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Home My Public Portal AboutRiver Revitalization StrategyDowntown River Revitalization Strategy Truckee, California Adopted October 20, 2005 Town Council Resolution No. 2005-52 This strategy was funded in part by Community Development Block Grant #02-EDBG-871 This page is blank, for double-sided copying. Table of Contents Page Introduction IN-1 A. Goals and Objectives IN-2 B. The Scope of the Strategy IN-3 C. Policy Base IN-3 D. The Planning Process IN-4 E. Strategy Organization IN-6 Chapter 1: Existing Conditions 1-1 A. Cultural Resources 1-1 B. Truckee River and Environs 1-2 C. Land Patterns & Uses 1-5 D. Economic Conditions 1-8 Chapter 2: The Framework Plan 2-1 A. Redevelopment Principles 2-3 Chapter 3: Opportunity Site Concepts 3-1 A. Activity Areas 3-2 B. West River Area Opportunity Sites 3-3 C. Central River Area Opportunity Sites 3-10 D. East River Area Opportunity Sites 3-14 Chapter 4: Implementation Approach 4-1 A. General Approach 4-1 B. Prioritization Criteria 4-2 C. Alternatives for Town Participation 4-9 D. Financing Tools 4-13 E. State and Federal Funding Programs 4-17 F. Regulatory Tools 4-20 G. Administrative Actions 4-22 H. Opportunity Site Implementation Actions 4-23 Summary Chart of Potential Funding Sources, by Project 4-26 Appendices Appendix A -Employment Generation A-1 Appendix B - River Improvements B-1 Appendix C - Workshop Summaries C-1 Appendix D - The Strategy Framework Map Appendix E - Future Land Use Map Appendix F - Zoning Map Acknowledgements Town of Truckee Staff Town Council Craig Threshie - Mayor Beth Ingalls - Vice Mayor Josh Susman Richard Anderson Barbara Green Planning Commission Nikki Riley - Chair Cadie Olsen - Vice Chair Nancy Richards Bob Johnston Cole Butler Robie Wilson Litchﬁeld -Former member Resource Group Al & Karla Pombo Alison Pratt-Shelling Andy Otto Beth Christman Bill Sullivan Breeze Cross Brent Cutler Cadie Olsen Carla Stokes Dan Cockrum Dennis Zirbel Gordan & Jeannette Arnold Gregg Henrikson Jack Guzman Jerry Wood Joe McGinity John Eaton Kathleen Eagan Leigh Fitzpatrick Lisa Wallace Lynn Saunders Mitch Clarin Pat Davison Rick Maddalena Randy Westmoreland Scott Ferguson Steve Randall Susan Levitsky Consultants Winter & Company Noré Winter Julie Husband Betsy Shears RACESTUDIO Bruce Race A. Plescia & Co. Andy Plescia Love & Associates David Love Dinsmore Sierra Darin Dinsmore Pablo Undurraga Participants in the Planning Process Many stakeholders participated in the planning process, including: Downtown business owners Downtown property owners River corridor residents, business and property owners Truckee-Donner Historical Society US Forest Service Truckee River Watershed Council Lahonton Regional Water Quality Control Board Local residents and professionals * A special thanks to Mike Blide at the Cottonwood Res- taurant for generously donating the use of his restaurant to hold a public workshop. Photographs and sketches are used in this strategy to illustrate the general intent of proposed actions. It is un- derstood that the speciﬁc details of designs that would actually be implemented will vary and will be subject to the town’s review processes as well as other agencies, as appropriate. A speciﬁc example relates to photographs that illustrate the potential character of some develop- ment and street scenes. Some of these do not have the level of landscaping that would be expected. Introduction IN-1 Introduction to the Strategy Truckee has worked diligently in the past decade to build a strong center for the community that is a vital part of the economy and a cultural and symbolic focus for the quality of life that the region offers. This effort builds on a framework of historic resources, circulation systems and streetscape enhancements that has garnered recognition nationally. A key element is the Truckee River which runs east west through the downtown area. It has shaped town development provid- ing water, food and recreation. Today the community seeks to make better use of lands and resources along this portion of the river. This plan lays out a vision and strategy for doing so. This is a master strategy, which establishes a vision for development along the edges of the Truckee River as it courses through downtown. It describes actions to revitalize underutilized lands, abate environmental degradation and redevelop the community’s neglected waterfront. As such, it outlines a framework of circula- tion and land use that will establish a climate for investment, both for the public and private sectors. The economic conditions that support redevelopment are also outlined, and strategies for implementation are included. Purpose The purpose of the strategy is: • To provide overall direction for public and private investment, • To establish priorities for phasing and for public actions, • To identify areas of teamwork and collaboration, • To coordinate implementation strategies. This strategy is not a regulatory plan or document and does not have a legally binding effect on later actions and activities that the Town may take. It is a study/ report that assists the Town Council, Planning Commission, other Town review bodies, and Town staff in identifying, analyzing, prioritizing, and implementing future actions that the Council may consider. View looking west along the Truckee River. The plan provides strategic di- rection to implement the Down- town Speciﬁc Plan, which was adopted following certiﬁcation of a program EIR. The strategies provided in this plan support the Downtown Speciﬁc Plan and EIR. Additional environmental review and discretionary decisions may be required prior to the approval and construction of the actual projects identiﬁed in this plan. IN-2 Downtown River Revitalization Strategy Themes The strategy focuses around three themes - social, environmental, and economic conditions in the area. A fundamental precept is that any actions should provide improvements in each of these sectors. It is within this context that a variety of planning variables is considered, including land use, transportation, historic preservation, parks and open space. A. Goals and Objectives The recommendations in this Downtown River Revitalization Strategy are intended to accomplish these goals: Environmental Goals • Protection and enhancement of the Truckee River is a high priority. • Enhance the environmental educational opportunities for residents and visitors alike, and increase restoration and beautiﬁcation opportunities of the river corridor. • Maintain a healthy ecosystem. • Provide a healthy riparian environment by protecting and improving the river corridor with sensitive river access. • Protect a living corridor and functioning ecosystem. Best practices for natural resource management are expected as well. The strat- egy identiﬁes ways in which the Town can continue to collaborate with public agencies and other natural resource advocates to incorporate development concepts that will promote revitalization of natural habitats. Social Goals • Protect the natural habitat/environment while improving public access. • Increase community interaction using the river as a venue. • Create gathering spaces/areas for people to socialize, recreate and learn. • The river is a place for both social gathering and quiet refuge and con- nection with the natural world. • Protect, interpret and educate the public of the archaeological and his- toric uses of the Truckee river corridor. Encouraging people to celebrate their sense of community is a fundamental objective. Economic Goals • Promote appropriate redevelopment of the riverfront corridor. • Encourage visitor-oriented business along the river corridor while ﬁnding appropriate locales for the existing businesses. • Promote economic diversity and prosperity for residents. • Provide mixed use opportunities encompassing a variety of housing, light industrial, retail, ofﬁce and cultural spaces. View looking north to downtown from the Cottonwood Restaurant. A. Objectives... The term “habitat en - hancement” as used in this strategy includes the restoration and protection of habitat ad recognizes that damaged habitat may need to be manipulated in order to provide an en- hancement of the habitat. Introduction IN-3 Economic development strategies serve a key role in the strategy. A fundamental objective is to establish a climate for investment, for private developers, for the town itself and for other governmental agencies and non-proﬁt organizations. An understanding of overall market potential and the feasibility of selected de- velopment is therefore included. Job creation also is projected. B. The Scope of the Strategy Achieving these goals requires considering a variety of land planning, urban design, transportation, resource management and economic development strate- gies in an integrated way, such that all elements combine to reinforce an overall vision for the project area and assure its efﬁcient servicing and operation. The strategy includes concepts for housing, mixed use, lodging and industrial facilities as well as open space, trails and habitat enhancement. These concepts promote fundamental principles of good urban design. Among these are con- cerns for the character of the pedestrian experience, a sense of the quality of public spaces, compatible streetscapes, a positive business environment and a sense of identity. As a strategic plan, general concepts are outlined. More detailed designs will be developed in later phases of implementation and, along the way, reﬁnements and adjustments will occur. Nonetheless, the essential elements should remain intact and any future development should be consistent with its policies. The strategy provides strategic direction to implement the Downtown Speciﬁc Plan, which was adopted following certiﬁcation of a program EIR. The strategies provided in this plan support the Downtown Speciﬁc Plan and EIR. Additional environmental review and discretionary decisions may be required prior to the approval and construction of the actual projects identiﬁed in this strategy. The Planning Area The strategy covers the segment of the Truckee River that runs through down- town, which extends from the conﬂuence of Donner Creek at the western end to the intersection with Trout Creek on the eastern end. It sets the vision for public improvements, including trails and open space, as well as for enhanced private development opportunities. It also addresses the potential relocation of some existing uses. (See map on page IN-7.) C. Policy Base The Downtown River Revitalization Strategy draws upon these existing policies and regulations: