Downtown Specific Plan
The commercially zoned parcel at the corner of Palisades Drive and Brockway Road may be developed prior to the preparation of the Hilltop Master Plan. The site design on this site must consider future pedestrian and vehicular access from the Hillside Master Plan Area.
The Planning Process
The Hilltop Master Plan includes this property while transferring the residential density (16 units) originally planned for the Hilltop Downtown Study Area to the southern 24-acre parcel. The master plan area originally comprised the property east of the Intrawest lot; this property is called the Reynolds lot.
The Master Plan
Specific design standards have been established for each of the land use districts within the Master Plan. The Hilltop Master Plan and design guidelines reflect the goals, policies and desired growth rates set forth in the Downtown Specific Plan. The purpose of the Hilltop Master Plan and Design Guidelines is to establish design guidelines that, when implemented in the various use areas, create the Hilltop Village, a neighborhood/village within the City of Truckee.
The Hilltop Master Plan and Planning Guidelines are generally consistent with the City's general planning guidelines and development standards set forth in the City of Truckee Development Code, but have been adapted to recognize the uniqueness of the Hilltop. The Master Plan also recognizes and includes improvements to off-site vehicular access and connectivity to the Legacy Trail. The Hilltop Master Plan will connect with and provide a western extension of the Legacy Trail.
Land Use and Development Regulations
A land use permit is not required to continue operating the Cottonwood restaurant and its outbuilding. The Cottonwood Restaurant will be considered a conforming use upon completion of the common infrastructure improvements for Phase 1 and the road and parking improvements for the JAR-Hilltop North parcel.
Zoning
The residential units in the DMU district will be limited to a maximum floor area of 8,220 square meters. Dwelling units necessary to meet the inclusionary housing requirements of Chapter 18.214 of the Development Code for the remaining six units within the DRM district shall be counted as part of the maximum permitted development for residential units. Floor space for accessory uses and other uses not directly related to the occupancy units, including uses generally accessible to the public (e.g., restaurant, bar), shall be counted as part of the maximum permitted development for commercial space.
Four of these units could be detached single-family homes in the four rehabilitated historic cabins. Up to 34 condominium units may be sold as timeshares and/or fractional ownership units and rented temporarily for periods of 30 days or less. Excluding the Cottonwood restaurant, the floor area for the restaurants may not exceed 8,000 square feet.
COMMON INFRASTRUCTURE
Introduction
Offers of Dedication and Easements
- Town Right of Way. Upon completion or bonding of the main access road, the Town will convey to the Hilltop Master Plan property owners any property owned in fee title by the Town necessary for the main access road and Silverwood in Truckee access road
The location and width of the offering of dedication shall be determined by the City Engineer generally in accordance with the alignment shown in Figure 9. The location and width of the easement will be determined by the City Engineer in general accordance with the alignment shown in Figure 9. 9. The location and width of the route relief will be determined by the City Engineer in general accordance with the alignment shown in Figure 9 be shown.
The location and width of the dedication lot will be determined by the City Engineer in general accordance with the alignment shown in Figure 6. The location and width of the easement will be determined by the Truckee Sanitary District. The location and width of the easement will be determined by the City Engineer in general accordance with the alignment shown in Figure 9.
Common Area Infrastructure and Improvements for Phase 1
- Infrastructure / Improvements. The common infrastructure and improvements for Phase 1 shall include
- Timing and Review Process
If the route of the intermediate route is built, the intermediate route will be part of the overall infrastructure improvements. A stairway or similar pedestrian facility will be constructed within the Silverwood and Truckee lot from the top of the ridge to Brockway Road. The staircase shall be constructed as shown in Figure 9 and in accordance with the structural engineer's specifications.
If there are special demolition or clearance procedures, the owner of the Young Plot will be responsible for these costs. Prior to or concurrently with the application for initial development within the Hilltop Master Plan area, plans for the construction of the Phase 1 common area infrastructure and improvements shall be prepared and submitted to the City Engineer, including all necessary easements and land allocations to to accommodate infrastructure and improvements. It is expected that one of the owners will submit said community infrastructure and improvement plans.
Hilltop Park
- Timing
- Indemnification. Prior to operation of a rope tow or use of the old ski hill, the owner of the land and operator of said facilities
The City Engineer shall be the reviewing authority for approval of the infrastructure and improvement plans and may approve the plans if the City Engineer finds that the plans are in accordance with the Hilltop Master Plan, the Public Improvement and Engineering Standards, and other applicable City regulations and standards and that all necessary heirs and offers of dedication for the building and use of the improvements were obtained. The Phase 1 common area infrastructure and improvements shall be fully approved, constructed and completed prior to the issuance of any grading, building or other construction permits for development and prior to recording of any subdivision map on any owner's parcel unless the City Engineer, if deemed appropriate becomes, approves the infrastructure and improvement plans and bonds for the improvements. Once construction drawings for common area infrastructure improvements are completed and approved by the City Engineer, all property owners in the master plan shall have access to and be able to use such plans for the construction of the required common area infrastructure improvements.
