # Policy Relationship
Program H-1.4.5
Encourage mixed use development by developing a program
to provide incentives for the construction of residential units
in conjunction with commercial development.
The Draft Master Plan standards support mixed-use
development.
Program H-2.1.4
Through the Downtown Specific Plan and Historic
Preservation Plan, encourage the preservation and adaptive
reuse of older structures within the Downtown area for
housing and mixed use development.
Implementation of the Draft Master Plan does not anticipate
reuse of existing buildings.
Program H-3.1.3
Continue efforts to streamline and improve the development
review process, and to eliminate any unnecessary delays in
the processing of development applications.
The Draft Master Plan outlines procedures for project
approvals within the plan area. For the most part, these
procedures are consistent with the Town Development Code;
however, some provisions differ from the Town
Development Code to further the goal of streamlining
projects.
Program H-3.1.4
Give priority to processing of applications for affordable
housing projects. The priority will extend to building
inspections during the construction process.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan.
Program H-3.1.5
When feasible, consider assuming all or a portion of the cost
of Town development fees for projects, which provide
housing committed to very low-, low and moderate-income
households, above and beyond that required by Programs H-
1.3.2 and H-5.1.3.
The implementation section of the Master Plan calls for a
program for affordable housing within the Master Plan Area
to be created in compliance with the General Plan.
Program H-3.1.7
Allow shared parking in commercial and residential mixed-
use projects, where it can be demonstrated that the uses do
not have competing peak parking demands.
Master Plan implements a “park once” concept for the areas
within the Downtown Extension district of the Master Plan,
which allows for shared parking between various land uses
that have different peaks in parking demand. The strategy
will reduce the total amount of parking required to serve the
area and will encourage walking and biking in the Master
Plan Area.
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2025 General
Plan Policy # Policy Relationship
Program H-3.1.10
Eliminate minimum lot size requirements for residential
zones and instead use setback, parking, open space, density
regulations, and other site development standards to
determine appropriate lot sizes.
The Draft Master Plan includes minimum lot area standards
for the Downtown Extension and Trout Creek Districts in
addition to guidelines and standards for setbacks, open
space and other site development standards. The Draft
Master Plan does not include lot area standards for the
Industrial Heritage District.
Policy H-4.1 Encourage residential design that promotes energy efficiency
and sustainable building practices.
The Master Plan integrates LEED for Neighborhood
Development policies, which promote sustainable building
practices.
Program H-4.1.1
Continue the solar access ordinance that establishes
development standards to ensure solar access for all new
residential development.
Master Plan guidelines encourage site layouts that take
advantage of solar exposure opportunities and the Plan
requires that a Sun/Shade Analysis be conducted prior to
and land use approval or building permit issuance.
Program H-4.1.3
Promote the incorporation of energy efficient features in new
and existing construction by making available information on
programs and resources for energy efficient building
materials and techniques.
The Master Plan integrates LEED for Neighborhood
Development policies, which promote sustainable building
practices.
Policy H-4.2
Encourage clustered residential development that reduces
infrastructure and other development costs, preserves and
enhance important environmental resources, and maintains
important areas as open space.
Higher density development is proposed in some portions of
the Master Plan Area while other sites are set aside for parks
and open space.
Program H-4.2.1
Encourage residential cluster areas and mechanisms for the
long-term protection and maintenance of the open space
areas. Policies relating to residential cluster uses are found in
the Land Use, Conservation and Open Space, and Safety
Elements.
Higher density development is proposed in some portions of
the Master Plan Area while other sites are set aside for parks
and open space.
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2025 General
Plan Policy # Policy Relationship
Program H-4.2.2
Continue to coordinate with other providers of public
facilities and services in the review of residential
development projects to ensure services and facilities will be
available, consistent with the providers’ level of service
standards. Standards for services availability and timing are
provided in the Land Use Element.
Public facilities and services are evaluated in the
infrastructure section of the Master Plan and appropriate
recommendations are made to support the development
proposed by the Master Plan.
Program H-5.1.10
Require a long-term commitment of affordability for
affordable housing which is mandated by the Housing
Element and for affordable housing which is provided in
order to receive density bonuses, incentives, and/or
concessions.
The implementation section of the Master Plan requires a
preparation of an affordable housing program within the
Master Plan Area to be created in compliance with the
General Plan.
Town of Truckee 2025 General Plan, Economic Development Element
Guiding
Principles 1
Build upon the Town’s existing assets to diversify and
strengthen the local economy in ways that are appropriate
and responsive to Truckee’s context and natural
environment.
The Master Plan Area acts as an extension of existing
Downtown Truckee. The plan’s goals include encouraging
vibrant and economically sustainable redevelopment and
creating enjoyable public spaces that complements
Truckee’s unique mountain town character.
Guiding
Principles 2
Develop high-wage jobs in Truckee that enable the local
workforce to both live and work in the Town.
Implementation of the commercial and work/live uses
anticipated in the Draft Master Plan would contribute to
various job types and wages in Truckee.
Guiding
Principles 3
Focus business attraction, retention, and expansion efforts
on key economic sectors that have the greatest likelihood of
success in Truckee.
The Master Plan encourages a mix of different types of uses
to cater to both local residents and tourists.
Guiding
Principles 4
Maintain and enhance community quality of life as a key
competitive advantage.
Maintaining the existing unique character of Truckee is
consistently reinforced by the standards and guidelines of
the Master Plan.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principles 5
Promote and enhance the Town’s role as a year-round tourist
destination.
The Draft Master Plan encourages a mix of different types of
uses to cater to tourists and encourages the opportunities to
improve and expand passenger rail service to enhance the
Downtown as year-round destination attraction.
P1.3
In reviewing development projects, consider a project’s
ability to fulfill economic development guiding principles and
goals for the Town, such as fostering desired industries,
providing living wage jobs, and upholding Truckee’s small-
town, mountain character as a key competitive advantage.
The Draft Master Plan encourages a mix of different types of
uses to cater to locals and tourists while maintaining the
existing unique character of Truckee.
P2.1
Provide sufficient business park and light industrial space to
allow for the attraction and expansion of quality employers
within Truckee.
The Industrial Heritage district of the Master Plan allows
artisan industry uses.
P2.2
Encourage uses consistent with high wage and high density
employment in business parks and light industrial areas, as
opposed to services or low employment density uses such as
warehouse space.
The Draft Master Plan does not include business park
development.
P2.3 Ensure that land designated Industrial is used primarily for
industrial, rather than general commercial/retail uses.
General Plan and Downtown Specific Plan designate the
master plan area for mixed use development including
commercial, housing, open space and civic uses.
P3.1
Support the creation of new office space that is well-designed
and offers amenities and telecommunications infrastructure
attractive to new economy business enterprises.
The Draft Master Plan allows new office space in the Master
Plan Area.
P3.2
Encourage the expansion of telecommunications
infrastructure throughout Truckee, including adoption of new
technologies as they are developed in the future.
Telecommunication infrastructure would be extended into
the plan area throughout implementation of the plan.
P3.3 Encourage and support office and professional home-based
micro-enterprises.
The Draft Master Plan encourages a mix of different types of
uses, including offices, artisan industry uses, and live-work
units.
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2025 General
Plan Policy # Policy Relationship
P5.2
Continue to build on Truckee’s historic and natural assets to
expand Truckee’s appeal as a tourist destination, focusing on
Downtown and riverfront revitalization as a priority.
Maintaining the existing unique character of Truckee is
consistently reinforced by the standards and guidelines of
the Master Plan. The Master Plan also encourages supports
the sustainable development of Trout Creek and
incorporates pedestrian connections to the Truckee River.
P5.3
Support new visitor-oriented restaurants, lodging, and
services to meet tourist needs and capture expenditures
locally.
The Draft Master Plan encourages a mix of different types of
uses to cater to locals and tourists while maintaining the
existing unique character of Truckee.
P5.5
Support the development of a conference center, educational
institute, or other similar facility in Truckee, particularly one
with an environmental or ecological focus.
The Draft Master Plan includes 25,000 square feet of civic
use space within the Downtown Extension District.
P6.2
Support the inclusion of cultural facilities as a component of
new mixed-use developments proposed within the Town as
an amenity that makes Truckee attractive to a vibrant,
innovative business community.
The Draft Master Plan proposes providing a prominent
location for a new civic building and a centrally located
Town Square. The Town Square should be designed to host
planned and spontaneous community gatherings and staged
events. The Town Square is proposed to be located in the
heart of the new mixed-use area of the Master Plan site.
P7.2
Continue the improvement and redevelopment of the
Riverfront that promotes public access and activity near
Downtown Truckee while enhancing the natural features of
the Truckee River.
The Draft Master Plan promotes pedestrian and other
connections to the Truckee River.
P7.3 Support the establishment of businesses and industries that
draw upon Truckee’s natural assets and environment.
Maintaining the existing unique character of Truckee is
consistently reinforced by the standards and guidelines of
the Draft Master Plan.
P8.1 Encourage new retail to locate in the Downtown. The Draft Master Plan allows retail uses in the extension of
the Downtown area.
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2025 General
Plan Policy # Policy Relationship
P8.2
Continue redevelopment and improvement efforts in
Downtown Truckee, including programs to preserve the
unique historic character of the Downtown, to expand upon
the downtown’s vibrant mixed-use character, and to develop
projects that differentiate Downtown Truckee from other
commercial areas within the Town and the surrounding trade
area.
The Draft Master Plan encourages a mix of different types of
uses to cater to locals and tourists while maintaining the
existing unique character of Truckee.
P8.3 Support public activities and community events in Downtown
Truckee.
The Draft Master Plan proposes providing a prominent
location for a new civic building and a centrally located
Town Square. The Town Square should be designed to host
planned and spontaneous community gatherings and staged
events. The Town Square is proposed to be located in the
heart of the new mixed-use area of the Master Plan site.
P8.4
Provide opportunities for industrial uses currently located
along the Truckee River in the Downtown to relocate to other,
more suitable locations.
The Industrial Heritage district of the Master Plan allows
artisan industry uses.
P8.5
Support a mixed use development in the Railyard Master Plan
Area and consider implementing the economic diversification
strategies of this element as part of the Master Plan.
The Draft Master Plan encourages a mix of different types of
uses to cater to locals and tourists while maintaining the
existing unique character of Truckee.
Town of Truckee 2025 General Plan , Conservation and Open Space Element
Guiding
Principles 1
Increase the amount of permanently protected, connected,
and publicly accessible open space in and around Truckee for
the use and enjoyment of all Truckee residents.
The Draft Master Plan promotes pedestrian and bicycle
connections throughout the town and especially along the
Trout Creek Greenway.