The General Plan In 1996, the town adopted the Town of Truckee General Plan. It recognizes the Truckee River as one of the town’s primary assets, and envisions development that is pedestrian-oriented and provides public access to recreation and open space. It also states that circulation should be improved through an enhanced road system and by encouraging alternative means of transportation. Stake holders assigned preferred uses to sites along the river corridor in public workshops. Workshop participants mapped key assets along the corridors. B. Scope... IN-4 Downtown River Revitalization Strategy The Speciﬁc Plan Later, in 1997, the Town of Truckee adopted the Downtown Speciﬁc Plan, which charts a direction for development in the core of the community that builds on its more important assets. These include the historic resources of Downtown Truckee and the Truckee River. The plan outlines design standards for the river edge, and envisions it as a corridor of amenities that serves as a core for public and private investment. The speciﬁc plan also mentions public access, in-stream enhancements and other amenities. A river trail, parks and public access points are ideas set forth in the speciﬁc plan. Additional pedestrian crossings are also described, with the intent of more closely knitting the two sides of town together and providing alternative modes of access to the downtown core. Some of the speciﬁc policies are included in the margin notes of the Downtown River Revitalization Strategy. Design Guidelines In 2003, the town then adopted Historic Downtown Design Guidelines. These include guidelines for the river corridor, which envision new buildings that respect the context and promote site improvements that value the natural resources of the area. The guidelines also acknowledge that some stone walls and other features along the river edge may have historic signiﬁcance. Placer County River Planning More recently, Placer County has engaged in the creation of a plan for portions of the river outside of town. This project, currently underway, addresses natural resources and connections to regional trail systems. Each of these documents contributes to the policy base for river enhancement. Now, a more detailed plan is needed to achieve the vision for the downtown portion of the river. That plan must reﬂect community wisdom, address technical environmental and engineering issues and establish a climate for investment through creative design, regulation and organization. D. The Planning Process This Downtown River Revitalization Strategy is a product of community efforts brought together through a variety of meetings, workshops and on-site analy- sis. While the key ideas stem from the Downtown Speciﬁc Plan and even earlier General Plan policies, the focus of planning effort extended from November 2004 through May 2005 and included the following activities: Public Outreach The planning process included a range of methods for stakeholders to contrib- ute their ideas. Focus Groups In an effort to solidify key stakeholder input, two focus groups were formulated. The ﬁrst group, which consisted of affected property and business owners, was Workshop 2a Workshop 2a C. Policy Base... Introduction IN-5 created in order to identify constraints and other issues associated with working and operating a business along the Truckee River and within the town overall. The second group, which consisted of professionals, experts and regulatory bodies, helped to identify Federal, State and local regulations as well as exist- ing conditions related to the Truckee River watershed. The primary task of the second focus group was to establish a knowledge base for opportunities and constraints for future implementation program. Resource Panel In conjunction with the stakeholder groups identiﬁed above, a panel of people representing a range of Truckee’s diverse population met to provide local insight and input. The resource panel included a wide range of community members, including technical experts and professionals, special districts and utilities, non- proﬁt and for-proﬁt organizations, property and other interested citizens. Self-guided Walking Tour As a precursor to public workshops that were planned, a self-guided walking tour was created to encourage one-on-one interactions with the river and surround- ing area. Tour participants were encouraged to visit a selection of places along the river, in order to review issues and opportunities. They then were invited to report their ﬁndings at the next public workshop. Although many participants had lived and worked in Truckee for several years, they were energized by the opportunity to look closer and identify areas in need of improvement, preserva- tion, protection and reuse. Public Workshop #1 On December 7, 2004, the community participated in a workshop in order to identify assets and issues associated with the planning area and to draft state- ments envisioning its character for the future. During the workshop, participants placed cutouts representing open space, residential, commercial and industrial uses on a map of the river corridor. Participants then outlined policies for their favorite locations, as a precursor to the following Workshop #2. Public Workshop #2a In a second workshop in January 2005, more than 50 people gathered to gener- ate development concepts for a selection of key sites and to coordinate these in an overall framework strategy. In this session, they worked with other cutouts that represented uses for speciﬁc “Opportunity Sites.” Public Workshop #2b In February 2005, another 30 citizens joined in a replay of the second workshop, in which they generated plan framework concepts. The ﬁndings from this work- shop reinforced those set forth in the previous January meeting. Public Workshop #3 The ideas generated in the previous workshops were synthesized into a set of framework concepts and development principles, which were discussed in a public workshop on March 31, 2005. At this session, participants helped to reﬁne the proposals and then outlined priorities for implementing the plan recommendations. Website Workshop exercises were also posted on the town’s website and citizens were Participants at the workshop sessions presented their ideas verbally and graphically. D. Planning Process... IN-6 Downtown River Revitalization Strategy invited to submit their ideas via the internet. Summaries of workshop ﬁndings and strategy draft materials were also posted on the web site. Professional Analysis and Synthesis The planning work generated by members of the community was supported by analyses from members of a consulting team as well as numerous town staff. This work was summarized in several orientation presentations during the public workshops and focus group meetings as well as the summary of ﬁndings presented in this report. E. Strategy Organization Basic Organization The strategy is presented in four major divisions as well as a set of appendices. Chapter 1, “Existing Conditions,” summarizes the current status of social, envi- ronmental and economic conditions. The inefﬁcient use of some lands, environ- mental concerns and assets to be valued are described in it. Then, Chapter 2, “Framework Plan,” presents the basic concept for improvements. This focuses on a pedestrian and bicycle circulation system of trails and walkways that shape a “ﬁgure eight” to link properties in the planning area. It also links three activity centers, or “nodes,” around which public and private improvements are to be focused. Chapter 3, “Opportunity Sites,” then describes potential improvement scenarios for 22 speciﬁc locations. Chapter 4, “Implementation Approach,” then outlines a set of criteria for setting priorities to implement the strategy and also summarizes some of the development tools that may be used, including actions the town can take and a range of funding programs that may be considered. Finally appendices provide additional information about the river itself and em- ployment generation beneﬁts that may accrue from implementing the strategy. Fold-out maps at a larger size also are provided at the end of the document. Illustrations Throughout the document, sketches illustrate the potential character of some selected improvement projects and photographs from other communities provide suggestions for the potential character of some of the proposed land uses. It is important to note that these images are intended to convey a general ap- proach to improvements, not speciﬁc design solutions, and that more detailed analysis, design and discussion would be necessary before any actual work would occur. Four maps also appear in the strategy. The ﬁrst map identiﬁes the groupings of Opportunity Sites. (See the page that follows.) The second map (Appendix D, Framework Map) illustrates the basic framework concept in Chapter 2. This map also shows the basic circulation systems and the location of the nodes of activity. The third map (Appendix E, Future Land Use Map) builds on the framework by adding recommendations for uses and public sector improve- ments. The fourth map (Appendix F, Zoning Map) shows the current zoning of properties in the study area. Goal The Town of Truckee Downtown Speciﬁc Plan “ Truckee River Corridor : • Establish a park on State owned property along the south side of the River. • Establish a bicycle/pe- destrian trail along the south side of the River. • Link the Downtown Commercial Core with the Truckee River. • Provide suitable access for river recreation. • Improve views from the river corridor. • Improve the appearance of the Bridge Street bridge with architectural details and paint. • Improve the quality of wildlife and ﬁshery habi- tat in the Truckee River and its tributaries. • Support a Truckee River Day. • Protect and improve water quality in the Truckee River and its tributaries. • Design environmentally sensitive and aestheti- cally pleasing new pe- destrian/bicycle bridge crossings. • “Cluster” new residen- tial development along the River. • New projects adjacent to the river must miti- gate any adverse visual impacts. • Increase the visibility of the River.” E. Organization... Introduction IN-7 Total acreage of all sites Note: These ﬁgures are approximate. Fish & Game Henderson property Arnold property Bright property east Bright property west Town-owned Town-owned Union Paciﬁc Railroad The strategy provides concepts for approximately 140 acres of land. Within this there are 22 “Opportunity Sites,” for which speciﬁc recommendations are made. These are labeled using an alpha-numeric system. The individual sites are then organized