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Railyard Master Plan - Complete VersionTruckee Railyard Master Plan Town of Truckee, California July 2, 2009 Truckee Railyard Master Plan Town of Truckee Adopted by Town Council July 2, 2009 Truckee Railyard Master Plan Page i 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 LSC Transportation Consultants, Inc. 2690 Lake Forest Road P.O. Box 5875 Tahoe City, CA 96145 Gordon Shaw, Principal ACKNOWLEDGEMENTS 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 Truckee Railyard Master Plan Page iii T ABLE OF CONTENTSTABLE OF CONTENTS 1.0 Introduction ..........................................................................................................................1 1.1 Plan area .......................................................................................................................2 1.2 Authority .........................................................................................................................4 1.3 Overview of Master Plan ...............................................................................................4 2.0 Vision ....................................................................................................................................7 2.1 Supporting planning goals .............................................................................................7 3.0 Community Context.............................................................................................................11 3.1 History ...........................................................................................................................11 3.2 Truckee Today ...............................................................................................................13 3.3 The Railyard Today .......................................................................................................14 3.4 Creating the Plan ..........................................................................................................17 3.4a. Public Visioning Process ......................................................................................19 3.4b. Plan Alternatives ..................................................................................................20 3.4c. Preferred Plan ......................................................................................................22 3.4d. 2006 Draft Master Plan ........................................................................................22 4.0 Guiding Goals and Policies ................................................................................................25 4.1 The Master Plan Concept ..............................................................................................25 4.2 Relationship to Regulatory Documents .........................................................................30 4.2a. Town of Truckee 2025 General Plan ....................................................................30 4.2b. Downtown Truckee Specific Plan .........................................................................31 4.2c. Town of Truckee Development Code ...................................................................34 4.2d. Trails and Bikeways Master Plan .........................................................................35 4.2e. Truckee Tahoe Airport Land Use Compatibility Plan ............................................35 4.2f. Truckee Redevelopment Plan ..............................................................................35 4.2g. Truckee Particulate Matter Air Quality Management Plan .................................... 35 4.2h. Public Improvement and Engineering Standards ................................................. 36 5.0 Development Standards and Guidelines ...........................................................................37 5.1 Overview .......................................................................................................................37 5.1a. Organization .........................................................................................................38 5.1b. Relationship to Other Plans and Town Codes .....................................................38 5.2 Regulating Plan/Zoning Map .........................................................................................38 5.3 Allowable Land Uses ....................................................................................................40 5.3a. Establishment of an Allowable Use ......................................................................40 5.3b. Permit Requirements for Allowable Uses .............................................................40 5.3c. Special Use Regulations ......................................................................................40 5.3d. Live/Work and Work/Live Units ............................................................................40 Table of Contents Truckee Railyard Master Plan Page iv 5.4 Maximum Allowable Development (M.A.D.) ..................................................................45 5.4a. Downtown Extension District M.A.D. ...................................................................45 5.4b. Industrial Heritage District M.A.D. ........................................................................45 5.4c. Trout Creek District M.A.D. ..................................................................................46 5.5 Development Standards and Guidelines .......................................................................46 5.5a. Public Realm ........................................................................................................46 5.5b. Uses .....................................................................................................................46 5.5c. Buildings ..............................................................................................................47 5.5d. Access .................................................................................................................47 5.5.1 Development Standards ......................................................................................47 5.5.2 Downtown Extension (DE) District .......................................................................54 5.5.2a. Public Realm ......................................................................................54 5.5.2b. Use .....................................................................................................58 5.5.2c. Buildings .............................................................................................58 5.5.2d. Access ................................................................................................61 5.5.3 Industrial Heritage (IH) District .............................................................................62 5.5.3a. Public Realm ......................................................................................62 5.5.3b. Use .....................................................................................................64 5.5.3c. Buildings .............................................................................................65 5.5.3d. Access ................................................................................................66 5.5.4 Trout Creek (TC) District ......................................................................................66 5.5.4a. Public Realm ......................................................................................67 5.5.4b. Use .....................................................................................................69 5.5.4c. Buildings .............................................................................................69 5.5.4d. Access ................................................................................................72 5.5.5 Miscellaneous Guidelines ....................................................................................73 5.5.5a. Building Basics and Materials .............................................................73 5.5.5b. Sustainable Project Design ................................................................74 5.5.5c. Public Art ............................................................................................. 74 5.5.5d. Civic Buildings ....................................................................................75 5.5.5e. Signs ...................................................................................................75 6.0 Public Places ........................................................................................................................77 6.1 Public Place Concepts ..................................................................................................77 6.2 Public Place Types ........................................................................................................77 6.2a. Town Square .......................................................................................................78 6.2b. Neighborhood Parks ...........................................................................................79 6.2c. Main Street Plazas ..............................................................................................80 6.2d. Event Streets .......................................................................................................81 6.2e. Action Items ......................................................................................................... 81 6.3 Trout Creek Restoration ...............................................................................................82 7.0 Transportation And Circulation ..........................................................................................85 7.1 Circulation Plan .............................................................................................................85 Table of Contents Truckee Railyard Master Plan Page v 7.1a. Circulation Overview ...........................................................................................85 7.1b. Pedestrian and Bicycle Networks ........................................................................87 7.1c. Traffic Calming Concept ......................................................................................88 7.1d. Parking and Parking Management ......................................................................88 7.1e. Transit .................................................................................................................91 7.2 Streetscape ...................................................................................................................92 7.2a. Components of the Streetscape ..........................................................................93 7.2b. Street Standards for Snow Conditions ................................................................94 7.2c. Street Standard Comparison with Engineering Standards ..................................94 7.2d. Street Cross-Section Diagrams ...........................................................................94 8.0 Public Infrastructure ............................................................................................................103 8.1 Snow Storage ................................................................................................................103 8.1a. Snow Storage Concept .......................................................................................103 8.1b. Snow Storage Standards and Guidelines ...........................................................104 8.2 Stormwater ....................................................................................................................106 8.2a. Stormwater Standards ........................................................................................106 8.2b. Stormwater Design Guidelines ............................................................................107 8.3 Utilities and Infrastructure ..............................................................................................109 8.3a. Water ..................................................................................................................109 8.3b. Sewer ..................................................................................................................110 8.3c. Gas and Electrical Power ....................................................................................111 8.3d. Telephone and Cable Service .............................................................................111 9.0 Implementation And Phasing .............................................................................................113 9.1 Implementation Measures ..............................................................................................113 9.2 Project Phasing ..............................................................................................................113 10.0 Master Plan Administration ................................................................................................123 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. .......... .........................................................................................124 10.4 Project Approval Process ..............................................................................................125 10.4a. Project Review ....................................................................................................125 10.5 Findings for Permit Approvals .......................................................................................128 10.5a. Zoning Clearance ...............................................................................................128 10.5b. Development Permit ...........................................................................................129 10.5c. Use Permit .........................................................................................................130 10.5d. Minor Use Permit ...............................................................................................131 11.0 References............................................................................................................................133 12.0 Glossary................................................................................................................................135 Table of Contents Truckee Railyard Master Plan Page vi APPENDICES Appendix A: Block Structure Analysis ................................................................................................A1 Appendix B: Master Plan’s Relationship to Existing Town Planning Policies ....................................B1 Appendix C: Mitigation Monitoring and Reporting Program ..............................................................C1 FIGURES 1-1: Regional Location ................................................................................................................2 1-2: Downtown Truckee ..............................................................................................................3 1-3: Downtown Specific Plan ......................................................................................................4 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 Table of Contents Truckee Railyard Master Plan Page vii 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 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 3-1: Land Ownership by Parcel in Railyard Master Plan Area ....................................................14 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 ...................................................95 9-1: Implementation Measures and Action Items ........................................................................ 119  1 Truckee Railyard Master Plan Page 1 TRODUCTION11 PURPOSE OF THE TRUCKEE RAILYARD MASTER PLAN The purpose of the Truckee Railyard Master Plan is to capture and describe the Town’s vision for the Railyard Area and to guide its future redevelopment. This Master Plan describes the scale and character of development envisioned for the Railyard Area and includes development standards and design guidelines to help ensure that future development is consistent with the Town’s vision for the area. Over the past 10 years, the Town has undertaken a number of planning efforts to facilitate development of the Railyard Master Plan Area. These efforts were first formalized in the 1996 Town of Truckee General Plan, which established a number of policies to be implemented through the preparation of a Specific Plan for the Downtown area, including the Mill Site/ Railyard Area.1 The planning process for the 1997 Downtown Truckee Specific Plan (DTSP) was initiated in 1995 and represented a two-year long collaborative effort by local citizens, Town officials, and Town staff. Recognizing that the Railyard Area contains the majority of the undeveloped land in the Downtown Specific Plan Area (see Figure 1-3), the DTSP included policies that required the preparation of a Master Plan for the Railyard Area that would promote its development as an attractive, pedestrian- oriented activity center visually and physically connected with the historic Downtown Core. Efforts to prepare a Master Plan for the Railyard Area were initiated in 2002 when the Town received a grant from the Sustainable Communities Grant and Loan Program and hired Dinsmore Sierra, LLC to lead community outreach efforts and prepare a Master Plan for the reuse of the Railyard Area. These efforts accelerated in 2004, when Truckee Development Associates, LLC (Holliday Development is the managing partner of this LLC) purchased a significant portion of the Railyard from Union Pacific Railroad and formed a partnership with the Town, called the Truckee Railyard Partnership (Partnership), to jointly plan the future of the Railyard Master Plan Area. This cooperative effort culminated in 2006 with a Master Plan that highlighted a preferred plan for the development of the Truckee Railyard Area (referred to as the 2006 Master Plan throughout this document). 1 The General Plan and Downtown Truckee Specific Plan (DTSP) both referred to the Master Plan Area as the Mill Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan uses the Railyard Area synonymously with the Mill Site. 1989 Mill Closes 1993 Town Incorporates 1995 Downtown Planning Begins Visual Preference Survey • Downtown Vision Plan (Completed 1996)• Downtown Truckee Specific Plan• (Adopted 1997) Redevelopment Agency Formed• (Established 1998) Downtown Streetscape Plan and Trout• Creek Restoration Study (Completed 2002) Downtown Historic Design Guidelines• (Adopted 2003) 2002 Railyard Redevelopment Process • Begins Town awarded $350,000 grant from the• Sustainable Communities Grant and Loan Program (2002) Truckee Development Associates, LLC• purchases a significantportion of the Railyard (2003 and 2004) Town Council Approves Partnership• between Truckee Development Associates, LLC and the Town to work collaboratively on the Master Plan (August 2004) Downtown Reinvestment Timeline 1. Introduction Truckee Railyard Master Plan Page 2 The Truckee Railyard Master Plan, as presented in this document, is a further refinement of the 2006 Master Plan that incorporates/addresses findings of further site and design feasibility studies and concerns raised by the community and the development team, and provides a regulatory framework for redevelopment in compliance with the Truckee Development Code Master Plan requirements (section 18.174.020 of the Town Development Code). This Master Plan was presented to the community as a draft document in November 2007. There were numerous opportunities for the community to review and comment on the draft before this final plan was presented to Town Council for adoption. An Environmental Impact Report (EIR) was also prepared to evaluate any potentially significant environmental effects that may result from implementation of this Master Plan. The Draft EIR was completed and released for the community’s review and comment in November 2009 and the Final EIR was published in May 2009. The Truckee Railyard Master Plan was adopted by the Town Council July 2, 2009, and became effective August 2, 2009, via: Town Council Resolution No. 2009-33 (Master Plan & Planned Development)• Town Council Resolution No. 2009-34 (DTSP Amendments)• Ordinance No. 2009-03 (Zoning Map Amendment)• Ordinance No. 2009-04 (Development Code Text Amendment)• The Railyard Master Plan Final EIR, including the MMRP, was also certified by the Town Council on July 2, 2009, through Town Council Resolution No. 2009-32. Both became effective August 2, 2009. 1.1 PLAN AREA The Railyard Master Plan Area is located at the eastern end of historic Downtown Truckee. The Town of Truckee constitutes the largest portion of developed land in Nevada County, and is one of the primary gateways to Lake Tahoe, one of the most popular tourist destinations in the State of California. The regional context of Truckee is shown in Figure 1-1. Figure 1-1: Regional Location 1. Introduction Truckee Railyard Master Plan Page 3 Figure 1-2: Downtown Truckee ToNor t h s t a r To R e n o Truckee Airport Downtown Truckee To R e n o ToNor t h s t a r Truckee Airport 89 80 80 0.60.30 MILES 1. Introduction Truckee Railyard Master Plan Page 4 The Railyard Master Plan Area is comprised primarily of an area historically occupied by railyards and lumber mills, and includes approximately 75 acres of land. The area is generally bounded by Glenshire Drive to the north, industrial uses (including Tahoe Tree Company) to the east, Union Pacific Railroad right-of-way and East River Street to the south, and Donner Pass Road and Bridge Street to the west, as shown in Figures 1-2 and 1-3. The Master Plan Area is an integral part of Downtown Truckee, which comprises approximately 1 square mile, as shown in Figure 1-2, in an area defined in the General Plan and the DTSP. The boundaries of the Downtown area and the six subareas of Downtown are illustrated in Figure 1-3. 1.2 AUTHORITY The Truckee Zoning Map designates the Railyard Master Plan Area as Downtown Master Plan (DMP). The purpose of the DMP zone is to require a Master Plan to systematically implement the Downtown Specific Plan for the Railyard Master Plan Area. This Master Plan was prepared under the authority of the Truckee Development Code, with careful consideration to implement the goals and policies of existing Town planning documents. The Railyard Master Plan will be the primary tool used by the Town of Truckee to carry out the goals, objectives, and policies within the General Plan and DTSP for the Railyard Master Plan Area. Figure 1-3: Downtown Specific Plan E a st J i b b o o m S t Glens hire Dr East Ri ver St Truckee R i v e r Brockway RdWest River S t Donne r Pass R d B rid g e S t Jibb o o m St East Kei ser S t South East R i v e r S t E a st J i b b o o m S t Glens hire Dr East Ri ver St Truckee R i v e r Brockway RdWest River S t Donne r Pass R d B rid g e S t Jibb o o m St East Kei ser S t South East R i v e r S t Cemetery/ Donner Pass Road 1. Introduction Truckee Railyard Master Plan Page 5 1.3 OVERVIEW OF MASTER PLAN This Master Plan is a tool to guide development of the Railyard Master Plan Area in a manner that is consistent with Town planning and policy documents, including the General Plan and the DTSP. The Master Plan Vision (Chapter 2) summarizes the general scale and character of anticipated development within the Master Plan Area. This Master Plan builds upon the on-going planning efforts related to the Railyard Area that began in 1995 and provides a series of planning goals and supporting policies to guide redevelopment within the Master Plan Area (Chapter 4). Throughout the Master Plan, two types of development regulations, STANDARDS and Guidelines, are provided to help regulate and guide the physical form of new development. Standards address aspects of development that are essential to achieve the goals of the Master Plan. Master Plan Standards are included in tables or are identified as SMALL CAPS within the text. Additionally, STANDARDS are identified numerically throughout the Master Plan (e.g., S1, S2). Guidelines that apply to all Districts are identified numerically throughout the Master Plan (e.g., G1, G2); however, Guidelines that only apply to specific Districts are identified with the District acronym (e.g., DE-G1, IH-G1 and TC-G1). Compliance with Standards is mandatory. Guidelines provide guidance for new development related to aesthetics, district character, and design details and are intended to guide building and site design in continuity with Truckee’s valued mountain town character. Whereas conformance with Standards is mandatory, conformance with Guidelines is preferred/recommended. Action items are also included throughout the Master Plan (and summarized in Chapter 9) to ensure that adequate measures are taken to implement the Plan’s goals and policies. The Master Plan is organized into the following chapters: Chapter 1 – Introduction• : Discusses the overall Master Plan purpose; identifies the Master Plan Area; provides a summary of Town planning efforts associated with the Master Plan; and explains the organization of the Master Plan. Chapter 2 – Vision: • Sets forth the vision of the Master Plan, and lists key goals and policies to implement the vision. Chapter 3 – Community Context: • Provides a description of the planning process culminating in this Master Plan for the Railyard Area and provides background information regarding the community context of the Town. Chapter 4 – Guiding Goals and Policies: • Provides a hierarchy of goals and policies to guide development in the Master Plan Area. Chapter 5 – Development Standards and Guidelines: • Provides development standards and guidelines for development within the Master Plan Area; includes the Regulating Plan and Zoning Map for the Master Plan Area; and includes a table of permitted land uses within the Master Plan Area. Chapter 6 – Public Places: • Provides conceptual locations and design guidelines for open space, recreation and civic uses within the Master Plan Area. Chapter 7 – Transportation and Circulation: • Describes the transportation and circulation plan, and provides concepts for street design in the Master Plan Area. Chapter 8 – Public Infrastructure: • Describes existing infrastructure; details anticipated infrastructure improvements; and provides design standards and guidelines for new infrastructure within the Master Plan Area. Chapter 9 – Implementation and Phasing: • Provides implementation measures and discusses project phasing within the Master Plan Area. Chapter 10 – Master Plan Administration:• Provides administrative procedures for adoption and 1. Introduction Truckee Railyard Master Plan Page 6 maintenance of the Master Plan, and provides guidelines for project approval of buildings and uses within the Master Plan Area. Chapter 11 – References: • Lists documents that contributed to the creation of the Master Plan. Chapter 12 – Glossary• Appendices• : The appendices contain the Block Analysis conducted as part of the 2006 draft Master Plan, a checklist of the Master Plan’s relationship to existing Town Planning Policies, and the MMRP. 2 THE TRUCKEE RAILYARD MASTER PLAN VISION Implementation of Truckee Railyard Master Plan will create an easterly extension of the existing Downtown Core that complements the historic character of the Downtown and the industrial heritage of the Railyard and Mill Site. The Master Plan goals and policies support creating a strong connection between the new development and the historic core, developing greater diversity and intensity of activities, including retail, restaurant, local services, and entertainment uses. The Master Plan also provides opportunities to increase the Town’s supply of affordable and workforce housing. Figure 2-1 provides a graphic illustration of the Master Plan Vision, and the Master Plan Guiding Goals and Policies are listed on the reverse. The Master Plan includes a single-sided main street with three distinct Districts. The Plan relies on the realignment of Donner Pass Road to a T-intersection adjacent to the railroad tracks, providing a direct connection to the Downtown and reducing the speed of traffic entering the Downtown. The Plan allows for the natural extension of Donner Pass Road to connect with Glenshire Drive and the option of also connecting to Glenshire Drive via Church Street. Small north-south streets provide access through the site between the rail line and the Trout Creek Greenway. The Plan accommodates the existing lumberyard remaining indefinitely on the site without precluding its future redevelopment in a manner consistent within this Master Plan. The Railyard will be redeveloped with an eclectic mix of building types and uses within an attractive, pedestrian-oriented neighborhood. Development will extend easterly from the Downtown Core. The highest development intensity will occur immediately adjacent to the Downtown Core and then decrease as development extends to the north and east. Three distinct Districts will guide and shape redevelopment of the Master Plan Area: The Downtown Extension (DE) District will be a physical extension of the commercial shops, • restaurants and lodging now located along Commercial Row. The DE District will also provide new housing, recreation and civic uses in Downtown. The DE District will have the greatest intensity of development of the three Districts. The Industrial Heritage (IH) District will contain a mix of uses supporting a community of local • business people, artisans, and entrepreneurs. Multi-family residential, live-in work and work-live units and commercial development will occur in the IH district. Development in the IH District will reflect historic industrial character of uses that once existed on the site including the Lumber Mill and railyard operations. The Trout Creek (TC) District will provide a mix of multi-family and single-family residential homes • with connections to the Trout Creek Greenway. The TC District will have the lowest density of the three Districts. The Master Plan allows for the phasing of development to utilize existing services and provide flexibility to meet changing market and community demands as the Master Plan Area develops over time. 2.1 SUPPORTING PLANNING GOALS Four planning goals have been established to guide implementation of the Vision Statement, as Truckee Railyard Master Plan Page 7 S ION22 2. Vision Truckee Railyard Master Plan Page 8 follows: 1. Encourage vibrant and economically sustainable redevelopment that offers diverse retail, entertainment, employment and housing opportunities. 2. Provide a connected community with places that are easily accessible to pedestrians, bicyclists and drivers. 3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s unique historical and mountain town character. 4. Encourage an efficient use of resources and improved environmental health. Ma s t e r P l a n A r e a Pr o p e r t y L i n e Co n c e p t u a l L o c a t i o n - P a r k Co n c e p t u a l L o c a t i o n - T o w n S q u a r e Co n c e p t u a l L o c a t i o n - C i v i c B l d g . Do w n t o w n E x t e n s i o n D i s t r i c t In d u s t r i a l H e r i t a g e D i s t r i c t Tr o u t C r e e k D i s t r i c t Op e n S p a c e Ea s t e r n U n d e r c r o s s i n g St u d y A r e a n NO R T H 0 5 0 0 fe e t T R U C K E E R I V E R W E S T R I V E R S T R E E T D O N N E R P A S S R O A D TR O U T C R E E K S O U T H L A N E STREET B STREET A D O N N E R P A S S R O A D E X T E N S I O N U N I O N P A C I F I C R A I L R O A D DONNE R P A S S R O A D BRIDGE S T R E E T BROCK W A Y R O A D E A S T R I V E R S T R E E T D O N N E R P A S S R O A D C H U R C H S T R E E T SCHOO L S T R E E T E S T R E E T E A S T K E I S E R A V E N U E EAST J I B B O O M S T R E E T STREET C N O R T H L A N E C H U R C H S T R E E T BA L L O O N T R A C K 80 n 80 LE G E N D Ma s t e r P l a n A r e a Pr o p e r t y L i n e Co n c e p t u a l L o c a t i o n - P a r k Co n c e p t u a l L o c a t i o n - T o w n S q u a r e Co n c e p t u a l L o c a t i o n - C i v i c B l d g . Do w n t o w n E x t e n s i o n D i s t r i c t In d u s t r i a l H e r i t a g e D i s t r i c t Tr o u t C r e e k D i s t r i c t Op e n S p a c e Ea s t e r n U n d e r c r o s s i n g St u d y A r e a nn Th e I H D i s t r i c t w i l l c o n t a i n a m i x o f u s e s i n c l u d i n g m u l t i - f a m i l y r e s i d e n t i a l , ar t i s a n a n d c o m m e r c i a l s p a c e , l i v e - w o r k a n d w o r k - l i v e u s e s . D e v e l o p m e n t in t h e I H D i s t r i c t w i l l b e d e s i g n e d t o r e e c t h i s t o r i c u s e s o n t h e s i t e , i n c l u d - in g t h e m i l l a n d b u i l d i n g s a s s o c i a t e d w i t h r a i l y a r d o p e r a t i o n s . Th e D E D i s t r i c t w i l l b e a p h y s i c a l e x t e n s i o n o f c o m m e r c i a l s h o p s , re s t a u r a n t s a n d l o d g i n g f o u n d a l o n g C o m m e r c i a l R o w . T h e D E Di s t r i c t w i l l a l s o p r o v i d e n e w h o u s i n g , r e c r e a t i o n a n d c i v i c u s e s i n Do w n t o w n . T h e D E w i l l b e t h e m o s t i n t e n s e l y d e v e l o p e d D i s t r i c t i n th e M a s t e r P l a n a r e a . Th e T C D i s t r i c t w i l l p r o v i d e a m i x o f m u l t i - f a m i l y a n d s i n g l e - f a m i l y r e s i d e n t i a l h o m e s w i t h c o n n e c t i o n s to t h e T r o u t C r e e k G r e e n w a y . T C w i l l h a v e t h e l o w e s t d e n s i t y o f t h e t h r e e D i s t r i c t s . TR O U T C R E E K D I S T R I C T ( T C ) IN D U S T R I A L H E R I T A G E D I S T R I C T ( I H ) DO W N T O W N E X T E N S I O N D I S T R I C T ( D E ) Truckee Tru c k e e Ra i l y a r d M a s t e r P l a n V i s i o n GO A L 1 En c o u r a g e v i b r a n t a n d e c o n o m i c a l l y s u s t a i n a b l e re d e v e l o p m e n t t h a t o f f e r s d i v e r s e r e t a i l , e n t e r t a i n m e n t , em p l o y m e n t a n d h o u s i n g o p p o r t u n i t i e s . PO L I C I E S 1. a . I m p r o v e T r u c k e e ’ s e c o n o m i c b a s e t h r o u g h e n c o u r a g i n g a di v e r s i t y o f r e t a i l , c o m m e r c i a l , r e s i d e n t i a l a n d o f f i c e u s e s , in c l u d i n g w o r k / l i v e a n d l i v e / w o r k t h a t w i l l c o m p l e m e n t t h e ex i s t i n g D o w n t o w n . 1. b . E n c o u r a g e g r o u n d f l o o r u s e s t h a t a t t r a c t p e d e s t r i a n a c t i v i t y i n th e D o w n t o w n E x t e n s i o n ( D E ) D i s t r i c t t o c r e a t e a v i b r a n t s t r e e t ex p e r i e n c e . 1. c . E n c o u r a g e a m i x o f d i f f e r e n t t y p e s o f r e t a i l a n d c o m m e r c i a l u s e s to p r o v i d e s e r v i c e s t o l o c a l r e s i d e n t s a n d c r e a t e a d e s t i n a t i o n at t r a c t i o n f o r r e s i d e n t s a n d t o u r i s t s . 1. d . R e q u i r e a m i x o f b u i l d i n g f o r m s a n d u s e s t o i n c r e a s e t h e di v e r s i t y o f u s e s i n D o w n t o w n T r u c k e e . 1. e . A c c o m m o d a t e h i g h e r d e n s i t y h o u s i n g t h a n c u r r e n t l y e x i s t s Do w n t o w n t o s u p p o r t l o c a l b u s i n e s s e s a n d b a l a n c e o f f i c e u s e s , wh i c h g e n e r a t e a c t i v i t y d u r i n g t h e d a y , w i t h r e s i d e n t i a l a c t i v i t y i n th e e v e n i n g a n d o n w e e k e n d s . 1. f . E n c o u r a g e w o r k / l i v e a n d e m p l o y m e n t b a s e d u s e s i n t h e In d u s t r i a l H e r i t a g e ( I H ) D i s t r i c t . 1. g . P r o v i d e a r a n g e o f h o u s i n g o p t i o n s t o s u p p o r t d i f f e r e n t l i f e s t y l e s , fa m i l i e s a n d t e n u r e s a n d p r o v i d e a f f o r d a b l e a n d e m p l o y e e ho u s i n g c o n s i s t e n t w i t h t h e G e n e r a l P l a n . 1. h . D e v e l o p t h e R a i l y a r d M a s t e r P l a n A r e a i n p h a s e s f r o m t h e ex i s t i n g D o w n t o w n t o w a r d t h e e a s t t o s u p p o r t t h e e c o n o m i c fe a s i b i l i t y o f r e d e v e l o p i n g t h e R a i l y a r d . 1. i . S u p p o r t t h e h i g h e s t i n t e n s i t y d e v e l o p m e n t t o w a r d t h e D o w n t o w n Co r e a n d t h e r a i l r o a d t r a c k s ( w e s t e r n a n d s o u t h e r n p o r t i o n s o f th e R a i l y a r d M a s t e r P l a n A r e a ) a n d l o w e r i n t e n s i t y d e v e l o p m e n t to w a r d T r o u t C r e e k ( n o r t h e r n a n d e a s t e r n p o r t i o n s o f t h e Ra i l y a r d ) . 1. j . D e s i g n a n d a l l o w f o r b u i l d i n g u s e s t o e v o l v e o v e r t i m e t o ac c o m m o d a t e s h i f t i n g m a r k e t d e m a n d a n d c o m m u n i t y c o n t e x t . 1. k . A l l o w a v a r i e t y o f l i v e / w o r k a n d w o r k / l i v e o p t i o n s t h a t w i l l s u p p o r t an d e n c o u r a g e s m a l l b u s i n e s s e s . 1. l . S u p p o r t r e d e v e l o p m e n t i n t r a n s i t i o n a l a r e a s a d j a c e n t t o t h e Ra i l y a r d M a s t e r P l a n A r e a t h a t i s c o n s i s t e n t w i t h t h e M a s t e r P l a n Go a l s a n d P o l i c i e s . GO A L 2 Pr o v i d e a c o n n e c t e d c o m m u n i t y w i t h p l a c e s t h a t a r e e a s i l y a c c e s s i b l e to p e d e s t r i a n s , b i c y c l i s t s a n d d r i v e r s . PO L I C I E S 2. a . C r e a t e a s t r e e t a n d s i d e w a l k t h a t i s p h y s i c a l l y c o n n e c t e d t o t h e ex i s t i n g D o w n t o w n , s u r r o u n d i n g n e i g h b o r h o o d s , a n d T r o u t C r e e k a n d vi s u a l l y c o n n e c t e d t o t h e n a t u r a l f e a t u r e s i n c l u d i n g t h e T r u c k e e R i v e r an d s u r r o u n d i n g m o u n t a i n s . 2. b . D e v e l o p t h e R a i l y a r d M a s t e r P l a n A r e a a t a p e d e s t r i a n s c a l e , a t a hi g h e r i n t e n s i t y t h a n t h e e x i s t i n g D o w n t o w n C o r e , a n d w i t h a m i x o f us e s t h a t s u p p o r t s w a l k i n g a n d b i k i n g a s t h e p r i m a r y m e a n s o f tr a n s p o r t a t i o n . 2. c . P r o v i d e f o r s n o w r e m o v a l o n s i d e w a l k s t o s u p p o r t w a l k i n g a s a pr i m a r y m o d e o f t r a n s p o r t a t i o n y e a r - r o u n d . 2. d . I n c o r p o r a t e t r a f f i c c a l m i n g d e s i g n s i n t o r o a d w a y s t o r e d u c e v e h i c l e sp e e d s . 2. e . P r o v i d e p a r k i n g f a c i l i t i e s t h a t d o n o t d i s r u p t t h e i n t e g r i t y o f t h e u r b a n fa b r i c a n d t h a t a r e v i s u a l l y a p p r o p r i a t e f o r t h e s t r e e t . 2. f . F a c i l i t a t e t r a n s i t i o n s b e t w e e n d i f f e r e n t m o d e s o f t r a n s i t b y s i t i n g bi c y c l e s t o r a g e l o c k e r s / r a c k s , p a r k i n g , a n d e x p a n d e d t r a n s i t i n c l o s e pr o x i m i t y a n d p r o v i d i n g s a f e a n d c o m f o r t a b l e t r a n s i t i o n a r e a s b e t w e e n mo d e s . 2. g . P r o v i d e a d e q u a t e , b u t n o t e x c e s s i v e p a r k i n g t o a c c o m m o d a t e v i s i t o r s , em p l o y e e s a n d r e s i d e n t s a n d a l l o w f o r s h a r e d u s e o f p a r k i n g f a c i l i t i e s to m a x i m i z e t h e u s e o f f a c i l i t i e s d u r i n g a l l h o u r s o f t h e d a y a n d su p p o r t t h e “ p a r k o n c e ” c o n c e p t . 2. h . R e q u i r e s a f e a n d c o n v e n i e n t b i c y c l e p a r k i n g l o c k e r s o r r a c k s f o r mi x e d u s e , c o m m e r c i a l , a n d m u l t i - f a m i l y d e v e l o p m e n t . 2. i . D e s i g n s t r e e t s f o r t h e m o u n t a i n w i n t e r s n o w c o n d i t i o n s t h a t f a c i l i t a t e sn o w p l o w i n g a n d s t o r a g e , w h i l e m a i n t a i n i n g a n a p p r o p r i a t e pe d e s t r i a n s c a l e . 2. j . B u i l d A D A c o m p l i a n t t r i a l s a n d w a l k w a y s t o c o n n e c t p u b l i c o p e n sp a c e s . 2. k . S u p p o r t p e d e s t r i a n a n d b i c y c l e l i n k a g e s t o T r o u t C r e e k a n d , ev e n t u a l l y T r u c k e e R i v e r . GO A L 3 Cr e a t e a n e n j o y a b l e p u b l i c r e a l m w i t h a s t r o n g s e n s e o f p l a c e t h a t co m p l e m e n t s T r u c k e e ’ s u n i q u e h i s t o r i c a l a n d M o u n t a i n t o w n ch a r a c t e r . PO L I C I E S 3. a . E n h a n c e T r u c k e e ’ s D o w n t o w n a s a d e s t i n a t i o n b y i n c o r p o r a t i n g th e u n i q u e m o u n t a i n t o w n c h a r a c t e r i n t o t h e d e s i g n o f t h e R a i l y a r d Ma s t e r P l a n A r e a a n d c r e a t i n g v i s u a l a n d p h y s i c a l c o n n e c t i o n s t o th e n a t u r a l a m e n i t i e s w i t h i n t h e a r e a . 3. b . F a c i l i t a t e a s t r o n g c o n n e c t i o n b e t w e e n t h e R a i l y a r d M a s t e r P l a n Ar e a a n d t h e e x i s t i n g D o w n t o w n t h r o u g h w e l l - d e s i g n e d s t r e e t a n d si d e w a l k i m p r o v e m e n t s , b u i l d i n g f o r m s a n d u s e s . 3. c . P r e s e r v e a n d e n h a n c e p u b l i c v i e w s o f t h e m o u n t a i n s , T r o u t C r e e k , an d T r u c k e e R i v e r t h r o u g h t h e R a i l y a r d d e v e l o p m e n t . 3. d . R e q u i r e v i s u a l l y a p p e a l i n g a r c h i t e c t u r e , s t r e e t s c a p e s a n d h u m a n sc a l e b u i l d i n g d e s i g n i n c l u d i n g p o r c h e s , a w n i n g s , c o r n i c e s , a n d la r g e g r o u n d f l o o r w i n d o w s t o e n h a n c e t h e p u b l i c r e a l m , en c o u r a g e p e d e s t r i a n t r a v e l , f a c i l i t a t e c o m m u n i t y i n t e r a c t i o n , a n d pr o m o t e p u b l i c s a f e t y . 3. e . C r e a t e a t o w n g a t h e r i n g p l a c e o r t o w n s q u a r e a n d e s t a b l i s h a c i v i c pr es e n c e i n t h e R a i l y a r d M a s t e r P l a n A r e a . 3. f . E n h a n c e t h e c o m m u n i t y e x p e r i e n c e t h r o u g h a t t r a c t i v e l y d e s i g n e d pu b l i c p l a c e s i n c l u d i n g p a r k s a n d v e n u e s f o r s p o n t a n e o u s a n d pl a n n e d g a t h e r i n g s a n d m e m o r a b l e n e i g h b o r h o o d c e n t e r s t h a t pr o v i d e a s e n s e o f p l a c e . 3. g . C r e a t e u n i q u e n e i g h b o r h o o d s t h r o u g h d i v e r s i t y o f b u i l d i n g t y p e s wi t h n u m e r o u s b u i l d i n g v a r i a t i o n s a l o n g a s i n g l e b l o c k a n d re c o g n i z e t h a t t h e o r g a n i c a n d s o m e w h a t r a n d o m n a t u r e o f de v e l o p m e n t i n t h e e x i s t i n g D o w n t o w n h a s c r e a t e d t h e u n i q u e ch a r a c t e r o f T r u c k e e . 3. h . C r e a t e a s e n s e o f a r r i v a l t o t h e e x i s t i n g d o w n t o w n a n d t h e R a i l y a r d Ma s t e r P l a n A r e a t h r o u g h c r e a t i o n o f a f o c a l p o i n t . U s e o f s i g n a g e , pu b l i c a r t , o r s i m i l a r f e a t u r e s h a l l b e s t r o n g l y e n c o u r a g e d . S p e c i a l co n s i d e r a t i o n s h a l l b e g i v e n t o t h e D o n n e r P a s s R o a d T - i n t e r s e c t i o n as p a r t o f t h e S t r e e t s c a p e P l a n . 3. i . R e q u i r e d e v e l o p m e n t i n t h e I n d u s t r i a l H e r i t a g e ( I H ) D i s t r i c t t o re f l e c t t h e h e r i t a g e o f t h e o l d l u m b e r m i l l , t h e r a i l y a r d s , a n d t h e in d u s t r i a l h i s t o r y o f t h e a r e a . 3. j . R e q u i r e t h e c o n s t r u c t i o n o f u n i q u e a n d q u a l i t y p r o j e c t s t h a t ex p r e s s i n d i v i d u a l c h a r a c t e r w h i l e c o m p l e m e n t i n g s u r r o u n d i n g bu i l d i n g s a n d r e q u i r e a s i m i l a r l e v e l o f a r c h i t e c t u r a l d e t a i l i n g o n a l l bu i l d i n g e l e v a t i o n s v i s i b l e f r o m t h e p u b l i c r e a l m , w h e r e ap p r o p r i a t e . 3. k . C r e a t e a p l e a s a n t p e d e s t r i a n e n v i r o n m e n t b y b u f f e r i n g p e d e s t r i a n s fr o m v e h i c u l a r t r a f f i c w i t h s t r e e t t r e e s l a n d s c a p i n g , w h e r e ap p r o p r i a t e a n d c o n s i s t e n t w i t h T r u c k e e ’ s c h a r a c t e r . 3. l . D e s i g n f o r t h e w i n t e r c l i m a t e w i t h a t t e n t i o n t o m i c r o c l i m a t e co n d i t i o n s a n d c r e a t e e n j o y a b l e y e a r - r o u n d p u b l i c p l a c e s . 3. m . R e q u i r e t h e c o n s t r u c t i o n o f a s t r o n g p e d e s t r i a n s i d e w a l k f a c i l i t y be t w e e n t h e R a i l y a r d M a s t e r P l a n a n d C o m m e r c i a l R o w , a l o n g Do n n e r P a s s R o a d . I m p r o v e m e n t s t o C h u r c h S t r e e t s h o u l d a l s o be c o n s i d e r e d a s p a r t o f P h a s e I a s p a r t o f t h e S t r e e t s c a p e P l a n . G O A L 4 En c o u r a g e a n e f f i c i e n t u s e o f r e s o u r c e s a n d i m p r o v e d en v i r o n m e n t a l h e a l t h . PO L I C I E S 4. a . U t i l i z e l a n d e f f i c i e n t l y b y b u i l d i n g c o m p a c t , w e l l - p l a n n e d h i g h de n s i t y d e v e l o p m e n t ; t h e r e b y p r e v e n t i n g s p r a w l , p r e s e r v i n g op e n s p a c e , a n d r e d u c i n g e m i s s i o n s t h r o u g h f a c i l i t a t i n g al t e r n a t i v e m o d e s o f t r a n s p o r t a t i o n , s u c h a s w a l k i n g a n d bi c y c l i n g . 4. b . A c h i e v e m u l t i p l e r e s o u r c e c o n s e r v a t i o n g o a l s t h r o u g h t h e de s i g n o f p u b l i c o p e n s p a c e s . O p e n s p a c e c a n p r o v i d e n a t u r a l ha b i t a t f o r w i l d l i f e , s t o r m w a t e r m a n a g e m e n t / i n f i l t r a t i o n a n d wi n t e r s n o w s t o r a g e . 4. c . T a k e a d v a n t a g e o f t h e e a s t - w e s t a s p e c t o f t h e R a i l y a r d M a s t e r Pl a n A r e a t o p r o v i d e s o l a r a c c e s s ( s o u t h e r n e x p o s u r e ) f o r st r e e t s , b u i l d i n g s , a n d p u b l i c p l a c e s . 4. d . R e q u i r e s i t e d e s i g n t o i n c o r p o r a t e L o w I m p a c t D e v e l o p m e n t (L I D ) p r i n c i p l e s i n c l u d i n g s t o r m w a t e r i n f i l t r a t i o n , r e t e n t i o n a n d tr e a t m e n t o n s i t e , c o n s i s t e n t w i t h N P D E S s t o r m w a t e r st a n d a r d s . 4. e . R e s t o r e T r o u t C r e e k , e n h a n c e t h e q u a l i t y o f t h e f i s h e r i e s ha b i t a t , a n d d e v e l o p a g r e e n w a y a l o n g t h e c r e e k a s a pr o m i n e n t n a t u r a l a n d r e c r e a t i o n a l f e a t u r e a v a i l a b l e t o t h e pu b l i c . * 4. f . R e s t o r e T r o u t C r e e k w h i l e s t r i v i n g t o b a l a n c e n a t u r a l , w i l d l i f e , ha b i t a t , f l o o d c o n t r o l , s o c i a l a n d c u l t u r a l e l e m e n t s ( i n c l u d i n g re c r e a t i o n a n d i n t e r p r e t i v e s i g n a g e ) t o c r e a t e a h e a l t h y a n d su s t a i n a b l e e n v i r o n m e n t . * 4. g . E m b r a c e T r o u t C r e e k a s a n a t u r a l a s s e t w h i l e c r e a t i n g a p l a c e fo r h u m a n e n j o y m e n t . * * T h e R a i l y a r d M a s t e r P l a n a n d t h e T r o u t C r e e k R e s t o r a t i o n P r o j e c t ar e t w o s e p a r a t e a n d d i s t i n c t p r o j e c t s w i t h d i f f e r e n t p r o p o n e n t s , ob j e c t i v e s , a n d u t i l i t y . 3 Truckee Railyard Master Plan Page 11 PURPOSE This chapter provides an overview of the planning process associated with preparing a Master Plan for the redevelopment of the Truckee Railyard and provides community context related to the Master Plan Area. The first section, History of the Railyard and Mill Site, provides a brief history of the Town of Truckee and the Master Plan Area. The second section, Truckee Today, describes existing site conditions for the Master Plan Area, including railroad operations, soil remediation, land ownership, and the Trout Creek flooding and restoration issues. The third section, Creating the Plan, describes the public visioning process, the three plan alternatives considered during the planning process, and the preferred plan, which incorporates the best elements from the alternatives and is the plan from which this Master Plan was created. 3.1 HISTORY OF THE RAILYARD AND MILL SITE The Railyard Master Plan Area has been an important part of Truckee’s history since the Town’s establishment in the early 1860s. In 1863, a stage stop was founded at what is today the intersection of Jibboom and Bridge Streets. Shortly thereafter, several lumber mills were established. As shown in Figure 3-1, plans for Truckee dating from as early as 1886 and 1900 show that the Town was originally laid out on a grid pattern parallel to the Truckee River. The plans show the original layout of the railroad operations and the eventual location of the Roundhouse and ice ponds. The original layout has been modified due to topographic constraints and only portions of the original plan were implemented. The opportunity for extending the street grid pattern from the existing Downtown and realizing the original vision for a compact, walkable Downtown was made possible by the closure of the lumber mill in 1989. Figure 3-1: (left) Original Truckee CPRR Station Map (with 1886 modification) (right) 1900 Plan of Truckee and the Railyard O MMUNITY CONTEXT33 3. Community Context Truckee Railyard Master Plan Page 12 Truckee has served as an important location in regional transportation since 1847. Key milestones of the Town’s history are highlighted below.1 The Trail West. • From 1847 through 1852, the Emigrant Trail, a route traveled by easterners moving west, crossed the Truckee area. Transcontinental Railroad. • In the late 1860s and early 1870s, the railroad became a key economic driver for the Town. In 1868, the western end of the railyard was created as track was laid east along the Truckee River towards Nevada and a 16-stall roundhouse was constructed. On May 10th, 1869, the transcontinental railroad was completed and Truckee subsequently became an important maintenance and operations location. Approximately 40 engines a day passed through the Town, which served as a transfer point for passengers and freight traveling south to Tahoe and north to Sierra Valley. Lumber. • The lumber industry took off in the late 1860s with George Schaffer’s and Joseph Gray’s sawmill located across the river from Truckee and the Elle Ellen Lumber Mill built along Trout Creek. Lumber continued to be a primary export from the area with George Schaffer’s second sawmill in Martis Valley and the Sierra Nevada Lumber & Wood Company’s Hobart Mills complex on Prosser Creek. Expansion. • In 1869 the Truckee Hotel, including the railroad passenger depot and telegraph office, were constructed. Subsequent years saw innovation in snow removal technology and the continued expansion of the railyard and roundhouse. A 24-stall stone roundhouse was constructed in 1882 to withstand fires, unlike the earlier wood roundhouses, and remained partially intact until 1955. Railroad Center. • Beginning in 1890 and continuing for three decades, the affairs of 325 miles of rail line from Truckee to Carlin, Nevada were administered and dispatched from Truckee. The railyard served as the headquarters for fire trains and helper engines that aided trains climbing to the Donner Summit. The first balloon tracks were built in 1901 to facilitate the turning of the snowplow trains. 1 Historical information compiled by Gordon Richards, Research Historian for the Truckee-Donner Historical Society. Detailed information found at: Truckee Railyard Millsite History, online: truckeehistory.tripod.com. 1875: A larger roundtable was constructed, tracks were raised to allow for easier snow removal and a large woodshed was constructed along the tracks to house the wood to fuel the trains. 1882: Larger engines and more rail traffic put a severe strain on the Truckee Roundhouse. An imposing 24-stall round- house was constructed of stone, blocks of granite and steel. 1885: View of the Railyard 3. Community Context Truckee Railyard Master Plan Page 13 Industries. • Along with lumber, ice became an important commodity, which preserved produce shipped from the Central Valley. In 1887, the first icehouse was built to store and transfer ice to cooler cars. Ice plants were located at Boca, Prosser Creek, Polaris and Donner Creek. In 1900, the Trout Creek Ice Company was formed. By 1906, the New Pacific Fruit Express ice sheds used 50,000 tons of Truckee Basin ice a year to ice 10,000 refrigerator cars. However, by 1920 the ice industry had shifted to man-made stations in Roseville and Sparks. Changing Technologies. • The railyard withstood advancements in technology, including the transition from wood to coal fuel and later, in 1905, to oil fuel. By 1909, modifications to the balloon track were required in order to handle the heavier locomotives. Rebirth of Lumber. • The 1950s saw the rebirth of the lumber industry in Truckee and the use of the railyard for milling. Burney Lumber Company built a large mill which was subsequently owned by Douglass Lumber Company, Fibreboard Corporation, Louisiana-Pacific and Fibreboard (again). At the height of the industry, the sawmill could process 45 million board feet a year. Changing Times.• With the 1989 closure of Truckee’s last functioning lumber mill, residents saw the end of an era and way of life. Shortly after, in 1993, the Town residents finally voted to incorporate their town, recognizing the need to address the changing economy and to take charge of planning Truckee’s future. 3.2 TRUCKEE TODAY Truckee is a mountain town located at 5,980 feet above sea level on the eastern slopes of the Sierra Nevada and, at 34 square miles, it constitutes the largest portion of developed land in Nevada County. Strategically located along Interstate 80, State Highways 89 and 267, and the transcontinental railroad, Truckee is the primary gateway to Lake Tahoe, one of the most popular tourist destinations in the State of California. Tourists are drawn to the Truckee area for the multitude of outdoor recreational opportunities, the pristine environmental quality and the historic flavor and retail amenities of its historic Downtown. Truckee is a rapidly growing community driven by the local resort economy and second home market. During the 1990s, the population of Truckee increased by 52 percent. Historically, County planning and market forces were focused on rural subdivisions and did not foster a vibrant and walkable Downtown. There is a limited amount of flat land available for development due to the topography of the Truckee River Valley, and the redevelopment of the Railyard Master Plan Area represents an opportunity to use land efficiently and reinvest in the Downtown. 1974: Lumber mill operations 1890: Long sheds stored wood and coal for locomotives. The Roundhouse roof and Catholic church are visible in the background. 3. Community Context Truckee Railyard Master Plan Page 14 20 19-420-14-000 U.S. Forest Service Parcel #* APN Property Owner 1 19-030-03-000 Brian Olsen 2 19-030-04-000 Laura Seegmiller 3 19-030-05-000 Mitchell T Clarin 4 19-030-13-000 Mitchell T Clarin 5 19-030-14-000 Mitchell T Clarin 6 19-030-08-000 Truckee-Tahoe Lumber Co 7 19-114-03-000 Odilon Ayala 8 19-114-01-000 Ironhorse Investors, LLC 9 19-114-02-000 Raoul Kydd 10 19-030-10-000 Truckee-Tahoe Lumber Co 11 19-111-07-000 Robert L Sims 12 19-111-08-000 William Thornton 13 19-420-69-000 Truckee Development Associates, LLC 14 19-420-15-000 East Truckee Properties Inc. 15 19-420-68-000 Truckee Development Associates, LLC 16 19-420-71-000 Truckee Development Associates, LLC 17 19-420-72-000 Truckee Development Associates, LLC 18 19-420-70-000 Truckee Development Associates, LLC 19 -- Union Pacific Railroad * Parcel numbers corresponds to parcel labels in Figure 3-2. 3.3 THE RAILYARD TODAY The Railyard Master Plan Area consists of approximately 75 acres located within Truckee’s Downtown, as shown in Figure 3-2. The Master Plan Area is generally bounded by Glenshire Dive to the north, a landscaping business to the east, Union Pacific Railroad tracks and East River Street to the south, and Donner Pass Road and Bridge Street to the west. Existing land uses primarily include the Railyard (a railroad operations building, balloon track and storage tracks), seven homes, Tahoe Tree Company, Tahoe-Truckee Lumber Company, a glazier, a card-lock fueling facility, and Trout Creek. Land uses surrounding the site include an electrical substation, civic, residential and commercial uses to the west and northwest (Church Street and Commercial Row); U.S. Forest Service land to the north; residences and industrial uses and a general contracting operation (Pombo’s) to the south (East River Street); and State Highway 267 to the east. Redevelopment constraints for the Railyard Master Plan Area, as shown in Figure 3-3, are described below. Land Ownership.• The majority of land in the Railyard Master Plan Area was owned by Union Pacific Railroad, which presented an obstacle to site redevelopment. In 2004, Truckee Development Associates, LLC acquired 35 acres of land from Union Pacific Railroad, mitigating this constraint. There are 13 property owners within the Railyard Master Plan Area, as shown in Table 3-1 and Figure 3-2. The largest land holders are Truckee Development Associates, LLC and Union Pacific Railroad, which own approximately 35 acres and 33 acres, respectively. Union Pacific will retain ownership of a 200-foot right-of-way on either side of the centerline of the railroad main line. A separate agreement will allow use of the right-of-way for roadways and parking and possibly other uses accessory to Railyard development. Railyard Operations.• Integrating existing railroad operations and Source: Assessor’s Parcel Data, May 2007. Table 3-1: Land Ownership by Parcel Current Railyard Operations 3. Community Context Truckee Railyard Master Plan Page 15 17 18 19 13 20 14 15 12 16 80 HI S T O R I C DO W N T O W N RA I L Y A R D OP E R A T I O N S EL E C T R I C A L SU B S T A T I O N LU M B E R Y A R D HO M E S BA L L O O N T R A C K 2 0 0 ’ R A I L R O A D R I G H T - O F - W A Y TA H O E T R E E CO M P A N Y LE G E N D Ma s t e r P l a n A r e a Pr o p e r t y L i n e Pu b l i c R i g h t - o f - W a y Pa r c e l s NO R T H 0 30 0 RO W 1- 2 0 fe e t 80 HI S T O R I C DO W N T O W N RA I L Y A R D OP E R A T I O N S EL E C T R I C A L SU B S T A T I O N LU M B E R Y A R D HO M E S BA L L O O N T R A C K 2 0 0 ’ R A I L R O A D R I G H T - O F - W A Y TA H O E T R E E CO M P A N Y Fi g u r e 3 - 2 : E x i s t i n g C o n d i t i o n s a n d P r o p e r t y O w n e r s h i p 3. Community Context Truckee Railyard Master Plan Page 16 the balloon track into redevelopment plans for the area has been the most difficult challenge to overcome. Over the course of the planning process, there have been many meetings and brainstorming sessions to identify options pertaining to the existing balloon track. Options considered include relocating operations off site, building a larger balloon track that would surround the site, constructing a Y-shaped track, and relocating the existing balloon track farther east on the site, as shown in Figure 3-4. Due to the impact of the airport land use compatibility Zone C, which covered the eastern one-third of the Master Plan Area and severely restricts development in this area, the preferred plan (see subsection 3.4) relocates the balloon track eastward within this zone. Soil Remediation. • Potential soil contamination resulting from former industrial activities on properties within the Master Plan Area has been seen as a barrier to new infill development and property revitalization. In order to determine the potential hazards and liabilities associated with owning and redeveloping the site, Truckee Development Associates, LLC has contracted with environmental consulting firms to determine the extent of soil and ground water contamination. The Railyard Master Plan Area was divided into three subareas for purposes of analysis: the western portion, west of the balloon tracks; the central portion, within the balloon tracks; and the eastern portion, east of the balloon tracks. The eastern portion was determined to be suitable for residential development and requires no further remediation. On the western portion (the Phase 1 project area), Berry-Hinckley’s ongoing remediation of a fuel leak from its card-lock facility is nearing completion. Except for this remediation and removal of an abandoned underground storage tank, no further remediation of the Theater Block is required. Additional sampling is ongoing within the westernmost portion of the site, including the current Donner Pass Road alignment to be abandoned; however, initial sampling within the Hotel Parcel indicates conditions consistent with those found in the Theater Block (see Chapter 9 for a depiction of the Phase 1 project area, including the Hotel Parcel and Theater Block). Results of extensive investigation Figure 3-3: Railyard site constraints map 3. Community Context Truckee Railyard Master Plan Page 17 of the central portion of the Railyard Master Plan Area (within the balloon track) indicate required remediation will be limited to removal of primarily petroleum-contaminated near-surface soils in a few areas. Groundwater (except in the area of the Berry-Hinckley facility) is unaffected. Airport Land Use Compatibility Plan.• The Railyard Master Plan Area is located within the influence area of the Truckee-Tahoe Airport and is subject to the land use regulations of the Airport Land Use Compatibility Plan. Land use Compatibility Zone C extends over the eastern one-third of the Master Plan Area and Zone D extends over the remaining western portion of the area. As Zone C is the more restrictive of the two zones, the relocation of the balloon track to Zone C will allow for a greater optimization of the land use and development capacity within Zone D. Trout Creek.• One of the biggest obstacles to the proper restoration of Trout Creek is the location of the existing balloon track, which constricts channel form and flood plain through the area. None of the lower reaches of Trout Creek follow its original alignment and several of the culverts that the creek passes through, in addition to the Railyard balloon track, restrict flows and increase flood damage in Downtown Truckee. Rerouting of the creek has had negative aesthetic and recreational impacts. Additionally, the current configuration of the creek is unstable and requires ongoing maintenance. These conditions have resulted in a loss of fisheries habitat, diminished riparian habitat values, and reduced ability to improve water quality through the removal of sediments and pollutants. Relocation of the balloon track further to the east will allow the current creek to be widened to handle increased flows during a 100-year flood. New creek crossings for the realigned balloon tracks and Donner Pass Road Extension will allow the creek to maintain a more natural course with hydrologic and ecological function through the Railyard Area. The Town received an Urban Stream Restoration grant through the California State Department of Water Resources in order to create a model restoration project that balances Downtown redevelopment objectives of creating a greenway and restoring the creek corridor. The plan for restoration is being completed independent of this Master Plan as a Town-Sponsored Capital Improvement Project, but the restoration efforts will be coordinated with redevelopment in the Master Plan Area. 3.4 CREATING THE PLAN This section highlights the evolution of the Master Plan design process. The planning process for redevelopment of the Railyard Master Plan Area was initiated by the Town of Truckee and funded in part by a California Sustainable Communities Program Grant. The Town formed the Truckee Railyard Partnership with Truckee Development Associates, LLC and hired Dinsmore Sierra, LLC to facilitate the planning efforts and prepare a Master Plan for purposes of the grant. This plan, referred to as the Truckee-Tahoe Airport Trout Creek Adjacent to Balloon Track 3. Community Context Truckee Railyard Master Plan Page 18 2006 Master Plan, represents the vision for and scope of the anticipated redevelopment and has been synthesized and refined into this Master Plan in order to comply with the Town’s Development Code requirements for master plans. Below, the planning process is described, including the design concepts considered during the community workshops. Next, a summary is provided for the three alternatives considered for the Master Plan Area. The third subsection describes the preferred design for the Master Plan, which combines the best elements of each alternative, and is the basis for the 2006 Master Plan and subsequently, this Master Plan. Since the Railyard Area represents a unique opportunity to reclaim land and promote sustainable development and livability, the State of California selected the project for inclusion in its Sustainable Communities Program, and provided the Town of Truckee a planning grant in the amount of $350,000. The redevelopment of the Railyard Master Plan Area represents an opportunity to use land efficiently, reinvest in the Downtown, create opportunities for new home ownership and flexible spaces for new businesses and commerce, and balance job growth with new housing. The sheer magnitude of California’s projected job and population increases will require that growth be accommodated in more thoughtful ways within the existing urban fabric and within existing rural communities to ensure sustainable development. Figure 3-4: Railroad balloon track realignment options Source: Dinsmore Sierra LLC, 2006. RRelelooccaation of the balloon ttionoftheballoontrrack faackfarrther eastthereastLaLrger balloon tbllrack sukrrounding the sidihite Existing EitiExisting rraililailrroad odoadoppeerraations and balltidblltionsandballooon ttontrrackkack N N YtY tYtrrrackack ack RRRealignmeealignmeealignmennntOptiont OptiontOptionAB Feet Feet FeetFeetDC N N Developer Opportunities and Constraints Workshop, Summer 2003 SBC Smart Growth Workshop, Spring 2001 3. Community Context Truckee Railyard Master Plan Page 19 a. Public Visioning Process The redevelopment of the Railyard Master Plan Area is a long-term Downtown reinvestment project, which has evolved over 10 years of visioning, planning and design. The Master Plan planning process included a series of workshops, community meetings, open houses, site visits, newsletters, Chamber of Commerce mixers, and consultation with stakeholders including owners of property within and adjacent to the Master Plan Area throughout 2003, 2004 and 2005. This initial public outreach process engaged the community and generated ideas for the Master Plan. The Town of Truckee held a workshop on March 15, 2005 to present background information on the Railyard Master Plan Area, review best practices from other mountain communities and generate ideas and feedback for the future development of the Railyard Master Plan. The Railyard Partnership team presented character studies from other mountain downtowns to explore development patterns (see Appendix A) and discussed the creation of character areas within the Railyard Master Plan Area to guide future development and ensure that the plan responds to the natural assets of the site. Attendees worked in four groups to identify the potential future character areas using sample photographs from other mountain community downtowns. Participants were asked to brainstorm the types of places that should be created in the character areas by thinking about why people would visit, live or work there. The groups selected examples of appropriate buildings, types of places and their locations. Figure 3-5 shows the images that were selected by a majority of participants. There was overwhelming support for significant new development at the Railyard and for development that contributes to Truckee’s mountain community character, as well as creating civic presence in the Downtown. Workshop participants identified the following vision concepts: Truckee is “funky”. The existing • historic downtown has been built over 150 years. A diversity of architecture and uses are found in the Downtown Core. Likewise, the development of the Railyard Area should provide variety in terms of building forms and uses. Community teams at the March 15, 2005 Railyard Workshop Source: Sustainable Communities Grant and Loan Program, 2006. Develops and implements growth policies, programs and projects that reduce pollution hazards and the degradation of the environment; Promotes Infill Development; Promotes economic development within Economically Distressed communities; Promotes land use and policies, programs and projects that support alternative transportation options; Ensures a proper mix of business and housing, including affordable housing, in communities and neighborhoods; Balances job growth with new housing; Encourages communities centered around civic spaces; Ensures more efficient, well-planned higher density use of land; and Protects environmental resources. Objectives of Sustainable Development Sustainable Development is development that meets one or more of the following objectives: 3. Community Context The development should embrace Trout Creek as an urban stream and be designed to reinforce • this natural asset while creating a people place. A new prominent gateway to downtown should • be created where Glenshire Drive is connected to the site with a new bridge over Trout Creek. The development should create a strong • connection between the Downtown Core and the new Railyard neighborhood. Well designed, compact development • reinforces walkability and community vitality. Community input during the public visioning process helped to frame the three plan alternatives described below. b. Plan Alternatives Darin Dinsmore of Dinsmore Sierra, LLC facilitated community discussions and workshops to craft three plan alternatives. A description of each • Prominent views and vistas to the Sierra Crest,Mount Rose and the surrounding ridgelinesaround the downtown. • Circulation improvements by extending Church Street to connect to Glenshire Drive and providing a network of livable and walkable streets. • New downtownparking facility within close proximity off historic Commercial Row. • Opportunities fornorth-south pedestrian connections between Trout Creek and Truckee River. • Relocation of the balloon track provides a unique opportunity to restore Trout Creek. • Create a civic presence within the downtown. Source: 2006 Master Plan. Opportunities Identified in Workshops Truckee Railyard Master Plan Page 20 Extend Truckee’s commercial row Industrial heritage (housing or public buildings) Multi-family housing with ground floor commercial uses Pedestrian mallCivic uses or landmark buildingTown squareTransit center honoring the industrial heritage of the Railyard Pedestrian connection to riverfront and municipal park Trout Creek Bridge: East gateway to Railyard Public access and amenities at Trout Creek Figure 3-5: Matrix of buildings selected by the community Source: Dinsmore Sierra LLC, 2006. 3. Community Context Source: Dinsmore Sierra LLC, 2006. Figure 3-6: Schemes of the Single-Sided Main Street Alternative Figure 3-7: Schemes of the Double-Sided Main Street Alternative Truckee Railyard Master Plan Page 21 alternative considered is provided below. Each of these three concepts assumed that the balloon track would be relocated to the east. (1) Single-Sided Main Street. The single- sided main street alternative extends Donner Pass Road along the tracks through the site to connect to Glenshire Drive, as shown in Figure 3-6. This plan provides an important connection to the existing Downtown, allowing the existing main street to naturally extend further towards the east and provides a prominent town square location with views to Mount Rose and the Sierra Crest. In this alternative the north-south streets and the extension of Church Street function more as local serving streets within the Master Plan area. (2) Double-Sided Main Street. As shown in Figure 3-7, the double-sided main street concept involves the extension of Church Street as the primary street connecting through the Master Plan Area to Glenshire Drive. This would create a unique and different environment within the Master Plan Area with main street buildings flanking both sides of the roadway. This concept creates a separate and distinct main street from the existing Downtown and places a heavy emphasis on Church Street supporting higher order retail mixed uses. Challenges with this design include a lack of solar exposure on the south side of the block due to shading from the buildings on the south side of the street. This alternative does not make efficient use of the railyard setback for the main thoroughfare and also depends on the relocation of the lumberyard for its success. (3) District Emphasis. The district emphasis alternative provides for a distinct and unique Railyard Master Plan that is adjacent to, but not directly connected to the existing Downtown. As shown in Figure 3-8, this alternative reflects the use of the site during the operation of the lumber mill, with large-scale industrial type buildings that could be used for a variety and mix of uses. The alternative creates unique civic spaces and community gathering places between the buildings. A smaller scale residential neighborhood is located along the Trout Creek greenway and, similar to the other alternatives, provides for north-south access through the site connecting to Trout Creek. Figure 3-8: Schemes of the District Emphasis Alternative 3. Community Context Source: 2006 Master Plan. • Compact,Efficient Land Use• Walkable• Connected• Mixed Use and Diverse• Variety of Housing Choices• Transportation Options• Unique Mountain Town Character• Quality Architecture and Urban Design• Civic Presence Downtown• Resource Efficiency• Restoration of Trout Creek• Redevelopment Principles Truckee Railyard Master Plan Page 22 The District plan does not focus on providing a natural extension to the existing Downtown, but creates a distinct district within the Downtown that reflects the industrial nature that existed at the Railyard for over 100 years. However, the block size, site layout, and lot types do not create unique streetscapes and are not consistent with the existing character of the historic Downtown. c. Preferred Plan The preferred plan, a single-sided main street with three distinct districts, was developed following further analysis and feedback on the alternative plans and formed the basis for the 2006 Master Plan and subsequently this Master Plan. The preferred plan relies on the realignment of Donner Pass Road east of the existing Truckee Hotel, creating a new T-intersection that will reduce the speed of traffic and act as a gateway to the Downtown. The plan allows for the natural extension of Donner Pass Road to connect with Glenshire Drive and the option of connecting through the site via Church Street. Small north-south streets provide further access through the site between the rail line and the Trout Creek Greenway. This plan accommodates the existing lumberyard remaining on site. The plan provides for 2½ additional square blocks in the Downtown, elongated blocks in the area of the industrial heritage district, and a unique residential neighborhood along Trout Creek, as shown in Figure 3-9. The preferred plan allows for the phasing of development to utilize existing services and flexibility of use within the Industrial Heritage District at the eastern end of the site, which may evolve to meet changing market demands as the Master Plan Area is built out. d. 2006 Draft Master Plan The Master Plan completed in 2006, in association with the Sustainable Communities grant, was based upon the preferred plan. The key development principals identified in the 2006 Master Plan are the basis for the goals and policies set forth in this Master Plan (2007); additionally, the plan has evolved as more specific planning and design efforts have been undertaken and to meet the Town’s Master Plan requirements (Town of Truckee Development Code Chapter 18.174). 3. Community Context Irregular Lots & Blocks Square Blocks Elongated Blocks N Figure 3-9: Preferred alternative combining Single-Sided Main Street and District Emphasis concepts Source: Dinsmore Sierra LLC, 2006. Truckee Railyard Master Plan Page 23 3. Community Context Truckee Railyard Master Plan Page 24 4 Redevelopment Principles PURPOSE This chapter provides a hierarchy of goals and policies to guide development in the Master Plan Area. These guiding principles were developed through the community planning process for the Master Plan, described in Chapter 3, Community Context, and form the basis for the development regulations, described in Chapter 5, Development Regulations. This Chapter also describes how the Master Plan is consistent with and implements the policies of guiding planning documents including the Truckee General Plan 2025, the Downtown Truckee Specific Plan (DTSP), the Historic Guidelines (Volume III of the DTSP), the Trails and Bikeways Master Plan and the Truckee Tahoe Airport Land Use Compatibility Plan. 4.1 THE MASTER PLAN CONCEPT The guiding concepts for the Master Plan are expressed as goals (physical, economic, or social end states that the community desires to achieve) and policies (provide direction for decision-makers to follow in order to achieve the community’s goals). The Master Plan goals were derived from development principles developed during the Railyard planning process, as described in Chapter 3, Community Context, and repeated in the box to the right. The goals and policies are intended to support the Town’s vision for redevelopment of the Railyard Master Plan Area as an attractive, pedestrian-oriented mixed use center that integrates with Downtown Truckee, reflects the historic character and industrial heritage of the area, and creates a civic presence in the Downtown. Planning Goals 1. Encourage vibrant and economically sustainable redevelopment that offers diverse retail, entertainment, employment and housing opportunities. 