Guiding
Principles 2
Preserve the Truckee River corridor, its tributary drainages,
and associated riparian habitat to enhance their role as
critical open space and as a biological and scenic resource.
The Draft Master Plan will promote restoration of Trout
Creek by relocating the existing balloon track and allowing
the creek to follow a more natural course. This design will
also widen the creek and increase the 100-year floodplain.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principles 3 Increase public access to the Truckee River.
The Draft Master Plan promotes a variety of pedestrian and
bicycle connections in the Master Plan Area. A new
undercrossing of the railroad tracks is also planned on the
eastern end of the Master Plan Area to link the site to the
Truckee River area.
Guiding
Principles 4
Protect biologically important areas as open space to
maintain Truckee’s special biodiversity.
Implementation of the Draft Master Plan would have less-
than-significant on biologically sensitive open space areas.
Guiding
Principles 5
Protect sensitive biological resources, specifically special
status plants and wildlife, streams and wetlands, and
significant wildlife movement corridors.
Implementation of the Draft Master Plan would have less-
than-significant on special status plants and wildlife,
streams and wetlands, and significant wildlife movement
corridors.
Guiding
Principles 6
Safeguard important and sensitive visual resources
associated with Truckee’s open space resources.
Visual impacts that may result from implementation of the
Draft Master Plan are discussed in Section IV.M, Visual
Resources. The Draft Master Plan would not significantly
impacts sensitive visual resources associated with open
space.
Guiding
Principles 7
Improve Truckee’s parks and recreation facilities and ensure
the availability of a diverse range of recreational
opportunities for Truckee’s existing and future population.
The Master Plan sets standards for new public spaces,
including a new Town Square and several neighborhood
parks. The Master Plan requires a minimum of 2.5 acres of
park per 1,000 population of the Master Plan Area with a
maximum of 570 units at 2.68 persons per household.
Guiding
Principles 8
Maintain and improve air quality in the Truckee region to
ensure a healthful environment for all.
Air quality impacts are addressed in section IV.D. of the EIR
and necessary mitigation measures are provided.
Implementation of the Draft Master Plan would result long
Term Regional Emissions that would exceed the Northern
Sierra Air Quality Management District Significance Criteria.
Guiding
Principles 9
Make Truckee a leader in environmental conservation and
sustainability, and strive to reduce the Town’s impact on the
local and global environment.
The Master Plan incorporates LEED for Neighborhood
Development policies to create a sustainable area.
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2025 General
Plan Policy # Policy Relationship
Guiding
Principles 10
Put into action “low impact development” planning and
design practices and technologies to simultaneously reduce
infrastructure costs, conserve and protect natural resource
systems, and reduce potential environmental impacts.
The Master Plan requires site design to incorporate Low
Impact Development (LID) principles, including stormwater
infiltration, retention and treatment onsite, consistent with
NPDES stormwater standards.
P1.1
Acquire and preserve open space lands in Truckee, and
purchase development rights for the purpose of open space
preservation, with priority given to the following open space
types:
• Regional parks
• Neighborhood parks
• Pristine open space and large blocks of undeveloped open
space
• Open space corridors that provide connections between
different open space areas
• Lands with a high level of scenic value
The Master Plan requires a minimum of 2.5 acres of park per
1,000 population of the Master Plan Area with a maximum
of 570 units at 2.68 persons per household for
neighborhood parks, which includes the proposed Town
Square and trails.
P1.4
Cluster new development where appropriate in order to
maximize preservation of land in open space. Clustering shall
conform to the guidelines established in Policies and Actions
listed under Goal LU-7 in the Land Use Element.
Higher density development is proposed in some portions of
the Master Plan Area while other sites are set aside for parks
and open space.
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2025 General
Plan Policy # Policy Relationship
P1.5
Adhere to the following criteria for open space preserved
through direct actions of the Town, through open space and
clustered development requirements and incentives, and
through the development review process:
• Provide the maximum possible degree of community
benefit, as expressed through the Vision for Truckee and
the guiding principles, goals and policies of the General
Plan.
• Preserve open space that, to the greatest possible extent,
occurs in large blocks and is contiguous and connected.
• Provide the greatest possible level of public access while
respecting private property rights, sensitive habitat values,
and safety concerns.
• Provide maximum benefit in terms of habitat preservation.
• Enhance the overall character of Truckee as a scenic,
mountain community.
The Master Plan encourages enhancement of the Trout
Creek Greenway and promotes the redirection of Trout
Creek to a more natural course. The plan promotes
pedestrian connections along the creek as well.
P4.1
Provide for the integrity and continuity of biological
resources open space, habitat and wildlife movement
corridors and support the permanent protection and
restoration of these areas, particularly those identified as
sensitive resources.
Implementation of the Draft Master Plan would have less-
than-significant on special status plants and wildlife,
streams and wetlands, and significant wildlife movement
corridors.
P4.5
Development shall be prohibited within established setback
areas for streams and waterways other than the Truckee
River, except as otherwise allowed in the Development Code;
such setbacks shall be between 20 and 50 feet on parcels
less than 175 feet deep (depending on parcel depth), and 50
feet on parcels 175 feet deep or more.
The Draft Master Plan includes setback standards for
development adjacent to Trout Creek. The standard requires
a 20-foot minimum setback from the edge of the trail or 20
feet minimum setback from the 100-year flood plain,
whichever is greater.
P5.1 Require biological resource assessments for all development
in areas where special status species may be present.
A biological resources assessment for the Master Plan Area
was conducted and is summarized in Section IV.H of this
EIR.
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2025 General
Plan Policy # Policy Relationship
P5.2
Protect native plant species in undisturbed portions of a
development site and encourage planting and regeneration of
native plant species wherever possible in undisturbed
portions of the project site.
Implementation of the Draft Master Plan would have less-
than-significant on native plant species.
P5.3 Protect to the extent possible federal or State-designated
endangered, threatened, special status or candidate species.
Implementation of the Draft Master Plan would have less-
than-significant on State-designated endangered,
threatened, special status or candidate species
P6.2
Restrict permitted uses on lands mapped as important
Mineral Resource Areas within the RC/OS land use
designation to those compatible with mineral resource
extraction activities.
The Master Plan area is not mapped as an important mineral
resource area.
P8.1
Require land or in lieu fees for parks to be provided by new
development at a minimum ratio of five acres per thousand
population, to conform with standards established by the
Town in accordance with the Quimby Act.
The Master Plan requires a minimum of 2.5 acres of park per
1,000 population of the Master Plan Area with a maximum
of 570 units at 2.68 persons per household for
neighborhood parks, which includes the proposed Town
Square and trails.
P8.2
Support efforts to create a new regional park, neighborhood
parks in new neighborhoods, and at least an additional two
new neighborhood parks for existing neighborhoods in
Truckee.
The Master Plan requires a minimum of 2.5 acres of park per
1,000 population of the Master Plan Area with a maximum
of 570 units at 2.68 persons per household for
neighborhood parks, which includes the proposed Town
Square and trails.
P9.1
Provide for links between open space areas, both within
Truckee and beyond the Town limits, to create contiguous
habitat areas and enhance public access through greater
connectivity.
The Master Plan promotes pedestrian and bicycle
connections throughout the town and especially along the
Trout Creek Greenway.
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2025 General
Plan Policy # Policy Relationship
P9.2
Support the development and construction of a town-wide
system of trails and bikeways, including, as priorities, the
development of the Donner Lake/Truckee River parkway (see
Goal COS-10), and the establishment of trails linking the
Downtown with the Gateway Area and surrounding developed
areas.
The Master Plan provides recommendations to increasing
the pedestrian and bicycle trails system to create a viable
alternative transportation system for the Town. Enhanced
pedestrian connections, through improved sidewalks and
trails and new links to new and existing public places, parks,
event streets, open spaces, and parking areas, are an
important part of the Master Plan.
P9.3
Require new development to incorporate trail corridors
identified in the Trails and Bikeways Master Plan into the
overall project site plan.
While Master Plan development was not planned at the time
of the Trails and Bikeways Master Plan, the Master plan
proposes bike lanes and paths to connect to the Trails and
Bikeways Master Plan routes at the following intersections:
Bridge Street and Donner Pass Road, Church Street and
Donner Pass Road, and Glenshire Drive and Donner Pass
Road Extension.
P9.4
Preserve existing open space corridors, and connections to
adjacent open space areas, and integrate publicly accessible
trails and open space corridors into new development to the
extent feasible.
The Master Plan promotes pedestrian and bicycle
connections throughout the town and especially along the
Trout Creek Greenway.
P11.1 Minimize excessive paving that negatively impacts surface
water runoff and groundwater recharge rates.
Hydrology and storm drainage impacts are addressed in
section IV.G. of this EIR and mitigation measures are
provided. The Master Plan also promotes minimized
parking areas for future development.
P11.2
Protect surface and groundwater resources from
contamination from runoff containing pollutants and
sediment, through implementation of the Regional Water
Quality Control Board’s (RWQCB) Lahontan Region’s, Best
Management Practices.
Development in the Master Plan area is subject to Town and
Lahontan Regional Water Quality Control Board standards.
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2025 General
Plan Policy # Policy Relationship
P11.3
Cooperate with State and local agencies in efforts to identify
and eliminate all sources of existing and potential point and
non-point sources of pollution to ground and surface waters,
including leaking fuel tanks, discharges from storm drains,
auto dismantling, dump sites, sanitary waste systems,
parking lots, roadways, and logging and mining operations.
Hydrology and storm drainage impacts are addressed in
section IV.G. of this EIR and mitigation measures are
provided.
P11.4
Enforce guidelines set forth by the Regional Water Quality
Control Board Lahontan Region (RWQCB) regarding waste
discharge associated with domestic wastewater facilities such
as septic tank leachfield systems.
Development in the Master Plan area is subject to Town and
Lahontan Regional Water Quality Control Board standards.
P11.5
Require new development projects that have the potential to
impact local water quality through increased stormwater
runoff or erosion to include analysis of water quality impacts
as a component of project review, and to integrate mitigation
measures that would reduce identified impacts to an
acceptable level.
An analysis of water quality impacts is included in Section
IV.G, Hydrology and Storm Drainage. Water quality impacts
would be less than significant.
P11.6
Utilize Low Impact Development and Best Management
Practices established in the Regional Water Quality Control
Board’s Truckee River Hydrologic Unit Project Guidelines for
Erosion Control, and the State of California Stormwater Best
Management Practices Handbooks, and other resources such
as the Practice of Low Impact Development (US Department
of Housing and Urban Development) and Water Quality Model
Code and Guidebook (State of Oregon, Department of Land
Conservation and Development) as guidelines for water
quality and erosion control measures required by the Town.