into seven groupings, labeled A through G. This labeling system is used throughout to refer to these sites. Occasionally, the current owner name is also added as a supplement to this coding system. (This map reappears in Chapter 3 to facilitate reference to the discussion of the individual sites that is presented there.) Opportunity Sites Site Acre A-1 44.50 A-2 1.98 B-1 20.11 B-2 2.46 B-3 5.46 C-1 7.24 C-2 1.75 C-3 6.51 C-4 2.94 D-1 7,85 D-2 17.78 E-1 1.48 E-2 0.56 E-3 0.57 E-4 1.90 F-1 1.25 F-2 1,25 F-3 2.00 G-1 5.00 H-1 0.75 H-2 1.10 H-3 2.50 136.94 IN-8 Downtown River Revitalization Strategy This page is blank, for double- sided copying. Existing Conditions-Background 1-1 Chapter 1: Existing Conditions Throughout the history of the area, the Truckee River has provided a source for jobs, recreation and the daily needs for food and water. The town began along its banks. In 1863, an early settler, Joseph Gray, erected a stage station, where water was available, in anticipation of the transcontinental railroad passing through the river basin. Lumbermen followed, providing material for construction, telegraph poles, railroad ties and fuel. The ﬁrst lumber mill located at the river edge in 1867. Others quickly followed and by 1868, fourteen mills operated in the immediate vicinity of the river. Ice production followed as a major industry in the region. The Truckee River basin supplied most of the ice used in the west in the late nineteenth and early twentieth centuries. Ice ponds were established throughout the region, and a major one was located at Trout Creek. Hydroelectric power also drew upon the river. One facility was located on East River Street. And, of course, many residential neighborhoods grew up along the river and its tributary creeks, drawing upon the convenient water supply. A. Cultural Resources Remnants of this history still survive in the area and represent tangible links to the past. These include many historically signiﬁcant buildings, particularly along West River Street, East River Street and Riverside Drive. Others are on the south side of the river. Most of these resources are described in the Town of Truckee Historic Resources and Architectural Inventory; they include buildings, structures and objects. These properties add to the aesthetic qualities of the area and their preservation is a high priority. Many remain in the original families’ ownership and thus they reﬂect a physical connection with earlier residents. Some of the buildings in this area are in poor condition, while others have undergone reha- West River Street, river banks: Sheet ﬂow run-off in this area enters the river with little ﬁltration. 1-2 Downtown River Revitalization Strategy bilitation. Any development that occurs along the river edge should consider the appropriate treatment of these resources and should facilitate their preserva- tion. Design guidelines for development in the Downtown Overlay District are included in Volume 3 of the Downtown Speciﬁc Plan and would be applicable to development in much of the river revitalization area. The downtown segment of the river also contains sites of historic and prehistoric habitation, which are known to have archeological resources. Early commercial and industrial activity along the river is well-documented and some sites, such as the ice pond, are well-known. A survey of cultural resources in 2003 indicates that many other archeological sites are likely to be along the river. B. Truckee River and Environs The Middle Truckee River, which runs through downtown, ranges in elevation from approximately 6,200 feet at the Lake Tahoe outlet to 5,000 feet at the state line. The drainage area for this portion covers more than 400 square miles. This segment is also fed by Donner Creek as it descends from Donner Lake. Water ﬂows are regulated by long-standing contracts: As part of a 1935 operat- ing agreement between the federal government, Sierra Paciﬁc Power Company, Truckee-Carson Irrigation District and Washoe County Water Conservation District, a minimum ﬂow of between 300 and 500 cubic feet per second must be maintained at the state line. The State has identiﬁed the Truckee River and a number of its tributaries as “Impaired” for sedimentation/siltation and/or organics under Section 303(d) of the federal Clean Water Act. “Impaired” means water bodies that do not or are not expected to meet water quality standards after applying existing required controls. Road construction and maintenance, railroad construction, forestry, recreation uses, land management and development practices, are among the factors that have caused sediment production, increased runoff and degradation of riparian and aquatic habitats in the watershed. West River Street, looking north across the railroad tracks from Opportunity Site E-1. The visual connection to the historic structures in the Brickeltown area should be considered in the redevelopment on Site E-1 and E-2. Looking south across the Truckee River to the Hilltop area above and residential neighborhood below. East River Street, looking west. A. Cultural Resources... Existing Conditions-Background 1-3 Natural Features and Wildlife The dominant vegetation type in the watershed is mixed conifer forest, with Great Basin sage scrub in lower elevation areas. Riparian vegetation – primarily cot- tonwood, quaking aspen, dogwood, willow, sedges and grasses – grows along the Truckee River, its tributaries, and the margins of wetland areas. The Middle Truckee River provides habitat for both native and non-native ﬁsh species. Native species include mountain whiteﬁsh, Paiute sculpin, Lahontan redside sucker, Tahoe sucker, and mountain sucker, as well as the listed cui-ui and Lahontan cutthroat trout. Introduction of non-native species, beginning in the 1800s, resulted in major populations of rainbow and brown trout. These are supplemented with hatchery-reared ﬁsh in certain areas to improve recreational ﬁshing. The Middle Truckee River is host to a number of other special status species or species of concern, including the Lahontan cutthroat trout, California spotted owl, Northern goshawk, and willow ﬂycatcher; marten, ﬁsher, wolverine and Sierra Nevada red fox; foothill yellow-legged frog and mountain yellow-legged frog; and plant species including the Dog Valley Ivesia, Donner Pass buckwheat, Long-Petaled Lewisia and others. Because meadow/riparian zones link land with water, they are extremely im- portant for most wildlife species and they support proportionally larger densi- ties and varieties of species than other habitat zones. They are also used for recreation, grazing, water development and other activities. As a result, riparian zones are identiﬁed by many river advocates as critical habitat for conservation and restoration. Floodplain The 100-year ﬂoodplain of the Truckee River varies in width and location. In some places it is contained within the river banks, but in many places, it reaches inland as much as three hundred feet. The ﬂoodplain is slightly entrenched in the glaciated channel in the well-conﬁned alluvial valley. There are several broad The Truckee Lumber Company once occupied a substantial amount of land at the west end of Riverside Drive. A bridge connected to some of the operations which lay on the south side of the river. (ca. 1885) New residential along East River Street: Other improvements in Opportunity Sites F and H should complement these uses. B. Truckee River... Goal Truckee Trails and Bikeways Master Plan “New development should provide for trail alignment reservations, dedications, and/or construction when trail corridors are identiﬁed within the plan through these private lands.” 1-4 Downtown River Revitalization Strategy valley terraces associated with the ﬂoodplain within the river reach. The chan- nel itself has rifﬂe/pool sequences and limited meandering within the ﬂoodplain. The river has down cut head-ward through a Pleistocene expansion bar. A huge outwash event deposited a very large series of gravel, cobble and boulder bars from the point that the canyon expands (near 89 and West River Street) all the way down to Teichert and TTSA. Then the river cuts back through this bar, leav- ing a fairly steep channel. The channel has a large cobble bed with a mixture of boulders and coarse gravels. The Lahontan Regional Water Quality Control Board regulations do not allow buildings or parking lots to be constructed within the 100-year ﬂoodplain. However, projects necessary for public recreation and projects to mitigate sources of erosion may be allowed with appropriate environmental mitigation for any adverse impacts resulting from such projects. Environmental efforts could include such measures as construction of facilities that control erosion, maintenance of existing in-stream sediment within the river, enhancement of in-stream or terrestrial habitat, and wetland or riparian enhancement. However, no improvements should be constructed until a geomorphic assessment of the river is performed and an analysis of the function of the habitat and plant communities is undertaken and completed. Please refer to the “Hydrology and Stream Report” (in Appendix B) for more information. The river lacks cover for aquatics and streamside vegetation and woody debris should be considered as part of the habitat improvements for the River. Flooding While ﬂooding issues are known, there is not a detailed analysis of speciﬁc areas of need. The ﬂood of January 1997 caused signiﬁcant ﬂooding in the downtown Truckee area, even though the ﬂooded areas were not shown in the 100-year ﬂoodplain. The 1997 ﬂood caused severe bank erosion along West River Street. Drainage Drainage in the downtown Truckee area is provided by a number of courses that eventually, through man- made or natural means, are directed into the Truckee River or Trout Creek. The majority of these drainage courses do not include water treatment facilities prior to discharge into the Truckee River or Trout Creek. All Town facilities and new development is required to treat its water. Urban development ad- jacent to surface waters has created a signiﬁcant concern for hazardous B. Truckee River... Goal Truckee Trails & Bikeways Master Plan “The trail and bikeway system should be planned to minimize land use and user conﬂicts to provide a safe and enjoyable experience for the user.” The edge of the Truckee River at the western edge of Opportunity Site E-1. The curve in the river is an area where cutting into the road is a concern, Site E-4. Power substation Housing on the south side of the Truckee River, above the existing pedestrian bridge #1: Development on the north