2. Provide a connected community with places that are easily accessible to pedestrians, bicyclists and drivers. 3. Create an enjoyable public realm with a strong sense of place that complements Truckee’s unique mountain town character. 4. Encourage an efficient use of resources and improved environmental health. Truckee Railyard Master Plan Page 25 D ING GOALS AND POLICIES44 Compact, efficient land use• Walkable• Connected• Mixed use and diverse• Variety of housing choices• Transportation options• Unique mountain town character• Quality architecture and urban design• Civic presence downtown• Resource efficiency• Restoration of Trout Creek• Source: 2006 Master Plan. 4. Guiding Goals and Policies GOAL 1 Encourage vibrant and economically sustainable redevelopment that offers diverse retail, entertainment, employment and housing opportunities. Policy 1.a. Improve Truckee’s economic base through encouraging a diversity of retail, commercial, residential and office uses, including work/live and live/work that will complement the existing Downtown. Policy 1.b. Encourage ground floor uses that will attract pedestrian activity in the Downtown Extension (DE) District to create a vibrant street experience. Policy 1.c. Encourage a mix of different types of retail and commercial uses to provide services to local residents and create a destination attraction for residents and tourists. Policy 1.d. Require a mix of building forms and uses to increase the diversity of uses in Downtown Truckee. Policy 1.e. Accommodate higher density housing than currently exists in Downtown to support local businesses and balance office uses, which generate activity during the day, with residential activity in the evening and on weekends. Policy 1.f. Encourage work/live and employment based uses in the Industrial Heritage (IH) District. Policy 1.g. Provide a range of housing options to support different lifestyles, families and tenures and provide affordable and employee housing consistent with the General Plan. Policy 1.h. Develop the Railyard Master Plan Area in phases growing from the existing downtown toward the east to support the economic feasibility of redeveloping the railyard. Policy 1.i. Support the highest intensity development toward the Downtown Core and the railroad tracks (western and southern portions of the Railyard Master Plan Area) and lower intensity development and open space toward Trout Creek (northern and eastern portions of the Railyard). Policy 1.j. Design and allow building uses to evolve over time to accommodate shifting market demand and community context. Policy 1.k. Allow a variety of live/work and work/live options that will support and encourage small businesses. Policy 1.l. Support redevelopment in transitional areas adjacent to the Railyard Master Plan Area that is consistent with the Master Plan Goals and Policies. Truckee Railyard Master Plan Page 26 4. Guiding Goals and Policies GOAL 2 Provide a connected community with places that are easily accessible to pedestrians, bicyclists and drivers. Policy 2.a. Create a street and sidewalk network that is physically connected to the existing Downtown, surrounding neighborhoods, and Trout Creek and visually connected to the natural features including the Truckee River and surrounding mountains. Policy 2.b. Develop the Railyard Master Plan Area at a pedestrian scale, at a higher intensity than the existing Downtown core, and with a mix of uses that supports walking and biking as the primary means of local transportation. Policy 2.c. Provide for snow removal on sidewalks to support walking as a primary mode of transportation year-round. Policy 2.d. Incorporate traffic calming designs into roadways to reduce vehicle speeds. Policy 2.e. Provide parking facilities that do not disrupt the integrity of the urban fabric and that are visually appropriate for the street. Policy 2.f. Facilitate transitions between different modes of transit by siting bicycle storage lockers/racks, parking, and expanded transit in close proximity and providing safe and comfortable transition areas between modes. Policy 2.g. Provide adequate, but not excessive parking to accommodate visitors, employees and residents and allow for shared use of parking facilities to maximize the use of facilities during all hours of the day and support the “park once” concept. Policy 2.h. Require safe and convenient bicycle parking lockers or racks for mixed use, commercial, and multi-family development. Policy 2.i. Design streets for winter snow conditions to facilitate snow plowing and storage, while maintaining an appropriate pedestrian scale. Policy 2.j. Build ADA compliant trails and walkways to connect public open spaces. Policy 2.k. Support pedestrian and bicycle linkages to Trout Creek and, eventually the Truckee River. Truckee Railyard Master Plan Page 27 4. Guiding Goals and Policies GOAL 3 Create an enjoyable public realm with a strong sense of place that complements Truckee’s unique Mountain town character. Policy 3.a. Enhance Truckee’s Downtown as a destination by incorporating the unique mountain town character into the design of the Railyard Master Plan Area and creating visual and physical connections to the natural amenities within the area. Policy 3.b. Facilitate a strong connection between the Railyard Master Plan Area and the existing Downtown through well-designed street and sidewalk improvements, building forms and uses. Policy 3.c. Preserve and enhance public vistas of the mountains, Trout Creek, and the Truckee River through the Railyard development. Policy 3.d. Require visually appealing architecture, streetscapes and human scale building design including porches, awnings, cornices, and large ground floor windows to enhance the public realm, encourage pedestrian travel, facilitate community interaction, and promote public safety. Policy 3.e. Create a town gathering place or town square and establish a civic presence in the Railyard Master Plan Area. Policy 3.f. Enhance the community experience through attractively designed public places including parks and venues for spontaneous and planned gatherings and memorable neighborhood centers that provide a sense of place. Policy 3.g. Create unique neighborhoods through diversity of building types with numerous building variations along a single block and recognize that the organic and somewhat random nature of development in the existing downtown has created the unique character of Truckee. Policy 3.h. Create a sense of arrival to the existing Downtown and the Railyard Master Plan Area through creation of a focal point. Use of signage, public art, or similar feature shall be strongly encouraged. Special consideration shall be given to the Donner Pass Road T-intersection including the creation of a sense of departure from Downtown and the Railyard Master Plan, as part of the Streetscape Plan. Policy 3.i. Require development in the Industrial Heritage (IH) District to reflect the heritage of the old lumber mill, the railyards, and the industrial history of the area. Policy 3.j. Require the construction of unique and quality projects that express individual character while complementing surrounding buildings and require a similar level of architectural detailing on all building elevations visible from the public realm, where appropriate. Policy 3.k. Create a pleasant pedestrian environment by buffering pedestrians from vehicular traffic with street trees and landscaping, where appropriate and consistent with Truckee’s character. Policy 3.l. Design for the winter climate with attention to microclimate conditions and create enjoyable year-round public places. Policy 3.m Require the construction of a strong pedestrian sidewalk facility between the Railyard Master Plan and Commercial Row, along Donner Pass Road. Improvements to Church Street should also be considered as part of Phase I as part of the Streetscape Plan. Truckee Railyard Master Plan Page 28 4. Guiding Goals and Policies GOAL 4 Encourage efficient use of resources and improved environmental health. Policy 4.a. Utilize land efficiently by building compact, well-planned high density development; thereby preventing sprawl, preserving open space, and reducing emissions through facilitating alternative modes of transportation, such as walking and bicycling. Policy 4.b. Achieve multiple resource conservation goals through the design of public open spaces. Open space can provide natural habitat for wildlife, storm water management/infiltration and winter snow storage. Policy 4.c. Take advantage of the east-west aspect of the Railyard Master Plan Area to provide solar access (southern exposure) for streets, buildings, and public places. Policy 4.d. Require site design to incorporate Low Impact Design (LID) principles including storm water infiltration, retention and treatment on site, consistent with NPDES storm water standards. Policy 4.e. Restore Trout Creek, enhance the quality of its fisheries habitat, and develop a greenway along the creek as a prominent natural and recreational feature available to the public.* Policy 4.f. Restore Trout Creek while striving to balance natural, wildlife, habitat, flood control, social and cultural elements (including recreation and interpretive signage) to create a healthy and sustainable environment.* Policy 4.g. Embrace Trout Creek as a natural asset while creating a place for human enjoyment.* * The Railyard Master Plan and the Trout Creek Restoration project are two separate and distinct projects with different proponents, objectives, and utility. Truckee Railyard Master Plan Page 29 4. Guiding Goals and Policies 4.2 RELATIONSHIP TO REGULATORY DOCUMENTS This subsection provides a brief summary of applicable planning documents that provide direction for the redevelopment of the Railyard Master Plan Area, lists key policies from the documents and briefly describes the extent to which the Master Plan satisfies those policies. a. Town of Truckee 2025 General Plan The Master Plan Area is within the Downtown Specific Plan Area designation of the Truckee 2025 General Plan. The General Plan provides many policies relevant to development of the Master Plan Area. The General Plan emphasizes mixed use centers, cluster development to preserve open space and natural amenities, a “park once” environment and walkable centers, and connections from the Master Plan Area to the Downtown Commercial Core. The General Plan recommends a hierarchy of mixed use and neighborhood centers to create town focal points and direct development to the Downtown in order to ensure that it remains the heart of Truckee. Reduced automobile travel demand through opportunities for alternative modes of travel such as integrated bike and pedestrian networks is encouraged. The General Plan envisions maintaining Truckee’s unique qualities, historic character and sense of place, and scenic mountain views. Enhanced corridors and gateways are recommended along with preservation of the scenic qualities of the Truckee River and waterways. The Master Plan implements General Plan policies to achieve mixed use development in the Railyard Master Plan Area including commercial uses, housing, civic uses and open space. The Plan seeks to achieve economic diversity and complement the existing Downtown and provide both local and tourist retail uses through specifying permitted types of land uses and scale and massing of buildings. The Plan will establish pedestrian, bicycle and vehicular connections to the Downtown Commercial Core and support multi-modal access throughout the Railyard Master Plan Area. Specific development regulations and design guidelines are provided for the three Districts to further define the areas and create a unique sense of place. General Plan policies that specifically relate to the Railyard Master Plan Area are listed below and in Appendix B. Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant policy. Develop a master plan for the Railyard Master Plan Area in the Downtown as a location for future mixed use • development, including both local and tourist-serving commercial and public uses. The Plan shall address the need for and construction of a second access road from the Railyard to the south. (Land Use, A6.4) Develop the old mill site (the Railyard) as a location for future mixed use development, including both local • and tourist serving commercial uses, as well as residences, and public uses, incorporating the suggested components described in Action A7.1 in the Community Character Element. (Land Use, DSA-P8) Promote new mixed use and infill development in the Downtown, including at the Railyard and Hilltop sites. • (Community Character, P6.5) Create pedestrian and bicycle connections in the Downtown that encourage people to walk between different • activity centers such as Commercial Row, Jibboom Street, Brickeltown, West River Street and the new Railyard Master Plan Area. (Community Character Element, P6.10) Redevelop the Railyard site as an extension of the Downtown that complements and enhances the entire • Downtown area. (Community Character Element, P7.1) Develop and implement a Master Plan for the Railyard that addresses the following components (Community • Character, A7.1): Detailed design guidance for specific “character areas” identified within the project area. ο Truckee Railyard Master Plan Page 30 4. Guiding Goals and Policies Design that is sensitive and responsive to the site’s context, historic heritage, and the community vision for ο the Downtown and for Truckee as a whole. Design that is authentic and original, and that does not replicate that of the historic Downtown area. ο A high quality pedestrian and bicycle environment. ο Civic and public facilities. ο Housing. ο Extension of Truckee’s Downtown Main Street along Commercial Row through the Railyard to connect ο with Glenshire Drive, thereby creating a new community gateway and reinforcing Trout Creek as the northeastern boundary of the Downtown. Design improvements that enhance Trout Creek as a valuable asset for Downtown and for Truckee as a ο whole. Establish and maintain a Level of Service D or better on road segments and for total intersection movements • in portions of the Town outside of the Downtown Specific Plan Area. Establish and maintain a Level of Service E or better on arterial and collector road segments and for total intersection movements within the Downtown Specific Plan Area. Throughout the Town, individual turning movements at unsignalized intersections shall not be allowed to reach LOS F and to exceed a cumulative vehicle delay of four vehicle hours. Both of these conditions shall be met for traffic operations to be considered unacceptable. (Circulation Element, P2.1) Allow flexibility and exceptions to the LOS standards described in Policy P2.1 for the following intersections: • Bridge Street/Donner Pass Road ο Bridge Street/River Street ο Glenshire Drive/Donner Pass Road ο Exceptions to the standards may be allowed in cases where the Town finds that improvements needed to achieve acceptable LOS: (a) should be deferred in order to better coordinate with the planning and implementation of other projects including the Railyard; (b) will result in unacceptable impacts (e.g. requiring demolition of historic buildings, relocation of businesses); (c) are not feasible to construct; or (d) should be deferred or lowered in order to better implement other transportation control measures including alternative transportation modes. Exceptions should only be allowed after all feasible resources and options to implement needed improvements have been explored and exhausted. (Circulation Element, P2.3) Support a mixed use development in the Railyard Master Plan area and consider implementing the economic • diversification strategies of this element as part of the Master Plan. (Economic Development Element, P8.5) b. Downtown Truckee Specific Plan The 1997 Downtown Specific Plan includes the downtown area of Truckee along both sides of the Truckee River from the eastern boundary of the Railyard Master Plan Area (Mill Site) to the West River Street Industrial area, bounded by Highway 89 (west). The Downtown Specific Plan contains four volumes: Volume 1, Existing Conditions; Volume 2, Policies and Programs; Volume 3, Historic Design Guidelines; and Volume 4, Final EIR. The Downtown Specific Plan, Volume 2, (DTSP) contains many guiding policies that Downtown Truckee Truckee Railyard Master Plan Page 31 4. Guiding Goals and Policies are relevant to the redevelopment of the Railyard Master Plan Area. The DTSP framework promotes redevelopment of the Railyard Master Plan Area as an attractive, pedestrian oriented activity center that is connected to the Downtown Commercial Core both visually and physically. The DTSP envisions a mix of retail/commercial uses, recreational uses, lodging and public services. The Master Plan implements and incorporates the policies of the DTSP throughout the chapters of this Plan. DTSP policies are integrated into the Master Plan in the form of standards, design guidelines and action items. Specific direction from the DTSP for land use, circulation and parking, pedestrian and bicycle circulation, streetscape design, public services and facilities, environmental conservation, historic resources, parks and gateways is addressed in this Master Plan. The land uses proposed in this Master Plan seek to achieve a mixed use development that is physically and visually integrated with the Downtown Commercial Core. Land uses and circulation infrastructure will support pedestrian-oriented activity and transit connections. Specific policies for the Railyard Master Plan Area (Mill Site) are listed below and in Appendix B. Table B-1 also includes a discussion of the Master Plan’s relationship to each relevant policy. Create pedestrian friendly connections encouraging people to walk between activity centers such as • Commercial Row, the Mill Site Area, West River Street, Jibboom Street and Brickeltown. (Land Use Guiding Policy 7) Encourage location and retention of public buildings and community serving uses in the DSA, particularly • in the Downtown Core and Mill Site Subareas. Such buildings could include a library, Town Hall, theater, recreation center, community college, post office, and churches. Should the Post Office decide to relocate from its current location on Jibboom Street, relocating the post office to the Mill Site is preferable to relocating it outside the DSA. (Land Use Guiding Policy 14) Emphasize the commercial core of downtown as a pedestrian-oriented area. The following strategies should • be used to accomplish this: Install streetscape improvements that enhance the pedestrian experience, including landscaping, decorative paving, street furniture and plantings. Provide integrated pedestrian connections to parking areas, West River Street, the Mill Site development, and the Truckee River. Increase pedestrian safety by installing crosswalks and lighting where needed, and by providing an additional pedestrian access across the railroad tracks. (Downtown Commercial Core Policy 2) Promote the development of the Mill Site as an attractive pedestrian-oriented activity center physically • and visually connected with historic downtown Truckee, and containing a mix of retail/commercial uses, recreational uses, lodging, and public services. The intensity of development in this area should be balanced with the intensity of development in the Commercial Core. The interface between historic Truckee and the new Mill Site development should be seamless. General guidelines for building density and intensity are contained in Table 2.1 under the Mill Site Category. (Mill Site Policy 1) A Master Plan shall be prepared prior to any development in the Mill Site area to coordinate the mix of land • uses and design treatments. Figure 2.3 shows the boundaries of: the property owned by Union Pacific Railroad which could be offered for sale to an interested developer. The Master Plan should incorporate features such as a hotel site, mixed-use commercial areas, a park area, high density residential if appropriate, and a community Building/auditorium. The master plan should include the following features: Accommodate housing where appropriate. ο Site Design shall take maximum advantage of southern exposure, mountain views, and orientation to the ο balloon track. Incorporate a public park which has an outdoor ice skating rink serving as a pond in the summer. ο Ensure that the Mill Site remains a year-round activity center by accommodating local-serving uses ο Truckee Railyard Master Plan Page 32 4. Guiding Goals and Policies including a post office, local government facilities, community center or auditorium, theater, and possibly a community college branch and library. An under crossing of the railroad tracks located to the east of the balloon track shall be constructed ο when necessitated by Mill Site development. The specific location and timing of construction of the under crossing shall be identified during the Master Plan process. An under crossing alignment with the new Truckee Sanitary District pedestrian bridge across the river is considered as the preferred location if feasible. Pedestrian access from the Mill Site to the Downtown Core and Truckee River Parks shall be ο accommodated. (Mill Site Policy 2) The Master Plan shall incorporate design standards to ensure the compatibility of architecture and site design • with the historic mountain character of Truckee and the specific history of the Mill Site area and railroad. (Mill Site Policy 3) Promote public transit access to and from the Mill site through operation of: a trolley, preferably running on a • rail spur connecting to the Commercial Core area. (Mill Site Policy 4) Accommodate an outdoor rail museum at the southeast corner of the Bridge Street and Commercial Row • intersection adjacent to the railroad tracks. (Mill Site Policy 5) Develop a major parking lot on the easterly portion of the Mill Site property to move traffic efficiently to and • from the future Easterly under crossing. (Mill Site Policy 6) Accommodate development of a new gas station in an appropriate location on the Mill Site. Three gas • stations are proposed for conversion to other uses in the Downtown Core (Cal Nevada Tire, Pat G Ollie’s, Q Cardlock facility). Accommodating an additional gas station on the Mill Site will help address local and visitor needs for service stations in the DSA. (Mill Site Policy 7) Although the existing balloon track may be perceived as a unique design feature on the Mill Site, further • analysis may identify ways to improve the Mill Site development by relocating or replacing the balloon track. Such options will be further evaluated and pursued through the master plan process. (Mill Site Policy 8) New development and expansion or use conversion of existing development will be subject to the parking • requirements contained in the Specific Plan Zoning Standards. The Zoning Standards shall account for “shared parking” in parking demand calculations for new or expanded development. Since the peak demand for parking occurs at different times for certain uses, less overall parking is needed to accommodate demand with a mixed land use pattern. (Guiding Parking Policy 11) The main pedestrian circulation movement between the Downtown Commercial Core and the Mill Site • shall occur along Church Street, designated through signage and wide, attractive sidewalks. (Pedestrian Circulation Policy 2) The Zoning Ordinance shall establish requirements for pedestrian access in new development within the • DSA, including the Master Plan areas. (Pedestrian Circulation Policy 7) Establish requirements for bicycle access in new development within the DSA in the Zoning Ordinance, • including the Master Plan areas. (Bicycle Circulation Policy 12) Coordinate with Union Pacific Railroad regarding the lease of railroad right-of-way for the Class I bike path • adjacent to the railroad tracks. Should the proposed location be determined inappropriate or infeasible, the proposed Class I bike path would need to be rerouted to a nearby street. (Bicycle Circulation Policy 13) Coordinate the streetscape elements in other DSA sub-districts and Master Plan areas with improvements in • the Downtown Commercial Core. (Streetscape Design Guiding Policy 5) The Master Plan Areas shall include dedicated snow storage areas to satisfy their respective on-site snow • Truckee Railyard Master Plan Page 33 4. Guiding Goals and Policies storage demand, unless an alternative snow removal plan is approved as part of the Master Plan. Snow storage areas should consider the visibility to surrounding development and Downtown view corridors. Snow storage run-off should be directed into treatment and retention facilities. (Snow Removal Policy 8) Public restroom facilities should be incorporated into the design of the Hilltop and Mill Site Master Plans. • These facilities may include signed public use of restrooms within commercial development or stand-alone facilities located close to routes and public places. (Public Restroom Policy 7) Require new development, including the Old Mill Site and Hilltop Master Plan areas to utilize natural gas if • available. (Water, Power, and Sewer Service Policy 8) Work with Caltrans and affected property owners to implement the following improvements recommended • by the Trout Creek Drainage Study. Cumulatively, these improvements will significantly reduce the risk of flooding in the Downtown area: Culvert replacement and channel improvements downstream of Highway 267 in the Mill Site subarea will ο also substantially reduce the potential for Downtown flooding. Because the greatest reduction in flood potential is achieved from upstream improvements, Mill Site subarea improvements should be considered subsequent to the recommended Bennett Flat on-stream retention and Highway 267 culvert replacement. (DSA Drainage Policy 1) Major new development such as the Mill Site and Hilltop Master Plan areas and Barsell property shall provide • on-site retention and treatment consistent with the requirements of the Lahontan Regional Water Quality Control Board and drainage requirements established by the Town. (DSA Drainage Policy 3) The Mill Site Master Plan shall identify how the portion of Trout Creek within its boundaries will be protected • and restored to a more natural condition. (Biological Resource Protection Policy 7) Protection strategies for historic resources which exist in Master Plan areas shall be specified through the • master plan process, and shall be consistent with the protection mechanisms established in the historic design guidelines. (Historic Preservation Guiding Policy 8) A master design plan will be required as part of the master site plan for the Old Mill site. This design plan will • be reviewed by HPAC for consistency with Specific Plan policies and compatibility of design with the Historic District. (Historic Preservation Commission Policy 12) New parks should achieve the goals of providing more public space in the Commercial Core, increasing • public access to the Truckee River, protecting historic areas, and attracting people to new areas such as the Mill Site. (Parks and Gateways Guiding Policy 2) The Town recognized through the Master Plan Process that there were existing DTSP goals, policies and land use directives that would not be implemented by this Master Plan. Amendments to the DTSP were adopted as part of the Master Plan by the Town Council to implement certain Master Plan goals and policies and to resolve conflicts between the DTSP and the Master Plan. c. Town of Truckee Development Code The Truckee Development Code designates the Railyard Master Plan Area as Downtown Master Plan (DMP). The intent of the DMP zone is to provide for development consistent with applicable policies and land uses identified in the Downtown Specific Plan. Development within the DMP zone shall not occur until a Master Plan is approved. Interim uses including single-family dwellings (on property not owned by Union Pacific Railroad), railroad operations, existing non-conforming uses, and public parking lots are permitted within the DMP zone prior to the approval of a Master Plan. This Master Plan provides development regulations for the DMP zone as required by the Town’s Development Code. Where regulations from the Development Code apply to future development Truckee Railyard Master Plan Page 34 4. Guiding Goals and Policies of the Railyard Master Plan Area, the regulations are incorporated in this plan either directly or by reference. The westerly portion of the Railyard Master Plan Area is within the Historic Preservation Overlay District. Properties within the District are subject to the Historic Preservation Overlay District Design Guidelines (Volume 3 of the Downtown Specific Plan), which establishes criteria for reviewing proposed projects within the nine character areas of the District and will assist property owners in achieving the Town’s goals for high quality development sensitive to and compatible with the historic character of the Downtown area. The Church Street and Railroad Character Areas (areas five and seven, respectively) include portions of the Railyard Master Plan Area, but the majority of the Railyard Master Plan area is not located in a historic character area. The policies for the Church Street and Railroad Character Areas are incorporated, where applicable, into this Master Plan. However, the design guidelines for the Railyard Master Plan Area provided in this Master Plan supersede guidelines from Volume 3 of the Downtown Specific Plan. d. Trails and Bikeways Master Plan The Trails and Bikeways Master Plan implements General Plan policies that direct the establishment of a town-wide multi-use public trail system designed to increase recreational, educational and alternative transportation opportunities. The system is intended to link the historic downtown, residential, commercial, recreational and educational areas, natural and historic resources and regional public lands and trails. Many of the plan’s policies are pertinent to the development of multi- modal trails and bikeways in the Railyard. Trails proposed in the vicinity of the Railyard Master Plan Area and integration of these trails with proposed trails in the Railyard are discussed in Chapter 7, Transportation and Circulation. The Railyard Master Plan addresses the key concepts from the Trails and Bikeways Master Plan including: pedestrian and bicycle networks for multiple users; establish links between land use types and various locations in Town; minimize conflicts and provide safe recreation opportunities; and provide access to natural and historic resources. e. Truckee Tahoe Airport Land Use Compatibility Plan The Truckee Tahoe Airport Land Use Compatibility Plan was updated in 2004. The purpose of the Airport Land Use Compatibility Plan is to regulate development within the vicinity of the airport to ensure that land use conflicts do not result. The Plan includes zones that establish appropriate land uses for property within the Airport Land Use Compatibility Plan area. The eastern one-third of the Railyard Master Plan Area is within Compatibility Zone C (Extended Approach/Departure Zone) and the western portion of the Railyard Master Plan Area is within Compatibility Zone D (Primary Traffic Patterns). During the planning process, it became clear that relocating the balloon track under the more restrictive Zone C would make sense from a safety perspective and also allow for the highest and best use of the western portion of the Railyard Master Plan Area. f. Truckee Redevelopment Plan The 1998 Truckee Redevelopment Plan is intended to eliminate blight in the Redevelopment Project Area, which includes the Railyard Master Plan area. The Redevelopment Plan establishes the framework for the redevelopment agency actions relating to development, permitted uses, and project financing. The Redevelopment Agency participation in the Railyard project may include providing financial support for the construction of public infrastructure, parks, affordable housing, and/or other community-benefiting uses. Truckee Railyard Master Plan Page 35 4. Guiding Goals and Policies g. Truckee Particulate Matter Air Quality Management Plan The Town of Truckee Particulate Matter Air Quality Management Plan was adopted by Town Council in 1999 to reduce particulate matter emissions and improve air quality in the Truckee air basin. The regulations and programs of this Town Air Quality Plan are in addition to the programs and services provided by the Northern Sierra Air Quality Management District (AQMD). Development within the Railyard Plan Area will be subject the air quality control measures within Truckee and Northern Sierra AQMD management plans. h. Public Improvement and Engineering Standards The Town of Truckee Public Improvement and Engineering Standards (PIES) are minimum design, construction and improvement standards for public and private improvements affecting the public infrastructure under the jurisdiction of the Town. Except as provided for within this Master Plan, development within the Railyard Plan Area will be subject to PIES. Truckee Railyard Master Plan Page 36 5 PURPOSE This chapter dictates allowable land uses and sets Development Standards and Guidelines for development in the Master Plan Area to regulate the function, character and form of the built environment. The Development Standards and Guidelines in this Chapter will govern all future development within the Railyard Master Plan Area. The regulations provide a system to ensure that the design of the public realm and the design of new public and private buildings will support the Railyard Master Plan Area’s evolution into new, mixed-use neighborhoods that will enhance Downtown Truckee and provide an extension of Commercial Row in an easterly direction. In addition to the Development Standards and Guidelines in this chapter, development within the Master Plan Area is also subject to street design standards (Chapter 8) and open space standards (Chapter 6). 5.1 OVERVIEW This Chapter is intended to guide development of the Railyard Master Plan Area to implement the Town’s vision for an attractive, mixed-use, pedestrian-friendly extension of Downtown Truckee. Three new Districts, as shown in Figure 5-1, have been established to assist in regulating development. TRUCK E E R I V E R WEST R I V E R S T R E E T DONN E R P A S S R O A D TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T DONNER P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EA S T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T BALLOON TRACK 80 Master Plan Area Property Line Conceptual Location - Park Conceptual Location - Town Square Conceptual Location - Civic Bldg. Downtown Extension District Industrial Heritage District Trout Creek District Eastern Undercrossing Study Area n NORTH 0500 feet n 80 Figure 5-1: Districts Truckee Railyard Master Plan Page 37 E LOPMENT STANDARDS AND GUIDELINES55 5. Development Standards and Guidelines The Districts build upon the nine character areas identified in the Historic District Design Guidelines for the Truckee Downtown Specific Plan and include: Downtown Extension (DE) District. • This area will be a physical extension of Commercial Row. The DE District will also provide new housing, recreation and civic uses in Downtown. The DE District will be the most intensely developed district in the Master Plan. Industrial Heritage (IH) District. • This area will be comprised of mixed use development including multi-family residential, artisan industry space, commercial space, retail, live/work and work/live uses. Development in the IH District will be designed to reflect historic uses on the site including the mill and buildings associated with the former railyard operations. Trout Creek (TC) District• . This area will provide a mix of multi-family and single-family residential homes with connections to the Trout Creek Greenway. The TC District will have the lowest density of the three Districts. a. Organization This chapter includes five primary components: 1) the Regulating Plan/Zoning Map; 2) Allowable Land Uses; 3) Maximum Allowable Development (M.A.D.); 4) Development Standards and Guidelines; and 5) Miscellaneous Guidelines. b. Relationship to Other Plans and Town Codes The Town of Truckee and surrounding jurisdictions have numerous planning documents that address new development in the Railyard Master Plan Area including: Downtown Truckee Specific Plan, Polices (Volume 2)• Downtown Truckee Specific Plan, Historic Design Guidelines (Volume 3)• Trails and Bikeways Master Plan• Truckee Tahoe Airport Land Use Compatibility Plan • Truckee Redevelopment Plan • Truckee Development Code• Air Quality Management Plan• Public Improvement and Engineering Standards• The Standards and Guidelines included in this chapter draw heavily from these documents and are intended to synthesize their requirements herein. This document attempts to be comprehensive and inclusive of all existing goals, policies and standards within the above named plans. 5.2 REGULATING PLAN/ZONING MAP The Regulating Plan/Zoning Map, shown in Figure 5-2, shows the zones within the Master Plan Area with unique standards for building placement, design, and use; and identifies the specific blocks included in each zone. Each of the three new Districts is identified as a zoning district. The three zones comprise the majority of the Master Plan Area and the regulations pertaining to each are detailed in this chapter. The remaining areas are designated as Downtown High Density Residential, 14 units per acre (DRH-14), Downtown Manufacturing (DM), Downtown Mixed Use (DMU), Downtown Railroad (DRR), Public Facilities (PF), and Open Space (OS) and are subject to associated development regulations included in the Town’s Development Code. Regulated street frontages are also identified on the Zoning Map. 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Development Standards and Guidelines 5.3 ALLOWABLE LAND USES Parcels and buildings within the Downtown Extension (DE), Industrial Heritage (IH) and Trout Creek (TC) Districts defined in the Regulating Plan/Zoning Map (Figure 5-2) shall be occupied by only the land uses allowed by Table 5-1. Parcels and buildings within the Master Plan Area with zoning designations consistent with the Truckee Development Code, including property designated Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown Manufacturing/ Industrial (DM), Downtown Railroad (DRR), Public Facilities (PF) and Open Space (OS) shall be occupied by land uses permitted in relevant chapters the Truckee Development Code. a. Establishment of an Allowable Use Any one or more land uses identified by Table 5-1 as being allowed within a particular District may be established on any parcel within that District, subject to the planning permit required for the use by Table 5-1, and compliance with all other applicable requirements of this Master Plan. Where a single parcel is proposed for development with two or more of the land uses listed in the table, the overall project shall be subject to the highest planning permit level required by the table for any individual use. b. Permit Requirements for Allowable Uses Table 5-1 identifies the uses of land allowed within the District established in the Master Plan, and the planning permit required to establish each use. Table 5-1 provides for land uses that are: Permitted subject to compliance with all applicable provisions of this Master Plan, shown as “P”;• Allowed subject to the approval of a Use Permit, shown as “UP”; • Allowed subject to the approval of a Minor Use Permit, shown as “MUP”; • Allowed subject to the approval of a Temporary Use Permit, shown as “TUP”; • Not allowed within a specified zone, shown as a “-”.• c. Special Use Regulations Table 5-1 is followed by a numerical list of performance standards that apply to various land uses within the Master Plan. If the planning permit symbol is followed by a number, that specific land use is subject to a special standard noted at the end of the table. d. Live/Work and Work/Live Units Live/Work and Work/Live units are permitted as shown in Table 5-1 and are unique to this Master Plan. Live/Work units are residential homes with accessory commercial or business activity conducted • within the home. Commercial or business activity is primarily conducted by residents of the home in a manner that is clearly incidental to the principal use of the home as a residence. Live/Work units shall comply with Truckee Development Code Section 18.58.120 (Home Occupations) with the following exceptions: (1) a Minor Use Permit is not required to utilize an accessory structure for live/work activities; (2) a Minor Use Permit is not required to utilize more than 400 square feet or 25 percent of the main dwelling for work activities provided, however, that not more than 1,000 square feet or 40 percent of the dwelling shall be utilized for work activities; and (3) a Minor Use Permit is not required for a Live/Work activity that generates more than 2 trips per day provided, however, that in no case shall vehicular customer and delivery traffic exceed 10 trips per day. Truckee Railyard Master Plan Page 40 5. Development Standards and Guidelines Work/Live units, unlike Live/Work units, are intended be used primarily or exclusively for a • commercial or business activity, and living area is secondary. Work-related activity is intended to be the dominant activity for Work/Live, and Work/Live units will operate essentially as a “Live/Work” facilities per the Truckee Development Code. Work/Live units would be subject to compliance with Truckee Development Code Section 18.58.130 with the following exceptions: (1) living and work spaces may be independently accessible from one another; (2) Work/Live units may be operated by persons other than the owner (resident); and parking for Work/Live units shall be required as indicated within this Chapter. Truckee Railyard Master Plan Page 41 5. Development Standards and Guidelines Table 5-1: Allowed Land Uses and Permit Requirements P = Permitted; UP = Use Permit; MUP = Minor Use Permit; TUP = Temporary Use Permit; - = Not Permitted Land UseDEIHTC Agriculture, Resources & Open Space Uses Nature reservesPPP TrailsPPP Manufacturing & Processing Uses Building Materials StorageP (2)UP Clothing products-P- Electrical and electronic equipment, instruments-UP (3)- Food and beverage production and distribution-UP (3)- Furniture/fixtures manufacturing, cabinet shops-P (3)- Glass products-UP (3)- Handcraft industries, small-scale manufacturing-P- Metal fabrication, machine, and welding shops-UP (3)- Paper products-P- Printing and publishing-P (3)- Recycling - Reverse vending machinesPP- Recycling - Small collection facilityPP- Stone and cut stone products-P (3)- Structural clay and pottery products-P- Textile and leather products-P- Warehousing, wholesale and distribution-P- Recreation, Education & Public Assembly Uses Churches/places of worship-UP (5)- Community centersP (4,5)-- Health/fitness facilitiesPP- Ice skating rinks P-- Indoor recreation centersUPUP- Libraries and museumsPP- Membership organization facilitiesP (5)P- Parks and playgroundsUPUPUP Schools - Public and privateUP (4)UP- Schools - Specialized education and trainingP (4)P- Sport facilities/outdoor public assemblyUPUP- Studios - Art, dance, music, photography, etc.PP- Theaters and meeting hallsPP- Residential Uses Caretaker and employee housingMUP (4)MUPMUP Detached living areas-PP Live/work unitsP (4,7)P (7)P (7) Work/live unitsP (6)P (6) Multi-family dwellings, individual ownership, 2 to 10 unitsPPP Multi-family dwellings, individual ownership, 11 and more unitsPPP Multi-family dwellings, in commercial/ industrial projectPP- Truckee Railyard Master Plan Page 42 5. Development Standards and Guidelines Land UseDEIHTC Secondary residential units--P Single-family dwellings--P Single-room occupancy (SRO) housingPP- Transient rental, multi-family dwellingsPPUP Transient rental, single-family dwellings--P Home Occupations Home Occupations are permitted in the Master Plan Area consistent Development Code Section 18.58.120; with specific exceptions to this section as described in section 5.3(d). Retail Trade Uses Accessory retail usesPP (3)- Alcoholic beverage sales, beer and wine onlyPP- Alcoholic beverage sales, other than beer and wineMUPMUP- Bars and drinking establishmentsPP (8) - Convenience storesPP- Furniture, furnishings, and equipment stores PP- Grocery storesPP- Outdoor retail sales and displaysUPUP- Plant nurseries and garden supply storesPMUP- Restaurants, counter servicePP- Restaurants, table servicePP- Retail stores, general merchandisePP- Second hand storesPP- Service Uses Automated teller machines (ATMs)PP- Banks and financial servicesPP- Bed and breakfast inns-UP (9)P (9) Business support services-P (3)- Car Wash-UP- Card lock fueling facility-UP- Child day care centersUP (4)UPUP Child day care, large family day care homes--P (10) Child day care, small family day care homes-P (10)P (10) Hotels and motelsP-- Laundromat-P (4)- Medical services - Clinics and labs-P (3) - Offices, accessory to primary useP (4)P- Offices, business and professionalP (4)P- Personal servicesPP- Public buildings and structuresPPP Public safety and utility facilitiesUP (4,11)UP (11)UP (11) Repair/maintenance - Consumer productsP (4)P- Research and development (R&D)-P- Service Station -UP- Snow Removal-UP- Table 5-1: Allowed Land Uses and Permit Requirements Continued Truckee Railyard Master Plan Page 43 5. Development Standards and Guidelines Land UseDEIHTC Studios (art, dance, music, photography) secondary to primary residential use PP- Veterinary, clinics, animal hospitals, kennels, boarding-UP- Visitor centerP-- Temporary Uses Commercial filmingTUPTUPTUP Model homesMUPMUPMUP Offices, temporary real estateMUPMUPMUP On-site material processing--- On-site soil remediation activitiesTUPTUPTUP Outdoor retail sales, temporaryTUPTUPTUP Street VendorTUPTUPTUP Temporary events, non-profit organizationTUPTUPTUP Temporary work trailersTUPTUPTUP Transportation, Infrastructure & Communications Uses Broadcasting studiosP-- Commercial Parking GarageUP (4)UP- Electric utility facilitiesUPUPUP PipelinesUPUPUP Telecommunications facilitiesUPUPUP Transit stop sheltersPPP Utility linesPPP Notes: (1) Subject to Truckee Development Code Section 18.58.060, Animal raising and keeping. (2) Building Materials Storage uses are permitted in the DE only if said uses were existing prior to the adoption of this Master Plan. (3) Hours of operation limited to 7:00 a.m. to 7:00 p.m on weekday and 9:00a.m. to 5:00 p.m. on weekend. (4) Use not allowed within 30 feet depth of ground floor building frontage on Primary Street. However, to facilitate initial leasing, the Town may allow these uses on the ground floors of buildings on Primary Streets in DE for a period of up to 5 years from issuance of the building’s final certificate of occupancy. (5) Subject to Truckee Development Code Section 18.58.090, Churches, Community Centers and Membership Organizations (6) Subject to Truckee Development Code Section 18.58.130, with the following exceptions: A Work/Live Units is not required to be operated by the owner (resident) per 18.58.130 B(5). ο Parking shall be provided in accordance with this Chapter. ο Living and working spaces may be independently accessible from one another. ο (7) Subject to Truckee Development Code Section 18.58.120, with the following exceptions A Home Occupation Permit is not required per 18.58.120 B; if the proposed Live/Work use is located in a ο designated Live/Work building. A Minor Use Permit is not required per 18.58.120 (D)(1), (2), or (8), provided the maximum thresholds listed in (2) ο and (8) are not exceeded; if the proposed Live/Work use is located in a designated Live/Work building. (8) Not permitted within 200 feet of a single-family residential use (9) Subject to Truckee Development Code Section 18.58.070, Bed and Breakfast Inns (10) Subject to Truckee Development Code Section 18.58.080, Child Daycare Facilities (11) Permitted only if use is operated by a public agency. Office and outdoor storage is not otherwise permitted in the District. Table 5-1: Allowed Land Uses and Permit Requirements Continued Truckee Railyard Master Plan Page 44 5. Development Standards and Guidelines 5.4 MAXIMUM ALLOWABLE DEVELOPMENT (M.A.D.) To assist with the preparation of the Environmental Impact Report (EIR), and to provide a threshold for development within the Master Plan Area, development shall be limited to the Maximum Allowable Development (M.A.D.) per District detailed below. The M.A.D., together with the development standards and guidelines included in this chapter regulate the overall density and intensity of development that can occur within the Master Plan Area. As such, no maximum or minimum floor area ratio or densities are prescribed (see Section 10.3 for M.A.D. implementation and monitoring). a. Downtown Extension District M.A.D. 220 residential units• 15 live/work units• 50 work/live units • 65,000 square feet of retail• 10,000 square feet of office • 1,000-seat movie theater• 60-room hotel• 20,000 square feet of grocery store• 25,000 square feet of civic building • OR 45% of the work/live units can developed as stand-alone office and multi-family residential uses resulting in the following alternatives for the DE M.A.D. 257 residential units• 28 work/live units • 32,500 square feet of office • * All other uses not modified in the alternative scenario remain consistent b. Industrial Heritage District M.A.D. 125 residential units • 75 work/live units • 5,000 square feet of retail • 5,000 square feet of office • OR 75% of the work/live units can be developed as stand-alone office and multi-family residential uses, resulting in the following alternative for I.H. M.A.D. 181 residential units• 19 work/live units • 61,250 square feet of offic• e * All other uses not modified in the alternative scenario remain consistent Truckee Railyard Master Plan Page 45 5. Development Standards and Guidelines c. Trout Creek District M.A.D. 60 residential units• 25 live/work units • OR 85 residential units• 5.5 DEVELOPMENT STANDARDS AND GUIDELINES This section details the development standards and guidelines applicable to each of the three Districts: the Downtown Extension, Trout Creek, and Industrial Heritage. Development for property designated as DRH-14, DM, DMU, DRR, PF and OS on the Regulating Plan/Zoning Map is subject to the development and land use regulations prescribed in the Truckee Development Code. The Development Standards, which are mandatory, are detailed below in Section 5.5.1 and in Table 5-2. Development Guidelines for each District, which are strongly encouraged, but not required, are included in Sections 5.5.2 through 5.5.3. General Development Guidelines that are not specific to a District are included in Section 5.5.4. The review authority may interpret the design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable/ appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed. Superior architecture is a community expectation and is required throughout the Railyard Master Plan. The standards and guidelines for each District are organized into the following four defining elements public realm, uses, buildings and access, as described below. a. Public Realm How the form and function of the public realm is developed throughout the Railyard Area and within each of the three Districts will influence the area’s character and its integration with the Commercial Row and Church Street Character Areas identified in the Historic Design Guidelines. Key elements that contribute to the Public Realm include block layouts and the manner by which public streets and space are formed by the adjacent building walls. The Public Realm standards address block and lot design, building density and intensity, building setbacks, frontage types and articulation of streetwalls, open space and recreation areas, and solar exposure. These elements affect how people use public spaces and what types of activities are promoted within the public spaces. b. Uses One of the key objectives of the development regulations is to focus on regulating the building forms; however, the regulations also address building uses to promote a horizontal and vertical mix of uses that will support an active retail destination and a lively and vibrant 24-hour activity center that is synergistic with the Downtown Core. Development density and intensity within the Master Plan is regulated by the M.A.D. (see Section 5.4) and the Development Standards and Guidelines that regulate building form, mass and height. Development of residential units within the Master Plan is not subject to a specific density standard. Truckee Railyard Master Plan Page 46 5. Development Standards and Guidelines c. Buildings Regulation of the physical form of structures is necessary to achieve the desired character for each area, including bulk and massing through height, setback, frontage types, roof forms, building materials, and architectural guidelines. d. Access Strategically planned access for vehicles, pedestrians and bicyclists in, out, within and through the Master Plan Area will be critical to the success of the Master Plan. Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes and connections, signage, parking requirements and parking placement. Regulations for these elements are included in this chapter when they are specific to a District. However, the majority of these elements are addressed in Chapter 7, Transportation and Circulation. These regulations are intended to help ensure a strong integration with the existing Downtown Core and easy access to destinations for all modes of transportation. 5.5.1 DEVELOPMENT STANDARDS Proposed development shall comply with each of the urban standards provided in Table 5-2 for the zone that applies to the site. Truckee Railyard Master Plan Page 47 5. Development Standards and Guidelines Table 5-2: Railyard Master Plan General Development Standards StandardRequirement by District Downtown Extension (DE) Industrial Heritage (IH) Trout Creek (TC) PUBLIC REALM S1. Block Length If greater than 300 ft. shall be interrupted with an alley, pedestrian path, plaza or similar feature. S2. Lot Area 2,000 sq. ft. Minimum 3,000 sq. ft. minimum, 5,000 sq. ft. maximum for single-family and duplex S3. Building Site Coverage (1) NA85% maximum1st Floor 60% maximum. Upper floors 75% of 1st floor maximum. S4. Streetwall Height (2)(3) 3-Story / 40 ft. max. Additional height must be setback a minimum of 10 feet from the streetwall NANA S5. Streetwall Articulation (3) The streetwall height of each block shall vary in height. The block shall be calculated in 100’ segments as shown in Figure 5.3. The variance shall be 20% of the maximum street wall height within each 100-foot segment. (e.g., if the maximum streetwall height along a 100 foot frontage is 40 ft. at least 20 ft. of the frontage shall have a maximum street wall height of 32 ft.). NANA S6. Permitted Building Frontages The following building frontages are permitted, as indicated, within each district. “Yes” means the frontage type is allowed and “No” means the frontage type is prohibited. For example, a building in the DE District could have a forecourt, but not a common yard frontage. See Table 5-3 for sample frontage types. Frontage Type Primary Street/Other Street All All Common Yard No/No Yes Yes Porch and Fence No/Yes No Yes Truckee Railyard Master Plan Page 48 5. Development Standards and Guidelines StandardRequirement by District Downtown Extension (DE) Industrial Heritage (IH) Trout Creek (TC) Forecourt Yes/Yes Yes Yes Stoop No/Yes Yes Yes Shopfront and Awning Yes/Yes Yes No Gallery/Canopies Yes/Yes No No S7. Landscaping As required by Truckee Development Code Chapter 18.40 (Landscape Standards). S8. Open Space NANA 150 square feet per multi-family unit. The open space requirement can be satisfied by any combination of Common and Private open space. S9. Outdoor activities All sales, displays shall be conducted within an enclosed building, unless a Use Permit, Minor Use Permit or Zoning Clearance for outdoor displays and sales is approved in compliance with 18.58.190 (Outdoor Display and Sales Standards). Street vendors are also permitted subject to approval of a Temporary Use Permit approved in compliance with 18.62. S10. Solar Exposure (4)A minimum solar access plane of 27.25 degrees measured from the centerline of each east-west street’s northerly sidewalk shall be provided. See Figure 5-4 USES S11. Parcels and buildings shall be occupied by only the land uses allowed by Table 5-1 within the zone applied to the site by the Regulatory Plan/Zoning Map. BUILDINGS S12. Building Setbacks. Minimum and maximum setbacks are required as shown below. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. Front (on Primary Street)None required. Maximum of 5 ft. from back edge of sidewalk improvement. An exception to allow up to 15 ft. may be granted by staff to accommodate outdoor dining, small plazas, courtyards or similar features. NANA Table 5-2: Railyard Master Plan General Development Standards Continued Truckee Railyard Master Plan Page 49 5. Development Standards and Guidelines StandardRequirement by District Downtown Extension (DE) Industrial Heritage (IH) Trout Creek (TC) Front (on non-primary street) None required. Maximum of 15 ft. from back edge of sidewalk improvement to accom- modate a land scaped front yard, outdoor dining, small plazas, courtyards or similar features. None required. Maximum of 15 ft. from back edge of sidewalk improvement to accom- modate a land scaped front yard, outdoor dining, small plazas, courtyards or similar features. Minimum 5 ft. to a maximum of 25 ft. from back edge of the existing or future sidewalk improvement, as determined by the Town Engineer. Interior Sides None required.Minimum 5 ft.5 ft. minimum, but 15 ft. total (when there are two interior side property lines) Street SideEdge of the existing or future sidewalk improvement as determined by the Town Engineer. Minimum 5 ft. from edge of the existing or future sidewalk improvement as determined by the Town Engineer. Rear (5)None required.Minimum of 15 ft. Minimum of 20 ft for Principal structure; Minimum of 5 feet for Accessory Structure CreekNANA20 ft. minimum from edge of trail or 20 feet minimum from 100-year flood plain, whichever is greater. S13. Height limit (2)50 feet; height greater than maximum permitted streetwall height must be setback a minimum of 10 ft. from streetwall. 50 ft.; 35ft. at northeast block of IH 25 ft. along Trout Creek; 35ft. elsewhere in TC District ACCESS S14. Parking and Loading Standards Table 5-2: Railyard Master Plan General Development Standards Continued The EIR prepared for this Master Plan included a study of parking standards for land uses in the Master Plan Area (see Railyard Master Plan EIR Volume 2, Appendix C). The parking study looked at the Town’s Downtown parking standards and existing demand, reviewed available parking data/statistics, Truckee Railyard Master Plan Page 50 5. Development Standards and Guidelines StandardRequirement by District Downtown Extension (DE) Industrial Heritage (IH) Trout Creek (TC) S15. Bicycle Parking Requirement Bicycle parking shall be provided as required by Truckee Development Code Section 18.48.090. However, bicycle parking spaces shall be located in a locker, garage, or a suitable rack for secure locking and shall require location approval by the Town Traffic Engineer. S16. Signs A sign program for each District must be prepared prior to the issuance of building permits for the first phase of development within each District. Temporary signs may be permitted consistent with the requirements of Section 18.54 (Signs) of the Development Code. Notes: (1) Maximum percentage of net site area that may be covered with structures. The landscaping requirement will regulate pavement coverage for multi-family and commercial development. Total site coverage (structures and pavement coverage) for single-family lots shall not exceed 80%. (2) Maximum allowable height for structures. See Truckee Development Code Chapter 18.30.090 (Height Measurement and Height Limit Exceptions). (3) The maximum streetwall height in the DE District shall be 40 feet, unless the Planning Commission grants a height exception to allow a 50 foot maximum, which is subject to the all of the following findings: (a) That the additional height makes a positive contribution to the overall character of the area and will • be compatible with its surroundings. (b) That the additional height will not result in unreasonable restrictions of light and air to adjacent • properties or the public right-of-way, or otherwise be detrimental to the public health, safety and welfare. (c) That the additional height will support other policies, Standards and Guidelines of the Master Plan • and will result in a better overall project. (4) If the minimum solar access plane cannot be achieved, the designated review authority may approve an exception to this standard based on analysis of a shadow study submitted by the project applicant. The shadow study shall demonstrate that the proposed construction would not cast undue shadow on adjacent properties that would sacrifice natural light and air into existing and future buildings. (See Figure 5-4) (5) When/if structures back onto an alley, no rear setback applies. for similar mountain town areas, and evaluated opportunities for shared parking. The study resulted in the following parking rates for uses within the Master Plan Area. Shared parking and parking reductions may also be considered by the Town during review of proposed projects within the Master Plan. General Retail: 2.41 spaces per KSF Restaurant: 7.25 spaces per KSF Office: 2.56 spaces per KSF Grocery Store: 6.72 spaces per KSF Movie Theater: 0.19 spaces per seat Civic Uses: 2 spaces per KSF Lodging Units: 1 spaces per room plus 0.5 per peak employee Multi-family units and Live/Work units (includes guest parking) - Studio 1.10 spaces per unit - 1-bedroom 1.35 spaces per unit - 2-bedroom 1.65 spaces per unit - 3-bedroom 1.95 spaces per unit Single-family unit: 2 spaces per unit Work/Live units in DE: parking for residence based on Multi-family unit standards above; plus 2.25 spaces per KSF for commercial uses Work/Live unit in IH: parking for residence based on Multi-family unit standards above; plus 2.31 spaces plus KSF for commercial uses Truckee Railyard Master Plan Page 51 5. Development Standards and Guidelines x y Block 100’ segment100’ segment * * 20% of streetwall width (this shall be calculated in 100’ segments) 20% of streetwall height The balance shall vary in height to meet the intent of this standard x= y= = Figure 5-3: Streetwall Articulation Existing Houses 40’ street wall height 10’ ave. streetwall setback 40 ’ 10’ CL O O Figure 5-4: Solar Access Diagram Truckee Railyard Master Plan Page 52 5. Development Standards and Guidelines COMMON YARD PORCH AND FENCE FORECOURT STOOP SHOP FRONT AND AWNINGS COLONNADES/GALLERY/CANOPIES Table 5-3: Sample Frontage Types Truckee Railyard Master Plan Page 53 5. Development Standards and Guidelines 5.5.2 DOWNTOWN EXTENSION (DE) DISTRICT Buildings in the Downtown Extension District will be designed to complement the existing main street shopfront buildings along Commercial Row and recent projects on Jibboom Street and Church Street. The primary intent of this District is to extend the public realm of the historic Downtown Core into the Railyard and reinforce its pedestrian-oriented nature. Pedestrian circulation corridors will be characterized by wide, attractive sidewalks and streetscape improvements to emphasize a connection to Commercial Row and Church Street. Strategically located open spaces will function as community gathering places, eventually connecting to the Trout Creek Greenway and broader open space network. New terminated vistas will be created through the design of the street layout and attention to architectural details. The Donner Pass Road Extension will provide for open views to the mountains surrounding Downtown. The Downtown Extension (DE) District applies to the portions of the Master Plan Area located closest to the eastern edge of Commercial Row. The Downtown Extension District comprises approximately 12 acres of the Master Plan. The DE District will accommodate the most urban conditions within the Railyard Area and is anticipated to be a physical extension of Truckee’s Commercial Row. a. Public Realm The public realm in the DE District will primarily be defined by the building frontages along Church Street, Donner Pass Road and Donner Pass Road Extension and the north/south connecting streets and alleys. Donner Pass Road Extension and Donner Pass Road (within the Master Plan Area) are designated as Primary Streets as shown in Figure 5-1. The ground floor uses and building frontage types are more restricted along the Primary Streets to facilitate pedestrian activity. The articulation of the street elevation/facade and the use of the first 30 feet of private space along Primary Streets (measured as the first 30 feet behind the sidewalk) will also contribute to the Public Realm as the definition of that space will determine how the uses interact with public space along Primary Street frontages. The following Development Guidelines address block and lot design; sidewalks, walkways and streetscape; and building frontages and streetwalls. These Guidelines draw heavily from the Downtown Truckee Specific Plan, particularly the Historic Design Guidelines. Block and Lot Design The existing development pattern in the Downtown Core is composed of a mix of block sizes and configurations (as shown in Figure 5-5 and discussed in greater length in Appendix A, Block Structure Analysis), with a predominance of linear, elongated blocks running parallel to the Truckee River and the railroad right-of-way and shaped by topographic constraints. Some of the elongated blocks are over 700 feet in length, creating a long, linear formal streetscape along Commercial Row; however, more typical dimensions range from 250 feet to 350 feet. Design Goal: •To create building and site patterns conducive to pedestrian-oriented retailing that emulates Truckee’s historic Commercial Row. Architectural Goal:•To design buildings that provide a contemporary interpretation of commercial buildings found in Commercial Row. Massing Goal: •To develop buildings which extend the scale and character of Commercial Row into the Railyard. Downtown Extension Source: 2006 Master Plan. Truckee Railyard Master Plan Page 54 5. Development Standards and Guidelines Guidelines New development in the Master • Plan Area should strive to establish blocks reflective of the Downtown Core with an emphasis on linear proportions that parallel the railroad and river. (DE-G1) The majority of blocks should • have a rectangular proportion. (DE-G2) Larger blocks (greater than 300 • feet) should be broken with small plazas, courts or pedestrian alleys to facilitate pedestrian activity and connections throughout the plan area. (DE-G3) Curb extensions, crosswalks and mid-block crossings should be • provided along the Primary Street to connect to parking located in the railroad right-of-way. (DE-G4) Sidewalks, Walkways and Streetscape The pattern of sidewalks is very random, and often non-existent, throughout the existing Downtown Core. Along Commercial Row, the sidewalks are continuous and wide. The sidewalks are approximately 17 feet wide and accommodate a variety of eclectic streetscape elements (benches, planters, lighting, signage of varied designs) leaving an approximately 10-foot clear travel path. Extended lengths of the sidewalk are covered with canopies or awnings and gallery frontage buildings. The integration of these spaces with one another helps define the public realm of Commercial Row. The Master Plan requires minimum 12 foot-wide sidewalks along Primary Street frontages in the DE District to strengthen its connection with Downtown Core and promote pedestrian activity (see Chapter 7, Transportation and Circulation for additional details). Action 7.8 also requires the establishment of a Streetscape Master Plan to ensure the appearance of the streets and sidewalks are well designed. Guidelines Along Primary Street frontages, sidewalks should extend a minimum of 12 feet from the back of • curb to the storefront edge and accommodate a minimum 10-foot wide clear travel path. (DE-G5) Sidewalks not located along a Primary Street frontage and should extend a minimum of 8 feet • from the back of curb to the storefront edge along frontages and accommodate a minimum 6-foot wide clear travel path. (DE-G6) At the discretion of the Town Engineer, sidewalks may not be required along street frontages that • do not abut development (e.g., east side of Donner Pass Road north of Church Street. (DE-G7) Canopy along Commercial Row circa 1920 Source: Dinsmore Sierra, LLC, 2006. Figure 5-5: Block Structure Study of Historic Downtown Truckee Truckee Railyard Master Plan Page 55 5. Development Standards and Guidelines Sidewalks should connect from block to block. The opportunity for wider sidewalks and artistic or • unusual street amenities should be considered to create an interesting streetscape design within the sidewalk profile. (DE-G8) A mix of materials, suitable for varied weather conditions, is encouraged for sidewalks and • walkways to distinguish street hierarchy. (DE-G9) Sidewalks may be located on private property with a public use easement to facilitate • creative use of the space. (DE-G10) Building designs that result in covered sidewalks and walkways are encouraged on Primary • Street frontages. (DE-G11) Streetscape elements shall not be located within required clear travel path. (DE-G12)• Building Frontages and Streetwalls The term “streetwall” refers to the composition of several building facades viewed together. The streetwall of the Historic Commercial Row, visible from many areas throughout Downtown, includes an eclectic mix of building facades (See Figure 5-6). The streetwall is articulated by buildings that are compromised of a range of building frontages and heights that vary from approximately 15 feet to 50 feet tall. Canopies that cover many of the walkways and awnings are also elements that contribute to the streetwall form. In the DE District, the form of the streetwalls will significantly contribute to the sense of place that is established throughout the area. Streetwalls within the DE District should replicate elements of the form of the Commercial Row streetwall including varied View of Commercial Row streetwall from the Hilltop Area Figure 5-6: Building Study of Commercial Row Source: Dinsmore Sierra, LLC, 2006. Note: The darker the shading the higher the FAR. Truckee Railyard Master Plan Page 56 5. Development Standards and Guidelines heights, an eclectic mix of building frontages and facade designs, and canopies. The development regulations included in Table 5-1 will require the streetwall for each block to include varied heights. The following Guidelines should also be followed: Guidelines The design of individual building facades should support an interesting and varied streetwall • reflective of historic Commercial Row with varied heights, an eclectic mix of building materials, and a range of horizontal articulations (see examples below). (DE-G13) Public areas including streets, plazas and parks should be framed by buildings. (DE-G14)• The majority of building frontages should be built to the sidewalk to create an active and • interesting walking environment. (DE-G15) Design streetwalls as simple building edges with recessed windows with a solid to void ratio • similar to Commercial Row. Upper floors typically have a greater solid to void ratio than the ground floor facades. (DE-G16) The location, siting and massing of buildings in the Downtown Extension will be particularly • important to minimize shadow effects and aid in melting accumulated snow and ice on the street and sidewalk. (DE-G17) New buildings that replicate historic buildings are strongly discouraged. (DE-G18)• ThisThisThis Not This Examples of streetwall articulation Truckee Railyard Master Plan Page 57 5. Development Standards and Guidelines b. Use Land uses within the Downtown Core include retail sales, real estate and professional offices, restaurants and residential units. Buildings in the DE District are encouraged to include a vertical mix of uses emphasizing ground floor retail with offices and residential above. Lodging, restaurant, entertainment and civic uses are also encouraged. Primary Streets will have the greatest emphasis on retail, entertainment, and hospitality uses, extending the historic pattern of Commercial Row. Flexible spaces for commercial and work/live units will be provided along other commercial frontages. To allow for flexibility in initial leasing of ground floor space along the Primary Street in the DE, the Town may allow office and ground floor uses otherwise prohibited per Table 5-1 for 50 percent of the store fronts along the Primary Street, for a period of 5 years from issuance of each building’s final certificate of occupancy. Guidelines A mix of both local and tourist serving retail is encouraged. (DE-G19)• A neighborhood specialty grocery store (not to exceed 25,000 sq. ft.) is encouraged towards the • eastern edge of the DE or within the IH District. Development of a grocery store in the IH would require a transfer of M.A.D. (see section 10.312). (DE-G20) A variety of retail, office and work/live and live/work spaces should be provided. (DE-G21)• Opportunities for commercial ownership (e.g. commercial condos for sale) are encouraged. (DE-• G22) Buildings should be designed with flexible spaces to support transitional uses that will evolve over • time as the market permits, allowing Truckee to grow organically. (DE-G23) Outdoor use areas are encouraged to • accommodate dining, display areas and street vendors that will contribute to pedestrian interest. Display areas should not occupy more than 30% of the storefront length. Outdoor use areas should not obstruct the minimum 10-foot clear travel path (see sidewalks above). (DE-G24) c. Buildings Downtown Truckee is compromised of an eclectic mix of building types and forms, as it developed over a relatively long period (1870s-1940s). Buildings in the historic Downtown Core are primarily two-story, but there are some one-story, three-story, and four-story (Sierra Tavern) buildings. Some common characteristics of the buildings include the use of masonry construction, the existence of a storefront, simple design, and their historical setting near the railroad’s freight and passenger depots. To help strengthen the connection of the Railyard Master Plan Area to the Downtown Core, buildings in the DE should utilize patterns and forms reflective Buildings align the sidewalk edge• Vernacular commercial buildings• Primarily two-story buildings with some• one- and three-story buildings, and one four-story Masonry construction is predominant, • although several painted wood sided buildings also exist here Ground-level floors orient to pedestrian• views with large display windows and recessed entries highlighting the goods and services offered inside Upper-story windows are vertically • oriented, usually rectangular, and appear as smaller openings in a predominantly solid wall Predominantly small flat-roof buildings,• although gabled buildings with false fronts existed Canopies along Commercial Row• Simpler building forms and styles • found along Jiboom Street Key Building Features of the Historic Downtown Core Source: Downtown Specific Plan, Volume 3. Truckee Railyard Master Plan Page 58 5. Development Standards and Guidelines of buildings that exist in the historic Downtown Core and the mix of buildings should ultimately be comprised of an eclectic mix of building types, heights and styles. Guidelines The following guidelines draw heavily upon the Guidelines included in Chapter 15, The Commercial District, of the Downtown Truckee Specific Plan, Volume 3. Building Siting Buildings should create a strong street edge and the majority of them should be built to back of the • sidewalk and the full width of the parcel. (DE-G25) Building Mix An eclectic mix of buildings is encouraged (DE-G26): • Each building design should consider all other buildings (existing or planned) on the block and, − as a whole, the block should contain a mix of building heights. Building designs are encouraged to contrast with other buildings and uniformity amongst − buildings is discouraged. One building may be comprised of a simple parapet masonry building with minimal articulation and a monochromatic color scheme; whereas another building may include a mix of building materials and a more dynamic color scheme. Building Form and Massing New interpretations of traditional • building styles are encouraged (DE-G27): A new design that draws upon − the fundamental similarities among historic buildings in the community (without copying them) is preferred. This will allow new structures to be seen as products of their own time yet compatible with their historic neighbors. The exact copying or replication − of historic styles is discouraged. Simple rectangular solid building • forms that are deeper than they are wide are encouraged. (DE- G28) A layering of building planes is encouraged. (DE-G29) • Floor-to-floor heights should appear similar to those of historic buildings in the area. (DE-G30) • Contemporary interpretation of traditional building shapes, especially simple rectangular masonry • building forms with functional canopies and building elements that appear as shed additions are encouraged. (DE-G31) Example of contemporary interpretation of traditional building shapes Example of layering building planes