The Master Plan requires site design to incorporate Low
Impact Development (LID) principles, including stormwater
infiltration, retention and treatment onsite, consistent with
NPDES stormwater standards. Hydrology and storm drainage
impacts are addressed in section IV.G. of this EIR and
mitigation measures are provided.
P11.7 Ensure that all proposed developments can be adequately
served by available water supplies.
The Truckee Donner Public Utility District prepared a Water
Supply Assessment concluding that there is adequate water
supply for implementation of the Draft Master Plan.
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2025 General
Plan Policy # Policy Relationship
P11.9
Recognize the importance of stormwater management in
protecting all water resources in Truckee, for example, flood
control, surface and ground water quality, and river, stream
and lake health.
The Draft Master Plan recognizes the importance of the
stormwater management and will comply applicable
regulations and best management practices.
P12.2
Require projects that require earthwork and grading,
including cuts and fills for roads, to incorporate measures to
minimize erosion and sedimentation. Typical measures
include project design that conforms with natural contours
and site topography, maximizing retention of natural
vegetation, and implementing erosion control Best
Management Practices.
The project proponent shall prepare a Storm Water Pollution
Prevention Plan (SWPPP) designed to reduce potential
impacts to surface water quality throughout the construction
period of the project.
P13.1
Require multi-family residential, commercial, industrial,
subdivisions and other discretionary development to maintain
consistency with the goals, policies and control strategies of
the Town’s Particulate Matter Air Quality Management Plan.
Implementation of the Master Plan would result in an
increase in Long Term Regional Emissions that would
exceed the Northern Sierra Air Quality Management District
Significance Criteria.
P14.1
Minimize potential impacts created by unpleasant odors, as
well as other airborne pollutants from industrial and
commercial developments.
Heavy-duty equipment in the project area during
construction would emit odors. However, the construction
activity would be short-term and would cease to occur after
individual construction is completed. No other sources of
objectionable odors have been identified for the proposed
project and no mitigation measures are required.
P14.2
Prohibit sensitive receptors such as residential uses, schools
and hospitals, from locating in the vicinity of industrial and
commercial uses known to emit toxic, hazardous or
odoriferous air pollutants, and prohibit the establishment of
such uses in the vicinity of sensitive receptors.
As part of the Air Quality Analysis for this EIR, a Health Risk
Assessment was prepared to potential health risks resulting
from implementation of the Draft Master Plan. As discussed
in Section IV.D, Air Quality, implementation of the Draft
Master Plan would not result in exceeding established
thresholds for toxic air contaminants.
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2025 General
Plan Policy # Policy Relationship
P14.3
Reduce automobile dependence, thereby reducing
greenhouse gas emissions, by encouraging mixed land use
patterns that locate services such as banks, child care
facilities, schools, neighborhood shopping centers and
restaurants in close proximity to employment centers and
residential neighborhoods.
The Master Plan reduces automobile travel demand through
a “park once” philosophy that enables and encourages users
to park their vehicles and use other modes of transportation
to visit a range of nearby uses. The mixed-use nature of the
Master Plan contributes to the feasibility of this idea.
P14.4
Review all discretionary development applications to
determine the need for pedestrian/bike paths connecting to
adjacent development and services, in order to provide
alternatives to automobile transportation.
The Master Plan supports the incorporation of many
pedestrian and bicycle connections throughout the project
area to utilize these modes of travel as alternatives means of
transportation.
P14.8
Require developers of projects that would locate sensitive
receptors such as residences within the California Air
Resource Board’s recommended buffer of 500 feet of I-80
and the railway to prepare a health risk assessment to
determine the significance of the impact, and to incorporate
project-specific mitigations to minimize or avoid this risk.
As part of the Air Quality Analysis for this EIR, a Health Risk
Assessment was prepared to potential health risks resulting
from implementation of the Draft Master Plan. As discussed
in Section IV.D, Air Quality, implementation of the Draft
Master Plan would not result in exceeding established
thresholds for toxic air contaminants.
P15.1 Support recycling programs town-wide, including the
curbside recycling and business waste reduction programs.
Implementation of the Draft Master Plan would not impede
the Town’s recycling program goals. Businesses and
organizations within the plan area would expand the pool of
potential contributors to these efforts.
P15.2
Support and expand innovative programs such as the “Keep
Truckee Green” Community Awards that recognize local
businesses’, agencies’ and organizations’ efforts to reduce
waste.
Implementation of the Draft Master Plan would not impede
the “Keep Truckee Green” awards. Businesses and
organizations within the plan area would expand the pool of
potential contributors to this effort.
P15.5
Encourage new private and public development to maximize
opportunities for use of passive or natural heating and
cooling and encourage sites with solar opportunities to be
designed with natural heating and cooling principles.
Master Plan policies encourage site layouts that take
advantage of solar exposure opportunities and the Plan
requires that a Sun/Shade Analysis be conducted prior to
and land use approval or building permit issuance.
Town of Truckee 2025 General Plan , Noise Element
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2025 General
Plan Policy # Policy Relationship
Guiding
Principles 1
Preserve Truckee’s peaceful mountain environment by
minimizing community exposure to noise.
Implementation of the Draft Master Plan would expose
residents within the plan area to excessive noise related to
railroad operations. See Section IV.E, Noise and Vibration,
for a discussion of operational noise.
Guiding
Principles 2
Maintain consistency with the noise criteria and policies of
the Truckee Tahoe Airport Land Use Compatibility Plan as
they apply in the airport environs.
Aircraft related noise would be audible and would affect
noise sensitive land use development within the Plan area;
however, due to the distance from and the flight path
orientation to the airport, aircraft related noise impacts
would be considered a less-than-significant.
P1.2
Require new development to mitigate exterior noise to
“normally acceptable” levels in outdoor areas where quiet is a
benefit, such as in the backyards of single-family homes.
Implementation of the Draft Master Plan would expose
residents within the plan area to excessive noise related to
railroad operations. See Section IV.E, Noise and Vibration,
for a discussion of operational noise.
P1.3
Enforce the California Noise Insulation Standards for interior
noise levels attributable to exterior sources for all proposed
new single and multi-family residences.
Mitigation Measures within Section IV. E, Noise and Vibration
would require specific insulation standards for development
within the master plan area.
P1.7
Reduce potential impacts from groundborne vibration
associated with rail operations by requiring that vibration-
sensitive buildings (e.g., residences) are sited at least 100-
feet from the centerline of the railroad tracks whenever
feasible and that development of vibration-sensitive buildings
within 100-feet from the centerline of the railroad tracks
require a study demonstrating that groundborne vibration
issues associated with rail operations have been adequately
addressed (i.e., through building siting or construction
techniques).
Implementation of the Draft Master Plan would include
development of residential, commercial and open space
uses within 100 feet of the railroad right-of-way.
P2.1 Require mitigation of all significant noise impacts as a
condition of project approval.
Noise impacts are addressed in section IV.E. of the EIR and
mitigation measures are provided.
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2025 General
Plan Policy # Policy Relationship
P2.3
Require preparation of a noise analysis/acoustical study,
which is to include recommendations for mitigation, for all
proposed development within noise-impacted areas that may
be exposed to levels greater than “normally acceptable.”
Mitigation Measure NOI-2e requires development projects
within the Master Plan area to submit documentation
detailing the design features that would be incorporated
into the project to reduce train-related noise impacts prior
to issuance of building permits.
P2.5
Require the application of the provisions in the California
Building Code Appendix Chapter II, Sections 1208A.8:
Exterior Sound Transmission Control, to apply to all new
single-family residences.
Implementation of the Draft Master Plan would be subject to
the California Building Code, as directed by the Town’s
Building and Safety Division.
P3.1
Enforce provisions of the Municipal Noise Ordinance, which
limits maximum permitted noise levels that cross property
lines and impact adjacent land uses.
Implementation of the Draft Master Plan would be subject to
the Town’s Noise Ordinance.
P3.2 Regulate noise from non-emergency construction activities
through the Municipal Noise Ordinance.
Mitigation Measure NOI-1a and 1b requires construction
activities to comply with the Town’s noise ordinance
throughout development of the Draft Master Plan.
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2025 General
Plan Policy # Policy Relationship
P3.13
Require the following standard construction noise control
measures to be included as requirements at construction
sites in order to minimize construction noise impacts.
• Equip all internal combustion engine driven equipment
with intake and exhaust mufflers that are in good
condition and appropriate for the equipment.
• Locate stationary noise generating equipment as far as
possible from sensitive receptors when sensitive receptors
adjoin or are near a construction project area.
• Utilize “quiet” air compressors and other stationary noise-
generating equipment where appropriate technology
exists.
• The project sponsor shall designate a “disturbance
coordinator” who would be responsible for responding to
any local complaints about construction noise. The
disturbance coordinator will determine the cause of the
noise complaint (e.g., starting too early, bad muffler, etc.)
and will require that reasonable measures warranted to
correct the problem be implemented. The project sponsor
shall also post a telephone number for excessive noise
complaints in conspicuous locations in the vicinity of the
project site. Additionally, the project sponsor shall send a
notice to neighbors in the project vicinity with information
on the construction schedule and the telephone number
for noise complaints.
Mitigation Measure NOI-1 requires compliance with the
Town’s construction noise controls.
Town of Truckee 2025 General Plan, Safety Element
Guiding
Principles 1
Minimize the potential risk to life and property from natural
and induced hazards in the Town of Truckee.
Impacts from hazards and public safety issues are
addressed in section IV.J. of this EIR.
P1.1
Group and locate new residential development in such a way
as to avoid areas of hazard including steep slopes and areas
of unstable soils.
The master plan area is not located in an area of steep
slopes. Mitigation Measures included in Section IV.J.,
Hazards and Public Safety, would reduce impacts related to
contaminated soils.
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2025 General
Plan Policy # Policy Relationship
P1.2
Encourage retrofitting of structures, particularly older
buildings, to withstand earthquake shaking and landslides.
Ensure that new development incorporates design and
engineering that minimizes the risk of damage from seismic
events and land sliding.
New development within the master plan area would be
subject to engineering standards to minimize risks of
damages.
P1.3
Require soils reports for new development in areas where
geologic risks are known to exist. Such reports should
include recommendations for appropriate engineering and
other measures to address identified risks.
New development within the master plan area would be
subject to engineering recommendations from soils reports
completed for parcels within the project area.
P2.3
Incorporate stormwater drainage systems in development
projects to effectively control the rate and amount of runoff,
so as to prevent increases in downstream flooding potential.