side should be conceived to complement this use. Existing Conditions-Background 1-5 substance spills and stormwater discharges. Most of the existing industrial properties in this area do not utilize a centralized runoff treatment facility. More recently approved industrial users employ grease and oil traps/separators, while older users drain stormwater runoff directly to the Truckee River. Drainage from the south side of the Truckee River ﬂows directly over or through the ground and into the river. The East River Street residential area and the Hilltop area also drain directly into the Truckee River. As a result there is the potential for trace amounts of toxic substances to be washed into it. River Health The river is currently listed in the EPA Clean water Act section 303 (d) as impaired due to sediment similar to other rivers in the Eastern Sierra Nevada. Evalua- tions are ongoing to determine if there might be other impairments. This is not unusual and sediment standards are still being developed. This is a non-point source issue, which refers to pollution caused by rainfall or snowmelt moving over and through the ground, picking up and carrying away natural and human- made pollutants and depositing them into bodies of water. This impairment could range from requiring maintenance of the sediment for any River features to simply impacting ﬁshery hatches. Erosion/ Bank Stabilization Another concern is that portions of the watershed are highly erosive. River banks in the downtown area are unstable in some areas and are subject to signiﬁcant erosion activities during high run-off periods. C. Land Patterns & Uses Neighborhood Context This river revitalization strategy area is framed with these adjoining neighbor- hoods (see map on page 2 in Chapter 2: The Strategy Framework): Downtown Core The Downtown Core includes commercial and residential properties along Don- ner Pass Road and adjoining blocks. West River Street West River Street contains a mix of commercial, residential and industrial prop- erties. Portions lie within the Downtown Historic Preservation Overlay District, where higher concentrations of historic buildings exist. Hilltop The Hilltop area includes residential and commercial uses and has development potential. It offers broad views of the river. B. Truckee River... Goal The Town of Truckee Downtown Speciﬁc Plan “Phase out industrial land uses located along the Truckee River corridor, and ensure that new riverfront 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 downtown study area which could accommodate those industrial uses relocating off the river.” Willows along the river Steps connect a trail segment to a ledge on the south bank. Pedestrian connection to downtown 1-6 Downtown River Revitalization Strategy South East River Street This residential enclave overlooks a portion of the river. Public access is some- what restricted. Future College Campus A community college is anticipated to be developed on lands to the north of the railroad and west of the downtown core, in an area known as “Hippie Hill.” Regional Park Park lands on the south side of the river include active and passive recreation areas. Regional Trail The regional trail system runs through many of the properties on the south banks of the river. Some segments are incomplete, but the Trails and Bikeways Master Plan calls for their ultimate construction. Public Places The Town of Truckee has grown in the past decade. During that period, the com- munity has worked to provide increased community services, including parks and recreation facilities. Some places for meetings and community gatherings have been created as a part of these initiatives. However, the town still lacks a central “place,” that could be considered a central civic space. It also lacks sufﬁcient places where the public can gain access to the river safely and legally. Downtown Truckee serves as the core of the community in terms of dining, specialty retail and some entertainment, but it doesn’t provide sufﬁcient public places where citizens can gather to meet the community’s needs. The commu- nity needs more gathering places for events and celebrations that are centrally located. Historically, the river played more of a role in social activities than it presently does. It had several public focal points, including the ice palace. Recreation Limited opportunities exist to engage in compatible recreational activities along the river in downtown Truckee. There are no formal places for boating, ﬁshing or simply observing the river from safe, appropriately-designed public places. C. Land Patterns... Goal Truckee Trails & Bikeways Master Plan “The trail and bikeway design should adhere to a consistent design format to promote the development of a safe and recognizable and uniform system in keeping with the mountain character of Truckee.” The conﬂuence of Donner Creek with the Truckee River: view looking south, from the bridge over West River Street. River restoration work is a high priority in this area. The Truckee River in the West River Street area: habitat restoration along the river edges should be included in improvement work for this area. Pedestrian bridge with marker. Existing Conditions-Background 1-7 Goal The Town of Truckee Downtown Speciﬁc Plan West River Street Industrial Area: • Relocate industrial uses off the river. • Upgrade industrially- zoned areas. • Increase landscape buf- fers on West River Street. • Convert industrial lands adjacent to the Truckee River to residential and commercial uses. A portion of the Old County Corp yard site E-1 is now owned by the town. Existing recreation includes ﬂy ﬁshing, rafting and kayaking; there are no com- mercial rafting outﬁtters in the project area. The ﬂows of the Truckee River in the Downtown area are variable and seasonal, with higher ﬂows ending around July. The ﬂows are supplemented by releases from Lake Tahoe, and these re- leases are controlled by very speciﬁc decrees. The releases are not managed for recreation, but rather for water supply (to Reno) and some ﬁsheries’ needs. Releases were controlled by ditch decree. Existing Property Use The properties along the north side of the river are more developed than those on the opposite bank. East and West River Streets both contain houses, as well as some commercial and industrial buildings. Riverside Drive is a narrow lane that is primarily residential, but some artist studios also are in the area. Physically, the north side is more clearly integrated into the town’s street system. Many residential lots abut the river, and these have houses that face the street. Back yards overlook the river. Many of these properties have historic signiﬁcance. Some encroach into the ﬂoodplain. Some existing industrial uses have potential negative effects on environmental quality and occupy large expanses of land. There are also visual impacts in some areas, where outdoor storage and use areas negatively impact valued scenic areas. A mobile home park exists at the western end of West River Street, at the edge of the strategy area. C. Land Patterns... View looking northeast from the Hilltop area: The residential neighborhood along South East River Street is in the center of the image and the Railyard is in the background. 1-8 Downtown River Revitalization Strategy Land Ownership Ownership varies widely along the river corridor. The largest single holding is that held by the Department of Fish and Game along the southern river bank. Other large holdings are the Bright property, which lies adjacent to the Fish and Game lands, and the Arnold property on the north shore. In addition, the town owns right-of-way for streets and the railroad owns right-of-way ﬂanking the tracks. This diversity of ownership is an important factor in contemplating improvements. It inﬂuences the types of redevelopment strategies that may be used, and also has an effect upon the ways in which properties may be maintained. D. Economic Conditions An analysis of economic conditions indicates that some lands are currently un- derutilized and that market conditions exist which would support more intense development. Key ﬁndings are: Market Opportunities Overall, a strong private development market exists (particularly for-sale resi- dential with an increasingly stronger commercial and industrial market) which is projected to continue in the near future. Generally, real estate market support exists for private sector development of uses consistent with the vision, goals and objectives of the Downtown River Revitalization Strategy. Such development may be accomplished through: 1) rehabilitation of existing buildings; 2) rehabilitation and adaptive reuse of existing buildings; and/or 3) selective new inﬁll development. Residential • Demand exists for additional single-family ownership housing – both low density detached single-family housing units on individual lots and de- tached/attached higher density single-family ownership housing (i.e. town homes, condominiums). C. Land Patterns... West River Street, just east of the conﬂuence with Donner Creek: looking to industrial properties on the north side of road. This area is under-utilized and may be a good “receiving site” for some uses that would be relocated from the south side of the road at Opportunity Site C-1. Goal Truckee Trails & Bikeways Master Plan “The trail and bikeway system should link the Town’s historic downtown, residential and commercial areas, and recreational, educational, natural, and historical resources utilizing public and private lands as necessary and appropriate.” Goal The Town of Truckee Downtown Speciﬁc Plan “Provide open space 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 Area. Provide an integrated pedestrian and bicycle network that links these open spaces and other destination points within the downtown study area.” Some existing buildings along Riverside Drive could provide live-work opportunities. Artist studios would be an appropriate use to consider. Existing Conditions-Background 1-9 • Live-work units also are an appropriate housing/mixed use development product for the Truckee River Corridor, particularly in those areas where new inﬁll development would be adjacent to existing service commercial or light industrial uses. • There also is a need for additional affordable multi-family rental units with- in the Town of Truckee and including these in the area should be consid- ered. Ofﬁce • New ofﬁce occupants would be either professional or high-tech related users; with users occupying 1,000 to 5,000 square feet. • Potential ofﬁce development may be small suites (i.e. 5,000 square feet) one to two stories, with total building size approximately 5,000 to 10,000 square feet. • Ofﬁce space could be developed as part of vertical mixed use buildings with ofﬁce stacked over retail space or with ofﬁce on the ground ﬂoor and residential units above. • Appropriate on-site parking (either dedicated and/or joint use) must be provided to support the occupancy of any new ofﬁce development. Retail • Potential demand also exists for additional service retail, specialty retail and restaurant space that complements existing downtown Truckee busi- nesses. • Service retail, specialty retail and/or restaurant space could serve resi- dents, businesses and visitors (including users of the Truckee River), with users occupying 1,000 to 2,500 square feet and restaurants occupying slightly larger space. • Potential retail development in small one to two story buildings (i.e. 5,000 square feet) would be viable. • Retail space could be developed as part of vertical mixed use buildings with retail space on the ground ﬂoor and either residential or ofﬁce space stacked above. • An appropriate amount of on-site parking must be provided to support any new service retail, specialty retail and/or restaurant space. Some existing industrial buildings can be incorporated into the redevelopment of Opportunity Site A-3 on the north side of West River Street. The East River Street residential area. The residential enclave along Fox Mead Lane would remain. View looking north from Site E-1: The railroad tracks are in the center of the image. D. Economic Conditions... 