Truckee Railyard Master Plan Page 59 5. Development Standards and Guidelines Buildings should be comprised primarily of parapet buildings typical of Commercial Row. (DE-G32) • Patterns should be created along the street by the repetition of similarly-sized building elements. • However overly repetitious design elements are strongly discouraged (DE-G33): No facade should exceed 50 feet in width. − Where a building must exceed 50 feet in this width, a − change in design features to suggest the traditional building widths should be used. Changes in facade material, window design, facade height or decorative details are examples of techniques that may be considered. These variations should be expressed through the structure such that the composition appears to be a collection of smaller building modules. No single use/tenant space should occupy more than 60 feet − of building frontage. Flat roof lines are encouraged as the dominant roof form (DE- • G34). Gabled roofs may be used as accents. − Parapets on side facades should step down towards the rear of the building. − Special features that highlight buildings on corner lots may be considered. (DE-G35) • Both street elevations on corner buildings should be developed to provide visual interest to • pedestrians. (DE-G36) Facade and Building Elevations The articulation and detailing of building elevations should be simple and decorative elements • should not be over exaggerated. (DE-G37) Rectangular forms should be dominant on commercial facades. (DE-G38) • Rectangular forms should be vertically oriented. − The facade should appear as predominantly flat, with − decorative elements and projecting or setback articulations appearing to be subordinate to the dominant form. The street level floors should be clearly distinguishable from the • upper floors. (DE-G39) The first floor of the primary facade should be predominantly − transparent glass. Upper floors should be perceived as being more solid than the − lower floor. Highly reflective or darkly tinted glass is inappropriate. − Express the traditional distinction in floor heights between street levels and upper levels through − detailing, materials and fenestration. Canopies are encouraged on commercial storefront types. The designs should be simple in • character. (DE-G40) Recessed entryways are encouraged to reflect the pattern established in Commercial Row. (DE- • G41) Flat roof lines Similarly- sized building elements Truckee Railyard Master Plan Page 60 5. Development Standards and Guidelines The door should be adequately set back from the front facade to establish a distinct threshold − for pedestrians. A recessed dimension of 4 feet is typical. Where entries are recessed, the building line at the sidewalk edge − should be maintained by the upper floor(s). The general alignment of horizontal features on building fronts should • be maintained. (DE-G42) Typical elements that align include: window moldings, tops of − display windows, cornices, copings and parapets at the tops of buildings. When large buildings are designed to appear as several buildings, − there should be some slight variation in the alignment of horizontal features. Simple and funky personalization of buildings and individual tenant • spaces is encouraged. (DE-G43) Franchise architecture and the use of stock building plans and/or typical corporate and franchise • designs is prohibited. Franchise architecture is a building design that is trademarked, branded, or easily identified with a particular chain or corporation. Franchise designs lack architectural elements and are not consistent with Truckee’s local character. Commercial development shall conform to the historic and architectural Design Guidelines in this chapter. (DE-G44) Building Finishes Incorporation of simple art, including murals, into building designs is encouraged. (DE-G45) • Preferred building materials include brick, stained and painted wood, metal, board-form or colored • concrete. Also see Section, 5.5.5 for additional guidelines for building materials. (DE-G46) d. Access Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes and connections, signage, parking requirements and parking placement. Select guidelines are provided below, but the majority of these elements are addressed in Chapter 7, Transportation and Circulation, and briefly above within the sidewalk and walkways section of Public Realm. These regulations are intended to help ensure a strong integration with the existing Downtown Core and easy access to destinations for all modes of transportation. Personalized commercial unit Mural in Downtown core Murals in Downtown core Truckee Railyard Master Plan Page 61 5. Development Standards and Guidelines Guidelines On-site Parking •– On-site parking facilities should be accessed from alleys and non-primary streets. The creation of large surface parking lots is discouraged. (DE-G47) Parking Structures • – Parking garages should be located at the center of blocks and wrapped by a mix of uses to activate the street. (DE-G48) Alleys/Service • – Buildings and site planning should provide for off-street servicing via rear alleys, interior corridors, and service courts. This includes loading facilities and trash collection. (DE-G49) 5.5.3 INDUSTRIAL HERITAGE (IH) DISTRICT The intent of the Industrial Heritage (IH) District is to place building clusters and utilize site patterns that create neighborhoods reflective or reminiscent of Truckee’s industrial past. Buildings in the IH District will be designed to express the traditional utilitarian forms of Truckee’s mill and railroad structures. As encouraged in the Downtown Specific Plan, the IH District will include a mix of uses including housing, live/work, work/live, artisan industry and commercial land uses. Both mixed use buildings and individual office and residential buildings are envisioned for this District. The design guidelines provide qualitative direction for contemporary expression of buildings that once represented an important economic activity for the Town. The Industrial Heritage District is applied to the portions of the Master Plan Area east of the Downtown Extension along Donner Pass Road Extension, and south of Church Street. One block of the Industrial Heritage District also extends north along Donner Pass Road, where Donner Pass Road elevates to meet Glenshire Drive. The Industrial Heritage District comprises approximately 8.5 acres of the Master Plan. Blocks within the IH District will be broken up by passive courtyards that provide for pedestrian access between buildings and streets, and may also include open space for residents and visitors. Site planning within this District will be especially mindful of the transition area across Church Street, where the Industrial Heritage and Trout Creek Districts meet. a. Public Realm The public realm in the IH District will primarily be defined by the building frontages on Donner Pass Road Extension, Church Street, South Lane, the north/south connecting streets and the streetscape along these vehicular and pedestrian access ways. The articulation of the building facades and the ground floor use of buildings and their interaction with the street will contribute to the Public Realm as these two components (articulation and use) determine how the buildings interact with public space along the street. Block and Lot Design The Industrial Heritage District should have larger blocks with clusters of buildings organized around private drives, parking, and common social spaces. The block and lot design should both reflect the Source: 2006 Master Plan. Design Goal: •To create building clusters and site patterns which create smaller, social live/work neighborhoods reflecting the District’s industrial past. Architectural Goal:•To design buildings which provide a contemporary interpretation of mill industrial and railroad structures for mixed-use and live/work environments. Massing Goal: •To develop buildings which recollect the utilitarian building forms of historic mill, industrial and railroad structures. Industrial Heritage Truckee Railyard Master Plan Page 62 5. Development Standards and Guidelines industrial pattern and be sensitive to the transition to medium density housing across Church Street (within the Trout Creek District). Guidelines New development along the Donner Pass Extension in the IH District should strive to establish • rectangular blocks with an emphasis on linear proportions that parallel the railroad. (IH-G1) The block of the IH District between Church Street and North Lane • may be developed with smaller, less rectangular blocks as the uses transition to lower-density residential land uses in Trout Creek. Lots along Church Street should be designed to allow building entrances to front onto Church Street. (IH-G2) Larger blocks should be broken with small plazas or courts that provide • open space for the residents, customers and visitors. Pedestrian alleys may also break-up long blocks to facilitate pedestrian activity and connections throughout the blocks in the IH District. (IH-G3) Pedestrian crossings should be provided along Donner Pass Road • Extension to access parking located in the railroad setback. (IH-G4) Sidewalks, Walkways and Streetscape The pattern of sidewalks is very random, and often non-existent, throughout the existing Downtown Core. Streets, sidewalks and pathways should encourage walking and bicycling within the IH. New projects should take this into account by designing for the pedestrian at a human scale and by providing visual interest along the street. This Master Plan recognizes that sidewalks in the IH may vary in width and location reflecting the needs of ground floor land uses. Chapter 7, Transportation and Circulation, provides street section details for portions of Donner Pass Road, Street C, Street B and South Lane within the IH District; however, it should be noted that streetscapes internal to the IH District (e.g., street C) may be revised to address the specific uses and frontage types eventually selected for these blocks. Guidelines Streetscape design and landscaping should emphasize the historic industrial nature of the district • using materials, street furniture, and public art that reference Truckee’s historic mill/railyard. (IH- G5) Along Donner Pass Road Extension between streets B and C, sidewalks should extend a • minimum of 12 feet from the back of curb to the storefront edge and accommodate a minimum 10- foot wide clear path of travel. (IH-G6) Elsewhere in the IH District, sidewalks should be a • minimum of 6-feet wide and be separated from the curb and buildings by a landscaped area in many instances. Additional sidewalk area may be provided for variety and to accommodate outdoor display or seating areas, or courtyards, as appropriate. (IH-G7) An internal system of informal pathways, formal walks, small • plazas, park areas, snow storage and lobbies should be planned for each block. (IH-G8) Landscaping adjacent to sidewalk Active streetscape Truckee Railyard Master Plan Page 63 5. Development Standards and Guidelines When developing multiple buildings on a site, it is especially important to provide pedestrian • pathways through the site. (IH-G9) Sidewalks should connect from block to block. The opportunity for wider sidewalks and artistic or • unusual street amenities should be considered to create an interesting streetscape design within the sidewalk profile. (IH-G10) Building Frontages In addition to providing adequate sidewalks and walkways, it is equally important to develop the ground floor level of buildings to contribute to the public realm and encourage pedestrian activity. The ground floor of buildings in the IH District should be designed to support social common areas and articulated street edges. Porches, live/work unit entries and stoops should be oriented towards streets. Guidelines Ground floor work/live and live/work spaces, porches, stoops, and • lobbies should activate street and block edges along Primary Street frontages and the north/south street between the DE and IH Districts (Street B). (IH-G11) Buildings along Donner Pass Road Extension (between Streets B and C) frontages should be • oriented toward the railroad tracks, much as older industrial buildings were to allow for loading and unloading of goods. (IH-G12) Overall variety in setback, height, color, texture of materials and building size and form should be • incorporated throughout the IH District to enhance the pedestrian experience. (IH-G13) First floor windows of live/work units should be transparent. (IH-G14) • To help frame the transition between the IH and TC Districts along Church Street, new buildings in • IH along Church Street should have entrances that front onto Church Street. (IH-G15) b. Use The IH District will include a mix of commercial, retail, artisan industry, live/work, work/live and residential units. Permitted land uses within the IH are provided in Table 5-1. Specific performance standards are also provided in Table 5-1 to ensure that the mix of commercial, residential and industry are compatible. Guidelines A variety of retail, office, residential, work/live and live/work spaces should be provided that • primarily serve locals. (IH-G16) A neighborhood specialty grocery store (not to exceed 25,000 • sq. ft.) is encouraged towards the eastern edge of the DE or within the IH District. Development of a grocery store in the IH would require a transfer of M.A.D. (see section 10.312). (IH- G17) Spaces to accommodate studios and workshops for local • artisans (e.g. cabinet makers, sculptors) are encouraged. (IH- G18) Opportunities for commercial ownership (e.g. commercial • and work/live condos for sale) are encouraged. (IH-G19) Use building forms that reflect the simple utilitar- ian forms of railroad buildings and structures seen in the area traditionally. Livework units Truckee Railyard Master Plan Page 64 5. Development Standards and Guidelines Buildings should be designed with flexible spaces to support transitional uses that will evolve over • time as the market permits, allowing Truckee to grow organically. (IH-G20) c. Buildings Downtown Truckee is compromised of an eclectic mix of building types and forms, all of which contribute to the style and character of the town. Historically, buildings developed adjacent to the railroad were organized in clusters around a central gathering space, and a uniform line of building rarely appeared. New developments should respect the historic siting patterns of the area. Building Siting The IH District should be comprised primarily of large and small clustered buildings on large rectangular blocks. Guidelines Reminiscent of the old railroad and mill industrial buildings, larger rectangular buildings should be • developed in clusters along the Donner Pass Road Extension. (IH-G21) Setbacks are encouraged to vary from block to block to accommodate positive open space and • clustering of buildings and to avoid uniformity. (IH-G22) Mass and Scale Historically, industrial buildings in this area ranged in scale from large warehouses and depots to small storage sheds. New buildings should reflect the range of sizes that appeared historically in the area. Guidelines Building forms should • reflect the simple utilitarian forms of railroad buildings and structures seen in the area traditionally. Rather than reproducing or mimicking these forms, contemporary interpretation of traditional industrial building shapes with simple central rectilinear forms with functional canopies and shed additions should be encouraged. (IH-G23) One simple form should be the dominant element in a building design. Smaller, secondary • buildings should be simple rectangular shapes, as well. (IH-G24) Historically, the dominant roof forms of buildings in the area were simple, either shed, gable or flat. • These simple roof forms should be continued in new developments. (IH-G25) The mass and scale of buildings located at the eastern edge of the IH District shall transition • down. (IH-26) Overall mass of building in the IH should not over dominate buildings in the DE as the DE is • intended to be the most intensely developed District in the Master Plan Area. (IH-G27) Simple utilitarian buiding forms Truckee Railyard Master Plan Page 65 5. Development Standards and Guidelines Building Finishes Simple industrial building forms should be used as a canvas for new buildings with windows, sun/ weather protection, porches, and balconies. Also see Section, 5.5.5, Building Basics and Materials. Guidelines New designs that draw upon traditional industrial details without literally copying them are • appropriate. (IH-G28) Contemporary interpretations of loading dock doors, which are similar in scale and overall − character to those seen historically, are encouraged. Pedestrian walkways and outdoor seating may be incorporated on loading dock areas. − Franchise architecture and the use of stock building plans and/or typical corporate and franchise • designs is prohibited. Franchise architecture is a building design that is trademarked, branded, or easily identified with a particular chain or corporation. Franchise designs lack architectural elements and are not consistent with Truckee’s local character. Commercial development shall conform to the historic and architectural Design Guidelines in this chapter. (IH-G29) A mix of masonry, plaster, cement board, metal siding, and wood should be used to support overall • architectural concepts. (IH-G30) d. Access Key elements that will affect Access include street circulation, pedestrian linkages, bicycle routes and connections, signage, parking requirements and parking placement. Select guidelines are provided below, but the majority of these elements is addressed in Chapter 7, Transportation and Circulation and briefly above within the sidewalk and walkways section of Public Realm. Guidelines On-site parking facilities should be accessed from alleys and secondary streets. Direct access • to on-site parking should not be provided via Donner Pass Road Extension. The creation of large surface parking lots is discouraged. (IH-G31) Buildings and site planning should provide for off-street • servicing via rear alleys, interior corridors, and service courts. This includes loading facilities and trash collection. (IH-G32) 5.5.4 TROUT CREEK (TC) DISTRICT The Trout Creek (TC) District will provide new housing opportunities in the Downtown Core and transition the Railyard to a lower intensity of development adjacent to the property’s natural edge, the Trout Creek Greenway. Trout Creek will be comprised of a mix of housing types including single-family homes and multi-family condos and/or apartments. In addition to traditional dwelling units, land uses in the TC District may also include bed and breakfast lodging, child day care facilities, and live/work uses fronting Church Street. Passive Source: 2006 Master Plan. Design Goal: To create blocks• and streets which are social and livable downtown residential addresses. Architectural Goal: To design• buildings which provide a contemporary interpretation of row houses, inns and cottages. Massing Goal: To develop• residential buildings which reflect the traditions of Truckee’s residential buildings and streets. This includes stepping down in scale and mass from larger buildings in the other Districts to smaller buildings adjacent to the creek. Trout Creek Truckee Railyard Master Plan Page 66 5. Development Standards and Guidelines neighborhood parks are envisioned along the creek. A linear park along “Street C” will provide passive and active recreation areas for residents of and visitors to Trout Creek (see Figures 5-2 and 6-2 for potential park sites). One or more of the parks along Trout Creek may also double as trailheads for access to the Trout Creek Greenway, and the linear park along Street C would provide safe and attractive access to the Industrial Heritage and Downtown Extension Districts. The Trout Creek (TC) District is applied to the portions of the Master Plan Area adjacent to Church Street and extending north from the Industrial Heritage District to the creek. The Trout Creek District comprises approximately 6 acres of the Master Plan. Pedestrian-oriented streets and parks within TC District will provide access to the Trout Creek Greenway for residents of the area and visitors alike. Homes in the TC District will be developed with design, form and styles that are complementary to the eclectic mix of homes already existing in the Downtown. a. Public Realm The public realm in the TC District will primarily be defined by the building frontages along Church Street, North Lane and the north/south connecting streets and the streetscape along these vehicular and pedestrian access ways. The relationship of the built environment to the Trout Creek Greenway will also contribute to the public realm within this District. The following Development Guidelines address block and lot design and building frontages. Guidelines that are specific to single-family or multi-family are identified as such with a section heading and in the Guideline numbering. Guidelines that are applicable to both single-family or multi- family are labeled as TC-G#; Guidelines specific to single-family are labeled as TC/SF-G# and those specific to multi-family are labeled as TC/MF-G#. Block and Lot Design and Density The Trout Creek District should have small blocks defined by residential-scaled streets and alleys, where appropriate. Larger blocks are appropriate for the portion of Trout Creek immediately north of the IH District, as this area is anticipated for medium-density development. Smaller lots (a minimum of 3,000 square feet for single-family homes and duplex units) are appropriate along the creek. View corridors to the creek should be incorporated in the lot design and the block just north of the Industrial Heritage District should be designed to allow buildings to front on both North Lane and Church Street. Guidelines The density of residential development in the Trout Creek • District should transition from predominantly multi-family (higher density) adjacent to Church Street to single-family (lower density) adjacent to Trout Creek. (TC-G1) The Trout Creek District should have smaller blocks and lots • defined by residential scaled streets and alleys. (TC-G2) A mix of lot sizes and shapes is encouraged to vary • the streetscape, respond to physical and topographical constraints and provide diversity within this District. (TC-G3) Multi-family unit Single family unit Truckee Railyard Master Plan Page 67 5. Development Standards and Guidelines In general, the depth of lots should be greater than the width. (TC-G4)• Lots that can accommodate duplex and fourplex units are encouraged to be integrated in with • single-family lots. Similarly, single-family, duplex or other small scale buildings are encouraged in limited numbers to provide variety to the Church Street streetscape. (TC-G5) Curb cuts for lot access should be minimized. Shared access drives are encouraged and access • from the rear of the lots is also desirable. (TC-G6) Single-Family - the guidelines below pertain specifically to single-family residences: Develop single-family lots along Trout Creek. (TC/SF-G1)• Lot widths should range from 35 feet to 60 feet. (TC/SF-• G2) Lot depths should range 60 to 90 feet. (TC/SF-G3)• Corner lots should be slightly larger than interior lots. (TC/• SF-G4) Lot designs which will accommodate detached garages • with an accessory unit above the garage are encouraged. (TC/SF-G5) Multi-Family- the guidelines below pertain specifically to multifamily block and lot design, and density. Residential development in the southern portion of Trout Creek should consist of multi-family • units. The units may include duplexes, townhomes or live/work, and/or apartments Multi-family buildings would contain 2 to 8 units per building. (TC/MF-G1) A mix of for-rent and for-sale units is encouraged. (TC/MF-G2)• Deep narrow lots that would accommodate row house units are encouraged. (TC/MF-G3)• Lot designs for row houses should accommodate the first level of the units being approximately • two feet above the sidewalk, whenever possible. (TC/MF-G4) Sidewalks, Walkways and Streetscape The pattern of street and sidewalk widths is very random in residential areas of the existing Downtown Core. Some residential areas have no sidewalks, while a narrow sidewalk exists adjacent to the newly developed homes on East River Street. Chapter 7, Transportation and Circulation, provides street section details for portions of Church Street and North Lane within the Trout Creek District. A safe and inviting path of travel is imperative for residents and visitors to access homes and enjoys the parks within Trout Creek, and Action Item 7.3 requires pedestrian and bicycle linkages to the Trout Creek Greenway be established as part of the Streetscape Plan. Guidelines Sidewalks with a minimum width of 5 feet should be provided to facilitate pedestrian activity within • this neighborhood. (TC-G7) Sidewalks should be separated from the street by planting strips for snow storage and • landscaping.(TC-G8) Residential sidewalk with planting strip Truckee Railyard Master Plan Page 68 5. Development Standards and Guidelines Sidewalks should connect from block to block. (TC-G9) • Interblock connections should be provided every 200 feet. (TC-G10) • Building Frontages The building frontages of homes within the Trout Creek District will significantly contribute to the District’s character. A mix of frontage types will create a more interesting and electric district. Frontages with porches, stoops and front yards will facilitate more activity within the public realm. Guidelines A variation of frontages types, materials, colors and architectural styles is strongly encouraged in • Trout Creek. (TC-G11) The Trout Creek District should not look like a typical planned development subdivision. (TC-G12) • Raised foundations (minimum 2 feet) along street frontages are encouraged to provide privacy for • living area on the first floor, particularly along Church Street. (TC-G13) Shallow front yards with porches and/or stoops are encouraged. (TC-G14) • Frontages which include outdoor living spaces such as covered porches at grade or near the • ground are encouraged. Upper level balconies, sleeping porches and other historical traditional means of providing outdoor space are also encouraged. (TC-G15) Development of the blocks just north of the Industrial Heritage District should include buildings that • front onto both Church Street and North Lane. (TC-G16) Frontages that include garage doors adjacent to the sidewalk or street are discouraged. If side or • rear garage access can not be achieved, garage doors that front onto the street may be allowed provided they are complementary to the architectural design of the home or project. (TC-G17) Solar Exposure The siting and massing of buildings in the TC District are important to maximize solar exposure within the homes and to aid in melting accumulated snow and ice in the street and sidewalk. Guidelines Buildings shall be oriented to maximize solar exposure. (TC-G18) • Buildings located on the south side of a public street within the Master Plan Area shall be massed • to allow, at a minimum, sunlight to reach the center line of the street’s northerly sidewalk and 12 noon during the winter solstice, in order to aid in melting accumulated snow and ice in the street and sidewalk. (TC-G19) b. Use The Trout Creek District will include a variety of single-family and multiple-family housing types. Bed and Breakfast, day care and live/work uses are also permitted. Homes along the Creek will be primary single-family and homes in between the creek and the Industrial Heritage District will be predominantly multi-family residential with 2 to 8 units per building. c. Buildings Downtown Truckee’s residential neighborhoods are primarily comprised of small lot single-family homes. There is a variety of housing types and styles: some big, some small, some three-stories tall and some one-story. Truckee Railyard Master Plan Page 69 5. Development Standards and Guidelines Buildings in the TC District should mimic the variety of types and styles of homes in downtown. The TC District is envisioned to include both multi-family and single-family residential building types that range from 1 to 8 units per building. Guidelines The following guidelines are intended to promote variation in building designs and massing for both single-family and multi-family homes. Building Siting Building siting throughout the Trout Creek neighborhood should vary. The minimum front setback • is 5 feet, and the maximum is 25 feet. Staggering the depth of front yards is desirable as variety contributes to the “built-over-time” appearance. (TC-G20) For multi-family residential, parking lots should be located away from the street and behind • structures where feasible. (TC/MF-G5) Buildings on lots adjacent to Trout Creek should be placed to provide a view corridor to the • Greenway between buildings and properties. (TC-G21) Solid fences at the rear of homes along the creek would be detrimental to the open space • character of the creek and greenway, and are therefore not permitted. Four-foot picket or split rail fences are appropriate at the rear of homes along the creek. (TC-G22) Special attention should be given to snowfall in, around, and between the single-family lots. • Steeply pitched roofs must be constructed with a roof design that inhibits the sliding action of built up snow and ice on adjacent properties. (TC/SF-6) Residential clustered units, attached townhomes, row houses and live/work, and multi-unit • apartments or condominiums are appropriate building types for the block of Trout Creek just north of the IH District. (TC/MF-G6) There are no specific open space area requirements for single-family dwellings in Trout Creek. • Multi-family units shall provide open space as indicated in Table 5-2. These open space areas could also serve as snow storage areas in the winter time. (TC-G23) For multi-family residential; carports, detached garages, and other ancillary structures should be • designed as an integral part of the development and should not dominate the street scene. (TC/ MF-G7) Residential units should be sited so that front doors face the street or a public open space (e.g., • neighborhood park or green). (TC-G24) Building Mix and Form An eclectic mix of buildings is encouraged. (TC-G25) • New interpretations of traditional building styles are encouraged. A contemporary design that • draws upon the fundamental similarities among historic residential buildings in the community (without copying them) is preferred. This will allow new structures to be seen as products of their own time yet compatible with their historic neighbors. (TC-G26) The exact copying or replication of historic styles is discouraged. (TC-G27) • A layering of building planes is encouraged. (TC-G28) • Truckee Railyard Master Plan Page 70 5. Development Standards and Guidelines A variation of architectural styles for single-family homes along • the creek is encouraged. Home designs are encouraged to contrast with other homes on the block, and uniformity of homes along the creek is discouraged. Homes along the creek shall not look like a planned residential subdivision. (TC-G29) Each proposed home along the creek shall consider other − homes (planned or existing) on the block when designing the home to ensure variety. Differing materials, massing, heights, color, and architectural styles between homes is desirable. Single-story forms are encouraged as a mix with two-story − buildings. See frontage guidelines for preferred building frontage types. • Massing should articulate individual units or clusters of units by • varied height and setbacks. (TC-G30) The visual impact of large monolithic structures should be • minimized by creating a cluster of smaller buildings or the appearance of a series of smaller buildings. (TC-G31) To divide the building mass into smaller scale components, buildings over 50 feet long should • reduce the perceived height and bulk by one or more of the following (TC-G32): Change of roof or wall plane; − Projecting or recessed elements; − Varying cornice or rooflines; or − Other similar means. − Deep roof overhangs are encouraged to create shadow and add depth to facades. Where • applicable to the architectural style, roof eves should extend a minimum of 24 inches from primary wall surface to enhance shadow lines and articulation of surfaces. (TC- G33) Exposed structural elements (beams, rafter tails, etc.) are • encouraged as roof overhang details. (TC-G34) Single-Family Simple but varied roof forms are encouraged. In keeping • the vernacular of the Downtown Core, one appropriate roof design is a steeply pitched gable on the upper volume of the home with a covered shed roof that creates a porch at the lower level. (TC/SF-G7) Multi-Family Multi-family structures shall be sited with sensitivity to the IH District to the south and the single- • family homes to the north. Units should front on to both Church Street and North Lane, with access provided by a mid-block alley. (TC/MF-G8) Multi-form roof combinations are encouraged to create varying roof forms, emphasize the • individual dwelling units, and break up the massing of the building. (TC/MF-G9) Residential dwelling units Layered building materials Truckee Railyard Master Plan Page 71 5. Development Standards and Guidelines Buildings with flat or low-pitched roofs should incorporate parapets or architectural elements to • break up long horizontal rooflines. Rooflines should be broken at intervals no greater than 50 feet long by changes in height or roof form. (TC/MF-G10) Facade and Building Elevation The articulation and detailing of building elevations should be • simple and decorative elements should not be over exaggerated. (TC-G35) Homes immediately adjacent to Trout Creek should have “two • front elevations” (creek and street) to provide residential access and to provide an attractive atmosphere for persons on the Trout Creek greenway. Homes should be designed to step down toward the Creek. (TC/SF-G8) In keeping with homes in the Downtown Core, garages should • comply with the following (TC-G36): Front facing garage doors are permitted provided that they ο are located behind the main body of the house. When two enclosed side-by-side garage parking spaces ο are proposed, the garage doors shall be separated by an architectural element to appear as two single-car garage doors. Alternatively, the garage spaces may be provided as tandem spaces. Garage doors must relate to the architecture of the house. This includes materials, color, ο and shape of any glazing on the garage door panels. For multi-family residential; carports, detached garages, and other ancillary structures should be • designed as an integral part of the development and should not dominate the street scene. (TC/ MF-G11) Ancillary structures should incorporate similar or complementary roof pitch and materials as the • main buildings within the project. (TC-G37) Common mailbox enclosures should be designed similar or complementary in form, material, and • color to the surrounding residential buildings. (TC/MF-G12) Roof forms, trellises, and balconies or decks should be located directly above the garage door to • help minimize the impact of garage doors on the street scene. (TC-G38) d. Access Each single-family unit is required to provide 2 parking spaces. Access to these spaces will be provided by driveways along North Lane. Multi-family parking requirements are based on the number of bedrooms in each unit. Access to parking for multi-family unit parking spaces will be provided by a mid-block alley. The design guidelines below are in addition to the sidewalk and street standards provided in Chapter 7. The goal of these guidelines is to reduce the overall visual impact of automobiles and their storage on the streetscape. Guidelines To minimize curb cuts and snow removal impacts, shared automobile driveways are encouraged. • (TC-G39) If shared driveways are utilized, each home will be required to maintain clear access from on- − site parking area to the street. No parking is permitted in a shared access arrangement. Landscaped driveway Truckee Railyard Master Plan Page 72 5. Development Standards and Guidelines Driveway widths are subject to Development Code Section 18.48.080. Whether a driveway is • serving one home or two, driveway width shall be minimized as it crosses the front yard and the Town right-of-way. (TC-G40) Alternatives to asphalt paving, suitable for varied weather conditions, and grass and decorative • pavers should be considered for driveways. (TC-G41) 5.5.5 MISCELLANEOUS GUIDELINES In addition to the Guidelines above, development within the Railyard Master Plan should also follow the guidelines below related to building materials and sustainable design. a. Building Basics and Materials Buildings in Downtown Truckee contain an eclectic variety of building styles and materials that contribute to the valued uniqueness and “funkiness” of Truckee. Buildings within the Master Plan Area should continue this trend by using various building styles, materials and textures that complement the “mix-match” of buildings in Downtown. Building material guidelines for the Master Plan Area are as follows (also see Table 5-3): (1) Building Materials. Buildings are encouraged to utilize a variety of building materials, although buildings may utilize one primary material (e.g., wood clad siding). In some cases, buildings with one or two materials and a monochromatic color scheme complement an adjacent building constructed of several materials and multiple colors. Varying building materials allows for multi-unit commercial buildings to appear as individual buildings, and for a residential neighborhood to appear as a neighborhood built over time. (G1) (2) Materials Reflective of Truckee’s History. Materials that reflect Truckee’s history, especially the history of the railroad and saw mill operations are encouraged. Historically used building materials include, but are not limited to, brick, logs, rough-cut granite stones, painted wood, railroad ties, square nails, and iron work. Materials that appear weathered over time such as materials that rust, patina or discolor are also typical of Downtown Truckee. “Aged” materials include wood, concrete, plaster, and corrugated metal. (G2) (3) Asymmetry. Use of simple box and rectangle shapes at the core of the design, with additions that appear “tacked-on” is typical of Truckee buildings. Layering with clean simple building shapes is encouraged. (G3) (4) Art in Architecture. Art integrated into architecture can provide a unique sense of style or personalization to a building or accessory structure (signs, railings, lightings, etc.). Subtle use and integration of hand-painted wall, murals, unique lighting fixture, and metal and iron work is encouraged. (Also see Public Art in item (C) below.) (G4) (5) Color. Color is typically an issue of debate in Truckee, as buildings Downtown contain everything from white-wash to primary colors. The Development Code encourages “earth tones” in Downtown, which may be appropriate for the Railyard Area; however, a healthy mix and variety of color throughout the development in the Railyard Area is encouraged, while too many colors on one building is discouraged. Uniformity amongst building types is also discouraged. (G5) Truckee Railyard Master Plan Page 73 5. Development Standards and Guidelines (6) Fences. (G6) Fences shall be a maximum height of 4 feet, and shall consist of wood, wrought iron or • masonry material for all areas except the lumber yard and those which legally require an enclosure with a greater height (i.e., day care, swimming pool). Solid fences along Trout Creek and open spaces are prohibited. • (7) Green Building. Building materials and systems that meet the established standards and practices of the U.S. Green Building Council and “Leadership in Energy and Environmental Design” (LEED) program are encouraged. (G7) (8) Prohibited Materials. Prohibited building materials include: Vinyl (including vinyl windows, siding and sign lettering); round or octagonal windows; and white stucco. (G8) b. Sustainable Project Design The Railyard Master Plan planning effort was funded in part by a grant from the Sustainable Communities Grant and Loan Program. The 2006 Master Plan was prepared to comply with the grant requirements, and this Master Plan carries forward the goals and policies for sustainable project development within the Master Plan Area. (G9) (1) LEED for Neighborhood Development Pilot Program. Development of the Railyard Master Plan Area shall integrate LEED for Neighborhood Development (LEED-ND) development policies. LEED-ND is a new rating system launched as a pilot program by the U.S. Green Building Council. The LEED-ND rating system integrates the principles of smart growth, new urbanism, and green building into a national rating system. LEED certification provides for an independent, third party verification that a development’s location and design meeting accepted high standards for environmentally responsible sustainable development. (2) Truckee Green Building Guidelines. The Town has established a Green Building Committee to provide education and promotion of sustainable and green building practices. Development within the Master Plan Area should comply to the greatest degree feasible with the goals and objectives of the Green Building Committee. c. Public Art Public art provides visitors and residents of Truckee with a visual landmark, large or small, that inspires a sense of identity, pride and creativity. Art can be geared toward “cultural representations” of the area, which focus on the historic and indigenous character of the Town. This presents an opportunity not only to enhance public spaces, but also to celebrate the Town’s historic character and cultural diversity. The repetition of public art would enhance the Town’s green spaces, provide interest to users, and offer another element to unify the Town. The trail system in Truckee lends a unique opportunity to accommodate public art with spaces made available at trailheads and at key locations along the trail. (G10) Guidelines Public art should incorporate the area’s cultural heritage by recognizing key historic individuals • and events. (G10a) Art should be incorporated wherever feasible into building architecture, plazas, parks, and along • the Trout Creek Greenway. (G10b) Truckee Railyard Master Plan Page 74 5. Development Standards and Guidelines Public art may include items big and small such as tilework, enhanced paving, skateboard • deterrents, murals, sculptures, statues, etc. (G10c) Public art that reflects the site’s railroad and lumber mill history is encouraged. • (G10d) d. Civic Buildings The Master Plan sets aside a portion of the Downtown Extension District for a civic building site (see Regulating Plan/Zoning Map Figure 5-2). Though the civic building is not subject to the standards and guidelines of this chapter, it is intended that the civic use will satisfy the goal to provide an attractive building that complements other buildings in Downtown Truckee and provides a desired use for the Town. The civic building site is prominently located adjacent to the proposed Town Square, and though the exact use of the civic building site is not known, the allocation of the site is very important as it will provide an opportunity for a civic use in Downtown Truckee. Potential uses identified for the civic use site include a library, performing arts center, post office, courthouse, town hall annex, or Railyard museum. Selection of the civic use will depend upon community priorities and available funding. e. Signs The design and placement of signage throughout the Master Plan and within each District will effect the character of the development and its sense of place. (G11) Action Items 5.1 Master Sign programs will be prepared for each District prior to any development occurring within that District. The sign programs shall address sign standards (e.g., size, height, and area) and design guidelines (e.g., materials, lighting, and shape) for commercial signs (adver- tisement and identification) and public signs. The following sign guidelines are excerpted from the Downtown Specific Plan to provide a foundation for the sign program that will be created for the Master Plan Area: (1) Sign Context. Signs should be subordinate to the overall building composition and should not cover architectural features that are important to the overall building design. Art in public places Truckee Railyard Master Plan Page 75 5. Development Standards and Guidelines (2) Sign Types. Appropriate signs include flush-mounted wall signs, awning signs, window signs and projecting signs. Freestanding signs and building directory signs may also be considered. (3) Sign Materials. Sign materials and colors should be compatible with the design theme and materials of the structure on which it is placed. Truckee Railyard Master Plan Page 76 Truckee Railyard Master Plan Page 77 6BLIC PLACES66 PURPOSE Truckee has a rich heritage of connecting people with the natural environment and providing a variety of opportunities for both active and passive recreation. Many people live in the community because of the immediate access to public lands and open spaces. A variety of open spaces exists currently within the town boundaries: Donner Lake, Coldstream Canyon, public lands along the Truckee River and new permanent open spaces preserved by the Truckee Donner Land Trust. Bordered by the Truckee River to the south and the mountains to the north, Downtown Truckee is both visually and physically connected to its surrounding environment. The purpose of this chapter is to provide a summary of public places planned within the Railyard Master Plan Area. 6.1 PUBLIC PLACE CONCEPTS The Downtown Specific Plan (DTSP) recognizes the importance of parks and open spaces as vital to the character and function of Downtown. Implementation of the Railyard Master Plan provides an unprecedented opportunity to increase public open space in Downtown, and further to create a civic presence Downtown, use natural resources efficiently, and restore Trout Creek. Redevelopment of the Master Plan Area will help to create a civic presence Downtown by providing a prominent location for a new civic building, a centrally-located Town Square, public spaces on “Main Street,” and by providing publicly accessible Neighborhood Parks. An efficient use of natural resources will be achieved by locating and designing public open spaces to serve multiple purposes. Public places within the Master Plan Area will provide for public recreation, stormwater management/infiltration, and winter snow storage. Outdoor public spaces are oriented to take advantage of southern exposure and their location allows for visual and physical connections to the Historic Downtown and to the surrounding natural landscape. Trout Creek will be restored to a more stable and natural creek channel within the Master Plan Area. This will be done through channel regrading, floodplain restoration, and the relocation of the Railyard balloon track, which currently constricts the flow of the creek. An opportunity exists to use part of the center of the relocated balloon track for creek restoration and stormwater management purposes. The restored Trout Creek Greenway will alleviate the current flooding in the area, improve the fishery of Trout Creek, and provide a substantial asset to the community in the form of public open space and outdoor recreation. The DTSP envisioned that a park, public plaza and outdoor ice skating rink would be developed within the balloon track. The open space concept presented in this Master Plan does not include this balloon track park because the balloon track is proposed to be located further east, which allows for park opportunities closer to the Downtown Core. Additionally, public access within the balloon track may be inconsistent with ongoing rail operations. 6.2 PUBLIC PLACE TYPES Figure 6-1 demonstrates the conceptual location of public places within the Master Plan Area. Public places envisioned for the Master Plan Area are described below. Truckee Railyard Master Plan Page 78 a. Town Square The proposed Town Square is intended to provide Downtown Truckee with a large, flexible public gathering space, a need recognized by the DTSP. As shown in Figure 6-1, the proposed Town Square would be centrally located within the Downtown Extension District, with frontage on both Church Street and Donner Pass Road Extension, which makes for an easy walk or bike ride from the historic Downtown and the rest of the Railyard Master Plan Area. The layout and design of the Town Square shall comply with the following standards and guidelines: Standards THE COMBINED AREA OF NEIGHBORHOOD PARKS (INCLUDING THE TOWN SQUARE AND TRAILS) WITHIN THE MASTER • PLAN AREA SHALL BE EQUAL TO AT LEAST 2.5 ACRES OF PARK PER 1,000 POPULATION OF MASTER PLAN AREA. SEE NEIGHBORHOOD PARK STANDARDS ON PAGE 82. (S17) THE SQUARE SHALL BE OF SUFFICIENT SIZE TO SERVE AS A PLACE FOR PLANNED AND SPONTANEOUS GATHERINGS • FOR BOTH RESIDENTS AND VISITORS, AND SHALL INCLUDE A PLAZA TO ALLOW FOR SEATING, COMMUNITY GATHERINGS AND STAGED EVENTS (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S18) Figure 6-1: Public Places feet LEGEND Master Plan Area Main Street Public Space Conceptual Location - Park Conceptual Location - Town Square Conceptual Location - Civic Bldg. Event Street Eastern Undercrossing Study Area nn 80 NORTH 0450 DONN E R P A S S R O A D GLENS H I R E D R I V E TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D TRUCK E E R I V E R D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T WEST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EAS T J I B B O O M S T R E E T S T R E E T C nn N O R T H L A N E C H U R C H S T R E E T 6. Public Places Truckee Railyard Master Plan Page 79 THE SQUARE SHALL BE LOCATED IN THE DOWNTOWN EXTENSION DISTRICT IN CLOSE PROXIMITY (PREFERABLY • ADJACENT TO) THE SITE DEDICATED FOR CIVIC BUILDING AND PUBLIC PARKING AREAS. (S19) INFORMATION SUCH AS TOURIST SERVICES AND LOCAL EVENTS • SHALL BE AVAILABLE AT THE TOWN SQUARE (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S20) THE SQUARE SHALL BE DESIGNED TO TAKE ADVANTAGE OF SOLAR • EXPOSURE AND VISIBILITY TO THE DOWNTOWN CORE. (S21) PUBLIC ART SHALL BE INCORPORATED INTO THE DESIGN OF THE • TOWN SQUARE (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S22) THE SQUARE SHALL BE COMPRISED OF AMENITIES INCLUDING • BENCHES, WALKWAYS, PAVED PLAZA SURFACES, PUBLIC RESTROOMS, LIGHTING, TRASH RECEPTACLES, AND BICYCLE RACKS (PER DTSP CHAPTER 9, PARKS AND GATEWAYS). (S23) THE SQUARE SHALL BE DESIGNED FOR MULTIPLE PUBLIC FUNCTIONS INCLUDING RECREATION, STORM WATER • MANAGEMENT/INFILTRATION AND SNOW STORAGE. (S24) THE TOWN SQUARE SHALL BE NAMED AFTER AN IMPORTANT FIGURE, LOCATION OR EVENT IN TRUCKEE HISTORY (PER • DTSP CHAPTER 9, PARKS AND GATEWAYS). (S25) IN-LIEU FEES MAY BE PAID IF THE ON-SITE PARK AREAS DO NOT FULLY MEET GENERAL PLAN POLICY • 8.1 WHICH STATES THAT NEW DEVELOPMENT SHOULD PROVIDE A MINIMUM RATIO OF FIVE ACRES PER 1,000 POPULATION. (S26) Guidelines The Town Square should be spatially defined by adjacent buildings, which would have ground • floor civic, retail and commercial uses that open onto the Town Square. (G12) The Town Square should be designed to accommodate • a variety of recreational uses such as special town gatherings, unstructured everyday recreation, and active recreation such as an ice or roller skating rink. (G13) b. Neighborhood Parks The Master Plan includes small neighborhood parks in the Downtown Extension, Trout Creek and Industrial Heritage Districts. Neighborhood parks within the Master Plan Area would be small public open space areas intended to serve as neighborhood or community facilities. These parks serve a variety of purposes, including opportunities for locating trailheads and open space adjacent to Trout Creek. Figure 6-2 illustrates one concept of a small neighborhood park within the Master Plan Area. The Master Plan envisions two neighborhood parks along the Trout Creek Greenway that will provide access to a multi-use trail along Trout Creek. Access to the creek will be limited to visual access and physical proximity via the multi-use trail. The conceptual pedestrian framework of the Master Plan Area (see Informal gathering area 6. Public Places Source: Dinsmore Sierra, LLC, 2006. Figure 6-2: Small Neighbor- hood Park Concept Truckee Railyard Master Plan Page 80 Figure 7.3, Chapter 7) indicates the approximate locations of pedestrian travel ways and bicycle trails. Figure 6-3 illustrates the concept of a trail head park. In keeping with the guiding policies for parks and open spaces within this Master Plan, the Downtown Specific Plan and the 2025 General Plan, the layout and design of the neighborhood parks shall comply with the following standards and guidelines: Standards THE COMBINED AREA OF NEIGHBORHOOD PARKS (INCLUDING THE • TOWN SQUARE AND TRAILS) WITHIN THE MASTER PLAN AREA AND THE TOWN SQUARE SHALL BE EQUAL TO AT LEAST 2.5 ACRES OF PARK PER 1,000 POPULATION OF MASTER PLAN AREA WITH A MAXIMUM OF 570 UNITS (SEE CHAPTER 5 M.A.D.) AT 2.68 PERSONS PER HOUSEHOLD, THE TOTAL PARK AREA REQUIREMENT WOULD BE 3.8 ACRES. (S27) AT LEAST ONE NEIGHBORHOOD PARK SHALL BE LOCATED ADJACENT TO TROUT CREEK TO PROVIDE PUBLIC ACCESS TO • THE TROUT CREEK GREENWAY. (S28) NEIGHBORHOOD PARKS SHALL BE LOCATED WITHIN WALKING DISTANCE OF RESIDENCES WITHIN THE MASTER • PLAN AREA. (S29) AMENITIES SHALL INCLUDE BENCHES, WALKWAYS, LIGHTING, TRASH RECEPTACLES, AND BICYCLE RACKS (PER • GENERAL PLAN 2025, OPEN SPACE CONSERVATION ELEMENT). NEIGHBORHOOD PARKS SHALL BE DESIGNED FOR MULTIPLE PUBLIC FUNCTIONS INCLUDING RECREATION, STORM WATER MANAGEMENT/INFILTRATION AND SNOW STORAGE. (S30) IN-LIEU FEES MAY BE PAID IF THE ON-SITE PARK AREAS DO NOT FULLY MEET GENERAL PLAN POLICY • 8.1 WHICH STATES THAT NEW DEVELOPMENT SHOULD PROVIDE A MINIMUM RATIO OF FIVE ACRES PER 1,000 POPULATION. (S31) Guidelines Where appropriate, housing, work/live or live/work units • should front onto the park to create an attractive and inviting area for residents and visitors. (G14) Active amenities such as play ground equipment or a tot lot • and picnic areas are encouraged. (G15) Features of trailheads could include interpretive signage, • seating areas, and open space for passive recreation. (G16) Parks and greenways should be connected throughout • the Master Plan area to create integrated and functional community and public spaces. (G17) c. Main Street Plazas Small urban plazas are envisioned along the proposed extension of Donner Pass Road. These Main Street plazas provide small gathering areas adjacent to retail shop frontages, and their southern exposure gives people comfortable areas to sit outside and enjoy downtown Truckee. Figure 6-4 shows examples of two plaza concepts. Plazas may be located on public or private property (i.e. outdoor seating in connection with a restaurant). Figure 6-4: Examples of small urban plazas Source: Dinsmore Sierra, LLC, 2006. Figure 6-3: Trailhead Concept 6. Public Places Truckee Railyard Master Plan Page 81 In keeping with the guiding policies for parks and open spaces within this Master Plan, the Downtown Specific Plan and the 2025 General Plan, the layout and design of the public plazas shall comply with the following standards and guidelines: Standards PUBLIC PLAZAS SHALL BE DESIGNED TO TAKE ADVANTAGE OF SOLAR EXPOSURE. (S32)• PUBLIC PLAZAS SHALL PROVIDE A VARIETY OF• AMENITIES INCLUDING LANDSCAPING, LIGHTING AND SEATING. (S33) Guidelines Provide a comfortable and engaging retail shop front environment (similar to Commercial Row). • (G18) Consider public art installations (wall murals, free standing sculptures, and decorative sidewalk • mosaics, etc.) within public spaces of the Railyard Master Plan Area as development projects are reviewed (per DTSP Chapter 9, Parks and Gateways). (G19) d. Event Streets The Master Plan identifies portions of Church Street (between Donner Pass Road Extension and Bridge Street) and “Street A” (between Donner Pass Road Extension and Church Street) as Event Streets. Event Streets are streets that carry vehicle and pedestrian traffic, but can be closed on occasion to function as pedestrian-only gathering spaces during events. In keeping with the guiding policies within this Master Plan, the design and layout of Event Streets shall comply with the following standards and guidelines: Standards EVENT STREETS SHALL BE LOCATED IN CLOSE PROXIMITY TO PUBLIC OPEN SPACES AND/OR CIVIC BUILDINGS. (S34)• EVENT STREETS CAN BE CLOSED TO VEHICLE TRAFFIC SUBJECT TO APPROVAL BY THE TOWN PLANNING AND • ENGINEERING STAFF. PERMITS AND APPLICABLE FEES MAY APPLY. (S35) Guidelines Events should be community-benefitting activities. Examples of appropriate events include a • Farmer’s Market, parades, Downtown Merchant events, street fairs, art shows, and holiday/ seasonal festivals. (G20) e. Action Items The Town should work with the project developer to ensure the following action items are implemented. 6.1 Establish a Maintenance District to ensure public spaces, streets, Trout Creek and other infrastructure are properly maintained. The District shall fund the maintenance of sidewalks, trails, landscape, snow removal and off-haul, ongoing transit subsidy, and other maintenance/ public services to the extent those services are not typically provided by the Town. The services to be provided and an outline of the other terms and conditions of the Maintenance District shall be included as part of the Development Agreement to be entered into prior to approval of the first phase of development. 6. Public Places Truckee Railyard Master Plan Page 82 6.2 Coordinate the design of public open space areas with the Truckee Donner Recreation and Parks District, the entity responsible for establishment and maintenance of park facilities (per DTSP Chapter 9, Parks and Gateways). 6.3 Coordinate the design and location of proposed trailheads within the Master Plan Area with the Truckee River Watershed Council and provide opportunities for facilitated community input throughout the design process. 6.4 Consider moving the linear park from street C to street B as park of the streetscape plan. 6.3 TROUT CREEK RESTORATION The Town of Truckee is proposing to restore Trout Creek to a more stable and naturally-functioning creek channel corridor within and upstream of the Master Plan Area. The restoration project will restore approximately 6,000 feet of natural creek channel corridor with a combination of channel regrading and floodplain restoration. Historically, Trout Creek has been rerouted for Downtown development, used to power a lumber mill in a flume, channelized, and used to feed ponds for ice harvesting. The creek is presently constrained by the balloon track, which causes the 100-year flood line to encompass about one-tenth of the Master Plan Area. The DTSP recognizes the importance of protecting and restoring Trout Creek and the Town’s Engineering Division has been working on Figure 6-5: Flood Plain Comparison T RUCKE E RIVE R WEST R IVE R STR EET D ONNE R PASS ROAD T ROUT CREEK SOU T H LANE S T R E E T A D ONN E R PASS R O AD EXTEN SIO N UNIO N PACIF I C RAILR O A D B R I D G E S T R E E T B R O C K W A Y R O A D E A ST R IVE R STREE T D O NNE R PA SS R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STR EET EA ST K EISE R AVEN U E EA ST J I BB OO M S T R EE T N O R T H L A N E C H U R C H S T R E E T BALLOON TRACK DRR DRR DM OS TC IH DRH-14 DE DMU DMU 80 D O N N E R P A S S R O A D S T R E E T C S T R E E T B Master Plan Area Property Line Zoning Boundary Primary Street Conceptual Location - Park Conceptual Location - Town Square Conceptual Location - Civic Bldg. Eastern Undercrossing Study Area Reach of Creek nNORTH 0500 feet n Downtown Extension (DE) Downtown Manufacturing/Industrial (DM) Downtown Mixed Use (DMU) Open Space (OS) Downtown Railraod (DRR) Trout Creek (TC) Industrial Heritage (IH) Anticipated Floodplain Conditions After Restora Existing Floodplain Conditions Downtown High Density Residential (DRH-14) 80 GL E NS HI RE D R I V E DE T RUCK EE R IVE R WEST WEST WEST RR IVEIVE RR ST ST RR EEEE TT D O NN E R P APP SS R O A D D O NN E R P APP SS R O AD EXTE N SIO N UN IO N P ACPP IFI C RA IL R O A D R E E T B R O C K W A WW Y AA Y R O A D EE AA ST ST RR IVEIVE RR STST RR EEEE TT DD OO NNNN EE RR PP AAPPP SS SS RR OO AA D SS EE AA ST ST KK EISEEISE RR A VEAA NUNU EE EEEAAAST STSTTT JJJIIIBBBBBB OOOOOO MMM S TST S T RRREEEE TT BALLOON TRACK DRR DRR M O DRD 80 S T R E E T ADE MMDMUUU SOSO U T H L AN E CC HH UU RR CC HH SS TT RR EE EE TT IH NN OO RR TT HH LL A N E TC DD OOO N N N N E R P A PP S S R O AA DDD S T SS T S T RR E E T E E T CCC S T S T RR E E T E E T BB 80 D OS R O NS HI RRE D E B R I D G E S T R E E T C H UU R C H S T R EE EEEE T TTT DD SSSS C DRH-1H1RH4 DM T R O U T CR EOS GL E NS HI RREE D R I V E Reach 6 Reach 5 Reach 4 Reach 3 Reach 2 Reach 1 SS C H C H C H H O O O O O O O O O LLL S T S T S T RRR E E E E E E TTT E STEESTRRR EEEEEE TTT D DMDMUU 44 OS T R O U T CR EE K O 6 Reach 6 Reach 5 ch 4h 4 Source: Swanson Hydrology + Geomorphology. 6. Public Places Trout Creek Truckee Railyard Master Plan Page 83 detailed plans for creek restoration. Figure 6-5 shows the flood plain before and after the creek restoration. Initial analysis for the Trout Creek restoration project indicates that the creek drains a four-square- mile watershed located primarily to the northwest of Truckee, with approximately 90 percent of the watershed developed as part of the Tahoe Donner neighborhood. At this time, none of the lower portion of Trout Creek follows its original alignment. In the lower portion of the watershed, the creek has been rerouted and in some areas channelized. The creek is narrow and supports little riparian habitat. The creek passes through culverts, which cause further interruption in creek flows and sediment loading. The culverts and the balloon track restrict flows and increase flood damage in Downtown Truckee. The current configuration of the creek is unstable and requires ongoing maintenance. These conditions have resulted in a loss of fisheries habitat, diminished riparian habitat values, and reduced ability to improve water quality through the removal of sediments and pollutants. One of the biggest constraints to the proper restoration of Trout Creek is the location of the existing balloon track, which constricts flood flow through the area. A variety of alternatives have been reviewed for the realignment of the creek through the Railyard Master Plan Area. The preferred location for the creek is along a similar path to the existing centerline of the creek, but enhanced to improve aquatic habitat and to be capable of handling increased flows for a 100-year flood event. Relocation of the balloon track, as proposed by this Master Plan, would remove the existing constrictions to the floodway along Trout Creek. This will allow the current creek to be widened where the existing balloon track is located and provide an opportunity to utilize a portion of the center of the relocated balloon track area for creek and wetland restoration and storm water management purposes. The constraints of the balloon track and the Glenshire Drive creek crossings create slope changes that dictate the width at the valley bottom. The restoration would allow the meandering creek and meadow channel to form a typical 50-foot valley bottom width through the Master Plan Area. This form will slow high/flood flows and allow sediment deposition in times of high flood flows. This would also require three new creek crossings be constructed, including the extension of Donner Pass Road to connect to Glenshire Drive and two crossings for the relocated balloon track. Relocation of the balloon track will occur in the early phases of development within the Railyard Area in order to facilitate implementation of the Trout Creek restoration and the Master Plan vision. The Town received an Urban Stream Restoration grant through the California State Department of Water Resources in order to create a model restoration project that balances downtown redevelopment objectives with the Figure 6-6: Proposed creek Cross-Section through Reach 4 50’ MEANDER BELT 12’ MULTI-USE TRAIL Source: Swanson Hydrology and Geomorphology, 2007. 6. Public Places Truckee Railyard Master Plan Page 84 restoration of the urban greenway and creek corridor. Additionally, the Town Engineering Division was awarded a Proposition 50 grant that can be used to further design and construct the creek restoration. In 2006, the Town replaced the culvert which had conducted Trout Creek under Donner Pass Road in order to alleviate upstream flooding. More detailed designs and studies will need to be completed to finalize the centerline and prepare restoration plans for the lower reaches of the creek in conjunction with the railyard relocation plans. Initial concepts for creek restoration include a system of five management corridors for Trout Creek in order to create a viable, manageable and balanced urban greenway within Downtown Truckee. Figure 6-6 shows a cross-section through Reach 4. The corridor zones include Trout Creek and riparian areas, which will be reestablished and restored to provide for improved aquatic habitat and improved biological and native resources along the creek channel. In the enhancement zone, native vegetation will be planted and designed to create an aesthetic and functional corridor along the creek. An active zone will be designed in upland areas along the restored creek corridor to provide for recreational opportunities and will primarily function as a linear park facility eventually connecting the Downtown to the Truckee River (desired pedestrian connections are discussed in Chapter 7 of this Master Plan). Action Items: See Action 6.1 related to the establishment of a maintenance district. 6. Public Places 7 Truckee Railyard Master Plan Page 85 ANSPORTATION AND CIRCULATION77 PURPOSE This chapter describes the transportation and circulation plan for the Railyard Master Plan Area and provides concepts for street design. Circulation infrastructure enables vehicular access to destinations, as well as pedestrian and bicycle access. The primary components of circulation infrastructure include streets, bike lanes, on-street parking, landscaping, sidewalks, trails and other pedestrian and bike linkages. A detailed Streetscape Plan will be prepared as part of the implementation of this Master Plan and will build upon the circulation concepts established in this chapter. The circulation plan subsection of this chapter proposes circulation patterns for the Railyard Master Plan Area in a two-dimensional plan view. It describes pedestrian and bicycle networks, traffic calming concepts, parking and parking management, and transit alternatives. The streetscape subsection of this chapter provides a cross-section view of the circulation plan components and dimensions for the streetscape. 7.1 CIRCULATION PLAN a. Circulation Overview The circulation component of the Master Plan is intended to accommodate the diverse needs of all transportation modes including walking, biking, driving, and taking transit, while creating an attractive and livable downtown. Well-designed streets play a critical role in the development of livable communities. The street standards outlined in this chapter are based on detailed measurements and research from other exemplary mountain community downtowns with streets similar to historic Downtown Truckee. This proposal for “healthy streets” is intended to create a higher quality of life with fewer and shorter vehicle trips and a street network that provides a variety of options for residents in Downtown Truckee. The roadway network for the Master Plan Area was developed from the analysis of site opportunities and constraints and through consideration of the various alternatives considered (see Chapter 3, Community Context). The design of the proposed street network has evolved as various design solutions have been considered. A focal point of the current plan is a T-intersection of Donner Pass Road into Donner Pass Road Extension. The circulation plan is designed to enhance and improve downtown circulation options and also provide for increased route choices. As shown in Figure 7-1, primary east-west access into and through the Master Plan Area is provided via the Donner Pass Road Extension; secondary east-west access is provided on Church Street. A series of smaller north- south streets provide a variety of options for circulation through the site. An agreement between Union Pacific Railroad and Truckee Development Associates will allow development of the Donner Pass Road Extension and associated parking areas within a portion of the 200-foot federal railroad right-of-way. Donner Pass Road Extension will connect with Glenshire Drive and minimize left-turn traffic at the intersection of Glenshire Drive and Donner Pass Road. The Master Plan assumes that the existing Bridge Street at-grade crossing will remain open as an important connection between Commercial Row and West River Street. 7. Transportation and Circulation Truckee Railyard Master Plan Page 86 TRUCK E E R I V E R WEST R I V E R S T R E E T DONN E R P A S S R O A D TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNER P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EA S T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T BALLOON TRACK 8080 LEGEND Master Plan Area Arterial Collector Local Alley Eastern Undercrossing Study Area NORTH 0700 feet Figure 7-1: Circulation Concept Plan It is important to note that the Town’s 2025 General Plan discusses several roadway improvements for consideration within the Master Plan Area and its vicinity. These include: Improvements to the Glenshire Drive/Donner Pass Road intersection and realignment of • Glenshire Drive (described below); Potential construction of an easterly undercrossing of the Union Pacific railroad tracks from the • Master Plan Area, if required to accommodate future traffic flow; Potential closure of the existing Bridge Street at-grade railroad crossing; • Improvements to Bridge Street/Donner Pass Road intersection; and• Improvements to the Bridge Street/River Street intersection. • The realignment of Glenshire Drive and improvements to the Glenshire Drive/Donner Pass Road intersection will be completed as part of the implementation of this Master Plan. In accordance with the General Plan, the EIR prepared for this Master Plan considered the potential construction of each of the additional improvements listed above, including an eastern railroad undercrossing. The EIR analyzed whether the improvements would serve to improve overall traffic flow in Downtown. As also stated in the Town General Plan, considerations including the broader goals and policies of the Town concerning circulation and connectivity, community character, and urban design within the Downtown area may help determine that a particular improvement is unacceptable for reasons beyond those related to traffic capacity. 7. Transportation and Circulation Truckee Railyard Master Plan Page 87 b. Pedestrian and Bicycle Networks The Master Plan envisions an area where people often choose to walk and bike rather than drive. The Railyard streetscape plays a critical role in supporting such alternative modes of transportation and facilitating a livable community. The pedestrian and bicycle networks proposed by the Master Plan are intended to achieve a high degree of internal connectivity within the Railyard, as well as external connectivity with the networks in and around the Downtown in order to foster walking and biking. Pedestrian routes within the Railyard are supported by a connected network of sidewalks and trails, as shown in Figure 7-2. An integrated network of sidewalks and trails will link public places, such as parks, event streets, and open spaces. Pedestrian access through the Railyard will also be provided on the multi-use trail along the railroad tracks and parking area as well as along the Trout Creek Greenway. Pedestrian connections into the Master Plan Area will be provided from Commercial Row at Bridge Street and at Church Street. The bike network within the Railyard Master Plan Area will primarily conform to the roadway, as shown in Figure 7-3. The majority of roads through the Railyard will be “bike friendly” with either Class II bike lanes (on-street striped route) or Class III bike routes (on-street, designated by signs only). However, angled parking along Donner Pass Road Extension will preclude bike lanes on that roadway. Instead, a Class I bike path (completely separated from the street) will be provided along Donner Pass Road Extension and will connect along Street C to a Class I bike path along the Trout Creek Greenway. The proposed bike network within the Railyard area will fully integrate with existing and proposed bike networks in the vicinity. The Truckee Trails and Bikeways Master Plan shows existing and proposed routes in the vicinity of the Railyard, while routes through the Railyard were not planned at the time. Class II bike lanes are proposed along Donner Pass Road, Glenshire Drive, Brockway Road, and East River Street, as shown in Figure 7-3. Bike lanes and paths will connect with these proposed routes at the following intersections: Bridge Street and Donner Pass Road; Church Street and Donner Pass Road; and Glenshire Drive and Donner Pass Road Extension. Guidelines ENSURE THAT THE PEDESTRIAN AND BICYCLE CIRCULATION GUIDING • POLICIES IN THE MASTER PLAN AREA (DTSP, CHAPTER 4.B, PEDESTRIAN AND BICYCLE CIRCULATION GUIDING POLICIES) ARE IMPLEMENTED. (G21) PROVIDE PEDESTRIAN AND BICYCLE LINKAGES FROM THE RAILYARD • MASTER PLAN AREA TO THE COMMERCIAL CORE, EVENT STREETS, AND THE TROUT CREEK GREENWAY. (G22) PROVIDE, TO THE EXTENT FEASIBLE, BICYCLE AND PEDESTRIAN ◦ LINKAGES THAT WILL HELP FACILITATE FUTURE CONNECTIONS FROM THE RAILYARD AREA TO: (G23) EAST RIVER STREET VIA A RAILROAD UNDER-CROSSING; AND ◦ TRUCKEE RIVER AND THE REGIONAL PARK VIA THE PEDESTRIAN BRIDGE. ◦ The Downtown Extension Character Area is envi- sioned to have wide sidewalks similar to Commer- cial Row, Truckee. 