Impacts from hazards and public safety issues are
addressed in section IV.G. of the EIR and mitigation
measures are provided.
P2.4
Discourage development within the Truckee River floodplain
and adjacent to other waterways to minimize risks associated
with flooding.
The Draft Master Plan requires a minimum 20-foot setback
for development beyond the mapped 100-year floodplain. As
a result, the project does not propose to place housing
within a 100-year flood hazard area as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map, nor place within a 100-
year flood hazard area structures which would impede or
redirect flood flows.
P4.2
Continue to cooperate with the Fire Protection District to
implement fire safety ordinances to minimize wildland fire
hazards, including incorporation of fire resistant building and
roofing materials, and attainment and maintenance of
“defensible space.” Defensible space may include
revegetation with less flammable species, such as fire
resistant native and adapted species, and the use of mulch to
prevent erosion on bare soil.
Although all of Truckee is in a high hazard severity zone for
fire, the Master Plan Area lacks several site characteristics,
such as dense vegetation or steep slopes that increase the
risk and/or intensity of fires. New development would
include fire protection systems and adequate roads to allow
access by emergency vehicles. Further, development would
conform to the requirements of the Nevada County Fire Plan
and the Truckee Fire Protection District.
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2025 General
Plan Policy # Policy Relationship
P4.4
Require new development to incorporate adequate
emergency water flow, emergency vehicle access and
evacuation routes.
Implementation of the Draft Master Plan would incorporate
adequate water flow, emergency vehicle access and
evacuation routes. The master plan would not hinder
accessibility to the Town’s evacuation routes.
P4.5
Continue to support the mitigation fee program for the Fire
Protection District, to ensure that the District is able to meet
the future fire protection needs of the community as it grows.
Implementation of the Draft Master Plan would be subject to
the mitigation fee for the Fire Protection District.
P4.7
Ensure that the development review process addresses
wildland fire risk, including assessment of both construction
and project related fire risks particularly in areas of the Town
most susceptible to fire hazards. Cooperate with the TFFPD in
reviewing fire safety plans and provisions in new
development, including aspects such as emergency access,
site design for maintenance of defensible space, and use of
non-combustible materials.
Although all of Truckee is in a high hazard severity zone for
fire, the Master Plan Area lacks several site characteristics,
such as dense vegetation or steep slopes that increase the
risk and/or intensity of fires. New development would
include fire protection systems and adequate roads to allow
access by emergency vehicles. Further, development would
conform to the requirements of the Nevada County Fire Plan
and the Truckee Fire Protection District.
P5.3
Support efforts to identify and remediate soils and
groundwater contaminated with toxic materials, and to
identify and eliminate sources contributing to such
contamination.
The Master Plan Area has areas of known and potential, but
as yet uncharacterized, or only partly characterized, soil and
groundwater contamination associated with historic site
uses. Potential sources of the contamination include former
commercial and industrial uses that have occupied the
Master Plan Area. The chemicals in the soil and groundwater
are hazardous and exposure to the chemicals via direct
contact, inhalation or other means may present a risk to
future site occupants. Implementation of Mitigation Measure
HAZ-1 would reduce the contaminated soil impact to a less-
than-significant level.
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2025 General
Plan Policy # Policy Relationship
P6.1
Maintain land use and development patterns in the vicinity of
the Truckee-Tahoe Airport that are consistent with the
adopted Comprehensive Airport Land Use Plan, including
setbacks and height requirements.
The size, scale, and density of buildings proposed for the
Master Plan Area would conform to the requirements set
forth in the airport’s land use plan.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Land Use
Policies
Guiding Policy 1
Encourage a mix of residential, office, and commercial uses
to enhance the pedestrian orientation of downtown, reduce
traffic, and provide an environment that fosters street level
activity and social interaction.
Development within the Master Plan Area is designed in
accordance with the requirements of the Airport Land Use
Compatibility Plan.
Guiding Policy 2
Enhance the desirability of downtown as a destination
attraction for locals and tourists by creating a variety of
reasons for people to come downtown.
The purpose of the Master Plan is to redevelop the Railyard
site as a mixed-use area with spaces for retail and office
uses, a variety of housing opportunities, and artisan
industry locations that will attract both locals and tourists.
Guiding Policy 3
Phase out industrial land uses located along the Truckee
River corridor, and ensure that new river front development
protects the scenic and environmental quality of the River
through development of strict design standards. Provide
industrially zoned lands within appropriate locations in the
DSA which could accommodate those industrial uses
relocating off the river.
The Master Plan encourages artisan industry uses to be
located in the Industrial Heritage district of the Master Plan
Area.
Guiding Policy 5 Accommodate additional residential development, including
affordable housing, in the DSA.
The Master Plan promotes a mixture of housing types to
serve a variety of housing needs. The implementation
section of the Master Plan calls for a program for affordable
housing within the Master Plan Area to be created in
compliance with the General Plan concurrently with the
adoption of the Master Plan.
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2025 General
Plan Policy # Policy Relationship
Guiding Policy 6
Provide open spaces to accommodate a Town Square,
outdoor pond/ice skating rink, public access to the Truckee
River, protection of the historic “ice palace” site, and
protection of the historic Hilltop Ski Hill. Provide an
integrated pedestrian and bicycle network that links these
open spaces and other destination points within the DSA.
Redevelopment of the Master Plan Area will help to create a
civic presence Downtown by providing a prominent location
for a new civic building, a centrally located Town Square,
and publicly accessible neighborhood parks. The Master
Plan also incorporates numerous pedestrian and bicycle
connections throughout the Master Plan Area and to other
adjacent areas.
Guiding Policy 7
Create pedestrian friendly connections encouraging people to
walk between activity centers such as Commercial Row, the
Mill Site Area, West River Street, Jibboom Street and
Brickelltown.
The Master Plan promotes pedestrian connections
improvements throughout the Master Plan Area, including
sidewalk improvements and trails.
Guiding Policy 8
Encourage the establishment o£ additional office space
downtown to balance out the seasonal fluctuations created by
retail uses.
The Master Plan allows office uses as part of the mixed-use
downtown environment that the plan creates.
Guiding Policy 11
Encourage additional lodging in the DSA, and accommodate
bed and breakfast uses where appropriate in DSA residential
areas. The Town may work with potential lodging developers
to evaluate incentives for construction of lodging in the
above listed subareas of the DSA.
The MAD for the Downtown Extension District anticipates
development of a 60-room hotel. Bed and breakfast uses are
allowed in the Industrial Heritage and Trout Creek districts
of the Master Plan Area.
Guiding Policy 12
The projected growth identified in Table 2.1 (see page 2-15)
shall serve as a general guideline for development density in
the DSA subareas. The density in the Master Plan Areas may
be higher or lower depending on the more detailed studies
done during the Master Plan preparation, and on
unforeseeable economic factors. The development density
and intensity in individual zone districts outside of Master
Plan Areas shall be established through the DSA zoning
standards. The projected growth identified in Table 2.1 shall
be used as a general guideline for establishing density and
intensity standards in individual zoning districts.
The Master Plan promotes higher density in the Downtown
Extension and Industrial Heritage districts and lower
densities in the Trout Creek district.
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2025 General
Plan Policy # Policy Relationship
Guiding Policy 14
Encourage location and retention of public buildings and
community serving uses in the DSA, particularly in the
Downtown Core and Mill Site Subareas. Such buildings could
include a library, Town Hall, theater, recreation center,
community college, post office, and churches. Should the
Post Office decide to relocate from its current location on
Jibboom Street, relocating the post office to the Mill Site is
preferable to relocating it outside the DSA.
Redevelopment of the Master Plan Area will help to create a
civic presence Downtown by providing a prominent location
for a new civic building, a centrally located Town Square,
and publicly accessible neighborhood parks.
Guiding Policy 15 Establish a program to eliminate billboards in the DSA. No billboards are proposed in connection with the Draft
Master Plan.
Guiding Policy 16 Address land use compatibility issues in the DSA through the
conditional use permit process.
The Master Plan provides a table of allowed land uses that
designates which uses are permitted and which uses require
a use permit or are not permitted in different districts of the
Master Plan Area.
Downtown
Commercial
Core
Policy 2
Emphasize the commercial core of downtown as a pedestrian-
oriented area. The following strategies should be used to
accomplish this: Install streetscape improvements that
enhance the pedestrian experience, including landscaping,
decorative paving, street furniture and plantings. Provide
integrated pedestrian connections to parking areas, West
River Street, the Mill Site development, and the Truckee River.
Increase pedestrian safety by installing crosswalks and
lighting where needed, and by providing an additional
pedestrian access across the railroad tracks.
Development within the Master Plan Area will be required to
have a strong pedestrian orientation. The Master Plan
incorporates numerous pedestrian streetscape
improvements to encourage pedestrian access and activity
in the downtown. Sidewalks and walkways will be improved,
as will pedestrian and bicycle connections throughout the
area. A Streetscape Master Plan addressing various
streetscape improvements will be required prior to
development. An undercrossing of the railroad tracks is
also provided on the eastern end of the project site.
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Plan Policy # Policy Relationship
Mill Site Policy 1
Promote the development of the Mill Site as an attractive
pedestrian-oriented activity center physically and visually
connected with historic downtown Truckee, and containing a
mix of retail/commercial uses, recreational uses, lodging,
and public services. The intensity of development in this area
should be balanced with the intensity of development in the
Commercial Core. The interface between historic Truckee and
the new Mill Site development should be seamless. General
guidelines for building density and intensity are contained in
Table 2.1 under the Mill Site Category.
The purpose of the Master Plan is to redevelop the
Railyard/Mill Site as a mixed-use area with spaces for retail
and office uses, a variety of housing opportunities, and
artisan industry locations that will attract both locals and
tourists. The proposed Master Plan intends to create an
attractive mixed-use center that seamlessly integrates with
Downtown Truckee and reflects the historic character and
industrial heritage of the area. The Master Plan sets
standards and guidelines for the development of the
Railyard/Mill Site.
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Plan Policy # Policy Relationship
Mill Site Policy 2
A Master Plan shall be prepared prior to any development in
the Mill Site area to coordinate the mix of land uses and
design treatments. Figure 2.3 shows the boundaries of: the
property owned by Union Pacific Railroad which could be
offered for sale to an interested developer. The Master Plan
should incorporate features such as a hotel site, mixed-use
commercial areas, a park area, high density residential if
appropriate, and a community Building/auditorium. The
master plan should include the following features:
• Accommodate housing where appropriate.
• Site Design shall take maximum advantage of southern
exposure, mountain views, and orientation to the balloon
track.