1-10 Downtown River Revitalization Strategy D. Economic Conditions... View looking northwest from the Hilltop area: The Old County Corp Yard is in the center of the image. Lodging • Potential demand exists for additional hotel rooms in the Truckee area beyond that met by recent additions (Hampton Inn & Suites and Cedar House) to the hotel market. • The potential hotel product type could be a boutique hotel with 50 to 100 rooms, with the hotel oriented to the Truckee River. • The hotel project could include ancillary retail (focused on services to hotel guests, visitors, river users and businesses) and/or restaurant space – also oriented toward Truckee River. • Timing for the additional rooms should be considered in the context of other planned/approved hotel rooms (i.e. Gray’s Crossing), so the market can absorb the additional hotel room nights. Development Constraints There are some constraints that could affect the developability of certain proper- ties that will need to be addressed. These constraints include: • Acquisition and assembly of property, in order to create sites appropriate for planned private and/or public development, may be difﬁcult because of ownership patterns. • Financing assistance for installation of public infrastructure and improve- ments (streets, water sewer, drainage, parking, etc.) to serve planned pri- vate and/or public development activities will be needed in some cases. • Assistance in remediating any existing contamination in order to make sites suitable for development also may be needed. In essence, development may be impeded by fragmented ownership patterns, site mitigation expenses and new infrastructure costs. In addition, it is important to address the ongoing operation and/or relocation of industrial businesses. To the extent that such uses are incompatible, the Town of Truckee should work with the existing business owners/tenants to address appropriate physical and economic measures to relocate them to areas of Truckee designated for industrial uses. This relocation should occur in a manner that avoids negative effects on business operations and overall ﬁnancial conditions of the businesses. West River Street (CC Construction Building): This parcel could be included in the redevelopment of Opportunity Site E-1. Framework Plan 2-1 Chapter 2: The Framework Plan This section provides an overview of the development concept for circulation, future use and environmental improvements along the river. Information provided within this section is based on the public workshops held in conjunction with existing goals and policies of the General Plan and Downtown Speciﬁc Plan. The objective is to use the river as a focal point and connector that links comple- mentary resources that will serve the community on several levels. Along this connector, several public places are focal points and provide access to the river in various ways. Future use strategies promote the “best use” of river edge property, taking economics, environmental conditions and social development into consideration. In this regard, balance is sought in providing access to the river while also protecting it. Environmental considerations will also include green building principles, which are to be used throughout both the construction of structures and for site designs. River edges are to be protected and natural habitat areas are to be enhanced. The framework has three concentrations of uses, or “activity areas,” which span the river and combine natural resource protection, river access and town-related activities to create distinct places. These areas are: • West River – near the conﬂuence of Donner Creek • Central River – near the Old Country Corporation Yard • East River – near the existing pedestrian bridge and Trout Creek Several areas are to remain undeveloped and, in these places, habitat enhance- ment should occur. Bank stabilization and other remedial work would be included after a geomorphic assessment of the river is performed and an analysis of the habitat and plant communities have been undertaken. View of the Truckee River, looking west View of the Truckee River, looking east The Town of Truckee Historic Resources & Architectural Inventory is periodically updated, and as new resources in this area are identiﬁed, they also should be taken into consideration. 2-2 Downtown River Revitalization Strategy Where future development is proposed to occur along the river edges, the uses should be those that best serve the community in terms of providing appropriate economic stimuli and supporting social and cultural activities. Future uses would include boutique hotels, specialty retail, professional ofﬁces and residential. Civic facilities would include public plazas, river overlooks and water access points as well as open space set aside for passive recreation. The framework plan addresses enhanced regional circulation and improved opportunities for use of alternative modes of transportation. Sidewalks would be constructed along West and East River Streets, and trail segments would be installed to link with other established ones such that a continuous pedestrian system would exist on both sides of the river in the downtown area. Framework Map (This reduced version of the framework map is provided in this chapter for quick reference. See a larger size of the Framework Map at the end of the document.) Key features of the framework concept: • Three Activity Areas that span the river • Figure 8 pedestrian circulation loop extending from Donner Creek to Trout Creek • Six river access and habitat enhancement points • Two public plazas • River bank stabilization • Habitat restoration • Street improvements The Strategy Framework Framework Plan 2-3 West River Street, looking to Fish & Game lands on the south bank. A. Redevelopment Principles Any redevelopment work should serve to meet as many objectives as pos- sible: Environmental Protection Design Principles Best practices for water resource management should apply throughout the area, including these speciﬁc principles: • River edges are to be protected. • Riparian habitat areas should be restored where feasible. • Coordinate habitat enhancement efforts on sites that will be impacted by new development activities. • Remove sources of contamination potentially affecting river quality. • Bank stabilization should occur where erosion patterns threaten estab- lished developed areas. Such stabilization should also serve to enhance habitat. • Drainage should be controlled such that detention inﬁltration and ﬁlter- ing occur through natural means prior to release of water into creeks and streams. • Alternative modes of transportation that will minimize impacts on ecosys- tems should be promoted. • Impacts of new development along the river will be mitigated. • Recreational access points will be carefully sited to minimize impacts. • Sediment that negatively impacts proper functioning conditions or beneﬁ- cial uses in the Truckee River and its tributaries is reduced to non-harmful levels. • Water resources are managed to preserve and improve existing water quality and quantity. • Structure and ecological function of riparian, wetland and wet meadow systems are protected and enhanced. • Changes to channel shape and structure that could negatively affect proper functioning condition or beneﬁcial uses are avoided and existing degraded channel shape and structure are corrected. • Habitat supports viable populations of native and desired non-native riparian and aquatic-dependent species. • Connectivity over space and time is maintained or improved to ensure movement of riparian and aquatic-dependent species within the corridor for survival, migration and reproduction. • Where invasive species are adversely affecting the viability of native species, work to eradicate the invasive species or reduce their negative impacts on native species. • Promote or require, where possible and environmentally appropriate, pub- lic access along the frontage of the river. • Avoid activities and encroachments in the 100-year ﬂoodplain of the river. • Within the appropriate regulatory documents add a ﬁnding required to ap- prove riverfront development that requires that such development result in improving and enhancing the natural characteristics and function of the river adjacent to the project. A. Redevelopment Principles 2-4 Downtown River Revitalization Strategy View from western end of Riverside Drive, looking south to the Bright Property. West River Street, just east of the conﬂuence with Donner Creek: Looking east. The stand of trees along the river edge should be preserved, and similar trees should be planted along the northern side of the road (although not as densely as that along the south side). Social Enhancement Principles River improvement is a unique opportunity to provide a focus for the Town of Truckee that can be shared by everyone. As the community continues to grow, the need for a sense of identify and central gathering place will become more critical. Therefore, development along the river should enrich the cultural and