7. Transportation and Circulation Truckee Railyard Master Plan Page 88 c. Traffic Calming Concept Traffic calming features reduce vehicle speed, thereby improving pedestrian and bicyclist safety and fostering a pleasant experience along the street. Reduced speeds are also beneficial to retail businesses as drivers can pause to view storefronts and may make spontaneous stops for shopping, benefiting Railyard tenants the existing commercial Row. Elements of the roadway design that contribute to slowing the speed of traffic through the Railyard include: the realignment of Donner Pass Road to a T-intersection with the Donner Pass Road Extension; the well-connected network of streets with short blocks; reduced street widths (consistent with the existing downtown); on-street parking, mid-block pedestrian crossings, and striped and signed bicycle routes. d. Parking and Parking Management Currently, parking in Truckee’s Commercial Core consists of public parking, including on-street and surface parking lots, and private parking, including parking lots and employee parking areas. A parking management strategy was implemented in 2005, which entails pay-to-park and time restricted management strategies for public parking throughout the Commercial Core. Parking surveys completed after implementation of the parking management program show a surplus of parking spaces in the Commercial Core. Parking in the Railyard Master Plan Area will be located primarily along Donner Pass Road Extension in the railroad right-of-way, along streets, as well as in parking garages and surface lots in the Figure 7-2: Pedestrian Circulation Plan TRUCK E E R I V E R WEST R I V E R S T R E E T DONN E R P A S S R O A D TROUT CREEK BALLOON TRACK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EA S T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T 8080 LEGEND Master Plan Area 1/4 Mile Radius Points of Origin for 5 Minute Walk Eastern Undercrossing Study Area NORTH 0700 feet 7. Transportation and Circulation Truckee Railyard Master Plan Page 89 Downtown Extension and Industrial Heritage District and on-site in the Industrial Heritage and Trout Creek Districts. Parking will be managed and assessed on an area-wide or district level, instead of on a parcel-by-parcel level. The Master Plan policies seek to encourage walking and biking in the Master Plan Area through a “park once” concept. This will apply in the Downtown Extension District where parking will be provided in a central location, near new shops and destinations. This concept allows for shared parking between various land uses, such as residential, commercial and office uses which have different peaks in parking demand. Overall, the total amount of parking required to serve the area will be reduced because parking spaces will be shared by various users, allowing land to be used more efficiently. This concept relies on an appropriate mix of land uses with different peak demand times and land use densities that facilitate pedestrian trips between destinations. Not only is parking supply important to the parking concept for the Master Plan Area, but the location of parking is a key factor in the parking concept. The integrity of the streetscape is often compromised through the placement of parking garages or surface lots, which detract from the streetscape. Parking garages should be subordinate to the primary street façade, with the ground floor wrapped in active uses. Surface lots should be shielded by buildings. Both parking structures and lots should be accessed from alleys, not from the main street. Downtown Extension District. Parking in the Downtown Extension District will be provided in both private parking garages and on-street public parking including surface parking in the railroad right-of- way, as shown in Figure 7-4. Required parking may also be provided in off-site garages. Figure 7-3: Bicycle Circulation Plan TRUCK E E R I V E R WEST R I V E R S T R E E T DONN E R P A S S R O A D TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T DONNER P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EA S T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T BALLOON TRACK 8080 NORTH 0700 feet LEGEND Master Plan Area Proposed Class I Bike Trail Proposed Class II Bike Lane 2025 General Plan Proposed Class II Bike Lane Existing Class III Bike Route Alley Eastern Undercrossing Study Area 7. Transportation and Circulation Truckee Railyard Master Plan Page 90 Industrial Heritage District. Public parking in the Industrial Heritage District will also be provided along Donner Pass Road Extension and on side streets. However, parking requirements must be satisfied with on-site parking, and off-site spaces will supplement private parking. Trout Creek District. Parking in the Trout Creek District will be primarily provided in on-site parking spaces or garages. On-street public parking spaces will supplement private parking. Standards PARKING DESIGN SHALL COMPLY WITH EXISTING PARKING POLICIES WITHIN THE DTSP EXCEPT WHERE OTHERWISE • NOTED IN THIS MASTER PLAN. FOR APPLICABLE POLICIES SEE DTSP, CHAPTER 3.E, GUIDING PARKING POLICIES. (S36) Guidelines Allow parking sheds along the railroad tracks to help define the public realm. (G24)• Action Items: 7.1 Incorporate parking in the Master Plan Area into the existing Downtown Commercial Core Parking Management Program. Public Parking within the railroad right of way shall be made Figure 7-4: Parking and Transit Concept feet LEGEND Master Plan Area Union Pacific Railroad Train Depot TART Bus Stop Parking Area - Parallel Parking Area - Angled Alley Eastern Undercrossing Study Area 1 80 NORTH 0450 DONN E R P A S S R O A D GLENS H I R E D R I V E TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D TRUCK E E R I V E R D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T WEST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EAS T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T 1 7. Transportation and Circulation Truckee Railyard Master Plan Page 91 available for use by the Downtown Parking Management Program at no land cost to the Parking District. e. Transit Regional and local transit within Downtown Truckee currently utilizes the Truckee Depot, located on Donner Pass Road across from Commercial Row, as a transit terminal. Regional transit options include Amtrak, Greyhound and the Tahoe Truckee Airport shuttles. Local transit options include four services: Dial-A-Ride, ski shuttles, Truckee Trolley, and Tahoe Area Regional Transit (TART). Dial-A-Ride is a demand-response service that offers rides at a pre- scheduled time from the rider’s home Monday through Friday from 8 am to 5 pm. Local ski shuttles provide service from transit stops to ski resorts during the winter. The Truckee Trolley offers three routes in the winter and one route in the summer. Winter service is provided from the Truckee Depot to Sugar Bowl, Truckee Depot to Northstar, and Tahoe Sands Resort to Kings Beach seven days a week from 7 am to 6 pm. Summer service is provided from Truckee Tahoe Airport to West End Beach at Donner Lake on Monday through Saturday from 9:15 am to 5:15 am. TART services 30 miles along Lake Tahoe seven days a week from 6:30 am to 6 pm. The route covers Tahoma on the west of Lake Tahoe to Incline Village on the east side of the lake with service to Truckee via Highway 89. Connections to Amtrak and Greyhound are provided at the Truckee Depot. TART is funded jointly by the Town of Truckee, Placer County, and Washoe County Regional Transportation Commission. The Town is exploring opportunities to enhance transit service and ridership in Downtown Truckee and the extension of transit services into the Railyard Master Plan Area. Opportunities exist for the introduction of a downtown trolley connecting the Railyard Master Plan Area with the existing Downtown. Additionally, the location for an expanded downtown intermodal station. Master Plan Area should be considered as a potential. In the future, should transit become more important that auto parking, the surface parking currently planned within the railroad right-of-way could be reduced in favor of an intermodal station. Figure 7-5 shows a concept of how an intermodal facility may be implemented along Donner Pass Road Extension. Transit services, including precise locations for bus stops within the Railyard Master Plan Area, will be finalized during the implementation phase of this Master Plan. Opportunities to improve the rail service to the Downtown and extend the Capitol Corridor routes through to Reno could assist significantly in addressing weekend traffic congestion and provide a viable option for regional travel. The redevelopment of the Truckee Railyard in conjunction with passenger rail service improvements may enhance the opportunities for the Downtown as a destination attraction for year-round visitors. Action Items: Train Depot, Truckee 7. Transportation and Circulation Truckee Railyard Master Plan Page 92 7.2 Develop an Access Plan to incorporate transit services into the Railyard Area including TART, Truckee Trolley, Dial-A-Ride and ski resort shuttles, as appropriate. 7.2 STREETSCAPE This subsection contains street standards to ensure that the public realm in the Railyard Master Plan Area, which consists of streets, sidewalks, and landscaped areas in the right-of-way, will foster a safe, pedestrian friendly environment and facilitate movement within the area. These standards are general and relate to the dimensions of the streetscape. Specific guidance for landscaping and paving materials, street furniture, and lighting will be established through a Streetscape Plan, which will be created by District prior to the first phase of development in that District. The existing streetscape in Downtown Truckee exhibits a variety of right-of-way and travel lane widths, parking configurations and pedestrian accommodations. These historic pedestrian scale streetscapes are attractive to many visitors and residents, but do not entirely conform to the Public Improvement and Engineering Standards (PIES) adopted by the Town of Truckee (2003). In order for the Railyard area to integrate successfully into the fabric of the existing Downtown, the new streetscape should be reflective of the existing streetscapes in the Downtown. However, the new Figure 7-5: Intermodal Facility Concept Source: Acumen Engineering Company, 2007. 7. Transportation and Circulation Truckee Railyard Master Plan Page 93 street networks should address where possible shortcomings of the older street network including travel lane, right-of-way widths, and inadequate snow storage and disposal areas that create traffic and pedestrian safety issues and operational and maintenance challenges. Streetscape Plans shall be reviewed and approved by the Town Engineer. Action Items 7.3 Prepare a Streetscape Plan for each District within the Master Plan Area. The Streetscape Plans shall be coordinated with existing downtown streetscapes and shall contribute to a sense of visual continuity between Districts while allowing for unique and eclectic variations between Districts. The plan shall provide details for curbs and gutters, parkway strips, crosswalks, street furniture, transit shelters, landscaping, paving, lighting and signage. Unless otherwise specified, the streetscape guidelines for the Downtown Commercial Core shall apply in the Downtown Extension District (DTSP, Chapter 5.D through 5.J). Streetscape Plans shall be subject to review and approval by the Town Engineer. a. Components of the Streetscape The streetscape consists of several basic components that are described briefly below. This description provides the context for the street cross-section diagrams in the following section. Right-of-Way. The right-of-way spans the roadway and includes: sidewalks, on-street parking, bike lanes, and vehicle travel lanes. In areas that are more intensely developed, such as the Downtown Extension District, the right-of-way typically abuts the building edge. In less intensely developed areas, such as the Trout Creek District, the right-of-way abuts the front yard. Vehicular Travel Lanes. The vehicular travel lane is located toward the center of the right-of-way. Travel lanes throughout the Railyard are generally 10 feet in width, less than the 11- and 12-foot Town standards for arterial and collector streets, respectively. This reduced width contributes to traffic calming and is more consistent with the existing downtown roadway widths. Bike Lane/Back Out. In areas with wider rights-of-way, bike lanes or back out areas are adjacent to the travel lane. Both bike lanes and back out areas are typically 5 feet in width and provide a buffer for snow removal along parking spaces. The bike lane provides striped or signed passage for bikes, whereas the back out lane provides additional space for vehicular movement when maneuvering into or out of an angled parking space. On-Street Parking. On-street parking types in the Master Plan Area consist of angled parking and parallel parking. Angled parking is located along Donner Pass Road Extension. Parallel parking ranges from 7 to 8 feet wide and is located on throughout the Master Plan Area. Sidewalks. Sidewalks throughout the Master Plan Area area vary in width depending on the types of buildings and uses on the block. In commercial/retail areas, such as along Donner Pass Road Extension, sidewalks a minimum of 12 feet wide. In the Trout Creek residential area, sidewalks are typically 5 feet wide. Roadway Edge. The roadway edge typically consists of a curb and gutter or a shoulder as well as landscaped areas. Landscaped areas serve the dual purpose of providing aesthetic and environmental benefits. Landscaped areas can create a buffer between pedestrians and traffic, provide shade for pedestrians and parking areas, and in many cases will serve as a component in the integrated stormwater management program. 7. Transportation and Circulation Truckee Railyard Master Plan Page 94 b. Street Standards for Snow Conditions Special consideration shall be given to street design for the winter snow conditions in Truckee. Street design shall incorporate the following standards to facilitate snow plowing and reduce conflicts with automobiles and structures during winter weather conditions. Additionally, Chapter 8, Public Infrastructure, describes snow storage standards and guidelines based on Development Code SECTIONS 18.24.040.B.2. AND 18.30.130. Standards ASPHALT SHALL BE USED FOR VEHICLE TRAVEL LANES UNLESS THE TOWN ENGINEER APPROVES AN ALTERNATIVE. • STAMPED ASPHALT AND CONCRETE MAY BE USED TO DELINEATE PEDESTRIAN FEATURES SUCH AS CROSSWALKS, WHERE DETERMINED FEASIBLE BY THE TOWN ENGINEER. (S37) STREET CORNERS SHALL HAVE MINIMUM RADIUS NECESSARY FOR FIRE TRUCK ACCESS. (S38)• SPLITTER ISLANDS SHALL BE AVOIDED WHERE POSSIBLE. (S39)• PROJECTIONS INTO TRAVEL LANES (SIDEWALK CROSSINGS, BULB OUTS, LANDSCAPE ISLANDS, ETC.) SHALL ALLOW A • MINIMUM 10-FOOT TRAVEL LANE WITHIN THE AREA OF TRAFFIC CALMING. (S40) SPACE BETWEEN TRAVEL LANES AND PARKED CARS SHALL BE PROVIDED TO ALLOW SNOW REMOVAL FROM THE • TRAVEL LANE WITHOUT DAMAGING VEHICLES DUE TO THE WINDROW ACTION OF THE PLOWS. CLASS II BIKE LANES AND THE BACK OUT LANES SERVE THIS PURPOSE DURING SNOW REMOVAL PERIODS. (S41) STRUCTURAL COMPONENTS OF BUILDINGS (COLUMNS, ETC.) SHALL BE A MINIMUM OF • 12-INCHES “BEHIND” A CURB OR SIMILAR RAISED FEATURE TO PREVENT DAMAGE DURING SNOW REMOVAL ACTIVITIES. (S42) SIDEWALK AND PATHWAY MATERIALS, AS WELL AS STREETSCAPE DESIGN, SHALL BE APPROPRIATE FOR THE TYPE • OF SNOW REMOVAL EQUIPMENT USED IN THE AREA. IF MECHANIZED EQUIPMENT SUCH AS SKID-STEER LOADERS OR SMALLER WHEELED TRACTORS ARE USED, THE SIDEWALK MUST BE STRUCTURALLY DESIGNED FOR THE ANTICIPATED WHEEL LOADS AND HAVE A RELATIVELY SMOOTH SURFACE, SUCH AS CONCRETE. IF A SMALL HAND OPERATED SNOW BLOWER OR SHOVELS ARE USED, IRREGULAR SURFACES SUCH AS PAVERS OR STEPPING STONES MAY BE ACCEPTABLE. (S43) c. Street Standard Comparison with Engineering Standards The right-of-way, street and parking dimensions shown for the street sections generally conform with PIES, but in some locations widths are slightly narrower for a number of reasons including: the desire to build upon existing streetscape character; provide passive traffic calming; allow space for pedestrian corridors and maximize the amount of land available for development of buildings and other private improvements. A comparison of the proposed improvements and PIES criteria is shown in Table 7-1. d. Street Cross-Section Diagrams Cross-sections are provided for eleven areas within the Railyard, as shown in Figures 7-6 and 7-7. The cross-sections provide a view of the roadway and the streetscape components which are located in the right-of-way. (1) Downtown Extension District. The streetscape in the Downtown Extension District consists of Donner Pass Road, Donner Pass Road Extension, Church Street, and Street A. Street B marks the boundary between the Downtown Extension District and the Industrial Heritage District. Donner Pass Road will be re-aligned to create a T-intersection in the Railyard, and will provide north/ south access to the Railyard, as well as regional connections. Donner Pass Road Extension is the 7. Transportation and Circulation Truckee Railyard Master Plan Page 95 primary collector providing access to the Railyard area as well as through the area, connecting to Glenshire Drive, with angled parking provided on both sides of the street. Church Street and the north/south streets, Street A and Street B, are local streets, providing secondary access through the Railyard with parallel parking on one or both sides of the street. Alleys provide access through the blocks. (2) Industrial Heritage District. Donner Pass Road Extension provides access through the Industrial Heritage District, with angled parking on both sides of the roadway near the Downtown Extension, but no parking approaching the eastern terminus with Glenshire Drive. Church Street also provides access through the area. Local streets, Church Street, Street B and Street C, provide local access through the Railyard. Parallel parking and angled parking is provided along portions of the streets. A lane or alley provides access between blocks. (3) Trout Creek District. Church Street provides east/west access into the Trout Creek District and Street B and Street C provide north/south access. North Lane provides access through district. Parallel parking is provided on most local streets. Table 7-1: Proposed Street Dimensions and Comparison with PIES Street Type Street Section Location Proposed Town MinimumProposed Town StandardProposed Town StandardProposed Town Standard Arterial 1 Donner Pass Road 89ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P 4 Donner Pass Road 82 ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P 5 Donner Pass Road 52 ft. 92 ft. 10 ft. 11 ft. 5 ft. BL 5 ft. BL -- -- Collector 2 Donner Pass Road Extension 100ft. 80 ft. 10 ft. 11 ft. 5 ft. BO 5 ft. BO 17 ft. A 17 ft. A 3 Donner Pass Road Extension 54.5 ft. 60 ft. 11 ft. 12 ft. 2.5 ft. SB 5 ft. SB -- -- 7 Church Street (East) 59 ft. 80 ft.10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P Local .tf 08 .tf 46 B teertS 810 ft. 11 ft. 5 ft. BL 5 ft. SB 7 ft. P 8 ft. P 9 South Lane 35 ft. 60 ft. 10 ft. 12 ft. 2.5 ft. SB -- -- 10 North Lane 52 ft. 80 ft. 10 ft. 11 ft. 2.5 ft. SB 5 ft. SB 7 ft. P 8 ft. P 1 Additional Widths Includes: BO: Back Out; BL: Bike Lane; andSB: Snow Buffer 2 Parking Types Include: AP: Angled Parking; andP: Parallel Parking. 6 Church Street (West) 57 ft. 80 ft.10 ft. 11 ft. 5 ft. BL 5 ft. BL 7 ft. P 8 ft. P 7. Transportation and Circulation Truckee Railyard Master Plan Page 96 Figure 7-6: Street Cross-Section Key TRUCK E E R I V E R WEST R I V E R S T R E E T DONN E R P A S S R O A D TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T DONNER P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EA S T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E ET BALLOON TRACK 8080 LEGEND Master Plan Area Arterial Collector Local Alley Cross-section Eastern Undercrossing Study Area NORTH 0700 feet 8 35 4 6 1 1 0 7 1 1 9 8 3 2 7. Transportation and Circulation Truckee Railyard Master Plan Page 97 10’ 200’ FEDERAL RAILWAY RIGHT-OF-WAY 20’17.5’ SECTION 1: Donner Pass Road Extension at Hotel Parcel 11’17’+42’ Parking Area Donner Pass Road 10’7’ Snow Storage Area STCTBLTP 7’5’ T 5’ PBL 10’ S 30’ N S 89’ ROW 6’ LA AP 17.5’ AP LEGEND AP ANGLED PARKING BL BIKE LANE BO BACK OUT CL CENTER LINE CT CENTER TURN LANE LA LANDSCAPED AREA P PARALLEL PARKING PL PROPERTY LINE ROW RIGHT-OF-WAY S SIDEWALK SB SNOW BUFFER SH SHOULDER T VEHICULAR TRAVEL LANE TR TRAIL PL Lc Figure 7-7: Street Cross-Sections SECTION 2: Donner Pass Road Extension at Theater Block 10’ 200’ FEDERAL RAILWAY RIGHT-OF-WAY 20’17.5’17’+42’ Parking AreaDonner Pass Road Extension 10’17.5’17.5’ Snow Storage Area STBOTAP 17’5’ T 5’ APBO 10’ TR +28’ 100’ ROW 6’ LAAP AP N S PL Lc SECTION 3: Donner Pass Road Extension Approaching Glenshire Drive 11’11’ TLA 5’10’ TRS 5’+10’ T LA 54.5’ ROW +30’ Ba l l o o n T r a c k Bioswale and Snow Storage LcPL 2.5’ SB PL +5’ LA Note: Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way. Note: Town ROW lines and property lines are discontinuous where DPRE lies within the UPPR right-of-way. 7. Transportation and Circulation Truckee Railyard Master Plan Page 98 SECTION 6: Church Street West 7’ 57’ ROW 10’10’8’5’5’ PSTTS 7’5’ PBLBL Setbacks Vary (existing) PL PL N S LEGEND AP ANGLED PARKING BL BIKE LANE BO BACK OUT CL CENTER LINE CT CENTER TURN LANE LA LANDSCAPED AREA P PARALLEL PARKING PL PROPERTY LINE ROW RIGHT-OF-WAY S SIDEWALK SB SNOW BUFFER SH SHOULDER T VEHICULAR TRAVEL LANE TR TRAIL Figure 7-7: Street Cross-Sections Continued SECTION 4: Donner Pass Road South of Church Street 7’5’10’10’5’7’12’12’14’ STCTPPSBLTBL W E 82’ ROW PLPL SECTION 5: Donner Pass Road North of Church Street +5’10’ 52’ ROW 12’10’5’5’5’ CTLABLSBLTT W E 7. Transportation and Circulation Truckee Railyard Master Plan Page 99 LEGEND AP ANGLED PARKING BL BIKE LANE BO BACK OUT CL CENTER LINE CT CENTER TURN LANE LA LANDSCAPED AREA P PARALLEL PARKING PL PROPERTY LINE ROW RIGHT-OF-WAY S SIDEWALK SB SNOW BUFFER SH SHOULDER T VEHICULAR TRAVEL LANE TR TRAIL SECTION 7: Church Street East +7’ 59’ ROW 10’10’5’5’5’ S T T S 7’5’ P5’ to 25’ Setback 0’ to 15’ Setback PL PL Bio-Swale and Snow Storage BLBLLA N S SECTION 8: Street B 7’ 64’ ROW 10’10’10’10’5’ PSTTS 7’5’ P PL PL BLBL+/- 5’ Setback +/- 5’ Setback W E Figure 7-7: Street Cross-Sections Continued +5’ LA 7. Transportation and Circulation Truckee Railyard Master Plan Page 100 LEGEND AP ANGLED PARKING BL BIKE LANE BO BACK OUT CL CENTER LINE CT CENTER TURN LANE LA LANDSCAPED AREA P PARALLEL PARKING PL PROPERTY LINE ROW RIGHT-OF-WAY S SIDEWALK SB SNOW BUFFER SH SHOULDER T VEHICULAR TRAVEL LANE TR TRAIL SECTION 9: South Lane 2.5’ 35’ ROW 10’10’5’ STTS 5’2.5’ PL PL 0-15’ Setback 0-15’ SetbackSBSB N S SECTION 10: North Lane 5’ 52’ ROW 10’10’5’5’2.5’ STTS 7’2.5’ P5’ to 25’ Setback 5 to 25’ Setback PL PL LA 5’ LA N S SBSB Figure 7-7: Street Cross-Sections Continued 7. Transportation and Circulation Truckee Railyard Master Plan Page 101 SECTION 11: TC District Residential Alley 20’ ALLEY T 5’10’ SB N S PL PL T 10’5’ SB LEGEND AP ANGLED PARKING BL BIKE LANE BO BACK OUT CL CENTER LINE CT CENTER TURN LANE LA LANDSCAPED AREA P PARALLEL PARKING PL PROPERTY LINE ROW RIGHT-OF-WAY S SIDEWALK SB SNOW BUFFER SH SHOULDER T VEHICULAR TRAVEL LANE TR TRAIL Note: Section 11 pertains to a typical residential alley only. Figure 7-7: Street Cross-Sections Continued 7. Transportation and Circulation Truckee Railyard Master Plan Page 102 8 PURPOSE This chapter provides general information regarding the design and development of public infrastructure in the Railyard Master Plan Area; topics covered include snow storage, stormwater infrastructure, public restroom facilities, and utilities (water, sewer, power, telephone and cable). This section is intended to provide general guidance; more detailed specifications are available in the Town’s Development Code and the Town’s Public Improvement and Engineering Standards. Many communities look at downtown infrastructure improvements as an investment in the long-term viability of mixed-use downtowns. While this chapter assumes the Public Works Department will be responsible for maintaining standard infrastructure improvements (excluding utilities). The creation of a separate entity, such as a maintenance district, funded by tax increment or a similar source, to operate and maintain non-standard site improvements is also anticipated. This concept is especially applicable to parking, snow removal and landscaping features. 8.1 SNOW STORAGE Living in a community that receives over 200-inches of snow annually creates the need to address snow removal and storage in a comprehensive manner. Snow removal on Truckee’s public streets is conducted by the Public Works Department, and this Master Plan assumes that development within the Railyard Master Plan Area will require Public Works snow removal services. Efficient snow removal in the Downtown Core is important to the success of the community for a number of reasons, including: Maintaining passable routes for emergency equipment, • school buses and other essential government services; Providing residents and visitors access to local commerce • centers when outlying routes such as Interstate-80 to Reno or Sacramento may not be passable; Providing visitors a “safe-haven” during large storm events • that may limit travel in outlying neighborhoods, especially during peak visitor periods; and Minimizing impact to downtown businesses, offices and residents during peak winter storm • events. a. Snow Storage Concept The Master Plan Area Snow Storage Concept Plan highlights strategically located snow storage areas, as shown in Figure 8-1. Snow removal is a three step process within the denser areas of downtown involving: plowing of the travel lane and public parking areas; stockpiling the plowed snow; and, as necessary, hauling the stockpiled snow to permanent disposal areas. As such, four types of areas will facilitate snow storage in the Railyard Master Plan Area: (1) track buffer storage will occur along the railroad tracks and buffer parking areas along Donner Pass Road Extension; (2) linear storage will occur along streets within adjacent landscape areas; (3) T-intersections provide snow Example of Winter Snow Storage at Church Street Truckee Railyard Master Plan Page 103 BLIC INFRASTRUCTURE88 8. Public Infrastructure LEGEND Master Plan Area Snow Storage Area Temporary Storage Area B L S T Track Buffer Linear Storage Along Streets Stockpile and Off-haul at T-Intersections Eastern Undercrossing Study Area feet 80 NORTH 0450 DONN E R P A S S R O A D GLENS H I R E D R I V E TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D TRUCK E E R I V E R D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T WEST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EAS T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T L L L T T S S S S S B B Figure 8-1: Snow Storage Concept Plan Truckee Railyard Master Plan Page 104 storage areas along park or landscaped areas; and (4) stockpile and off-haul sites will serve as the transfer point for removal of snow from the area. Identification of the ultimate snow storage locations will be required when off-hauling is proposed and the snow removal program is more fully developed. The stockpiling and hauling steps of the snow removal process are very time consuming and expensive since the snow is handled at least twice and in some cases three times. Currently, the Town stockpiles snow in intersections and parking areas until time allows off-hauling to be scheduled; however, this can result in reduced vehicle sight distances and loss of parking spaces. While the temporary loss of spaces in the Downtown Core may be acceptable for 48 to 72 hours, redevelopment of the Railyard presents the opportunity to establish both temporary and permanent snow storage spaces that eliminate intersection encroachments and minimize lost parking. Properly sited and designed snow storage areas can function in the summer as passive recreation areas and serve as neighborhood pedestrian trail linkages. b. Snow Storage Standards and Guidelines Standards and design guidelines for snow storage should be considered in the development of snow storage areas. General Design Guidelines, including applicable guidelines from Development Code Section 18.24.040.B.2.m, are provided below. Note: Snow storage will be accommodated within the Master Plan Area to the greatest extent feasible. 8. Public Infrastructure Standards The location and design of these areas should conform to the following criteria: MAXIMUM DISTANCE BETWEEN STORAGE AREAS SHOULD BE • 300-FEET. (S44) PRIVATE PROPERTIES SHALL PROVIDE ON-SITE SNOW STORAGE CONSISTENT WITH DEVELOPMENT CODE SECTION • 18.30.130 TO SATISFY THEIR RESPECTIVE REQUIREMENTS (50 PERCENT OF THE PAVED AREA) UNLESS THEY ARE INCLUDED IN THE MAINTENANCE DISTRICT, OR PROVIDE AN ALTERNATE SNOW STORAGE LOCATION APPROVED BY THE TOWN. (S45) SNOW STORAGE SHALL NOT BE PERMITTED ACROSS PUBLIC SIDEWALKS. (S46)• TEMPORARY STORAGE AREAS SHALL BE ACCESSIBLE TO LARGE EQUIPMENT FROM AT LEAST TWO SIDES TO ALLOW • EFFICIENT LOADING DURING OFF-HAUL PERIODS. (S47) STORAGE AREAS SHALL BE AVAILABLE DURING THE ENTIRE WINTER. SURFACE IMPROVEMENTS (TABLES, BENCHES, • ETC) WITHIN THE AREAS SHOULD BE REMOVABLE OR STRATEGICALLY PLACED TO ALLOW MAXIMUM SNOW STORAGE ON THE SITE. (S48) STORAGE AREAS SHALL BE CONNECTED TO THE STORMWATER SYSTEM TO PREVENT FLOODING AS THE SNOW MELTS. • DESIGNATED STORAGE AREAS SHALL INCORPORATE MEASURES TO REMOVE DEBRIS, SAND AND CHEMICALS PRIOR TO DISCHARGE TO THE STORMDRAIN SYSTEM OR INFILTRATION INTO THE GROUND. (S49) STORAGE AREAS MUST NOT BLOCK CORNER SIGHT DISTANCE AT DRIVEWAYS OR STREET INTERSECTIONS. (S50)• LANDSCAPE PLACEMENT AND SPECIES SELECTION WITHIN STORAGE AREAS SHALL BE REVIEWED FOR FEASIBILITY • AND SURVIVABILITY. TREES SHOULD NOT OVERHANG THE STORAGE AREAS TO PRECLUDE DAMAGE TO BRANCHES AND FACILITATE SUN EXPOSURE. (S51) THE MINIMUM DIMENSIONS OF A LINEAR STORAGE AREA SHALL BE • 10-FEET DEEP BY 75-FEET LONG. NON-LINEAR AREAS SHALL BE AT LEAST 40-FEET IN ANY DIRECTION TO PROMOTE EFFICIENCY AND ALLOW SUFFICIENT STORAGE CAPACITY FOR LARGE STORMS. (S52) SNOW STORAGE SHALL BE ACCOMMODATED WITHIN THE MASTER PLAN BOUNDARIES TO THE GREATEST EXTENT • FEASIBLE UNLESS OFF HAULING IS APPROVED BY THE TOWN ENGINEER. (S53) Guidelines Storage areas should be located at the end of a “straight” push from removal areas such as • parking lots, and at T-intersections, where possible. (G25) Residential and commercial streets without on-street parking should have a flush edge treatment • (curbs level with roadway) to allow snow removal and window storage without damaging infrastructure such as raised curbs and similar features. (G26) Designated snow storage areas should be designed in a way that does not block visibility for • motorists. (G27) Snow storage areas should consider vegetation as well as solar access; do not locate snow • storage in predominantly shady areas. (G28) Areas designated for snow storage should use suitable plant materials including vigorous ground • covers, perennials, willows, and planters with low edges to facilitate plow access. (G29) The placement of infrastructure such as signage, street lamps and similar surface improvements • should be offset from the storage area to prevent damage or limit pedestrian access. (G30) Truckee Railyard Master Plan Page 105 8. Public Infrastructure Action Items: 8.1 Establish a snow removal program for the entire Master Plan Area and each interim phase of development within the Master Plan. On-street parking areas in the Downtown Extension shall be included in the program. Important sidewalks throughout the Master Plan Area shall be included in the program sufficient to maintain pedestrian circulation through the area during winter months (DTSP, Chapter 4, Pedestrian Circulation Policy 1). The snow removal program shall be developed in combination with the parking plan. 8.2 STORMWATER The Stormwater Management Concept for the Railyard Master Plan Area identifies areas for stormwater infiltration and treatment in the open space/park areas and landscaped parking areas in the plan area, as shown in Figure 8-2. These areas will be designed to function together with on-site stormwater management plans on individual properties to manage stormwater quality and quantity consistent with Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB) standards. In compliance with federal Clean Water Act legislation, municipalities are developing alternative stormwater treatment and drainage methods. Unlike pervious stormwater processing, which expedited flow from the site into channelized storm drains and directly flowed into water bodies, new stormwater systems, consistent with National Pollution Discharge Elimination System (NPDES) regulations, attempt to mimic natural processes by retaining water on site, filtering out particles and contaminants, and releasing water more slowly to downstream water bodies. Low Impact Development (LID) achieves these water quality and management objectives through urban design concepts, which mimic natural (pre-development) hydrologic processes through reducing the amount and/or contiguity of impervious coverage, maintaining site infiltration and disconnecting impervious areas. The Stormwater Management Concept for this Master Plan emphasizes LID and utilizes landscaped areas to control stormwater at its source through small scale localized features, in contrast to traditional stormwater control methods which require rapid conveyance off-site and costly end-system treatment. These landscape features, referred to as Integrated Management Practices (IMPs), typically result in multi-functional landscaped areas, reduced drainage infrastructure requirements, improved water quality and reduced peak flows. a. Stormwater Standards The Town of Truckee and Lahontan Regional Water Quality Control Board (RWQCB) have established standards for addressing both the quantity and quality of stormwater originating from development in Truckee. Development within the Railyard Master Plan Area shall be subject to the Truckee Development Code standards for Drainage and Stormwater Runoff (Section 18.30.050) including: drainage and erosion control plan requirements for construction-period activities; treatment of stormwater runoff (described below); erosion control measures for the operation period activities; and maintenance requirements. The Town standards require on-site retention of runoff from the 20-year, 1-hour storm, and the quantity or rate of runoff for such a storm should not increase above the pre-development condition. Furthermore, the storm drain system must be sized to convey a 10-year storm (10 percent chance of occurrence in any one year) without system surcharge and a 100-year event (1 percent return interval) without damage. Additionally, storm drains should be stenciled to inform the public that the water drains to the river. Truckee Railyard Master Plan Page 106 8. Public Infrastructure The Lahontan RWQCB has set similar criteria concerning the “design storm” that must be addressed with regard to treatment. Generally, the Lahontan Basin Plan mandates treatment of the 20-year, 1-hour storm, but does not regulate the storm drain infrastructure. Redevelopment of the Railyard Master Plan Area will likely result in the issuance of a project specific National Pollutant Discharge Elimination System (NPDES) permit by Lahontan RWQCB. The NPDES permit program requires all point sources discharging pollutants into waters of the United States to obtain a permit. b. Stormwater Design Guidelines The following LID concepts are proposed to guide the redevelopment of the Railyard Master Plan Area. While the density and types of uses proposed in each District within the Railyard may limit the feasibility and effectiveness of specific recommendations below, these Design Guidelines should be applied where practical in order for development to achieve the Town’s stormwater standards. Special consideration should be given to sources that flow into Trout Creek and the Truckee River, including properties along the creek and outfall from storm drains to the creek. feet LEGEND Master Plan Area Stormwater Management Area Trout Creek Greenway Eastern Undercrossing Study Area 80 NORTH 0450 DONN E R P A S S R O A D GLENS H I R E D R I V E TROUT CREEK SOUTH L A N E S T R E E T B S T R E E T A DONNE R P A S S R O A D E X T E N S I O N UNION P A C I F I C R A I L R O A D TRUCK E E R I V E R D O N N E R P A S S R O A D B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T WEST R I V E R S T R E E T DONNE R P A S S R O A D C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EAS T J I B B O O M S T R E E T S T R E E T C N O R T H L A N E C H U R C H S T R E E T Figure 8-2: Stormwater Concept Plan Truckee Railyard Master Plan Page 107 8. Public Infrastructure Guidelines The following general project site design considerations should be applied to projects. Reduce the amount of impervious surface where practical. Use pervious concrete or similar • products in pedestrian areas not subject to sand or salt applications. (G31) Separate runoff sources where feasible by creating discontinuity between impervious surfaces. • When roof and sidewalk discharges are separated from parking and road runoff the result will be lower flow rates and more options for downstream treatment. (G32) Reduce peak flows and quantity of runoff by increasing the length of flow paths, increasing • surface roughness, decreasing surface slope and using broader/wider channel shapes (i.e. increasing the Time of Concentration). (G33) Areas creating runoff should be divided into micro-watersheds for treatment near the source. Once runoff from this mirco-watershed is quantified, the appropriate treatment system can be selected. Possible types of IMPs for treatment and infiltration of runoff adjacent to the source include: Bioretention Systems in parks and other public landscaped spaces to contain local runoff from • parking lots, buildings and walkways. Use of these sites will require analysis to identify areas where inundation is acceptable during periods of runoff; Infiltration galleries under low traffic (parking areas and walkways) areas for parking lots, building • and walkway runoff; Drywells and dripline trenches for building roofs. Provisions must be incorporated in the design to • protect foundations from settlement and saturation; and Vegetated swales in street median strips to collect street runoff. Strips may also be used for snow • storage. Swales subject to combined use must consider peak flow rates and the effectiveness of the swale during the winter due to the tendency of plowed snow to condense and potentially reduce the swale’s flow capacity. Damage to the swale may also occur due to the encroachment of snow removal equipment into the swale. (G34) While peak flows will be reduced by utilizing LID methodology, the storm drain infrastructure should meet all Town of Truckee requirements and incorporate the following provisions: All IMPs should include overflow provisions, be connected to the collection system and delineated • “release point(s)” should be identified to prevent flooding during large events. (G35) Combined snow storage and runoff collection areas may be designed with sufficient capacity to • serve both functions including allowance for frozen surfaces, provided underground infiltration galleries or the like are identified. The Town PIES currently do not allow this combined use; however Lahontan’s Basin Plan does not contain this prohibition. Consideration should be given to modification of this Town requirement for development within the Master Plan Area. Perforated pipe, underdrains, or similar devices should be considered to discharge runoff at reduced rates and maintain the capacity of the swale. (G36) Large basins may be acceptable in some cases (especially as an interim solution during early • phases of project build-out or within the railroad properties) and their locations should be limited to non-residential areas to reduce hazards to public and minimize aesthetic issues. Basins should be landscaped, the depth of water in the impoundment should not exceed 2-feet, the depth to groundwater should be at least 4-feet, and provisions incorporated in the design to ensure infiltration and prevent standing water for an extended period of time. (G37) Truckee Railyard Master Plan Page 108 8. Public Infrastructure The IMP systems must be maintainable, not require specialized equipment and function • effectively under the various climatic conditions experienced in Truckee. (G38) 8.3 UTILITIES AND INFRASTRUCTURE Utilities and infrastructure currently only serve a small portion of the Master Plan Area. New connections will be established to serve the Railyard Area. A Railyard Servicing Preliminary Report was prepared to determine the feasibility of extending infrastructure and utilities into the Railyard Master Plan Area.1 Very little infrastructure exists in the Railyard Master Plan Area, with the exception of Church Street and Trout Creek Road, as shown on Figure 8-3, and the utilities that are present are of insufficient capacity to meet the utility demands anticipated under the Master Plan. However, the existing utility systems surrounding the property are generally of adequate size, condition and proximity to be extended to and serve redevelopment of the Railyard without extensive off-site improvements or modifications. This subsection also briefly outlines the potential connections for utilities within the Railyard Master Plan Area. Preliminary capacity assessments have been completed based on an ultimate build-out of the Railyard Area. Utility providers generally have sufficient capacity to support redevelopment of the Railyard Area; however, infrastructure and utility provider assessments will be updated as required for the implementation of this Master Plan. a. Water (1) Existing. Water is distributed at three locations in the Railyard Area from the Truckee Donner Public Utility District (TDPUD) Northside Tank. A 10-inch TDPUD pipeline serves the Church Street properties and terminates in the vicinity of the Truckee Tahoe Lumber Company buildings. A 6-inch main on the north side of Trout Creek serves the residences along Trout Creek Road, while an 8-inch diameter water main serves properties along East River Street. (2) Proposed. A new water distribution system will be necessary to meet both domestic and fire protection needs for development with the Railyard Master Plan Area. The layout and size of the pipe network will be determined by fire flow demands, which are a function of type of use/ occupancy, building size and building construction materials. To meet the fire flow requirements, the distribution system will likely be constructed of a 12-inch diameter main in the core of the Railyard. The installation of 8- or 10-inch pipe may be possible in areas of lesser demand. The Railyard will be served by the Northside Tank feeding the “Downtown Pressure Zone.” Because of limited capacity of the reservoir, a connection to the 6170 zone through a pressure reducing valve station will be required to provide extended free-flows. While a hydraulic model has not been created for the Railyard, it is assumed that the distribution system will connect to the Truckee Donner Public Utility District’s system at two locations (Church Street and East River Street) in order to “loop” the system. In order to meet expected fire flow storage demands, a connection to a 24-inch pipeline feeding the PPUD’s “6170” zone will likely be required. While connection to the Church Street pipeline will be relatively straightforward as the pipeline is accessible from the site, the condition of the existing pipeline must be confirmed. The East River Street connection will require tunneling or boring under the Union Pacific tracks. 1 Acumen Engineering Company, 2004. Preliminary Report, Railyard Servicing Study. September 28. Truckee Railyard Master Plan Page 109 8. Public Infrastructure b. Sewer (1) Existing. Within the Railyard Master Plan Area, Truckee Sanitary District provides waste water collection services to properties on Church Street and residences on Trout Creek Road, which are served by a small sewage pump station that discharges to the gravity main in the vicinity of the lumber yard. The gravity main flows east under the balloon tracks and connects to the Easter River Street main under the railroad tracks. The East River Street line crosses over the Truckee River under the pedestrian bridge and discharges to the Tahoe Truckee Sanitation Agency 36-inch interceptor. (2) Proposed. The lack of a usable on-site sanitary sewer system necessitates the construction of a new collection system for uses within the Railyard Master Plan Area. The Railyard Master Plan Area will function as a “tributary area” within the Truckee Sanitary District’s (TSD) service area. Portions of the Church Street area west of Donner Pass Road and the pump station serving the homes north of Trout Creek must be connected to the new collection system. Discharge of the sewage into the TSD system on East River Street will likely include the installation of a sewage lift station at the east end of the project where the TSD system crosses the Truckee River, to handle peak flows. As with the water connection, the project will require a new pipeline under the railroad tracks. Wastewater will flow to the Tahoe Truckee Sanitation Agency’s 36-inch interceptor on the south side of the Truckee River, which has sufficient capacity for the Railyard Master Plan Area redevelopment. LEGEND NORTH 0500 Master Plan Area Natural Gas Telephone Overhead Electricity Potable Water Sanitary Sewerfeet 80 DONN E R P A S S R O A D GLENS H I R E D R I V E TROUT CREEK UNION P A C I F I C R A I L R O A D TRUCK E E R I V E R B R I D G E S T R E E T B R O C K W A Y R O A D EAST R I V E R S T R E E T WEST R I V E R S T R E E T C H U R C H S T R E E T S C H O O L S T R E E T E STRE E T EAST K E I S E R A V E N U E EAS T J I B B O O M S T R E E T N NER PA S S R O A D BALL0ON TRACK Figure 8-3: Existing Utilities Plan Truckee Railyard Master Plan Page 110 8. Public Infrastructure c. Gas and Electrical Power (1) Existing. Overhead power lines serve the western portion of the Railyard Master Plan Area along Church Street, connecting through the lumber yard. Lines from the Truckee Donner Public Utility District “Truckee Substation” on East Jibboom Street serve properties on Trout Creek Road. An underground feed is also present along Church Street from Donner Pass Road to the lumber yard. Off-site power lines serve East River Street. Southwest Gas provides natural gas service to the Railyard Master Plan Area. A 2-inch mainline exists on Church Street. Off-site mains include the western section of East River Street and the area of East Jibboom and Keiser Avenue. There is a 4-inch main on Glenshire Drive which terminates approximately 400-feet west of the Highway 267 Bypass Bridge. (2) Proposed. Electrical utility service connections are required for new development in the Railyard Master Plan Area. The on-site power system will likely connect from the existing aerial line on Glenshire Drive and “loop” through the underground system on Church Street. The Truckee Development Code requires new development be served by an underground system and it is very likely that the existing aerial system will be removed as a part of development of the Railyard Master Plan Area. The TDPUD electric distribution system consists of four substations within the service area with enough redundant capacity to serve the area if any one of the stations went out of service. The “Truckee Substation” was significantly upgraded five years ago with the installation of new transformers and regulators and will serve the Railyard Master Plan Area. Natural gas will be distributed through an on-site pipe system designed by Southwest Gas. The point(s)-of-connection are likely to include the existing pipeline on Church Street and a mainline extension and connection from either Keiser Avenue or Glenshire Drive to the site. The Southwest Gas distribution system in Truckee is described as “strong” by the SW Gas Engineering Department. Sufficient capacity exists within the system to supply the project with adequate connections to the distribution system. d. Telephone and Cable Service (1) Existing. SBC Communications provides telephone service along Church Street and on the aerial j-pole systems serving Glenshire Drive and East River Street. Sudden Link Communications television service is currently available on Church Street, at the western-most portion of the Railyard Master Plan Area. (2) Proposed. Telephone and cable television on-site distribution systems are required for development with the Railyard Master Plan Area. Telephone will be served by a trunk line in Donner Pass Road and cable television service will be provided via a connect from Glenshire Drive or Church Street. e. Public Restroom Facilities Public restroom facilities are an important component of the public infrastructure system and should be incorporated into public parks and civic buildings. This chapter does not provide detailed guidance, but instead refers the reader to the Downtown Specific Plan (DTSP), Chapter 6.C Public Restroom Facilities. As required by the DTSP, public restroom facilities will be incorporated into the Master Plan Area as described in Chapter 6, Public Places, of this Master Plan. Truckee Railyard Master Plan Page 111 8. Public Infrastructure Action Items 8.2 Prior to implementation of each phase of development, the project developer shall work with the appropriate utility agencies and the Town Engineer for approval of a detailed Infrastructure Master Plan for water, sewer, stormwater, electrical, gas, and telecommunication services and roadway extensions and improvements to allow the anticipated mix of land uses within each phase of development. Also see Action Item 6.1 which requires the establishment of a maintenance district. Truckee Railyard Master Plan Page 112 9 Truckee Railyard Master Plan Page 113 PURPOSE A key objective of the Railyard Master Plan is the integration of the public and private realm to provide a network of places that connect to and complement Commercial Row and to offer up a sequence of unfolding spaces that inspire people to walk and to linger in Downtown Truckee. This chapter provides implementation measures for these improvements, and a discussion of project phasing. This chapter also includes the Action Items listed throughout the Master Plan. Timing and implementation of the Master Plan EIR mitigation measures are outlined in the Mitigation Monitoring and Reporting Program (MMRP, Appendix C). 9.1 IMPLEMENTATION MEASURES Implementation of the Master Plan will focus on allowing the project to grow organically, developing the Master Plan in phases that grow east from the existing commercial uses in Downtown Truckee, and creating flexible spaces and transitional uses that will evolve over time as the market permits. Understanding these key elements, it is still important to plan for adequate utility corridors and to ensure that the appropriate planning processes are completed and the Master Plan has undergone adequate environmental review. Implementation measures that shall be completed as part of, or prior to, development within the Railyard Area and the Action Items throughout this Master Plan are provided in Table 9-1, at the end of this chapter. 9.2 PROJECT PHASING In general, the Railyard Master Plan Area will be developed from west to east, with the first phase of development to include mixed land uses with ground floor retail as an extension of Commercial Row. The entire Railyard Area is intended to develop over a period of approximately 10 to 20 years, with build-out to street C targeted for 5 to 10 years and build-out of the remaining Master Plan Area targeted for 15 to 20 years. Residential development will be incorporated into each District of the Master Plan. Figure 9-1 shows proposed modifications to existing site conditions. Figure 9-1 also includes a proposed expansion of the Truckee-Tahoe Lumber Company yard within the Master Plan Area, illustrated in greater detail in Figure 9-2. The proposed expansion will provide space within the lumberyard property for activities currently taking place on the Railyard, including snow storage, truck maneuvering and queuing, and customer parking. Lumberyard employee parking, also currently on the Railyard, will temporarily be shifted eastward as part of Phase 1, and eventually be accommodated in Parking District employee lots south of Donner Pass Road Extension and east of Street B. These changes will allow Truckee-Tahoe Lumber Company to continue its operations within the Master Plan Area indefinitely, but without precluding the possible future redevelopment of its expanded property in a manner consistent with the Master Plan. Development of the Railyard Area from west to east is not only desirable from a land use planning perspective; it is also highly desirable from a utility and infrastructure phasing standpoint. Project P LEMENTATION AND PHASING99 9. Implementation and Phasing Truckee Railyard Master Plan Page 114 LUMBER YARD EXPANSION AREA FUEL PUMPS TO BE RELOCATED COMMERCIAL BUILDING TO BE REMOVED RAILROAD YARD OFFICE AND SIDING TO BE RELOCATED EXISTING LUMBER YARD EMPLOYEE PARK- ING TO BE RELOCATED TEMPORARY BALLOON TRACK ALIGNMENT REPLACEMENT RAIL- ROAD YARD OFFICE AND SIDING 100 YEAR ANTICIPATED FLOOD PLAIN RELOCATED LUMBER YARD EMPLOYEE PARKING IN PARKING DISTRICT EMPLOYEE LOT RELOCATED BALLOON TRACK EXISTING BALLOON TRACK Figure 9-1: Proposed Modifications to Key Site Conditions Source: Acumen Engineering Company, 2007. phasing is very important in planning the on-site utility system and infrastructure construction. The utility service systems (see Chapter 8 for a discussion of utility improvements) can be expanded from existing lines within developed portions of the Town in an easterly direction to serve each particular phase of development. Phase 1A would include an extension of commercial and residential uses of compatible scale and character to Commercial Row. The proposed scope Phase 1A is shown in Figure 9-3. Phase 1A 9. Implementation and Phasing Truckee Railyard Master Plan Page 115 Figure 9-2: Expansion of Truckee - Tahoe Lumber Company Source: Acumen Engineering Company, 2007. 9. Implementation and Phasing Truckee Railyard Master Plan Page 116 Temporary snow storage and storm water retention Relocated temporary TTL employee parking for Phase 1A Figure 9-3: Proposed Phasing Plan for Phase 1A Source: Acumen Engineering Company, 2007. would include: 17,000 square feet of new retail and restaurant space;• 16,000 square feet of live/work and work/live space; • 36 residential units; and• a 52-room boutique hotel.• -RECONFIGURE EXISTING LEASED TOWN PARKING LOT -REMOVE COMMERCIAL BUILDING -RELOCATE CARD-LOCK FUEL STATION -RELOCATE UPRR YARD OFFICE AND STORAGE TRACKS -TEMPORARILY RELOCATE TTL EMPLOYEE PARKING -RELOCATE AND EXTEND DONNER PASS ROAD -IMPROVE CHURCH STREET -RELOCATE AND EXTEND UTILITY SERVICES -PROVIDE TEMPORARY SNOW STORAGE AND STORM WATER RETENTION ON PARCEL 4 -CONSTRUCT TEMPORARY VEHICULAR ALLEY EAST OF PHASE 1A -CONSTRUCT PHASE 1A OPEN SPACE -CONSTRUCT HOTEL BLOCK -CONSTRUCT WESTERLY PORTION OF THEATER BLOCK PHASE 1A: PARCEL DELINEATOR PHASING LEGEND 9. Implementation and Phasing Truckee Railyard Master Plan Page 117 Relocated temporary TTL employee parking for Phase 1A Temporary snow storage and storm water retention Figure 9-4: Proposed Phasing Plan for Phase 1B Source: Acumen Engineering Company, 2007. The proposed scope of Phase 1B is shown in Figure 9-4. Phase 1B would include: 10,000 square feet of new retail and restaurant space;• 16,000 square feet of theater space;• 8,000 square feet of work/live space; and• 34 residential units• PHASE 1A: - Reconfigure existing leased town parking lot - Remove commercial building - Relocate card-lock fuel station - Relocate UPRR yard office and storage tracks - Temporarily reconfigure UPRR balloon track - Temporarily relocate TTL employee parking - Relocate and extend Donner Pass Road - Improve Church Street - Relocate and extend utility services - Provide temporary snow storage and storm water retention on Parcel 4 - Construct temporary vehicular alley east of Phase 1A - Construct Phase 1A open space - Construct Hotel Block - Construct westerly portion of theater block Phase 1B: - Relocate SPPC transmission lines - Relocate UPRR balloon track - Realign Glenshire Drive to accommodate new balloon - Restore Trout Creek through Reach 5, including new DPRE and railroad crossings - Improve and extend Church Street to new TTL driveway - Extend Donner Pass Road to new Glenshire Drive intersec- tion - Construct parking lots south of DPRE from DPR to Street B; provide temporary Phase 1 parking in lots between streets A and B - Construct permanent pedestrian alley through theater block - Construct Street A - Relocate and Extend utility services - Provide temporary snow storage and storm water retention on Parcel 4 - Construct remaining portion of Theater 9. Implementation and Phasing Truckee Railyard Master Plan Page 118 Figure 9-5 shows conceptual site plan of Phases 1A and 1B. Buildings within Phase 1A and 1B would be 2 to 3 stories tall, with a maximum height of 50 feet. Required land uses within Phase 1 include a hotel or a multi-screen movie theater. Additional desirable land uses include small shops and restaurants. All development within Phase 1 will be subject to the development standards and design guidelines within Chapter 5 of this Master Plan. The railroad operations will be relocated to the eastern-most portion of the project prior to construction on the Theater Block will require construction of new temporary and/or permanent utility infrastructure until the remainder of the project “catches up.” While providing “early” utility service to the railroad operations building is challenging, the relatively small demands associated with a building/use of this type allow the consideration of a number of alternatives to meet the building’s needs. Prior to any development in the Master Plan, the developer shall provide confirmation from Union Pacific Railroad that the balloon track can be relocated. It should be noted that construction of the Hotel Parcel and the western portion (including the alley if necessary) of the Theater Block may occur without relocating the balloon track or realigning Glenshire Drive, provided that the Town secures right-of-way to accommodate these future needs. Construction of the remainder of the Theater Block and any further development within the Master Plan Area shall only proceed after relocation of the balloon track and realignment of Donner Pass Road to Glenshire Drive improvements are complete. Figure 9-5: Conceptual Site Plan for Phase 1A and 1B Source: Landscape Office, 2007. Phase 1APhase 1B Hotel Parcel Theater Block 9. Implementation and Phasing Truckee Railyard Master Plan Page 119 Table 9-1: Implementation Measures and Action Items No.Implementation Measures/Action ItemsTiming Responsible Party 1 Development Agreement. Prior to any land use approvals or development activity in the Master Plan Area, the Town and the developer shall enter into a Development Agree- ment. Prior to any land use approval or building permit issuance. Developer/Town 2 Additional Economic Analysis. Prior to construction of Phase 2 of the Master Plan, additional economic impact analysis shall be completed. The analysis shall reevaluate the findings of the Railyard Master Plan Economic Analysis dated March 20, 2009, prepared by Strategic Economics, to determine if development proposed beyond Phase 2 is appropriate for Downtown Truckee. The Town shall consider the report findings prior to any new construction in Phase 2 and may modify the Master Plan based on the report find- ings. For purposes of this implementation measure, Phase 2 is the development stage following the theater block and hotel block conceptually shown in Figure 9-5. Prior to development of Phase 2. Developer 3 Infrastructure Plan. Prior to implementation of each phase of development, the project developer shall work with the appropriate utility agencies and the Town Engineer to create of a detailed Infrastructure Plan for water, sewer, storm- water, electrical, gas, and telecommunication services and roadway extensions and improvements necessary for the anticipated mix of land uses within each phase of develop- ment. (Action Item 8.2) Prior to any land use approval or building permit issuance. Developer 4 Union Pacific Agreement. The developer shall submit writ- ten confirmation from Union Pacific Railroad confirming that the relocation of balloon track is acceptable to Union Pacific Railroad and the balloon track can, in fact, be relocated. Right-of-way for the balloon track relocation shall also be secured. Prior to issuance of any building permits for development in the Master Plan Area. Developer 5 Maintenance District. Establish a Maintenance District to ensure public spaces, streets, creeks and other infrastruc- ture are properly maintained. The District shall fund the maintenance of sidewalks, trails, landscape, snow removal and off-haul, ongoing transit subsidy, and other mainte- nance/public services to the extent those services are not typically provided by the Town. The services to be provided and an outline of the terms and conditions of the Mainte- nance Agreement shall be included as part of the Develop- ment Agreement to be entered into prior to approval of the first phase of development. (Action Item 6.1) To be determined in Development Agree- ment. Developer/Town 6 Financing. The financing of infrastructure improvements within the Master Plan area shall be formalized within a Development Agreement between the Town and the project developer. To be determined in Development Agree- ment. Developer/Town 9. Implementation and Phasing Truckee Railyard Master Plan Page 120 No.Implementation Measures/Action ItemsTiming Responsible Party 7 Affordable Housing. Housing options within the Master Plan should include a mixture of housing types to support and serve the needs of employees, first time home buy- ers and young families. A program for providing affordable housing within the plan area should be created to balance the interests of the Town, the residential homeowners (current and future), and project development applicants in compliance with the General Plan. This program shall be formalized within a Development Agreement between the Town and project developer. To be determined in Development Agree- ment. Developer/Town 8 Streetscape Plan. Prepare a Streetscape Plan for each District within the Master Plan Area. The Streetscape Plans shall be coordinated with existing downtown streetscapes and shall contribute to a sense of visual continuity between Districts while allowing for unique and eclectic variations between Districts. The plan shall provide details for curbs and gutters, parkway strips, crosswalks, street furniture, transit shelters, landscaping, paving, lighting and signage. Unless otherwise specified, the streetscape guidelines for the Downtown Commercial Core shall apply in the Down- town Extension District (DTSP, Chapter 5.D through 5.J). Streetscape Plans shall be subject to review and approval by the Town Engineer. Prior to any land use approval or building permit issuance within each District. Developer 9 Master Sign Program. The design and placement of signage throughout the Master Plan Area and within each District will affect the character of the development and its sense of place. Master Sign programs will be prepared for each District prior to any development occurring. The sign programs shall address sign standards (e.g., size, height, and area) and design guidelines (e.g., materials, lighting, and shape) for commercial signs (advertisement and identi- fication) and public signs. The following sign guidelines are excerpted from the Downtown Specific Plan to provide a foundation for the sign program that will be created for the Master Plan Area. (1) Sign Context. Signs should be subordinate to the overall building composition and should not cover architectural features that are important to the overall building design. (2) Sign Types. Appropriate signs include flush- mounted wall signs, awning signs, window signs and projecting signs. Freestanding signs and building directory signs may also be considered. (3) Sign Materials. Sign materials and colors should be compatible with the design theme and materials of the structure on which it is placed. (Action Item 5.1) Prior to any land use approval or building permit issuance within the Downtown Exten- sion and the Industrial Heritage Districts. Developer 10 Access Plan. Develop an Access Plan to incorporate tran- sit services into the Railyard Area including TART, Truckee Trolley, Dial-A-Ride, and ski resort shuttles, as appropriate. (Action Item 7.2) To be determined in Development Agree- ment. Developer 9. Implementation and Phasing Truckee Railyard Master Plan Page 121 No.Implementation Measures/Action ItemsTiming Responsible Party 11 Parking Management Plan. Incorporate parking in the Master Plan Area into the existing Downtown Commercial Core Parking Management Program. Public parking within the railroad right of way available for use by the Downtown Parking Management Program at no cost to the Parking District. (Action Item 7.1) To be determined in Development Agree- ment. Developer/Town 12 Snow Removal Program. Establish a snow removal pro- gram for the entire Master Plan Area and for each interim phase of development with the Master Plan Area. On-street parking areas in the Downtown Extension shall be included in the program. Important sidewalks throughout the Mas- ter Plan Area shall be included in the program sufficient to maintain pedestrian circulation through the area during winter months (DTSP, Chapter 4, Pedestrian Circulation Policy 1). The snow removal program shall be developed in combination with the parking plan. (Action Item 8.1) Prior to any land use approval or building permit issuance within each District. Developer/Town 13 Sun/Shade Analysis. Prior to design approval of each phase of development, the project developer shall complete a shade and shadow analysis for the proposed project area. The analysis is a tool to aid in optimizing solar exposure for the reduction of energy consumption, the unique requirements snow and winter conditions, and to create pleasant streetscapes and functional projects. The analysis shall indicate seasonal sun exposure on streets, sidewalks, public places, and adjacent structures and shall ensure that the proposed project design considers the impact of microclimates on the functionality of spaces, consistent with this Master Plan. Prior to any land use approval or building permit issuance. Developer/Town 14Coordinate the design of public open space areas with the Truckee Donner Recreation and Park District, the entity responsible for establishment and maintenance of park facilities (per DTSP chapter 9, Park and Gateways). (Action Item 6.2) Ongoing after imple- mentation of the Rail- yard Master Plan. Developer/Town 15Coordinate the design and location of proposed trailheads within the Master Plan Area with the Truckee River Watershed Council and provide opportunities for facilitated community input throughout the design process. (Action Item 6.3) Ongoing after imple- mentation of the Rail- yard Master Plan. Developer/Town 16Consider moving the linear park from Street C to Street B as part of the Streetscape Plan for the Trout Creek and Industrial Heritage District Prior to development in the TC and IH district. Developer/Town 17 Pedestrian/Bicycle Crossing Study. Prepare a feasibility study for an eastern undercrossing, overcrossing, or at- grade crossing for pedestrians and bicycles. The purpose of the study is to determine if and when the crossing is necessary, feasible designs, and financing of a crossing if the study finds an improvement is necessary. Prior to completion of Phase I. Developer 9. Implementation and Phasing Truckee Railyard Master Plan Page 122 No.Implementation Measures/Action ItemsTiming Responsible Party 18 Focused Intersection Study. Reevaluate the timing and improvements for the West River Street/McIver Crossing intersection, the Donner Pass Road/West River Street intersection, and Donner Pass Road/Bridge Street intersection, in accordance with General Plan Circulation Policy P2.3. Prior to issuance of any building or grading permits, or approval of any improvement or streetscape plans. Town 10 PURPOSE The purpose of this chapter is to provide administrative procedures for adoption and maintenance of this Master Plan, and to provide guidelines for project approval for buildings and uses within the Master Plan area. Adherence to the provisions of this chapter will ensure that development within the Railyard Area complies with the goals and policies of the Railyard Master Plan. 10.1 ADOPTION OF THE MASTER PLAN This Master Plan is adopted under the authority of Chapter 18.174 of the Town of Truckee Development Code, which establishes provisions for Master Plans when required by the Downtown Specific Plan. As indicated by Truckee Development Code Sections 18.174.030 and 18.174.060, the Planning Commission must conduct a public hearing to consider the adoption of the Railyard Master Plan, and forward a written recommendation to the Town Council. The Town Council shall then conduct a public hearing to take action on the Master Plan. The Town Council may approve the plan, deny the plan, or may adopt the plan with changes, subject to all of the following findings: A. The uses, activities, and densities of the Master Plan shall be compatible and sensitive to the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity, and orientation. B. The uses, activities, and densities of the Master Plan shall provide a compatible, efficient, and workable relationship with surrounding uses and activity. C. Appropriate parking and loading shall be established for all uses. D. The Master Plan is consistent with the Development Code, the General Plan, and the Downtown Specific Plan. E. Natural and/or geologic hazards that affect the property shall be identified and mitigated. F. Site plan, building design and location, and open space provisions shall be designed to produce a functional development responsive and sensitive to natural features, vegetation, and overall aesthetic quality of the community. G. The circulation system shall be designed to address on and off-site traffic circulation for both vehicles and pedestrians. H. Functional and aesthetic landscaping and open space shall be incorporated into the Master Plan to optimize and preserve natural features, recreation, views and function. I. The phasing and subdivision plan shall provide a workable, functional, and efficient relationship throughout the development of the Master Plan. Truckee Railyard Master Plan Page 123 E R PLAN ADMINISTRATION1010 10. Master Plan Administration 10.2 AMENDMENTS TO THE MASTER PLAN Major and minor amendments to this Master Plan are defined and permitted as detailed below. a. Minor Amendment Minor amendments to this Master Plan include adjustments to right-of-way alignments and dimensions, location and configuration of parks and open spaces, modifications to design guidelines, and the transfer of density permitted by the Maximum Allowable Development between Districts. Minor modifications consistent with the Master Plan findings listed within this Chapter, may be approved by the Community Development Director. All minor modifications shall be indicated on a revised development plan, and approved changes shall be noted, signed, dated, and filed by the Director. Notification of a proposed minor amendment and the Director’s action on the amendment shall be provided to all property owners within or adjacent to the Master Plan area that may be affected by the amendment as determined by the Director. The notification shall include a statement describing the amendment and the action of the Director. b. Major Amendment Major modifications include changes to the Master Plan Area boundary (e.g., to include or remove property from the Master Plan Area), changes to development standards, changes to goals and policies of this Master Plan, and an increase in the Maximum Allowable Development. Requests for major amendments to a Master Plan shall be reviewed and approved by the Town Council. A proposed major amendment shall be subject to public hearings before both the Commission and Council before its approval, as follows: 1. Commission hearing. The Director shall schedule a public hearing on the proposed major amendment. The hearing shall receive public notice and be conducted in compliance with Truckee Development Code Chapter 18.180 (Public Hearings). After the hearing, the Commission shall forward a written recommendation, with appropriate findings to the Council. 2. Council’s action. a. A public hearing on the major amendment shall be scheduled before the Council. The hearing shall be noticed and conducted in compliance with the Truckee Development Code Chapter 18.180 (Public Hearings). b. After the hearing, the Council may approve the amendment, may deny the amendment, or may approve the amendment with changes, with appropriate findings in compliance with Truckee Development Code Section 18.174.060 (Findings and Decision). 10.3 MONITORING THE M.A.D. The Town will monitor and publish the amount of development that occurs after adoption of the Master Plan in a form to be determined by the Community Development Director. Updates to this summary of development will occur each time new development is proposed or approved within the Master Plan Area. When the M.A.D. is reached in any District, either in housing units or square footage, no further development in that category may be permitted without an amendment to the M.A.D. provisions. (1) Tracking the M.A.D. Upon issuance of a Building Permit, a project shall be deemed to be Truckee Railyard Master Plan Page 124 10. Master Plan Administration entitled to the number of dwelling units or square footage specified in the Building Permit, but such entitlement shall expire unless construction commences for such units or square footage within two years of the date of issuance of the Building Permit and is completed within five years from the date of permit approval. No Building Permit may be issued to allow a net increase in development in excess of the M.A.D. in any category as specified in the Master Plan. The Community Development Department shall at all times maintain a publicly available • record of: The total number of allowable units and square footage in each District within the Master Plan • The total number of units and square footage in each District for which entitlement has been • granted The total number of allowable units and allowable square footage in each District remaining • available. (2) Modifying the M.A.D. Not later than 30 days after the granting of entitlement to 80% or more of the Allowable Units or any of the Allowable Square Footage totals in any District, the Community Development Director shall report to the Town Council the crossing of the 80% threshold and the Town Council may, but is not required to, initiate consideration of an amendment to the Master Plan to increase the M. A. D. Such an action would require additional CEQA review. Transferring M.A.D between Districts (e.g., reducing units in the Downtown Extension and increasing permitted units in the Trout Creek) is permitted subject to approval of a Minor Master Plan Amendment. 10.4 PROJECT APPROVAL PROCESS Each application for a project within one of the Districts defined by this Master Plan (See Chapter 5) will be reviewed by the Town for conformity with the Railyard Master Plan Standards and Guidelines described within Chapter 5, Development Standards and Guidelines. Land within the Master Plan Area that is designated as an existing Truckee Development Land Use Zone including property designated: Downtown High Density Residential (DRH), Downtown Mixed Use (DMU), Downtown Manufacturing/Industrial (DM), Downtown Railroad (DRR), Public Facilities (PF), Open Space (OS) and Recreation (REC) is subject to the project approval process outlined in the Truckee Development Code. a. Project Review Applications for development approvals shall be filed with the Community Development Department. Proposed projects must conform to all District “Standards.” Applications will be deemed incomplete if they do not conform to the District Standards and will be returned to the applicant for revision. Applications must strive to meet the District “Guidelines”, but applicants may propose alternate ways to achieve the goals of the Guidelines. Prior to submitting a formal application, the project applicant may request preliminary plan review to discuss the project and Master Plan issues that may effect its design. Submittal requirements provided in the “Pre-Application Checklist” must be submitted in order for the plan review to be scheduled. Applications that the Community Development Department have determined to be complete shall be processed as follows: 1. The preparation and filing of applications for land use permits shall include the appropriate land use application forms provided by the Community Development Department, and all information Truckee Railyard Master Plan Page 125 10. Master Plan Administration and materials required by the Application Submittal Checklist list provided by the Community Development Department for the specific land use application. 2. Applications shall be filed with the Community Development Department; and 3. It is the applicant’s responsibility to provide evidence in support of the findings required for the approval of the application by this Chapter. 4. Applications may be made by the owner of the subject property or by a lessee or any other person, with the written consent of the property owner. 5. Any land use permit required by this Master Plan shall be filed with the Director, processed and approved before the approval of any Building, Grading, or other construction permit or other authorization required by the Municipal Code or the Development Code for the proposed use or structure. 6. Historic Preservation Advisory Commission Review—HPAC shall review, comment, and make recommendations on any actions that may impact designated and potential resources, or related neighboring property within public view in the HP-Overlay District, in the Railyard Master Plan boundary, as determined by the Community Development Director. HPAC would be able to review and comment during the environmental and project review of such actions. 