Hilltop Park infrastructure and improvements must be fully approved, constructed and completed prior to the issuance of any subdivision, building or other construction permit for residential development within the JAR-Hilltop North or JAR-Hilltop South parcels unless the City Engineer, if deemed appropriate, approves the infrastructure and improvement plans and commits to the improvements. Prior to the operation of any rope towing service or use of the Old Ski Hill, the site owner and operator of the Old Ski Hill, the site owner and the operator of said facilities shall indemnify the City and other owners within the area and compensation. the Hilltop Masterplan area. Common Area Infrastructure and Improvements for Phase 2 The owners must comply with the following for the common infrastructure.
Common Area Infrastructure and Improvements for Phase 2 The owners shall comply with the following for the common infrastructure
- Infrastructure / Improvements. The common infrastructure and improvements for Phase 2 shall include
Prior to or concurrent with the application for development within the DRS-14 District of the JAR-Hilltop North Parcel or within the JAR-Hilltop South Parcel, plans for construction of the Phase 2 Common Area infrastructure and improvements shall be prepared and submitted to the City Engineer, including all necessary easements and land dedications to accommodate the infrastructure and improvements and any information required by the City Engineer. It is expected that the owner of the JAR-Hilltop parcels will submit said joint infrastructure and improvement plans. The Planning Commission must be the audit authority for approval of the infrastructure and improvement plans.
The Commission may, based on the City Engineer's recommendations, approve the plans if the Commission finds that the plans are in accordance with the Hilltop Master Plan, Public Improvement and Engineering Standards and other applicable City regulations and standards, and that all necessary easements for the construction and use of the improvements have been acquired. The Community Development Director shall require enhanced outreach beyond the standard notification requirements, including notifying the Sierra Meadows Homeowners Association per mail, all property owners within 500 feet of the Phase 2 Master Plan property, including the open space property, all persons requesting notice and persons on the Hilltop Master Plan email distribution list at least 10 days prior to the public meeting. The Planning Commission's decision can be appealed to the City Council in accordance with Chapter 18.140 of the Development Act.
Future Traffic
- Brockway Road / Main Access Road Intersection
- Reduction of Development and Vehicle Trips
Prior to the issuance of any gradation or building permit for the development seen in the Hillside Master Plan, the owners shall submit and the Planning Commission, based on the recommendations of the City Engineer shall approve, a financing and construction agreement for the future construction of the roundabout improvements. as shown in the approved preliminary plan. In connection with improvement plans for phase 1 infrastructure and common area improvements, owners must submit a preliminary owners' agreement to modify and/or reduce the maximum development permitted on the owners' lots. Modifying and/or reducing the maximum permitted development will reduce the vehicular traffic trips created by the Hillside Master Plan to a level that would eliminate the need for future improvements at the Brockway Road and Brockway Road / Palisades Drive intersection.
Prior to approval of improvement plans for phase 1 infrastructure and common area improvements, the Planning Commission shall approve the owners' preliminary agreement. The agreement is prepared, executed and registered in accordance with the requirements of the Planning Commission. The additional travel generation resulting from the construction of the Hill Master Plan may be considered when the subsequent review of the project for development is considered by the City, provided that updated traffic studies and the best information available for Section 2.F .6 demonstrate that the single-lane roundabout can accommodate future traffic volumes (2025 + Project) at a LOS E or better and will not create significant vehicle queue lengths.
Financing and Reimbursement
- Timing. The owner shall provide documentation to the Town that all reimbursements have been made to the owner advancing payment (or as otherwise directed by the Town Community Development Director) as a part of any project land use permit
As an alternative to or in conjunction with Sections 2.F.3 and 2.F.5, the owners may demonstrate through updated traffic studies and best available information approved by the Planning Commission, based on the recommendations of the updated traffic studies and best available information. available information approved by the Planning Commission, based on the recommendations of the City Engineer, that the proposed Phase I roundabout improvements will accommodate future traffic volumes (2025 + Project) at a LOS E or better, will not create significant vehicle queue lengths not, and in accordance with city policy. Past and future construction drawings for common area improvements; and other related costs and expenses as described above, as approved by the Truckee Community Development Director. In the absence of any owner agreement, the Truckee Community Development Director, subject to appeal to the Town Council, however, absent any owner agreement, the Truckee Community Development Director, subject to appeal to the Town Council, shall adopt procedures that are consistent. with the Master Plan for the approval of the costs and expenses incurred by owners and the reimbursement mechanism.
The party responsible for the planning and construction of the infrastructure and improvements, which is expected to be an owner or owners, must maintain records of the costs associated with the design, planning, engineering and construction of the improvements, including necessary and related costs and expenses such as as accounting and legal, separate from the costs specific to the owner's private development. Note: JAR-Hilltop includes 19.83 hectares of the JAR-Hilltop North parcel and 4.31 hectares of development area of the JAR-Hilltop South parcel. The town-owned parcel to be used for right-of-way and the open space in the JAR-Hilltop-South parcel are not included for the purposes of determining proportional cost sharing.
Maintenance and Snow Removal
- Contaminated Soils