recreational by following these principles: • Provide places for public access to the river. • Develop parks and open space for compatible recreation. • Provide places for community gatherings and events. • Provide education and interpretation of historic river corridor uses. • Provide for proper management of public uses and areas along the river. Economic Development Principles Development concepts should recognize the unique opportunity of improvement along the river and should be designed to position the community for the future as a distinctive place with a high quality of life. It should include these principles: • Development should generate new jobs for community residents that pro- vide incomes allowing new employees to afford safe and decent housing. • Development should contribute to a stable, year-round economy. • Development should serve a diversity of users, including local residents and visitors. Future Use Principles Future uses should be considered in coordinated areas, and they should be linked to adjoining uses to create neighborhoods along the river. The following are key principles for future use along the river: • Reinforce existing residential development. • Promote mixed use development, with job-creating uses and residential opportunities for local residents. • Make “best” use of the river edge; future uses should be those that re- spect the river and provide opportunities for appropriate public access. • Provide space for industrial uses in the downtown, including “new indus- trial” uses. • Plan for open space and habitat preservation areas as “land uses.” • Promote green building principles related to building siting and construc- tion. • Where portions of the strategy area lie within the downtown overlay, the relevant design guidelines shall apply. • Promote and maximize land uses that provide for public activity and ac- cess to river areas (e.g., hotels, restaurants). Circulation Circulation for pedestrians, bicyclists and automobiles should be efﬁcient and support the planned future uses. Future transit opportunities also should be included. Alternative modes of transportation should interconnect to encourage their use. Key circulation principles include: A. Redevelopment Principles... Framework Plan 2-5 View looking east along Riverside Drive: A trend in adaptive use to arts-related businesses here should be encouraged. View from the Town Maintenance Yard to the north bank. • Improve auto circulation; don’t exacerbate it without impacting pedestrian circulation and safety. • Provide opportunities for future transit systems. • Connect and expand pedestrian systems, both for recreation and also for an alternative transportation mode. Street Character Streets in the strategy area must be improved for safety, to mitigate erosion and to enhance circulation. Along the westernmost portion of West River Street, a green, forested edge should be developed. This is a restoration of an earlier character. Farther east on West River Street and along East River Street, side- walks and crosswalks should be installed. High quality streetscape and land- scape improvements should be considered as part of the proposed right-of-way improvements. Native and other appropriate indigenous vegetation should be used. The Downtown Truckee Design Standards address appropriate landscape species to guide future landscape installations. Pedestrian Systems Sidewalks and trails should be considered as a coordinated system for pe- destrians. A basic concept that was developed through the workshops was a pedestrian circulation pattern that starts at Donner Creek, goes through Old County Corp Yard site and ends at Trout Creek in a “ﬁgure 8” pattern along the river. Other trail connections should also be addressed. A trail connection to the future campus should lead along the edge of Donner Creek, if feasible. This will also serve new residents in the area. On the south side of the river and west of Bridge Street, trails should connect with other parts of the regional system. One all-season trail should be provided, which serves as a part of the regional transportation system. This should be designed to minimize impacts while also meeting functional needs. These could be constructed of low-impact, porous materials. Within the downtown, sidewalks and trails near the river should be conceived as a recreational walking tour, in a “ﬁgure 8” arrangement as mentioned above. This will help to promote this urbanized section of the river as an amenity for visitors seeking quick encounter with nature and the river. Local residents also promoted a design that would link downtown and residential neighborhoods to the river. Using an underpass or overpass to downtown should be considered. The pedestrian crossing over the railroad tracks at Bridge Street should be substantially improved to enhance pedestrian safety and to foster pedestrian access. Also pedestrian connections should be provided between the Hilltop area and the Downtown and the Hilltop area and the river. Pedestrian Bridges Three pedestrian bridges should provide connections across the river to comple- mentary uses: • Bridge #1 – at the eastern end of downtown, on East River Street (exist- ing) • Bridge #2 – at the proposed River Plaza (Old County Corp Yard site) West River Street, just east of the conﬂuence with Donner Creek, looking north to industrial properties on north side of road. This area should be redeveloped to increase the density of uses and improve efﬁciency of land utilization. The road edge should be planted with evergreen trees to continue a “forest” character. A sidewalk also should be installed. A. Redevelopment Principles... 2-6 Downtown River Revitalization Strategy • Bridge #3 – near the conﬂuence with Donner Creek, on the western edge of downtown (or perhaps further west, along State Highway 89) There is the potential for a fourth pedestrian bridge between Opportunity Sites C-1 and C-2. Parking Parking should be provided in coordination with policies set forth in the Down- town Speciﬁc Plan and determined in conjunction with a Downtown-wide transit plan and parking plan. It should be planned to be subordinate to other land uses, while also meeting needs. The following public parking areas should be constructed to provide parking for the general public: • Along railroad right-of-way, north of the Old County Corp Yard site. This site is identiﬁed in the Downtown Speciﬁc Plan, and redevelopment concepts in this document rely upon its construction as part of the river improvements. (Site E-2) • Along railroad right-of-way on East River Street. This facility would supplement other downtown parking resources. (Site E-3) • At the eastern end of East River Street. This parking lot would be devel- oped to serve public river access facilities to be constructed at the base of the existing pedestrian bridge (Site F-1). Other parking design principles: • Parking ratios for on-site lots should be calculated to assume sharing of uses. • Parking lots should be located away from the river edge. • Parking along the railroad right-of-way should be promoted. • Parking lots edges should be landscaped to provide visual buffers and also to ﬁlter storm water run-off. A. Redevelopment Principles... Improvements at the Bridge Street bridge that would make the crossing more pedestrian friendly should be addressed. Improved access to the river could also be considered. Framework Plan 2-7 Parks & Recreation The following parks are proposed: • At the conﬂuence with Donner Creek. • At a proposed civic plaza on the Old County Corp Yard site. • At the existing eastern pedestrian bridge (Bridge #1). • At a midpoint along East River Street. • At the historic ice pond. In addition, large areas of open space are planned on the Fish & Game prop- erty, portions of the Bright property and at the conﬂuence with Trout Creek. It is important to provide for proper management of public uses and areas along the river in order to minimize the impacts of human activity and to further the environmental protection design, social enhancement, and economic develop- ment principles of this strategy. Habitat/Resource Protection Areas Habitat restoration is a key part of the development strategy. Whenever other improvements occur, habitat restoration and mitigation should be a part of the project scope. The following principles apply: • Provide a ﬁltration buffer along the perimeter of each site that drains toward the river. • Provide on-site detention and inﬁltration areas, develop them as site ame- nities, and link them to trails and open space. • Minimize access into habitat areas along the river edge. • Provide opportunities for interpretation of wildlife habitat and hydrology. • Perform geomorphic assessment of the River and analyze function of habitat and plant communities before planning improvements. South River Street, view looking north to downtown. The western edge of Riverside Drive, looking north to intersection with West River Street: Sidewalks and crosswalks should be constructed that strengthen the connection from the proposed pedestrian bridge over the river to the north side of West River Street and to Front Street beyond. A. Redevelopment Principles... 2-8 Downtown River Revitalization Strategy Future Use Map Cultural Resources Cultural resources, including historic buildings and archeological sites, should be preserved to the extent feasible. Where archeological sites must be disturbed, they should ﬁrst be recorded. The downtown overlay design guidelines should apply. In addition, preservation of historic resources with markers and other devices should be provided, and reuse of historic resources should be a priority. Reuse of the historic ice pond, for example, should be considered. • Preserve and rehabilitate historic resources. • Address archeological resources in site development. • Mitigate impacts on cultural resources in development projects. • Include interpretive signs in development projects. • Include site-speciﬁc resource inventories on vacant properties in the plan- ning area. This reduced map is provided in this chapter for easy reference. For a larger 11 x 17 size, see the Future Land Use map at the end of the document. Within this framework, a series of speciﬁc proposals is set forth in the next chapter. Opportunity Site Concepts 3-1 Chapter 3: Opportunity Site Concepts This section describes improvements for a series of “Opportunity Sites.” Each of the Opportunity Site concepts illustrates a basic parcel layout, with appropri- ate orientation of buildings, internal circulation and general design character. Note that these are preliminary sketches, to illustrate how the framework plan concepts may be realized in actual development and that each of the project concepts may be executed in a variety of ways. Many would involve acquisition of property or negotiations to engage the current owners in the redevelopment. Relocation of some existing uses also would be addressed. In addition, differ- ent implementation strategies could be applied. Funding mechanisms, phasing of development, design and permitting are all tasks that would be resolved in implementation. Potential river overlook character. Some trails in the conservation areas would remain unimproved (potential character). There are many opportunities for habitat improvements to occur along the riverbank. 