• Incorporate a public park which has an outdoor ice skating
rink serving as a pond in the summer.
• Ensure that the Mill Site remains a year-round activity
center by accommodating local-serving uses including a
post office, local government facilities, community center
or auditorium, theater, and possibly a community college
branch and library.
• An under crossing of the railroad tracks located to the east
of the balloon track shall be constructed when
necessitated by Mill Site development. The specific location
and timing of construction of the under crossing shall be
identified during the Master Plan process. An under
crossing alignment with the new Truckee Sanitary District
pedestrian bridge across the river is considered as the
preferred location if feasible.
Pedestrian access from the Mill Site to the Downtown Core
and Truckee River Parks shall be accommodated.
The purpose of the Master Plan is to redevelop the Railyard
as a mixed-use area with spaces for retail and office uses, a
variety of housing opportunities, and artisan industry
locations that will attract both locals and tourists. The
proposed Master Plan intends to create an attractive mixed-
use center that seamlessly integrates with Downtown
Truckee and reflects the historic character and industrial
heritage of the area. The Master Plan shifts the balloon
track to the east for the best development of the site and for
restoration to Trout Creek. Site design guidelines require
attention to solar exposure. The Master Plan recommends
the creation of a Town Square and neighborhood parks on
the project site. The Master Plan also recommends the
creation of a railroad undercrossing on the east end of the
project site. Pedestrian and bicycle connections are also an
important focus of the Master Plan.
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Plan Policy # Policy Relationship
Mill Site Policy 3
The Master Plan shall incorporate design standards to ensure
the compatibility of architecture and site design with the
historic mountain character of Truckee and the specific
history of the Mill Site area and railroad.
The proposed Master Plan intends to create an attractive
mixed-use center that seamlessly integrates with Downtown
Truckee and reflects the historic character and industrial
heritage of the area. The mountain and industrial heritage
of the area is preserved through Goal 3 of the Master and its
supporting policies.
Mill Site Policy 4
Promote public transit access to and from the Mill site
through operation of: a trolley, preferably running on a rail
spur connecting to the Commercial Core area.
The Master Plan promotes the opportunity for a trolley
connecting the Master Plan Area with the existing
Downtown.
Mill Site Policy 5
Accommodate an outdoor rail museum at the southeast
corner of the Bridge Street and Commercial Row intersection
adjacent to the railroad tracks.
The Draft Master Plan includes 25,000 square feet for civic
uses. Potential uses for the proposed civic site within the
Master Plan Area include a rail museum. Selection of the
civic use will depend upon community priorities and
available funding.
Mill Site Policy 6
Develop a major parking lot on the easterly portion of the Mill
Site property to move traffic efficiently to and from the future
Easterly under crossing.
Implementation of the Draft Master Plan does not include a
major parking on the eastern portion of the site, rather the
balloon track would be relocated to the eastern most portion
of the site.
Mill Site Policy 7
Accommodate development of a new gas station in an
appropriate location on the Mill Site. Three gas stations are
proposed for conversion to other uses in the Downtown Core
(Cal Nevada Tire, Pat G Ollie’s, Q Cardlock facility).
Accommodating an additional gas station on the Mill Site will
help address local and visitor needs for service stations in the
DSA.
The Draft Master Plan allows development of services station
in the Industrial Heritage District. A Use Permit is required to
establish this land use.
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Plan Policy # Policy Relationship
Mill Site Policy 8
Although the existing balloon track may be perceived as a
unique design feature on the Mill Site, further analysis may
identify ways to improve the Mill Site development by
relocating or replacing the balloon track. Such options will be
further evaluated and pursued through the master plan
process.
The Master Plan recommends relocating the balloon track to
the eastern end of the project site. Relocation of the track
will allow for a greater optimization of the land use and
development capacity of the site. The relocation will also
allow Trout Creek to be restored to a more natural course
and widened to handle increased flows during a 100-year
floor.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs,
Circulation and Parking Policies
Guiding
Circulation
Policy 1
Downtown roadway improvements shall provide for adequate
circulation and traffic safety while preserving the historic and
scenic qualities of the area. Four-lane roadways and double
left turn lanes in the DSA shall be avoided. Signals installed
Downtown should have a historic character.
The street designs in the Master Plan are intended to
provide a variety of options for residents in Downtown
Truckee. Improvements to the pedestrian and bicycle
network are incorporated into the plan. The Master Plan
does not recommend streets with more than two travel lanes
except for Donner Pass Road which has two travel lanes and
one center left turn lane.
Guiding
Circulation
Policy 5
Traffic circles should be considered where they provide a
feasible, acceptable, and safe alternative to signalization. Traffic circles are not included in the Draft Master Plan.
Guiding Parking
Policy 1
Provide adequate parking to accommodate the existing
parking shortfall in addition to parking demand generated by
future growth.
Parking surveys completed after the implementation of a
parking management program in 2005 show a surplus of
parking spaces in the Commercial Core. The Master Plan
implements a “park once” concept for the areas within the
Downtown Extension district of the Master Plan, which
allows for shared parking between various land uses that
have different peaks in parking demand. The strategy will
reduce the total amount of parking required to serve the
area and will encourage walking and biking in the Master
Plan Area.
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Plan Policy # Policy Relationship
Guiding Parking
Policy 3
Public parking lots should be located in proximity to the
businesses being served.
The Master Plan implements a “park once” concept for the
areas within the Downtown Extension district of the Master
Plan, which allows for shared parking between various land
uses that have different peaks in parking demand. The
strategy will reduce the total amount of parking required to
serve the area and will encourage walking and biking in the
Master Plan Area. Public parking is encouraged to be
located behind buildings and in structures.
Guiding Parking
Policy 4
Provide for safe, well lit pedestrian access to and from
parking areas.
Pedestrian connections are encouraged throughout the
Master Plan.
Guiding Parking
Policy 5
Provide signage to direct tourists unfamiliar with Truckee to
off-street parking areas.
A public sign program will direct individuals around the
Downtown areas.
Guiding Parking
Policy 6
Provide locations for employee parking in and near the
Downtown Commercial Core which do not compete with
tourist or shopper parking.
Parking surveys completed after the implementation of a
parking management program in 2005 show a surplus of
parking spaces in the Commercial Core. The Master Plan
implements a “park once” concept for the areas within the
Downtown Extension district of the Master Plan, which
allows for shared parking between various land uses that
have different peaks in parking demand. The strategy will
reduce the total amount of parking required to serve the
area and will encourage walking and biking in the Master
Plan Area.
Guiding Parking
Policy 7
More on-street parking with time restrictions as a component
of the streetscape design in the Downtown Commercial Core.
On-street parking time restrictions are not addressed in the
Master Plan. The Master Plan requires completion of a
Streetscape Master Plan prior to development of each
District.
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Plan Policy # Policy Relationship
Guiding Parking
Policy 8
Design standards established for the DSA shall require new
on-site private surface parking areas to be shielded from
public streets by locating parking behind or to the side of
new or existing buildings. Such standards are necessary in
order to create an appealing edge to buildings along the
street and to avoid the appearance of “strip” commercial
centers.
The Draft Master Plan requires new on-site parking to be
shielded from the street by structures.
Guiding Parking
Policy 11
New development and expansion or use conversion of
existing development will be subject to the parking
requirements contained in the Specific Plan Zoning
Standards. The Zoning Standards shall account for “shared
parking” in parking demand calculations for new or expanded
development. Since the peak demand for parking occurs at
different times for certain uses, less overall parking is needed
to accommodate demand with a mixed land use pattern.
The Draft Master Plan states that standards for off-street
parking and loading areas are to be provided in accordance
with the standards detailed in Chapter 18.48, Parking and
Loading, of the Development Code. However, a parking
study is being prepared and alternative/lower parking and
loading standards may be recommended for incorporation
into the Master Plan during the public review process and
or/prior to adoption of the Master Plan. The study will
evaluate shared parking opportunities within the Master Plan
Area.
Guiding Parking
Policy 12
Accommodate locations for tour bus parking near the
Downtown Commercial Core.
The Draft Master Plan includes an intermodal facility concept
to accommodate bus parking if such a facility is determined
to be feasible in the future if transit becomes more
important than auto parking.
Guiding Parking
Policy 13 Make parking areas attractive, safe, and well-landscaped. The Draft Master Plan requires completion of a Streetscape
Master Plan prior to development within each District.
Guiding Parking
Policy 14
Design parking lots to maximize solar orientation for melting
of ice and snow.
Parking lots within the Master Plan Area are to be designed
conscious of the need for storage of snow and ice.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs,
Pedestrian and Bicycle Circulation Policies
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Plan Policy # Policy Relationship
Guiding Policy 1
Establish an integrated pedestrian and bicycle network which
provides connections between all public parks, destination
points, and all public parking areas.
The Draft Master Plan promotes pedestrian and bicycle
connections throughout the town and especially along the
Trout Creek Greenway, to public parks, and to public
parking areas.
Guiding Policy 6
Implement current ADA standards regarding accessibility for
the handicapped and mobility impaired for sidewalk and trail
projects.
Development within the master plan area would be subject
to applicable ADA standards.
Guiding Policy 7
Develop street amenities to moderate climatic effects for
pedestrian and bicycles. Include concepts for wind sheltering,
shade and snow protection (see Chapter 5).
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street amenities
for each portion of the Master Plan Area.
Guiding Policy 8 Clearly identify the pedestrian/bicycle path system with a
uniform signage program (see Chapter 5).
Pedestrian and bicycle connections in the Master Plan Area
will be designated by signs.
Guiding Policy 10
Provide adequate lighting for pedestrian and bicycle
circulation within the Downtown Commercial Core,
particularly at important sign locations and key intersections.
Adequate lighting will be provided along the pedestrian and
bicycle connections in the Master Plan Area.
Guiding Policy 12 Avoid significant impacts to environmentally sensitive areas
when constructing path ways.
Impacts to environmentally sensitive areas are addressed in
the EIR and mitigation measures are provided.
Guiding Policy 14
To reduce the real and perceived threat to pedestrians and
bicyclists from vehicles, traffic calming methods are
proposed throughout the DSA where feasible and
appropriate. Implementation of the following measures is
described in more detail in Chapter 5.
• Change the paving material or elevation of the pathway, or
provide clear markings and signage to signify to vehicles
they have entered a pedestrian and bicycle area.
• Delineated pedestrian road crossings with traffic control
where necessary.
• A traffic circle.
Traffic calming measures are incorporated into the
Transportation and Circulation section of the Master Plan to
protect pedestrians and bicyclists.