7. Truckee Fire Protection District—A Will-Serve letter shall be obtained from the Truckee Fire Protection District of Nevada County prior to the issuance of any construction permits by the Town. (1) Large Projects - Over 15,000 square feet or more of gross floor area or twenty or more residential units. Large projects shall be reviewed and approved by Development Permit. Incremental or phased developments shall be treated on a cumulative basis. Application and Authority. Applicants for large projects shall file a Development Permit Application with the Community Development Department. Development Permit approval is subject to review and approval by the Town Planning Commission. The review process begins with the recognition that the proposed use/construction is allowed in the District, and focuses on issues related to site layout and design in order to determine compatibility with the goals and policies of the Railyard Master Plan, and the subject District. The process includes the filing of a Development Permit application with the Director to verify compliance with all applicable District Development Standards, applicable Design Guidelines, and the requirements of other Town departments. The Town Planning Commission shall issue a Development Permit, with or without conditions of approval, only if the required findings can be made. Findings for Development Permit approval within the Master Plan are included in this Chapter. A Development Permit shall be required before the approval of any Building, Grading, or other construction permit, or other authorization required by the Municipal Code or the Development Code for the proposed use or construction. Noticing Requirements. Public hearing notice of the Planning Commission hearing to Truckee Railyard Master Plan Page 126 10. Master Plan Administration consider an application for Development Permit shall follow the procedures prescribed by the Truckee Development Code Chapter 18.180. (2) Small Projects - Less than 15,000 square feet of gross floor area or less than nineteen residential units. Small project shall be reviewed and approved by Zoning Clearance. Application and Authority. Applicants for small projects shall file a Zoning Clearance Application with the Community Development Department. Zoning Clearance Permit approval is subject to review and approval by the Town Community Development Director. An application for Zoning Clearance shall be analyzed by the Director to ensure that the application is consistent with the content, purpose, and intent of this Master Plan, and the applicable Development Standards and Design Guidelines. The Director shall issue the Zoning Clearance, with or without conditions of approval, only if the required findings can me made. Findings for Zoning Clearance approval within the Railyard Master Plan area are included in this Chapter. The Director shall take appropriate action on the Zoning Clearance within 30 days of finding the application complete. Notice Requirements. Notice of the Director’s intent to take action on the issuance of a Zoning Clearance shall be required for all Zoning Clearance applications approved within the Railyard Master Plan Area, including new multi-family residential, commercial, and industrial projects and substantial additions (e.g., an addition of at least 25 percent of the gross floor area of the existing structure) in accordance with Truckee Development Code Chapter 18.180. (3) Use Permits - Are required for specific land uses defined with Chapter 5 (Development Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site and surroundings cannot be determined before being proposed for a particular location. Application and Approval Authority. Applicants for a Use Permit shall file a Use Permit Application with the Community Development Department. Use Permit approval is subject to review and approval by the Town Planning Commission. The Use Permit review process begins with the evaluation of the proposed use/ construction to determine if the activity should be allowed on the subject site. The process includes the review of the configuration, design, location, and potential impact(s) of the proposed use/construction by comparing it to established District Development Standards and Design Guidelines as well as, the potential impact(s) on existing development within the Master Plan Area. The Planning Commission shall issue the Use Permit, with or without conditions of approval, only if the required findings can me made. Findings for Use Permit approval within the Railyard Master Plan area are included in this Chapter. A Use Permit must be granted before the approval of any Building, Grading, or other construction permit, or other authorization required by the Municipal Code or this Master Plan for the proposed use or construction. Truckee Railyard Master Plan Page 127 10. Master Plan Administration The Town shall act on the Use Permit Application consistent with the Permit Streamline Act. Noticing Requirements. Public hearing notice of the Planning Commission hearing to consider an application for Use Permit shall follow the procedures prescribed by the Truckee Development Code Chapter 18.180. (4) Minor Use Permits - Are required for specific land uses defined with Chapter 5 (Development Standards and Guidelines) that may be desirable in the applicable District, but whose effects on a site and surroundings cannot be determined before being proposed for a particular location. Application and Approval Authority. Applicants for Minor Use Permit shall file a Minor Use Permit Application with the Community Development Department. Minor Use Permit approval is subject to review and approval by the Town Zoning Administrator. The Minor Use Permit review process begins with the evaluation of the proposed use/construction to determine if the activity should be allowed on the subject site. The process includes the review of the configuration, design, location, and potential impact(s) of the proposed use/construction by comparing it to established District development standards and design guidelines. The Zoning Administrator shall issue the Minor Use Permit, with or without conditions of approval, only if the required findings can me made. Findings for Minor Use Permit approval within the Railyard Master Plan area are included in this Chapter. A Minor Use Permit shall be required before the approval of any Building, Grading, or other construction permit, or other authorization required by the Municipal Code or this Master Plan for the proposed use or construction. Noticing Requirements. Public hearing notice of the Zoning Administrator hearing to consider an application for Use Permit shall follow the procedures prescribed by the Truckee Development Code Chapter 18.180. (5) Temporary Use Permits - Are required for short-term activities that nay not meet the development or use standards of the applicable Districts, but may otherwise be acceptable because of their temporary nature. Temporary Use Permits are subject to the regulations of Development Code Section 18.80. 10.5 FINDINGS FOR PERMIT APPROVALS Land use permits for projects within the Railyard Master Plan shall be subject to the following findings. a. Zoning Clearance The Community Development Director shall issue the Zoning Clearance, with or without conditions, only if all of the following findings can be made: A. The proposed development is: 1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District; complies with all applicable provisions of this Master Plan, the Development Code, the Municipal Code, and the Public Improvement and Engineering Standards (except as modified by this Master Plan); Truckee Railyard Master Plan Page 128 10. Master Plan Administration 2. Within the Maximum Allowed Development area defined in Chapter 5; and 3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality Management Plan. B. The proposed development achieves the overall design objectives of the Design Guidelines, and would not impair the District design and architectural integrity or the character of Downtown Truckee; C. The Zoning Clearance approval is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there would be no potential significant adverse effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless a Statement of Overriding Considerations is adopted; and D. There are adequate provisions for public and emergency vehicle access, fire protection, sanitation, water, and public utilities to ensure that the proposed development would not be detrimental to public health and safety. Adequate provisions shall mean that distribution and collection facilities and other infrastructure are installed at the time of development and in operation prior to occupancy of buildings and the land, and all development fees have been paid prior to occupancy of buildings and the land. E. The proposed development is consistent with all applicable regulations of the Nevada County Department of Environmental Health and the Truckee Fire Protection District for the transport, use, and disposal of hazardous materials. b. Development Permit Following a public hearing, the Planning Commission shall record its decision in writing with the findings upon which the decision is based. The Commission may approve a Development Permit application, with or without conditions, only if all of the following findings can be made: A. The proposed development is: 1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District with the approval of a Development Permit, and complies with all applicable provisions of this Master Plan, the Development Code, the Municipal Code, and the Public Improvement and Engineering Standards (except as modified by this Master Plan); 2. Within the Maximum Allowable Development area defined in Chapter 5; and 3. Consistent with the goals and policies of this Master Plan, the General Plan, the Downtown Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality Management Plan. B. The proposed development achieves the overall design objectives of the Design Guidelines, and would not impair the District design and architectural integrity or the character of Downtown Truckee; C. The Development Permit approval is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there would be no potential significant adverse effects upon environmental quality and natural resources that would not be properly mitigated and Truckee Railyard Master Plan Page 129 10. Master Plan Administration monitored, unless a Statement of Overriding Considerations is adopted; and D. There are adequate provisions for public and emergency vehicle access, fire protection, sanitation, water, and public utilities and services to ensure that the proposed development would not be detrimental to public health and safety. Adequate provisions shall mean that distribution and collection facilities and other infrastructure are installed at the time of development and in operation prior to occupancy of buildings and the land, and all development fees have been paid prior to occupancy of buildings and the land; E. The subject site is: 1. Adequate in size and shape to accommodate the use and all fences and walls, landscaping, loading, parking, yards, and other features required by this Master Plan; and 2. Served by streets adequate in width and pavement type to carry the quantity and type of traffic generated by the proposed development, or that such streets will be in service prior to occupancy of the proposed development. F. The proposed development is consistent with all applicable regulations of the Nevada County Department of Environmental Health and the Truckee Fire Protection District for the transport, use, and disposal of hazardous materials. c. Use Permit Following a public hearing, the Planning Commission shall record the decision in writing with the findings upon which the decision is based. The Commission may approve a Use Permit application, with or without conditions, only if all of the following findings can be made: A. The proposed development is: 1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District with the approval of a Use Permit and complies with all other applicable provisions of this Master Plan, the Municipal Code, and the Development Code (except as modified by this Master Plan); 2. Within the Maximum Allowable Development area defined in Chapter 5; and 3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality Management Plan. B. The proposed development achieves the overall design objectives of the Design Guidelines, and would not impair the design and architectural integrity or the character of Downtown Truckee; C. The Use Permit approval is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there would be no potential significant adverse effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless a Statement of Overriding Considerations is adopted; D. The design, location, size, and operating characteristics of the proposed development would be compatible with the existing and future land uses in the vicinity; E. Granting the Use Permit would not be detrimental to the public health, safety, or welfare of the Town, or injurious to the property or improvements in the vicinity and District in which the property Truckee Railyard Master Plan Page 130 10. Master Plan Administration is located; F. The site for the proposed use is: 1. Served by streets adequate in width and pavement type to carry the quantity and type of traffic generated by the proposed development, or that such streets will be in service prior to occupancy of the proposed use. G. There are adequate provisions for public and emergency vehicle access, fire protection, sanitation, water, and public utilities and services to ensure that the proposed development would not be detrimental to public health and safety. Adequate provisions shall mean that distribution and collection facilities and other infrastructure are installed at the time of development and in operation prior to occupancy of buildings and the land, and all development fees have been paid prior to occupancy of buildings and the land. H. The proposed development is consistent with all applicable regulations of the Nevada County Department of Environmental Health and the Truckee Fire Protection District for the transport, use, and disposal of hazardous materials. d. Minor Use Permit Following a public hearing, the Zoning Administrator shall record the decision in writing with the findings upon which the decision is based. The Zoning Administrator may approve a Minor Use Permit application, with or without conditions, only if all of the following findings can be made: A. The proposed development is: 1. Allowed by Chapter 5 (Development Standards and Guidelines) within the applicable District with the approval of a Minor Use Permit and complies with all other applicable provisions of this Master Plan, the Municipal Code, and the Development Code; 2. Within the Maximum Allowable Development area defined in Chapter 5; and 3. Consistent with the goals and policies of this Master Plan, the General Plan, Downtown Specific Plan, the Trails and Bikeways Master Plan, and the Particulate Matter Air Quality Management Plan. B. The proposed development achieves the overall design objectives of the Design Guidelines, and would not impair the design and architectural integrity or the character of Downtown Truckee; C. The Minor Use Permit approval is in compliance with the requirements of the California Environmental Quality Act (CEQA) and there would be no potential significant adverse effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless a Statement of Overriding Considerations is adopted; D. There are adequate provisions for public and emergency vehicle access, fire protection, sanitation, water, and public utilities and services to ensure that the proposed development would not be detrimental to public health and safety. Adequate provisions shall mean that distribution and collection facilities and other infrastructure are installed at the time of development and in operation prior to occupancy of buildings and the land, and all development fees have been paid prior to occupancy of buildings and the land. H. The proposed development is consistent with all applicable regulations of the Nevada County Truckee Railyard Master Plan Page 131 10. Master Plan Administration Truckee Railyard Master Plan Page 132 11 Truckee Railyard Master Plan Page 133 E RENCES1111 Acumen Engineering Company, 2004. Railyard Servicing Study (Providing Utility Service). September 28. Dinsmore Sierra, 2006. 2006 Draft Master Plan. November. LSC Transporation Consultants, Inc., 2006. Truckee Railyard Traffic Impact, Circulation, and Parking Study. February 13. Mead and Hunt, Inc., 2004. Airport Land Use Compatibility Plan. December 2. Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 1 & 4: Existing Conditions Report and Final EIR, Final Plan. November. Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 2: Policies and Programs, Final Plan. November. Truckee, Town of, 1997. Downtown Truckee Specific Plan, Volume 3: DSA Zoning Ordinance, Public Hearing Draft. June. Truckee, Town of, 2002. Trails and Bikeways Master Plan. April. Truckee, Town of, 2003. Truckee Downtown Specific Plan, Volume 3: Historic Design Guidelines. August 4. Truckee, Town of, 2005. Downtown River Revitalization Strategy. Adopted October 20. Truckee, Town of, 2006. General Plan 2025. Adopted November 16. Truckee, Town of, 2007. Development Code. April 15. Truckee, Town of, 2003. Town of Truckee Public Improvement and Engineering Standards. May U.S. Green Building Council, 2007. LEED for Neighborhood Rating System, Pilot Version. Wilbur Smith Associates, 2004. Truckee Downtown Parking Study, Final Draft Report. July 19. Wolf Lyon Architects, 2005. Truckee Railyard Building Types Study, Mixed-Use and Affordable Housing Opportunities. September 2. 11. References Truckee Railyard Master Plan Page 134 12 Unless otherwise provided herein, the definitions of the Truckee Development Code (Section 18.220) shall apply. Alley. A narrow street, typically without sidewalks, that is designed to allow vehicles (or in some case pedestrians) to travel between or behind buildings. Alleys can provide access to garages and loading areas, or just act as passage ways from one block to another. California Environmental Quality Act (CEQA). State law (California Public Resources Code Sections 21000 et seq.) requiring public agencies to document and consider the environmental effects of a proposed action, prior to allowing the action to occur. Civic Building. A building designed specifically for a civic function. Commercial Parking. Service establishments in the business of storing operative cars, buses, recreational vehicles, and other motor vehicles for clients and customers of principal uses. Includes day use and long-term public and commercial garages, parking lots, sheds and structures. Does not include sites where vehicles are stored for rental or leasing. Principal uses include any customer or public use off-street parking required by this Master Plan. Commission. See “Planning Commission.” Community event. An event determined by the Town Council to be of community importance. Development. Any construction activity or alteration of the landscape, its terrain contour or vegetation, including the erection or alteration of structures. New development is any construction or alteration of an existing structure or land use, or establishment of a land use, after the effective date of this Master Plan. Development Agreement. A contract between the Town and an applicant for a development project, in compliance with Chapter 18.150 (Development Agreements) of Truckee’s Development Code and Government Code Sections 65864 et seq. A development agreement is intended to provide assurance to the applicant that an approved project may proceed subject to the policies, rules, regulations, and conditions of approval applicable to the project at the time of approval, regardless of any changes to Town policies, rules, and regulations after project approval. In return, the Town may be assured that the approved project will contain elements and components that are in the best interests of the Town and will promote the public interest and welfare of the Town. Development Code. The Town of Truckee Development Code, Title 18 of the Truckee Municipal Code, referred to herein as “the Development Code.” Director. The Town of Truckee Community Development Director, referred to throughout this Master Plan as “Director.” District. There are three new planning area Districts established by this Master Plan: Downtown Extension, Industrial Heritage, and Trout Creek. The three Districts have distinctive geographical boundaries, within which certain land uses are allowed or prohibited, and certain Development Standards (e.g., setbacks, height limits, site coverage requirements etc.) and Design Guidelines are established. Truckee Railyard Master Plan Page 135 SARY1212 12. Glossary Downtown Core. Downtown Core includes the Commercial District Character Area defined within the Downtown Specific Plan. The boundaries of the Downtown Core are generally between Bridge Street and Spring Street along Donner Pass Road, and a portion of Jibboom Street. Downtown Truckee. Downtown Truckee is considered to be the area encompassed by the Historic Overlay boundary provided in the Downtown Specific Plan and the Downtown Study area of the General Plan. The Downtown boundary encompasses the nine character areas of the Downtown Specific Plan, including Brickeltown, Commercial District, Bruckhaulter, River, Church Street, McGlashan, Railroad, South River and Hilltop. Environmental Impact Report (EIR). An informational document used to assess the physical characteristics of an area and to determine what effects will result if the area is altered by a proposed action, prepared in compliance with the California Environmental Quality Act (CEQA). Farmer’s Markets. Temporary and/or occasional outdoor retail sales of farm produce from vehicles or temporary stands, located within a parking lot, or a public right-of-way (where authorized by encroachment permit). Facade. The exterior wall of a building that is set along a property Line. Gallery. A long enclosed passage, such as a roofed hallway or corridor extending along the wall of a building that is supported by arches or columns on the outer side. General Plan. The Town of Truckee 2025 General Plan, including all elements thereof and all amendments thereto, as adopted by the Town Council under the provisions of Government Code Sections 65300 et seq., and referred to in this Master Plan as the “General Plan.” Gross floor area. The area in square feet of all floors within a building, measured from the interior surfaces of the exterior walls. Holliday Development, LLC. Holliday Development, LLC is the managing member of Truckee Development Associates, LLC. Truckee Development Associates, LLC is a partner in the Truckee Railyard Partnership and the owner of approximately 35 acres of land within the Master Plan Area. Live/Work Unit. Live/Work units are residential homes with accessory commercial or business activity conducted within the home. Commercial or business activity is primarily conducted by residents of the home in a manner that is clearly incidental to the principal use of the home as a residence. Live/Work differs from a “Home Occupation” as outlined in Chapter 5, Development Standards and Guidelines. Lot or parcel. A recorded lot or parcel of real property under single ownership, lawfully created as required by the Subdivision Map Act and Town ordinances, including the Development Code and this Master Plan. Lot area. Gross lot area is the total area included within the lot lines of a lot, exclusive of adjacent dedicated street rights of way. Lot frontage. The boundary of a lot adjacent to a public street right-of-way. Lot width. The horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. The Director shall determine lot width for parcels of irregular shape. 2006 Master Plan. The 2006 Master Plan refers to the Master Plan prepared by Dinsmore Sierra to satisfy the requirements of the Sustainable Communities Grant. Truckee Railyard Master Plan Page 136 12. Glossary Master Plan Area. The Master Plan Area consists of property designated on the Zoning Map as Downtown Master Plan (DMP) Mill Site Master Plan Area. Because the Mill Site is now more commonly referred to as the Railyard, this Master Plan uses the Railyard Area synonymously with the Mill Site. More specifically, the Master Plan Area includes 21 parcels (see Table 3-1) for a total of approximately 75 acres and is generally bound by Glenshire Drive to the north, a landscaping business to the east, Union Pacific Railroad tracks and East River Street to the south, and Donner Pass Road and Bridge Street to the west. Mill Site. The General Plan and Downtown Specific Plan both referred to the Master Plan Area as the Mill Site; however, as it is now more commonly referred to as the Railyard Area, this Master Plan refers to the Mill Site as the Railyard Area. Mixed Use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or a single site in an integrated development project with significant functional inter-relationships and a coherent physical design. A “single site” may include contiguous properties. Municipal Code. The Town of Truckee Municipal Code, as it may be amended from time to time by the Council. Pedestrian Orientation. A physical structure or place with design qualities and elements that contribute to an active, inviting and pleasant place for pedestrians that typically includes most of the following elements: 1. Building facades that are highly articulated at the street level, with interesting uses of material, color, and architectural detailing, located directly behind the sidewalk; 2. Visibility into buildings at the street level; 3. A continuous sidewalk, with a minimum of intrusions into pedestrian right-of-way; 4. Continuity of building facades along the street with few interruptions in the progression of buildings and stores; 5. Signs oriented and scaled to the pedestrian rather than the motorist. Pedestrian orientation may also include: design amenities related to the street level, such as awnings, arcades, landscaping and street furniture. Pedestrian Oriented Use. A land use that is intended to encourage walk-in customers and that generally does not limit the number of customers by requiring appointments or otherwise excluding the general public. A pedestrian oriented use provides spontaneous draw from sidewalk and street due to visual interest, high customer turnover, and/or social interaction. Planning Commission. The Planning Commission of the Town of Truckee, appointed by the Truckee Town Council as provided by Government Code Section 65101, referred to throughout this Development Code as the “Commission.” Primary Street. Primary Streets require ground floor retail/ commercial uses that provide a social and transparent walking edge. These uses include retail shops, entertainment, restaurants and cultural activities. Primary structure. A structure that accommodates the primary use of the site. Primary use. The main purpose for which a site is developed, including the activities that are conducted on the site a majority of the hours during which activities occur. Public Realm. The relationship between roadways, plazas, sidewalks, alleys, pedestrian pathways and other midblock connections and surrounding structures. The public realm should include a network of spaces that integrates the community and allows an interesting and safe variety of routes between places. Public and private development investments should be made to enhance the public Truckee Railyard Master Plan Page 137 12. Glossary realm. Railyard Area. The Railyard Area refers to the Master Plan Area generally bound by Glenshire Dive to the north, industrial uses (including Tahoe Tree Company) to the east, Union Pacific Railroad right- of-way and East River Street to the south, and Donner Pass Road and Bridge Street to the west. The Railyard Area is synonymous with the references to the Mill Site. Recycling Facilities. This land use type includes a variety of facilities involved with the collection, sorting and processing of recyclable materials. 1. Collection facility. A center where the public may donate, redeem or sell recyclable materials, which may include the following: a. Reverse vending machine(s); b. Small collection facilities which occupy an area of 350 square feet or less and may include: (1) A mobile unit; (2) Bulk reverse vending machines or a grouping of reverse vending machines occupying more than 50 square feet; and (3) Kiosk-type units which may include permanent structures. c. Large collection facilities which occupy an area of more than 350 square feet and/or include permanent structures. 2. Recycling or recyclable material. Reusable domestic containers and other materials which can be reconstituted, remanufactured, or reused in an altered form, including glass, metals, paper and plastic. Recyclable material does not include refuse or hazardous materials. 3. Reverse vending machine. An automated mechanical device which accepts one or more types of empty beverage containers and issues a cash refund or a redeemable credit slip with a value not less than the container’s redemption value, as determined by State law. These vending machines may accept aluminum cans, glass and plastic bottles, and other containers. A bulk reverse vending machine is a reverse vending machine that is larger than 50 square feet, is designed to accept more than one container at a time, and issues a cash refund based on total weight instead of by container. Shall. When the term “shall” is used, compliance is mandatory when the particular standard described applies. Shared Parking Policy. An accounting for parking spaces that are available to more than one function. The requirement is reduced by a factor, shown as a calculation. The Shared Parking ratio varies according to multiple functions in close proximity which are unlikely to require the spaces at the same time. Should. When the term “should” is used, compliance is expected when the particular standard or guideline described applies; however, flexibility in applying the standard or guideline may occur when relaxing it would permit greater compliance with standards and other guidelines and the general intent is still met. Solar Access Plane (SAP). Some blocks may require a Solar Access Plane that allows sunlight to Truckee Railyard Master Plan Page 138 12. Glossary reach the streets, buildings, common areas, and sidewalks on the north side of streets. In Truckee, the December 21st noon sun angle is approximately 27.25 degrees. Standards and Guidelines may require this as a step-back angle for buildings on the south side of east-west streets above their northerly streetwalls. Street. A public thoroughfare which affords principal means of access to abutting property, including avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare except an alley as defined in this Subsection, or a private thoroughfare which affords or has the potential to afford principal means of access to five or more parcels. Street line. The boundary between a street right-of-way and property. Streetwalls. Building elevations that coincide with a public right of way or pedestrian walk where customer access to a structure is available. Streetwalls define the public realm and are therefore more regulated than the elevations that coincide with other lot lines. Structure. Anything constructed or erected, the use of which requires attachment to the ground or attachment to something located on the ground. For the purposes of this Master Plan, the term “structure” includes “buildings.” Town. The Town of Truckee, State of California, referred to in this Development Code as the “Town.” Town Council. The Town Council of the Town of Truckee, State of California, referred to in this Development Code as the “Council.” Truckee Development Associates, LLC. Truckee Development Associates, LLC is the majority land owner for property with the Master Plan Area, and is a partner in the Truckee Railyard Partnership. Holliday Development is the managing member of Truckee Development Associates, LLC. Truckee Railyard Partnership. The Truckee Railyard Partnership (Partnership) was established at the direction of the Town Council in 2004 to prepare a Master Plan for the future development of the Railyard Area. The Partnership consists of the Town of Truckee and Truckee Development Associates, LLC. Work/Live unit. Work/Live units are intended to be used primarily or exclusively for a commercial or business activity, and living area is secondary. Truckee Railyard Master Plan Page 139 12. Glossary Truckee Railyard Master Plan Page 140 The block structure analysis was completed by Dinsmore Sierra and examines the urban structure on a block level in order to inform the planning process for the Railyard redevelopment. Comparisons are drawn from Truckee’s historic Downtown as well as other similar mountain towns located in other states. This analysis should inform the block layout for the Railyard Master Plan Area. THE BLOCK STRUCTURE OF HISTORIC DOWNTOWN TRUCKEE The Railyard Master Plan Area is immediately adjacent to historic Downtown Truckee, as shown in Figure 1. As seen today, the historic downtown is located between Interstate 80, the railway line and Truckee River. An analysis of the existing lot and block pattern throughout the Town shows the prevalence of large lot rural residential subdivisions surrounding the compact, walkable historic Downtown, as shown in Figure 2. The historic downtown generally has four different lot and block structures including irregular lots, irregular blocks, elongated blocks, and the potential for square blocks, as originally proposed in the survey for the community and as depicted in Figure 3. Topography has played an integral role in the location of historic Downtown. The Downtown starts in a narrow portion of the Truckee River Valley and widens towards the Railyard (to the east). The existing lot and block structure in the historic downtown has been heavily influenced by the steep slopes and the linear nature of Downtown located between dramatic ridges, Interstate 80, the railroad line and the Truckee River. A context analysis of the Truckee’s Commercial Row and Brickletown was prepared to better understand the historic development patterns of the Downtown. As shown in Figure 4, there were no standard building widths and historic areas grew organically over many years with a variety and mix of uses. Along Commercial Row, building heights range from one to four stories and densities generally range from a floor area ratio of 0.96 to 2.66. The original 1880s Plat plan projected the Town of Truckee to grow as a square block grid network toward the Railyard. The square block, typically 250 1 2 A B 1 Historic Downtown Zone A Brickletown B Commercial District 2 Truckee Railyard N Figure 1: Historic Downtown Zone (1), the Truckee Railyard (2) with Brickletown (A) and Commercial District (B) Figure 2: Development Patterns in the Town of Truckee 1 2 3 4 56 78 9 1 Historic downtown 2 Donner Lake 7 Glenshire 5 Devonshire 3 Olympic Heights 4 Ponderosa- Palisades 6 Tahoe Donner 9 The Meadows8 Prosser Lake Heights Development Locations Key Truckee Railroad Truckee River Truckee Railyard Master Plan Page A-1 APPENDIX A Appendix A to 350 feet in length, is a standard form seen in urban areas and town centers. Square blocks are efficient for circulation, allow alternative building types and allow the area to grow and evolve over time. The topography and block/lot pattern resulted in many odd shaped parcels. An eclectic mix of buildings were designed and constructed resulting in Truckee’s unique character and diversity of buildings and streetscapes. Elongated blocks like Commercial Row are typically 750 feet in length and provide efficient double loaded alleys to service commercial and mixed use development. Alleys and pedestrian thoroughfares allow pedestrian permeability through the grid. The elongated block can sometimes bend to follow the natural contours of the landscape or a natural feature and are located where the valley opens up to an expanse of flat land along the Truckee River. Irregular blocks are located around the High Street area and down the steep embankment to the historic Downtown. This organic block structure is created by streets that negotiate sloping terrain. Irregular lots are evident along steep and challenging properties at the tip of Brickletown at the western edge of Downtown. Many of the homes and buildings on these properties are located toward the front of the lot due to topographic constraints. BLOCK STRUCTURE COMPARISON WITH OTHER MOUNTAIN TOWNS As part of the analysis Dinsmore Sierra completed block structure comparison with other mountain towns to determine best practices for mountain town block structure. These communities were analyzed because they have similar snow conditions to Downtown Truckee and also retained their unique mountain community character despite new growth and infill development. Figure ground drawings show the similarities between the mountain communities of Breckenridge, Steamboat, Telluride and Aspen, Figure 4: (Above) Building study of Brickletown (Below) Building study of Commercial Row Truckee Railyard Master Plan Page A-2 A A B C D Irregular Lots Elongated BlocksCBIrregular Blocks D Proposed Square Blocks Location Key N Figure 3: Block structure of historic Downtown Truckee Appendix A Figure 5: Block study for example of historic mountains in the west Steamboat, ColoradoTruckee, CaliforniaBreckendrige, Colorado Telluride, ColoradoAspen, ColoradoPark City, Utah Truckee Railyard Master Plan Page A-3 as shown in Figure 5. Within the downtowns, these communities have square blocks and rear alleys, which provide services to the commercial, mixed use and residential areas. Telluride has both north-south and east-west rear alleys. These blocks are surprisingly consistent in their dimensions ranging from 250 to 350 feet in length. Both Aspen and Breckenridge have large civic buildings or town squares. The figure ground drawings for Truckee and Park City are remarkably similar. Both Truckee and Park City have very linear elongated blocks with streets running parallel to existing rivers and topographic constraints. Some of the elongated blocks in Park City and Truckee are over 500 feet in length creating long, linear formal downtown streetscapes appropriate for storefront buildings and prominent main streets. As shown in Figures 6 and 7, the Nevada County communities of Grass Valley and Nevada City also have prominent main streets and elongated blocks with more irregular blocks surrounding the downtown as the streets and neighborhoods were built into and along the existing slopes. Grass Valley also features a curving Main Street that creates a variety of views and vistas through the downtown terminating at key buildings in the historic district. Both communities have prominent civic buildings located throughout the community. Figure 6: Photos and block structure study for historic Downtown Grass Valley, California Figure 7: Photos and block structure study for historic Downtown Nevada City, California Appendix A Truckee Railyard Master Plan Page A-4 CONCLUSION Block structure patterns influence the rhythm and character as well as affect the walkability of a place. This block structure analysis provides a frame of reference for Truckee’s historic Downtown and other similarly situated mountain town communities and informs the planning process for the Railyard. Integration of the Railyard redevelopment with Truckee’s adjacent historic Downtown will be facilitated through a block level pattern that is appropriate in scale and context to the historic character of the area. MASTER PLAN’S RELATIONSHIP TO EXISTING TOWN PLANNING POLICIES The following table was prepared in connection with the Truckee Railyard Draft Master Plan EIR. Truckee Railyard Master Plan Page B-1 APPENDIX B  B- 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , L a n d U s e E l e m e n t Gu i d i n g Pr i n c i p l e s 1 M a n a g e p r o j e c t e d g r o w t h w i t h i n t h e p l a n n i n g p e r i o d ( 2 0 0 5 t o 2 0 2 5 ) . P r o v i d e s u f f i c i e n t l a n d i d e n t i f i e d f o r d e v e l o p m e n t t o ac c o u n t f o r u n b u i l d a b l e r e s i d e n t i a l l o t s a n d t o e n s u r e co m p e t i t i o n a n d f l e x i b i l i t y i n C o m m e r c i a l a n d I n d u s t r i a l l a n d us e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d l o c a t e n e w ex p a n d e d d o w n t o w n u s e s a d j a c e n t t o t h e e x i s t i n g Do w n t o w n T r u c k e e a r e a a n d l o c a t e s n e w h o m e s i t e s n e a r ex i s t i n g h o u s e s , t h u s p r e s e r v i n g t h e e x i s t i n g l a n d u s e p a t t e r n s a n d l o c a t i o n s . Gu i d i n g Pr i n c i p l e s 2 Pr e s e r v e t h e i m p o r t a n t q u a l i t i e s o f T r u c k e e ’ s c o m m u n i t y ch a r a c t e r t h r o u g h a p p r o p r i a t e l a n d u s e p a t t e r n s a n d lo c a t i o n s . Wi t h i n t h e D r a f t M a s t e r P l a n b u i l d i n g d e s i g n s a r e r e q u i r e d t o b e c o n s i s t e n t w i t h t h e h i s t o r i c a r c h i t e c t u r a l s t y l e s w h i l e n o t b e i n g i n a u t h e n t i c c o p i e s o f t h e t r a d i t i o n a l b u i l d i n g s . Gu i d i n g Pr i n c i p l e s 3 Lo c a t e s i g n i f i c a n t n e w d e v e l o p m e n t a r o u n d e x i s t i n g de v e l o p e d a r e a s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d l o c a t e n e w ex p a n d e d d o w n t o w n u s e s a d j a c e n t t o t h e e x i s t i n g Do w n t o w n T r u c k e e a r e a a n d l o c a t e s n e w h o m e s i t e s n e a r ex i s t i n g h o u s e s . Gu i d i n g Pr i n c i p l e s 4 L o c a t e t h e h i g h e s t d e n s i t y a n d i n t e n s i t y o f d e v e l o p m e n t o n in f i l l s i t e s w i t h i n e x i s t i n g d e v e l o p e d a r e a s . Th e M a s t e r P l a n a r e a s i t e i s i m m e d i a t e l y a d j a c e n t t o e x i s t i n g Do w n t o w n d e v e l o p m e n t a n d o p e r a t e s a s a n u n d e r u t i l i z e d ra i l y a r d . T h e p r o p o s e d p r o j e c t w o u l d d e v e l o p m u c h o f t h e un d e r u t i l i z e d a r e a w i t h i n f i l l d e v e l o p m e n t . Gu i d i n g Pr i n c i p l e s 5 De s i g n a t e a n a d e q u a t e a m o u n t o f l a n d f o r c o m m e r c i a l a n d in d u s t r i a l u s e s t o a c c o m m o d a t e p r o j e c t e d d e m a n d a n d f u l f i l l ec o n o m i c d i v e r s i f i c a t i o n g o a l s . C o n t i n u e t o l o c a t e f r e e w a y or i e n t e d c o m m e r c i a l d e v e l o p m e n t o n l y a t t h e e x i s t i n g d e v e l o p e d i n t e r c h a n g e s w i t h I n t e r s t a t e 8 0 a t D o n n e r P a s s R o a d / C o l d S t r e a m R o a d a n d a t S t a t e R o u t e 8 9 S o u t h . E n s u r e hi g h q u a l i t y d e s i g n f o r f r e e w a y o r i e n t e d c o m m e r c i a l d e v e l o p m e n t i n t h o s e a r e a s . Th e D r a f t M a s t e r P l a n p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y us e s t h a t w o u l d f u l f i l l e c o n o m i c d i v e r s i f i c a t i o n g o a l s . Gu i d i n g Pr i n c i p l e s 6 P r e v e n t “ c o m m e r c i a l s p r a w l ” i n T r u c k e e . T h e D r a f t M a s t e r P l a n p r e v e n t s c o m m e r c i a l s p r a w l b y l o c a t i n g n e w c o m m e r c i a l u s e s a d j a c e n t t o t h e e x i s t i n g d o w n t o w n i n i n f i l l p a r c e l s , r a t h e r t h a n d e v e l o p i n g a w a y f r o m ex i s t i n g u s e s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p l e s 7 Im p r o v e t h e c h a r a c t e r a n d v i s u a l q u a l i t y o f d e v e l o p m e n t i n th e G a t e w a y a r e a , a l o n g t h e B r o c k w a y R o a d c o r r i d o r , a n d a l o n g t h e T r u c k e e R i v e r i n t h e D o w n t o w n S t u d y A r e a . Th e D r a f t M a s t e r P l a n e n c o u r a g e s h i g h q u a l i t y d e s i g n a n d pr o v i d e s s p e c i f i c b u i l d i n g t y p e s a p p r o p r i a t e t o e a c h z o n e wi t h i n t h e M a s t e r P l a n A r e a t o e n s u r e i m p r o v e d v i s u a l qu a l i t y o f t h e a r e a . Gu i d i n g Pr i n c i p l e s 8 P r e v e n t t h e n e g a t i v e v i s u a l i m p a c t o f m a s s p a r k i n g l o t s a n d l a r g e s i n g l e b u i l d i n g f o r m s . An e c l e c t i c s t r e e t w a l l f r o n t a g e i s r e q u i r e d b y t h e D r a f t Ma s t e r P l a n t o e n c o u r a g e v a r i e t y i n t h e b u i l d i n g f o r m s a l o n g th e s t r e e t . B u i l d i n g s a r e a l s o r e q u i r e d n e a r t h e s t r e e t e d g e in t h e D o w n t o w n E x t e n s i o n d i s t r i c t t o r e d u c e t h e v i s u a l im p a c t o f l a r g e p a r k i n g l o t s . T h e D r a f t M a s t e r P l a n a l s o r e q u i r e s t h a t s u r f a c e p a r k i n g b e s h i e l d e d b y b u i l d i n g s a n d th a t l o t s s h o u l d b e a c c e s s e d f r o m a l l e y s r a t h e r t h a n t h e m a i n s t r e e t . Gu i d i n g Pr i n c i p l e s 9 Pr o m o t e m i x e d - u s e d e v e l o p m e n t i n C o m m e r c i a l a r e a s . T h e mi x c a n i n c l u d e o f f i c e , r e s i d e n t i a l , s e r v i c e a n d / o r r e t a i l u s e s . Mi x e d u s e d e v e l o p m e n t i s e n c o u r a g e d i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t a n d t h e I n d u s t r i a l H e r i t a g e d i s t r i c t , w h e r e re t a i l s a l e s , o f f i c e s , a n d r e s i d e n t i a l u n i t s a r e a l l a l l o w e d . DS A - P 1 Pr e s e r v e a n d e n h a n c e t h e h i s t o r i c m o u n t a i n c h a r a c t e r o f t h e Do w n t o w n a r e a . Co n t e m p o r a r y d e s i g n s t h a t d r a w o n t h e f u n d a m e n t a l d e s i g n s o f t h e h i s t o r i c s t r u c t u r e s a r e e n c o u r a g e d w i t h o u t cr e a t i n g e x a c t c o p i e s o f t h e h i s t o r i c b u i l d i n g s , t h u s pr e s e r v i n g t h e e x i s t i n g c h a r a c t e r w h i l e e n h a n c i n g t h e a r e a wi t h n e w e r s t r u c t u r e s . DS A - P 2 I d e n t i f y a n d d e v e l o p a t o w n s q u a r e . A T o w n S q u a r e i s p r o p o s e d a t t h e c o r n e r o f D o n n e r P a s s Ro a d E x t e n s i o n a n d S t r e e t A w i t h i n t h e M a s t e r P l a n A r e a t o cr e a t e a f l e x i b l e p u b l i c g a t h e r i n g s p a c e . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p DS A - P 3 Id e n t i f y m e c h a n i s m s f o r c r e a t i n g a p a r k / r e c r e a t i o n a l o p e n sp a c e a r e a w i t h a t r a i l a l o n g t h e T r u c k e e R i v e r . Th e D r a f t M a s t e r P l a n en c o u r a g e s n e w p e d e s t r i a n a n d bi c y c l e c o n n e c t i o n s t o a n d n e w n e i g h b o r h o o d s p a r k s ad j a c e n t t o t h e T r o u t C r e e k G r e e n w a y . A l i n e a r p a r k w i l l b e d e v e l o p e d a l o n g t h e r e s t o r e d c r e e k t h a t w i l l e v e n t u a l l y co n n e c t t h e D o w n t o w n t o t h e T r u c k e e R i v e r . G u i d e l i n e s wi t h i n t h e M a s t e r P l a n c a l l f o r p r o v i d i n g b i c y c l e a n d p e d e s t r i a n l i n k s t h a t w i l l f a c i l i t a t e f u t u r e c o n n e c t i o n s f r o m th e R a i l y a r d a r e a t o t h e T r u c k e e r i v e r a n d t h e r e g i o n a l p a r k vi a t h e p e d e s t r i a n b r i d g e . DS A - P 4 In c r e a s e o p p o r t u n i t i e s f o r p e d e s t r i a n c i r c u l a t i o n , i n c l u d i n g im p r o v e d a c c e s s a c r o s s t h e r a i l r o a d t r a c k s , a n d i m p r o v e d ac c e s s b e t w e e n p a r k i n g a r e a s a n d b u s i n e s s e s . Th e D r a f t M a s t e r P l a n pr o v i d e s f o r m a n y i m p r o v e m e n t s t o th e p e d e s t r i a n r e a l m a l o n g t h e s t r e e t s c a p e . E n c o u r a g i n g pe d e s t r i a n a c c e s s t h r o u g h n e w a n d e n h a n c e d s i d e w a l k s a n d w a l k w a y s i s a n i m p o r t a n t e l e m e n t o f t h e M a s t e r p l a n . T h e M a s t e r P l a n r e q u i r e s 1 2 - f o o t w i d e s i d e w a l k s a l o n g a l l s t r e e t fr o n t a g e s i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t t o p r o m o t e p e d e s t r i a n a c t i v i t y a n d l i n k t h e a r e a t o t h e D o w n t o w n C o r e . DS A - P 5 A d d r e s s p a r k i n g p r o b l e m s i n t h e D o w n t o w n a r e a . T h e M a s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e ar e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r Pl a n , w h i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d us e s t h a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e st r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o se r v e t h e a r e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e Ma s t e r P l a n A r e a . DS A - P 6 En c o u r a g e r e s i d e n t i a l u s e s m i x e d w i t h o f f i c e a n d c o m m e r c i a l us e s . Th e D r a f t M a s t e r P l a n e n c o u r a g e s m i x e d u s e s i n b o t h t h e Do w n t o w n E x t e n s i o n a n d I n d u s t r i a l H e r i t a g e d i s t r i c t s , w h e r e re t a i l a n d o f f i c e u s e s a r e e n c o u r a g e d a l o n g w i t h a v a r i e t y o f ho u s i n g t y p e s i n c l u d i n g l i v e - w o r k u n i t s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p DS A - P 7 En h a n c e t h e d e s i r a b i l i t y o f t h e D o w n t o w n a r e a a s a “ d e s t i n a t i o n a t t r a c t i o n . ” Re d e v e l o p m e n t o f t h e M a s t e r P l a n A r e a w i l l h e l p t o c r e a t e a ci v i c p r e s e n c e D o w n t o w n b y p r o v i d i n g a p r o m i n e n t l o c a t i o n fo r a n e w c i v i c b u i l d i n g , a c e n t r a l l y l o c a t e d T o w n S q u a r e , an d p u b l i c l y a c c e s s i b l e n e i g h b o r h o o d p a r k s . DS A - P 8 De v e l o p t h e o l d m i l l s i t e ( t h e R a i l y a r d ) a s a l o c a t i o n f o r f u t u r e mi x e d u s e d e v e l o p m e n t , i n c l u d i n g b o t h l o c a l a n d t o u r i s t se r v i n g c o m m e r c i a l u s e s , a s w e l l a s r e s i d e n c e s , a n d p u b l i c u s e s , i n c o r p o r a t i n g t h e s u g g e s t e d c o m p o n e n t s d e s c r i b e d i n A c t i o n A 7 . 1 i n t h e C o m m u n i t y C h a r a c t e r E l e m e n t . Th e p u r p o s e o f t h e M a s t e r P l a n i s t o r e d e v e l o p t h e R a i l y a r d si t e a s a m i x e d - u s e a r e a w i t h s p a c e s f o r r e t a i l a n d o f f i c e us e s , a v a r i e t y o f h o u s i n g o p p o r t u n i t i e s , a n d a r t i s a n in d u s t r y l o c a t i o n s t h a t w i l l a t t r a c t b o t h l o c a l s a n d t o u r i s t s . DS A - P 9 Im p r o v e r o a d s i d e l a n d s c a p i n g . W o r k w i t h U n i o n P a c i f i c t o im p r o v e p o r t i o n s o f t h e “ n o m a n ’ s l a n d ” a r o u n d t h e r a i l w a y . St r e e t s c a p e i m p r o v e m e n t s a r e p r o p o s e d i n a l l d i s t r i c t s o f th e M a s t e r P l a n t h a t w i l l c r e a t e a t t r a c t i v e a n d s a f e p a t h s o f tr a v e l a l o n g t h e s t r e e t s o f t h e M a s t e r P l a n A r e a . I m p r o v e d l a n d s c a p e a r e a s a r e e n c o u r a g e d t o p r o v i d e b o t h a e s t h e t i c a n d e n v i r o n m e n t a l b e n e f i t s . DS A - P 1 0 I d e n t i f y f u n d i n g m e c h a n i s m s f o r d o w n t o w n i m p r o v e m e n t s , in c l u d i n g a B u s i n e s s I m p r o v e m e n t D i s t r i c t . Th e D r a f t M a s t e r P l a n id e n t i f i e s f i n a n c i n g o f i n f r a s t r u c t u r e i m p r o v e m e n t s t o b e f o r m a l i z e d w i t h i n a D e v e l o p m e n t Ag r e e m e n t b e t w e e n t h e T o w n a n d t h e p r o j e c t d e v e l o p e r . DS A - P 1 3 En s u r e t h a t a l l c r i t i c a l s i t e s i n t h e D o w n t o w n w i t h p o t e n t i a l fo r s o i l c o n t a m i n a t i o n a r e a p p r o p r i a t e l y s t u d i e d p r i o r t o de v e l o p m e n t , a n d t h a t a d e q u a t e m e a s u r e s a r e t a k e n t o ad d r e s s i d e n t i f i e d p r o b l e m s . Th e M a s t e r P l a n A r e a h a s a r e a s o f k n o w n a n d p o t e n t i a l , b u t as y e t u n c h a r a c t e r i z e d , o r o n l y p a r t l y c h a r a c t e r i z e d , s o i l a n d gr o u n d w a t e r c o n t a m i n a t i o n a s s o c i a t e d w i t h h i s t o r i c s i t e us e s . P o t e n t i a l s o u r c e s o f t h e c o n t a m i n a t i o n i n c l u d e f o r m e r c o m m e r c i a l a n d i n d u s t r i a l u s e s t h a t h a v e o c c u p i e d t h e Ma s t e r P l a n A r e a . T h e c h e m i c a l s i n t h e s o i l a n d g r o u n d w a t e r ar e h a z a r d o u s a n d e x p o s u r e t o t h e c h e m i c a l s v i a d i r e c t co n t a c t , i n h a l a t i o n o r o t h e r m e a n s m a y p r e s e n t a r i s k t o fu t u r e s i t e o c c u p a n t s . I m p l e m e n t a t i o n o f M i t i g a t i o n M e a s u r e HA Z - 1 w o u l d r e d u c e t h e c o n t a m i n a t e d s o i l i m p a c t t o a l e s s - th a n - s i g n i f i c a n t l e v e l . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p DS A - P 1 4 Im p r o v e a n d e n h a n c e t h e T r u c k e e R i v e r f r o n t i n t h e Do w n t o w n a r e a . Th e m a s t e r p l a n a r e a i s n o t d i r e c t l y l i n k e d t o t h e T r u c k e e R i v e r ; h o w e v e r , t h e p l a n d o e s n o t d i s c o u r a g e f u t u r e co n n e c t i o n s . P1 . 1 Al l n e w d e v e l o p m e n t s h a l l m e e t i m p o r t a n t c o m m u n i t y g o a l s fo r d e s i g n q u a l i t y , o p e n s p a c e p r e s e r v a t i o n , a n d p r o m o t i o n of a l i v a b l e , s u s t a i n a b l e c o m m u n i t y . D e v e l o p m e n t t h a t d o e s no t f u l f i l l t h e s e g o a l s s h a l l n o t b e a l l o w e d . Ne w d e v e l o p m e n t i s e n c o u r a g e d t o b e h i g h q u a l i t y , w i t h sp e c i f i c d e s i g n g u i d e l i n e i n s t r u c t i o n g i v e n f o r e a c h a r e a o f th e M a s t e r P l a n i n t h e D e v e l o p m e n t S t a n d a r d s a n d Gu i d e l i n e s c h a p t e r o f t h e d o c u m e n t . O p e n s p a c e p r e s e r v a t i o n a n d e n h a n c e m e n t i s e n c o u r a g e d , e s p e c i a l l y i n th e T r o u t C r e e k a r e a . N u m e r o u s p e d e s t r i a n i m p r o v e m e n t s ar e r e c o m m e n d e d i n t h e M a s t e r P l a n a n d a h e a l t h y m i x o f la n d u s e s i s p r o v i d e d t o c r e a t e a l i v a b l e c o m m u n i t y . P1 . 2 Pr o j e c t s t h a t e x c e e d m i n i m u m r e q u i r e m e n t s a n d m a n d a t e d le v e l s f o r p r o v i s i o n o f a f f o r d a b l e a n d w o r k f o r c e h o u s i n g s h a l l b e g i v e n a h i g h e r p r i o r i t y f o r d e v e l o p m e n t a p p r o v a l . S u c h pr o j e c t s m a y b e c o n s i d e r e d f o r a p p l i c a t i o n o f l e s s s t r i n g e n t d e v e l o p m e n t s t a n d a r d s i n o r d e r t o f a c i l i t a t e t h e i r de v e l o p m e n t . Th e M a s t e r P l a n d e t a i l s a f f o r d a b l e h o u s i n g a s a n im p l e m e n t a t i o n m e a s u r e . H o u s i n g o p t i o n s w i t h i n t h e Ma s t e r P l a n s h o u l d i n c l u d e a m i x t u r e o f h o u s i n g t y p e s t o se r v e a v a r i e t y o f h o u s i n g n e e d s a n d a p r o g r a m f o r p r o v i d i n g a f f o r d a b l e h o u s i n g w i t h i n t h e p l a n a r e a s h o u l d b e cr e a t e d c o n c u r r e n t w i t h t h e a d o p t i o n o f t h e M a s t e r P l a n . P2 . 1 E n s u r e a d e q u a t e s u p p l i e s o f r e s i d e n t i a l , c o m m e r c i a l a n d in d u s t r i a l l a n d , l o c a t e d a p p r o p r i a t e l y , t o m a n a g e p r o j e c t e d gr o w t h . Th e M a s t e r P l a n p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P2 . 2 E n s u r e t h a t t h e p r i m a r y u s e o f I n d u s t r i a l d e s i g n a t e d l a n d i s fo r i n d u s t r i a l , r a t h e r t h a n g e n e r a l c o m m e r c i a l u s e s . G e n e r a l P l a n a n d D o w n t o w n S p e c i f i c P l a n d e s i g n a t e t h e m a s t e r p l a n a r e a f o r m i x e d u s e d e v e l o p m e n t i n c l u d i n g co m m e r c i a l , h o u s i n g , o p e n s p a c e a n d c i v i c u s e s . P2 . 3 E n s u r e t h a t n e w r e s i d e n t i a l d e v e l o p m e n t m e e t s m i n i m u m de n s i t y s t a n d a r d s , b a s e d o n t h o s e d e s c r i b e d i n S e c t i o n C o f th e L a n d U s e E l e m e n t . T h e G e n e r a l P l a n a n d D o w n t o w n S p e c i f i c P l a n d o n o t s p e c i f y sp e c i f i c r e s i d e n t i a l d e n s i t i e s f o r d e v e l o p m e n t i n t h e m a s t e r p l a n a r e a . A t 5 7 0 m a x i m u m r e s i d e n t i a l u n i t s ( i n c l u d i n g w o r k / l i v e ) , t h e m a s t e r p l a n a r e a w o u l d b e b u i l t o u t a t ap p r o x i m a t e l y 1 6 d w e l l i n g u n i t s p e r a c r e . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P2 . 4 A p p r o v e a m e n d m e n t s t o t h e L a n d U s e M a p w h i c h i n t e n s i f y th e l a n d u s e t y p e s , i n t e n s i t i e s , a n d / o r d e n s i t i e s o f a p r o p e r t y on l y i f i t i s f o u n d s u c h a m e n d m e n t w i l l b e n e f i t t h e co m m u n i t y . Th e D r a f t M a s t e r P l a n pr o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P3 . 1 In o r d e r t o p r e v e n t n e w l i n e a r c o m m e r c i a l s p r a w l a l o n g m a j o r tr a n s p o r t a t i o n c o r r i d o r s , l o c a t e n e w f r e e w a y o r i e n t e d co m m e r c i a l d e v e l o p m e n t o u t s i d e o f t h e D o w n t o w n S p e c i f i c Pl a n A r e a e x c l u s i v e l y a t t h e e x i s t i n g d e v e l o p e d i n t e r c h a n g e s o f I n t e r s t a t e 8 0 a t D o n n e r P a s s R o a d / C o l d S t r e a m R o a d a n d Hi g h w a y 8 9 S o u t h . N e w f r e e w a y o r i e n t e d d e v e l o p m e n t m a y b e a p p r o p r i a t e w i t h i n t h e D o w n t o w n , a s d e t e r m i n e d t h r o u g h th e D o w n t o w n S p e c i f i c P l a n . Th e D r a f t M a s t e r P l a n p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P3 . 2 Di s c o u r a g e f u t u r e s u b d i v i s i o n o f e s t a t e t y p e p a r c e l s ( 2 . 5 t o 10 a c r e s i n s i z e ) w i t h i n t h e T o w n b o u n d a r i e s o u t s i d e o f e x i s t i n g r u r a l s u b d i v i s i o n s . T h e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e e s t a t e t y p e su b d i v i s i o n s . P3 . 3 T o p r o v i d e f o r p r o j e c t e d p o p u l a t i o n g r o w t h i n a n e f f i c i e n t m a n n e r , a c c o m m o d a t e d e v e l o p m e n t a t t h e h i g h e s t d e n s i t i e s in i n f i l l a r e a s , c o n s i s t e n t w i t h g o a l s f o r e n v i r o n m e n t a l p r o t e c t i o n a n d l a n d u s e c o m p a t i b i l i t y . Th e h i g h e r d e n s i t y a r e a s o f t h e M a s t e r P l a n a r e i n t h e Do w n t o w n E x t e n s i o n D i s t r i c t c l o s e s t t o t h e e x i s t i n g Do w n t o w n a r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P4 . 3 Ap p r o v e r e z o n i n g a n d d e v e l o p m e n t p e r m i t s o n l y w h e n ad e q u a t e s e r v i c e s a r e a v a i l a b l e , o r w h e n a p r o g r a m t o p r o v i d e s e r v i c e s h a s b e e n a p p r o v e d b y t h e a p p l i c a b l e D i s t r i c t an d t h e T o w n o f T r u c k e e . S t a n d a r d s o f s e r v i c e s f o r n e w de v e l o p m e n t a p p l i c a b l e t o t h i s p o l i c y a r e s h o w n i n T a b l e L U - 6. Re q u i r e t h a t s e w e r b e p r o v i d e d f o r a l l n e w r e s i d e n t i a l su b d i v i s i o n s c r e a t i n g m o r e t h a n f o u r l o t s , a n d a l l n e w co m m e r c i a l a n d i n d u s t r i a l u s e s . E x i s t i n g l e g a l l o t s a n d n e w su b d i v i s i o n s o f f o u r o r f e w e r l o t s i n a r e a s c u r r e n t l y w i t h o u t se w e r m a y b e d e v e l o p e d w i t h r e s i d e n t i a l u s e s u s i n g s e p t i c sy s t e m s w i t h t h e a p p r o v a l o f t h e a p p r o p r i a t e h e a l t h a n d e n v i r o n m e n t a l a g e n c i e s . S u c h l o t s m a y b e r e q u i r e d t o e s t a b l i s h c o n n e c t i o n s t o t h e s e w e r s y s t e m i f t h e y a r e l o c a t e d in c l o s e p r o x i m i t y t o e x i s t i n g o r f u t u r e s e w e r l i n e s . Th e M a s t e r P l a n c o n t a i n s a n a s s e s s m e n t o f a l l i n f r a s t r u c t u r e fa c i l i t i e s f o r t h e M a s t e r P l a n A r e a a n d p r o v i d e s r e c o m m e n d a t i o n s f o r i m p r o v e m e n t s t o m e e t t h e n e e d s o f th e a r e a . I t i s n o t e d t h a t t h e T r u c k e e F i r e P r o t e c t i o n D i s t r i c t m a y n o t h a v e t h e s e r v i c e c a p a c i t y a v a i l a b l e t o a d e q u a t e l y se r v e t h e M a s t e r P l a n A r e a a n d i s e x p l o r i n g f u n d i n g o p t i o n s an d f i n a n c i a l m e c h a n i s m s t o p r o v i d e n e c e s s a r y p e r s o n n e l . A n e w s e w e r c o l l e c t i o n s y s t e m m u s t b e d e v e l o p e d f o r t h e Ma s t e r P l a n A r e a . P4 . 4 R e v i e w a l l d e v e l o p m e n t p r o p o s a l s t o e n s u r e t h a t d e m a n d ge n e r a t e d f o r p o l i c e s e r v i c e s c a n b e a d e q u a t e l y m e t ; pe r i o d i c a l l y e v a l u a t e c u r r e n t f u n d i n g m e c h a n i s m s f o r p o l i c e se r v i c e s t o d e t e r m i n e i f t h e y a r e a d e q u a t e , a n d c o n s i d e r r e v i s i o n s a s n e c e s s a r y . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d n o t g e n e r a t e th e n e e d f o r a d d i t i o n a l p o l i c e s e r v i c e s . S e e S e c t i o n I V . L , Pu b l i c S e r v i c e s . P4 . 5 R e q u i r e n e w i n f r a s t r u c t u r e a n d d e v e l o p m e n t t o b e d e s i g n e d an d b u i l t t o m a n a g e s t o r m w a t e r r u n o f f a n d t o m i n i m i z e o r el i m i n a t e h a r m f u l i m p a c t s t o p r o p e r t y p r o n e t o f l o o d i n g , w a t e r q u a l i t y , a n d r i p a r i a n , w e t l a n d , a n d m e a d o w h a b i t a t s . Wh e n i n f r a s t r u c t u r e i s r e p l a c e d o r r e t r o f i t t e d , r e q u i r e t h e u p g r a d i n g o f s t o r m w a t e r m a n a g e m e n t s y s t e m s t o m i n i m i z e or e l i m i n a t e t h e s e i m p a c t s . Th e M a s t e r P l a n c o n t a i n s a n a s s e s s m e n t o f s t o r m w a t e r fa c i l i t i e s f o r t h e M a s t e r P l a n A r e a a n d p r o v i d e s r e c o m m e n d a t i o n s f o r i m p r o v e m e n t s t o m e e t t h e n e e d s o f th e a r e a . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 1 S t r o n g l y e n c o u r a g e m i x e d u s e d e v e l o p m e n t i n a p p r o p r i a t e l o c a t i o n s , i n c l u d i n g t h e D o w n t o w n , G a t e w a y a r e a a n d D o n n e r L a k e . Th e p r o p o s e d p r o j e c t p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P5 . 2 Al l o w t r a n s i t i o n a l u s e s s u c h a s o f f i c e / p r o f e s s i o n a l i n a r e a s wh e r e e x i s t i n g c o m m e r c i a l u s e s d i r e c t l y a b u t s i n g l e - f a m i l y re s i d e n t i a l u s e s a n d a d e q u a t e b u f f e r s a r e n o t a v a i l a b l e , a n d pe r m i t n e i g h b o r h o o d s e r v i n g c o m m e r c i a l u s e s i n r e s i d e n t i a l la n d u s e d e s i g n a t i o n s . T h e s e u s e s c a n b e f o u n d c o n s i s t e n t wi t h t h e r e s i d e n t i a l l a n d u s e d e s i g n a t i o n w h e n t h e y a r e ap p l i e d b a s e d u p o n t h e s e c i r c u m s t a n c e s a n d w h e n i t i s f o u n d th a t a d e q u a t e r o a d s a n d o t h e r i n f r a s t r u c t u r e a r e a v a i l a b l e t o se r v e a l l u s e s . Th e p r o p o s e d p r o j e c t p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P5 . 4 Di s c o u r a g e n e w “ s t r i p ” c o m m e r c i a l d e v e l o p m e n t a n d en c o u r a g e s i t e d e s i g n f o r n e w c o m m e r c i a l p r o j e c t s t h a t pr o v i d e s f o r p e d e s t r i a n / b i c y c l e a c c e s s a n d p r o p e r b u i l d i n g sc a l e a n d p r o p o r t i o n r e l a t i v e t o t h e p e d e s t r i a n r e a l m . Th e M a s t e r P l a n e n c o u r a g e s t r a d i t i o n a l M a i n S t r e e t - t y p e d e v e l o p m e n t r a t h e r t h a n s t r i p d e v e l o p m e n t w i t h l a r g e pa r k i n g a r e a s i n t h e f r o n t . T h e M a s t e r P l a n a l s o in c o r p o r a t e s i m p r o v e d s t r e e t s c a p e f e a t u r e s t h a t e n c o u r a g e pe d e s t r i a n a c c e s s a n d a c t i v i t y . P e d e s t r i a n a n d b i c y c l e l i n k s ar e a l s o i n c o r p o r a t e d i n t o t h e M a s t e r P l a n . P5 . 6 R e q u i r e t h a t t h e f e a s i b i l i t y o f r e s i d e n t i a l u s e s , i n c l u d i n g af f o r d a b l e h o u s i n g , b e c o n s i d e r e d a s p a r t o f a n y n e w m i x e d u s e d e v e l o p m e n t p r o p o s a l f o r t h e D o w n t o w n , a n d t o t h e ex t e n t f e a s i b l e , b e i n c o r p o r a t e d i n t o f i n a l p r o j e c t d e s i g n . Th e M a s t e r P l a n p r o p o s e s b o t h m i x e d - u s e a n d t r a d i t i o n a l re s i d e n t i a l u s e s . A v a r i e t y o f h o u s i n g t y p e s a r e e n c o u r a g e d to p r o v i d e a r a n g e o f h o u s i n g o p p o r t u n i t i e s , i n c l u d i n g af f o r d a b l e h o u s i n g . P5 . 7 Re q u i r e b u f f e r i n g , s c r e e n i n g , s e t b a c k s , a n d o t h e r m e a s u r e s fo r n e w a n d e x p a n d e d i n d u s t r i a l u s e s a d j a c e n t t o r e s i d e n t i a l n e i g h b o r h o o d s t o m i n i m i z e i m p a c t s a n d c o m p a t i b i l i t y co n f l i c t s . H o u r s o f o p e r a t i o n f o r s o m e i n d u s t r i a l u s e s a r e r e s t r i c t e d an d s i t e p l a n n i n g g u i d e l i n e s a n d i n c o r p o r a t e d t o e n c o u r a g e co m p a t i b i l i t y o f i n d u s t r i a l u s e s w i t h a d j a c e n t r e s i d e n t i a l us e s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 1 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 1 Th e m a x i m u m s i z e l i m i t f o r a s i n g l e r e t a i l c o m m e r c i a l u s e b u i l d i n g s h a l l b e 4 0 , 0 0 0 s q u a r e f e e t . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s t h a t w o u l d l i m i t t h e s i z e o f r e t a i l u s e s ( i . e . , b l o c k l e n g t h , l o t a r e a , si t e c o v e r a g e , s o l a r e x p o s u r e , a n d m a x i m u m b u i l d i n g fr o n t a g e f o r a n y i n d i v i d u a l t e n a n t s p a c e ) P6 . 2 M a i n t a i n a n d e n h a n c e D o w n t o w n a s t h e h e a r t o f T r u c k e e a n d a s t h e T o w n ’ s p r e m i e r t o u r i s t d e s t i n a t i o n t h r o u g h t h e fo l l o w i n g m e t h o d s , a n d t h r o u g h A c t i o n A 6 . 2 : • Ag g r e s s i v e l y f a c i l i t a t e p e d e s t r i a n - o r i e n t e d d e v e l o p m e n t i n th e D o w n t o w n t h r o u g h i m p l e m e n t a t i o n o f t h e D o w n t o w n Sp e c i f i c P l a n . • Gi v e s o m e p r i o r i t y i n t h e e x p e n d i t u r e o f c a p i t a l im p r o v e m e n t f u n d s t o p r o j e c t s t h a t w i l l e n h a n c e a p p r o p r i a t e u s e s D o w n t o w n a n d f a c i l i t a t e n e w d e v e l o p m e n t , t h e r e b y i m p l e m e n t i n g t h e D o w n t o w n Sp e c i f i c P l a n . • A l l o c a t e s t a f f r e s o u r c e s t o i m p l e m e n t t h e D o w n t o w n Sp e c i f i c P l a n . • A c t i v e l y e n c o u r a g e t h e r e l o c a t i o n o f i n d u s t r i a l u s e s f r o m th e D o w n t o w n a r e a t o o t h e r m o r e a p p r o p r i a t e l o c a t i o n s i n To w n , s u c h a s t h e P i o n e e r T r a i l i n d u s t r i a l a r e a , o r t h e Ai r p o r t i n d u s t r i a l z o n e . T h e D r a f t M a s t e r P l a n l o c a t e s t h e m o s t i n t e n s e d e v e l o p m e n t ad j a c e n t t o e x i s t i n g D o w n t o w n T r u c k e e . T h e M a s t e r P l a n in c o r p o r a t e s n u m e r o u s p e d e s t r i a n s t r e e t s c a p e im p r o v e m e n t s t o e n c o u r a g e p e d e s t r i a n a c c e s s a n d a c t i v i t y in t h e d o w n t o w n . P6 . 3 Im p r o v e t h e q u a l i t y a n d c h a r a c t e r o f d e v e l o p m e n t a l o n g Do n n e r P a s s R o a d i n t h e G a t e w a y A r e a , i n c l u d i n g im p r o v e m e n t s t h a t e n c o u r a g e a p e d e s t r i a n - o r i e n t e d en v i r o n m e n t a n d t h a t f a c i l i t a t e w a l k i n g a n d b i c y c l e u s e . De v e l o p m e n t w i t h i n t h e M a s t e r P l a n A r e a w i l l b e r e q u i r e d t o ha v e a s t r o n g p e d e s t r i a n o r i e n t a t i o n . S i d e w a l k s a n d wa l k w a y s w i l l b e i m p r o v e d , a s w i l l p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e a r e a . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 1 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 4 R e q u i r e b u i l d i n g s t o b e l o c a t e d c l o s e r t o t h e s t r e e t , w h e r e ap p r o p r i a t e , a n d f o r o f f - s t r e e t p a r k i n g a r e a s t o b e l o c a t e d t o th e r e a r o f c o m m e r c i a l b u i l d i n g s , w h e r e f e a s i b l e . U l t i m a t e b u i l d i n g l o c a t i o n s m u s t a c c o m m o d a t e s n o w r e m o v a l a n d sn o w s t o r a g e , a n d s h o u l d m a x i m i z e s o l a r o r i e n t a t i o n . B u i l d i n g s e t b a c k s i n t h e D o w n t o w n E x t e n s i o n a n d I n d u s t r i a l H e r i t a g e d i s t r i c t a r e m i n i m a l t o e n c o u r a g e t h e l o c a t i o n o f th e b u i l d i n g s a t t h e s t r e e t e d g e w i t h p a r k i n g i n s t r u c t u r e s o r be h i n d . S i t e p l a n n i n g g u i d e l i n e s e n c o u r a g e b u i l d i n g or i e n t a t i o n s t h a t m a x i m i z e s o l a r a c c e s s . S n o w r e m o v a l a n d sn o w s t o r a g e a r e a d d r e s s e d i n d e t a i l i n t h e i n f r a s t r u c t u r e se c t i o n o f t h e M a s t e r P l a n . A6 . 3 Co m p l e t e s t u d i e s o f D o w n t o w n s i t e s w i t h p o t e n t i a l f o r ha z a r d o u s m a t e r i a l s c o n t a m i n a t i o n , a n d d e v e l o p r e c o m m e n d a t i o n s f o r n e e d e d a c t i o n s , p r i o r t o s i t e d e v e l o p m e n t , t o a d d r e s s a n y i d e n t i f i e d p r o b l e m s . Th e M a s t e r P l a n A r e a h a s a r e a s o f k n o w n a n d p o t e n t i a l , b u t as y e t u n c h a r a c t e r i z e d , o r o n l y p a r t l y c h a r a c t e r i z e d , s o i l a n d gr o u n d w a t e r c o n t a m i n a t i o n a s s o c i a t e d w i t h h i s t o r i c s i t e us e s . P o t e n t i a l s o u r c e s o f t h e c o n t a m i n a t i o n i n c l u d e f o r m e r c o m m e r c i a l a n d i n d u s t r i a l u s e s t h a t h a v e o c c u p i e d t h e Ma s t e r P l a n A r e a . T h e c h e m i c a l s i n t h e s o i l a n d g r o u n d w a t e r ar e h a z a r d o u s a n d e x p o s u r e t o t h e c h e m i c a l s v i a d i r e c t co n t a c t , i n h a l a t i o n o r o t h e r m e a n s m a y p r e s e n t a r i s k t o fu t u r e s i t e o c c u p a n t s . I m p l e m e n t a t i o n o f M i t i g a t i o n M e a s u r e HA Z - 1 w o u l d r e d u c e t h e c o n t a m i n a t e d s o i l i m p a c t t o a l e s s - th a n - s i g n i f i c a n t l e v e l . A6 . 4 De v e l o p a m a s t e r p l a n f o r t h e R a i l y a r d M a s t e r P l a n A r e a i n th e D o w n t o w n a s a l o c a t i o n f o r f u t u r e m i x e d u s e d e v e l o p m e n t , i n c l u d i n g b o t h l o c a l a n d t o u r i s t - s e r v i n g c o m m e r c i a l a n d p u b l i c u s e s . T h e P l a n s h a l l a d d r e s s t h e n e e d fo r a n d c o n s t r u c t i o n o f a s e c o n d a c c e s s r o a d f r o m t h e R a i l y a r d t o t h e s o u t h . Th e M a s t e r P l a n i s d e v e l o p e d f o r t h e R a i l y a r d a r e a a n d pr o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , m i x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o th e e x i s t i n g D o w n t o w n T r u c k e e a r e a t o s e r v e b o t h l o c a l r e s i d e n t s a n d t o u r i s t s . T h e M a s t e r P l a n p r o p o s e s r e a l i g n m e n t o f G l e n s h i r e D r i v e a n d p r o v i d e s f o r p o t e n t i a l co n s t r u c t i o n o f a r a i l r o a d u n d e r c r o s s i n g t o a c c o m m o d a t e fu t u r e t r a f f i c f l o w . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 1 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P7 . 1 Fo r a l l r e s i d e n t i a l d e v e l o p m e n t s , r e q u i r e c l u s t e r i n g w h e r e ap p r o p r i a t e . C l u s t e r e d d e v e l o p m e n t a s d e f i n e d i n t h i s Ge n e r a l P l a n i n c l u d e s t h e f o l l o w i n g c o n s i d e r a t i o n s : • Cl u s t e r i n g o f r e s i d e n t i a l d e v e l o p m e n t w i l l a l l o w f l e x i b i l i t y o f s i t e d e s i g n i n r e s p o n d i n g t o t h e n a t u r a l f e a t u r e s a n d r e s o u r c e s o f a n i n d i v i d u a l s i t e . • Cl u s t e r i n g m e a n s t h a t s t r u c t u r e s w i l l b e l o c a t e d o n a s i t e so t h a t l a r g e r a r e a s a r e l e f t a s u n d e v e l o p e d o p e n s p a c e . • Un d e v e l o p e d a r e a s m a y e i t h e r b e p r e s e r v e d i n p r i v a t e o r pu b l i c o p e n s p a c e , o r m a y b e a p o r t i o n o f a n i n d i v i d u a l l o t , w i t h d e e d r e s t r i c t i o n s p r o h i b i t i n g c o n s t r u c t i o n i n t h a t po r t i o n . Hi g h e r d e n s i t y d e v e l o p m e n t i s p r o p o s e d i n s o m e p o r t i o n s o f th e M a s t e r P l a n A r e a w h i l e o t h e r s i t e s a r e s e t a s i d e f o r p a r k s an d o p e n s p a c e . P7 . 2 Re s i d e n t i a l d e v e l o p m e n t s h a l l b e c l u s t e r e d t o a v o i d a r e a s o f si g n i f i c a n t n a t u r a l r e s o u r c e s , i n c l u d i n g w i l d l i f e h a b i t a t a n d m i g r a t i o n c o r r i d o r s a n d v i s u a l r e s o u r c e s . Hi g h e r d e n s i t y d e v e l o p m e n t i s p r o p o s e d i n s o m e p o r t i o n s o f th e M a s t e r P l a n A r e a w h i l e o t h e r s i t e s a r e s e t a s i d e f o r p a r k s an d o p e n s p a c e . P7 . 3 Cl u s t e r e d d e v e l o p m e n t t y p e s s h a l l b e a p p l i e d w i t h i n t h e T o w n a c c o r d i n g t o t h e l o c a t i o n a n d c h a r a c t e r o f t h e d e v e l o p m e n t s i t e . C l u s t e r e d d e v e l o p m e n t t y p e s a n d t h e i r co r r e s p o n d i n g r e c o m m e n d e d l o c a t i o n s a r e s u m m a r i z e d i n Ge n e r a l P l a n 2 0 2 5 T a b l e L U - 7 . N e i g h b o r h o o d o r I n f i l l c l u s t e r s a r e r e c o m m e n d e d a t i n f i l l si t e s i n a n d a d j a c e n t t o t h e T o w n c o r e . T h e l a n d u s e p a t t e r n th a t w o u l d r e s u l t f r o m i m p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d l o c a t e r e s i d e n t i a l a n d c o m m e r c i a l “ c l u s t e r ” d e v e l o p m e n t a d j a c e n t t o D o w n t o w n d e v e l o p m e n t , a n d ro a d w a y , t r a n s i t l i n k s i n f u r t h e r a n c e o f t h i s p o l i c y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 1 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P7 . 4 Cl u s t e r e d d e v e l o p m e n t s h a l l i n c o r p o r a t e p r e s e r v a t i o n o f o p e n sp a c e a r e a s a s a n i n t e g r a l a n d p r i m a r y c o n s i d e r a t i o n i n t h e ov e r a l l d e v e l o p m e n t p l a n f o r a s i t e . C o n s i d e r a t i o n s i n p r e s e r v i n g o p e n s p a c e t h r o u g h c l u s t e r i n g s h a l l i n c l u d e t h e fo l l o w i n g : • Ma x i m i z i n g p r e s e r v a t i o n o f o p e n s p a c e t y p e s t h a t r e f l e c t th e T o w n ’ s p r i o r i t i e s a s s t a t e d i n t h e C o n s e r v a t i o n a n d Op e n S p a c e E l e m e n t . • M a i n t a i n i n g a n a p p r o p r i a t e r e l a t i o n s h i p o f t h e s i t e t o t h e ch a r a c t e r a n d c o n t e x t o f a d j a c e n t n e i g h b o r h o o d a r e a s a n d n e a r b y a n d a d j o i n i n g o p e n s p a c e a r e a s . • R e s p e c t i n g i n d i v i d u a l s i t e f e a t u r e s a n d c h a r a c t e r i s t i c s , in c l u d i n g t o p o g r a p h y , n a t u r a l f e a t u r e s , n a t u r a l h a z a r d s an d c o n s t r a i n t s , a n d t h e p r e s e n c e o f s e n s i t i v e b i o l o g i c a l r e s o u r c e s . Hi g h e r d e n s i t y r e s i d e n t i a l d w e l l i n g s a r e e n c o u r a g e d i n s o m e po r t i o n s o f t h e M a s t e r P l a n A r e a w h i l e o t h e r a r e a s a r e s e t as i d e f o r s i n g l e f a m i l y u s e s , p a r k s a n d o p e n s p a c e u s e s . T h e M a s t e r P l a n g i v e s s p e c i a l a t t e n t i o n t o c r e a t i n g c o n n e c t i o n s t o o p e n s p a c e a r e a s f o r p e d e s t r i a n s a n d bi c y c l i s t s . T h e a r e a w i t h i n t h e T r o u t C r e e k d i s t r i c t c o n t a i n s lo w e r d e n s i t y u s e s t h a n t h e o t h e r p o r t i o n s o f t h e M a s t e r Pl a n A r e a i n o r d e r t o b e m o r e c o m p a t i b l e w i t h t h e a d j a c e n t Tr o u t C r e e k a n d G r e e n w a y a r e a s . P7 . 5 Pr e s e r v e t h e p o r t i o n s o f p a r c e l s n o t d e v e l o p e d w i t h c l u s t e r e d re s i d e n t i a l u s e d a s u n d e v e l o p e d o p e n s p a c e . P r e s e r v a t i o n an d m a n a g e m e n t o p t i o n s f o r o p e n s p a c e i n c l u d e : • De d i c a t i o n t o a h o m e o w n e r s a s s o c i a t i o n . • De d i c a t i o n t o a p u b l i c a g e n c y s u c h a s t h e P a r k s D i s t r i c t , o r to a l a n d t r u s t o r o t h e r n o n - p r o f i t a g e n c y . • Us e o f b u i l d i n g e n v e l o p e s i n c o n j u n c t i o n w i t h c o n s e r v a t i o n e a s e m e n t s o r d e e d r e s t r i c t i o n s . Po r t i o n s o f t h e m a s t e r p l a n a r e a t h a t a r e n o t d e v e l o p e d a r e se t a s i d e f o r p a r k s a n d t r a i l u s e s , a s w e l l a s r e l o c a t i o n o f t h e b a l l o o n t r a c k t o t h e e a s t e r n m o s t h a l f o f t h e s i t e . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , C o m m u n i t y C h a r a c t e r E l e m e n t Gu i d i n g Pr i n c i p a l s 1 Ma i n t a i n T r u c k e e ’ s u n i q u e q u a l i t i e s a n d s e n s e o f p l a c e t o p r e s e r v e t h e t o w n ’ s e s t a b l i s h e d h i s t o r i c a n d s c e n i c m o u n t a i n to w n c h a r a c t e r . T h e D r a f t M a s t e r P l a n i n t e n d s t o c r e a t e a n a t t r a c t i v e m i x e d - u s e c e n t e r t h a t s e a m l e s s l y i n t e g r a t e s w i t h D o w n t o w n T r u c k e e a n d r e f l e c t s t h e h i s t o r i c c h a r a c t e r a n d i n d u s t r i a l h e r i t a g e o f t h e a r e a . T h e m o u n t a i n a n d i n d u s t r i a l h e r i t a g e of t h e a r e a i s p r e s e r v e d t h r o u g h G o a l 3 o f t h e M a s t e r a n d i t s su p p o r t i n g p o l i c i e s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 1 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p a l s 2 Co n s e r v e a n d p r o t e c t t h e n a t u r a l b e a u t y , s c e n i c l a n d s c a p e s an d o p e n s p a c e r e s o u r c e s o f t h e T o w n , i n c l u d i n g t h e T r u c k e e ri v e r , D o n n e r L a k e , r i d g e s a n d h i l l s i d e s , s c e n i c c o r r i d o r s a n d v i s t a s , a n d v i e w s o f t h e n i g h t s k y . Po l i c y 3 . c . o f t h e D r a f t M a s t e r P l a n r e q u i r e s p r e s e r v i n g a n d en h a n c i n g p u b l i c v i s t a s o f t h e m o u n t a i n s , T r o u t C r e e k , a n d th e T r u c k e e R i v e r . Gu i d i n g Pr i n c i p a l s 3 Em p h a s i z e a n d e n h a n c e t h e v i s u a l a n d p h y s i c a l c o n n e c t i o n b e t w e e n t h e t o w n ’ s n a t u r a l e n v i r o n m e n t a n d t h e co m m u n i t y ’ s q u a l i t y o f l i f e . Se v e r a l g u i d e l i n e s i n t h e M a s t e r P l a n i n c l u d e p r e s e r v a t i o n o f an d p r o v i d i n g c o n n e c t i o n s t o n a t u r a l e n v i r o n m e n t a v a i l a b l e in t h e a r e a . Gu i d i n g Pr i n c i p a l s 4 Pr o m o t e t h e h i g h e s t p o s s i b l e s t a n d a r d s o f t o w n d e s i g n , p l a n n i n g a n d a r c h i t e c t u r e i n T r u c k e e . T h e D r a f t M a s t e r P l a n b u i l d s o n L E E D - N D p r i n c i p l e s t h a t en c o u r a g e s u s t a i n a b l e d e v e l o p m e n t i n n e i g h b o r h o o d de s i g n . G u i d e l i n e s t h r o u g h o u t t h e p l a n e n c o u r a g e h i g h qu a l i t y a r c h i t e c t u r e t h a t c o m p l e m e n t s t h e e x i s t i n g s t y l e w i t h i n D o w n t o w n T r u c k e e . Gu i d i n g Pr i n c i p a l s 5 S t r e n g t h e n T r u c k e e ’ s t o w n c e n t e r s a s v i b r a n t , m i x e d u s e hu b s o f c o m m u n i t y l i f e . Th e D r a f t M a s t e r P l a n i s d e v e l o p e d f o r t h e R a i l y a r d a r e a a n d pr o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , m i x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o th e e x i s t i n g D o w n t o w n T r u c k e e a r e a t o s e r v e b o t h l o c a l r e s i d e n t s a n d t o u r i s t s . A n e w T o w n S q u a r e a n d c i v i c s i t e s t o be d e v e l o p e d w i t h i n t h e M a s t e r P l a n A r e a w i l l c r e a t e a ce n t r a l g a t h e r i n g s p a c e f o r t h e c o m m u n i t y . Gu i d i n g Pr i n c i p a l s 6 Cr e a t e a d i v e r s e , c o m p l e m e n t a r y h i e r a r c h y o f m i x e d u s e a n d n e i g h b o r h o o d c e n t e r s t o s t r e n g t h e n T r u c k e e ’ s e c o n o m i c b a s e a n d p r o v i d e f o c a l p o i n t s f o r t h e t o w n a n d i t s ne i g h b o r h o o d s . Th e D r a f t M a s t e r P l a n i s d e v e l o p e d f o r t h e R a i l y a r d a r e a a n d pr o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , m i x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o th e e x i s t i n g D o w n t o w n T r u c k e e a r e a t o s e r v e b o t h l o c a l r e s i d e n t s a n d t o u r i s t s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 1 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p a l s 7 Im p r o v e a n d s t r e n g t h e n c o n n e c t i o n s b e t w e e n t h e t o w n ’ s ne i g h b o r h o o d s a n d c e n t e r s . Th e n e w d e v e l o p m e n t p r o p o s e d w i t h i n t h e M a s t e r P l a n A r e a i s l o c a t e d a d j a c e n t t o t h e e x i s t i n g d e v e l o p m e n t w i t h i n t h e co m m u n i t y , t h u s l i n k i n g t h e n e w e r i n f i l l p a r c e l s w i t h t h e ex i s t i n g D o w n t o w n . P e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s w i t h i n t h e M a s t e r P l a n A r e a a n d t o p a r t s o f t h e t o w n o u t s i d e th e M a s t e r P l a n A r e a a r e a l s o a s i g n i f i c a n t g o a l o f t h e pr o p o s e d p r o j e c t . Gu i d i n g Pr i n c i p a l s 8 R e i n f o r c e t h e u n i q u e q u a l i t i e s o f T r u c k e e ’ s n e i g h b o r h o o d s . T h e D r a f t M a s t e r P l a n i d e n t i f i e s t h r e e n e w d e v e l o p m e n t d i s t r i c t s : D o w n t o w n E x t e n s i o n D i s t r i c t , d e s i g n e d a s a ph y s i c a l e x t e n s i o n o f c o m m e r c i a l r o w ; I n d u s t r i a l H e r i t a g e Di s t r i c t d e s i g n e d t o r e f l e c t h i s t o r i c u s e s o n s i t e i n c l u d i n g th e m i l l a n d r a i l y a r d o p e r a t i o n s ; a n d t h e T r o u t C r e e k D i s t r i c t d e s i g n e d t o c r e a t e a c l u s t e r o f s i n g l e - a n d m u l t i - f a m i l y h o u s i n g w i t h c o n n e c t i o n s t o t h e T r o u t C r e e k g r e e n w a y . Gu i d i n g Pr i n c i p a l s 9 En h a n c e T r u c k e e ’ s i m p o r t a n t c o r r i d o r s a n d c o m m u n i t y ga t e w a y s . St r e e t s c a p e e n h a n c e m e n t s a r e a n i m p o r t a n t e l e m e n t o f t h e Ma s t e r P l a n . E n h a n c e m e n t s a r e r e c o m m e n d e d f o r s i d e w a l k s an d l a n d s c a p i n g , e s p e c i a l l y a l o n g t h e m a j o r r o a d w a y s . Gu i d i n g Pr i n c i p a l s 1 0 P r o t e c t T r u c k e e ’ s h i s t o r i c a n d c u l t u r a l r e s o u r c e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n r e q u i r e s r e m o v a l o f th e r a i l y a r d o p e r a t i o n s b u i l d i n g , a n d p o t e n t i a l l y t h e r e s i d e n t i a l s t r u c t u r e l o c a t e d a t 1 0 1 4 4 C h u r c h S t r e e t . T h e s e st r u c t u r e s a r e s i g n i f i c a n t c u l t u r a l r e s o u r c e s u n d e r C E Q A . P1 . 1 Ut i l i z e t h e m e c h a n i s m s a n d s t r a t e g i e s i d e n t i f i e d i n t h e Co n s e r v a t i o n a n d O p e n S p a c e E l e m e n t o f t h e G e n e r a l P l a n a s a t o o l t o a c t i v e l y p r o t e c t o p e n s p a c e i n T r u c k e e , i n c l u d i n g th a t c o n t a i n i n g o r c o n t r i b u t i n g t o t h e t o w n ’ s s c e n i c m o u n t a i n qu a l i t i e s . Th e M a s t e r P l a n a r e a i s l o c a t e d i n D o w n t o w n T r u c k e e i n t h e lo w l a n d s a n d w o u l d n o t d i s r u p t p r o t e c t e d o p e n s p a c e . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 1 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 . 2 En s u r e t h a t a l l n e w d e v e l o p m e n t , o c c u r r i n g a t a l l s c a l e s a n d de n s i t i e s , m a x i m i z e s t h e p r o v i s i o n o f a l l t y p e s o f o p e n s p a c e , i n c l u d i n g s c e n i c o p e n s p a c e t h a t c o n t r i b u t e s t o a n d e n h a n c e s th e t o w n ’ s c o m m u n i t y c h a r a c t e r . Th e D r a f t M a s t e r P l a n i n c l u d e s p r o v i s i o n s f o r n e i g h b o r h o o d pa r k i s a n d a T o w n S q u a r e . A l s o , o p e n s p a c e a r e a s a r o u n d th e T r o u t C r e e k G r e e n w a y a r e p r o t e c t e d a n d e n h a n c e d b y th e M a s t e r P l a n . P1 . 3 Cl u s t e r n e w d e v e l o p m e n t s o a s t o p r e s e r v e t h e m a x i m u m am o u n t o f d e s i r e d t y p e s o f o p e n s p a c e , a s i d e n t i f i e d i n t h e Co n s e r v a t i o n a n d O p e n S p a c e E l e m e n t . Th e D r a f t M a s t e r P l a n i s d e v e l o p e d f o r t h e R a i l y a r d a r e a a n d pr o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , m i x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o th e e x i s t i n g D o w n t o w n T r u c k e e a r e a . P1 . 4 Cr e a t e a c o n n e c t e d n e t w o r k o f o p e n s p a c e s i n T r u c k e e t h a t i s a c c e s s i b l e t o t h e c o m m u n i t y f o r o u t d o o r r e c r e a t i o n a n d o t h e r u s e a n d e n j o y m e n t , a s a k e y a s p e c t o f l o c a l c o m m u n i t y ch a r a c t e r . Pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a r e p r o v i d e d t h r o u g h o u t th e M a s t e r P l a n A r e a t o l i n k t h e s i t e t o s u r r o u n d i n g o u t d o o r re c r e a t i o n a r e a s . P2 . 1 P r o t e c t v i e w s o f h i l l s i d e s , p r o m i n e n t s l o p e e x p o s u r e s , a n d ri d g e a n d b l u f f l i n e s t h r o u g h a c l u s t e r i n g r e q u i r e m e n t f o r re s i d e n t i a l d e v e l o p m e n t t h a t c o n c e n t r a t e s d e v e l o p m e n t o n th e m o s t l e v e l a n d l e a s t v i s i b l e p o r t i o n s o f h i l l s i d e s i t e s . Th e M a s t e r P l a n a r e a i s l o c a t e d i n D o w n t o w n T r u c k e e i n t h e lo w l a n d s a n d w o u l d n o t d i s r u p t v i e w s o f h i l l s i d e s , p r o m i n e n t sl o p e s o r r i d g e a n d b l u f f l i n e s . P2 . 4 E n s u r e t h a t n e w d e v e l o p m e n t i n T r u c k e e ’ s l o w l a n d a r e a s , i n c l u d i n g i t s f o r e s t e d a r e a s a n d m e a d o w l a n d s , a n d t h e Tr u c k e e R i v e r V a l l e y , c o n t r i b u t e s t o a n d e n h a n c e s t h e s c e n i c q u a l i t y a n d v i s u a l h a r m o n y o f t h e b u i l t e n v i r o n m e n t t h a t co m p r i s e s t h e T r u c k e e t o w n s c a p e . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s t o en s u r e d e v e l o p m e n t w i t h i n t h e p r o j e c t c o n t r i b u t e s t h e sc e n i c q u a l i t y ( i . e . , b l o c k l e n g t h , s t r e e t w a l l h e i g h t , b u i l d i n g h e i g h t , s t r e e t w a l l a r t i c u l a t i o n , s e t b a c k s , b u i l d i n g f r o n t a g e s , an d b u i l d i n g f o r m a n d m a s s i n g g u i d e l i n e s . P2 . 5 Pr e s e r v e t h e s c e n i c q u a l i t i e s o f t h e T r u c k e e R i v e r a n d o t h e r n a t u r a l w a t e r w a y s t h r o u g h s e t b a c k s t a n d a r d s , a s i d e n t i f i e d i n th e C o n s e r v a t i o n a n d O p e n S p a c e E l e m e n t , a n d b y e n s u r i n g th a t n e w d e v e l o p m e n t r e s p e c t s a n d e n h a n c e s t h e a e s t h e t i c qu a l i t i e s a n d n a t u r a l e n v i r o n m e n t o f t h e s e r i v e r c o r r i d o r s a n d wa t e r w a y s . R e l o c a t i o n o f t h e e x i s t i n g b a l l o o n t r a c k t o t h e e a s t o f t h e si t e w i l l a l l o w t h e c r e e k t o b e w i d e n e d t o h a n d l e i n c r e a s e d fl o w s d u r i n g a 1 0 0 - y e a r f l o o d a n d w i l l a l l o w t h e c r e e k t o m a i n t a i n a m o r e n a t u r a l c o u r s e t h r o u g h t h e R a i l y a r d . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 1 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P2 . 7 R e q u i r e e l e c t r i c , t e l e c o m m u n i c a t i o n s a n d c a b l e t e l e v i s i o n fa c i l i t i e s s e r v i n g n e w d e v e l o p m e n t t o b e i n s t a l l e d un d e r g r o u n d w h e r e v e r p o s s i b l e . W h e r e u n d e r g r o u n d i n g i s im p r a c t i c a l , a b o v e g r o u n d a n t e n n a e a n d t e l e p h o n e a n d h i g h v o l t a g e t r a n s m i s s i o n l i n e s s h a l l b e l o c a t e d o u t o f s i g n i f i c a n t sc e n i c v i s t a s . T h e D r a f t M a s t e r P l a n n o t e s t h e e x i s t i n g o v e r h e a d l i n e s i n th e p r o j e c t a r e a a n d t h a t t h e D e v e l o p m e n t C o d e w i l l r e q u i r e th e s e l i n e s t o b e p l a c e d u n d e r g r o u n d u p o n r e d e v e l o p m e n t of t h e a r e a . P2 . 8 Co o r d i n a t e o p p o r t u n i t i e s f o r u n d e r g r o u n d i n g e x i s t i n g a b o v e - gr o u n d u t i l i t i e s w i t h t r e n c h i n g f o r o t h e r u t i l i t y m a i n t e n a n c e an d i n s t a l l a t i o n , a n d s t r e e t i m p r o v e m e n t s . Th e D r a f t M a s t e r P l a n r e c o m m e n d s t h a t p r i o r t o a n y l a n d u s e a p p r o v a l o r b u i l d i n g p e r m i t i s s u a n c e d e t a i l e d in f r a s t r u c t u r e i m p r o v e m e n t p l a n s s h a l l b e c r e a t e d . P2 . 9 E n c o u r a g e t h e p l a n t i n g a n d m a i n t e n a n c e o f r o a d s i d e la n d s c a p i n g a n d t h e u s e o f l a n d s c a p i n g e l e m e n t s w h e r e ap p r o p r i a t e a l o n g m a j o r p u b l i c t h o r o u g h f a r e s . T h e D r a f t M a s t e r P l a n n o t e s t h a t l a n d s c a p e a r e a s o n t h e ro a d w a y a r e a c a n p r o v i d e a e s t h e t i c , s a f e t y , a n d en v i r o n m e n t a l b e n e f i t s . S t r e e t t r e e s a r e e n c o u r a g e d t o b u f f e r p e d e s t r i a n s f r o m v e h i c l e t r a f f i c . P2 . 1 0 E n c o u r a g e t h e p r e s e r v a t i o n o f t r e e s a n d n a t i v e v e g e t a t i o n , in c l u d i n g s p e c i m e n t r e e s , i n d e v e l o p m e n t p r o j e c t s . L a n d s c a p e p l a c e m e n t a n d s p e c i e s s e l e c t i o n f o r t r e e s s h a l l b e re v i e w e d f o r f e a s i b i l i t y a n d s u r v i v a b i l i t y . P4 . 1 Re c o g n i z e a n d p r e s e r v e v i e w s o f t h e n i g h t s k y a s a n im p o r t a n t n a t u r a l a n d s c e n i c r e s o u r c e i n T r u c k e e . Im p l e m e n t a t i o n a n d b u i l d o u t o f t h e M a s t e r P l a n A r e a w o u l d r e s u l t i n s o u r c e s o f l i g h t a n d g l a r e . T h e D e v e l o p m e n t C o d e in c l u d e s s t a n d a r d s f o r e x t e r i o r l i g h t i n g ; h o w e v e r , t h e D r a f t Ma s t e r P l a n d o e s n o t i n c o r p o r a t e t h e s e s t a n d a r d s . M i t i g a t i o n M e a s u r e V I S - 1 r e q u i r e s t h e T o w n D e v e l o p m e n t C o d e st a n d a r d s f o r e x t e r i o r l i g h t i n g ( S e c t i o n 1 8 . 3 0 . 0 6 0 ) t o b e in c o r p o r a t e d i n t h e D r a f t M a s t e r P l a n p r i o r t o a d o p t i o n o f th e M a s t e r P l a n . P4 . 2 R e q u i r e l i g h t f i x t u r e s t o b e d e s i g n e d a n d s i t e d s o a s t o mi n i m i z e l i g h t p o l l u t i o n , g l a r e , a n d l i g h t t r e s p a s s i n t o ad j o i n i n g p r o p e r t i e s . As s t a t e d a b o v e , M i t i g a t i o n M e a s u r e V I S - 1 r e q u i r e s t h e T o w n De v e l o p m e n t C o d e s t a n d a r d s f o r e x t e r i o r l i g h t i n g ( S e c t i o n 18 . 3 0 . 0 6 0 ) t o b e i n c o r p o r a t e d i n t h e D r a f t M a s t e r P l a n p r i o r to a d o p t i o n o f t h e M a s t e r P l a n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 1 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 1 En s u r e t h a t p l a n n i n g a n d d e v e l o p m e n t d e c i s i o n s a r e o r i e n t e d to w a r d s t h e m a i n t e n a n c e o f T r u c k e e ’ s u n i q u e c h a r a c t e r , r e f l e c t i n g t h e f o l l o w i n g c o n s i d e r a t i o n s : • I d e n t i f i c a t i o n o f s p e c i f i c t y p e s o f c e n t e r s , r e s i d e n t i a l ne i g h b o r h o o d s , e m p l o y m e n t d i s t r i c t s , c o r r i d o r s a n d ga t e w a y s . • R e s p e c t f o r t h e q u a l i t y , c h a r a c t e r a n d c o n t e x t o f e x i s t i n g d e v e l o p m e n t w i t h i n t h e s e d i f f e r e n t a r e a s o f t h e t o w n . • En s u r i n g t h a t n e w d e v e l o p m e n t e n h a n c e s t h e d e s i r e d ch a r a c t e r o f e a c h o f t h e s e a r e a s . • Di s c o u r a g i n g n e w a r c h i t e c t u r e t h a t d i r e c t l y m i m i c s o r i s d e r i v a t i v e o f t h e b u i l d i n g s o f t h e h i s t o r i c d o w n t o w n . • E n c o u r a g i n g t h e r e t r o f i t o r r e h a b i l i t a t i o n o f e x i s t i n g b u i l d i n g s t o m o r e c l o s e l y c o m p l y w i t h T o w n p o l i c i e s , st a n d a r d s a n d g u i d e l i n e s f o r h i g h q u a l i t y a r c h i t e c t u r e a n d de s i g n . • Co n s i d e r a t i o n o f t h e r e l a t i o n s h i p o f t h e b u i l t e n v i r o n m e n t to t h e q u a l i t i e s a n d c o n t e x t o f t h e l a n d s c a p e a n d n a t u r a l en v i r o n m e n t i n w h i c h i t i s s i t u a t e d . Th e p r o p o s e d p r o j e c t i n c l u d e s t h e f o l l o w i n g g u i d e l i n e s co n c e r n i n g t h e m a i n t e n a n c e o f T r u c k e e ’ s u n i q u e c h a r a c t e r : T h e d e s i g n o f i n d i v i d u a l b u i d l n g f a c a d e s s h o u l d s u p p o r t a n in t e r e s t i n g a n d v a r i e d s t r e e t w a l l r e f l e c t i v e o f h i s t o r i c Co m m e r c i a l R o w . ( D E - G 1 3 ) N e w b u i l d i n g s t h a t r e p l i c a t e h i s t o r i c b u i l d i n g s a r e s t r o n g l y di s c o u r a g e d . ( D E - G 1 8 ) T h e i n t e n t o f t h e M a s t e r P l a n i s f o r t h e n e w d e v e l o p m e n t i n th e D o w n t o w n E x t e n s i o n d i s t r i c t t o b l e n d s e a m l e s s l y w i t h th e e x i s t i n g D o w n t o w n c o r e . T h e M a s t e r P l a n a l s o e n c o u r a g e s l o w e r d e n s i t i e s i n t h e T r o u t Cr e e k d i s t r i c t t h a t i s l o c a t e d a d j a c e n t t o t h e s e n s i t i v e n a t u r a l ar e a o f T r o u t C r e e k . P5 . 2 Re q u i r e a l l n e w d e v e l o p m e n t t o i n c o r p o r a t e h i g h q u a l i t y s i t e de s i g n , a r c h i t e c t u r e , a n d p l a n n i n g s o a s t o e n h a n c e t h e ov e r a l l q u a l i t y o f t h e b u i l t e n v i r o n m e n t i n T r u c k e e a n d c r e a t e a v i s u a l l y i n t e r e s t i n g a n d a e s t h e t i c a l l y p l e a s i n g t o w n en v i r o n m e n t . T h e D r a f t M a s t e r P l a n i n t e n d s t o c r e a t e a n a t t r a c t i v e m i x e d - u s e c e n t e r t h a t s e a m l e s s l y i n t e g r a t e s w i t h D o w n t o w n T r u c k e e a n d r e f l e c t s t h e h i s t o r i c c h a r a c t e r a n d i n d u s t r i a l h e r i t a g e o f t h e a r e a . P5 . 3 Pr o h i b i t f r a n c h i s e a n d c o r p o r a t e a r c h i t e c t u r e i n c o m m e r c i a l bu i l d i n g s , e x c e p t i n s p e c i a l s i t u a t i o n s . Th e D r a f t M a s t e r P l a n i n c l u d e s d e s i g n g u i d e l i n e s f o r ar c h i t e c t u r e o f n e w b u i l d i n g s i n t h e p l a n a r e a . C o m p l i a n c e wi t h t h e p u b l i c r e a l m a n d b u i l d i n g g u i d e l i n e s w o u l d e n s u r e co m p l i a n c e w i t h t h i s p o l i c y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 1 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 5 En h a n c e p h y s i c a l c o n n e c t i o n s b e t w e e n a d j a c e n t u s e s a n d be t w e e n d i f f e r e n t p a r t s o f T r u c k e e . Ne w s i d e w a l k s a r e r e c o m m e n d e d b e t w e e n t h e e x i s t i n g Do w n t o w n c o r e a n d t h e n e w d e v e l o p m e n t o f t h e M a s t e r P l a n to e n c o u r a g e p e d e s t r i a n a c t i v i t y i n t h e a r e a . N u m e r o u s pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a r e r e c o m m e n d e d i n t h e M a s t e r P l a n t o l i n k a l l p a r t s o f t h e c o m m u n i t y . A n e w un d e r c r o s s i n g o f t h e r a i l r o a d t r a c k i s a l s o r e c o m m e n d e d i n th e M a s t e r P l a n . P5 . 6 R e g u l a t e t h e s i z e , q u a n t i t y , l o c a t i o n a n d d e s i g n o f s i g n s t o m a i n t a i n a n d e n h a n c e t h e v i s u a l a p p e a r a n c e o f t h e t o w n . Th e D r a f t M a s t e r P l a n r e q u i r e s t h a t a n e w s i g n p r o g r a m b e pr e p a r e d f o r e a c h d i s t r i c t p r i o r t o t h e i s s u a n c e o f b u i l d i n g pe r m i t s f o r t h e f i r s t p h a s e o f d e v e l o p m e n t . T e m p o r a r y si g n s s h a l l f o l l o w t h e e x i s t i n g s i g n c o d e . P5 . 8 Fo r a l l n e w d e v e l o p m e n t i n T r u c k e e , c o n s i d e r h o w t h e in t e g r a t i o n o f t r e e s a n d n a t i v e l a n d s c a p i n g c a n c o n t r i b u t e t o th e o v e r a l l q u a l i t y o f d e v e l o p m e n t - s p e c i f i c d e s i g n a n d t h e to w n ’ s u n i q u e c h a r a c t e r . Th e D r a f t M a s t e r P l a n r e q u i r e s t h a t a s t r e e t s c a p e p l a n b e pr e p a r e d f o r e a c h d i s t r i c t p r i o r t o t h e i s s u a n c e o f b u i l d i n g pe r m i t s f o r t h e f i r s t p h a s e o f d e v e l o p m e n t . P5 . 9 Ex a m i n e a n d p u r s u e o p p o r t u n i t i e s f o r p l a n t i n g t r e e s a n d na t i v e l a n d s c a p i n g i n p u b l i c s p a c e s t o h e l p e n h a n c e a n d p r e s e r v e t h e T o w n ’ s u n i q u e c h a r a c t e r . L a n d s c a p e p l a c e m e n t a n d s p e c i e s s e l e c t i o n f o r t r e e s s h a l l b e re v i e w e d f o r f e a s i b i l i t y a n d s u r v i v a b i l i t y . P6 . 1 F o c u s c o m m u n i t y i n v e s t m e n t a n d r e s o u r c e s i n t h e r e d e v e l o p m e n t o f t h e D o w n t o w n a s T r u c k e e ’ s p r i m a r y t o w n ce n t e r . Th e D r a f t M a s t e r P l a n c o n c e n t r a t e s n e w d e v e l o p m e n t i n T r u c k e e a d j a c e n t t o t h e e x i s t i n g D o w n t o w n a n d c r e a t e s a n e w c o m m u n i t y g a t h e r i n g s p a c e t h r o u g h t h e c l u s t e r i n g o f a n e w T o w n S q u a r e a n d c i v i c f a c i l i t i e s . P6 . 2 Pr e s e r v e D o w n t o w n ’ s r i c h l e g a c y o f h i s t o r i c b u i l d i n g s a n d si t e s , a n d e n s u r e t h a t n e w d e v e l o p m e n t r e s p e c t s t h e ch a r a c t e r a n d c o n t e x t o f t h o s e r e s o u r c e s . N e w d e v e l o p m e n t i s r e q u i r e d t o b e c o m p a t i b l e w i t h t h e hi s t o r i c c h a r a c t e r o f t h e a r e a b u t m u s t d i r e c t l y r e p l i c a t e ex i s t i n g h i s t o r i c b u i l d i n g s . P6 . 3 En h a n c e D o w n t o w n a s a c o m m u n i t y f o c a l p o i n t b y c r e a t i n g a di v e r s e a r r a y o f r e a s o n s s h o p p i n g , s e r v i c e s , c o m m u n i t y ev e n t s , e n t e r t a i n m e n t , a n d r e c r e a t i o n f o r p e o p l e t o c o m e t o th e D o w n t o w n a r e a . Th e p r o p o s e d p r o j e c t p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 2 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 4 E n c o u r a g e t h e l o c a t i o n a n d r e t e n t i o n o f p u b l i c b u i l d i n g s a n d ci v i c a n d c o m m u n i t y - s e r v i n g u s e s i n t h e D o w n t o w n t h a t pr o v i d e o p p o r t u n i t i e s f o r c o m m u n i t y i n t e r a c t i o n . T h e s e mi g h t b e p u b l i c u s e s l i k e p a r k s o r a t o w n s q u a r e , o r p r i v a t e l y - op e r a t e d u s e s s u c h a s c h i l d r e n ’ s a r c a d e s , p l a y a r e a s in c o r p o r a t e d i n t o r e t a i l s t o r e s o r r e s t a u r a n t s , m i n i - g o l f co u r s e s , a n d c o m m e r c i a l u s e s l i k e c o f f e e h o u s e s a n d re s t a u r a n t s . Th e D r a f t M a s t e r P l a n p r o p o s e s a c i v i c p r e s e n c e i n t h e Do w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r P l a n A r e a b y p r o v i d i n g a p r o m i n e n t l o c a t i o n f o r a n e w c i v i c b u i l d i n g , a ce n t r a l l y - l o c a t e d T o w n S q u a r e , p u b l i c s p a c e s o n t h e m a i n st r e e t , a n d p u b l i c l y a c c e s s i b l e N e i g h b o r h o o d P a r k s . P6 . 5 Pr o m o t e n e w m i x e d u s e a n d i n f i l l d e v e l o p m e n t i n t h e Do w n t o w n , i n c l u d i n g a t t h e R a i l y a r d a n d H i l l t o p s i t e s . Th e D r a f t M a s t e r P l a n p r o v i d e s f o r a m i x t u r e o f c o m m e r c i a l , mi x e d - u s e , h o u s i n g , l i v e - w o r k u n i t s , a n d a r t i s a n i n d u s t r y u s e s l o c a t e d a d j a c e n t t o t h e e x i s t i n g D o w n t o w n T r u c k e e ar e a . P6 . 6 I m p r o v e a m e n i t i e s f o r D o w n t o w n r e s i d e n t s , s u c h a s p o c k e t p a r k s , i n t h e D o w n t o w n a r e a . Th e D r a f t M a s t e r P l a n p r o v i d e s a T o w n S q u a r e , ne i g h b o r h o o d p a r k s , s m a l l u r b a n p l a z a s , a n d m u l t i p l e pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a . P6 . 7 Su p p o r t t h e d e v e l o p m e n t o f l o c a l - o r i e n t e d s e r v i c e s i n t h e Do w n t o w n a r e a t o b a l a n c e o u t s e a s o n a l f l u c t u a t i o n s i n t r a d e as s o c i a t e d w i t h t h e r e t a i l s e c t o r . Th e D r a f t M a s t e r P l a n p r o p o s e s a m i x e d - u s e e n v i r o n m e n t th a t w o u l d i n c l u d e t h e d e v e l o p m e n t o f l o c a l - o r i e n t e d se r v i c e s . P6 . 8 Di s c o u r a g e g r o u n d - f l o o r o f f i c e u s e s i n b u i l d i n g s i n t h e Do w n t o w n c o r e . Th e D r a f t M a s t e r P l a n e n c o u r a g e s g r o u n d f l o o r u s e s t h a t at t r a c t p e d e s t r i a n a c t i v i t y i n t h e D o w n t o w n E x t e n s i o n di s t r i c t . P6 . 9 Pr o v i d e o p e n s p a c e s a n d g a t h e r i n g a r e a s i n D o w n t o w n t o en c o u r a g e p u b l i c a c t i v i t i e s . P r o v i d e a n i n t e g r a t e d p e d e s t r i a n an d b i c y c l e n e t w o r k t h a t l i n k s t h e s e o p e n s p a c e s a n d o t h e r d e s t i n a t i o n p o i n t s w i t h i n t h e D o w n t o w n . Th e D r a f t M a s t e r P l a n p r o v i d e s a T o w n S q u a r e , ne i g h b o r h o o d p a r k s , s m a l l u r b a n p l a z a s , a n d m u l t i p l e pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a . P6 . 1 0 Cr e a t e p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e D o w n t o w n th a t e n c o u r a g e p e o p l e t o w a l k b e t w e e n d i f f e r e n t a c t i v i t y ce n t e r s s u c h a s C o m m e r c i a l R o w , J i b b o o m S t r e e t , B r i c k e l t o w n , W e s t R i v e r S t r e e t a n d t h e n e w R a i l y a r d a r e a . Th e D r a f t M a s t e r P l a n p r o v i d e s n u m e r o u s p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s b o t h w i t h i n t h e M a s t e r P l a n A r e a a n d fr o m t h e M a s t e r P l a n A r e a t o o t h e r a r e a s o f a c t i v i t y i n t h e co m m u n i t y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 2 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 1 1 En h a n c e p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s b e t w e e n t h e Do w n t o w n a n d t o a d j a c e n t n e i g h b o r h o o d s , t h e H i l l t o p a r e a , an d t h e C e m e t e r y a r e a , a n d e n h a n c e t h e i m p o r t a n t p h y s i c a l an d v i s u a l c o n n e c t i o n t o t h e T r u c k e e R i v e r . Th e D r a f t M a s t e r P l a n p r o v i d e s n u m e r o u s p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s b o t h w i t h i n t h e M a s t e r P l a n A r e a a n d fr o m t h e M a s t e r P l a n A r e a t o o t h e r a r e a s o f a c t i v i t y i n t h e co m m u n i t y , i n c l u d i n g f a c i l i t a t i n g f u t u r e c o n n e c t i o n s t o t h e Tr u c k e e R i v e r . P6 . 1 2 Pr e s e r v e e x i s t i n g h o u s i n g a n d e n c o u r a g e n e w h o u s i n g i n t h e Do w n t o w n , i n c l u d i n g t h r o u g h i n c o r p o r a t i o n o f h o u s i n g i n p r o j e c t s w i t h i n t h e M i x e d U s e d i s t r i c t . Th e D r a f t M a s t e r P l a n s u p p o r t s t h e p r e s e r v a t i o n o f e x i s t i n g ho u s i n g a n d e n c o u r a g e s a v a r i e t y o f n e w h o u s i n g t y p e s , in c l u d i n g m i x e d - u s e n e i g h b o r h o o d s , l i v e - w o r k u n i t s , a n d af f o r d a b l e h o u s i n g . P7 . 1 R e d e v e l o p t h e R a i l y a r d s i t e a s a n e x t e n s i o n o f t h e D o w n t o w n th a t c o m p l e m e n t s a n d e n h a n c e s t h e e n t i r e D o w n t o w n a r e a . Th e p u r p o s e o f t h e M a s t e r P l a n i s t o r e d e v e l o p t h e R a i l y a r d si t e a s a n e x t e n s i o n o f t h e D o w n t o w n t h a t c o m p l e m e n t s a n d en h a n c e s t h e e n t i r e D o w n t o w n a r e a . T h e M a s t e r P l a n l o c a t e s t h e h i g h e s t c o n c e n t r a t i o n o f d e v e l o p m e n t i n t h e Do w n t o w n E x t e n s i o n d i s t r i c t a d j a c e n t t o t h e e x i s t i n g Do w n t o w n c o r e . G u i d e l i n e s s h a p e n e w d e v e l o p m e n t i n t h e Ma s t e r P l a n A r e a t o c o m p l e m e n t t h e e x i s t i n g d e v e l o p m e n t of t h e c o m m u n i t y . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 2 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p A7 . 1 De v e l o p a n d i m p l e m e n t a M a s t e r P l a n f o r t h e R a i l y a r d t h a t a d d r e s s e s t h e f o l l o w i n g c o m p o n e n t s : • De t a i l e d d e s i g n g u i d a n c e f o r s p e c i f i c “ c h a r a c t e r a r e a s ” id e n t i f i e d w i t h i n t h e p r o j e c t a r e a . • D e s i g n t h a t i s s e n s i t i v e a n d r e s p o n s i v e t o t h e s i t e ’ s co n t e x t , h i s t o r i c h e r i t a g e , a n d t h e c o m m u n i t y v i s i o n f o r th e D o w n t o w n a n d f o r T r u c k e e a s a w h o l e . • De s i g n t h a t i s a u t h e n t i c a n d o r i g i n a l , a n d t h a t d o e s n o t r e p l i c a t e t h a t o f t h e h i s t o r i c D o w n t o w n a r e a . • A h i g h q u a l i t y p e d e s t r i a n a n d b i c y c l e e n v i r o n m e n t . • Ci v i c a n d p u b l i c f a c i l i t i e s . • Ho u s i n g . • Ex t e n s i o n o f T r u c k e e ’ s D o w n t o w n M a i n S t r e e t a l o n g Co m m e r c i a l R o w t h r o u g h t h e R a i l y a r d t o c o n n e c t w i t h G l e n s h i r e D r i v e , t h e r e b y c r e a t i n g a n e w c o m m u n i t y g a t e w a y a n d r e i n f o r c i n g T r o u t C r e e k a s t h e n o r t h e a s t e r n b o u n d a r y o f t h e D o w n t o w n . • De s i g n a n d i m p r o v e m e n t s t h a t e n h a n c e T r o u t C r e e k a s a v a l u a b l e a s s e t f o r D o w n t o w n a n d f o r T r u c k e e a s a w h o l e . Th e D r a f t M a s t e r P l a n i n c l u d e s t h e f o l l o w i n g g u i d e l i n e s co n c e r n i n g t h e m a i n t e n a n c e o f T r u c k e e ’ s u n i q u e c h a r a c t e r : T h e d e s i g n o f i n d i v i d u a l b u i d l n g f a c a d e s s h o u l d s u p p o r t a n in t e r e s t i n g a n d v a r i e d s t r e e t w a l l r e f l e c t i v e o f h i s t o r i c Co m m e r c i a l R o w . ( D E - G 1 3 ) N e w b u i l d i n g s t h a t r e p l i c a t e h i s t o r i c b u i l d i n g s a r e s t r o n g l y di s c o u r a g e d . ( D E - G 1 8 ) T h e i n t e n t o f t h e M a s t e r P l a n i s f o r t h e n e w d e v e l o p m e n t i n th e D o w n t o w n E x t e n s i o n d i s t r i c t t o b l e n d s e a m l e s s l y w i t h th e e x i s t i n g D o w n t o w n c o r e . T h e M a s t e r P l a n a l s o r e c o m m e n d s n u m e r o u s p e d e s t r i a n a n d bi c y c l e c o n n e c t i o n s t h r o u g h o u t t h e a r e a , i n c o r p o r a t e s a n e w ci v i c p r e s e n c e t h r o u g h n e w c i v i c b u i l d i n g s a n d a T o w n Sq u a r e , a n d p r o v i d e s a v a r i e t y o f h o u s i n g t y p e s . St a n d a r d s , g u i d e l i n e s , a n d p o l i c i e s g o v e r n i n g t h e D o w n t o w n E x t e n s i o n d i s t r i c t c r e a t e a n e x t e n s i o n o f t h e D o w n t o w n M a i n St r e e t w i t h e c l e c t i c b u i l d i n g s p l a c e d c l o s e t o t h e s t r e e t w i t h pa r k i n g b e h i n d . Tr o u t C r e e k e n h a n c e m e n t s a r e p r o p o s e d ; t h e b a l l o o n t r a c k i s t o b e r e l o c a t e d t o a l l o w f o r a m o r e n a t u r a l f l o w t o t h e cr e e k a n d t o e n h a n c e t h e c r e e k a s a n a s s e t f o r t h e e n t i r e co m m u n i t y . Lo w e r d e n s i t y d e v e l o p m e n t i s c o n c e n t r a t e d a r o u n d T r o u t Cr e e k t o b e s e n s i t i v e t o t h i s n a t u r a l c o m m u n i t y b o u n d a r y . P8 . 1 E n c o u r a g e t h e r e d e v e l o p m e n t o f t h e G a t e w a y A r e a f r o m a n a u t o - o r i e n t e d , s t r i p - c o m m e r c i a l d o m i n a t e d c o r r i d o r , t o a p l a c e t h a t i n v i t e s p e d e s t r i a n a c t i v i t y a n d p r o v i d e s g a t h e r i n g pl a c e s a n d o p p o r t u n i t i e s f o r i n t e r a c t i o n . Th e D r a f t M a s t e r P l a n i n c o r p o r a t e s n u m e r o u s s t r e e t s c a p e an d s i d e w a l k i m p r o v e m e n t s t o e n h a n c e t h e p e d e s t r i a n na t u r e o f t h e a r e a . T h e n e w T o w n S q u a r e a n s m a l l u r b a n pl a z a s w i l l a l s o p r o v i d e d o w n t o w n g a t h e r i n g s p a c e s f o r t h e co m m u n i t y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 2 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P8 . 2 Re i n f o r c e t h e c o m m e r c i a l a n d m i x e d u s e q u a l i t i e s t h a t co n t r i b u t e t o t h e “ t o w n ” o r i e n t a t i o n o f t h e G a t e w a y c o r r i d o r . Th e D r a f t M a s t e r P l a n i n c o r p o r a t e s a v a r i e t y o f r e t a i l , o f f i c e , ho u s i n g , a n d a r t i s a n i n d u s t r y u s e s t o c r e a t e a m i x e d - u s e en v i r o n m e n t i n t h e D o w n t o w n . P8 . 3 Av o i d f u t u r e s t r i p c o m m e r c i a l d e v e l o p m e n t i n t h e a r e a , a n d en c o u r a g e t h e r e h a b i l i t a t i o n o f e x i s t i n g s t r i p c o m m e r c i a l de v e l o p m e n t t o i m p r o v e p e d e s t r i a n a c c e s s a n d a c t i v i t y , a n d v i s u a l a p p e a r a n c e . Th e D r a f t M a s t e r P l a n e n c o u r a g e s t r a d i t i o n a l M a i n S t r e e t - ty p e d e v e l o p m e n t r a t h e r t h a n s t r i p d e v e l o p m e n t w i t h l a r g e pa r k i n g a r e a s i n t h e f r o n t . T h e M a s t e r P l a n a l s o in c o r p o r a t e s i m p r o v e d s t r e e t s c a p e f e a t u r e s t h a t e n c o u r a g e pe d e s t r i a n a c c e s s a n d a c t i v i t y . P8 . 4 Im p r o v e t h e p e d e s t r i a n a n d b i c y c l e - f r i e n d l i n e s s o f t h e co r r i d o r t h r o u g h s i d e w a l k a n d s t r e e t s c a p e i m p r o v e m e n t t h a t a d d r e s s i s s u e s s u c h a s s i d e w a l k c o n t i n u i t y , p a v i n g m a t e r i a l s an d s i g n a g e , l i n k s b e t w e e n a d j o i n i n g p r o p e r t i e s , a n d co n n e c t i o n s t o t h e t o w n ’ s n e t w o r k o f t r a i l s a n d b i k e w a y s . Nu m e r o u s p e d e s t r i a n a n d b i c y c l e l i n k s a r e r e c o m m e n d e d b y th e D r a f t M a s t e r P l a n . A d e t a i l e d S t r e e t s c a p e P l a n w i l l b e d e v e l o p e d a s p a r t o f t h e i m p l e m e n t a t i o n o f t h e M a s t e r P l a n . Th e S t r e e t s c a p e P l a n w i l l i n c l u d e s p e c i f i c g u i d a n c e f o r l a n d s c a p i n g a n d p a v i n g m a t e r i a l s , s t r e e t f u r n i t u r e , a n d li g h t i n g . P8 . 5 En c o u r a g e d e s i g n o r i e n t e d t o t h e p e d e s t r i a n r e a l m t h r o u g h th e f o l l o w i n g m e a s u r e s : • Bu i l d i n g d e s i g n a l o n g D o n n e r P a s s R o a d t h a t i s p r o p o r t i o n a t e t o t h e w i d t h o f t h e s t r e e t t h a t i t f r o n t s , i s or i e n t e d t o t h e s t r e e t , a n d m i n i m i z e s s e t b a c k s f r o m t h e pu b l i c r i g h t - o f - w a y . • Ap p r o p r i a t e d e s i g n a n d s i t i n g o f p a r k i n g f a c i l i t i e s t o mi n i m i z e t h e i r v i s u a l i m p a c t a n d b r e a k u p t h e i r m a s s i n g . • De s i g n o f f a c a d e s a n d b u i l d i n g f r o n t a g e s t h a t p r o v i d e pe d e s t r i a n - s c a l e d e t a i l a n d a h i g h l e v e l o f v i s u a l i n t e r e s t al o n g t h e s t r e e t f r o n t a g e , i n c l u d i n g s t o r e f r o n t d i s p l a y wi n d o w s , a r t i c u l a t e d m a s s i n g , a n d f i n e - g r a i n a r c h i t e c t u r a l de t a i l . Th e D r a f t M a s t e r P l a n p r o m o t e s b u i l d i n g d e s i g n t h a t i s pr o p o r t i o n a t e t o t h e w i d t h o f t h e s t r e e t a n d i n c l u d e s m i n i m a l p r i m a r y s t r e e t s e t b a c k s . Pa r k i n g f a c i l i t i e s a r e n o t a l l o w e d t o f a c e a p r i m a r y s t r e e t a n d st r u c t u r e s m u s t b e w r a p p e d w i t h a c t i v e u s e s o n t h e g r o u n d fl o o r . B o t h p a r k i n g l o t s a n d s t r u c t u r e s s h o u l d b e a c c e s s e d fr o m a l l e y s r a t h e r t h a n t h e m a i n s t r e e t . An e c l e c t i c m i x o f b u i l d i n g s i s e n c o u r a g e d i n t h e p e d e s t r i a n - or i e n t e d D o w n t o w n E x t e n s i o n a n d I n d u s t r i a l H e r i t a g e di s t r i c t s . G u i d e l i n e s e x i s t f o r c r e a t i n g i n t e r e s t a t t h e s t r e e t l e v e l i n c l u d i n g s t o r e f r o n t d i s p l a y s , v a r i e t y i n a r c h i t e c t u r a l st y l e s , a n d b u i l d i n g d e t a i l s . P8 . 6 Cr e a t e n e w p u b l i c s p a c e s a l o n g t h e D o n n e r P a s s R o a d co r r i d o r . Th e D r a f t M a s t e r P l a n p r o p o s e s a n e w T o w n S q u a r e o n Do n n e r P a s s R o a d E x t e n s i o n a s w e l l a s s m a l l u r b a n p l a z a s al o n g t h i s m a i n s t r e e t . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 2 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P8 . 8 En c o u r a g e n e w m i x e d u s e d e v e l o p m e n t i n t h e G a t e w a y A r e a , pa r t i c u l a r l y p r o j e c t s t h a t i n c o r p o r a t e b o t h a r e s i d e n t i a l a n d co m m e r c i a l c o m p o n e n t . U s e s t h a t s u p p o r t a n d p r o v i d e op p o r t u n i t i e s f o r c o m m u n i t y i n t e r a c t i o n s h o u l d b e en c o u r a g e d , s u c h a s c o f f e e h o u s e s , r e s t a u r a n t s , a n d p l a c e s fo r c h i l d r e n a n d f a m i l i e s . Th e D r a f t M a s t e r P l a n i n c o r p o r a t e s a v a r i e t y o f r e t a i l , o f f i c e , ho u s i n g , a n d a r t i s a n i n d u s t r y u s e s t o c r e a t e a m i x e d - u s e en v i r o n m e n t i n t h e D o w n t o w n . T h e M a s t e r P l a n a l s o pr o p o s e s s m a l l u r b a n p l a z a s a l o n g t h e m a i n s t r e e t t o p r o v i d e g a t h e r i n g s p a c e s a d j a c e n t t o s h o p f r o n t a g e s . P8 . 9 Ut i l i z e n e e d e d s t r e e t a n d i n t e r s e c t i o n i m p r o v e m e n t s a s a n op p o r t u n i t y t o i n c o r p o r a t e s t r e e t s c a p e e n h a n c e m e n t s a n d im p r o v e m e n t s f o r p e d e s t r i a n s a n d c y c l i s t s , a s w e l l a s au t o m o b i l e s . R o a d w a y i m p r o v e m e n t s s h a l l b e i m p l e m e n t e d wi t h c o n s i d e r a t i o n o f t h e n e e d t o b a l a n c e t h e n e e d f o r e f f i c i e n t t r a f f i c m o v e m e n t w i t h t h e o t h e r b r o a d g o a l s f o r t h e co r r i d o r . Th e s t r e e t d e s i g n s i n t h e D r a f t M a s t e r P l a n a r e i n t e n d e d t o p r o v i d e a v a r i e t y o f o p t i o n s f o r r e s i d e n t s i n D o w n t o w n T r u c k e e . I m p r o v e m e n t s t o t h e p e d e s t r i a n a n d b i c y c l e n e t w o r k a r e i n c o r p o r a t e d i n t o t h e p l a n . P9 . 1 P r o m o t e r e d e v e l o p m e n t a n d i n f i l l o f e x i s t i n g a u t o - o r i e n t e d co m m e r c i a l c e n t e r s a n d c o r r i d o r s w i t h p e d e s t r i a n - f r i e n d l y mi x e d u s e d e v e l o p m e n t . Th e D r a f t M a s t e r P l a n i n c o r p o r a t e s a v a r i e t y o f r e t a i l , o f f i c e , ho u s i n g , a n d a r t i s a n i n d u s t r y u s e s t o c r e a t e a m i x e d - u s e en v i r o n m e n t i n t h e D o w n t o w n . B u i l d i n g d e s i g n a n d l o c a t i o n r e q u i r e m e n t s w i l l a l s o w o r k t o c r e a t e a p e d e s t r i a n - f r i e n d l y en v i r o n m e n t a l o n g w i t h s i d e w a l k a n d o t h e r s t r e e t s c a p e i m p r o v e m e n t s . P9 . 2 En c o u r a g e a l l e x i s t i n g a n d n e w m i x e d u s e c e n t e r s t o c r e a t e a “p a r k o n c e e n v i r o n m e n t ” t h a t p r o v i d e s a v a r i e t y o f u s e s wi t h i n w a l k i n g d i s t a n c e . Th e D r a f t M a s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r th e a r e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e Ma s t e r P l a n , w h i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n va r i o u s l a n d u s e s t h a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e s t r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f pa r k i n g r e q u i r e d t o s e r v e t h e a r e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e M a s t e r P l a n A r e a . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 2 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P9 . 3 Re q u i r e n e w m i x e d u s e c e n t e r s t o p r o v i d e h o u s i n g o f a v a r i e t y o f t y p e s a n d a f f o r d a b i l i t y , i n c l u d i n g e m p l o y e e h o u s i n g , u n l e s s d e t e r m i n e d t o b e i n c o m p a t i b l e . H o u s i n g o p t i o n s w i t h i n t h e D r a f t M a s t e r P l a n s h o u l d i n c l u d e a m i x t u r e o f h o u s i n g t y p e s t o s e r v e a v a r i e t y o f h o u s i n g n e e d s a n d a p r o g r a m f o r p r o v i d i n g a f f o r d a b l e h o u s i n g w i t h i n t h e p l a n a r e a s h o u l d b e c r e a t e d c o n c u r r e n t w i t h t h e ad o p t i o n o f t h e M a s t e r P l a n . P9 . 4 En h a n c e p e d e s t r i a n c o n n e c t i o n s f r o m n e a r b y r e s i d e n t i a l ar e a s t o l o c a l s h o p p i n g c e n t e r s s o a s t o e n h a n c e t h e m i x e d u s e q u a l i t y o f T r u c k e e ’ s c o m m e r c i a l c e n t e r s a n d t h e i r su r r o u n d i n g r e s i d e n t i a l a r e a s ; r e d u c e t h e n e e d t o d r i v e t o ac c e s s d a i l y n e e d e d g o o d s a n d s e r v i c e s ; a n d p r o v i d e s a f e a n d co n v e n i e n t p e d e s t r i a n c o n n e c t i o n s . En h a n c e d p e d e s t r i a n c o n n e c t i o n s , t h r o u g h i m p r o v e d si d e w a l k s a n d t r a i l s a n d n e w l i n k s t o p u b l i c p l a c e s , p a r k s , ev e n t s t r e e t s , o p e n s p a c e s , a n d p a r k i n g a r e a s , a r e a n im p o r t a n t p a r t o f t h e M a s t e r P l a n . P9 . 5 R e q u i r e n e w m i x e d u s e c e n t e r s t o i n c o r p o r a t e s i t e p l a n n i n g an d d e s i g n t h a t r e f l e c t s w a l k a b i l i t y a n d o p p o r t u n i t i e s f o r in d o o r a n d o u t d o o r s o c i a l i n t e r a c t i o n , i n c l u d i n g c l u s t e r e d bu i l d i n g s , p a r k i n g d i s p e r s e d i n s m a l l e r l o t s , a s w e l l a s pe d e s t r i a n - s c a l e d e s i g n f e a t u r e s . Th e D r a f t M a s t e r P l a n i n c o r p o r a t e s m i x e d - u s e d e v e l o p m e n t wi t h p e d e s t r i a n c o n n e c t i o n s a n d s m a l l u r b a n p l a z a s t o cr e a t e p u b l i c g a t h e r i n g s p a c e s . P a r k i n g i s l o c a t e d b e h i n d b u i l d i n g s a n d i n s t r u c t u r e s r a t h e r t h a n a l o n g t h e s t r e e t f r o n t an d s t o r e f r o n t e n h a n c e m e n t s t h a t r e l a t e t o p e d e s t r i a n ac t i v i t y a r e e n c o u r a g e d . P1 0 . 2 Cr e a t e n e w n e i g h b o r h o o d s c e n t e r s o r f o c a l p o i n t s i n n e i g h b o r h o o d s w h e r e t h e y d o n o t c u r r e n t l y e x i s t . S u c h ce n t e r s m a y i n c l u d e s m a l l c o m m e r c i a l c o n v e n i e n c e c e n t e r s li k e t h o s e f o u n d i n G l e n s h i r e a n d T a h o e D o n n e r , o r m a y b e fo c u s e d a r o u n d n o n - c o m m e r c i a l c o m m u n i t y - s e r v i n g u s e s su c h a s t h o s e d e s c r i b e d i n t h e s i d e b a r o p p o s i t e . Th e D r a f t M a s t e r P l a n p r o p o s e s t h e c r e a t i o n o f a n e w T o w n Sq u a r e i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t a s a n e w p u b l i c g a t h e r i n g s p a c e . N e i g h b o r h o o d p a r k s a r e a l s o e n c o u r a g e d in t h e M a s t e r P l a n A r e a . P1 0 . 3 Se e k o p p o r t u n i t i e s t o a d d o r i n c o r p o r a t e n o n - c o m m e r c i a l co m m u n i t y - s e r v i n g f a c i l i t i e s w i t h i n e x i s t i n g n e i g h b o r h o o d ce n t e r s . Th e r e a r e n o e x i s t i n g n e i g h b o r h o o d c e n t e r s w i t h i n t h e pr o j e c t a r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 2 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 0 . 4 Im p r o v e p e d e s t r i a n c o n n e c t i o n s a n d e n s u r e t h a t f a c i l i t i e s su c h a s b i k e r a c k s a r e p r o v i d e d a t a l l n e i g h b o r h o o d c e n t e r s . Im p r o v e d p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a r e a m a j o r fo c u s o f t h e D r a f t M a s t e r P l a n . B i c y c l e p a r k i n g i s a s r e q u i r e d by t h e c u r r e n t d e v e l o p m e n t c o d e a n d b i c y c l e r a c k s o r o t h e r m e t h o d s o f s e c u r i n g b i c y c l e s a r e r e q u i r e d b y t h e M a s t e r Pl a n . P1 1 . 1 En c o u r a g e n e w r e s i d e n t i a l d e v e l o p m e n t s a d j a c e n t i n ap p r o p r i a t e l o c a t i o n s ( e . g . p l a n n e d c o m m u n i t y a r e a s ) a n d wi t h a p p r o p r i a t e s i t e c o n d i t i o n s t o i n c l u d e t h e u s e o f n e o - tr a d i t i o n a l s i t e d e s i g n a n d a r c h i t e c t u r a l e l e m e n t s . T h e s e en c o m p a s s e l e m e n t s s u c h a s a g r i d , o r m o d i f i e d g r i d s t r e e t la y o u t , n a r r o w e r s t r e e t s , s t r e e t t r e e s , d e t a c h e d s i d e w a l k s , an d n e o - t r a d i t i o n a l h o u s e d e s i g n s i n k e e p i n g w i t h T r u c k e e ar c h i t e c t u r e a n d d e s i g n . N e w d e v e l o p m e n t w i t h i n t h e M a s t e r P l a n A r e a i s l o c a t e d ad j a c e n t t o e x i s t i n g d e v e l o p m e n t i n t h e D o w n t o w n c o r e . LE E D - N e i g h b o r h o o d D e s i g n p r i n c i p l e s a r e s u p p o r t e d i n t h e d e s i g n o f t h e M a s t e r P l a n . P1 1 . 2 Di s c o u r a g e a r c h i t e c t u r a l m o n o t o n y b e t w e e n i n d i v i d u a l u n i t s w i t h i n a s u b u r b a n s u b d i v i s i o n o r r e s i d e n t i a l d e v e l o p m e n t pr o j e c t . Th e D r a f t M a s t e r P l a n e n c o u r a g e s e c l e c t i c b u i l d i n g d e s i g n s . B u i l d i n g d e s i g n s a r e e n c o u r a g e d t o c o n t r a s t w i t h o t h e r bu i l d i n g s a n d u n i f o r m i t y a m o n g s t b u i l d i n g s i s d i s c o u r a g e d . P1 1 . 3 Re g u l a t e t h e d e s i g n o f n e w d e v e l o p m e n t i n r e s i d e n t i a l n e i g h b o r h o o d s i n t h e D o w n t o w n a r e a t o e n s u r e c o m p a t i b i l i t y b e t w e e n t h e n e w d e v e l o p m e n t a n d t h e e x i s t i n g r e s i d e n t i a l ar e a s . T h e D r a f t M a s t e r P l a n e n c o u r a g e s n e w i n t e r p r e t a t i o n s o f tr a d i t i o n a l b u i l d i n g s s t y l e s t o m a i n t a i n c o m p a t i b i l i t y w h i l e di s t i n g u i s h i n g t h e o l d f r o m t h e n e w . H o m e s i n t h e T r o u t Cr e e k d i s t r i c t w i l l b e d e v e l o p e d w i t h d e s i g n , f o r m , a n d st y l e s t h a t a r e c o m p l e m e n t a r y t o t h e e c l e c t i c m i x o f h o m e s al r e a d y e x i s t i n g i n t h e D o w n t o w n . P1 1 . 5 Cr e a t e a c l e a r l y d e f i n e d t r a n s i t i o n o r e d g e b e t w e e n t h e “ t o w n ” an d “ c o u n t r y ” i n a l l T r u c k e e ’ s t o w n r e s i d e n t i a l ne i g h b o r h o o d s . Th e r e s i d e n t i a l a r e a s o f t h e T r o u t C r e e k D i s t r i c t f o r m a cl e a r l y d e f i n e d e d g e a g a i n s t T r o u t C r e e k . T r o u t C r e e k se r v e s a s a t r a n s i t i o n b e t w e e n t h e t o w n a n d c o u n t r y a r e a s o f Tr u c k e e . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 2 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 1 . 6 En c o u r a g e p r e s e r v a t i o n a n d c r e a t i o n o f o p e n s p a c e a r e a s wi t h i n t o w n r e s i d e n t i a l n e i g h b o r h o o d s , p a r t i c u l a r l y i n t h e fo r m o f s m a l l n e i g h b o r h o o d p a r k s , p o c k e t p a r k s , t r a i l s , a n d gr e e n w a y s . Th e D r a f t M a s t e r P l a n p r o m o t e s t h e c r e a t i o n o f ne i g h b o r h o o d p a r k s , s m a l l u r b a n p l a z a s , a n d a n e w T o w n Sq u a r e . P e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a n d t r a i l s a r e a l s o a n i m p o r t a n t p a r t o f t h e P l a n . T h e P l a n a l s o s u p p o r t s co n n e c t i o n s t o t h e T r o u t C r e e k G r e e n w a y . P1 3 . 1 S u s t a i n h i g h d e s i g n s t a n d a r d s f o r n e w c o m m e r c i a l de v e l o p m e n t i n e m p l o y m e n t d i s t r i c t s , p a r t i c u l a r l y w h e r e d e v e l o p m e n t i s v i s i b l e f r o m a l o n g m a j o r a r t e r i a l a n d ro a d w a y s . Th e D r a f t M a s t e r P l a n p r o m o t e s h i g h q u a l i t y d e s i g n t h r o u g h a n u m b e r o f g u i d e l i n e s f o r b u i l d i n g s h a p e , s i t i n g , a n d f o r m . Th e g r e a t e s t a t t e n t i o n i s p a i d t o b u i l d i n g s a l o n g p r i m a r y st r e e t s . P1 3 . 2 En s u r e t h a t n e w d e v e l o p m e n t w i t h i n T r u c k e e ’ s l i g h t i n d u s t r i a l a r e a s a n d e m p l o y m e n t d i s t r i c t s i s d e s i g n e d i n a w a y t h a t i s se n s i t i v e t o a d j a c e n t r e s i d e n t i a l d e v e l o p m e n t . S i t i n g o f n e w a r t i s a n i n d u s t r y f a c i l i t i e s i s r e g u l a t e d b y t h e Ma s t e r P l a n t o b e s e n s i t i v e t o a d j a c e n t r e s i d e n t i a l de v e l o p m e n t . P1 3 . 3 Cr e a t e l i v e - w o r k o p p o r t u n i t i e s , a s a p p r o p r i a t e , w i t h i n em p l o y m e n t d i s t r i c t s . Th e D r a f t M a s t e r P l a n p r o m o t e s l i v e - w o r k o p p o r t u n i t i e s i n a l l D i s t r i c t s . P1 7 . 1 De s i g n g a t e w a y d e s i g n t r e a t m e n t s f o r k e y e n t r y w a y s i n t o t h e To w n t h a t i n c o r p o r a t e l a n d s c a p i n g , s i g n a g e , p u b l i c a r t , an d / o r s t r u c t u r a l e l e m e n t s t h a t c o m m u n i c a t e a s e n s e o f a r r i v a l i n T r u c k e e . G a t e w a y s f o r w h i c h s u c h t r e a t m e n t s sh o u l d b e a p p l i e d i n c l u d e : • Do n n e r P a s s R o a d w h e r e i t e n t e r s D o w n t o w n T r u c k e e , n e a r th e H i g h w a y 8 9 N o r t h i n t e r s e c t i o n . • A t t h e B r o c k w a y R o a d / H i g h w a y 2 6 7 i n t e r s e c t i o n , a s de s c r i b e d i n A c t i o n A 1 4 . 3 , a b o v e . • Al o n g W e s t R i v e r S t r e e t . • A l o n g H i g h w a y 2 6 7 S o u t h , n e a r t h e M o u s e h o l e . • A t t h e w e s t e r n D o n n e r P a s s R o a d f r e e w a y i n t e r c h a n g e . T h e D r a f t M a s t e r P l a n w o u l d c r e a t e a n e w g a t e w a y t o Do w n t o w n w i t h t h e r e a l i g n m e n t o f D o n n e r P a s s R o a d t o a T - in t e r s e c t i o n a d j a c e n t t o t h e r a i l r o a d t r a c k s . P1 8 . 1 R e q u i r e e v a l u a t i o n o f i m p a c t s t o h i s t o r i c r e s o u r c e s f o r pr o j e c t s w h i c h i n v o l v e s u b s t a n t i a l s i t e d i s t u r b a n c e , o r de m o l i t i o n o r a l t e r a t i o n o f k n o w n h i s t o r i c b u i l d i n g s . Se c t i o n I V . I , C u l t u r a l a n d P a l e o n t o l o g i c a l R e s o u r c e s , o f t h i s E I R p r o v i d e s a n e v a l u a t i o n o f h i s t o r i c r e s o u r c e s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 2 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 8 . 2 En c o u r a g e a p p r o p r i a t e r e u s e o f h i s t o r i c s t r u c t u r e s f o r ho u s i n g , i n c l u d i n g a f f o r d a b l e h o u s i n g , p u b l i c r e c r e a t i o n a n d co m m e r c i a l u s e s t h a t d o n o t c o m p r o m i s e t h e i r h i s t o r i c ch a r a c t e r . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e r e u s e o f h i s t o r i c st r u c t u r e s . P1 8 . 3 En c o u r a g e a n d c o o p e r a t e w i t h t h e p r i v a t e s e c t o r i n t h e im p l e m e n t a t i o n o f i n n o v a t i v e s t r a t e g i e s t o p r e s e r v e a l l o f T r u c k e e ’ s i d e n t i f i e d h i s t o r i c b u i l d i n g s a n d s i t e s , i n c l u d i n g Na t i v e A m e r i c a n a n d e t h n i c g r o u p s i t e s . P r e s e r v a t i o n st r a t e g i e s c o u l d i n c l u d e b y g i f t , e s t a b l i s h m e n t o f p r i v a t e co n s e r v a n c i e s , a n d e a s e m e n t s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n r e q u i r e s r e m o v a l o f th e r a i l y a r d o p e r a t i o n s b u i l d i n g , a n d p o t e n t i a l l y t h e r e s i d e n t i a l s t r u c t u r e l o c a t e d a t 1 0 1 4 4 C h u r c h S t r e e t . T h e s e st r u c t u r e s a r e s i g n i f i c a n t c u l t u r a l r e s o u r c e s u n d e r C E Q A . P1 8 . 4 Pr o v i d e i n c e n t i v e s a n d t e c h n i c a l a s s i s t a n c e t o p r o p e r t y ow n e r s t o a p p l y f o r f e d e r a l , S t a t e , l o c a l a n d p r i v a t e g r a n t s , l o a n s a n d t a x c r e d i t s t o p r e s e r v e a n d r e h a b i l i t a t e h i s t o r i c b u i l d i n g s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n r e q u i r e s r e m o v a l o f th e r a i l y a r d o p e r a t i o n s b u i l d i n g , a n d p o t e n t i a l l y t h e r e s i d e n t i a l s t r u c t u r e l o c a t e d a t 1 0 1 4 4 C h u r c h S t r e e t . T h e s e st r u c t u r e s a r e s i g n i f i c a n t c u l t u r a l r e s o u r c e s u n d e r C E Q A . P1 8 . 6 Su p p o r t a l l e f f o r t s t o d o c u m e n t a n d p r e s e r v e T r u c k e e ’ s r i c h hi s t o r i c l e g a c y , i n c l u d i n g i t s N a t i v e A m e r i c a n a n d e t h n i c h i s t o r y , a n d t o e d u c a t e r e s i d e n t s a n d v i s i t o r s a b o u t t h e to w n ’ s h i s t o r i c b u i l d i n g s a n d s i t e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d n o t p r e c l u d e ef f o r t s t o d o c u m e n t a n d p r e s e r v e T r u c k e e ’ s r i c h h i s t o r i c le g a c y , i n c l u d i n g i t s N a t i v e A m e r i c a n a n d e t h n i c h i s t o r y . P1 8 . 7 En c o u r a g e a d a p t i v e r e u s e o f h i s t o r i c s t r u c t u r e s i n a c c o r d a n c e wi t h f e d e r a l , S t a t e a n d l o c a l g u i d e l i n e s . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e r e u s e o f h i s t o r i c st r u c t u r e s . P1 9 . 1 As p a r t o f t h e d e v e l o p m e n t r e v i e w p r o c e s s , r e q u i r e p r o p e r ar c h a e o l o g i c a l o r p a l e o n t o l o g i c a l s u r v e y i n g , t e s t i n g , r e s e a r c h , d o c u m e n t a t i o n , m o n i t o r i n g a n d s a f e r e t r i e v a l o f ar c h a e o l o g i c a l a n d c u l t u r a l r e s o u r c e s . Se c t i o n I V . I , C u l t u r a l a n d P a l e o n t o l o g i c a l R e s o u r c e s , o f t h i s E I R p r o v i d e s a n e v a l u a t i o n o f k n o w n a r c h a e o l o g i c a l o r p a l e o n t o l o g i c a l a n d r e c o m m e n d s a d d i t i o n a l s u r v e y i n g p r i o r to c o m m e n c i n g c o n s t r u c t i o n . P1 9 . 2 R e q u i r e a n a r c h a e o l o g i c a l s u r v e y b y a q u a l i f i e d p r o f e s s i o n a l w h e n e v e r t h e r e i s e v i d e n c e o f a n a r c h a e o l o g i c a l o r p a l e o n t o l o g i c a l s i t e w i t h i n a p r o p o s e d p r o j e c t a r e a , i s d e t e r m i n e d t o b e a h i g h l i k e l i h o o d f o r o c c u r r e n c e o f s u c h si t e s , o r w h e r e a p r o j e c t i n v o l v e s s u b s t a n t i a l s i t e d i s t u r b a n c e . Se c t i o n I V . I , C u l t u r a l a n d P a l e o n t o l o g i c a l R e s o u r c e s , o f t h i s E I R p r o v i d e s a n e v a l u a t i o n o f k n o w n a r c h a e o l o g i c a l o r p a l e o n t o l o g i c a l a n d r e c o m m e n d s a d d i t i o n a l s u r v e y i n g p r i o r to c o m m e n c i n g c o n s t r u c t i o n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 2 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 9 . 3 Co n s u l t w i t h r e p r e s e n t a t i v e s o f t h e N a t i v e A m e r i c a n co m m u n i t y w h e n e v e r n e c e s s a r y t o e n s u r e t h e r e s p e c t f u l tr e a t m e n t o f N a t i v e A m e r i c a n s a c r e d p l a c e s . Se c t i o n I V . I , C u l t u r a l a n d P a l e o n t o l o g i c a l R e s o u r c e s , o f t h i s E I R p r o v i d e s a s u m m a r y o f t h e c o n s u l t a t i o n w i t h r e p r e s e n t a t i v e s o f t h e N a t i v e A m e r i c a n c o m m u n i t y . P2 0 . 1 In v o l v e a l l m e m b e r s o f t h e c o m m u n i t y i n t h e p u b l i c d e c i s i o n - m a k i n g p r o c e s s t h r o u g h c o n c e r t e d o u t r e a c h e f f o r t s t h a t ta r g e t a v a r i e t y o f g r o u p s , i n c l u d i n g t h o s e f o r w h o m E n g l i s h is n o t a f i r s t l a n g u a g e . T h e M a s t e r P l a n p l a n n i n g p r o c e s s i n c l u d e d a s e r i e s o f w o r k s h o p s , c o m m u n i t y m e e t i n g s , o p e n h o u s e s , s i t e v i s i t s , ne w s l e t t e r s , C h a m b e r o f C o m m e r c e m i x e r s , a n d co n s u l t a t i o n w i t h s t a k e h o l d e r s i n c l u d i n g o w n e r s o f p r o p e r t y w i t h i n a n d a d j a c e n t t o t h e M a s t e r P l a n A r e a o v e r t h e c o u r s e of 3 y e a r s . P2 0 . 2 En c o u r a g e o p p o r t u n i t i e s f o r s o c i a l i n t e r a c t i o n a n d c o m m u n i t y a c t i v i t y t h r o u g h t h e c r e a t i o n o f w e l l - d e s i g n e d , a c c e s s i b l e p u b l i c s p a c e s l o c a t e d t h r o u g h o u t t h e t o w n , a n d b y en c o u r a g i n g c o m m e r c i a l u s e s t h a t s u p p o r t c o m m u n i t y i n t e r a c t i o n , s u c h a s c a f e s a n d r e s t a u r a n t s , p e r f o r m a n c e a n d ar t s s p a c e s , a n d c h i l d a c t i v i t y c e n t e r s . Th e M a s t e r P l a n p r o m o t e s t h e c r e a t i o n o f a n e w T o w n Sq u a r e , n e i g h b o r h o o d p a r k s , a n d s m a l l u r b a n p l a z a s . T h e ur b a n p l a z a s a r e e s p e c i a l l y e n c o u r a g e d i n c o n j u n c t i o n w i t h r e t a i l b u s i n e s s e s t h a t s u p p o r t c o m m u n i t y i n t e r a c t i o n . P2 1 . 2 Co n s i d e r i n c l u d i n g , w h e r e a p p r o p r i a t e , p u b l i c a r t i n T o w n ca p i t a l i m p r o v e m e n t a n d r e d e v e l o p m e n t p r o j e c t s . Th e M a s t e r P l a n e n c o u r a g e s u n i q u e p u b l i c a r t t o e n h a n c e pu b l i c s p a c e s a n d t o c e l e b r a t e T r u c k e e ’ s h i s t o r i c c h a r a c t e r an d c u l t u r a l d i v e r s i t y . P u b l i c a r t s h a l l b e i n c o r p o r a t e d i n t o th e d e s i g n o f t h e T o w n S q u a r e . P2 1 . 3 S u p p o r t a n d f a c i l i t a t e a r t e x h i b i t s a n d p e r f o r m a n c e s o n T o w n - c o n t r o l l e d p r o p e r t y . Th e M a s t e r P l a n p r o p o s e s a T o w n S q u a r e t h a t s h a l l i n c l u d e a pl a z a s t o a l l o w f o r c o m m u n i t y g a t h e r i n g s a n d s t a g e d ev e n t s . P2 1 . 5 En c o u r a g e t h e i n c l u s i o n o f p u b l i c a r t o r p u b l i c l y - a c c e s s i b l e d i s p l a y s p a c e i n p r i v a t e d e v e l o p m e n t . Th e M a s t e r P l a n e n c o u r a g e s u n i q u e p u b l i c a r t t o e n h a n c e pu b l i c s p a c e s a n d t o c e l e b r a t e T r u c k e e ’ s h i s t o r i c c h a r a c t e r an d c u l t u r a l d i v e r s i t y . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , C i r c u l a t i o n E l e m e n t TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 3 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p a l s 1 Co o r d i n a t e l a n d u s e a n d t r a n s p o r t a t i o n p l a n n i n g i n T r u c k e e to p r o v i d e f o r t h e l o n g - r a n g e d e v e l o p m e n t o f t h e T o w n ’ s r o a d w a y s y s t e m c o n s i s t e n t w i t h t h e e x i s t i n g a n d f u t u r e l a n d us e p a t t e r n s d e s c r i b e d i n t h e L a n d U s e E l e m e n t . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d p r o v i d e mi x e d u s e d e v e l o p m e n t i n c l u d i n g c o m m e r c i a l , h o u s i n g , op e n s p a c e a n d c i v i c u s e s . T h e m a s t e r p l a n a r e a i s l o c a t e d in D o w n t o w n T r u c k e e a n d e x t e n s i o n o f e x i s t i n g r o a d w a y s i s re q u i r e d t o i m p l e m e n t t h e m a s t e r p l a n . Gu i d i n g Pr i n c i p a l s 2 Ma i n t a i n a c c e p t a b l e t r a f f i c o p e r a t i o n s o n t h e T o w n ’ s r o a d s th r o u g h a p p l i c a t i o n o f L e v e l o f S e r v i c e t h r e s h o l d s , a n d b y co n d i t i o n i n g n e w d e v e l o p m e n t o n t h e a b i l i t y o f l o c a l r o a d s a n d i n t e r s e c t i o n s t o a c c o m m o d a t e p r o j e c t e d t r a f f i c i m p a c t s . Le v e l o f S e r v i c e a n d o t h e r t r a f f i c i m p a c t s a r e a d d r e s s e d i n se c t i o n I V . C . o f t h i s E I R a n d m i t i g a t i o n m e a s u r e s a r e re c o m m e n d e d a s a p p r o p r i a t e . Gu i d i n g Pr i n c i p a l s 3 M i n i m i z e t h e n e g a t i v e i m p a c t s o f t r a n s p o r t a t i o n in f r a s t r u c t u r e u p o n T r u c k e e ’ s c o m m u n i t y c h a r a c t e r , l o c a l ne i g h b o r h o o d s , a n d t h e e n v i r o n m e n t . Th e M a s t e r P l a n p r o m o t e s s t r e e t s c a p e i m p r o v e m e n t s a l o n g w i t h i m p r o v e m e n t s t o t h e r o a d w a y s y s t e m . T h e P l a n a l s o re c o m m e n d s t h e d e v e l o p m e n t o f a S t r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t s i t e . Gu i d i n g Pr i n c i p a l s 4 E n s u r e t h a t n e w d e v e l o p m e n t m i n i m i z e s i m p a c t s o n t h e r o a d - w a y n e t w o r k , i s i n t e g r a t e d i n t o t h e e x i s t i n g t r a n s p o r t a t i o n sy s t e m a n d p r o v i d e s o p p o r t u n i t i e s f o r u s e o f a l t e r n a t e mo d e s . T h e e x i s t i n g t r a n s p o r t a t i o n n e t w o r k i s b u i l t u p o n w i t h t h e ex t e n s i o n o f D o n n e r P a s s R o a d . A d d i t i o n a l d e v e l o p m e n t w i l l al s o b e o r i e n t e d i n r e c t a n g u l a r b l o c k s p a r a l l e l t o t h e e x i s t i n g ra i l r o a d t r a c k s . T h e c r e a t i o n o f p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s i s a s i g n i f i c a n t e l e m e n t o f t h e M a s t e r P l a n . Gu i d i n g Pr i n c i p a l s 5 R e d u c e a u t o m o b i l e t r a v e l d e m a n d t o r e d u c e i m p a c t s o n t h e To w n ’ s r o a d w a y s y s t e m , l e s s e n t h e n e e d f o r n e w o r ex p a n d e d r o a d f a c i l i t i e s t o a c c o m m o d a t e i n c r e a s e d d e m a n d , a n d d e c r e a s e p o l l u t a n t s e m i s s i o n s f r o m a u t o m o b i l e s . T h e M a s t e r P l a n r e d u c e s a u t o m o b i l e t r a v e l d e m a n d t h r o u g h a “ p a r k o n c e ” p h i l o s o p h y t h a t e n a b l e s a n d e n c o u r a g e s u s e r s to p a r k t h e i r v e h i c l e s a n d u s e o t h e r m o d e s o f t r a n s p o r t a t i o n to v i s i t a r a n g e o f n e a r b y u s e s . T h e m i x e d - u s e n a t u r e o f t h e M a s t e r P l a n c o n t r i b u t e s t o t h e f e a s i b i l i t y o f t h i s i d e a . Gu i d i n g Pr i n c i p a l s 6 Pr o v i d e a s a f e , c o m p r e h e n s i v e , a n d i n t e g r a t e d s y s t e m o f tr a i l s a n d b i k e w a y s a s a k e y c o m p o n e n t o f t h e c i r c u l a t i o n sy s t e m . Th e M a s t e r P l a n p r o v i d e s r e c o m m e n d a t i o n s t o i n c r e a s i n g th e p e d e s t r i a n a n d b i c y c l e t r a i l s s y s t e m t o c r e a t e a v i a b l e al t e r n a t i v e t r a n s p o r t a t i o n s y s t e m f o r t h e T o w n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p a l s 7 Pr o m o t e a s a f e a n d e f f i c i e n t t r a n s i t s y s t e m , i n c l u d i n g b o t h b u s a n d r a i l , t o r e d u c e c o n g e s t i o n , i m p r o v e t h e e n v i r o n m e n t , a n d p r o v i d e v i a b l e a l t e r n a t i v e s t o t h e a u t o m o b i l e . Th e M a s t e r P l a n e n c o u r a g e s t h e d e v e l o p m e n t o f a n in t e r m o d a l t r a n s i t s t a t i o n w i t h i n t h e M a s t e r P l a n A r e a . T h e p l a n a l s o c o n s i d e r s a d o w n t o w n t r o l l e y t o c o n n e c t t h e Ma s t e r P l a n A r e a w i t h t h e e x i s t i n g D o w n t o w n . T r a n s i t se r v i c e s , i n c l u d i n g p r e c i s e l o c a t i o n s f o r b u s s t o p s w i t h i n t h e Ma s t e r P l a n A r e a , w i l l b e f i n a l i z e d d u r i n g t h e im p l e m e n t a t i o n p h a s e o f t h e M a s t e r P l a n . Gu i d i n g Pr i n c i p a l s 8 P r o v i d e f o r t h e s a f e a n d e f f i c i e n t m o v e m e n t o f c o m m e r c i a l go o d s t h r o u g h T r u c k e e b y r o a d a n d r a i l . Ne w / e x p a n d e d r o a d w a y s w i t h i n t h e p l a n a r e a w o u l d p r o v i d e fo r s a f e a n d e f f i c i e n t m o v e m e n t s . W h i l e t h e t e n - f o o t t r a v e l la n e w i d t h p r o p o s e d f o r s o m e o f t h e r o a d w a y s e g m e n t s i s le s s t h a n T o w n s t a n d a r d s , t h e r e i s n o s i g n i f i c a n t i n c r e a s e i n tr a f f i c h a z a r d a s s o c i a t e d w i t h t e n - f o o t t r a v e l l a n e s i n t h i s pl a n a r e a b e c a u s e o f t h e f l a t t o p o g r a p h y . A s i d e f r o m r e l o c a t i o n o f t h e b a l l o o n t r a c k , n o a l t e r a t i o n s a r e p r o p o s e d to r a i l l i n e s . P1 . 1 M a i n t a i n a h i e r a r c h y o f a r t e r i a l , c o l l e c t o r a n d l o c a l r o a d w a y s in T r u c k e e b y p l a n n i n g , d e s i g n i n g , a n d r e g u l a t i n g r o a d w a y s in a c c o r d a n c e w i t h t h e f u n c t i o n a l c l a s s i f i c a t i o n s y s t e m de s c r i b e d i n t h i s E l e m e n t . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d i n c l u d e co n t i n u a t i o n a n d c r e a t i o n o f a r t e r i a l s , c o l l e c t o r s , l o c a l st r e e t s a n d a l l e y w a y s . P1 . 3 E n s u r e t h a t r i g h t - o f - w a y f o r c u m u l a t i v e l y n e e d e d f u t u r e r o a d w a y i m p r o v e m e n t s i s r e s e r v e d o r a c q u i r e d a s p a r t o f r e l e v a n t p r o j e c t a p p r o v a l s . T h e M a s t e r P l a n c o n t a i n s d e t a i l e d s t r e e t c r o s s s e c t i o n s f o r r o a d w a y s w i t h i n t h e M a s t e r P l a n A r e a . P1 . 4 Im p r o v e e x i s t i n g r o a d w a y s i n T r u c k e e t o m e e t c u r r e n t T o w n en g i n e e r i n g s t a n d a r d s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d r e q u i r e co n t r i b u t i o n a n d c o n s t r u c t i o n o f r o a d w a y i m p r o v e m e n t s a s ou t l i n e d i n S e c t i o n I V . C , T r a n s p o r t a t i o n , C i r c u l a t i o n a n d Pa r k i n g . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 3 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 . 5 E n s u r e t h a t e x i s t i n g a n d f u t u r e r o a d w a y , s i d e w a l k a n d bi k e w a y s t a n d a r d s , a n d t h e i m p l e m e n t a t i o n o f s u c h st a n d a r d s , t a k e T r u c k e e ’ s c l i m a t i c c o n d i t i o n s i n t o a c c o u n t . S p e c i a l s t r e e t s t a n d a r d s a n d s o l a r e x p o s u r e s t a n d a r d s a r e in c o r p o r a t e d i n t o t h e M a s t e r P l a n t o a c c o u n t f o r t h e w i n t e r sn o w c o n d i t i o n s i n T r u c k e e . P1 . 6 E n s u r e t h a t t h e d e s i g n a n d f u n c t i o n a l i t y o f t h e T o w n r o a d w a y n e t w o r k i n k e e p i n g w i t h t h e g o a l s a n d p o l i c i e s o f t h i s G e n e r a l Pl a n c o n c e r n i n g c o m m u n i t y c h a r a c t e r . E x a m p l e s o f s u c h p o l i c i e s i n c l u d e t h o s e l i s t e d u n d e r G o a l C C - 3 , a s w e l l a s p o l i c i e s f o r t h e G a t e w a y A r e a , B r o c k w a y R o a d a n d W e s t R i v e r S t r e e t i n t h e C o m m u n i t y C h a r a c t e r E l e m e n t . Sp e c i a l s t r e e t s e c t i o n s h a v e b e e n d e s i g n e d f o r t h e e x i s t i n g an d n e w s t r e e t s w i t h i n t h e M a s t e r P l a n A r e a . T h e s e d e s i g n s w e r e c r e a t e d t o m a x i m i z e t h e f u n c t i o n a l i t y o f t h e T o w n ro a d w a y n e t w o r k . P1 . 7 Im p r o v e e x i s t i n g r o a d w a y s a n d a d d n e w r o a d w a y s t o r e d u c e d e l a y s f r o m t r a i n t r a f f i c a n d t o i m p r o v e s a f e t y a t r a i l r o a d c r o s s i n g s . Th e M a s t e r P l a n p r o v i d e s s t r e e t i m p r o v e m e n t s f o r e x i s t i n g an d n e w p l a n n e d r o a d w a y s w i t h i n t h e M a s t e r P l a n a r e a . P2 . 1 Es t a b l i s h a n d m a i n t a i n a L e v e l o f S e r v i c e D o r b e t t e r o n r o a d se g m e n t s a n d f o r t o t a l i n t e r s e c t i o n m o v e m e n t s i n p o r t i o n s o f th e T o w n o u t s i d e o f t h e D o w n t o w n S p e c i f i c P l a n A r e a . Es t a b l i s h a n d m a i n t a i n a L e v e l o f S e r v i c e E o r b e t t e r o n a r t e r i a l a n d c o l l e c t o r r o a d s e g m e n t s a n d f o r t o t a l i n t e r s e c t i o n m o v e m e n t s w i t h i n t h e D o w n t o w n S p e c i f i c P l a n A r e a . Th r o u g h o u t t h e T o w n , i n d i v i d u a l t u r n i n g m o v e m e n t s a t un s i g n a l i z e d i n t e r s e c t i o n s s h a l l n o t b e a l l o w e d t o r e a c h L O S F an d t o e x c e e d a c u m u l a t i v e v e h i c l e d e l a y o f f o u r v e h i c l e ho u r s . B o t h o f t h e s e c o n d i t i o n s s h a l l b e m e t f o r t r a f f i c op e r a t i o n s t o b e c o n s i d e r e d u n a c c e p t a b l e . Th e T o w n ’ s e s t a b l i s h e d l e v e l o f s e r v i c e s t a n d a r d s a r e u s e d in t h e a n a l y s i s o f t r a n s p o r t a t i o n i m p a c t s i n c l u d e d i n S e c t i o n IV . C o f t h i s E I R . A s d i s c u s s e d i n t h a t s e c t i o n , i m p l e m e n t a t i o n of t h e D r a f t M a s t e r P l a n w o u l d c o n t r i b u t e t o u n a c c e p t a b l e L O S a t t w o i n t e r s e c t i o n s a n d o n e r o a d w a y s e g m e n t . H o w e v e r , a s a l s o d i s c u s s e d i n t h a t s e c t i o n , t h e s e i m p a c t s w o u l d o c c u r w i t h o r w i t h o u t i m p l e m e n t a t i o n o f t h e D r a f t Ma s t e r P l a n . P2 . 2 In a d d i t i o n t o t h e s t a n d a r d s d e s c r i b e d i n P o l i c y 2 . 1 , t h e cr i t e r i a a n d t h r e s h o l d s s h o w n i n T a b l e C I R - 6 s h a l l b e a p p l i e d to f u t u r e d e v e l o p m e n t p r o j e c t s t o d e t e r m i n e t h e n e e d f o r a tr a f f i c i m p a c t a n a l y s i s t o b e c o n d u c t e d a n d t o d e t e r m i n e i f a p r o j e c t ’ s t r a f f i c i m p a c t i s f o u n d t o b e s i g n i f i c a n t . Tr a f f i c i m p a c t a n a l y s i s a n d m i t i g a t i o n m e a s u r e s a r e i n c l u d e d in S e c t i o n I V . C , T r a n s p o r t a t i o n C i r c u l a t i o n a n d P a r k i n g . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P2 . 3 Al l o w f l e x i b i l i t y a n d e x c e p t i o n s t o t h e L O S s t a n d a r d s d e s c r i b e d i n P o l i c y P 2 . 1 f o r t h e f o l l o w i n g i n t e r s e c t i o n s : • Br i d g e S t r e e t / D o n n e r P a s s R o a d • Br i d g e S t r e e t / R i v e r S t r e e t • Gl e n s h i r e D r i v e / D o n n e r P a s s R o a d Ex c e p t i o n s t o t h e s t a n d a r d s m a y b e a l l o w e d i n c a s e s w h e r e th e T o w n f i n d s t h a t i m p r o v e m e n t s n e e d e d t o a c h i e v e ac c e p t a b l e L O S : ( a ) s h o u l d b e d e f e r r e d i n o r d e r t o b e t t e r c o o r d i n a t e w i t h t h e p l a n n i n g a n d i m p l e m e n t a t i o n o f o t h e r pr o j e c t s i n c l u d i n g t h e R a i l y a r d ; ( b ) w i l l r e s u l t i n u n a c c e p t a b l e im p a c t s ( e . g . r e q u i r i n g d e m o l i t i o n o f h i s t o r i c b u i l d i n g s , r e l o c a t i o n o f b u s i n e s s e s ) ; ( c ) a r e n o t f e a s i b l e t o c o n s t r u c t ; o r (d ) s h o u l d b e d e f e r r e d o r l o w e r e d i n o r d e r t o b e t t e r im p l e m e n t o t h e r t r a n s p o r t a t i o n c o n t r o l m e a s u r e s i n c l u d i n g a l t e r n a t i v e t r a n s p o r t a t i o n m o d e s . Ex c e p t i o n s s h o u l d o n l y b e a l l o w e d a f t e r a l l f e a s i b l e r e s o u r c e s a n d o p t i o n s t o i m p l e m e n t n e e d e d i m p r o v e m e n t s h a v e b e e n ex p l o r e d a n d e x h a u s t e d . Th e t r a f f i c a n a l y s i s i n c l u d e d i n S e c t i o n I V . C c o n c l u d e s t h e in t e r s e c t i o n s o f B r i d g e S t r e e t / D o n n e r P a s s R o a d a n d B r i d g e St r e e t / W e s t R i v e r s S t r e e t w o u l d o p e r a t e a t a d e f i c i e n t l e v e l of s e r v i c e i n t h e 2 0 2 5 N o P r o j e c t c o n d i t i o n ; a n d t h a t im p l e m e n t a t i o n o f t h e M a s t e r P l a n w o u l d c o n t r i b u t e t o de f i c i e n t l e v e l o f s e r v i c e o p e r a t i o n s a t b o t h i n t e r s e c t i o n s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 3 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P2 . 4 Im p r o v e c o n n e c t i v i t y t h r o u g h o u t t h e T o w n ’ s r o a d w a y n e t w o r k , t h r o u g h r o a d w a y i m p r o v e m e n t s , w h i l e m i n i m i z i n g en v i r o n m e n t a l , c i r c u l a t i o n , a n d r e s i d e n t i a l n e i g h b o r h o o d im p a c t s . T h i s s h o u l d i n c l u d e : • Ne w a n d i m p r o v e d l i n k s b e t w e e n r o a d w a y s o f t h e s a m e cl a s s i f i c a t i o n . • N e w a n d / o r i m p r o v e d l i n k s b e t w e e n h i g h e r a n d l o w e r ca p a c i t y r o a d w a y s w h e r e s u c h c o n n e c t i o n s w o u l d n o t n e g a t i v e l y i m p a c t t h e l o w e r c a p a c i t y r o a d w a y ’ s o p e r a t i o n s or l o c a l n e i g h b o r h o o d c h a r a c t e r , w o u l d b e c o n s i s t e n t w i t h co m m u n i t y c h a r a c t e r a n d e n v i r o n m e n t a l g o a l s d e s c r i b e d el s e w h e r e i n t h e G e n e r a l P l a n , a n d w o u l d n o t r e s u l t i n re d e s i g n a t i o n o f a l o w e r c l a s s i f i c a t i o n r o a d w a y t o a h i g h e r c l a s s i f i c a t i o n , u n l e s s s h o w n a s s u c h o n t h e C i r c u l a t i o n Pl a n . • Di s c o u r a g i n g t h e u s e o f l o c a l a n d r e s i d e n t i a l n e i g h b o r h o o d ro a d w a y s a s t h r o u g h r o u t e s , p a r t i c u l a r l y f o r c o m m e r c i a l an d i n d u s t r i a l t r a f f i c . • R e q u i r i n g t h a t n e w d e v e l o p m e n t m a x i m i z e s c o n n e c t i v i t y o f lo c a l s t r e e t s w i t h i n t h e d e v e l o p m e n t i t s e l f , a n d m a k e s co n n e c t i o n s t o t h e a d j a c e n t s t r e e t n e t w o r k a n d ne i g h b o r h o o d a r e a s . Th e M a s t e r P l a n p r o v i d e s s p e c i a l l y d e s i g n e d r o a d w a y se c t i o n s f o r b o t h n e w a n d p r o p o s e d s t r e e t s w i t h i n t h e Ma s t e r P l a n A r e a . T h e M a s t e r P l a n p r o v i d e s s e v e r a l n e w st r e e t s a n d r e c o n f i g u r e s a T - i n t e r s e c t i o n a t D o n n e r P a s s R o a d a n d G l e n s h i r e D r i v e t o c r e a t e s m o o t h t r a f f i c f l o w . T h e tr a f f i c a n a l y s i s f o r t h e M a s t e r P l a n a l s o i n c l u d e s a n a l y s i s o f an u n d e r c r o s s i n g o f t h e r a i l r o a d t r a c k s o n t h e e a s t e n d o f th e s i t e t o p r o v i d e m o r e c o n n e c t i o n s a c r o s s t h e t r a c k s . P3 . 1 Re q u i r e t h e p r e p a r a t i o n o f t r a f f i c i m p a c t a n a l y s e s t o i d e n t i f y im p a c t s a n d m i t i g a t i o n m e a s u r e s f o r p r o j e c t s t h a t m a y r e s u l t in s i g n i f i c a n t t r a f f i c i m p a c t s , a s s p e c i f i e d i n T a b l e C I R - 6 . I n th e s e a n a l y s e s , L e v e l o f S e r v i c e s h a l l b e c o m p u t e d a c c o r d i n g to t h e p l a n n i n g m e t h o d o l o g y d o c u m e n t e d i n S p e c i a l R e p o r t 20 9 : H i g h w a y C a p a c i t y M a n u a l , p u b l i s h e d b y t h e T r a n s p o r t a t i o n R e s e a r c h B o a r d i n 2 0 0 0 , o r a s a m e n d e d i n su b s e q u e n t u p d a t e s . C u m u l a t i v e i m p a c t s s h a l l b e m o d e l e d b u i l d o u t o f t h e G e n e r a l P l a n . Tr a f f i c i m p a c t a n a l y s i s a n d m i t i g a t i o n m e a s u r e s a r e i n c l u d e d in S e c t i o n I V . C , T r a n s p o r t a t i o n C i r c u l a t i o n a n d P a r k i n g . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P3 . 2 R e q u i r e t h e a s s e s s m e n t o f c o n s t r u c t i o n - r e l a t e d p r o j e c t im p a c t s i n t r a f f i c i m p a c t a n a l y s e s t h a t a s s e s s e s a n d a d e q u a t e l y m i t i g a t e s t h e e f f e c t o f c o n s t r u c t i o n t r a f f i c o n t h e ro a d w a y n e t w o r k , a s w e l l a s a n y p o t e n t i a l d i s r u p t i o n t o o r r e r o u t i n g o f t r a f f i c t h a t m i g h t b e n e e d e d d u r i n g p r o j e c t co n s t r u c t i o n . Co n s t r u c t i o n - r e l a t e d p r o j e c t i m p a c t s a r e d i s c u s s e d i n Se c t i o n I V . C , T r a n s p o r t a t i o n C i r c u l a t i o n a n d P a r k i n g . N o mi t i g a t i o n m e a s u r e s a r e r e c o m m e n d e d a s t h i s i m p a c t w o u l d le s s - t h a n - s i g n i f i c a n t . P3 . 3 R e q u i r e a l l n e w d e v e l o p m e n t p r o j e c t s t o a d e q u a t e l y m i t i g a t e i d e n t i f i e d i m p a c t s t h r o u g h c o n s t r u c t i o n o f i m p r o v e m e n t s a n d / o r p a y m e n t o f t r a f f i c i m p a c t m i t i g a t i o n f e e s . M i t i g a t i o n of s i g n i f i c a n t p r o j e c t - r e l a t e d i m p a c t s m a y r e q u i r e im p r o v e m e n t s b e y o n d t h o s e a d d r e s s e d b y t h e c u r r e n t C a p i t a l Im p r o v e m e n t P r o g r a m a n d t r a f f i c i m p a c t m i t i g a t i o n f e e pr o g r a m . Tr a f f i c i m p a c t a n a l y s i s a n d m i t i g a t i o n m e a s u r e s a r e i n c l u d e d in S e c t i o n I V . C , T r a n s p o r t a t i o n C i r c u l a t i o n a n d P a r k i n g . P3 . 4 E n s u r e t h a t n e w s t r e e t s a n d r o a d s a r e d e d i c a t e d a n d co n s t r u c t e d a c c o r d i n g t o r o a d w a y d e s i g n a n d a c c e s s st a n d a r d s a d o p t e d b y t h e T o w n . Th e M a s t e r P l a n p r o p o s e s s o m e c h a n g e s t o t h e e x i s t i n g to w n s t a n d a r d s t o b e s t s e r v e t h e n e e d s o f t h e M a s t e r P l a n Ar e a i n o r d e r t o b u i l d u p o n t h e e x i s t i n g s t r e e t s c a p e ch a r a c t e r , p r o v i d e p a s s i v e t r a f f i c c a l m i n g , a l l o w s p a c e f o r pe d e s t r i a n c o r r i d o r s , a n d t o m a x i m i z e t h e a m o u n t o f l a n d av a i l a b l e f o r d e v e l o p m e n t o f b u i l d i n g s a n d o t h e r p r i v a t e i m p r o v e m e n t s . P4 . 1 R e q u i r e t r a n s p o r t a t i o n s y s t e m s p l a n n e d a n d c o n s t r u c t e d i n co n j u n c t i o n w i t h s i g n i f i c a n t d e v e l o p m e n t p r o j e c t s , i n c l u d i n g r o a d s , t r a i l s , b i k e w a y s , a n d o t h e r i m p r o v e m e n t s , t o p r o v i d e li n k s t o t h e e x i s t i n g t r a n s p o r t a t i o n n e t w o r k . Th e M a s t e r P l a n r e q u i r e s a S t r e e t s c a p e M a s t e r P l a n t o b e cr e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f t h e s i t e . P4 . 2 R e q u i r e p l a n n i n g f o r l a n d u s e a n d t r a n s p o r t a t i o n s y s t e m s i n ne w g r o w t h a r e a s t h a t p r o v i d e s o p p o r t u n i t i e s f o r r e s i d e n t s , em p l o y e e s , a n d t h o s e w i t h o u t v e h i c l e s t o a c c o m p l i s h m a n y o f th e i r t r i p s b y w a l k i n g , b i c y c l i n g o r u s i n g t r a n s i t . T h e M a s t e r P l a n p r o v i d e s n u m e r o u s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e M a s t e r P l a n A r e a a n d t o a r e a s ou t s i d e o f t h e M a s t e r P l a n A r e a . T h e M a s t e r P l a n a l s o ad d r e s s e s t r a n s i t s e r v i c e w i t h i n t h e D o w n t o w n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 3 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 1 Ch a r g e a t r a f f i c i m p a c t f e e t h a t i s s e t i n d i r e c t p r o p o r t i o n t o th e l e v e l o f i m p a c t i d e n t i f i e d i n a t r a f f i c i m p a c t a n a l y s i s , s o a s to e n s u r e t h a t t h e a c t u a l c o s t o f i m p r o v e m e n t s d e m a n d e d in d i v i d u a l l y o r c u m u l a t i v e l y b y a p r o j e c t c a n b e m e t . S u c h fe e s s h a l l b e a p p l i e d t o i m p r o v e m e n t s n e e d e d t o i n c r e a s e t h e ca p a c i t y o f t h e r o a d w a y n e t w o r k i n c l u d i n g : • I m p r o v e m e n t s l i s t e d i n T a b l e C I R - 5 . • S t a t e T r a n s p o r t a t i o n I m p r o v e m e n t P r o j e c t s ( S T I P ) p r o j e c t s i d e n t i f i e d i n C a l t r a n s ’ R e g i o n a l T r a n s p o r t a t i o n P l a n . • I m p r o v e m e n t s s u c h a s w i d e n i n g o f t r a v e l l a n e s t o m e e t T o w n e n g i n e e r i n g s t a n d a r d s , a n d t o a d d C l a s s I I a n d I I I b i k e f a c i l i t i e s . • O t h e r i m p r o v e m e n t s i d e n t i f i e d b y t h e T o w n n e e d e d t o in c r e a s e t h e c a p a c i t y o f t h e r o a d w a y s y s t e m , i n c l u d i n g th o s e d e t e r m i n e d t o b e n e e d e d t h r o u g h d e v e l o p m e n t o f th e D o w n t o w n T r a f f i c S t u d y , a n d t o r e d u c e d e l a y s a n d i m p r o v e s a f e t y a t r a i l r o a d c r o s s i n g s . Tr a f f i c i m p a c t a n a l y s i s a n d m i t i g a t i o n m e a s u r e s , i n c l u d i n g pa y m e n t o f t r a f f i c i m p a c t f e e s , a r e i n c l u d e d i n S e c t i o n I V . C , T r a n s p o r t a t i o n C i r c u l a t i o n a n d P a r k i n g . P5 . 2 Pu r s u e a l l a p p r o p r i a t e f e d e r a l , S t a t e , a n d l o c a l f u n d i n g so u r c e s f o r s t r e e t a n d h i g h w a y i m p r o v e m e n t s . S t r i v e t o se c u r e f i n a n c i n g i n a t i m e l y m a n n e r f o r a l l c o m p o n e n t s o f t h e tr a n s p o r t a t i o n s y s t e m t o a c h i e v e a n d m a i n t a i n a d o p t e d L e v e l of S e r v i c e s t a n d a r d s . T h e p r o j e c t a p p l i c a n t a n d t h e T o w n a r e p u r s u i n g f u n d i n g so u r c e s f o r i n f r a s t r u c t u r e i m p r o v e m e n t s , i n c l u d i n g Pr o p o s i t i o n I C , T r a n s i t O r i e n t e d D e v e l o p m e n t I n f r a s t r u c t u r e Bo n d . P5 . 3 Re q u i r e p r o j e c t s t o u n d e r t a k e n e e d e d r o a d w a y i m p r o v e m e n t s o n p u b l i c s t r e e t s f r o n t i n g o r a d j o i n i n g t h e d e v e l o p m e n t s i t e a s p a r t o f t h e p r o j e c t , a n d t o m a k e a v a i l a b l e r i g h t - o f - w a y n e e d e d f o r f u t u r e p u b l i c i m p r o v e m e n t s . Th e M a s t e r P l a n r e q u i r e s a S t r e e t s c a p e M a s t e r P l a n t o b e cr e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f t h e s i t e . Th e S t r e e t s c a p e M a s t e r P l a n w i l l b e t h e r e s p o n s i b i l i t y o f t h e si t e d e v e l o p e r . P6 . 1 L o c a t e , c o n s t r u c t a n d m a i n t a i n n e w r o a d s a n d r o a d w a y im p r o v e m e n t s s o a s t o p r e v e n t a d v e r s e i m p a c t s t o w a t e r qu a l i t y a n d s i g n i f i c a n t b i o l o g i c a l , s c e n i c a n d h i s t o r i c r e s o u r c e s . Im p a c t s t o w a t e r q u a l i t y a n d s i g n i f i c a n t b i o l o g i c a l , s c e n i c , a n d h i s t o r i c r e s o u r c e s a r e a d d r e s s e d i n t h e E I R a n d mi t i g a t i o n m e a s u r e s a r e p r o v i d e d w h e r e n e c e s s a r y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 2 U s e r o a d a n d i n t e r s e c t i o n i m p r o v e m e n t p r o j e c t s a s a n o p p o r t u n i t y t o i m p r o v e t h e a e s t h e t i c q u a l i t y o f t h e in t e r s e c t i o n o r r o a d w a y i n q u e s t i o n . S u c h i m p r o v e m e n t s c o u l d i n c l u d e s i d e w a l k i n s t a l l a t i o n s , l a n d s c a p i n g , m e d i a n s , im p r o v e d s t r e e t l i g h t i n g o r p a v e m e n t t r e a t m e n t s . Th e M a s t e r P l a n r e q u i r e s a S t r e e t s c a p e M a s t e r P l a n t o b e cr e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f t h e s i t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l a d d r e s s i m p r o v e m e n t s s u c h a s s i d e w a l k i n s t a l l a t i o n s , l a n d s c a p i n g , m e d i a n s , i m p r o v e d st r e e t l i g h t i n g , a n d p a v e m e n t t r e a t m e n t s . P6 . 3 Ma i n t a i n D o n n e r P a s s R o a d a t a t h r e e - l a n e c r o s s - s e c t i o n ( t w o la n e s o f t r a f f i c w i t h a l e f t - t u r n l a n e ) . N e w p r o j e c t s t h a t c o u l d ad d s i g n i f i c a n t t r a f f i c t o D o n n e r P a s s R o a d m u s t d e m o n s t r a t e th a t c u m u l a t i v e t r a f f i c i m p a c t s w i l l n o t r e s u l t i n t h e n e e d t o wi d e n D o n n e r P a s s R o a d . Th e M a s t e r P l a n m a i n t a i n s D o n n e r P a s s R o a d a t a t h r e e l a n e cr o s s s e c t i o n w i t h t w o l a n e s o f t r a f f i c p l u s a c e n t e r l e f t t u r n la n e . P6 . 5 Ma i n t a i n r o a d w a y s i n T r u c k e e a t a m a x i m u m o f t w o t r a v e l l a n e s . E x c e p t i o n s t o t h i s p o l i c y i n c l u d e I n t e r s t a t e 8 0 , H i g h w a y 89 S o u t h , H i g h w a y 2 6 7 f r o m T r u c k e e A i r p o r t R o a d / S h a f f e r M i l l R o a d t o B r o c k w a y R o a d / S o a r i n g W a y , a n d C o l d s t r e a m Ro a d . Al l p r o p o s e d r o a d w a y s w i t h i n t h e M a s t e r P l a n A r e a h a v e a m a x i m u m o f t w o t r a v e l l a n e s . P6 . 6 Av o i d i n t e r s e c t i o n i m p r o v e m e n t s t h a t w o u l d i n c l u d e d u a l l e f t tu r n l a n e s . Th e M a s t e r P l a n d o e s n o t p r o p o s e i n t e r s e c t i o n im p r o v e m e n t s t h a t i n c l u d e d u a l l e f t t u r n l a n e s . P6 . 7 In s t a l l n e w r o a d l i g h t i n g , a n d r e p l a c e e x i s t i n g l i g h t i n g w i t h fi x t u r e s t h a t m i n i m i z e l i g h t p o l l u t i o n w i t h o u t c o m p r o m i s i n g tr a f f i c s a f e t y . Th e M a s t e r P l a n r e q u i r e s a S t r e e t s c a p e M a s t e r P l a n t o b e cr e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f t h e s i t e ; im p r o v e d s t r e e t l i g h t i n g w i l l b e p a r t o f t h e S t r e e t s c a p e Ma s t e r P l a n . P6 . 8 En s u r e t h a t a d e q u a t e p a r k i n g i s p r o v i d e d f o r c o m m e r c i a l , re s i d e n t i a l a n d o t h e r l a n d u s e s i n T r u c k e e , w h i l e , a t t h e s a m e ti m e , l i m i t i n g e x c e s s o f f - s t r e e t p a r k i n g . Pa r k i n g w i t h i n t h e M a s t e r P l a n A r e a w i l l b e m a n a g e d a n d as s e s s e d o n a n a r e a - w i d e o r d i s t r i c t l e v e l a n d p o l i c i e s a n d gu i d e l i n e s w i t h i n t h e M a s t e r P l a n e n c o u r a g e w a l k i n g a n d b i k i n g w i t h a s h a r e d p a r k i n g “ p a r k o n c e ” c o n c e p t r a t h e r t h a n en c o u r a g i n g l a r g e o f f - s t r e e t p a r k i n g a r e a s . T h e M a s t e r P l a n a l s o d i r e c t s p a r k i n g a w a y f r o m t h e p r i m a r y s t r e e t w a l l t o be h i n d s t r u c t u r e s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 3 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P7 . 1 S t r i v e t o r e p l a c e e x i s t i n g t r a f f i c s i g n a l s w i t h r o u n d a b o u t s a s a m e a n s o f i n t e r s e c t i o n c o n t r o l , i n c l u d i n g t r a f f i c s i g n a l s o n St a t e H i g h w a y s . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e r e p l a c e m e n t o f ex i s t i n g s i g n a l s w i t h r o u n d a b o u t s . P7 . 2 I n s t a l l r o u n d a b o u t s i n s t e a d o f n e w t r a f f i c s i g n a l s o r c a p a c i t y - e n h a n c i n g i m p r o v e m e n t s t o e x i s t i n g s i g n a l i z e d i n t e r s e c t i o n s , w h e n r o u n d a b o u t s w i l l a c h i e v e t h e s a m e o r b e t t e r L e v e l o f Se r v i c e a s a t r a f f i c s i g n a l , w h e r e i t i s p h y s i c a l l y f e a s i b l e t o d o so , a n d w h e n i n s t a l l a t i o n o f t h e r o u n d a b o u t w i l l n o t b e su b s t a n t i a l l y c o s t l i e r t h a n a s i g n a l . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e r o u n d a b o u t s . P7 . 3 Wh e n t r a f f i c c a l m i n g i s d e s i r a b l e a t u n s i g n a l i z e d in t e r s e c t i o n s , e n c o u r a g e r o u n d a b o u t s i n s t e a d o f m u l t i - l a n e s t o p c o n t r o l l e d i n t e r s e c t i o n s , o r t h e a d d i t i o n o f e x t r a t u r n l a n e s w h e n t h e r o u n d - a b o u t w i l l a c h i e v e t h e s a m e o r b e t t e r le v e l o f s e r v i c e , w h e r e i t i s f e a s i b l e t o d o s o , a n d w h e n in s t a l l a t i o n o f t h e r o u n d a b o u t w i l l n o t b e s u b s t a n t i a l l y co s t l i e r . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e r o u n d a b o u t s . P9 . 1 P r o m o t e t h e u s e o f t r a n s p o r t a t i o n c o n t r o l m e a s u r e s ( T C M s ) th a t d i v e r t a u t o m o b i l e t r i p s t o t r a n s i t , w a l k i n g , a n d b i c y c l i n g . T C M s m a y i n c l u d e t h e f o l l o w i n g : • Pa s s e n g e r r a i l . • Em p l o y e r - b a s e d t r i p r e d u c t i o n p r o g r a m s . • A l t e r n a t e w o r k s c h e d u l e s . • Te l e c o m m u t i n g . • Ri d e - s h a r e p r o g r a m s . • Pa r k - a n d - r i d e l o t s . • Bi c y c l i n g p r o g r a m s . • L o c a l a n d r e g i o n a l t r a n s i t . T h e M a s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e a r e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r Pl a n , w h i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d us e s t h a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e st r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o se r v e t h e a r e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e Ma s t e r P l a n A r e a . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 3 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P9 . 2 P r o m o t e l a n d u s e a n d t r a n s p o r t a t i o n s t r a t e g i e s t h a t w i l l r e d u c e a u t o m o b i l e t r i p s , p a r t i c u l a r l y i m p l e m e n t a t i o n o f co m p a c t , p e d e s t r i a n - o r i e n t e d d e v e l o p m e n t , m i x e d u s e s , l i v e - w o r k p r o j e c t s , n e i g h b o r h o o d - s e r v i n g c o m m e r c i a l a n d m i x e d us e c e n t e r s , a n d c l u s t e r e d a n d i n f i l l d e v e l o p m e n t . T h e M a s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e ar e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r Pl a n , w h i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d us e s t h a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e st r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o se r v e t h e a r e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e Ma s t e r P l a n A r e a . T h e M a s t e r P l a n a l s o e n c o u r a g e s m i x e d - u s e d e v e l o p m e n t t h a t w i l l r e d u c e t h e n e e d f o r m u l t i p l e t r i p s to d i f f e r e n t l o c a t i o n s w i t h i n t h e a r e a . P1 0 . 1 In p l a n n i n g t h e T o w n ’ s t r a n s p o r t a t i o n s y s t e m , s t r i v e f o r a m o r e b a l a n c e d s y s t e m t h a t p r o v i d e s a l t e r n a t i v e s t o t h e au t o m o b i l e w h i l e s t i l l m e e t i n g t h e L e v e l o f S e r v i c e s t a n d a r d s ex p r e s s e d i n t h i s E l e m e n t . T r a f f i c i m p a c t s a r e a s s e s s e d i n s e c t i o n I V . C . o f t h e E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . P1 0 . 3 Id e n t i f y a n d i m p l e m e n t n e w p e d e s t r i a n f a c i l i t i e s b e y o n d th o s e i d e n t i f i e d i n t h e T r a i l s a n d B i k e w a y s M a s t e r P l a n a n d Do w n t o w n S t r e e t s c a p e P l a n . T h e s e f a c i l i t i e s m a y i n c l u d e , b u t no t b e l i m i t e d t o , p e d e s t r i a n f a c i l i t i e s a l o n g D o n n e r P a s s R o a d b e t w e e n C o l d S t r e a m R o a d a n d S o u t h S h o r e D r i v e , al o n g H i g h w a y 8 9 S o u t h , a n d a l o n g W e s t R i v e r S t r e e t . Th e M a s t e r P l a n p r o v i d e s r e c o m m e n d a t i o n s t o i n c r e a s i n g th e p e d e s t r i a n a n d b i c y c l e t r a i l s s y s t e m t o c r e a t e a v i a b l e al t e r n a t i v e t r a n s p o r t a t i o n s y s t e m f o r t h e T o w n . P e d e s t r i a n co n n e c t i o n s t o t h e M a s t e r P l a n A r e a w i l l b e p r o v i d e d f r o m Co m m e r c i a l R o w a t B r i d g e S t r e e t a n d a t C h u r c h S t r e e t . T h e ma j o r i t y o f r o a d s t h r o u g h t h e R a i l y a r d w i l l b e b i k e - f r i e n d l y wi t h e i t h e r C l a s s I I o r C l a s s I I I f a c i l i t i e s . A C l a s s I b i k e p a t h wi l l b e p r o v i d e d a l o n g D o n n e r P a s s R o a d E x t e n s i o n a n d w i l l co n n e c t a l o n g S t r e e t C t o a C l a s s I b i k e p a t h a l o n g t h e T r o u t Cr e e k G r e e n w a y . P1 0 . 4 E n s u r e t h a t s t r e e t s c a p e a n d u r b a n d e s i g n p l a n s f o r t h e Ga t e w a y c o r r i d o r a n d B r o c k w a y R o a d i n c l u d e p e d e s t r i a n co n n e c t i o n s t o t h e D o w n t o w n ’ s p e d e s t r i a n n e t w o r k . Th e M a s t e r P l a n p r o v i d e s r e c o m m e n d a t i o n s t o i n c r e a s i n g th e p e d e s t r i a n a n d b i c y c l e t r a i l s s y s t e m t o c r e a t e a v i a b l e al t e r n a t i v e t r a n s p o r t a t i o n s y s t e m f o r t h e T o w n . P e d e s t r i a n co n n e c t i o n s t o t h e M a s t e r P l a n A r e a w i l l b e p r o v i d e d f r o m Co m m e r c i a l R o w a t B r i d g e S t r e e t a n d a t C h u r c h S t r e e t . T h e Ma s t e r P l a n a l s o r e q u i r e s a S t r e e t s c a p e M a s t e r P l a n t o b e cr e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f t h e s i t e . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 0 . 5 Li n k n e w t r a i l s a n d b i k e w a y s w i t h o t h e r b i k e w a y s , p a r k s a n d op e n s p a c e a r e a s t o p r o v i d e s a f e a n d c o n t i n u o u s r o u t e s . En h a n c e d p e d e s t r i a n c o n n e c t i o n s , t h r o u g h i m p r o v e d si d e w a l k s a n d t r a i l s a n d n e w l i n k s t o n e w a n d e x i s t i n g pu b l i c p l a c e s , p a r k s , e v e n t s t r e e t s , o p e n s p a c e s , a n d p a r k i n g ar e a s , a r e a n i m p o r t a n t p a r t o f t h e M a s t e r P l a n . P1 0 . 6 U s e r o a d a n d i n t e r s e c t i o n i m p r o v e m e n t s a s a n o p p o r t u n i t y t o im p r o v e b i c y c l e a n d p e d e s t r i a n f a c i l i t i e s . Th e s t r e e t d e s i g n s i n t h e M a s t e r P l a n i n c o r p o r a t e im p r o v e m e n t s t o t h e p e d e s t r i a n a n d b i c y c l e n e t w o r k o f t h e to w n . P1 0 . 1 0 R e q u i r e m a j o r d e v e l o p m e n t p r o j e c t s t o i n c l u d e p e d e s t r i a n fa c i l i t i e s a n d b i k e w a y s . En h a n c e d p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a r e in c o r p o r a t e d a s a s i g n i f i c a n t p a r t o f t h e M a s t e r P l a n . P1 0 . 1 1 En f o r c e p e d e s t r i a n a n d b i c y c l e a c c e s s s t a n d a r d s f o r a l l n e w de v e l o p m e n t a n d r e q u i r e d e v e l o p e r s t o f i n a n c e a n d i n s t a l l pe d e s t r i a n w a l k w a y s , e q u e s t r i a n t r a i l s a n d m u l t i - u s e t r a i l s i n n e w d e v e l o p m e n t , a s a p p r o p r i a t e a n d n e c e s s a r y t o a d d r e s s ci r c u l a t i o n n e e d s . C o n s i d e r a n d w o r k t o w a r d s a m e a n b y w h i c h t h e r e q u i r e m e n t s o f t h e T r a i l s a n d B i k e w a y s M a s t e r Pl a n c a n b e m e t b y a f f o r d a b l e h o u s i n g p r o j e c t s . Th e s t r e e t d e s i g n s i n t h e M a s t e r P l a n i n c o r p o r a t e im p r o v e m e n t s t o t h e p e d e s t r i a n a n d b i c y c l e n e t w o r k o f t h e to w n . T h e M a s t e r P l a n a l s o r e q u i r e s a S t r e e t s c a p e M a s t e r Pl a n t o b e c r e a t e d p r i o r t o d e v e l o p m e n t o f e a c h p o r t i o n o f th e s i t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l b e t h e r e s p o n s i b i l i t y o f t h e s i t e d e v e l o p e r . P1 0 . 1 2 Pr o v i d e f a c i l i t i e s t h a t s e p a r a t e b i c y c l e a n d p e d e s t r i a n t r a f f i c fr o m v e h i c u l a r t r a f f i c w h e n e v e r i t i s f e a s i b l e t o d o s o . Th e M a s t e r P l a n i n c o r p o r a t e s a C l a s s I b i k e p a t h w i l l b e p r o v i d e d a l o n g D o n n e r P a s s R o a d E x t e n s i o n a n d w i l l c o n n e c t al o n g S t r e e t C t o a C l a s s I b i k e p a t h a l o n g t h e T r o u t C r e e k Gr e e n w a y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 4 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 1 . 1 Re q u i r e n e w d e v e l o p m e n t t o i n c o r p o r a t e f e a t u r e s t h a t en c o u r a g e t r a n s i t u s e , i n c l u d i n g s h e l t e r s a n d s a f e r o u t e s t o tr a n s i t s t o p s , a n d e n s u r e t h a t r i g h t - o f - w a y f o r f u t u r e t r a n s i t ac c e s s i s r e s e r v e d i n p l a n s f o r n e w g r o w t h a r e a s . Th e M a s t e r P l a n e x a m i n e s e x i s t i n g t r a n s i t s e r v i c e i n t h e a r e a n o t e s t h a t t h e t o w n i s e x p l o r i n g o p p o r t u n i t i e s t o e n h a n c e tr a n s i t s e r v i c e i n t h e D o w n t o w n a n d e x t e n d t r a n s i t s e r v i c e i n th e M a s t e r P l a n A r e a . I n t h e f u t u r e , i f t r a n s i t b e c o m e s m o r e im p o r t a n t t h a n a u t o p a r k i n g , t h e p l a n n e d s u r f a c e p a r k i n g co u l d b e r e d u c e d i n f a v o r o f a n i n t e r m o d a l t r a n s i t s t a t i o n . Th e M a s t e r P l a n p r o v i d e s a n i n t e r m o d a l s t a t i o n c o n c e p t . T r a n s i t s e r v i c e s , i n c l u d i n g p r e c i s e l o c a t i o n s f o r b u s s t o p s wi t h i n t h e M a s t e r P l a n A r e a w i l l b e f i n a l i z e d d u r i n g t h e im p l e m e n t a t i o n p h a s e o f t h e M a s t e r P l a n . P1 1 . 2 Pu r s u e a l l a v a i l a b l e s o u r c e s o f f u n d i n g f o r c a p i t a l a n d o p e r a t i n g c o s t s o f t r a n s i t s e r v i c e s , i n c l u d i n g c o n s i d e r a t i o n o f fu n d i n g t h r o u g h m a j o r d e v e l o p e r s . T h e p r o j e c t a p p l i c a n t a n d t h e T o w n a r e p u r s u i n g f u n d i n g so u r c e s f o r i n f r a s t r u c t u r e i m p r o v e m e n t s , i n c l u d i n g Pr o p o s i t i o n I C , T r a n s i t O r i e n t e d D e v e l o p m e n t I n f r a s t r u c t u r e Bo n d . P1 1 . 4 Co n s i d e r t h e t r a n s i t n e e d s o f s e n i o r , d i s a b l e d , l o w - i n c o m e an d t r a n s i t - d e p e n d e n t p e r s o n s i n m a k i n g d e c i s i o n s r e g a r d i n g tr a n s i t s e r v i c e s a n d c o m p l i a n c e w i t h t h e A m e r i c a n s w i t h Di s a b i l i t i e s A c t . T r a n s i t s e r v i c e s , i n c l u d i n g p r e c i s e l o c a t i o n s f o r b u s s t o p s wi t h i n t h e M a s t e r P l a n A r e a w i l l b e f i n a l i z e d d u r i n g t h e im p l e m e n t a t i o n p h a s e o f t h e M a s t e r P l a n . P1 1 . 5 E n c o u r a g e t h e d e v e l o p m e n t o f f a c i l i t i e s f o r c o n v e n i e n t tr a n s f e r s b e t w e e n d i f f e r e n t m o d e s o f t r a n s p o r t , e s p e c i a l l y t o p r o v i d e c o n n e c t i o n s t o r a i l a n d i n t e r c i t y b u s s e r v i c e . T h e M a s t e r P l a n p r o v i d e s a n i n t e r m o d a l t r a n s i t s t a t i o n co n c e p t a l o n g D o n n e r P a s s R o a d E x t e n s i o n w i t h i n t h e Ma s t e r P l a n A r e a . T r a n s i t s e r v i c e s , i n c l u d i n g p r e c i s e l o c a t i o n s f o r b u s s t o p s w i t h i n t h e M a s t e r P l a n A r e a w i l l b e fi n a l i z e d d u r i n g t h e i m p l e m e n t a t i o n p h a s e o f t h e M a s t e r Pl a n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 2 . 2 Su p p o r t c o n t i n u e d f r e i g h t s e r v i c e o n t h e U n i o n P a c i f i c r a i l l i n e s , a n d w o r k w i t h U P R R t o a d d r e s s c o m m u n i t y i s s u e s as s o c i a t e d w i t h r a i l r o a d o p e r a t i o n s . S u c h i s s u e s i n c l u d e : M i n i m i z i n g t r a f f i c d i s r u p t i o n s a t t h e B r i d g e S t r e e t c r o s s i n g ; p r o v i d i n g s a f e p e d e s t r i a n c r o s s i n g s o f t h e r a i l l i n e ; r e d u c i n g no i s e f r o m t r a i n w h i s t l e s i n p o p u l a t e d a r e a s ; a n d m i n i m i z i n g fu t u r e s a f e t y a n d n o i s e i m p a c t s a s s o c i a t e d w i t h i n c r e a s e d tr a i n o p e r a t i o n s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d a f f e c t co n t i n u e d f r e i g h t s e r v i c e . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , H o u s i n g E l e m e n t Po l i c y H - 1 . 1 P r o v i d e a d e q u a t e s i t e s f o r t h e p r o d u c t i o n o f n e w r e s i d e n t i a l un i t s t o m e e t t h e n e e d s o f e x i s t i n g a n d f u t u r e r e s i d e n t s . Th e M a s t e r P l a n p r o v i d e s f o r a d d i t i o n a l s t a n d a l o n e s i n g l e fa m i l y , m u l t i - f a m i l y , a n d m i x e d - u s e r e s i d e n t i a l d e v e l o p m e n t in a l l p a r t s o f t h e M a s t e r P l a n A r e a . T h e p l a n p r o m o t e s a va r i e t y o f h o u s i n g o p t i o n s , i n c l u d i n g a f f o r d a b l e h o u s i n g . Po l i c y H - 1 . 2 Pr o v i d e f o r a s u f f i c i e n t a m o u n t o f h i g h e r d e n s i t y r e s i d e n t i a l l a n d , d i s t r i b u t e d t h r o u g h o u t t h e T o w n , t o a c c o m m o d a t e t h e To w n ’ s s h a r e o f t h e r e g i o n a l h o u s i n g n e e d f o r a f f o r d a b l e ho u s i n g . T h e D o w n t o w n E x t e n s i o n a n d I n d u s t r i a l H e r i t a g e d i s t r i c t s pr o v i d e f o r h i g h e r d e n s i t y r e s i d e n t i a l u s e s . Pr o g r a m H - 1 . 2 . 1 R e q u i r e d e v e l o p m e n t o f a f f o r d a b l e u n i t s o n s c a t t e r e d s i t e s t o av o i d o v e r - c o n c e n t r a t i o n o f s u c h u n i t s i n a n y o n e c o m m u n i t y ar e a . Th e M a s t e r P l a n p r o v i d e s f o r t h e i n c l u s i o n o f a f f o r d a b l e h o u s i n g u n i t s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r Pl a n c a l l s f o r a p r o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e Ma s t e r P l a n A r e a t o b e c r e a t e d i n c o m p l i a n c e w i t h t h e Ge n e r a l P l a n c o n c u r r e n t l y w i t h t h e a d o p t i o n o f t h e M a s t e r Pl a n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 4 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Po l i c y H - 1 . 2 . 2 Re q u i r e r e s i d e n t i a l p r o j e c t s t o a c h i e v e a m i n i m u m d e n s i t y o f a t l e a s t 5 0 p e r c e n t o f t h e m a x i m u m a l l o w e d d e n s i t y . Mi n i m u m i n c l u s i o n a r y h o u s i n g s t a n d a r d s , w h i c h e x c e e d t h e 15 p e r c e n t o r d i n a r i l y r e q u i r e d ( s e e P r o g r a m H - 1 . 3 . 2 ) , s h a l l b e r e q u i r e d f o r a n y p r o j e c t b u i l t b e l o w 9 0 p e r c e n t o f t h e m a x i m u m a l l o w e d d e n s i t y , a c c o r d i n g t o a “ s l i d i n g s c a l e ” st a n d a r d . E x c e p t i o n s t o t h i s p o l i c y m a y b e m a d e o n l y i n t h e ci r c u m s t a n c e t h a t t h e s i t e i s c o n s t r a i n e d b y o t h e r g o v e r n m e n t r e q u i r e m e n t s t h a t p r e v e n t t h e b u i l d e r f r o m co n s t r u c t i n g a b o v e t h e m i n i m u m r e q u i r e d d e n s i t y . T h e G e n e r a l P l a n a n d D o w n t o w n S p e c i f i c P l a n d o n o t s p e c i f y sp e c i f i c r e s i d e n t i a l d e n s i t i e s f o r d e v e l o p m e n t i n t h e m a s t e r p l a n a r e a . A t 5 7 0 m a x i m u m r e s i d e n t i a l u n i t s ( i n c l u d i n g w o r k / l i v e ) , t h e m a s t e r p l a n a r e a w o u l d b e b u i l t o u t a t ap p r o x i m a t e l y 1 6 d w e l l i n g u n i t s p e r a c r e . Th e M a s t e r P l a n p r o v i d e s f o r t h e i n c l u s i o n o f a f f o r d a b l e h o u s i n g u n i t s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r Pl a n c a l l s f o r a p r o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e Ma s t e r P l a n A r e a t o b e c r e a t e d i n c o m p l i a n c e w i t h t h e Ge n e r a l P l a n c o n c u r r e n t l y w i t h t h e a d o p t i o n o f t h e M a s t e r Pl a n . Pr o g r a m H - 1 . 2 . 3 En c o u r a g e t h e u s e o f t h e T o w n ’ s D e n s i t y B o n u s P r o g r a m t o el i g i b l e p r o p o s e d d e v e l o p m e n t s s o a s t o d i s p e r s e a f f o r d a b l e ho u s i n g t h r o u g h t h e T o w n . Th e M a s t e r P l a n p r o v i d e s f o r t h e i n c l u s i o n o f a f f o r d a b l e h o u s i n g u n i t s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r Pl a n c a l l s f o r a p r o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e Ma s t e r P l a n A r e a t o b e c r e a t e d i n c o m p l i a n c e w i t h t h e Ge n e r a l P l a n c o n c u r r e n t l y w i t h t h e a d o p t i o n o f t h e M a s t e r Pl a n . Po l i c y H - 1 . 3 E n c o u r a g e t h e p r i v a t e s e c t o r t o b u i l d a f f o r d a b l e h o u s i n g . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . T h e af f o r d a b l e h o u s i n g p r o g r a m s h o u l d b e c r e a t e d c o n c u r r e n t l y w i t h t h e a d o p t i o n o f t h e M a s t e r P l a n a n d i s t h e r e s p o n s i b i l i t y of b o t h t h e d e v e l o p e r a n d t h e t o w n . Pr o g r a m H - 1 . 3 . 2 Re q u i r e n e w r e s i d e n t i a l d e v e l o p m e n t t o a l l o c a t e a t l e a s t 1 5 p e r c e n t o f t h e u n i t s t o b e a f f o r d a b l e t o v e r y l o w , l o w a n d mo d e r a t e - i n c o m e h o u s e h o l d s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pr o g r a m H - 1 . 3 . 4 R e q u i r e c o m m e r c i a l , i n d u s t r i a l , i n s t i t u t i o n a l , r e c r e a t i o n a l an d r e s i d e n t i a l r e s o r t p r o j e c t s t h a t c r e a t e j o b s t o p r o v i d e a f f o r d a b l e h o u s i n g f o r a t l e a s t 5 0 p e r c e n t o f th e i r p r o j e c t e d v e r y l o w , l o w a n d m o d e r a t e - i n c o m e wo r k f o r c e . G u i d e l i n e s s h a l l b e d e v e l o p e d f o r i m p l e m e n t a t i o n o f t h i s r e q u i r e m e n t t h a t a d d r e s s t h e f o l l o w i n g : • H o u s i n g s h a l l b e p r o v i d e d w i t h i n t h e p r o j e c t ’ s d e v e l o p m e n t ar e a w h e n e v e r p o s s i b l e ; p a y m e n t o f i n l i e u f e e s o r co n s t r u c t i o n o f t h e r e q u i r e d h o u s i n g o f f s i t e s h a l l b e al l o w e d o n l y w h e r e s t r i c t l y n e c e s s a r y . • T h e g u i d e l i n e s s h a l l a d d r e s s t h e a p p l i c a t i o n o f t h e r e q u i r e m e n t t o s m a l l e r p r o j e c t s a n d s h a l l c o n s i d e r ex e m p t i o n s o r r e d u c t i o n s o f r e q u i r e m e n t s f o r s m a l l e r pr o j e c t s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . T h e M a s t e r P l a n s u p p o r t s a m i x t u r e o f h o u s i n g t y p e s t o s e r v e th e n e e d s o f a v a r i e t y o f u s e r s . Po l i c y H - 1 . 4 E n s u r e a v a r i e t y o f s a f e , d e c e n t a n d s o u n d h o u s i n g . T h e M a s t e r P l a n s u p p o r t s a m i x t u r e o f h o u s i n g t y p e s t o se r v e t h e n e e d s o f a v a r i e t y o f u s e r s . Pr o g r a m H - 1 . 4 . 1 Pe r m i t v a r i o u s t y p e s o f h o u s i n g , i n c l u d i n g c o n g r e g a t e , co m m u n i t y t r u s t , a n d c o - h o u s i n g i n a r e a s d e s i g n a t e d f o r re s i d e n t i a l d e v e l o p m e n t , p r o v i d e d d e n s i t y r e q u i r e m e n t s o f th e z o n i n g c o d e a r e m e t . T h e M a s t e r P l a n s u p p o r t s a m i x t u r e o f h o u s i n g t y p e s t o se r v e t h e n e e d s o f a v a r i e t y o f u s e r s . Pr o g r a m H - 1 . 4 . 3 En s u r e t h a t a f f o r d a b l e h o u s i n g f o r v e r y l o w , l o w a n d mo d e r a t e - i n c o m e h o u s e h o l d s r e f l e c t s a v a r i e t y a n d b a l a n c e of u n i t t y p e s a n d a f f o r d a b i l i t y , i n c l u d i n g b o t h m u l t i - f a m i l y un i t s a n d s i n g l e - f a m i l y h o u s i n g , r e n t a l a n d f o r - s a l e u n i t s , a v a r i e t y o f u n i t s i z e s t o a c c o m m o d a t e b o t h s m a l l a n d l a r g e ho u s e h o l d s , a n d a r a n g e o f a f f o r d a b i l i t y c o v e r i n g a l l mo d e r a t e a n d b e l o w m o d e r a t e i n c o m e c a t e g o r i e s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . T h e M a s t e r P l a n s u p p o r t s a m i x t u r e o f h o u s i n g t y p e s t o s e r v e th e n e e d s o f a v a r i e t y o f u s e r s . Pr o g r a m H - 1 . 4 . 4 F a c i l i t a t e t h e p r o v i s i o n o f a p p r o p r i a t e h o u s i n g f o r t h e se a s o n a l w o r k f o r c e a n d a n y f a r m w o r k e r s , s u c h a s d o r m i t o r y - st y l e a c c o m m o d a t i o n s . T h e M a s t e r P l a n s u p p o r t s a m i x t u r e o f h o u s i n g t y p e s t o se r v e t h e n e e d s o f a v a r i e t y o f u s e r s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 4 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pr o g r a m H - 1 . 4 . 5 En c o u r a g e m i x e d u s e d e v e l o p m e n t b y d e v e l o p i n g a p r o g r a m to p r o v i d e i n c e n t i v e s f o r t h e c o n s t r u c t i o n o f r e s i d e n t i a l u n i t s in c o n j u n c t i o n w i t h c o m m e r c i a l d e v e l o p m e n t . T h e D r a f t M a s t e r P l a n s t a n d a r d s s u p p o r t m i x e d - u s e de v e l o p m e n t . Pr o g r a m H - 2 . 1 . 4 T h r o u g h t h e D o w n t o w n S p e c i f i c P l a n a n d H i s t o r i c Pr e s e r v a t i o n P l a n , e n c o u r a g e t h e p r e s e r v a t i o n a n d a d a p t i v e re u s e o f o l d e r s t r u c t u r e s w i t h i n t h e D o w n t o w n a r e a f o r ho u s i n g a n d m i x e d u s e d e v e l o p m e n t . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n d o e s n o t a n t i c i p a t e re u s e o f e x i s t i n g b u i l d i n g s . Pr o g r a m H - 3 . 1 . 3 Co n t i n u e e f f o r t s t o s t r e a m l i n e a n d i m p r o v e t h e d e v e l o p m e n t re v i e w p r o c e s s , a n d t o e l i m i n a t e a n y u n n e c e s s a r y d e l a y s i n th e p r o c e s s i n g o f d e v e l o p m e n t a p p l i c a t i o n s . Th e D r a f t M a s t e r P l a n o u t l i n e s p r o c e d u r e s f o r p r o j e c t ap p r o v a l s w i t h i n t h e p l a n a r e a . F o r t h e m o s t p a r t , t h e s e p r o c e d u r e s a r e c o n s i s t e n t w i t h t h e T o w n D e v e l o p m e n t C o d e ; h o w e v e r , s o m e p r o v i s i o n s d i f f e r f r o m t h e T o w n De v e l o p m e n t C o d e t o f u r t h e r t h e g o a l o f s t r e a m l i n i n g pr o j e c t s . Pr o g r a m H - 3 . 1 . 4 Gi v e p r i o r i t y t o p r o c e s s i n g o f a p p l i c a t i o n s f o r a f f o r d a b l e h o u s i n g p r o j e c t s . T h e p r i o r i t y w i l l e x t e n d t o b u i l d i n g in s p e c t i o n s d u r i n g t h e c o n s t r u c t i o n p r o c e s s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . Pr o g r a m H - 3 . 1 . 5 Wh e n f e a s i b l e , c o n s i d e r a s s u m i n g a l l o r a p o r t i o n o f t h e c o s t of T o w n d e v e l o p m e n t f e e s f o r p r o j e c t s , w h i c h p r o v i d e h o u s i n g c o m m i t t e d t o v e r y l o w - , l o w a n d m o d e r a t e - i n c o m e ho u s e h o l d s , a b o v e a n d b e y o n d t h a t r e q u i r e d b y P r o g r a m s H - 1. 3 . 2 a n d H - 5 . 1 . 3 . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n c a l l s f o r a pr o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a to b e c r e a t e d i n c o m p l i a n c e w i t h t h e G e n e r a l P l a n . Pr o g r a m H - 3 . 1 . 7 A l l o w s h a r e d p a r k i n g i n c o m m e r c i a l a n d r e s i d e n t i a l m i x e d - u s e p r o j e c t s , w h e r e i t c a n b e d e m o n s t r a t e d t h a t t h e u s e s d o no t h a v e c o m p e t i n g p e a k p a r k i n g d e m a n d s . Ma s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e a r e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r P l a n , wh i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d u s e s th a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e s t r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o s e r v e t h e ar e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e M a s t e r Pl a n A r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pr o g r a m H - 3 . 1 . 1 0 El i m i n a t e m i n i m u m l o t s i z e r e q u i r e m e n t s f o r r e s i d e n t i a l z o n e s a n d i n s t e a d u s e s e t b a c k , p a r k i n g , o p e n s p a c e , d e n s i t y r e g u l a t i o n s , a n d o t h e r s i t e d e v e l o p m e n t s t a n d a r d s t o d e t e r m i n e a p p r o p r i a t e l o t s i z e s . Th e D r a f t M a s t e r P l a n i n c l u d e s m i n i m u m l o t a r e a s t a n d a r d s fo r t h e D o w n t o w n E x t e n s i o n a n d T r o u t C r e e k D i s t r i c t s i n ad d i t i o n t o g u i d e l i n e s a n d s t a n d a r d s f o r s e t b a c k s , o p e n sp a c e a n d o t h e r s i t e d e v e l o p m e n t s t a n d a r d s . T h e D r a f t Ma s t e r P l a n d o e s n o t i n c l u d e l o t a r e a s t a n d a r d s f o r t h e I n d u s t r i a l H e r i t a g e D i s t r i c t . Po l i c y H - 4 . 1 En c o u r a g e r e s i d e n t i a l d e s i g n t h a t p r o m o t e s e n e r g y e f f i c i e n c y an d s u s t a i n a b l e b u i l d i n g p r a c t i c e s . Th e M a s t e r P l a n i n t e g r a t e s L E E D f o r N e i g h b o r h o o d De v e l o p m e n t p o l i c i e s , w h i c h p r o m o t e s u s t a i n a b l e b u i l d i n g pr a c t i c e s . Pr o g r a m H - 4 . 1 . 1 Co n t i n u e t h e s o l a r a c c e s s o r d i n a n c e t h a t e s t a b l i s h e s de v e l o p m e n t s t a n d a r d s t o e n s u r e s o l a r a c c e s s f o r a l l n e w re s i d e n t i a l d e v e l o p m e n t . Ma s t e r P l a n g u i d e l i n e s e n c o u r a g e s i t e l a y o u t s t h a t t a k e ad v a n t a g e o f s o l a r e x p o s u r e o p p o r t u n i t i e s a n d t h e P l a n r e q u i r e s t h a t a S u n / S h a d e A n a l y s i s b e c o n d u c t e d p r i o r t o an d l a n d u s e a p p r o v a l o r b u i l d i n g p e r m i t i s s u a n c e . Pr o g r a m H - 4 . 1 . 3 Pr o m o t e t h e i n c o r p o r a t i o n o f e n e r g y e f f i c i e n t f e a t u r e s i n n e w an d e x i s t i n g c o n s t r u c t i o n b y m a k i n g a v a i l a b l e i n f o r m a t i o n o n pr o g r a m s a n d r e s o u r c e s f o r e n e r g y e f f i c i e n t b u i l d i n g m a t e r i a l s a n d t e c h n i q u e s . Th e M a s t e r P l a n i n t e g r a t e s L E E D f o r N e i g h b o r h o o d De v e l o p m e n t p o l i c i e s , w h i c h p r o m o t e s u s t a i n a b l e b u i l d i n g pr a c t i c e s . Po l i c y H - 4 . 2 En c o u r a g e c l u s t e r e d r e s i d e n t i a l d e v e l o p m e n t t h a t r e d u c e s in f r a s t r u c t u r e a n d o t h e r d e v e l o p m e n t c o s t s , p r e s e r v e s a n d en h a n c e i m p o r t a n t e n v i r o n m e n t a l r e s o u r c e s , a n d m a i n t a i n s im p o r t a n t a r e a s a s o p e n s p a c e . Hi g h e r d e n s i t y d e v e l o p m e n t i s p r o p o s e d i n s o m e p o r t i o n s o f th e M a s t e r P l a n A r e a w h i l e o t h e r s i t e s a r e s e t a s i d e f o r p a r k s an d o p e n s p a c e . Pr o g r a m H - 4 . 2 . 1 En c o u r a g e r e s i d e n t i a l c l u s t e r a r e a s a n d m e c h a n i s m s f o r t h e lo n g - t e r m p r o t e c t i o n a n d m a i n t e n a n c e o f t h e o p e n s p a c e ar e a s . P o l i c i e s r e l a t i n g t o r e s i d e n t i a l c l u s t e r u s e s a r e f o u n d i n th e L a n d U s e , C o n s e r v a t i o n a n d O p e n S p a c e , a n d S a f e t y E l e m e n t s . Hi g h e r d e n s i t y d e v e l o p m e n t i s p r o p o s e d i n s o m e p o r t i o n s o f th e M a s t e r P l a n A r e a w h i l e o t h e r s i t e s a r e s e t a s i d e f o r p a r k s an d o p e n s p a c e . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 4 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pr o g r a m H - 4 . 2 . 2 Co n t i n u e t o c o o r d i n a t e w i t h o t h e r p r o v i d e r s o f p u b l i c fa c i l i t i e s a n d s e r v i c e s i n t h e r e v i e w o f r e s i d e n t i a l de v e l o p m e n t p r o j e c t s t o e n s u r e s e r v i c e s a n d f a c i l i t i e s w i l l b e av a i l a b l e , c o n s i s t e n t w i t h t h e p r o v i d e r s ’ l e v e l o f s e r v i c e s t a n d a r d s . S t a n d a r d s f o r s e r v i c e s a v a i l a b i l i t y a n d t i m i n g a r e p r o v i d e d i n t h e L a n d U s e E l e m e n t . Pu b l i c f a c i l i t i e s a n d s e r v i c e s a r e e v a l u a t e d i n t h e in f r a s t r u c t u r e s e c t i o n o f t h e M a s t e r P l a n a n d a p p r o p r i a t e r e c o m m e n d a t i o n s a r e m a d e t o s u p p o r t t h e d e v e l o p m e n t pr o p o s e d b y t h e M a s t e r P l a n . Pr o g r a m H - 5 . 1 . 1 0 Re q u i r e a l o n g - t e r m c o m m i t m e n t o f a f f o r d a b i l i t y f o r af f o r d a b l e h o u s i n g w h i c h i s m a n d a t e d b y t h e H o u s i n g El e m e n t a n d f o r a f f o r d a b l e h o u s i n g w h i c h i s p r o v i d e d i n or d e r t o r e c e i v e d e n s i t y b o n u s e s , i n c e n t i v e s , a n d / o r c o n c e s s i o n s . T h e i m p l e m e n t a t i o n s e c t i o n o f t h e M a s t e r P l a n r e q u i r e s a pr e p a r a t i o n o f a n a f f o r d a b l e h o u s i n g p r o g r a m w i t h i n t h e Ma s t e r P l a n A r e a t o b e c r e a t e d i n c o m p l i a n c e w i t h t h e Ge n e r a l P l a n . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , E c o n o m i c D e v e l o p m e n t E l e m e n t Gu i d i n g Pr i n c i p l e s 1 B u i l d u p o n t h e T o w n ’ s e x i s t i n g a s s e t s t o d i v e r s i f y a n d st r e n g t h e n t h e l o c a l e c o n o m y i n w a y s t h a t a r e a p p r o p r i a t e a n d r e s p o n s i v e t o T r u c k e e ’ s c o n t e x t a n d n a t u r a l en v i r o n m e n t . Th e M a s t e r P l a n A r e a a c t s a s a n e x t e n s i o n o f e x i s t i n g Do w n t o w n T r u c k e e . T h e p l a n ’ s g o a l s i n c l u d e e n c o u r a g i n g v i b r a n t a n d e c o n o m i c a l l y s u s t a i n a b l e r e d e v e l o p m e n t a n d cr e a t i n g e n j o y a b l e p u b l i c s p a c e s t h a t c o m p l e m e n t s Tr u c k e e ’ s u n i q u e m o u n t a i n t o w n c h a r a c t e r . Gu i d i n g Pr i n c i p l e s 2 De v e l o p h i g h - w a g e j o b s i n T r u c k e e t h a t e n a b l e t h e l o c a l wo r k f o r c e t o b o t h l i v e a n d w o r k i n t h e T o w n . Im p l e m e n t a t i o n o f t h e c o m m e r c i a l a n d w o r k / l i v e u s e s an t i c i p a t e d i n t h e D r a f t M a s t e r P l a n w o u l d c o n t r i b u t e t o v a r i o u s j o b t y p e s a n d w a g e s i n T r u c k e e . Gu i d i n g Pr i n c i p l e s 3 F o c u s b u s i n e s s a t t r a c t i o n , r e t e n t i o n , a n d e x p a n s i o n e f f o r t s on k e y e c o n o m i c s e c t o r s t h a t h a v e t h e g r e a t e s t l i k e l i h o o d o f su c c e s s i n T r u c k e e . Th e M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f u s e s to c a t e r t o b o t h l o c a l r e s i d e n t s a n d t o u r i s t s . Gu i d i n g Pr i n c i p l e s 4 Ma i n t a i n a n d e n h a n c e c o m m u n i t y q u a l i t y o f l i f e a s a k e y co m p e t i t i v e a d v a n t a g e . M a i n t a i n i n g t h e e x i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e i s co n s i s t e n t l y r e i n f o r c e d b y t h e s t a n d a r d s a n d g u i d e l i n e s o f th e M a s t e r P l a n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 4 8 N: \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 1 / 2 0 0 9 ) 20 2 5 G e n e r a l Pl a n P o l i c y # Po l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p l e s 5 Pr o m o t e a n d e n h a n c e t h e T o w n ’ s r o l e a s a y e a r - r o u n d t o u r i s t de s t i n a t i o n . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f us e s t o c a t e r t o t o u r i s t s a n d e n c o u r a g e s t h e o p p o r t u n i t i e s t o im p r o v e a n d e x p a n d p a s s e n g e r r a i l s e r v i c e t o e n h a n c e t h e Do w n t o w n a s y e a r - r o u n d d e s t i n a t i o n a t t r a c t i o n . P1 . 3 In r e v i e w i n g d e v e l o p m e n t p r o j e c t s , c o n s i d e r a p r o j e c t ’ s ab i l i t y t o f u l f i l l e c o n o m i c d e v e l o p m e n t g u i d i n g p r i n c i p l e s a n d go a l s f o r t h e T o w n , s u c h a s f o s t e r i n g d e s i r e d i n d u s t r i e s , pr o v i d i n g l i v i n g w a g e j o b s , a n d u p h o l d i n g T r u c k e e ’ s s m a l l - to w n , m o u n t a i n c h a r a c t e r a s a k e y c o m p e t i t i v e a d v a n t a g e . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f us e s t o c a t e r t o l o c a l s a n d t o u r i s t s w h i l e m a i n t a i n i n g t h e ex i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e . P2 . 1 Pr o v i d e s u f f i c i e n t b u s i n e s s p a r k a n d l i g h t i n d u s t r i a l s p a c e t o al l o w f o r t h e a t t r a c t i o n a n d e x p a n s i o n o f q u a l i t y e m p l o y e r s wi t h i n T r u c k e e . Th e I n d u s t r i a l H e r i t a g e d i s t r i c t o f t h e M a s t e r P l a n a l l o w s ar t i s a n i n d u s t r y u s e s . P2 . 2 En c o u r a g e u s e s c o n s i s t e n t w i t h h i g h w a g e a n d h i g h d e n s i t y em p l o y m e n t i n b u s i n e s s p a r k s a n d l i g h t i n d u s t r i a l a r e a s , a s op p o s e d t o s e r v i c e s o r l o w e m p l o y m e n t d e n s i t y u s e s s u c h a s wa r e h o u s e s p a c e . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e b u s i n e s s p a r k de v e l o p m e n t . P2 . 3 En s u r e t h a t l a n d d e s i g n a t e d I n d u s t r i a l i s u s e d p r i m a r i l y f o r in d u s t r i a l , r a t h e r t h a n g e n e r a l c o m m e r c i a l / r e t a i l u s e s . Ge n e r a l P l a n a n d D o w n t o w n S p e c i f i c P l a n d e s i g n a t e t h e ma s t e r p l a n a r e a f o r m i x e d u s e d e v e l o p m e n t i n c l u d i n g co m m e r c i a l , h o u s i n g , o p e n s p a c e a n d c i v i c u s e s . P3 . 1 Su p p o r t t h e c r e a t i o n o f n e w o f f i c e s p a c e t h a t i s w e l l - d e s i g n e d an d o f f e r s a m e n i t i e s a n d t e l e c o m m u n i c a t i o n s i n f r a s t r u c t u r e at t r a c t i v e t o n e w e c o n o m y b u s i n e s s e n t e r p r i s e s . Th e D r a f t M a s t e r P l a n a l l o w s n e w o f f i c e s p a c e i n t h e M a s t e r Pl a n A r e a . P3 . 2 En c o u r a g e t h e e x p a n s i o n o f t e l e c o m m u n i c a t i o n s in f r a s t r u c t u r e t h r o u g h o u t T r u c k e e , i n c l u d i n g a d o p t i o n o f n e w te c h n o l o g i e s a s t h e y a r e d e v e l o p e d i n t h e f u t u r e . Te l e c o m m u n i c a t i o n i n f r a s t r u c t u r e w o u l d b e e x t e n d e d i n t o th e p l a n a r e a t h r o u g h o u t i m p l e m e n t a t i o n o f t h e p l a n . P3 . 3 En c o u r a g e a n d s u p p o r t o f f i c e a n d p r o f e s s i o n a l h o m e - b a s e d mi c r o - e n t e r p r i s e s . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f us e s , i n c l u d i n g o f f i c e s , a r t i s a n i n d u s t r y u s e s , a n d l i v e - w o r k un i t s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 4 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 2 Co n t i n u e t o b u i l d o n T r u c k e e ’ s h i s t o r i c a n d n a t u r a l a s s e t s t o ex p a n d T r u c k e e ’ s a p p e a l a s a t o u r i s t d e s t i n a t i o n , f o c u s i n g o n Do w n t o w n a n d r i v e r f r o n t r e v i t a l i z a t i o n a s a p r i o r i t y . M a i n t a i n i n g t h e e x i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e i s co n s i s t e n t l y r e i n f o r c e d b y t h e s t a n d a r d s a n d g u i d e l i n e s o f th e M a s t e r P l a n . T h e M a s t e r P l a n a l s o e n c o u r a g e s s u p p o r t s th e s u s t a i n a b l e d e v e l o p m e n t o f T r o u t C r e e k a n d in c o r p o r a t e s p e d e s t r i a n c o n n e c t i o n s t o t h e T r u c k e e R i v e r . P5 . 3 Su p p o r t n e w v i s i t o r - o r i e n t e d r e s t a u r a n t s , l o d g i n g , a n d se r v i c e s t o m e e t t o u r i s t n e e d s a n d c a p t u r e e x p e n d i t u r e s l o c a l l y . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f u s e s t o c a t e r t o l o c a l s a n d t o u r i s t s w h i l e m a i n t a i n i n g t h e ex i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e . P5 . 5 Su p p o r t t h e d e v e l o p m e n t o f a c o n f e r e n c e c e n t e r , e d u c a t i o n a l in s t i t u t e , o r o t h e r s i m i l a r f a c i l i t y i n T r u c k e e , p a r t i c u l a r l y o n e w i t h a n e n v i r o n m e n t a l o r e c o l o g i c a l f o c u s . T h e D r a f t M a s t e r P l a n i n c l u d e s 2 5 , 0 0 0 s q u a r e f e e t o f c i v i c us e s p a c e w i t h i n t h e D o w n t o w n E x t e n s i o n D i s t r i c t . P6 . 2 Su p p o r t t h e i n c l u s i o n o f c u l t u r a l f a c i l i t i e s a s a c o m p o n e n t o f ne w m i x e d - u s e d e v e l o p m e n t s p r o p o s e d w i t h i n t h e T o w n a s a n a m e n i t y t h a t m a k e s T r u c k e e a t t r a c t i v e t o a v i b r a n t , in n o v a t i v e b u s i n e s s c o m m u n i t y . Th e D r a f t M a s t e r P l a n p r o p o s e s p r o v i d i n g a p r o m i n e n t l o c a t i o n f o r a n e w c i v i c b u i l d i n g a n d a c e n t r a l l y l o c a t e d To w n S q u a r e . T h e T o w n S q u a r e s h o u l d b e d e s i g n e d t o h o s t pl a n n e d a n d s p o n t a n e o u s c o m m u n i t y g a t h e r i n g s a n d s t a g e d ev e n t s . T h e T o w n S q u a r e i s p r o p o s e d t o b e l o c a t e d i n t h e he a r t o f t h e n e w m i x e d - u s e a r e a o f t h e M a s t e r P l a n s i t e . P7 . 2 Co n t i n u e t h e i m p r o v e m e n t a n d r e d e v e l o p m e n t o f t h e Ri v e r f r o n t t h a t p r o m o t e s p u b l i c a c c e s s a n d a c t i v i t y n e a r Do w n t o w n T r u c k e e w h i l e e n h a n c i n g t h e n a t u r a l f e a t u r e s o f th e T r u c k e e R i v e r . Th e D r a f t M a s t e r P l a n p r o m o t e s p e d e s t r i a n a n d o t h e r co n n e c t i o n s t o t h e T r u c k e e R i v e r . P7 . 3 S u p p o r t t h e e s t a b l i s h m e n t o f b u s i n e s s e s a n d i n d u s t r i e s t h a t dr a w u p o n T r u c k e e ’ s n a t u r a l a s s e t s a n d e n v i r o n m e n t . M a i n t a i n i n g t h e e x i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e i s co n s i s t e n t l y r e i n f o r c e d b y t h e s t a n d a r d s a n d g u i d e l i n e s o f th e D r a f t M a s t e r P l a n . P8 . 1 E n c o u r a g e n e w r e t a i l t o l o c a t e i n t h e D o w n t o w n . Th e D r a f t M a s t e r P l a n a l l o w s r e t a i l u s e s i n t h e e x t e n s i o n o f th e D o w n t o w n a r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 5 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P8 . 2 Co n t i n u e r e d e v e l o p m e n t a n d i m p r o v e m e n t e f f o r t s i n Do w n t o w n T r u c k e e , i n c l u d i n g p r o g r a m s t o p r e s e r v e t h e un i q u e h i s t o r i c c h a r a c t e r o f t h e D o w n t o w n , t o e x p a n d u p o n th e d o w n t o w n ’ s v i b r a n t m i x e d - u s e c h a r a c t e r , a n d t o d e v e l o p p r o j e c t s t h a t d i f f e r e n t i a t e D o w n t o w n T r u c k e e f r o m o t h e r co m m e r c i a l a r e a s w i t h i n t h e T o w n a n d t h e s u r r o u n d i n g t r a d e ar e a . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f u s e s t o c a t e r t o l o c a l s a n d t o u r i s t s w h i l e m a i n t a i n i n g t h e ex i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e . P8 . 3 S u p p o r t p u b l i c a c t i v i t i e s a n d c o m m u n i t y e v e n t s i n D o w n t o w n Tr u c k e e . Th e D r a f t M a s t e r P l a n p r o p o s e s p r o v i d i n g a p r o m i n e n t l o c a t i o n f o r a n e w c i v i c b u i l d i n g a n d a c e n t r a l l y l o c a t e d To w n S q u a r e . T h e T o w n S q u a r e s h o u l d b e d e s i g n e d t o h o s t pl a n n e d a n d s p o n t a n e o u s c o m m u n i t y g a t h e r i n g s a n d s t a g e d ev e n t s . T h e T o w n S q u a r e i s p r o p o s e d t o b e l o c a t e d i n t h e he a r t o f t h e n e w m i x e d - u s e a r e a o f t h e M a s t e r P l a n s i t e . P8 . 4 Pr o v i d e o p p o r t u n i t i e s f o r i n d u s t r i a l u s e s c u r r e n t l y l o c a t e d a l o n g t h e T r u c k e e R i v e r i n t h e D o w n t o w n t o r e l o c a t e t o o t h e r , mo r e s u i t a b l e l o c a t i o n s . T h e I n d u s t r i a l H e r i t a g e d i s t r i c t o f t h e M a s t e r P l a n a l l o w s a r t i s a n i n d u s t r y u s e s . P8 . 5 Su p p o r t a m i x e d u s e d e v e l o p m e n t i n t h e R a i l y a r d M a s t e r P l a n Ar e a a n d c o n s i d e r i m p l e m e n t i n g t h e e c o n o m i c d i v e r s i f i c a t i o n st r a t e g i e s o f t h i s e l e m e n t a s p a r t o f t h e M a s t e r P l a n . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a m i x o f d i f f e r e n t t y p e s o f u s e s t o c a t e r t o l o c a l s a n d t o u r i s t s w h i l e m a i n t a i n i n g t h e ex i s t i n g u n i q u e c h a r a c t e r o f T r u c k e e . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , C o n s e r v a t i o n a n d O p e n S p a c e E l e m e n t Gu i d i n g Pr i n c i p l e s 1 In c r e a s e t h e a m o u n t o f p e r m a n e n t l y p r o t e c t e d , c o n n e c t e d , an d p u b l i c l y a c c e s s i b l e o p e n s p a c e i n a n d a r o u n d T r u c k e e f o r th e u s e a n d e n j o y m e n t o f a l l T r u c k e e r e s i d e n t s . Th e D r a f t M a s t e r P l a n p r o m o t e s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e t o w n a n d e s p e c i a l l y a l o n g t h e Tr o u t C r e e k G r e e n w a y . Gu i d i n g Pr i n c i p l e s 2 Pr e s e r v e t h e T r u c k e e R i v e r c o r r i d o r , i t s t r i b u t a r y d r a i n a g e s , a n d a s s o c i a t e d r i p a r i a n h a b i t a t t o e n h a n c e t h e i r r o l e a s cr i t i c a l o p e n s p a c e a n d a s a b i o l o g i c a l a n d s c e n i c r e s o u r c e . Th e D r a f t M a s t e r P l a n w i l l p r o m o t e r e s t o r a t i o n o f T r o u t Cr e e k b y r e l o c a t i n g t h e e x i s t i n g b a l l o o n t r a c k a n d a l l o w i n g th e c r e e k t o f o l l o w a m o r e n a t u r a l c o u r s e . T h i s d e s i g n w i l l al s o w i d e n t h e c r e e k a n d i n c r e a s e t h e 1 0 0 - y e a r f l o o d p l a i n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p l e s 3 In c r e a s e p u b l i c a c c e s s t o t h e T r u c k e e R i v e r . Th e D r a f t M a s t e r P l a n p r o m o t e s a v a r i e t y o f p e d e s t r i a n a n d bi c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a . A n e w un d e r c r o s s i n g o f t h e r a i l r o a d t r a c k s i s a l s o p l a n n e d o n t h e ea s t e r n e n d o f t h e M a s t e r P l a n A r e a t o l i n k t h e s i t e t o t h e Tr u c k e e R i v e r a r e a . Gu i d i n g Pr i n c i p l e s 4 Pr o t e c t b i o l o g i c a l l y i m p o r t a n t a r e a s a s o p e n s p a c e t o m a i n t a i n T r u c k e e ’ s s p e c i a l b i o d i v e r s i t y . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d h a v e l e s s - th a n - s i g n i f i c a n t o n b i o l o g i c a l l y s e n s i t i v e o p e n s p a c e a r e a s . Gu i d i n g Pr i n c i p l e s 5 Pr o t e c t s e n s i t i v e b i o l o g i c a l r e s o u r c e s , s p e c i f i c a l l y s p e c i a l st a t u s p l a n t s a n d w i l d l i f e , s t r e a m s a n d w e t l a n d s , a n d si g n i f i c a n t w i l d l i f e m o v e m e n t c o r r i d o r s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d h a v e l e s s - th a n - s i g n i f i c a n t o n s p e c i a l s t a t u s p l a n t s a n d w i l d l i f e , st r e a m s a n d w e t l a n d s , a n d s i g n i f i c a n t w i l d l i f e m o v e m e n t co r r i d o r s . Gu i d i n g Pr i n c i p l e s 6 S a f e g u a r d i m p o r t a n t a n d s e n s i t i v e v i s u a l r e s o u r c e s a s s o c i a t e d w i t h T r u c k e e ’ s o p e n s p a c e r e s o u r c e s . V i s u a l i m p a c t s t h a t m a y r e s u l t f r o m i m p l e m e n t a t i o n o f t h e Dr a f t M a s t e r P l a n a r e d i s c u s s e d i n S e c t i o n I V . M , V i s u a l R e s o u r c e s . T h e D r a f t M a s t e r P l a n w o u l d n o t s i g n i f i c a n t l y i m p a c t s s e n s i t i v e v i s u a l r e s o u r c e s a s s o c i a t e d w i t h o p e n sp a c e . Gu i d i n g Pr i n c i p l e s 7 Im p r o v e T r u c k e e ’ s p a r k s a n d r e c r e a t i o n f a c i l i t i e s a n d e n s u r e th e a v a i l a b i l i t y o f a d i v e r s e r a n g e o f r e c r e a t i o n a l op p o r t u n i t i e s f o r T r u c k e e ’ s e x i s t i n g a n d f u t u r e p o p u l a t i o n . T h e M a s t e r P l a n s e t s s t a n d a r d s f o r n e w p u b l i c s p a c e s , in c l u d i n g a n e w T o w n S q u a r e a n d s e v e r a l n e i g h b o r h o o d pa r k s . T h e M a s t e r P l a n r e q u i r e s a m i n i m u m o f 2 . 5 a c r e s o f p a r k p e r 1 , 0 0 0 p o p u l a t i o n o f t h e M a s t e r P l a n A r e a w i t h a m a x i m u m o f 5 7 0 u n i t s a t 2 . 6 8 p e r s o n s p e r h o u s e h o l d . Gu i d i n g Pr i n c i p l e s 8 Ma i n t a i n a n d i m p r o v e a i r q u a l i t y i n t h e T r u c k e e r e g i o n t o en s u r e a h e a l t h f u l e n v i r o n m e n t f o r a l l . A i r q u a l i t y i m p a c t s a r e a d d r e s s e d i n s e c t i o n I V . D . o f t h e E I R an d n e c e s s a r y m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d r e s u l t l o n g Te r m R e g i o n a l E m i s s i o n s t h a t w o u l d e x c e e d t h e N o r t h e r n Si e r r a A i r Q u a l i t y M a n a g e m e n t D i s t r i c t S i g n i f i c a n c e C r i t e r i a . Gu i d i n g Pr i n c i p l e s 9 Ma k e T r u c k e e a l e a d e r i n e n v i r o n m e n t a l c o n s e r v a t i o n a n d su s t a i n a b i l i t y , a n d s t r i v e t o r e d u c e t h e T o w n ’ s i m p a c t o n t h e l o c a l a n d g l o b a l e n v i r o n m e n t . Th e M a s t e r P l a n i n c o r p o r a t e s L E E D f o r N e i g h b o r h o o d De v e l o p m e n t p o l i c i e s t o c r e a t e a s u s t a i n a b l e a r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 5 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p l e s 1 0 P u t i n t o a c t i o n “ l o w i m p a c t d e v e l o p m e n t ” p l a n n i n g a n d de s i g n p r a c t i c e s a n d t e c h n o l o g i e s t o s i m u l t a n e o u s l y r e d u c e in f r a s t r u c t u r e c o s t s , c o n s e r v e a n d p r o t e c t n a t u r a l r e s o u r c e sy s t e m s , a n d r e d u c e p o t e n t i a l e n v i r o n m e n t a l i m p a c t s . T h e M a s t e r P l a n r e q u i r e s s i t e d e s i g n t o i n c o r p o r a t e L o w Im p a c t D e v e l o p m e n t ( L I D ) p r i n c i p l e s , i n c l u d i n g s t o r m w a t e r in f i l t r a t i o n , r e t e n t i o n a n d t r e a t m e n t o n s i t e , c o n s i s t e n t w i t h N P D E S s t o r m w a t e r s t a n d a r d s . P1 . 1 Ac q u i r e a n d p r e s e r v e o p e n s p a c e l a n d s i n T r u c k e e , a n d p u r c h a s e d e v e l o p m e n t r i g h t s f o r t h e p u r p o s e o f o p e n s p a c e p r e s e r v a t i o n , w i t h p r i o r i t y g i v e n t o t h e f o l l o w i n g o p e n s p a c e ty p e s : • Re g i o n a l p a r k s • Ne i g h b o r h o o d p a r k s • Pr i s t i n e o p e n s p a c e a n d l a r g e b l o c k s o f u n d e v e l o p e d o p e n sp a c e • Op e n s p a c e c o r r i d o r s t h a t p r o v i d e c o n n e c t i o n s b e t w e e n d i f f e r e n t o p e n s p a c e a r e a s • La n d s w i t h a h i g h l e v e l o f s c e n i c v a l u e Th e M a s t e r P l a n r e q u i r e s a m i n i m u m o f 2 . 5 a c r e s o f p a r k p e r 1, 0 0 0 p o p u l a t i o n o f t h e M a s t e r P l a n A r e a w i t h a m a x i m u m of 5 7 0 u n i t s a t 2 . 6 8 p e r s o n s p e r h o u s e h o l d f o r ne i g h b o r h o o d p a r k s , w h i c h i n c l u d e s t h e p r o p o s e d T o w n Sq u a r e a n d t r a i l s . P1 . 4 Cl u s t e r n e w d e v e l o p m e n t w h e r e a p p r o p r i a t e i n o r d e r t o m a x i m i z e p r e s e r v a t i o n o f l a n d i n o p e n s p a c e . C l u s t e r i n g s h a l l co n f o r m t o t h e g u i d e l i n e s e s t a b l i s h e d i n P o l i c i e s a n d A c t i o n s li s t e d u n d e r G o a l L U - 7 i n t h e L a n d U s e E l e m e n t . Hi g h e r d e n s i t y d e v e l o p m e n t i s p r o p o s e d i n s o m e p o r t i o n s o f th e M a s t e r P l a n A r e a w h i l e o t h e r s i t e s a r e s e t a s i d e f o r p a r k s an d o p e n s p a c e . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 . 5 Ad h e r e t o t h e f o l l o w i n g c r i t e r i a f o r o p e n s p a c e p r e s e r v e d th r o u g h d i r e c t a c t i o n s o f t h e T o w n , t h r o u g h o p e n s p a c e a n d cl u s t e r e d d e v e l o p m e n t r e q u i r e m e n t s a n d i n c e n t i v e s , a n d th r o u g h t h e d e v e l o p m e n t r e v i e w p r o c e s s : • Pr o v i d e t h e m a x i m u m p o s s i b l e d e g r e e o f c o m m u n i t y b e n e f i t , a s e x p r e s s e d t h r o u g h t h e V i s i o n f o r T r u c k e e a n d th e g u i d i n g p r i n c i p l e s , g o a l s a n d p o l i c i e s o f t h e G e n e r a l Pl a n . • Pr e s e r v e o p e n s p a c e t h a t , t o t h e g r e a t e s t p o s s i b l e e x t e n t , oc c u r s i n l a r g e b l o c k s a n d i s c o n t i g u o u s a n d c o n n e c t e d . • Pr o v i d e t h e g r e a t e s t p o s s i b l e l e v e l o f p u b l i c a c c e s s w h i l e r e s p e c t i n g p r i v a t e p r o p e r t y r i g h t s , s e n s i t i v e h a b i t a t v a l u e s , an d s a f e t y c o n c e r n s . • P r o v i d e m a x i m u m b e n e f i t i n t e r m s o f h a b i t a t p r e s e r v a t i o n . • En h a n c e t h e o v e r a l l c h a r a c t e r o f T r u c k e e a s a s c e n i c , m o u n t a i n c o m m u n i t y . T h e M a s t e r P l a n e n c o u r a g e s e n h a n c e m e n t o f t h e T r o u t Cr e e k G r e e n w a y a n d p r o m o t e s t h e r e d i r e c t i o n o f T r o u t Cr e e k t o a m o r e n a t u r a l c o u r s e . T h e p l a n p r o m o t e s pe d e s t r i a n c o n n e c t i o n s a l o n g t h e c r e e k a s w e l l . P4 . 1 P r o v i d e f o r t h e i n t e g r i t y a n d c o n t i n u i t y o f b i o l o g i c a l r e s o u r c e s o p e n s p a c e , h a b i t a t a n d w i l d l i f e m o v e m e n t co r r i d o r s a n d s u p p o r t t h e p e r m a n e n t p r o t e c t i o n a n d re s t o r a t i o n o f t h e s e a r e a s , p a r t i c u l a r l y t h o s e i d e n t i f i e d a s se n s i t i v e r e s o u r c e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d h a v e l e s s - th a n - s i g n i f i c a n t o n s p e c i a l s t a t u s p l a n t s a n d w i l d l i f e , st r e a m s a n d w e t l a n d s , a n d s i g n i f i c a n t w i l d l i f e m o v e m e n t co r r i d o r s . P4 . 5 De v e l o p m e n t s h a l l b e p r o h i b i t e d w i t h i n e s t a b l i s h e d s e t b a c k ar e a s f o r s t r e a m s a n d w a t e r w a y s o t h e r t h a n t h e T r u c k e e Ri v e r , e x c e p t a s o t h e r w i s e a l l o w e d i n t h e D e v e l o p m e n t C o d e ; su c h s e t b a c k s s h a l l b e b e t w e e n 2 0 a n d 5 0 f e e t o n p a r c e l s l e s s t h a n 1 7 5 f e e t d e e p ( d e p e n d i n g o n p a r c e l d e p t h ) , a n d 5 0 fe e t o n p a r c e l s 1 7 5 f e e t d e e p o r m o r e . Th e D r a f t M a s t e r P l a n i n c l u d e s s e t b a c k s t a n d a r d s f o r de v e l o p m e n t a d j a c e n t t o T r o u t C r e e k . T h e s t a n d a r d r e q u i r e s a 2 0 - f o o t m i n i m u m s e t b a c k f r o m t h e e d g e o f t h e t r a i l o r 2 0 fe e t m i n i m u m s e t b a c k f r o m t h e 1 0 0 - y e a r f l o o d p l a i n , wh i c h e v e r i s g r e a t e r . P5 . 1 R e q u i r e b i o l o g i c a l r e s o u r c e a s s e s s m e n t s f o r a l l d e v e l o p m e n t in a r e a s w h e r e s p e c i a l s t a t u s s p e c i e s m a y b e p r e s e n t . A b i o l o g i c a l r e s o u r c e s a s s e s s m e n t f o r t h e M a s t e r P l a n A r e a wa s c o n d u c t e d a n d i s s u m m a r i z e d i n S e c t i o n I V . H o f t h i s EI R . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 5 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P5 . 2 P r o t e c t n a t i v e p l a n t s p e c i e s i n u n d i s t u r b e d p o r t i o n s o f a d e v e l o p m e n t s i t e a n d e n c o u r a g e p l a n t i n g a n d r e g e n e r a t i o n o f na t i v e p l a n t s p e c i e s w h e r e v e r p o s s i b l e i n u n d i s t u r b e d p o r t i o n s o f t h e p r o j e c t s i t e . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d h a v e l e s s - th a n - s i g n i f i c a n t o n n a t i v e p l a n t s p e c i e s . P5 . 3 Pr o t e c t t o t h e e x t e n t p o s s i b l e f e d e r a l o r S t a t e - d e s i g n a t e d en d a n g e r e d , t h r e a t e n e d , s p e c i a l s t a t u s o r c a n d i d a t e s p e c i e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d h a v e l e s s - th a n - s i g n i f i c a n t o n S t a t e - d e s i g n a t e d e n d a n g e r e d , th r e a t e n e d , s p e c i a l s t a t u s o r c a n d i d a t e s p e c i e s P6 . 2 Re s t r i c t p e r m i t t e d u s e s o n l a n d s m a p p e d a s i m p o r t a n t Mi n e r a l R e s o u r c e A r e a s w i t h i n t h e R C / O S l a n d u s e d e s i g n a t i o n t o t h o s e c o m p a t i b l e w i t h m i n e r a l r e s o u r c e e x t r a c t i o n a c t i v i t i e s . Th e M a s t e r P l a n a r e a i s n o t m a p p e d a s a n i m p o r t a n t m i n e r a l re s o u r c e a r e a . P8 . 1 R e q u i r e l a n d o r i n l i e u f e e s f o r p a r k s t o b e p r o v i d e d b y n e w de v e l o p m e n t a t a m i n i m u m r a t i o o f f i v e a c r e s p e r t h o u s a n d p o p u l a t i o n , t o c o n f o r m w i t h s t a n d a r d s e s t a b l i s h e d b y t h e T o w n i n a c c o r d a n c e w i t h t h e Q u i m b y A c t . Th e M a s t e r P l a n r e q u i r e s a m i n i m u m o f 2 . 5 a c r e s o f p a r k p e r 1, 0 0 0 p o p u l a t i o n o f t h e M a s t e r P l a n A r e a w i t h a m a x i m u m of 5 7 0 u n i t s a t 2 . 6 8 p e r s o n s p e r h o u s e h o l d f o r ne i g h b o r h o o d p a r k s , w h i c h i n c l u d e s t h e p r o p o s e d T o w n Sq u a r e a n d t r a i l s . P8 . 2 Su p p o r t e f f o r t s t o c r e a t e a n e w r e g i o n a l p a r k , n e i g h b o r h o o d pa r k s i n n e w n e i g h b o r h o o d s , a n d a t l e a s t a n a d d i t i o n a l t w o ne w n e i g h b o r h o o d p a r k s f o r e x i s t i n g n e i g h b o r h o o d s i n Tr u c k e e . Th e M a s t e r P l a n r e q u i r e s a m i n i m u m o f 2 . 5 a c r e s o f p a r k p e r 1, 0 0 0 p o p u l a t i o n o f t h e M a s t e r P l a n A r e a w i t h a m a x i m u m of 5 7 0 u n i t s a t 2 . 6 8 p e r s o n s p e r h o u s e h o l d f o r ne i g h b o r h o o d p a r k s , w h i c h i n c l u d e s t h e p r o p o s e d T o w n Sq u a r e a n d t r a i l s . P9 . 1 Pr o v i d e f o r l i n k s b e t w e e n o p e n s p a c e a r e a s , b o t h w i t h i n Tr u c k e e a n d b e y o n d t h e T o w n l i m i t s , t o c r e a t e c o n t i g u o u s ha b i t a t a r e a s a n d e n h a n c e p u b l i c a c c e s s t h r o u g h g r e a t e r co n n e c t i v i t y . Th e M a s t e r P l a n p r o m o t e s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e t o w n a n d e s p e c i a l l y a l o n g t h e Tr o u t C r e e k G r e e n w a y . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P9 . 2 S u p p o r t t h e d e v e l o p m e n t a n d c o n s t r u c t i o n o f a t o w n - w i d e sy s t e m o f t r a i l s a n d b i k e w a y s , i n c l u d i n g , a s p r i o r i t i e s , t h e d e v e l o p m e n t o f t h e D o n n e r L a k e / T r u c k e e R i v e r p a r k w a y ( s e e G o a l C O S - 1 0 ) , a n d t h e e s t a b l i s h m e n t o f t r a i l s l i n k i n g t h e Do w n t o w n w i t h t h e G a t e w a y A r e a a n d s u r r o u n d i n g d e v e l o p e d ar e a s . Th e M a s t e r P l a n p r o v i d e s r e c o m m e n d a t i o n s t o i n c r e a s i n g th e p e d e s t r i a n a n d b i c y c l e t r a i l s s y s t e m t o c r e a t e a v i a b l e al t e r n a t i v e t r a n s p o r t a t i o n s y s t e m f o r t h e T o w n . E n h a n c e d pe d e s t r i a n c o n n e c t i o n s , t h r o u g h i m p r o v e d s i d e w a l k s a n d tr a i l s a n d n e w l i n k s t o n e w a n d e x i s t i n g p u b l i c p l a c e s , p a r k s , ev e n t s t r e e t s , o p e n s p a c e s , a n d p a r k i n g a r e a s , a r e a n im p o r t a n t p a r t o f t h e M a s t e r P l a n . P9 . 3 R e q u i r e n e w d e v e l o p m e n t t o i n c o r p o r a t e t r a i l c o r r i d o r s i d e n t i f i e d i n t h e Tr a i l s a n d B i k e w a y s M a s t e r P l a n in t o t h e ov e r a l l p r o j e c t s i t e p l a n . Wh i l e M a s t e r P l a n d e v e l o p m e n t w a s n o t p l a n n e d a t t h e t i m e of t h e T r a i l s a n d B i k e w a y s M a s t e r P l a n , t h e M a s t e r p l a n p r o p o s e s b i k e l a n e s a n d p a t h s t o c o n n e c t t o t h e T r a i l s a n d Bi k e w a y s M a s t e r P l a n r o u t e s a t t h e f o l l o w i n g i n t e r s e c t i o n s : Br i d g e S t r e e t a n d D o n n e r P a s s R o a d , C h u r c h S t r e e t a n d Do n n e r P a s s R o a d , a n d G l e n s h i r e D r i v e a n d D o n n e r P a s s Ro a d E x t e n s i o n . P9 . 4 Pr e s e r v e e x i s t i n g o p e n s p a c e c o r r i d o r s , a n d c o n n e c t i o n s t o ad j a c e n t o p e n s p a c e a r e a s , a n d i n t e g r a t e p u b l i c l y a c c e s s i b l e tr a i l s a n d o p e n s p a c e c o r r i d o r s i n t o n e w d e v e l o p m e n t t o t h e ex t e n t f e a s i b l e . Th e M a s t e r P l a n p r o m o t e s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e t o w n a n d e s p e c i a l l y a l o n g t h e Tr o u t C r e e k G r e e n w a y . P1 1 . 1 Mi n i m i z e e x c e s s i v e p a v i n g t h a t n e g a t i v e l y i m p a c t s s u r f a c e wa t e r r u n o f f a n d g r o u n d w a t e r r e c h a r g e r a t e s . Hy d r o l o g y a n d s t o r m d r a i n a g e i m p a c t s a r e a d d r e s s e d i n se c t i o n I V . G . o f t h i s E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . T h e M a s t e r P l a n a l s o p r o m o t e s m i n i m i z e d p a r k i n g a r e a s f o r f u t u r e d e v e l o p m e n t . P1 1 . 2 Pr o t e c t s u r f a c e a n d g r o u n d w a t e r r e s o u r c e s f r o m co n t a m i n a t i o n f r o m r u n o f f c o n t a i n i n g p o l l u t a n t s a n d se d i m e n t , t h r o u g h i m p l e m e n t a t i o n o f t h e R e g i o n a l W a t e r Qu a l i t y C o n t r o l B o a r d ’ s ( R W Q C B ) L a h o n t a n R e g i o n ’ s , B e s t Ma n a g e m e n t P r a c t i c e s . De v e l o p m e n t i n t h e M a s t e r P l a n a r e a i s s u b j e c t t o T o w n a n d La h o n t a n R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d s t a n d a r d s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 5 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 1 . 3 Co o p e r a t e w i t h S t a t e a n d l o c a l a g e n c i e s i n e f f o r t s t o i d e n t i f y an d e l i m i n a t e a l l s o u r c e s o f e x i s t i n g a n d p o t e n t i a l p o i n t a n d no n - p o i n t s o u r c e s o f p o l l u t i o n t o g r o u n d a n d s u r f a c e w a t e r s , i n c l u d i n g l e a k i n g f u e l t a n k s , d i s c h a r g e s f r o m s t o r m d r a i n s , a u t o d i s m a n t l i n g , d u m p s i t e s , s a n i t a r y w a s t e s y s t e m s , pa r k i n g l o t s , r o a d w a y s , a n d l o g g i n g a n d m i n i n g o p e r a t i o n s . Hy d r o l o g y a n d s t o r m d r a i n a g e i m p a c t s a r e a d d r e s s e d i n se c t i o n I V . G . o f t h i s E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . P1 1 . 4 En f o r c e g u i d e l i n e s s e t f o r t h b y t h e R e g i o n a l W a t e r Q u a l i t y Co n t r o l B o a r d L a h o n t a n R e g i o n ( R W Q C B ) r e g a r d i n g w a s t e d i s c h a r g e a s s o c i a t e d w i t h d o m e s t i c w a s t e w a t e r f a c i l i t i e s s u c h as s e p t i c t a n k l e a c h f i e l d s y s t e m s . De v e l o p m e n t i n t h e M a s t e r P l a n a r e a i s s u b j e c t t o T o w n a n d La h o n t a n R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d s t a n d a r d s . P1 1 . 5 R e q u i r e n e w d e v e l o p m e n t p r o j e c t s t h a t h a v e t h e p o t e n t i a l t o im p a c t l o c a l w a t e r q u a l i t y t h r o u g h i n c r e a s e d s t o r m w a t e r ru n o f f o r e r o s i o n t o i n c l u d e a n a l y s i s o f w a t e r q u a l i t y i m p a c t s a s a c o m p o n e n t o f p r o j e c t r e v i e w , a n d t o i n t e g r a t e m i t i g a t i o n m e a s u r e s t h a t w o u l d r e d u c e i d e n t i f i e d i m p a c t s t o a n ac c e p t a b l e l e v e l . An a n a l y s i s o f w a t e r q u a l i t y i m p a c t s i s i n c l u d e d i n S e c t i o n I V . G , H y d r o l o g y a n d S t o r m D r a i n a g e . W a t e r q u a l i t y i m p a c t s wo u l d b e l e s s t h a n s i g n i f i c a n t . P1 1 . 6 Ut i l i z e L o w I m p a c t D e v e l o p m e n t a n d B e s t M a n a g e m e n t P r a c t i c e s e s t a b l i s h e d i n t h e R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d ’ s T r u c k e e R i v e r H y d r o l o g i c U n i t P r o j e c t G u i d e l i n e s f o r Er o s i o n C o n t r o l , a n d t h e S t a t e o f C a l i f o r n i a S t o r m w a t e r B e s t M a n a g e m e n t P r a c t i c e s H a n d b o o k s , a n d o t h e r r e s o u r c e s s u c h as t h e P r a c t i c e o f L o w I m p a c t D e v e l o p m e n t ( U S D e p a r t m e n t of H o u s i n g a n d U r b a n D e v e l o p m e n t ) a n d W a t e r Q u a l i t y M o d e l Co d e a n d G u i d e b o o k ( S t a t e o f O r e g o n , D e p a r t m e n t o f L a n d Co n s e r v a t i o n a n d D e v e l o p m e n t ) a s g u i d e l i n e s f o r w a t e r qu a l i t y a n d e r o s i o n c o n t r o l m e a s u r e s r e q u i r e d b y t h e T o w n . T h e M a s t e r P l a n r e q u i r e s s i t e d e s i g n t o i n c o r p o r a t e L o w Im p a c t D e v e l o p m e n t ( L I D ) p r i n c i p l e s , i n c l u d i n g s t o r m w a t e r in f i l t r a t i o n , r e t e n t i o n a n d t r e a t m e n t o n s i t e , c o n s i s t e n t w i t h N P D E S s t o r m w a t e r s t a n d a r d s . H y d r o l o g y a n d s t o r m d r a i n a g e im p a c t s a r e a d d r e s s e d i n s e c t i o n I V . G . o f t h i s E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . P1 1 . 