3-2 Downtown River Revitalization Strategy West River Area A-1 West End Open Space A-2 Donner Creek Conﬂuence Park B-1 Western Industrial/Mixed-Use Redevelopment Site B-2 Central Industrial/Mixed-Use Enhancement Site B-3 Eastern Industrial/Mixed-Use Redevelopment Site C-1 River-oriented Mixed-Use Site C-2 River-oriented Expansion Site C-3 Additional River-oriented Redevelopment Opportunity Central River Area D-1 Bright Property West D-2 Bright Property East E-1 Central River Village E-2 Central River Corridor E-3 Central River Parking E-4 Central Riverbank Enhancement East River Area F-1 Trout Creek Conﬂuence Area F-2 East River Edge F-3 East River Bridge Area G-1 Town Maintenance Yard H-1 East River Habitat Restoration Area H-2 East River Public Park H-3 Rail Edge Live/Work Site A. Activity Areas A series of opportunity sites are identiﬁed. These in turn are grouped in three nodes, or Activity Areas. They are: The activity areas along the Truckee River include a variety of conditions. Many are urbanized, while some retain natural features. WestRiver Area EastRiver Area CentralRiver Area Opportunity Site Concepts 3-3 Detail of West River Area. Enhanced Pedestrian Cross- ing • Link from river access to parking on north side of West River Street Donner Conﬂuence Park • Put-in for non-commercial rafts, canoes, and kayaks • Overlook • Interpretation Enhance Conﬂuence • Sidewalks at bridge • Remove old footings • Habitat restoration New Pedestrian Bridge • Locate up river to the west 1 3 4 2 5 Active Street Edge • Maintain and enhance existing evergreen edge by preserving and planting trees and adding landscaping • Sidewalk Future use actions for Site Areas A-1 and A-2 B. West River Area Opportunity Sites The West River Area begins at the conﬂuence with Donner Creek then extends east to the intersection of West River Street and River Park Place. This area contains these opportunity sites: Site A-1: West End Open Space This site lies along the south shore of the river and is owned by the State of California Department of Fish & Game. It should remain a resource conservation area and also provide a link for regional trails. Some trails should be designed to ﬁt into the regional circulation system. Appropriate Improvements: • Habitat restoration along river edge. • Low-impact, multi-purpose trails. • Interpretive markers. N Site Area A showing subareas A-1 and A-2. The numbered squares identify the future use actions as noted to the right. Truc k e e R i v e r Exis t i n g T r a i l s A-1A-2 4 1 3 5 2 Floo d p l a i n L i n e Flo o d p l a i n L i n e Wes t R i v e r S t r e e t Rail Roa d Potential regional trail link B-3 C-1 3-4 Downtown River Revitalization Strategy River access points should be provided. Interpretive markers and resource viewing points should be provided. B. West River... Site A-2: Donner Creek Conﬂuence Park The Conﬂuence Area where Donner Creek joins the Truckee River should be developed as a community park, with a place to reach the river. A put-in facility for non-commercial rafts, canoes and kayaks would be included. A pedestrian bridge may also be located in this area, pending more detailed analysis of topo- graphic conditions. Habitat improvements include removing old bridge footings and bank stabilization work. Interpretive materials would help explain the river’s history in the community. A small parking area would be provided on the north side of West River Street and a crosswalk would be installed to link it to the park. Parking for A-2 would be located on the north side of the road on Site B-1. Appropriate Improvements: • River landing area • Habitat restoration area • Interpretive markers • Trail connection Conﬂuence of Donner Creek with the Truckee River, showing abutment remnants of an earlier bridge. These footings should be removed and habitat areas should be restored. Concept for a river access point at the Donner Creek Conﬂuence Park. Wes t R i v e r S t r e e t Tru c k e e R i v e r Mixed use development Con ﬂ u e n c e P a r k Don n e r C r e e k Conﬂuence Park Area sketch plan concept (Site A-2). N Opportunity Site Concepts 3-5 Detail of West River Area. Future use actions for Site Areas B-1, B-2 and B-3 Enhanced Pedestrian Cross- ing • Link from river access to park- ing across the street Active Street Edge • Line with live-work • Maintain and enhance existing evergreen edge by preserving and planting trees and adding landscaping • Sidewalk Maintain as Open Space • Detention area • Civic Open Space New Industrial • Internal street grid • Parking and outdoor walk area along Railroad ROW Provide live-work edge along Donner Creek Maintain a minimum 25’ Re- serve Area (from edge of Don- ner Creek) • Bioﬁlter area • Trail 1 3 5 4 6 2 Site B-1: Western Industrial/Mixed-Use Redevelopment Site This site becomes the focus of new industrial development, as well as other compatible residential and commercial uses. The site is ﬂanked on the west by Donner Creek. This edge should be developed with housing that faces onto a greensward along the creek. Room for a trail should be reserved in this greens- pace. This also serves as a bioﬁlter area. Along the West River Street edge, new buildings should provide visual interest. This includes the adaptive reuse of some existing structures as well as new compatible construction. These should have entrances that face the street. Site B-2: Central Industrial/Mixed-Use Enhancement Site This area should extend the internal street grid created in B-1. It includes some existing buildings that can be retained, while overall density and site efﬁciency would be enhanced. Site B-3: Eastern Industrial/Mixed-Use Site This area also should extend the internal street grid created in B-1. It also in- cludes some existing buildings that can be retained, while overall density would increase and site efﬁciency would be enhanced. This may be a later phase that expands on the improvements established in B-1. B. West River... 4 1 3 6 B-1 B-2 B-3 2 5 Rail Roa d Floo d p l a i n L i n e Floodpl a i n L i n e Tru c k e e R i v e r Site Area B showing subareas B-1, B-2 and B-3. The numbered squares identify the future use actions as noted to the right. We s t R i v e r S t r e e t N A-2 3-6 Downtown River Revitalization Strategy Potential character of residential along Donner Creek edge. Wes t R i v e r S t r e e t Tru c k e e R i v e r Western Industrial/ Mixed-use redevelop- ment Con ﬂ u e n c e P a r k Don n e r C r e e k Eastern Industrial/ Mixed-use develop - ment Central Industrial/ Mixed-use develop - ment West End Open Space (Fish & Game Property) Potential character of New Industrial and Mixed-Use development along the West River Street Edge: View looking from the river to Site B-1. Sketch plan concept for Sites B-1, B-2, and B-3. Existing conditions at Site B-3. N B. West River... Opportunity Site Concepts 3-7 Potential character of mixed-use development along West River Street edge in Site Area B. A potential character of new industrial development, note the change in materials to break up the building mass. West River Potential Character Images These images convey the potential character of industrial and mixed-use de- velopment that could occur on Sites B-1, B-2 and B-3. Character of potential industrial development in Site Area B. A new industrial/mixed- use is shown above to the left (light industrial below, residential above). To the right, on the same building open storage bays are located on the backside of the building. Potential character of live- work units with professional ofﬁces on the street level and residential above. Mixed-use in an industrial setting may also include retail and professional ofﬁces. Potential character of new industrial buildings. B. West River... 3-8 Downtown River Revitalization Strategy Detail of West River Area. Site C-1: River-oriented Mixed-Use Site This site is a key redevelopment area. It offers a large piece of land for redevelop- ment in the planning area with important views of the river at a signiﬁcant bend in the river channel. It would include removal of deteriorated and underutilized buildings, clean up of soils and restoration of the river edge. It should be planned as a coordinated cluster of buildings, some of which overlook the river and others that deﬁne the edge of West River Street. A public plaza that overlooks the river would be included. Appropriate Improvements: • Hotel /Mixed-use commercial (ofﬁce, retail and/or residential) • Live-work units • Public plaza • Northside trail connection • Riverfront restaurant • Residential Site C-2: Potential River-oriented Expansion A smaller parcel lies to the east of site C-1 and is currently undeveloped. It would be desirable to include this parcel in redevelopment. It would serve to improve drainage along this shore edge and could facilitate extension of internal street systems. Appropriate Improvements: • Live-work units • Mixed-use commercial (ofﬁce, retail and/or residential) • Restaurant River Village • Hotel/Commercial (Mixed use) • Live-work • Civic use • Residential • Riverfront restaurant Plaza/Overlook Potential Pedestrian Bridge Maintain Open Space • Detention area • Amenity focus Natural Resource Protection Area • Habitat restoration • Interpretive marker • Low-impact trails 3 4 1 Future use actions for Site Areas C-1, C-2 and C-3 5 2 1 3 Wes t R i v e r S t r e e t Truck e e R i v e r 5 C-3 C-1 C-2 4 Rail R o a d Floo d p l a i n L i n e 2 N B. West River... Site Area A showing subareas C-1, C-2 and C-3. The numbered squares identify the future use actions as noted to the left. 6 Pedestrian Connection • Between River Park Place and Pedestrian Bridge Evidence of early historic uses may survive i this area and should be addressed in improvement plans. Opportunity Site Concepts 3-9 2 Existing conditions in Area C-3. This area is presently in good condition, but redevelopment may be stimulated by implementation of improvements