Mixed-Use Development Master Plan

Truckee Railyard

Mixed-Use Development Master Plan

Administrative Draft

Town of Truckee, California

October 2, 2015

A C K N O W L E D G E M E N T S

TOWN COUNCIL

Planning Commission Town Staff

Tony Lashbrook, Town Manager, and Redevelopment Agency Executive Director John McLaughlin, Community Development Director

Duane Hall, Town Planner

Denyelle Nishimori, Associate Planner Dan Wilkins, Town Engineer

Todd Landry, Senior Engineer

David Griffith, Redevelopment and Housing Coordinator

J. Dennis Crabb, Town Attorney/Redevelopment Agency Council Mike Vaughn, Senior Engineer

Jessica Thompson, Assistant Engineer Becky Bucar, Assistant Engineer

Project Applicant

Truckee Development Associates, LLC (Holliday Development, LLC is its managing member)

Rick Holliday, President

Molly Maybrun, Development Director Carol Camp, Project Manager

Consultants

RRM Design Group 414 13th Street, 6th Floor Oakland, CA 94612

Lynette Dias, Principal, AICP Charity Wagner, Senior Planner Chika Kurotaki, Exhibit Designer

LSA Associates, Inc.

2215 Fifth Street Berkeley, CA 94710

Hannah Young, Planner

Patty Linder, Graphics Manager Jennifer Morris, Word Processor

ISC Transportation Consultants, Inc.

2690 Lake Forest Road P.O. Box 5875

Tahoe City, CA 96145 Gordon Shaw, Principal

Acknowledgements

Truckee Railyard Master Plan Page ii

Dinsmore Sierra, LLC P.O. Box 1803 Truckee, CA 96160

Darin Dinsmore, Principal

The Truckee Railyard Master Plan relies heavily upon the public outreach, policies and planning concepts set forth in the 2006 Draft Master Plan created by Darin Dinsmore, Dinsmore Sierra LLC, pursuant to the Sustainable Communities Grant awarded to the Town in 2002. Dinsmore Sierra also provided many of the photographs and graphics included in this plan.