Pedestrian and bicycle connections in the Master Plan Area
will be designated by signs.
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Plan Policy # Policy Relationship
Pedestrian
Circulation Policy
2
The main pedestrian circulation movement between the
Downtown Commercial Core and the Mill Site shall occur
along Church Street, designated through signage and wide,
attractive sidewalks.
Pedestrian connections are provided throughout the Master
Plan Area, including along Church Street. Pedestrian and
bicycle connections in the Master Plan Area will be
designated by signs.
Pedestrian
Circulation Policy
4
Sidewalks within the Downtown Commercial Core shall be
constructed of paving material with a non-slip finish. Wood
and other smooth or slippery surfaces shall be avoided.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street amenities
for each portion of the Master Plan Area.
Pedestrian
Circulation Policy
5
Sidewalk widths may range from 4 feet minimum to 8 feet
maximum depending on site conditions. Wider sidewalks
shall be constructed in areas with a high volume of
pedestrian traffic.
Sidewalks throughout the Master Plan Area vary in width
depending on the types of buildings and uses on the block.
In commercial/retail areas, such as along Donner Pass Road
Extension, sidewalks are a minimum of 12 feet wide. IN the
Trout Creek residential area, sidewalks are typically 5 feet
wide.
Pedestrian
Circulation Policy
6
In highly congested commercial areas parkway strips shall be
made of decorative pavers. Trees in grates, planters,
seatwalls, sidewalk lights, benches and trash receptacles
shall be maintained within this 4 to 8 foot wide linear strip.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street
amenities, including the composition of the parkway strip,
for each portion of the Master Plan Area.
Pedestrian
Circulation Policy
7
The Zoning Ordinance shall establish requirements for
pedestrian access in new development within the DSA,
including the Master Plan Areas.
The Draft Master Plan includes standards for sidewalks with
each District. Sidewalks throughout the Master Plan Area
vary in width depending on the types of buildings and uses
on the block. In commercial/retail areas, such as along
Donner Pass Road Extension, sidewalks are a minimum of
12 feet wide. IN the Trout Creek residential area, sidewalks
are typically 5 feet wide.
Bicycle
Circulation Policy
5
Keep Class II and III Bike Lanes free of speed bumps, and
align drainage grates perpendicular to the direction of traffic
flow.
The Draft Master Plan includes a Class II and Class III bike
lanes. Speed bumps are not envisioned along this route, and
drainage grates will conform to established standards.
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Plan Policy # Policy Relationship
Bicycle
Circulation Policy
6
Ensure that all new commercial development has access to
adequate bike storage facilities.
Locations of bicycle racks are not included in the Draft
Master Plan, as this level of detail has not yet been
determined.
Bicycle
Circulation Policy
7
Install bike racks at key destination points such as parking
areas and transit stop.
Locations of bicycle racks are not included in the Draft
Master Plan, as this level of detail has not yet been
determined.
Bicycle
Circulation Policy
12
Establish requirements for bicycle access in new development
within the DSA in the Zoning Ordinance, including the Master
Plan Areas.
The Draft Master Plan includes a bicycle circulation plan to
demonstrate designated bicycle access within the plan area.
Bicycle
Circulation Policy
13
Coordinate with Union Pacific Railroad regarding the lease of
railroad right-of-way for the Class I bike path adjacent to the
railroad tracks. Should the proposed location be determined
inappropriate or infeasible, the proposed Class I bike path
would need to be rerouted to a nearby street.
The Draft Master Plan does not include a Class I bike lane
within the railroad right-of-way. A Class I bike lane is
proposed along Donner Pass Road Extension, adjacent to
the railroad right-of-way.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs,
Streetscape Design
Guiding Policy 1
Provide coordinated designs for decorative paving, lighting,
landscaping, and furnishings, while maintaining the eclectic
character that makes Truckee unique.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street
amenities, including decorative paving, lighting,
landscaping, and furnishings, for each portion of the Master
Plan Area.
Guiding Policy 2 Accommodate outdoor seating for restaurants in order to
create street level activity.
Small urban plazas are encouraged along Donner Pass Road
Extension; these plazas may include outdoor seating for
restaurants.
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Plan Policy # Policy Relationship
Guiding Policy 3 Use decorative paving to identify pedestrian areas.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street
amenities, including decorative paving, lighting,
landscaping, and furnishings, for each portion of the Master
Plan Area.
Guiding Policy 4 Enhance all sidewalks with amenities that will improve the
pedestrian experience.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street
amenities, including decorative paving, lighting,
landscaping, and furnishings, for each portion of the Master
Plan Area.
Guiding Policy 5
Coordinate the streetscape elements in other DSA sub-
districts and Master Plan Areas with improvements in the
Downtown Commercial Core.
The Draft Master Plan requires the development of a
Streetscape Master Plan prior to development of the project
site. The Streetscape Master Plan will detail street
amenities, including decorative paving, lighting,
landscaping, and furnishings, for each portion of the Master
Plan Area.
Guiding Policy 6 Implement zoning standards which require development to
be oriented to the pedestrian environment.
The standards contained within the Draft Master Plan
encourage buildings located at the street edge with parking
behind to facilitate a more pedestrian-friendly atmosphere
along the street.
Guiding Policy 7
Establish a funding and maintenance program for streetscape
improvements. Consolidate and screen trash dumpsters and
recycling bins to improve their appearance.
The Draft Master Plan requires establishment of a
Maintenance District.
Curb and Gutter
Policy 1
Curbs shall be constructed along roadways designated for
streetscape improvements.
Most roadways within the Master Plan Area will incorporate
curb and gutter systems.
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Plan Policy # Policy Relationship
Curb and Gutter
Policy 2
Curbs shall provide 3 inches to 6 inches change in elevation
between the roadway and parkway, depending on site
conditions.
The Draft Master Plan requires approval of an Infrastructure
Plans. Curb and gutter sizes shall be included in this plan.
Curb and Gutter
Policy 3
Rolled concrete curb and gutter should be the standard for
the DSA to facilitate snow removal and for durability, however
vertical curb should be retained in the Commercial Row area
to provide historical consistency
The Draft Master Plan requires approval of an Infrastructure
Plans. Curb and gutter types and standards shall be included
in this plan.
Curb and Gutter
Policy 4
Those areas which cannot accommodate a curb due to
drainage constraints shall have a gutter and a change of
pavement surfacing between vehicular zones, pedestrian and
bicycle zones, and landscape zone.
While most roadways within the Master Plan Area will
incorporate curb and gutter systems, some roadways may
have a shoulder with landscaped area.
Curb and Gutter
Policy 5
All newly constructed curbs shall have holes to accommodate
winter stakes.
The Draft Master Plan requires approval of an Infrastructure
Plans. Curb and gutter details shall be included in this plan.
Public Sign Policy
1 Coordinate public signs in an organized layout plan.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Public signs
would be addressed in the master sign programs prepared
for each district.
Public Sign Policy
2
Locate signs in clearly visible decision locations for vehicles,
bikes, and pedestrians.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Location of
signs would be addressed in the master sign programs
prepared for each district.
Public Sign Policy
3
Signs posted in parkway locations adjacent to diagonal
parking should be set a sufficient distance from the curb
(typically 24”).
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Location of
signs would be addressed in the master sign programs
prepared for each district.
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Plan Policy # Policy Relationship
Public Sign Policy
4 Consider pedestrian safety in sign placement and design.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Location of
signs and how location relates to public safety would be
addressed in the master sign programs prepared for each
district.
Public Sign Policy
5
Public signs should be illuminated by direct light sources
only.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Illumination
of signs would be addressed in the master sign programs
prepared for each district.
Public Sign Policy
6
Customized graphics should be developed for Downtown
signs. Develop a uniform graphic “frame” into which
individual sign messages can be placed.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area.
Public Sign Policy
7
The customized sign system should conform to public sign
regulations put forth by the State and other regulating
authorities.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Signs within
the plan would be subject to State and other regulating
authorities.
Public Sign Policy
8 Utilize international symbols where practical.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Use of
symbols on signs would be addressed in the master sign
programs prepared for each district.
Public Sign Policy
9
Sign corners, if exposed, should be rounded to an
appropriate radius.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Size and
shape of signs would be addressed in the master sign
programs prepared for each district.
Public Sign Policy
10
Sign colors should be earth tones complementing the natural
mountain setting.
The Draft Master Plan requires preparation of a Master Sign
Program for each District within the plan area. Sign color
would be addressed in the master sign programs prepared
for each district.
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Plan Policy # Policy Relationship
Public Sign Policy
11
The trail system signage described in Chapter 4 should be
coordinated with the signage program described above.
These signs should have consistent frames, graphics,
symbols and color schemes.
Pedestrian and bicycle connections in the Master Plan Area
will be designated by signs. Master Sign Programs will be
created for each district prior to any development occurring.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Public
Services and Facilities
Snow Removal
Policy 5
The design of pedestrian sidewalks, paths and gathering
places should consider the placement of obstacles such as
light poles, street furniture, fire hydrants, and signage as
they relate to snow removal and storage operations.
The Master Plan requires the development of a Streetscape
Master Plan prior to development of the project site. The
Streetscape Master Plan will detail street amenities,
including decorative paving, lighting, landscaping, and
furnishings, for each portion of the Master Plan Area.
Snow Removal
Policy 6
Sidewalks and the Spring Street pedestrian crossing should
be consistently cleared of snow to encourage pedestrian
traffic throughout winter months. Public parking areas should
be cleared of snow on a regular basis to accommodate visitor
parking.
The Draft Master Plan requires establishment of a snow
removal program for the entire Master Plan Area and for
each interim phase of development with the Master Plan
Area. On-street parking areas in the Downtown Extension
shall be included in the program. Important sidewalks
throughout the Master Plan Area shall be included in the
program sufficient to maintain pedestrian circulation
through the area during winter months. The snow removal
program shall be developed in combination with the parking
plan.
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Plan Policy # Policy Relationship
Snow Removal
Policy 8
The Master Plan Areas shall include dedicated snow storage
areas to satisfy their respective on-site snow storage demand,
unless an alternative snow removal plan is approved as part
of the Master Plan. Snow storage areas should consider the
visibility to surrounding development and Downtown view
corridors. Snow storage run-off should be directed into
treatment and retention facilities.
The Master Plan details snow storage areas for plan area.
Four types of areas will facilitate snow storage in the
Railyard Master Plan Area: (1) track buffer storage will occur
along the railroad tracks and buffer parking areas along
Donner Pass Road Extension; (2) linear storage will occur
along streets within adjacent landscape areas; (3) T-
intersections provide snow storage areas along park or
landscaped areas; and (4) stockpile and off-haul sites will
serve as the transfer point for removal of snow from the
area. Identification of the ultimate snow storage locations
will be required when off-hauling is proposed and the snow
removal program is more fully developed. Snow storage
standards and guidelines are also provided.