in Area C-1. Site C-3: Additional River-oriented Redevelopment Opportunity This area is relatively new, in terms of its development. Curb and gutter helps to control drainage to some extent and parcels are more formally deﬁned. It could redevelop in the future in a manner that extends the site development patterns of site C-1. Existing light industrial uses would relocate and new mixed use development, which is oriented to the street, would occur. Potential character of the edge along West River Street Site C-1. Potential development character on Site C-1 C-3 C-2 C-1 B-3 Illustrative sketch plan of redevelopment on Site C-1 and B-3. Truc k e e R i v e r Pote n t i a l p e d e s t r i a n b r i d g e N B. West River... Site Area A showing subareas C-1, C-2 and C-3. The numbered squares identify the future use actions as noted to the left. 3-10 Downtown River Revitalization Strategy Detail of Central River Area Future use actions for Sites E-1, E-2, E-3, E-4, D-1 and D-2 Crosswalk • Connects E-1 with parking Central River Village• Plaza• Ofﬁces• Retail• Live-work Pedestrian Bridge • River Access Public Parking Lot Preserve Historic Ice Pond • Consider appropriate re-use River Bank Enhancement • Retaining walls • Habitat Restoration • Sidewalk • Interpretive site South Central Village • Boutique Hotel/Multifamily • Nature Center • Parking • Trailhead Bright Property - West • Improved trails • Parking • Trailhead 2 3 4 1 6 7 5 8 C. Central River Area Opportunity Sites The Central River Area extends from the intersection of West River Street and Foxmead Lane on the western edge to approximately two blocks west of Bridge Street. The focus of improvements is the Old County Corp Yard site, as well as land on the south bank. A new pedestrian bridge would link these properties and provide an important circulation option for trail users. The Bright property constitutes approximately 30 acres, with important river frontage. Key considerations here are: • Minimizing trafﬁc impacts on South River Street and at the intersection with Brockway Road. • Providing uses that will reinforce development on the north side of the river (Site E). • Providing a trailhead experience that will help to orient visitors to open space adjoining the property. The plan balances commercial development with environmental protection actions. At the eastern portion, a small boutique hotel could be developed or multifamily residential units could be constructed. Parking would accommodate hotel users, as well as open space visitors. An interpretive center would help to explain the river and its environs. 7 8 Truckee River 3 5 D-1 D-2 1 E-1 E-2E-3 E-4 4 6 Flo o d p l a i n L i n e Rail R o a d Flo o d p l a i n L i n e 2 N Site Area D and E showing subareas D-1 and D-2, as well as E-1. E-2, E-3 and E-4. The numbered squares identify the future use actions as noted to the left. Opportunity Site Concepts 3-11 Site D-1: Bright Property West This segment of the Bright Property would become an extension of the Fish & Game lands, to increase the area of natural resource protection. It also may be possible to accommodate some additional rooms of the hotel or housing that is shown for site D-2, pending further environmental review. Site D-2: Bright Property East This segment of the Bright Property would be developed with a small hotel as a focus (as a preferred use). Multifamily housing would be an appropriate alternative. A visitor center also would be included, which would serve as a trail head and location to interpret the natural history of the area. This would be designed as a complement to the development on the north side of the river. A new pedestrian bridge would link the two portions of the development. The historic ice pond would be restored so it can be used as an ice skating venue in colder months. Potential land uses for this property are deﬁned in the Downtown Truckee Speciﬁc Plan. Appropriate Improvements: • Boutique Hotel/Multifamily housing • Parking • Interpretive Center • Trailhead • Historic ice pond restoration • Single family housing Concept sketch looking south to a potential development on the Bright Property. View from proposed public plaza on the north side of the river. Truckee River Hotel/Multifamily Parking Ice PondTrailhead Footbridge Interpretive Center Natural Hillside Plaza N Provide interpretive markers along the river trail system. C. Central River... Potential hotel character on the Bright Property. Evidence of early historic uses may survive in this area and should be addressed in improvement plans. 3-12 Downtown River Revitalization Strategy Both sides of the river in the Central River Area would develop in a coordinated manner. Potential restaurant character, Site E-1. Sketch plan of Site E-1. Ped Bridge Truckee River West River Street Riverside Drive Central River Village Plaza N C. Central River... Potential river overlook character at Central River Village Plaza Potential river edge walk, Site E-1. Site E-1: Central River Village (Old County Corp Yard Site) This site is a key one, because it offers important river access opportunities as well as social, economic and environmental beneﬁts. In this area, a major civic plaza should be constructed to serve as a gathering place for festivals and events and to provide general access to the river. This could be an urban space, as opposed to other places where a more natural character would be maintained. Commercial uses could line the street edge to frame the plaza and to shield the plaza from trafﬁc and noise. A new pedestrian bridge would connect it with improvements on the south side of the river, such that both sides function as one coordinated complex. Vehicle trips on South River Street could also be reduced by using this pedestrian connection to Downtown. Access to the river would be provided at the base of the new pedestrian bridge. Because of this site’s importance, the Town Council should solicit public input through an early public involvement program on how best to develop the site. Appropriate Improvements: • Central River Plaza • Retail • Ofﬁce • Live-work • Restaurant Opportunity Site Concepts 3-13 View looking north to the Central River Village. West River Street at Opportunity Sites E-1 and E-2. Buildings should be oriented to the street and align at the sidewalk edge. Potential commercial along E-2 West River Street at bank stabilization at Site E-4. Concept sketch of a potential railroad heritage center on Site E-2 Potential character of commercial buildings along West River Street on Sites E-1 and E-2. Site E-2: Central River Corridor This parcel would be redeveloped with commercial and live-work buildings that mirror the new development on site E-1. This is also a potential site for a Railroad Heritage Center. This would create a distinct enclave on this portion of the block. Building forms would reﬂect the design traditions of West River Street, as described in the Downtown Historic Design Guidelines for the char- acter area. An enhanced crosswalk would facilitate access to the plaza on the south side of the street. Appropriate Improvements: • Railroad Heritage Center • Retail • Ofﬁces • Live-work Site E-3: Central River Public Parking This area would be developed as a public parking lot, as described in the Downtown Speciﬁc Plan. New enhanced pedestrian crosswalks would facilitate circulation to site E-1. Site E-4: Central Riverbank Enhancement A stretch of the river cuts close to West River Street in this area. A major river- bank enhancement project could be considered here. This should include habitat restoration as well. In the process, a pedestrian walkway and new stepped re- taining walls should be constructed along the riverside. Ideally, the road would be realigned to the north, to provide room for these improvements. C. Central River... 3-14 Downtown River Revitalization Strategy D. East River Area Opportunity Sites Site F-1: Trout Creek Conﬂuence Protection Area Lands around the conﬂuence of Trout Creek with the Truckee River would be protected. Habitat enhancement could occur here. Site F-2: East River Edge A landscaped parking lot would be developed to serve uses at this end of the road. It also would serve as a buffer to site F-1. Site F-3: East River Bridge Area While discussion during the workshops focused on housing options for this area, the proximity of the airport and the location within the Airport Compatibility Zone may limit residential uses in F-3. Developing this area with live-work build- ings that accommodate some light industrial uses may be a more appropriate response. Detail of East River Area. Resource Protection Area • Habitat restoration Parking River-oriented Mixed-Use Enhance base of existing bridge with river access/over- look 2 3 4 1 Future use actions for Site Areas F-1, F-2 and F-3 Railroad crossing over Trout Creek: Improvements would be limited to habitat restoration and protection. Illustrative sketch plan, Sites F-1, F-2 and F-3. N 3 4 2 1 F-1 F-2 F-3 Rail Road Flood p l a i n L i n e N Flood p l a i n L i n e Site Area F showing subareas F-1, F-2 and F-3. The numbered squares identify the future use actions as noted to the left. Opportunity Site Concepts 3-15 East River Street, view looking west; railroad along the right edge. View from Site F-2. Trout Creek enters the main channel of the Truckee River: This area would be protected as wildlife habitat. (Site F-1) Potential character of Site F-3 with live-work buildings. Potential character of interpretive markers. East River Potential Character Images These images convey the potential character of development that could occur on Site F-3. D. East River... The eastern end of Opportunity Site F would be reserved for habitat protection. 3-16 Downtown River Revitalization Strategy Existing view to the east from the Town Maintenance Yard. Illustrative sketch of a potential park shelter at the trailhead. D. East River... Site G: Town Maintenance Yard This site, on the south side of the river, would be redeveloped as an extension of the Regional Park with a trailhead and potentially a maintenance facility for the parks and open space system. The existing east pedestrian bridge links neighborhoods to the south with East River Street. Regional Park Extension • Extension of Regional Park • Park Interpretive Site • Trailhead/Parking • Shelter • Park Storage Existing Pedestrian Bridge 1 Future use actions for Site Area G 2 G 1 Floodp l a i n L i n e Flood p l a i n L i n e East Rive r S t r e e t Truckee R i v e r Existing T r a i l s N 2 Detail of East River Area. Site Area G. The numbered squares identify the future use actions as noted to the left.