Landscape Office

2658 Bridgeway Suite 203 Sausalito, CA 94965

Christian Lemon, Principal Holly Selvig, Designer

Acumen Engineering

10775 Pioneer Trail Suite 213 Truckee, CA 96160

Bill Quesnel, PE, Principal Engineer

Race Studio 1128 The Alameda Berkeley, CA 94707

Bruce Race, FAIA, AICP

T A B L E O F C O N T E N T S

1.0 Introduction ... 3

1.1 Plan Area ... 5

1.2 Authority ... 5

1.3 Overview of Master Plan ... 5

2.1 Supporting Planning Goals ... 10

3.1 History ... 13

3.2 Truckee Today ... 15

3.3 The Railyard Today ... 15

3.4 Creating the Plan ... 23

3.4a. Public Visioning Process ... 23

3.4b. Plan Alternatives ... 26

3.4c. Preferred Plan ... 27

3.4d. 2006 Draft Master Plan ... 27

3.4e. 2015 Master Plan Update ... 28

4.1 The Master Plan Concept ... 29

4.2 Relationship to Regulatory Documents ... 35

4.2a. Town of Truckee 2025 General Plan ... 35

4.2b. Downtown Truckee Specific Plan ... 36

4.2c. Town of Truckee Development Code ... 40

4.2d. Trails and Bikeways Master Plan ... 41

4.2e. Truckee Tahoe Airport Land Use Compatibility Plan ... 41

4.2f. Truckee Redevelopment Plan ... 41

4.2g. Truckee Particulate Matter Air Quality Management Plan ... 42

4.2h. Public Improvement and Engineering Standards ... 42

5.1 Overview ... 43

5.1a. Organization ... 44

5.1b. Relationship to Other Plans and Town Codes ... 44

5.2 Regulating Plan/Zoning Map ... 44

5.3 Allowable Land Uses ... 45

5.3a. Establishment of an Allowable Use ... 45

5.3b. Permit Requirements for Allowable Uses ... 45

5.3c. Special Use Regulations ... 45

5.3d. Live/Work and Work/Live Units ... 49

5.4 Maximum Allowable Development M.A.D. ... 50

5.4a. Downtown Extension District M.A.D. ... 50

5.4b. Industrial Heritage District M.A.D. ... 51

5.4c. Trout Creek District M.A.D ... 51

5.5 Development Standards and Guidelines ... 51

Table of Contents

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5.5a. Public Realm ... 52

5.5b. Uses ... 52

5.5c. Buildings ... 52

5.5d. Access ... 52

5.5.1 Development Standards ... 53

5.5.2 Downtown Extension (DE) District ... 59

5.5.2a. Public Realm... 59

5.5.2b. Use ... 62

5.5.2c. Buildings ... 63

5.5.2d. Access ... 66

5.5.3 Industrial Heritage (IH) District ... 66

5.5.3a. Public Realm... 67

5.5.3b. Use ... 69

5.5.3c. Buildings ... 69

5.5.3d. Access ... 71

5.5.4 Trout Creek (TC) District ... 71

5.5.4a. Public Realm... 72

5.5.4b. Use ... 75

5.5.4c. Buildings ... 75

5.5.4d. Access ... 78

5.5.5 Miscellaneous Guidelines ... 78

5.5.5a. Building Basics and Materials ... 78

5.5.5b. Sustainable Project Design ... 79

5.5.5c. Public Art ... 80

5.5.5d. Civic Buildings ... 80

5.5.5e. Signs ... 81

5.5.5f Fencing ... 82

6.1 Public Place Concepts ... 83

6.2 Public Place Types ... 84

6.2a. Town Square ... 84

6.2b. Neighborhood Parks ... 86

6.2c. Main Street Plazas ... 87

6.2d. Event Streets ... 87

6.2e. Action Items ... 88

6.3 Trout Creek Restoration ... 88

7.1 Circulation Plan ... 93

7.1a. Circulation Overview ... 93

7.1b. Pedestrian and Bicycle Networks ... 95

7.1c. Traffic Calming Concept ... 96

7.1d. Parking and Parking Management ... 96

7.1e. Transit ... 98

7.2 Streetscape ... 100

Table of Contents

7.2a. Components of the Streetscape ... 101

7.2b. Street Standards for Snow Conditions ... 102

7.2c. Street Standard Comparison with Engineering Standards ... 102

7.2d. Street Cross-Section Diagrams ... 103

8.1 Snow Storage ... 105

8.1a. Snow Storage Concept ... 105

8.1b. Snow Storage Standards and Guidelines ... 106

8.2 Stormwater ... 107

8.2a. Stormwater Standards ... 108

8.2b. Stormwater Design Guidelines ... 109

8.3 Utilities and Infrastructure ... 110

8.3a. Water ... 110

8.3b. Sewer ... 111

8.3c. Gas and Electrical Power ... 112

8.3d. Telephone and Cable Service ... 113

9.1 Implementation Measures ... 115

9.2 Project Phasing ... 115

10.1 Adoption of the Master Plan ... 123

10.2 Amendments to the Master Plan ... 124

10.2a. Minor Amendment ... 124

10.2b. Major Amendment ... 124

10.3 Monitoring the M.A.D. ... 125

10.3a. Tracking the M.A.D. ... 125

10.3b. Modifying the M.A.D. ... 125

10.4 Project Approval Process ... 125

10.4a. Project Review ... 126

10.5 Findings for Permit Approvals ... 129

10.5a. Zoning Clearance ... 129

10.5b. Development Permit ... 130

10.5c. Use Permit ... 131

10.5d. Minor Use Permit ... 132

10.5e Minor Exception ... 133

Table of Contents

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Appendices

Appendix A: Block Structure Analysis ... A1 Appendix B: Master Plan’s Relationship to Existing Town Planning Policies ... B1 [NOTE TO TOWN: THIS WILL BE COMPLETED SUBSEQUENT TO SUBMITTAL OF MASTER PLAN AMENDMENT IN CONCERT WITH CEQA COMPLIANCE FOR MPA]

Appendix C: Mitigation Monitoring and Reporting Program ... C1 Appendix D: Master Plan’s Relationship to the Truckee Tahoe Airport Land Use Compatibility Plan

Figures

1-1: Regional Location ... 5

1-2: Downtown Truckee ... 6

1-3: Downtown Specific Plan ... 7

2-1: Master Plan Vision ... 9

3-1: Original Truckee CPRR Station Map and 1900 Plan of Truckee and the Railyard ... 11

3-2: Existing Conditions and Property Ownership ... 15

3-3: Railyard Site Constraints Map ... 16

3-4: Railyard Balloon Track Realignment Options ... 18

3-5: Matrix of Buildings Selected by the Community ... 20

3-6: Schemes of the Single-Sided Main Street Alternative ... 21

3-7: Schemes of the Double-Sided Main Street Alternative ... 21

3-8: Schemes of the District Emphasis Alternative ... 21

3-9: Preferred Alternative Combining Single-Sided Main Street and District Emphasis Concepts ... 23

5-1: Districts ... 37

5-2: Regulatory Plan/District Map ... 39

5-3: Streetwall Articulation ... 52

5-4: Solar Access Diagram ... 52

5-5: Block Structure Study of Historic Downtown Truckee ... 55

5-6: Building Study of Commercial Row ... 56

6-1: Public Places ... 78

6-2: Small Neighborhood Park Concept ... 79

6-3: Trailhead Concept ... 80

6-4: Examples of Small Urban Plazas ... 80

6-5: Floor Plain Comparison ... 82

6-6: Proposed Creek Cross-Section through Reach 4 ... 83

7-1: Circulation Concept Plan ... 86

7-2: Pedestrian Circulation Plan ... 88

7-3: Bicycle Circulation Plan ... 89

7-4: Parking and Transit Concept ... 90

7-5: Intermodal Facility Concept ... 92

7-6: Street Cross-Section Key ... 96

Table of Contents

7-7: Street Cross-Sections ... 97

8-1: Snow Storage Concept Plan ... 104

8-2: Stormwater Concept Plan ... 107

8-3: Existing Utilities Plan ... 110

9-1: Proposed Modifications to Key Site Conditions ... 114

9-2: Expansion of Truckee-Tahoe Lumber Company ... 115

9-3: Proposed Phasing Plan for Phase 1A ... 116

9-4: Proposed Phasing Plan for Phase 1B ... 117

9-5: Conceptual Site Plan for Phases 1A and 1B ... 118

Tables

5-1: Allowed Land Uses and Permitting Requirements ... 42

5-2: Railyard Master Plan General Development Standards ... 48

5-3: Sample Frontage Types ... 53

7-1: Proposed Street Dimensions and Comparison with PIES ... 97

9-1: Implementation Measures and Action Items ... 119  

Table of Contents

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