Snow Removal
Policy 9
Site and landscaping design for new development should
consider the impacts of shading and the benefits of solar
exposure and wind clearing for on and off-street parking
areas, roadways, pedestrian paths and public places.
Master Plan policies encourage site layouts that take
advantage of solar exposure opportunities and the Plan
requires that a Sun/Shade Analysis be conducted prior to
and land use approval or building permit issuance.
Snow Removal
Policy 11
New development located outside the Downtown Commercial
Core will be required to comply with on-site snow storage
requirements established in the Zoning Ordinance.
The Draft Master Plan includes snow storage standards and
design guidelines.
Public Restroom
Policy 1
Public restroom facilities should include adequate signage
consistent with the sign design standards contained within
Chapter 5, Design Standards, and state and federal handicap
signage requirements.
Development within the Master Plan would comply with
Downtown Specific Plan Public Restrooms guidelines.
Public Restroom
Policy 2
Public restroom facilities should adequately accommodate a
range of needs, including diaper changing facilities and
handicapped access.
The Draft Master Plan does not include this level of detail for
public restroom design. Development within the Master Plan
would comply with Downtown Specific Plan Public Restrooms
guidelines.
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Plan Policy # Policy Relationship
Public Restroom
Policy 3
Provide public restroom facilities in well lit locations less
susceptible to vandalism and transient use.
The Draft Master Plan does not include this level of detail for
public restroom design. Development within the Master Plan
would comply with Downtown Specific Plan Public Restrooms
guidelines.
Public Restroom
Policy 4
Internal and external public restroom design should conform
to local, state, and federal requirements for handicapped
accessibility as determined by the Chief Building Official
The Draft Master Plan does not include this level of detail for
public restroom design. Public restrooms within the plan
area would comply with local, state and federal
requirements for handicapped accessibility.
Public Restroom
Policy 5
Public restroom facilities should conform to the Downtown
Specific Plan Design Standards
Development within the Master Plan would comply with
Downtown Specific Plan Public Restrooms guidelines.
Public Restroom
Policy 7
Public restroom facilities should be incorporated into the
design of the Hilltop and Mill Site Master Plans. These
facilities may include signed public use of restrooms within
commercial development or stand-alone facilities located
close to routes and public places.
The Draft Master Plan recognizes that public restrooms are
an important component of the public infrastructure. Public
restrooms would be incorporated into public parks and the
civic uses within the plan area.
Water, Power, and
Sewer Service
Policy 2
New development should be required to underground all
secondary service lines providing electrical service to the
development. Incentives should be developed by the District
to encourage the undergrounding of primary overhead lines
associated with new development
New development within the plan area would underground
all secondary service line.
Water, Power, and
Sewer Service
Policy 8
Require new development, including the Old Mill Site and
Hilltop Master Plan Areas to utilize natural gas if available.
Natural gas will be distributed to the Master Plan Area
through an on-site pipe system designed by Southwest Gas.
Water, Power, and
Sewer Service
Policy 9
Coordinate installation of natural gas lines with capital
improvement projects and special district projects.
Natural gas will be distributed to the Master Plan Area
through an on-site pipe system designed by Southwest Gas.
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Plan Policy # Policy Relationship
DSA Drainage
Policy 3
Major new development such as the Mill Site and Hilltop
Master Plan Areas and Barsell property shall provide on-site
retention and treatment consistent with the requirements of
the Lahontan Regional Water Quality Control Board and
drainage requirements established by the Town.
Development in the Master Plan area is subject to Town and
Lahontan Regional Water Quality Control Board standards.
Town standards require on-site retention of runoff.
DSA Drainage
Policy 4
Improvements should be made to the existing concrete
channel portion of Trout Creek to visually blend with the
surrounding environment and create the appearance and
function of a natural stream channel. Design of the creek
should include the use of natural channel and bank materials,
consider the high velocities and established flood elevations,
and include a bridge/culvert design to manage the impact of
floating debris.
The Town of Truckee is currently working on a restoration
project for Trout Creek to a more stable and natural creek
channel corridor. Portions of the Town’s restoration project
are within the Draft Master Plan Area and the Draft Master
Plan would be consistent with and complimentary to the
Town’s restoration effort.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs,
Environmental Conservation
Biological
Resource
Protection Policy
1
The Zoning Standards shall establish setbacks from the
Truckee River in the DSA providing protection of riparian
vegetation, river and stream ecology, and scenic resource
values. Appropriate setbacks from the channelized portion of
Trout Creek will be determined.
The Draft Master Plan includes setback standards for
development adjacent to Trout Creek. The standard requires
a 20-foot minimum setback from the edge of the trail or 20
feet minimum setback from the 100-year flood plain,
whichever is greater.
Biological
Resource
Protection Policy
7
The Mill Site Master Plan shall identify the portion of Trout
Creek within its boundaries to be protected and restored to a
more natural condition.
The Town of Truckee is currently working on a restoration
project for Trout Creek to a more stable and natural creek
channel corridor. Portions of the Town’s restoration project
are within the Draft Master Plan Area and the Draft Master
Plan would be consistent with and complimentary to the
Town’s restoration effort.
Water Quality
Protection Policy
1
New private and public development, including new parking
areas, shall comply with the Lahontan Erosion Control
Guidelines and BMPs.
Development in the Master Plan area is subject to Town and
Lahontan Regional Water Quality Control Board standards.
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Plan Policy # Policy Relationship
Noise Policy 1
Mixed-use projects in areas involving a residential
component, which currently exceed “conditionally acceptable”
noise levels for residential uses, may be approved if interior
noise levels in residential units do not exceed 45 dB CNEL.
Implementation of the Draft Master Plan would expose
residents within the plan area to excessive noise related to
railroad operations. See Section IV.E, Noise and Vibration,
for a discussion of operational noise.
Noise Policy 2
Within the DSA, new discretionary multi-family projects and
single family subdivisions may be approved if exterior noise
levels are mitigated to “conditionally acceptable” levels in
outdoor activity areas. Outdoor activity areas are: patios,
decks, and other outdoor areas designed for extended use,
as opposed to intermittent short-term use such as entry
decks and driveways. Interior noise levels shall be mitigated
to 45 dB CNEL.
Implementation of the Draft Master Plan would expose
residents within the plan area to excessive noise related to
railroad operations. See Section IV.E, Noise and Vibration,
for a discussion of operational noise.
Noise Policy 3
Design of retail and commercial facilities adjacent to
residential uses shall locate truck loading areas, garbage
dumpsters, and loudspeaker systems and other noise
generating uses to avoid adverse noise impacts to adjacent
residential uses.
The Master Plan policies encourage sensitivity to
neighboring uses in mixed-use developments.
Erosion and
Natural Hazard
Policy 1
New development shall be clustered away from slopes in
excess of 25%. New development on all slopes in excess of
15% shall have a site specific review of soil type, vegetation,
drainage, slope, and building placement to determine proper
site design.
The Master Plan area is located in Downtown Truckee in the
lowlands, and sensitivity to slope development is not a
concern.
Erosion and
Natural Hazard
Policy 2
Prior to any development on APN 19-30- 12, or APN 19-30-
05, an avalanche hazard study shall be completed by a
qualified expert to determine potential hazard to life and
property.
APN 19-30-12 and 19-30-05 are not located in the Master
Plan area.
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Plan Policy # Policy Relationship
Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Historic
Resources
Guiding Policy 1 Promote the preservation, rehabilitation, and renovation of
historic buildings.
There are 7 historical resource buildings in the plan area.
Implementation of the Draft Master Plan requires removal of
2 of these buildings: the railyard operations building, and
potentially the residential structure located at 10144 Church
Street. These structures are significant cultural resources
under CEQA.
Guiding Policy 3 Safeguard historic buildings from unnecessary removal and
demolition.
Implementation of the Draft Master Plan requires removal of
the railyard operations building, and potentially the
residential structure located at 10144 Church Street. These
structures are significant cultural resources under CEQA.
Guiding Policy 4
Ensure new structures and development are congruous with
their historic surroundings and do not detract from or harm,
but complement the historic and architectural character of
historic neighborhoods or surrounding historic buildings.
The Master Plan includes standards and guidelines for new
development to ensure new structures compliment historic
surroundings.
Guiding Policy 5 Provide mechanisms to identify and mitigate impacts to
subsurface cultural and historic resources.
Section IV.I, Cultural and Paleontological Resources, includes
mitigations to address the potential of subsurface resources.
Guiding Policy 8
Protection strategies for historic resources which exist in
Master Plan Areas shall be specified through the master plan
process, and shall be consistent with the protection
mechanisms established in the historic design guidelines.
The Draft Master Plan does not include specific strategies to
maintain historic resources in the plan area.
Historic
Preservation
Commission
Policy 12
A master design plan will be required as part of the master
site plan for the Old Mill site. This design plan should be
reviewed by HPAC for consistency with Specific Plan policies
and compatibility of design with the Historic District.
The Draft Master Plan includes design guidelines and
standards for new development within the plan area. The
Draft Plan has been reviewed by HPAC.
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2025 General
Plan Policy # Policy Relationship
Historic
Preservation
Commission
Policy 16
Because building uses and characteristics vary substantially
between building types, separate guidelines will be developed
for single family residences, multi-family residences
structures, commercial structures, industrial structures,
institutional structures, and utility structures.
The Draft Master Plan includes separate standards and
guidelines for single family residences, multi-family
residences structures, commercial structures, and industrial
structures based on the character of the three Districts
established for the plan area. No institutional or utility uses
are anticipated.
Historic
Preservation
Commission
Policy 17
The design of new buildings and structures will be based on
historic architectural types appropriate for the neighborhood.
Buildings and structures which cannot emulate historic
architecture dl be discouraged.
The Master Plan builds on LEED-ND principles that
encourage sustainable development in neighborhood
design. Guidelines throughout the plan encourage high
quality architecture that complements the existing style
within Downtown Truckee but that does not directly
duplicate historic structures.
Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Parks and
Gateways
Guiding Policy 2
New parks should achieve the goals of providing more public
space in the Commercial Core, increasing public access to the
Truckee River, protecting historic areas, and attracting people
to new in areas such as the Mill Site.
The Master Plan sets standards for new public spaces,
including a new Town Square and several neighborhood
parks. The Master Plan requires a minimum of 2.5 acres of
park per 1,000 population of the Master Plan Area with a
maximum of 570 units at 2.68 persons per household.
Guiding Policy 3 Parks should be named after important figures, locations, or
events in Truckee’s History.
The Draft Master Plan includes a standard requiring the
Town Square to be named after an important figure, location
or event in Truckee history.
Downtown Truckee Specific Plan, Volume 3: Historic Design Guidelines, The Church Street Character Area Policies
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Plan Policy # Policy Relationship
1. Building
Setbacks
A. Maintain the alignment of building fronts along the
street.
1) Setbacks should fall within the established range of
setbacks in the block.
2) For additions to existing buildings, set them back from the
front of the structure such that they do not alter the
perceived character of the front.
3) Landscaping and fences that help define the yard’s front
edge are encouraged.
The Draft Master Plan includes standards and guidelines for
building setbacks in the Downtown Extension District to
maintain the alignment of buildings fronting along the
street.
2. Mass and Scale
A. New construction should appear similar in mass and
size to historic structures found in the Church Street
Character Area.
1) Residences in the Character Area range from one to two
stories, but are typically one and one-half story.
2) The tradition of one- to two-story street facades should be
continued.
The Draft Master Plan includes standards and guidelines for
building mass and scale to encourage new interpretation of
traditional building styles.
B. A facade should appear similar in dimension to those
seen historically in the Character Area.
1) Break up the massing of larger buildings into components
that reflect the traditional size.
The Draft Master Plan includes standards and guidelines for
streetwall articulation to encourage break up of massing for
new buildings.
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2025 General
Plan Policy # Policy Relationship
3. Building and
Roof Form
A. Use building forms similar to those found traditionally.
1) Vertically-oriented rectangular shapes are typical and are
encouraged.
2) One simple form should be the dominant element in a
building design.
3) Building forms that step down in size to the rear of the lot
are encouraged.
4) Smaller, secondary buildings should be simple rectangular
shapes, as well.
The Draft Master Plan includes standards and guidelines for
building mass and scale to encourage new interpretation of
traditional building styles. Each of these building form and
roof items are included in the text of these guidelines.
B. Use traditional roof forms.
1) Sloping roof forms, such as gabled, hip and shed, should
be the dominant roof shapes. Avoid flat roofs.
2) Traditional roofs are simple and steeply pitched and most
have hip or gabled ends facing the street. Most primary
roofs have pitches of 9:12, although some are as low as
7:12. Shed roofs, on additions, have a wider range of
pitches from 4:12 to 12:12.
3) Non-traditional roof forms are inappropriate.
4) Orient primary ridge lines perpendicular to the street.
The Draft Master Plan includes standards and guidelines for
building mass and scale to encourage new interpretation of
traditional building styles. Each of these building form and
roof items are included in the text of these guidelines.
C. The number and size of dormers should be limited on a
roof, such that the primary remains prominent.
1) Dormers should be used with restraint, in keeping with the
simple character of buildings in Truckee.
2) The top of a dormer roof should be located below the
ridge line of the primary roof and set back from the eave.
The Draft Master Plan encourages a dominant roof shape,
but the plan does not specifically limit the amount of
dormers.
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Plan Policy # Policy Relationship
D. Roofs should be similar in size to those used
historically on comparable buildings.
1) The length of a roof ridge should not exceed those seen
historically on comparable buildings. Historically, in
residential contexts, the maximum ridge length was 35 to
40 feet.
The Draft Master Plan encourages a historically comparable
roof sizes, but the plan does not specifically limit the length
of the ridge.
4. Porches
A. The use of a porch is strongly encouraged and they
should appear similar to those seen traditionally.
1) The porch floor and roof height shall appear similar to
those seen traditionally on the block.
2) Use similar building design elements and materials as
those seen traditionally.
The Draft Master Plan encourages traditionally designed
porches in the Downtown Extension and Trout Creek
Districts.
B. The front porch shall be “functional,” in that it is used
as a means of access to the entry.
The Draft Master Plan encourages traditionally designed
porches in the Downtown Extension and Trout Creek
Districts.
5. Garages
A. A garage should not dominate the street scene.
1) A garage should be subordinate to the primary structure
on the site.
The Draft Master Plan includes standards and design
guidelines regarding placement and design of garages.
These standards apply to all three districts.
B. A detached garage is preferred.
1) In order to minimize the impact of a garage on the street
scene, locate it to the rear of the building. Setting a
garage back substantially from the primary building front,
may also be considered.
2) This will help reduce the perceived mass of the overall
development.
3) The material and detailing of a detached garage should be
utilitarian, to be compatible with other historic accessory
structures.
The Draft Master Plan encourages detached garages in the
Trout Creek District.
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2025 General
Plan Policy # Policy Relationship
Downtown Truckee Specific Plan, Volume 3: Historic Design Guidelines, The
Railroad Character Area Policies
1. Street Layout A. Planning for the Railroad Character Area should extend
adjacent streets without mimicking them.
The Draft Master Plan includes several standards and
guidelines prohibiting designs that mimick traditional
buildings, and requiring unique interpretations of traditional
building shapes.
2. Positive Open
Space
A. Locate open space on the site so it is visible from the
street.
1) If multiple structures are proposed, the spaces between
the buildings should contribute to the over all positive
open space on the site, and be of a size adequate enough
to provide a distinct separation between building forms.
2) Courtyards should have solar exposure when feasible.
3) Courtyards that are totally closed from public view and
access are discouraged.
The Draft Master Plan includes conceptual park locations, all
of which would be visible from the street.
B. The Railroad area should incorporate an open space
system that provides a focus for the district.
The Draft Master Plan includes conceptual locations for
neighborhood parks and a Town Square.
3. Building
Orientation
A. Large rectangular buildings should orient the long side
of the building parallel with the railroad track.
The Draft Master Plan includes design guidelines to have
buildings along Donner Pass Road in the Industrial Heritage
District be larger in scale and orient parallel to the railroad
track.
4. Building
Setbacks
A. Buildings setbacks may vary.
1) Varied setbacks are encouraged as appropriate to
accommodate positive open space and clustering of
buildings.
The Draft Master Plan encourages varied setback for new
development, except on Donner Pass Road within the
Downtown Extension District where zero setback is
encouraged.
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2025 General
Plan Policy # Policy Relationship
5. Mass and Scale
A. New buildings should reflect the range of sizes that
appeared historically in the area.
1) Structures may be larger that those seen historically if they
are designed to appear to be a collection of smaller
masses. See the techniques described below.
The Draft Master Plan includes standards and guidelines
related to massing of new buildings in the plan area to
reflect historical buildings.
B. The maximum width of a primary facade shall be 75
feet.
1) Primary facades that exceed 75 feet should be
differentiated by a significant setback in the wall plane,
creating positive open space in these setbacks such that
they will enhance the streetscape.
2) Variations in facade treatment should be continued
through the structure, including its roof line and front and
rear facades, such that the composition appears to be a
collection of smaller buildings.
The Draft Master Plan includes a guideline limiting the
façade lengths in the Downtown Extension District to 50
feet; and where a building must exceed 50 feet, a change in
design features to suggest the traditional building width
should be incorporated.
C. Create variety in wall planes to minimize the apparent
scale.
1) Extensive repetition of similar forms on large monolithic
surfaces that would lead to the perception of a large
building mass is inappropriate.
2) Consider varying the setbacks of walls facing the street on
large projects that occupy several parcels.
3) Also consider varying materials and textures to reduce the
perception of large expanses of wall surface.
The Draft Master Plan includes guidelines and standards
related to building scale and streetwalls. Each of these wall
plane items is included in the text of these guidelines.
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2025 General
Plan Policy # Policy Relationship
D. Create variety in wall planes to minimize the apparent
scale.
1) This is the preferred method of reducing perceived scale
and primarily applies to large projects where several
parcels have been combined, and the potential for a large-
scale building is greater.
2) Although freestanding buildings are preferred, several
primary building forms may be linked by “connectors,”
which should be designed such that they are clearly
perceived as separate elements that are subordinate to
and smaller than the structures they are linking.
The Draft Master Plan includes guidelines and standards
related to building scale and streetwalls. Each of these wall
plane items is included in the text of these guidelines.
6. Building and
Roof Form
A. Use building forms that reflect the simple utilitarian
forms of railroad buildings and structures seen in that
area traditionally.
1) One simple form should be the dominant element in a
building design.
2) Smaller, secondary buildings should be simple rectangular
shapes, as well.
The Draft Master Plan includes these building and roof
forms as guidelines for development in the Industrial
Heritage District.
B. Gabled and shed roofs are encouraged and should have
a pitch that is similar to that seen historically.
The Draft Master Plan includes these building and roof
forms as guidelines for development in the Industrial
Heritage District.
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Plan Policy # Policy Relationship
7. Pedestrian
Systems
A. Develop the ground floor level of all projects to
encourage pedestrian activity.
1) Provide variety in setback, height, color, texture of
materials and building size and form to enhance the
pedestrian experience.
2) For a project in which a commercial storefront is to be
developed, include elements such as display windows, kick
plates, transoms and midbelt cornices.
3) Storefront display windows provide visual interest along
the street and are encouraged.
The Draft Master Plan includes these ground floor use
guidelines for development in the Downtown Extension
District.
B. Consider developing paths within the parcel that
encourage pedestrian access.
1) Paths to interior courts and terraces are encouraged.
2) When developing multiple buildings on a site, it is
especially important to provide paths through the site.
The Draft Master Plan requires mid block connections in the
Downtown Extension District.
8. Warehouse
Character
A. Window dimensions that are similar to those used
traditionally are encouraged.
The Draft Master Plan includes this window guideline for
development in the Industrial Heritage District.
B. Upper story windows with a vertical emphasis are
encouraged.
The Draft Master Plan includes this window guideline for
development in the Industrial Heritage District.
C. New construction should incorporate loading docks
similar to those seen traditionally.
1) Many older warehouses are introducing pedestrian related
uses and are incorporating such elements as outdoor
seating on the loading docks.
The Draft Master Plan includes this guideline for
development in the Industrial Heritage District.
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2025 General
Plan Policy # Policy Relationship
D. Openings similar in size and depth to loading dock
doors should be incorporated in to new construction.
1) Contemporary interpretations of loading dock doors,
which are similar in scale and overall character to those
seen historically, are encouraged.
The Draft Master Plan includes this window guideline for
development in the Industrial Heritage District.
Sources: Truckee, Town of, 2006. General Plan 2025. November 16;
Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Final Plan. November; and
Truckee, Town of, 2003. Truckee Downtown Specific Plan, Volume 3:Historic Design Guidelines. August 4