7 E n s u r e t h a t a l l p r o p o s e d d e v e l o p m e n t s c a n b e a d e q u a t e l y se r v e d b y a v a i l a b l e w a t e r s u p p l i e s . Th e T r u c k e e D o n n e r P u b l i c U t i l i t y D i s t r i c t p r e p a r e d a W a t e r S u p p l y A s s e s s m e n t c o n c l u d i n g t h a t t h e r e i s a d e q u a t e w a t e r su p p l y f o r i m p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 1 . 9 R e c o g n i z e t h e i m p o r t a n c e o f s t o r m w a t e r m a n a g e m e n t i n p r o t e c t i n g a l l w a t e r r e s o u r c e s i n T r u c k e e , f o r e x a m p l e , f l o o d co n t r o l , s u r f a c e a n d g r o u n d w a t e r q u a l i t y , a n d r i v e r , s t r e a m an d l a k e h e a l t h . Th e D r a f t M a s t e r P l a n r e c o g n i z e s t h e i m p o r t a n c e o f t h e st o r m w a t e r m a n a g e m e n t a n d w i l l c o m p l y a p p l i c a b l e r e g u l a t i o n s a n d b e s t m a n a g e m e n t p r a c t i c e s . P1 2 . 2 Re q u i r e p r o j e c t s t h a t r e q u i r e e a r t h w o r k a n d g r a d i n g , in c l u d i n g c u t s a n d f i l l s f o r r o a d s , t o i n c o r p o r a t e m e a s u r e s t o mi n i m i z e e r o s i o n a n d s e d i m e n t a t i o n . T y p i c a l m e a s u r e s in c l u d e p r o j e c t d e s i g n t h a t c o n f o r m s w i t h n a t u r a l c o n t o u r s a n d s i t e t o p o g r a p h y , m a x i m i z i n g r e t e n t i o n o f n a t u r a l v e g e t a t i o n , a n d i m p l e m e n t i n g e r o s i o n c o n t r o l B e s t Ma n a g e m e n t P r a c t i c e s . Th e p r o j e c t p r o p o n e n t s h a l l p r e p a r e a S t o r m W a t e r P o l l u t i o n Pr e v e n t i o n P l a n ( S W P P P ) d e s i g n e d t o r e d u c e p o t e n t i a l im p a c t s t o s u r f a c e w a t e r q u a l i t y t h r o u g h o u t t h e c o n s t r u c t i o n pe r i o d o f t h e p r o j e c t . P1 3 . 1 Re q u i r e m u l t i - f a m i l y r e s i d e n t i a l , c o m m e r c i a l , i n d u s t r i a l , su b d i v i s i o n s a n d o t h e r d i s c r e t i o n a r y d e v e l o p m e n t t o m a i n t a i n co n s i s t e n c y w i t h t h e g o a l s , p o l i c i e s a n d c o n t r o l s t r a t e g i e s o f th e T o w n ’ s Pa r t i c u l a t e M a t t e r A i r Q u a l i t y M a n a g e m e n t P l a n . Im p l e m e n t a t i o n o f t h e M a s t e r P l a n w o u l d r e s u l t i n a n i n c r e a s e i n L o n g T e r m R e g i o n a l E m i s s i o n s t h a t w o u l d ex c e e d t h e N o r t h e r n S i e r r a A i r Q u a l i t y M a n a g e m e n t D i s t r i c t Si g n i f i c a n c e C r i t e r i a . P1 4 . 1 Mi n i m i z e p o t e n t i a l i m p a c t s c r e a t e d b y u n p l e a s a n t o d o r s , a s w e l l a s o t h e r a i r b o r n e p o l l u t a n t s f r o m i n d u s t r i a l a n d co m m e r c i a l d e v e l o p m e n t s . H e a v y - d u t y e q u i p m e n t i n t h e p r o j e c t a r e a d u r i n g co n s t r u c t i o n w o u l d e m i t o d o r s . H o w e v e r , t h e c o n s t r u c t i o n ac t i v i t y w o u l d b e s h o r t - t e r m a n d w o u l d c e a s e t o o c c u r a f t e r in d i v i d u a l c o n s t r u c t i o n i s c o m p l e t e d . N o o t h e r s o u r c e s o f o b j e c t i o n a b l e o d o r s h a v e b e e n i d e n t i f i e d f o r t h e p r o p o s e d p r o j e c t a n d n o m i t i g a t i o n m e a s u r e s a r e r e q u i r e d . P1 4 . 2 P r o h i b i t s e n s i t i v e r e c e p t o r s s u c h a s r e s i d e n t i a l u s e s , s c h o o l s a n d h o s p i t a l s , f r o m l o c a t i n g i n t h e v i c i n i t y o f i n d u s t r i a l a n d co m m e r c i a l u s e s k n o w n t o e m i t t o x i c , h a z a r d o u s o r o d o r i f e r o u s a i r p o l l u t a n t s , a n d p r o h i b i t t h e e s t a b l i s h m e n t o f su c h u s e s i n t h e v i c i n i t y o f s e n s i t i v e r e c e p t o r s . As p a r t o f t h e A i r Q u a l i t y A n a l y s i s f o r t h i s E I R , a H e a l t h R i s k A s s e s s m e n t w a s p r e p a r e d t o p o t e n t i a l h e a l t h r i s k s r e s u l t i n g fr o m i m p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n . A s d i s c u s s e d in S e c t i o n I V . D , A i r Q u a l i t y , i m p l e m e n t a t i o n o f t h e D r a f t Ma s t e r P l a n w o u l d n o t r e s u l t i n e x c e e d i n g e s t a b l i s h e d th r e s h o l d s f o r t o x i c a i r c o n t a m i n a n t s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 5 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 4 . 3 R e d u c e a u t o m o b i l e d e p e n d e n c e , t h e r e b y r e d u c i n g g r e e n h o u s e g a s e m i s s i o n s , b y e n c o u r a g i n g m i x e d l a n d u s e p a t t e r n s t h a t l o c a t e s e r v i c e s s u c h a s b a n k s , c h i l d c a r e fa c i l i t i e s , s c h o o l s , n e i g h b o r h o o d s h o p p i n g c e n t e r s a n d re s t a u r a n t s i n c l o s e p r o x i m i t y t o e m p l o y m e n t c e n t e r s a n d re s i d e n t i a l n e i g h b o r h o o d s . T h e M a s t e r P l a n r e d u c e s a u t o m o b i l e t r a v e l d e m a n d t h r o u g h a “ p a r k o n c e ” p h i l o s o p h y t h a t e n a b l e s a n d e n c o u r a g e s u s e r s to p a r k t h e i r v e h i c l e s a n d u s e o t h e r m o d e s o f t r a n s p o r t a t i o n to v i s i t a r a n g e o f n e a r b y u s e s . T h e m i x e d - u s e n a t u r e o f t h e M a s t e r P l a n c o n t r i b u t e s t o t h e f e a s i b i l i t y o f t h i s i d e a . P1 4 . 4 Re v i e w a l l d i s c r e t i o n a r y d e v e l o p m e n t a p p l i c a t i o n s t o de t e r m i n e t h e n e e d f o r p e d e s t r i a n / b i k e p a t h s c o n n e c t i n g t o ad j a c e n t d e v e l o p m e n t a n d s e r v i c e s , i n o r d e r t o p r o v i d e a l t e r n a t i v e s t o a u t o m o b i l e t r a n s p o r t a t i o n . T h e M a s t e r P l a n s u p p o r t s t h e i n c o r p o r a t i o n o f m a n y pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s t h r o u g h o u t t h e p r o j e c t ar e a t o u t i l i z e t h e s e m o d e s o f t r a v e l a s a l t e r n a t i v e s m e a n s o f tr a n s p o r t a t i o n . P1 4 . 8 Re q u i r e d e v e l o p e r s o f p r o j e c t s t h a t w o u l d l o c a t e s e n s i t i v e r e c e p t o r s s u c h a s r e s i d e n c e s w i t h i n t h e C a l i f o r n i a A i r R e s o u r c e B o a r d ’ s r e c o m m e n d e d b u f f e r o f 5 0 0 f e e t o f I - 8 0 a n d t h e r a i l w a y t o p r e p a r e a h e a l t h r i s k a s s e s s m e n t t o d e t e r m i n e t h e s i g n i f i c a n c e o f t h e i m p a c t , a n d t o i n c o r p o r a t e p r o j e c t - s p e c i f i c m i t i g a t i o n s t o m i n i m i z e o r a v o i d t h i s r i s k . As p a r t o f t h e A i r Q u a l i t y A n a l y s i s f o r t h i s E I R , a H e a l t h R i s k A s s e s s m e n t w a s p r e p a r e d t o p o t e n t i a l h e a l t h r i s k s r e s u l t i n g fr o m i m p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n . A s d i s c u s s e d in S e c t i o n I V . D , A i r Q u a l i t y , i m p l e m e n t a t i o n o f t h e D r a f t Ma s t e r P l a n w o u l d n o t r e s u l t i n e x c e e d i n g e s t a b l i s h e d th r e s h o l d s f o r t o x i c a i r c o n t a m i n a n t s . P1 5 . 1 Su p p o r t r e c y c l i n g p r o g r a m s t o w n - w i d e , i n c l u d i n g t h e c u r b s i d e r e c y c l i n g a n d b u s i n e s s w a s t e r e d u c t i o n p r o g r a m s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d n o t i m p e d e th e T o w n ’ s r e c y c l i n g p r o g r a m g o a l s . B u s i n e s s e s a n d or g a n i z a t i o n s w i t h i n t h e p l a n a r e a w o u l d e x p a n d t h e p o o l o f p o t e n t i a l c o n t r i b u t o r s t o t h e s e e f f o r t s . P1 5 . 2 Su p p o r t a n d e x p a n d i n n o v a t i v e p r o g r a m s s u c h a s t h e “ K e e p Tr u c k e e G r e e n ” C o m m u n i t y A w a r d s t h a t r e c o g n i z e l o c a l b u s i n e s s e s ’ , a g e n c i e s ’ a n d o r g a n i z a t i o n s ’ e f f o r t s t o r e d u c e wa s t e . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d n o t i m p e d e th e “ K e e p T r u c k e e G r e e n ” a w a r d s . B u s i n e s s e s a n d or g a n i z a t i o n s w i t h i n t h e p l a n a r e a w o u l d e x p a n d t h e p o o l o f p o t e n t i a l c o n t r i b u t o r s t o t h i s e f f o r t . P1 5 . 5 En c o u r a g e n e w p r i v a t e a n d p u b l i c d e v e l o p m e n t t o m a x i m i z e op p o r t u n i t i e s f o r u s e o f p a s s i v e o r n a t u r a l h e a t i n g a n d co o l i n g a n d e n c o u r a g e s i t e s w i t h s o l a r o p p o r t u n i t i e s t o b e d e s i g n e d w i t h n a t u r a l h e a t i n g a n d c o o l i n g p r i n c i p l e s . Ma s t e r P l a n p o l i c i e s e n c o u r a g e s i t e l a y o u t s t h a t t a k e ad v a n t a g e o f s o l a r e x p o s u r e o p p o r t u n i t i e s a n d t h e P l a n r e q u i r e s t h a t a S u n / S h a d e A n a l y s i s b e c o n d u c t e d p r i o r t o an d l a n d u s e a p p r o v a l o r b u i l d i n g p e r m i t i s s u a n c e . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , N o i s e E l e m e n t J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 5 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g Pr i n c i p l e s 1 Pr e s e r v e T r u c k e e ’ s p e a c e f u l m o u n t a i n e n v i r o n m e n t b y mi n i m i z i n g c o m m u n i t y e x p o s u r e t o n o i s e . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d e x p o s e r e s i d e n t s w i t h i n t h e p l a n a r e a t o e x c e s s i v e n o i s e r e l a t e d t o ra i l r o a d o p e r a t i o n s . S e e S e c t i o n I V . E , N o i s e a n d V i b r a t i o n , fo r a d i s c u s s i o n o f o p e r a t i o n a l n o i s e . Gu i d i n g Pr i n c i p l e s 2 M a i n t a i n c o n s i s t e n c y w i t h t h e n o i s e c r i t e r i a a n d p o l i c i e s o f th e T r u c k e e T a h o e A i r p o r t L a n d U s e C o m p a t i b i l i t y P l a n a s th e y a p p l y i n t h e a i r p o r t e n v i r o n s . Ai r c r a f t r e l a t e d n o i s e w o u l d b e a u d i b l e a n d w o u l d a f f e c t no i s e s e n s i t i v e l a n d u s e d e v e l o p m e n t w i t h i n t h e P l a n a r e a ; h o w e v e r , d u e t o t h e d i s t a n c e f r o m a n d t h e f l i g h t p a t h or i e n t a t i o n t o t h e a i r p o r t , a i r c r a f t r e l a t e d n o i s e i m p a c t s wo u l d b e c o n s i d e r e d a l e s s - t h a n - s i g n i f i c a n t . P1 . 2 R e q u i r e n e w d e v e l o p m e n t t o m i t i g a t e e x t e r i o r n o i s e t o “n o r m a l l y a c c e p t a b l e ” l e v e l s i n o u t d o o r a r e a s w h e r e q u i e t i s a b e n e f i t , s u c h a s i n t h e b a c k y a r d s o f s i n g l e - f a m i l y h o m e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d e x p o s e r e s i d e n t s w i t h i n t h e p l a n a r e a t o e x c e s s i v e n o i s e r e l a t e d t o ra i l r o a d o p e r a t i o n s . S e e S e c t i o n I V . E , N o i s e a n d V i b r a t i o n , fo r a d i s c u s s i o n o f o p e r a t i o n a l n o i s e . P1 . 3 En f o r c e t h e C a l i f o r n i a N o i s e I n s u l a t i o n S t a n d a r d s f o r i n t e r i o r no i s e l e v e l s a t t r i b u t a b l e t o e x t e r i o r s o u r c e s f o r a l l p r o p o s e d ne w s i n g l e a n d m u l t i - f a m i l y r e s i d e n c e s . M i t i g a t i o n M e a s u r e s w i t h i n S e c t i o n I V . E , N o i s e a n d V i b r a t i o n wo u l d r e q u i r e s p e c i f i c i n s u l a t i o n s t a n d a r d s f o r d e v e l o p m e n t wi t h i n t h e m a s t e r p l a n a r e a . P1 . 7 Re d u c e p o t e n t i a l i m p a c t s f r o m g r o u n d b o r n e v i b r a t i o n as s o c i a t e d w i t h r a i l o p e r a t i o n s b y r e q u i r i n g t h a t v i b r a t i o n - se n s i t i v e b u i l d i n g s ( e . g . , r e s i d e n c e s ) a r e s i t e d a t l e a s t 1 0 0 - fe e t f r o m t h e c e n t e r l i n e o f t h e r a i l r o a d t r a c k s w h e n e v e r fe a s i b l e a n d t h a t d e v e l o p m e n t o f v i b r a t i o n - s e n s i t i v e b u i l d i n g s wi t h i n 1 0 0 - f e e t f r o m t h e c e n t e r l i n e o f t h e r a i l r o a d t r a c k s re q u i r e a s t u d y d e m o n s t r a t i n g t h a t g r o u n d b o r n e v i b r a t i o n is s u e s a s s o c i a t e d w i t h r a i l o p e r a t i o n s h a v e b e e n a d e q u a t e l y a d d r e s s e d ( i . e . , t h r o u g h b u i l d i n g s i t i n g o r c o n s t r u c t i o n te c h n i q u e s ) . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d i n c l u d e de v e l o p m e n t o f r e s i d e n t i a l , c o m m e r c i a l a n d o p e n s p a c e u s e s w i t h i n 1 0 0 f e e t o f t h e r a i l r o a d r i g h t - o f - w a y . P2 . 1 Re q u i r e m i t i g a t i o n o f a l l s i g n i f i c a n t n o i s e i m p a c t s a s a co n d i t i o n o f p r o j e c t a p p r o v a l . N o i s e i m p a c t s a r e a d d r e s s e d i n s e c t i o n I V . E . o f t h e E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P2 . 3 Re q u i r e p r e p a r a t i o n o f a n o i s e a n a l y s i s / a c o u s t i c a l s t u d y , w h i c h i s t o i n c l u d e r e c o m m e n d a t i o n s f o r m i t i g a t i o n , f o r a l l p r o p o s e d d e v e l o p m e n t w i t h i n n o i s e - i m p a c t e d a r e a s t h a t m a y be e x p o s e d t o l e v e l s g r e a t e r t h a n “ n o r m a l l y a c c e p t a b l e . ” Mi t i g a t i o n M e a s u r e N O I - 2 e r e q u i r e s d e v e l o p m e n t p r o j e c t s wi t h i n t h e M a s t e r P l a n a r e a t o s u b m i t d o c u m e n t a t i o n de t a i l i n g t h e d e s i g n f e a t u r e s t h a t w o u l d b e i n c o r p o r a t e d in t o t h e p r o j e c t t o r e d u c e t r a i n - r e l a t e d n o i s e i m p a c t s p r i o r to i s s u a n c e o f b u i l d i n g p e r m i t s . P2 . 5 Re q u i r e t h e a p p l i c a t i o n o f t h e p r o v i s i o n s i n t h e C a l i f o r n i a Bu i l d i n g C o d e A p p e n d i x C h a p t e r I I , S e c t i o n s 1 2 0 8 A . 8 : E x t e r i o r S o u n d T r a n s m i s s i o n C o n t r o l , t o a p p l y t o a l l n e w si n g l e - f a m i l y r e s i d e n c e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d b e s u b j e c t t o th e C a l i f o r n i a B u i l d i n g C o d e , a s d i r e c t e d b y t h e T o w n ’ s B u i l d i n g a n d S a f e t y D i v i s i o n . P3 . 1 En f o r c e p r o v i s i o n s o f t h e M u n i c i p a l N o i s e O r d i n a n c e , w h i c h li m i t s m a x i m u m p e r m i t t e d n o i s e l e v e l s t h a t c r o s s p r o p e r t y li n e s a n d i m p a c t a d j a c e n t l a n d u s e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d b e s u b j e c t t o th e T o w n ’ s N o i s e O r d i n a n c e . P3 . 2 Re g u l a t e n o i s e f r o m n o n - e m e r g e n c y c o n s t r u c t i o n a c t i v i t i e s th r o u g h t h e M u n i c i p a l N o i s e O r d i n a n c e . M i t i g a t i o n M e a s u r e N O I - 1 a a n d 1 b r e q u i r e s c o n s t r u c t i o n ac t i v i t i e s t o c o m p l y w i t h t h e T o w n ’ s n o i s e o r d i n a n c e th r o u g h o u t d e v e l o p m e n t o f t h e D r a f t M a s t e r P l a n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 6 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P3 . 1 3 Re q u i r e t h e f o l l o w i n g s t a n d a r d c o n s t r u c t i o n n o i s e c o n t r o l m e a s u r e s t o b e i n c l u d e d a s r e q u i r e m e n t s a t c o n s t r u c t i o n si t e s i n o r d e r t o m i n i m i z e c o n s t r u c t i o n n o i s e i m p a c t s . • Eq u i p a l l i n t e r n a l c o m b u s t i o n e n g i n e d r i v e n e q u i p m e n t w i t h i n t a k e a n d e x h a u s t m u f f l e r s t h a t a r e i n g o o d co n d i t i o n a n d a p p r o p r i a t e f o r t h e e q u i p m e n t . • Lo c a t e s t a t i o n a r y n o i s e g e n e r a t i n g e q u i p m e n t a s f a r a s po s s i b l e f r o m s e n s i t i v e r e c e p t o r s w h e n s e n s i t i v e r e c e p t o r s ad j o i n o r a r e n e a r a c o n s t r u c t i o n p r o j e c t a r e a . • Ut i l i z e “ q u i e t ” a i r c o m p r e s s o r s a n d o t h e r s t a t i o n a r y n o i s e - ge n e r a t i n g e q u i p m e n t w h e r e a p p r o p r i a t e t e c h n o l o g y ex i s t s . • T h e p r o j e c t s p o n s o r s h a l l d e s i g n a t e a “ d i s t u r b a n c e co o r d i n a t o r ” w h o w o u l d b e r e s p o n s i b l e f o r r e s p o n d i n g t o a n y l o c a l c o m p l a i n t s a b o u t c o n s t r u c t i o n n o i s e . T h e d i s t u r b a n c e c o o r d i n a t o r w i l l d e t e r m i n e t h e c a u s e o f t h e n o i s e c o m p l a i n t ( e . g . , s t a r t i n g t o o e a r l y , b a d m u f f l e r , e t c . ) an d w i l l r e q u i r e t h a t r e a s o n a b l e m e a s u r e s w a r r a n t e d t o co r r e c t t h e p r o b l e m b e i m p l e m e n t e d . T h e p r o j e c t s p o n s o r sh a l l a l s o p o s t a t e l e p h o n e n u m b e r f o r e x c e s s i v e n o i s e co m p l a i n t s i n c o n s p i c u o u s l o c a t i o n s i n t h e v i c i n i t y o f t h e p r o j e c t s i t e . A d d i t i o n a l l y , t h e p r o j e c t s p o n s o r s h a l l s e n d a n o t i c e t o n e i g h b o r s i n t h e p r o j e c t v i c i n i t y w i t h i n f o r m a t i o n o n t h e c o n s t r u c t i o n s c h e d u l e a n d t h e t e l e p h o n e n u m b e r fo r n o i s e c o m p l a i n t s . M i t i g a t i o n M e a s u r e N O I - 1 r e q u i r e s c o m p l i a n c e w i t h t h e To w n ’ s c o n s t r u c t i o n n o i s e c o n t r o l s . To w n o f T r u c k e e 2 0 2 5 G e n e r a l P l a n , S a f e t y E l e m e n t Gu i d i n g Pr i n c i p l e s 1 M i n i m i z e t h e p o t e n t i a l r i s k t o l i f e a n d p r o p e r t y f r o m n a t u r a l an d i n d u c e d h a z a r d s i n t h e T o w n o f T r u c k e e . I m p a c t s f r o m h a z a r d s a n d p u b l i c s a f e t y i s s u e s a r e ad d r e s s e d i n s e c t i o n I V . J . o f t h i s E I R . P1 . 1 Gr o u p a n d l o c a t e n e w r e s i d e n t i a l d e v e l o p m e n t i n s u c h a w a y as t o a v o i d a r e a s o f h a z a r d i n c l u d i n g s t e e p s l o p e s a n d a r e a s o f u n s t a b l e s o i l s . Th e m a s t e r p l a n a r e a i s n o t l o c a t e d i n a n a r e a o f s t e e p sl o p e s . M i t i g a t i o n M e a s u r e s i n c l u d e d i n S e c t i o n I V . J . , Ha z a r d s a n d P u b l i c S a f e t y , w o u l d r e d u c e i m p a c t s r e l a t e d t o co n t a m i n a t e d s o i l s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P1 . 2 En c o u r a g e r e t r o f i t t i n g o f s t r u c t u r e s , p a r t i c u l a r l y o l d e r bu i l d i n g s , t o w i t h s t a n d e a r t h q u a k e s h a k i n g a n d l a n d s l i d e s . E n s u r e t h a t n e w d e v e l o p m e n t i n c o r p o r a t e s d e s i g n a n d en g i n e e r i n g t h a t m i n i m i z e s t h e r i s k o f d a m a g e f r o m s e i s m i c ev e n t s a n d l a n d s l i d i n g . Ne w d e v e l o p m e n t w i t h i n t h e m a s t e r p l a n a r e a w o u l d b e su b j e c t t o e n g i n e e r i n g s t a n d a r d s t o m i n i m i z e r i s k s o f da m a g e s . P1 . 3 Re q u i r e s o i l s r e p o r t s f o r n e w d e v e l o p m e n t i n a r e a s w h e r e g e o l o g i c r i s k s a r e k n o w n t o e x i s t . S u c h r e p o r t s s h o u l d in c l u d e r e c o m m e n d a t i o n s f o r a p p r o p r i a t e e n g i n e e r i n g a n d ot h e r m e a s u r e s t o a d d r e s s i d e n t i f i e d r i s k s . Ne w d e v e l o p m e n t w i t h i n t h e m a s t e r p l a n a r e a w o u l d b e su b j e c t t o e n g i n e e r i n g r e c o m m e n d a t i o n s f r o m s o i l s r e p o r t s co m p l e t e d f o r p a r c e l s w i t h i n t h e p r o j e c t a r e a . P2 . 3 In c o r p o r a t e s t o r m w a t e r d r a i n a g e s y s t e m s i n d e v e l o p m e n t p r o j e c t s t o e f f e c t i v e l y c o n t r o l t h e r a t e a n d a m o u n t o f r u n o f f , so a s t o p r e v e n t i n c r e a s e s i n d o w n s t r e a m f l o o d i n g p o t e n t i a l . I m p a c t s f r o m h a z a r d s a n d p u b l i c s a f e t y i s s u e s a r e ad d r e s s e d i n s e c t i o n I V . G . o f t h e E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . P2 . 4 Di s c o u r a g e d e v e l o p m e n t w i t h i n t h e T r u c k e e R i v e r f l o o d p l a i n a n d a d j a c e n t t o o t h e r w a t e r w a y s t o m i n i m i z e r i s k s a s s o c i a t e d wi t h f l o o d i n g . Th e D r a f t M a s t e r P l a n r e q u i r e s a m i n i m u m 2 0 - f o o t s e t b a c k fo r d e v e l o p m e n t b e y o n d t h e m a p p e d 1 0 0 - y e a r f l o o d p l a i n . A s a r e s u l t , t h e p r o j e c t d o e s n o t p r o p o s e t o p l a c e h o u s i n g w i t h i n a 1 0 0 - y e a r f l o o d h a z a r d a r e a a s m a p p e d o n a f e d e r a l Fl o o d H a z a r d B o u n d a r y o r F l o o d I n s u r a n c e R a t e M a p o r ot h e r f l o o d h a z a r d d e l i n e a t i o n m a p , n o r p l a c e w i t h i n a 1 0 0 - ye a r f l o o d h a z a r d a r e a s t r u c t u r e s w h i c h w o u l d i m p e d e o r re d i r e c t f l o o d f l o w s . P4 . 2 Co n t i n u e t o c o o p e r a t e w i t h t h e F i r e P r o t e c t i o n D i s t r i c t t o im p l e m e n t f i r e s a f e t y o r d i n a n c e s t o m i n i m i z e w i l d l a n d f i r e ha z a r d s , i n c l u d i n g i n c o r p o r a t i o n o f f i r e r e s i s t a n t b u i l d i n g a n d r o o f i n g m a t e r i a l s , a n d a t t a i n m e n t a n d m a i n t e n a n c e o f “d e f e n s i b l e s p a c e . ” D e f e n s i b l e s p a c e m a y i n c l u d e r e v e g e t a t i o n w i t h l e s s f l a m m a b l e s p e c i e s , s u c h a s f i r e r e s i s t a n t n a t i v e a n d a d a p t e d s p e c i e s , a n d t h e u s e o f m u l c h t o p r e v e n t e r o s i o n o n b a r e s o i l . Al t h o u g h a l l o f T r u c k e e i s i n a h i g h h a z a r d s e v e r i t y z o n e f o r fi r e , t h e M a s t e r P l a n A r e a l a c k s s e v e r a l s i t e c h a r a c t e r i s t i c s , su c h a s d e n s e v e g e t a t i o n o r s t e e p s l o p e s t h a t i n c r e a s e t h e ri s k a n d / o r i n t e n s i t y o f f i r e s . N e w d e v e l o p m e n t w o u l d in c l u d e f i r e p r o t e c t i o n s y s t e m s a n d a d e q u a t e r o a d s t o a l l o w ac c e s s b y e m e r g e n c y v e h i c l e s . F u r t h e r , d e v e l o p m e n t w o u l d co n f o r m t o t h e r e q u i r e m e n t s o f t h e N e v a d a C o u n t y F i r e P l a n an d t h e T r u c k e e F i r e P r o t e c t i o n D i s t r i c t . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 6 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P4 . 4 R e q u i r e n e w d e v e l o p m e n t t o i n c o r p o r a t e a d e q u a t e e m e r g e n c y w a t e r f l o w , e m e r g e n c y v e h i c l e a c c e s s a n d ev a c u a t i o n r o u t e s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d i n c o r p o r a t e ad e q u a t e w a t e r f l o w , e m e r g e n c y v e h i c l e a c c e s s a n d ev a c u a t i o n r o u t e s . T h e m a s t e r p l a n w o u l d n o t h i n d e r ac c e s s i b i l i t y t o t h e T o w n ’ s e v a c u a t i o n r o u t e s . P4 . 5 Co n t i n u e t o s u p p o r t t h e m i t i g a t i o n f e e p r o g r a m f o r t h e F i r e P r o t e c t i o n D i s t r i c t , t o e n s u r e t h a t t h e D i s t r i c t i s a b l e t o m e e t th e f u t u r e f i r e p r o t e c t i o n n e e d s o f t h e c o m m u n i t y a s i t g r o w s . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d b e s u b j e c t t o th e m i t i g a t i o n f e e f o r t h e F i r e P r o t e c t i o n D i s t r i c t . P4 . 7 En s u r e t h a t t h e d e v e l o p m e n t r e v i e w p r o c e s s a d d r e s s e s wi l d l a n d f i r e r i s k , i n c l u d i n g a s s e s s m e n t o f b o t h c o n s t r u c t i o n an d p r o j e c t r e l a t e d f i r e r i s k s p a r t i c u l a r l y i n a r e a s o f t h e T o w n m o s t s u s c e p t i b l e t o f i r e h a z a r d s . C o o p e r a t e w i t h t h e T F F P D i n r e v i e w i n g f i r e s a f e t y p l a n s a n d p r o v i s i o n s i n n e w d e v e l o p m e n t , i n c l u d i n g a s p e c t s s u c h a s e m e r g e n c y a c c e s s , si t e d e s i g n f o r m a i n t e n a n c e o f d e f e n s i b l e s p a c e , a n d u s e o f no n - c o m b u s t i b l e m a t e r i a l s . Al t h o u g h a l l o f T r u c k e e i s i n a h i g h h a z a r d s e v e r i t y z o n e f o r fi r e , t h e M a s t e r P l a n A r e a l a c k s s e v e r a l s i t e c h a r a c t e r i s t i c s , su c h a s d e n s e v e g e t a t i o n o r s t e e p s l o p e s t h a t i n c r e a s e t h e ri s k a n d / o r i n t e n s i t y o f f i r e s . N e w d e v e l o p m e n t w o u l d in c l u d e f i r e p r o t e c t i o n s y s t e m s a n d a d e q u a t e r o a d s t o a l l o w ac c e s s b y e m e r g e n c y v e h i c l e s . F u r t h e r , d e v e l o p m e n t w o u l d co n f o r m t o t h e r e q u i r e m e n t s o f t h e N e v a d a C o u n t y F i r e P l a n an d t h e T r u c k e e F i r e P r o t e c t i o n D i s t r i c t . P5 . 3 Su p p o r t e f f o r t s t o i d e n t i f y a n d r e m e d i a t e s o i l s a n d g r o u n d w a t e r c o n t a m i n a t e d w i t h t o x i c m a t e r i a l s , a n d t o i d e n t i f y a n d e l i m i n a t e s o u r c e s c o n t r i b u t i n g t o s u c h co n t a m i n a t i o n . Th e M a s t e r P l a n A r e a h a s a r e a s o f k n o w n a n d p o t e n t i a l , b u t as y e t u n c h a r a c t e r i z e d , o r o n l y p a r t l y c h a r a c t e r i z e d , s o i l a n d gr o u n d w a t e r c o n t a m i n a t i o n a s s o c i a t e d w i t h h i s t o r i c s i t e us e s . P o t e n t i a l s o u r c e s o f t h e c o n t a m i n a t i o n i n c l u d e f o r m e r c o m m e r c i a l a n d i n d u s t r i a l u s e s t h a t h a v e o c c u p i e d t h e Ma s t e r P l a n A r e a . T h e c h e m i c a l s i n t h e s o i l a n d g r o u n d w a t e r ar e h a z a r d o u s a n d e x p o s u r e t o t h e c h e m i c a l s v i a d i r e c t co n t a c t , i n h a l a t i o n o r o t h e r m e a n s m a y p r e s e n t a r i s k t o fu t u r e s i t e o c c u p a n t s . I m p l e m e n t a t i o n o f M i t i g a t i o n M e a s u r e HA Z - 1 w o u l d r e d u c e t h e c o n t a m i n a t e d s o i l i m p a c t t o a l e s s - th a n - s i g n i f i c a n t l e v e l . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p P6 . 1 M a i n t a i n l a n d u s e a n d d e v e l o p m e n t p a t t e r n s i n t h e v i c i n i t y o f th e T r u c k e e - T a h o e A i r p o r t t h a t a r e c o n s i s t e n t w i t h t h e ad o p t e d C o m p r e h e n s i v e A i r p o r t L a n d U s e P l a n , i n c l u d i n g se t b a c k s a n d h e i g h t r e q u i r e m e n t s . T h e s i z e , s c a l e , a n d d e n s i t y o f b u i l d i n g s p r o p o s e d f o r t h e M a s t e r P l a n A r e a w o u l d c o n f o r m t o t h e r e q u i r e m e n t s s e t fo r t h i n t h e a i r p o r t ’ s l a n d u s e p l a n . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , L a n d U s e Po l i c i e s Gu i d i n g P o l i c y 1 E n c o u r a g e a m i x o f r e s i d e n t i a l , o f f i c e , a n d c o m m e r c i a l u s e s to e n h a n c e t h e p e d e s t r i a n o r i e n t a t i o n o f d o w n t o w n , r e d u c e tr a f f i c , a n d p r o v i d e a n e n v i r o n m e n t t h a t f o s t e r s s t r e e t l e v e l ac t i v i t y a n d s o c i a l i n t e r a c t i o n . De v e l o p m e n t w i t h i n t h e M a s t e r P l a n A r e a i s d e s i g n e d i n ac c o r d a n c e w i t h t h e r e q u i r e m e n t s o f t h e A i r p o r t L a n d U s e Co m p a t i b i l i t y P l a n . Gu i d i n g P o l i c y 2 En h a n c e t h e d e s i r a b i l i t y o f d o w n t o w n a s a d e s t i n a t i o n a t t r a c t i o n f o r l o c a l s a n d t o u r i s t s b y c r e a t i n g a v a r i e t y o f re a s o n s f o r p e o p l e t o c o m e d o w n t o w n . Th e p u r p o s e o f t h e M a s t e r P l a n i s t o r e d e v e l o p t h e R a i l y a r d si t e a s a m i x e d - u s e a r e a w i t h s p a c e s f o r r e t a i l a n d o f f i c e us e s , a v a r i e t y o f h o u s i n g o p p o r t u n i t i e s , a n d a r t i s a n in d u s t r y l o c a t i o n s t h a t w i l l a t t r a c t b o t h l o c a l s a n d t o u r i s t s . Gu i d i n g P o l i c y 3 Ph a s e o u t i n d u s t r i a l l a n d u s e s l o c a t e d a l o n g t h e T r u c k e e Ri v e r c o r r i d o r , a n d e n s u r e t h a t n e w r i v e r f r o n t d e v e l o p m e n t p r o t e c t s t h e s c e n i c a n d e n v i r o n m e n t a l q u a l i t y o f t h e R i v e r th r o u g h d e v e l o p m e n t o f s t r i c t d e s i g n s t a n d a r d s . P r o v i d e in d u s t r i a l l y z o n e d l a n d s w i t h i n a p p r o p r i a t e l o c a t i o n s i n t h e DS A w h i c h c o u l d a c c o m m o d a t e t h o s e i n d u s t r i a l u s e s r e l o c a t i n g o f f t h e r i v e r . T h e M a s t e r P l a n e n c o u r a g e s a r t i s a n i n d u s t r y u s e s t o b e l o c a t e d i n t h e I n d u s t r i a l H e r i t a g e d i s t r i c t o f t h e M a s t e r P l a n Ar e a . Gu i d i n g P o l i c y 5 Ac c o m m o d a t e a d d i t i o n a l r e s i d e n t i a l d e v e l o p m e n t , i n c l u d i n g af f o r d a b l e h o u s i n g , i n t h e D S A . Th e M a s t e r P l a n p r o m o t e s a m i x t u r e o f h o u s i n g t y p e s t o se r v e a v a r i e t y o f h o u s i n g n e e d s . T h e i m p l e m e n t a t i o n se c t i o n o f t h e M a s t e r P l a n c a l l s f o r a p r o g r a m f o r a f f o r d a b l e h o u s i n g w i t h i n t h e M a s t e r P l a n A r e a t o b e c r e a t e d i n co m p l i a n c e w i t h t h e G e n e r a l P l a n c o n c u r r e n t l y w i t h t h e ad o p t i o n o f t h e M a s t e r P l a n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 6 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P o l i c y 6 Pr o v i d e o p e n s p a c e s t o a c c o m m o d a t e a T o w n S q u a r e , ou t d o o r p o n d / i c e s k a t i n g r i n k , p u b l i c a c c e s s t o t h e T r u c k e e R i v e r , p r o t e c t i o n o f t h e h i s t o r i c “ i c e p a l a c e ” s i t e , a n d p r o t e c t i o n o f t h e h i s t o r i c H i l l t o p S k i H i l l . P r o v i d e a n in t e g r a t e d p e d e s t r i a n a n d b i c y c l e n e t w o r k t h a t l i n k s t h e s e op e n s p a c e s a n d o t h e r d e s t i n a t i o n p o i n t s w i t h i n t h e D S A . Re d e v e l o p m e n t o f t h e M a s t e r P l a n A r e a w i l l h e l p t o c r e a t e a ci v i c p r e s e n c e D o w n t o w n b y p r o v i d i n g a p r o m i n e n t l o c a t i o n fo r a n e w c i v i c b u i l d i n g , a c e n t r a l l y l o c a t e d T o w n S q u a r e , an d p u b l i c l y a c c e s s i b l e n e i g h b o r h o o d p a r k s . T h e M a s t e r Pl a n a l s o i n c o r p o r a t e s n u m e r o u s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e M a s t e r P l a n A r e a a n d t o o t h e r ad j a c e n t a r e a s . Gu i d i n g P o l i c y 7 Cr e a t e p e d e s t r i a n f r i e n d l y c o n n e c t i o n s e n c o u r a g i n g p e o p l e t o w a l k b e t w e e n a c t i v i t y c e n t e r s s u c h a s C o m m e r c i a l R o w , t h e Mi l l S i t e A r e a , W e s t R i v e r S t r e e t , J i b b o o m S t r e e t a n d Br i c k e l l t o w n . Th e M a s t e r P l a n p r o m o t e s p e d e s t r i a n c o n n e c t i o n s im p r o v e m e n t s t h r o u g h o u t t h e M a s t e r P l a n A r e a , i n c l u d i n g si d e w a l k i m p r o v e m e n t s a n d t r a i l s . Gu i d i n g P o l i c y 8 E n c o u r a g e t h e e s t a b l i s h m e n t o £ a d d i t i o n a l o f f i c e s p a c e d o w n t o w n t o b a l a n c e o u t t h e s e a s o n a l f l u c t u a t i o n s c r e a t e d b y re t a i l u s e s . Th e M a s t e r P l a n a l l o w s o f f i c e u s e s a s p a r t o f t h e m i x e d - u s e d o w n t o w n e n v i r o n m e n t t h a t t h e p l a n c r e a t e s . Gu i d i n g P o l i c y 1 1 E n c o u r a g e a d d i t i o n a l l o d g i n g i n t h e D S A , a n d a c c o m m o d a t e b e d a n d b r e a k f a s t u s e s w h e r e a p p r o p r i a t e i n D S A r e s i d e n t i a l ar e a s . T h e T o w n m a y w o r k w i t h p o t e n t i a l l o d g i n g d e v e l o p e r s to e v a l u a t e i n c e n t i v e s f o r c o n s t r u c t i o n o f l o d g i n g i n t h e a b o v e l i s t e d s u b a r e a s o f t h e D S A . T h e M A D f o r t h e D o w n t o w n E x t e n s i o n D i s t r i c t a n t i c i p a t e s d e v e l o p m e n t o f a 6 0 - r o o m h o t e l . B e d a n d b r e a k f a s t u s e s a r e al l o w e d i n t h e I n d u s t r i a l H e r i t a g e a n d T r o u t C r e e k d i s t r i c t s of t h e M a s t e r P l a n A r e a . Gu i d i n g P o l i c y 1 2 T h e p r o j e c t e d g r o w t h i d e n t i f i e d i n T a b l e 2 . 1 ( s e e p a g e 2 - 1 5 ) sh a l l s e r v e a s a g e n e r a l g u i d e l i n e f o r d e v e l o p m e n t d e n s i t y i n th e D S A s u b a r e a s . T h e d e n s i t y i n t h e M a s t e r P l a n A r e a s m a y be h i g h e r o r l o w e r d e p e n d i n g o n t h e m o r e d e t a i l e d s t u d i e s d o n e d u r i n g t h e M a s t e r P l a n p r e p a r a t i o n , a n d o n un f o r e s e e a b l e e c o n o m i c f a c t o r s . T h e d e v e l o p m e n t d e n s i t y an d i n t e n s i t y i n i n d i v i d u a l z o n e d i s t r i c t s o u t s i d e o f M a s t e r P l a n A r e a s s h a l l b e e s t a b l i s h e d t h r o u g h t h e D S A z o n i n g st a n d a r d s . T h e p r o j e c t e d g r o w t h i d e n t i f i e d i n T a b l e 2 . 1 s h a l l be u s e d a s a g e n e r a l g u i d e l i n e f o r e s t a b l i s h i n g d e n s i t y a n d i n t e n s i t y s t a n d a r d s i n i n d i v i d u a l z o n i n g d i s t r i c t s . Th e M a s t e r P l a n p r o m o t e s h i g h e r d e n s i t y i n t h e D o w n t o w n E x t e n s i o n a n d I n d u s t r i a l H e r i t a g e d i s t r i c t s a n d l o w e r de n s i t i e s i n t h e T r o u t C r e e k d i s t r i c t . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P o l i c y 1 4 En c o u r a g e l o c a t i o n a n d r e t e n t i o n o f p u b l i c b u i l d i n g s a n d co m m u n i t y s e r v i n g u s e s i n t h e D S A , p a r t i c u l a r l y i n t h e Do w n t o w n C o r e a n d M i l l S i t e S u b a r e a s . S u c h b u i l d i n g s c o u l d in c l u d e a l i b r a r y , T o w n H a l l , t h e a t e r , r e c r e a t i o n c e n t e r , co m m u n i t y c o l l e g e , p o s t o f f i c e , a n d c h u r c h e s . S h o u l d t h e Po s t O f f i c e d e c i d e t o r e l o c a t e f r o m i t s c u r r e n t l o c a t i o n o n J i b b o o m S t r e e t , r e l o c a t i n g t h e p o s t o f f i c e t o t h e M i l l S i t e i s pr e f e r a b l e t o r e l o c a t i n g i t o u t s i d e t h e D S A . Re d e v e l o p m e n t o f t h e M a s t e r P l a n A r e a w i l l h e l p t o c r e a t e a ci v i c p r e s e n c e D o w n t o w n b y p r o v i d i n g a p r o m i n e n t l o c a t i o n fo r a n e w c i v i c b u i l d i n g , a c e n t r a l l y l o c a t e d T o w n S q u a r e , an d p u b l i c l y a c c e s s i b l e n e i g h b o r h o o d p a r k s . Gu i d i n g P o l i c y 1 5 E s t a b l i s h a p r o g r a m t o e l i m i n a t e b i l l b o a r d s i n t h e D S A . N o b i l l b o a r d s a r e p r o p o s e d i n c o n n e c t i o n w i t h t h e D r a f t Ma s t e r P l a n . Gu i d i n g P o l i c y 1 6 Ad d r e s s l a n d u s e c o m p a t i b i l i t y i s s u e s i n t h e D S A t h r o u g h t h e co n d i t i o n a l u s e p e r m i t p r o c e s s . Th e M a s t e r P l a n p r o v i d e s a t a b l e o f a l l o w e d l a n d u s e s t h a t de s i g n a t e s w h i c h u s e s a r e p e r m i t t e d a n d w h i c h u s e s r e q u i r e a u s e p e r m i t o r a r e n o t p e r m i t t e d i n d i f f e r e n t d i s t r i c t s o f t h e Ma s t e r P l a n A r e a . Do w n t o w n Co m m e r c i a l Co r e Po l i c y 2 Em p h a s i z e t h e c o m m e r c i a l c o r e o f d o w n t o w n a s a p e d e s t r i a n - or i e n t e d a r e a . T h e f o l l o w i n g s t r a t e g i e s s h o u l d b e u s e d t o a c c o m p l i s h t h i s : I n s t a l l s t r e e t s c a p e i m p r o v e m e n t s t h a t en h a n c e t h e p e d e s t r i a n e x p e r i e n c e , i n c l u d i n g l a n d s c a p i n g , de c o r a t i v e p a v i n g , s t r e e t f u r n i t u r e a n d p l a n t i n g s . P r o v i d e i n t e g r a t e d p e d e s t r i a n c o n n e c t i o n s t o p a r k i n g a r e a s , W e s t R i v e r S t r e e t , t h e M i l l S i t e d e v e l o p m e n t , a n d t h e T r u c k e e R i v e r . I n c r e a s e p e d e s t r i a n s a f e t y b y i n s t a l l i n g c r o s s w a l k s a n d li g h t i n g w h e r e n e e d e d , a n d b y p r o v i d i n g a n a d d i t i o n a l pe d e s t r i a n a c c e s s a c r o s s t h e r a i l r o a d t r a c k s . De v e l o p m e n t w i t h i n t h e M a s t e r P l a n A r e a w i l l b e r e q u i r e d t o ha v e a s t r o n g p e d e s t r i a n o r i e n t a t i o n . T h e M a s t e r P l a n in c o r p o r a t e s n u m e r o u s p e d e s t r i a n s t r e e t s c a p e im p r o v e m e n t s t o e n c o u r a g e p e d e s t r i a n a c c e s s a n d a c t i v i t y in t h e d o w n t o w n . S i d e w a l k s a n d w a l k w a y s w i l l b e i m p r o v e d , as w i l l p e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s t h r o u g h o u t t h e ar e a . A S t r e e t s c a p e M a s t e r P l a n a d d r e s s i n g v a r i o u s st r e e t s c a p e i m p r o v e m e n t s w i l l b e r e q u i r e d p r i o r t o de v e l o p m e n t . A n u n d e r c r o s s i n g o f t h e r a i l r o a d t r a c k s i s al s o p r o v i d e d o n t h e e a s t e r n e n d o f t h e p r o j e c t s i t e . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 6 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p M i l l S i t e P o l i c y 1 P r o m o t e t h e d e v e l o p m e n t o f t h e M i l l S i t e a s a n a t t r a c t i v e pe d e s t r i a n - o r i e n t e d a c t i v i t y c e n t e r p h y s i c a l l y a n d v i s u a l l y co n n e c t e d w i t h h i s t o r i c d o w n t o w n T r u c k e e , a n d c o n t a i n i n g a mi x o f r e t a i l / c o m m e r c i a l u s e s , r e c r e a t i o n a l u s e s , l o d g i n g , an d p u b l i c s e r v i c e s . T h e i n t e n s i t y o f d e v e l o p m e n t i n t h i s a r e a sh o u l d b e b a l a n c e d w i t h t h e i n t e n s i t y o f d e v e l o p m e n t i n t h e Co m m e r c i a l C o r e . T h e i n t e r f a c e b e t w e e n h i s t o r i c T r u c k e e a n d th e n e w M i l l S i t e d e v e l o p m e n t s h o u l d b e s e a m l e s s . G e n e r a l gu i d e l i n e s f o r b u i l d i n g d e n s i t y a n d i n t e n s i t y a r e c o n t a i n e d i n T a b l e 2 . 1 u n d e r t h e M i l l S i t e C a t e g o r y . Th e p u r p o s e o f t h e M a s t e r P l a n i s t o r e d e v e l o p t h e Ra i l y a r d / M i l l S i t e a s a m i x e d - u s e a r e a w i t h s p a c e s f o r r e t a i l an d o f f i c e u s e s , a v a r i e t y o f h o u s i n g o p p o r t u n i t i e s , a n d ar t i s a n i n d u s t r y l o c a t i o n s t h a t w i l l a t t r a c t b o t h l o c a l s a n d to u r i s t s . T h e p r o p o s e d M a s t e r P l a n i n t e n d s t o c r e a t e a n at t r a c t i v e m i x e d - u s e c e n t e r t h a t s e a m l e s s l y i n t e g r a t e s w i t h Do w n t o w n T r u c k e e a n d r e f l e c t s t h e h i s t o r i c c h a r a c t e r a n d in d u s t r i a l h e r i t a g e o f t h e a r e a . T h e M a s t e r P l a n s e t s st a n d a r d s a n d g u i d e l i n e s f o r t h e d e v e l o p m e n t o f t h e Ra i l y a r d / M i l l S i t e . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 6 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p M i l l S i t e P o l i c y 2 A M a s t e r P l a n s h a l l b e p r e p a r e d p r i o r t o a n y d e v e l o p m e n t i n th e M i l l S i t e a r e a t o c o o r d i n a t e t h e m i x o f l a n d u s e s a n d d e s i g n t r e a t m e n t s . F i g u r e 2 . 3 s h o w s t h e b o u n d a r i e s o f : t h e pr o p e r t y o w n e d b y U n i o n P a c i f i c R a i l r o a d w h i c h c o u l d b e of f e r e d f o r s a l e t o a n i n t e r e s t e d d e v e l o p e r . T h e M a s t e r P l a n sh o u l d i n c o r p o r a t e f e a t u r e s s u c h a s a h o t e l s i t e , m i x e d - u s e co m m e r c i a l a r e a s , a p a r k a r e a , h i g h d e n s i t y r e s i d e n t i a l i f ap p r o p r i a t e , a n d a c o m m u n i t y B u i l d i n g / a u d i t o r i u m . T h e m a s t e r p l a n s h o u l d i n c l u d e t h e f o l l o w i n g f e a t u r e s : • A c c o m m o d a t e h o u s i n g w h e r e a p p r o p r i a t e . • S i t e D e s i g n s h a l l t a k e m a x i m u m a d v a n t a g e o f s o u t h e r n e x p o s u r e , m o u n t a i n v i e w s , a n d o r i e n t a t i o n t o t h e b a l l o o n tr a c k . • In c o r p o r a t e a p u b l i c p a r k w h i c h h a s a n o u t d o o r i c e s k a t i n g ri n k s e r v i n g a s a p o n d i n t h e s u m m e r . • E n s u r e t h a t t h e M i l l S i t e r e m a i n s a y e a r - r o u n d a c t i v i t y ce n t e r b y a c c o m m o d a t i n g l o c a l - s e r v i n g u s e s i n c l u d i n g a p o s t o f f i c e , l o c a l g o v e r n m e n t f a c i l i t i e s , c o m m u n i t y c e n t e r o r a u d i t o r i u m , t h e a t e r , a n d p o s s i b l y a c o m m u n i t y c o l l e g e b r a n c h a n d l i b r a r y . • A n u n d e r c r o s s i n g o f t h e r a i l r o a d t r a c k s l o c a t e d t o t h e e a s t o f t h e b a l l o o n t r a c k s h a l l b e c o n s t r u c t e d w h e n ne c e s s i t a t e d b y M i l l S i t e d e v e l o p m e n t . T h e s p e c i f i c l o c a t i o n a n d t i m i n g o f c o n s t r u c t i o n o f t h e u n d e r c r o s s i n g s h a l l b e id e n t i f i e d d u r i n g t h e M a s t e r P l a n p r o c e s s . A n u n d e r cr o s s i n g a l i g n m e n t w i t h t h e n e w T r u c k e e S a n i t a r y D i s t r i c t pe d e s t r i a n b r i d g e a c r o s s t h e r i v e r i s c o n s i d e r e d a s t h e pr e f e r r e d l o c a t i o n i f f e a s i b l e . P e d e s t r i a n a c c e s s f r o m t h e M i l l S i t e t o t h e D o w n t o w n C o r e an d T r u c k e e R i v e r P a r k s s h a l l b e a c c o m m o d a t e d . Th e p u r p o s e o f t h e M a s t e r P l a n i s t o r e d e v e l o p t h e R a i l y a r d as a m i x e d - u s e a r e a w i t h s p a c e s f o r r e t a i l a n d o f f i c e u s e s , a va r i e t y o f h o u s i n g o p p o r t u n i t i e s , a n d a r t i s a n i n d u s t r y l o c a t i o n s t h a t w i l l a t t r a c t b o t h l o c a l s a n d t o u r i s t s . T h e p r o p o s e d M a s t e r P l a n i n t e n d s t o c r e a t e a n a t t r a c t i v e m i x e d - u s e c e n t e r t h a t s e a m l e s s l y i n t e g r a t e s w i t h D o w n t o w n T r u c k e e a n d r e f l e c t s t h e h i s t o r i c c h a r a c t e r a n d i n d u s t r i a l he r i t a g e o f t h e a r e a . T h e M a s t e r P l a n s h i f t s t h e b a l l o o n tr a c k t o t h e e a s t f o r t h e b e s t d e v e l o p m e n t o f t h e s i t e a n d f o r re s t o r a t i o n t o T r o u t C r e e k . S i t e d e s i g n g u i d e l i n e s r e q u i r e a t t e n t i o n t o s o l a r e x p o s u r e . T h e M a s t e r P l a n r e c o m m e n d s th e c r e a t i o n o f a T o w n S q u a r e a n d n e i g h b o r h o o d p a r k s o n th e p r o j e c t s i t e . T h e M a s t e r P l a n a l s o r e c o m m e n d s t h e cr e a t i o n o f a r a i l r o a d u n d e r c r o s s i n g o n t h e e a s t e n d o f t h e pr o j e c t s i t e . P e d e s t r i a n a n d b i c y c l e c o n n e c t i o n s a r e a l s o a n im p o r t a n t f o c u s o f t h e M a s t e r P l a n . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 6 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p M i l l S i t e P o l i c y 3 T h e M a s t e r P l a n s h a l l i n c o r p o r a t e d e s i g n s t a n d a r d s t o e n s u r e th e c o m p a t i b i l i t y o f a r c h i t e c t u r e a n d s i t e d e s i g n w i t h t h e hi s t o r i c m o u n t a i n c h a r a c t e r o f T r u c k e e a n d t h e s p e c i f i c hi s t o r y o f t h e M i l l S i t e a r e a a n d r a i l r o a d . T h e p r o p o s e d M a s t e r P l a n i n t e n d s t o c r e a t e a n a t t r a c t i v e m i x e d - u s e c e n t e r t h a t s e a m l e s s l y i n t e g r a t e s w i t h D o w n t o w n T r u c k e e a n d r e f l e c t s t h e h i s t o r i c c h a r a c t e r a n d i n d u s t r i a l h e r i t a g e o f t h e a r e a . T h e m o u n t a i n a n d i n d u s t r i a l h e r i t a g e of t h e a r e a i s p r e s e r v e d t h r o u g h G o a l 3 o f t h e M a s t e r a n d i t s su p p o r t i n g p o l i c i e s . M i l l S i t e P o l i c y 4 P r o m o t e p u b l i c t r a n s i t a c c e s s t o a n d f r o m t h e M i l l s i t e th r o u g h o p e r a t i o n o f : a t r o l l e y , p r e f e r a b l y r u n n i n g o n a r a i l sp u r c o n n e c t i n g t o t h e C o m m e r c i a l C o r e a r e a . Th e M a s t e r P l a n p r o m o t e s t h e o p p o r t u n i t y f o r a t r o l l e y co n n e c t i n g t h e M a s t e r P l a n A r e a w i t h t h e e x i s t i n g Do w n t o w n . M i l l S i t e P o l i c y 5 Ac c o m m o d a t e a n o u t d o o r r a i l m u s e u m a t t h e s o u t h e a s t co r n e r o f t h e B r i d g e S t r e e t a n d C o m m e r c i a l R o w i n t e r s e c t i o n a d j a c e n t t o t h e r a i l r o a d t r a c k s . T h e D r a f t M a s t e r P l a n i n c l u d e s 2 5 , 0 0 0 s q u a r e f e e t f o r c i v i c u s e s . P o t e n t i a l u s e s f o r t h e p r o p o s e d c i v i c s i t e w i t h i n t h e Ma s t e r P l a n A r e a i n c l u d e a r a i l m u s e u m . S e l e c t i o n o f t h e ci v i c u s e w i l l d e p e n d u p o n c o m m u n i t y p r i o r i t i e s a n d av a i l a b l e f u n d i n g . M i l l S i t e P o l i c y 6 De v e l o p a m a j o r p a r k i n g l o t o n t h e e a s t e r l y p o r t i o n o f t h e M i l l S i t e p r o p e r t y t o m o v e t r a f f i c e f f i c i e n t l y t o a n d f r o m t h e f u t u r e Ea s t e r l y u n d e r c r o s s i n g . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e a m a j o r p a r k i n g o n t h e e a s t e r n p o r t i o n o f t h e s i t e , r a t h e r t h e b a l l o o n t r a c k w o u l d b e r e l o c a t e d t o t h e e a s t e r n m o s t p o r t i o n of t h e s i t e . M i l l S i t e P o l i c y 7 Ac c o m m o d a t e d e v e l o p m e n t o f a n e w g a s s t a t i o n i n a n ap p r o p r i a t e l o c a t i o n o n t h e M i l l S i t e . T h r e e g a s s t a t i o n s a r e p r o p o s e d f o r c o n v e r s i o n t o o t h e r u s e s i n t h e D o w n t o w n C o r e (C a l N e v a d a T i r e , P a t G O l l i e ’ s , Q C a r d l o c k f a c i l i t y ) . A c c o m m o d a t i n g a n a d d i t i o n a l g a s s t a t i o n o n t h e M i l l S i t e w i l l he l p a d d r e s s l o c a l a n d v i s i t o r n e e d s f o r s e r v i c e s t a t i o n s i n t h e DS A . Th e D r a f t M a s t e r P l a n a l l o w s d e v e l o p m e n t o f s e r v i c e s s t a t i o n in t h e I n d u s t r i a l H e r i t a g e D i s t r i c t . A U s e P e r m i t i s r e q u i r e d t o es t a b l i s h t h i s l a n d u s e . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 7 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p M i l l S i t e P o l i c y 8 A l t h o u g h t h e e x i s t i n g b a l l o o n t r a c k m a y b e p e r c e i v e d a s a un i q u e d e s i g n f e a t u r e o n t h e M i l l S i t e , f u r t h e r a n a l y s i s m a y i d e n t i f y w a y s t o i m p r o v e t h e M i l l S i t e d e v e l o p m e n t b y r e l o c a t i n g o r r e p l a c i n g t h e b a l l o o n t r a c k . S u c h o p t i o n s w i l l b e fu r t h e r e v a l u a t e d a n d p u r s u e d t h r o u g h t h e m a s t e r p l a n p r o c e s s . T h e M a s t e r P l a n r e c o m m e n d s r e l o c a t i n g t h e b a l l o o n t r a c k t o th e e a s t e r n e n d o f t h e p r o j e c t s i t e . R e l o c a t i o n o f t h e t r a c k w i l l a l l o w f o r a g r e a t e r o p t i m i z a t i o n o f t h e l a n d u s e a n d d e v e l o p m e n t c a p a c i t y o f t h e s i t e . T h e r e l o c a t i o n w i l l a l s o al l o w T r o u t C r e e k t o b e r e s t o r e d t o a m o r e n a t u r a l c o u r s e an d w i d e n e d t o h a n d l e i n c r e a s e d f l o w s d u r i n g a 1 0 0 - y e a r fl o o r . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , Ci r c u l a t i o n a n d P a r k i n g P o l i c i e s Gu i d i n g Ci r c u l a t i o n Po l i c y 1 Do w n t o w n r o a d w a y i m p r o v e m e n t s s h a l l p r o v i d e f o r a d e q u a t e ci r c u l a t i o n a n d t r a f f i c s a f e t y w h i l e p r e s e r v i n g t h e h i s t o r i c a n d sc e n i c q u a l i t i e s o f t h e a r e a . F o u r - l a n e r o a d w a y s a n d d o u b l e le f t t u r n l a n e s i n t h e D S A s h a l l b e a v o i d e d . S i g n a l s i n s t a l l e d D o w n t o w n s h o u l d h a v e a h i s t o r i c c h a r a c t e r . Th e s t r e e t d e s i g n s i n t h e M a s t e r P l a n a r e i n t e n d e d t o p r o v i d e a v a r i e t y o f o p t i o n s f o r r e s i d e n t s i n D o w n t o w n T r u c k e e . I m p r o v e m e n t s t o t h e p e d e s t r i a n a n d b i c y c l e n e t w o r k a r e i n c o r p o r a t e d i n t o t h e p l a n . T h e M a s t e r P l a n d o e s n o t r e c o m m e n d s t r e e t s w i t h m o r e t h a n t w o t r a v e l l a n e s ex c e p t f o r D o n n e r P a s s R o a d w h i c h h a s t w o t r a v e l l a n e s a n d on e c e n t e r l e f t t u r n l a n e . Gu i d i n g Ci r c u l a t i o n Po l i c y 5 T r a f f i c c i r c l e s s h o u l d b e c o n s i d e r e d w h e r e t h e y p r o v i d e a fe a s i b l e , a c c e p t a b l e , a n d s a f e a l t e r n a t i v e t o s i g n a l i z a t i o n . Tr a f f i c c i r c l e s a r e n o t i n c l u d e d i n t h e D r a f t M a s t e r P l a n . Gu i d i n g P a r k i n g Po l i c y 1 Pr o v i d e a d e q u a t e p a r k i n g t o a c c o m m o d a t e t h e e x i s t i n g p a r k i n g s h o r t f a l l i n a d d i t i o n t o p a r k i n g d e m a n d g e n e r a t e d b y fu t u r e g r o w t h . Pa r k i n g s u r v e y s c o m p l e t e d a f t e r t h e i m p l e m e n t a t i o n o f a p a r k i n g m a n a g e m e n t p r o g r a m i n 2 0 0 5 s h o w a s u r p l u s o f pa r k i n g s p a c e s i n t h e C o m m e r c i a l C o r e . T h e M a s t e r P l a n im p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e a r e a s w i t h i n t h e Do w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r P l a n , w h i c h al l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d u s e s t h a t ha v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e s t r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o s e r v e t h e ar e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e M a s t e r Pl a n A r e a . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P a r k i n g Po l i c y 3 Pu b l i c p a r k i n g l o t s s h o u l d b e l o c a t e d i n p r o x i m i t y t o t h e b u s i n e s s e s b e i n g s e r v e d . T h e M a s t e r P l a n i m p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e ar e a s w i t h i n t h e D o w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r Pl a n , w h i c h a l l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d us e s t h a t h a v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e st r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o se r v e t h e a r e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e Ma s t e r P l a n A r e a . P u b l i c p a r k i n g i s e n c o u r a g e d t o b e lo c a t e d b e h i n d b u i l d i n g s a n d i n s t r u c t u r e s . Gu i d i n g P a r k i n g Po l i c y 4 P r o v i d e f o r s a f e , w e l l l i t p e d e s t r i a n a c c e s s t o a n d f r o m pa r k i n g a r e a s . Pe d e s t r i a n c o n n e c t i o n s a r e e n c o u r a g e d t h r o u g h o u t t h e Ma s t e r P l a n . Gu i d i n g P a r k i n g Po l i c y 5 P r o v i d e s i g n a g e t o d i r e c t t o u r i s t s u n f a m i l i a r w i t h T r u c k e e t o of f - s t r e e t p a r k i n g a r e a s . A p u b l i c s i g n p r o g r a m w i l l d i r e c t i n d i v i d u a l s a r o u n d t h e Do w n t o w n a r e a s . Gu i d i n g P a r k i n g Po l i c y 6 Pr o v i d e l o c a t i o n s f o r e m p l o y e e p a r k i n g i n a n d n e a r t h e Do w n t o w n C o m m e r c i a l C o r e wh i c h d o n o t c o m p e t e w i t h to u r i s t o r s h o p p e r p a r k i n g . Pa r k i n g s u r v e y s c o m p l e t e d a f t e r t h e i m p l e m e n t a t i o n o f a p a r k i n g m a n a g e m e n t p r o g r a m i n 2 0 0 5 s h o w a s u r p l u s o f pa r k i n g s p a c e s i n t h e C o m m e r c i a l C o r e . T h e M a s t e r P l a n im p l e m e n t s a “ p a r k o n c e ” c o n c e p t f o r t h e a r e a s w i t h i n t h e Do w n t o w n E x t e n s i o n d i s t r i c t o f t h e M a s t e r P l a n , w h i c h al l o w s f o r s h a r e d p a r k i n g b e t w e e n v a r i o u s l a n d u s e s t h a t ha v e d i f f e r e n t p e a k s i n p a r k i n g d e m a n d . T h e s t r a t e g y w i l l r e d u c e t h e t o t a l a m o u n t o f p a r k i n g r e q u i r e d t o s e r v e t h e ar e a a n d w i l l e n c o u r a g e w a l k i n g a n d b i k i n g i n t h e M a s t e r Pl a n A r e a . Gu i d i n g P a r k i n g Po l i c y 7 M o r e o n - s t r e e t p a r k i n g w i t h t i m e r e s t r i c t i o n s a s a c o m p o n e n t of t h e s t r e e t s c a p e d e s i g n i n t h e D o w n t o w n C o m m e r c i a l C o r e . On - s t r e e t p a r k i n g t i m e r e s t r i c t i o n s a r e n o t a d d r e s s e d i n t h e Ma s t e r P l a n . T h e M a s t e r P l a n r e q u i r e s c o m p l e t i o n o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f e a c h Di s t r i c t . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 7 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P a r k i n g Po l i c y 8 D e s i g n s t a n d a r d s e s t a b l i s h e d f o r t h e D S A s h a l l r e q u i r e n e w on - s i t e p r i v a t e s u r f a c e p a r k i n g a r e a s t o b e s h i e l d e d f r o m pu b l i c s t r e e t s b y l o c a t i n g p a r k i n g b e h i n d o r t o t h e s i d e o f n e w o r e x i s t i n g b u i l d i n g s . S u c h s t a n d a r d s a r e n e c e s s a r y i n o r d e r t o c r e a t e a n a p p e a l i n g e d g e t o b u i l d i n g s a l o n g t h e st r e e t a n d t o a v o i d t h e a p p e a r a n c e o f “ s t r i p ” c o m m e r c i a l ce n t e r s . Th e D r a f t M a s t e r P l a n r e q u i r e s n e w o n - s i t e p a r k i n g t o b e sh i e l d e d f r o m t h e s t r e e t b y s t r u c t u r e s . Gu i d i n g P a r k i n g Po l i c y 1 1 Ne w d e v e l o p m e n t a n d e x p a n s i o n o r u s e c o n v e r s i o n o f e x i s t i n g d e v e l o p m e n t w i l l b e s u b j e c t t o t h e p a r k i n g r e q u i r e m e n t s c o n t a i n e d i n t h e S p e c i f i c P l a n Z o n i n g S t a n d a r d s . T h e Z o n i n g S t a n d a r d s s h a l l a c c o u n t f o r “ s h a r e d pa r k i n g ” i n p a r k i n g d e m a n d c a l c u l a t i o n s f o r n e w o r e x p a n d e d de v e l o p m e n t . S i n c e t h e p e a k d e m a n d f o r p a r k i n g o c c u r s a t di f f e r e n t t i m e s f o r c e r t a i n u s e s , l e s s o v e r a l l p a r k i n g i s n e e d e d to a c c o m m o d a t e d e m a n d w i t h a m i x e d l a n d u s e p a t t e r n . Th e D r a f t M a s t e r P l a n s t a t e s t h a t s t a n d a r d s f o r o f f - s t r e e t pa r k i n g a n d l o a d i n g a r e a s a r e t o b e p r o v i d e d i n a c c o r d a n c e w i t h t h e s t a n d a r d s d e t a i l e d i n C h a p t e r 1 8 . 4 8 , P a r k i n g a n d Lo a d i n g , o f t h e D e v e l o p m e n t C o d e . H o w e v e r , a p a r k i n g st u d y i s b e i n g p r e p a r e d a n d a l t e r n a t i v e / l o w e r p a r k i n g a n d lo a d i n g s t a n d a r d s m a y b e r e c o m m e n d e d f o r i n c o r p o r a t i o n in t o t h e M a s t e r P l a n d u r i n g t h e p u b l i c r e v i e w p r o c e s s a n d or / p r i o r t o a d o p t i o n o f t h e M a s t e r P l a n . T h e s t u d y w i l l ev a l u a t e s h a r e d p a r k i n g o p p o r t u n i t i e s w i t h i n t h e M a s t e r P l a n Ar e a . Gu i d i n g P a r k i n g Po l i c y 1 2 A c c o m m o d a t e l o c a t i o n s f o r t o u r b u s p a r k i n g n e a r t h e Do w n t o w n C o m m e r c i a l C o r e . T h e D r a f t M a s t e r P l a n i n c l u d e s a n i n t e r m o d a l f a c i l i t y c o n c e p t to a c c o m m o d a t e b u s p a r k i n g i f s u c h a f a c i l i t y i s d e t e r m i n e d to b e f e a s i b l e i n t h e f u t u r e i f t r a n s i t b e c o m e s m o r e im p o r t a n t t h a n a u t o p a r k i n g . Gu i d i n g P a r k i n g Po l i c y 1 3 Ma k e p a r k i n g a r e a s a t t r a c t i v e , s a f e , a n d w e l l - l a n d s c a p e d . Th e D r a f t M a s t e r P l a n r e q u i r e s c o m p l e t i o n o f a S t r e e t s c a p e Ma s t e r P l a n p r i o r t o d e v e l o p m e n t w i t h i n e a c h D i s t r i c t . Gu i d i n g P a r k i n g Po l i c y 1 4 De s i g n p a r k i n g l o t s t o m a x i m i z e s o l a r o r i e n t a t i o n f o r m e l t i n g of i c e a n d s n o w . Pa r k i n g l o t s w i t h i n t h e M a s t e r P l a n A r e a a r e t o b e d e s i g n e d co n s c i o u s o f t h e n e e d f o r s t o r a g e o f s n o w a n d i c e . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , Pe d e s t r i a n a n d B i c y c l e C i r c u l a t i o n P o l i c i e s J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P o l i c y 1 Es t a b l i s h a n i n t e g r a t e d p e d e s t r i a n a n d b i c y c l e n e t w o r k w h i c h pr o v i d e s c o n n e c t i o n s b e t w e e n a l l p u b l i c p a r k s , d e s t i n a t i o n po i n t s , a n d a l l p u b l i c p a r k i n g a r e a s . Th e D r a f t M a s t e r P l a n p r o m o t e s p e d e s t r i a n a n d b i c y c l e co n n e c t i o n s t h r o u g h o u t t h e t o w n a n d e s p e c i a l l y a l o n g t h e T r o u t C r e e k G r e e n w a y , t o p u b l i c p a r k s , a n d t o p u b l i c pa r k i n g a r e a s . Gu i d i n g P o l i c y 6 Im p l e m e n t c u r r e n t A D A s t a n d a r d s r e g a r d i n g a c c e s s i b i l i t y f o r th e h a n d i c a p p e d a n d m o b i l i t y i m p a i r e d f o r s i d e w a l k a n d t r a i l pr o j e c t s . De v e l o p m e n t w i t h i n t h e m a s t e r p l a n a r e a w o u l d b e s u b j e c t to a p p l i c a b l e A D A s t a n d a r d s . Gu i d i n g P o l i c y 7 De v e l o p s t r e e t a m e n i t i e s t o m o d e r a t e c l i m a t i c e f f e c t s f o r pe d e s t r i a n a n d b i c y c l e s . I n c l u d e c o n c e p t s f o r w i n d s h e l t e r i n g , sh a d e a n d s n o w p r o t e c t i o n ( s e e C h a p t e r 5 ) . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t a m e n i t i e s fo r e a c h p o r t i o n o f t h e M a s t e r P l a n A r e a . Gu i d i n g P o l i c y 8 Cl e a r l y i d e n t i f y t h e p e d e s t r i a n / b i c y c l e p a t h s y s t e m w i t h a un i f o r m s i g n a g e p r o g r a m ( s e e C h a p t e r 5 ) . Pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a w i l l b e d e s i g n a t e d b y s i g n s . Gu i d i n g P o l i c y 1 0 Pr o v i d e a d e q u a t e l i g h t i n g f o r p e d e s t r i a n a n d b i c y c l e ci r c u l a t i o n w i t h i n t h e D o w n t o w n C o m m e r c i a l C o r e , p a r t i c u l a r l y a t i m p o r t a n t s i g n l o c a t i o n s a n d k e y i n t e r s e c t i o n s . Ad e q u a t e l i g h t i n g w i l l b e p r o v i d e d a l o n g t h e p e d e s t r i a n a n d bi c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a . Gu i d i n g P o l i c y 1 2 Av o i d s i g n i f i c a n t i m p a c t s t o e n v i r o n m e n t a l l y s e n s i t i v e a r e a s w h e n c o n s t r u c t i n g p a t h w a y s . Im p a c t s t o e n v i r o n m e n t a l l y s e n s i t i v e a r e a s a r e a d d r e s s e d i n th e E I R a n d m i t i g a t i o n m e a s u r e s a r e p r o v i d e d . Gu i d i n g P o l i c y 1 4 To r e d u c e t h e r e a l a n d p e r c e i v e d t h r e a t t o p e d e s t r i a n s a n d b i c y c l i s t s f r o m v e h i c l e s , t r a f f i c c a l m i n g m e t h o d s a r e p r o p o s e d t h r o u g h o u t t h e D S A w h e r e f e a s i b l e a n d ap p r o p r i a t e . I m p l e m e n t a t i o n o f t h e f o l l o w i n g m e a s u r e s i s de s c r i b e d i n m o r e d e t a i l i n C h a p t e r 5 . • Ch a n g e t h e p a v i n g m a t e r i a l o r e l e v a t i o n o f t h e p a t h w a y , o r p r o v i d e c l e a r m a r k i n g s a n d s i g n a g e t o s i g n i f y t o v e h i c l e s th e y h a v e e n t e r e d a p e d e s t r i a n a n d b i c y c l e a r e a . • D e l i n e a t e d p e d e s t r i a n r o a d c r o s s i n g s w i t h t r a f f i c c o n t r o l wh e r e n e c e s s a r y . • A t r a f f i c c i r c l e . Tr a f f i c c a l m i n g m e a s u r e s a r e i n c o r p o r a t e d i n t o t h e T r a n s p o r t a t i o n a n d C i r c u l a t i o n s e c t i o n o f t h e M a s t e r P l a n t o pr o t e c t p e d e s t r i a n s a n d b i c y c l i s t s . Pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a w i l l b e d e s i g n a t e d b y s i g n s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 7 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pe d e s t r i a n Ci r c u l a t i o n P o l i c y 2 Th e m a i n p e d e s t r i a n c i r c u l a t i o n m o v e m e n t b e t w e e n t h e Do w n t o w n C o m m e r c i a l C o r e a n d t h e M i l l S i t e s h a l l o c c u r al o n g C h u r c h S t r e e t , d e s i g n a t e d t h r o u g h s i g n a g e a n d w i d e , a t t r a c t i v e s i d e w a l k s . Pe d e s t r i a n c o n n e c t i o n s a r e p r o v i d e d t h r o u g h o u t t h e M a s t e r Pl a n A r e a , i n c l u d i n g a l o n g C h u r c h S t r e e t . P e d e s t r i a n a n d bi c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a w i l l b e d e s i g n a t e d b y s i g n s . Pe d e s t r i a n Ci r c u l a t i o n P o l i c y 4 S i d e w a l k s w i t h i n t h e D o w n t o w n C o m m e r c i a l C o r e s h a l l b e co n s t r u c t e d o f p a v i n g m a t e r i a l w i t h a n o n - s l i p f i n i s h . W o o d a n d o t h e r s m o o t h o r s l i p p e r y s u r f a c e s s h a l l b e a v o i d e d . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t a m e n i t i e s fo r e a c h p o r t i o n o f t h e M a s t e r P l a n A r e a . Pe d e s t r i a n Ci r c u l a t i o n P o l i c y 5 Si d e w a l k w i d t h s m a y r a n g e f r o m 4 f e e t m i n i m u m t o 8 f e e t ma x i m u m d e p e n d i n g o n s i t e c o n d i t i o n s . W i d e r s i d e w a l k s sh a l l b e c o n s t r u c t e d i n a r e a s w i t h a h i g h v o l u m e o f pe d e s t r i a n t r a f f i c . Si d e w a l k s t h r o u g h o u t t h e M a s t e r P l a n A r e a v a r y i n w i d t h de p e n d i n g o n t h e t y p e s o f b u i l d i n g s a n d u s e s o n t h e b l o c k . In c o m m e r c i a l / r e t a i l a r e a s , s u c h a s a l o n g D o n n e r P a s s R o a d Ex t e n s i o n , s i d e w a l k s a r e a m i n i m u m o f 1 2 f e e t w i d e . I N t h e Tr o u t C r e e k r e s i d e n t i a l a r e a , s i d e w a l k s a r e t y p i c a l l y 5 f e e t wi d e . Pe d e s t r i a n Ci r c u l a t i o n P o l i c y 6 In h i g h l y c o n g e s t e d c o m m e r c i a l a r e a s p a r k w a y s t r i p s s h a l l b e m a d e o f d e c o r a t i v e p a v e r s . T r e e s i n g r a t e s , p l a n t e r s , se a t w a l l s , s i d e w a l k l i g h t s , b e n c h e s a n d t r a s h r e c e p t a c l e s sh a l l b e m a i n t a i n e d w i t h i n t h i s 4 t o 8 f o o t w i d e l i n e a r s t r i p . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t am e n i t i e s , i n c l u d i n g t h e c o m p o s i t i o n o f t h e p a r k w a y s t r i p , fo r e a c h p o r t i o n o f t h e M a s t e r P l a n A r e a . Pe d e s t r i a n Ci r c u l a t i o n P o l i c y 7 Th e Z o n i n g O r d i n a n c e s h a l l e s t a b l i s h r e q u i r e m e n t s f o r pe d e s t r i a n a c c e s s i n n e w d e v e l o p m e n t w i t h i n t h e D S A , in c l u d i n g t h e M a s t e r P l a n A r e a s . T h e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s f o r s i d e w a l k s w i t h ea c h D i s t r i c t . S i d e w a l k s t h r o u g h o u t t h e M a s t e r P l a n A r e a va r y i n w i d t h d e p e n d i n g o n t h e t y p e s o f b u i l d i n g s a n d u s e s on t h e b l o c k . I n c o m m e r c i a l / r e t a i l a r e a s , s u c h a s a l o n g Do n n e r P a s s R o a d E x t e n s i o n , s i d e w a l k s a r e a m i n i m u m o f 12 f e e t w i d e . I N t h e T r o u t C r e e k r e s i d e n t i a l a r e a , s i d e w a l k s ar e t y p i c a l l y 5 f e e t w i d e . Bi c y c l e Ci r c u l a t i o n P o l i c y 5 Ke e p C l a s s I I a n d I I I B i k e L a n e s f r e e o f s p e e d b u m p s , a n d al i g n d r a i n a g e g r a t e s p e r p e n d i c u l a r t o t h e d i r e c t i o n o f t r a f f i c fl o w . Th e D r a f t M a s t e r P l a n i n c l u d e s a C l a s s I I a n d C l a s s I I I b i k e l a n e s . S p e e d b u m p s a r e n o t e n v i s i o n e d a l o n g t h i s r o u t e , a n d dr a i n a g e g r a t e s w i l l c o n f o r m t o e s t a b l i s h e d s t a n d a r d s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Bi c y c l e Ci r c u l a t i o n P o l i c y 6 En s u r e t h a t a l l n e w c o m m e r c i a l d e v e l o p m e n t h a s a c c e s s t o ad e q u a t e b i k e s t o r a g e f a c i l i t i e s . Lo c a t i o n s o f b i c y c l e r a c k s a r e n o t i n c l u d e d i n t h e D r a f t M a s t e r P l a n , a s t h i s l e v e l o f d e t a i l h a s n o t y e t b e e n de t e r m i n e d . Bi c y c l e Ci r c u l a t i o n P o l i c y 7 In s t a l l b i k e r a c k s a t k e y d e s t i n a t i o n p o i n t s s u c h a s p a r k i n g ar e a s a n d t r a n s i t s t o p . Lo c a t i o n s o f b i c y c l e r a c k s a r e n o t i n c l u d e d i n t h e D r a f t M a s t e r P l a n , a s t h i s l e v e l o f d e t a i l h a s n o t y e t b e e n de t e r m i n e d . Bi c y c l e Ci r c u l a t i o n P o l i c y 12 Es t a b l i s h r e q u i r e m e n t s f o r b i c y c l e a c c e s s i n n e w d e v e l o p m e n t wi t h i n t h e D S A i n t h e Z o n i n g O r d i n a n c e , i n c l u d i n g t h e M a s t e r Pl a n A r e a s . T h e D r a f t M a s t e r P l a n i n c l u d e s a b i c y c l e c i r c u l a t i o n p l a n t o de m o n s t r a t e d e s i g n a t e d b i c y c l e a c c e s s w i t h i n t h e p l a n a r e a . Bi c y c l e Ci r c u l a t i o n P o l i c y 13 Co o r d i n a t e w i t h U n i o n P a c i f i c R a i l r o a d r e g a r d i n g t h e l e a s e o f r a i l r o a d r i g h t - o f - w a y f o r t h e C l a s s I b i k e p a t h a d j a c e n t t o t h e r a i l r o a d t r a c k s . S h o u l d t h e p r o p o s e d l o c a t i o n b e d e t e r m i n e d in a p p r o p r i a t e o r i n f e a s i b l e , t h e p r o p o s e d C l a s s I b i k e p a t h w o u l d n e e d t o b e r e r o u t e d t o a n e a r b y s t r e e t . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e a C l a s s I b i k e l a n e w i t h i n t h e r a i l r o a d r i g h t - o f - w a y . A C l a s s I b i k e l a n e i s pr o p o s e d a l o n g D o n n e r P a s s R o a d E x t e n s i o n , a d j a c e n t t o th e r a i l r o a d r i g h t - o f - w a y . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , S t r e e t s c a p e D e s i g n Gu i d i n g P o l i c y 1 Pr o v i d e c o o r d i n a t e d d e s i g n s f o r d e c o r a t i v e p a v i n g , l i g h t i n g , l a n d s c a p i n g , a n d f u r n i s h i n g s , w h i l e m a i n t a i n i n g t h e e c l e c t i c ch a r a c t e r t h a t m a k e s T r u c k e e u n i q u e . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t am e n i t i e s , i n c l u d i n g d e c o r a t i v e p a v i n g , l i g h t i n g , la n d s c a p i n g , a n d f u r n i s h i n g s , f o r e a c h p o r t i o n o f t h e M a s t e r Pl a n A r e a . Gu i d i n g P o l i c y 2 Ac c o m m o d a t e o u t d o o r s e a t i n g f o r r e s t a u r a n t s i n o r d e r t o cr e a t e s t r e e t l e v e l a c t i v i t y . Sm a l l u r b a n p l a z a s a r e e n c o u r a g e d a l o n g D o n n e r P a s s R o a d Ex t e n s i o n ; t h e s e p l a z a s m a y i n c l u d e o u t d o o r s e a t i n g f o r re s t a u r a n t s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 7 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Gu i d i n g P o l i c y 3 U s e d e c o r a t i v e p a v i n g t o i d e n t i f y p e d e s t r i a n a r e a s . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t am e n i t i e s , i n c l u d i n g d e c o r a t i v e p a v i n g , l i g h t i n g , la n d s c a p i n g , a n d f u r n i s h i n g s , f o r e a c h p o r t i o n o f t h e M a s t e r Pl a n A r e a . Gu i d i n g P o l i c y 4 En h a n c e a l l s i d e w a l k s w i t h a m e n i t i e s t h a t w i l l i m p r o v e t h e pe d e s t r i a n e x p e r i e n c e . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t am e n i t i e s , i n c l u d i n g d e c o r a t i v e p a v i n g , l i g h t i n g , la n d s c a p i n g , a n d f u r n i s h i n g s , f o r e a c h p o r t i o n o f t h e M a s t e r Pl a n A r e a . Gu i d i n g P o l i c y 5 Co o r d i n a t e t h e s t r e e t s c a p e e l e m e n t s i n o t h e r D S A s u b - d i s t r i c t s a n d M a s t e r P l a n A r e a s w i t h i m p r o v e m e n t s i n t h e Do w n t o w n C o m m e r c i a l C o r e . Th e D r a f t M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a St r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t si t e . T h e S t r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t am e n i t i e s , i n c l u d i n g d e c o r a t i v e p a v i n g , l i g h t i n g , la n d s c a p i n g , a n d f u r n i s h i n g s , f o r e a c h p o r t i o n o f t h e M a s t e r Pl a n A r e a . Gu i d i n g P o l i c y 6 Im p l e m e n t z o n i n g s t a n d a r d s w h i c h r e q u i r e d e v e l o p m e n t t o be o r i e n t e d t o t h e p e d e s t r i a n e n v i r o n m e n t . Th e s t a n d a r d s c o n t a i n e d w i t h i n t h e D r a f t M a s t e r P l a n en c o u r a g e b u i l d i n g s l o c a t e d a t t h e s t r e e t e d g e w i t h p a r k i n g be h i n d t o f a c i l i t a t e a m o r e p e d e s t r i a n - f r i e n d l y a t m o s p h e r e al o n g t h e s t r e e t . Gu i d i n g P o l i c y 7 Es t a b l i s h a f u n d i n g a n d m a i n t e n a n c e p r o g r a m f o r s t r e e t s c a p e im p r o v e m e n t s . C o n s o l i d a t e a n d s c r e e n t r a s h d u m p s t e r s a n d r e c y c l i n g b i n s t o i m p r o v e t h e i r a p p e a r a n c e . Th e D r a f t M a s t e r P l a n r e q u i r e s e s t a b l i s h m e n t o f a Ma i n t e n a n c e D i s t r i c t . Cu r b a n d G u t t e r Po l i c y 1 Cu r b s s h a l l b e c o n s t r u c t e d a l o n g r o a d w a y s d e s i g n a t e d f o r st r e e t s c a p e i m p r o v e m e n t s . M o s t r o a d w a y s w i t h i n t h e M a s t e r P l a n A r e a w i l l i n c o r p o r a t e c u r b a n d g u t t e r s y s t e m s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Cu r b a n d G u t t e r Po l i c y 2 Cu r b s s h a l l p r o v i d e 3 i n c h e s t o 6 i n c h e s c h a n g e i n e l e v a t i o n be t w e e n t h e r o a d w a y a n d p a r k w a y , d e p e n d i n g o n s i t e co n d i t i o n s . Th e D r a f t M a s t e r P l a n r e q u i r e s a p p r o v a l o f a n I n f r a s t r u c t u r e P l a n s . C u r b a n d g u t t e r s i z e s s h a l l b e i n c l u d e d i n t h i s p l a n . Cu r b a n d G u t t e r Po l i c y 3 Ro l l e d c o n c r e t e c u r b a n d g u t t e r s h o u l d b e t h e s t a n d a r d f o r th e D S A t o f a c i l i t a t e s n o w r e m o v a l a n d f o r d u r a b i l i t y , h o w e v e r ve r t i c a l c u r b s h o u l d b e r e t a i n e d i n t h e C o m m e r c i a l R o w a r e a to p r o v i d e h i s t o r i c a l c o n s i s t e n c y Th e D r a f t M a s t e r P l a n r e q u i r e s a p p r o v a l o f a n I n f r a s t r u c t u r e P l a n s . C u r b a n d g u t t e r t y p e s a n d s t a n d a r d s s h a l l b e i n c l u d e d in t h i s p l a n . Cu r b a n d G u t t e r Po l i c y 4 Th o s e a r e a s w h i c h c a n n o t a c c o m m o d a t e a c u r b d u e t o dr a i n a g e c o n s t r a i n t s s h a l l h a v e a g u t t e r a n d a c h a n g e o f pa v e m e n t s u r f a c i n g b e t w e e n v e h i c u l a r z o n e s , p e d e s t r i a n a n d bi c y c l e z o n e s , a n d l a n d s c a p e z o n e . Wh i l e m o s t r o a d w a y s w i t h i n t h e M a s t e r P l a n A r e a w i l l i n c o r p o r a t e c u r b a n d g u t t e r s y s t e m s , s o m e r o a d w a y s m a y h a v e a s h o u l d e r w i t h l a n d s c a p e d a r e a . Cu r b a n d G u t t e r Po l i c y 5 Al l n e w l y c o n s t r u c t e d c u r b s s h a l l h a v e h o l e s t o a c c o m m o d a t e wi n t e r s t a k e s . Th e D r a f t M a s t e r P l a n r e q u i r e s a p p r o v a l o f a n I n f r a s t r u c t u r e Pl a n s . C u r b a n d g u t t e r d e t a i l s s h a l l b e i n c l u d e d i n t h i s p l a n . Pu b l i c S i g n P o l i c y 1 Co o r d i n a t e p u b l i c s i g n s i n a n o r g a n i z e d l a y o u t p l a n . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . P u b l i c s i g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s p r e p a r e d fo r e a c h d i s t r i c t . Pu b l i c S i g n P o l i c y 2 L o c a t e s i g n s i n c l e a r l y v i s i b l e d e c i s i o n l o c a t i o n s f o r v e h i c l e s , bi k e s , a n d p e d e s t r i a n s . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . L o c a t i o n o f si g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s pr e p a r e d f o r e a c h d i s t r i c t . Pu b l i c S i g n P o l i c y 3 S i g n s p o s t e d i n p a r k w a y l o c a t i o n s a d j a c e n t t o d i a g o n a l p a r k i n g s h o u l d b e s e t a s u f f i c i e n t di s t a n c e f r o m t h e c u r b (t y p i c a l l y 2 4 ” ) . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . L o c a t i o n o f si g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s pr e p a r e d f o r e a c h d i s t r i c t . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 7 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pu b l i c S i g n P o l i c y 4 Co n s i d e r p e d e s t r i a n s a f e t y i n s i g n p l a c e m e n t a n d d e s i g n . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . L o c a t i o n o f si g n s a n d h o w l o c a t i o n r e l a t e s t o p u b l i c s a f e t y w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s p r e p a r e d f o r e a c h di s t r i c t . Pu b l i c S i g n P o l i c y 5 P u b l i c s i g n s s h o u l d b e i l l u m i n a t e d b y d i r e c t l i g h t s o u r c e s on l y . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . I l l u m i n a t i o n o f s i g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s pr e p a r e d f o r e a c h d i s t r i c t . Pu b l i c S i g n P o l i c y 6 Cu s t o m i z e d g r a p h i c s s h o u l d b e d e v e l o p e d f o r D o w n t o w n si g n s . D e v e l o p a u n i f o r m g r a p h i c “ f r a m e ” i n t o w h i c h i n d i v i d u a l s i g n m e s s a g e s c a n b e p l a c e d . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . Pu b l i c S i g n P o l i c y 7 T h e c u s t o m i z e d s i g n s y s t e m s h o u l d c o n f o r m t o p u b l i c s i g n re g u l a t i o n s p u t f o r t h b y t h e S t a t e a n d o t h e r r e g u l a t i n g au t h o r i t i e s . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . S i g n s w i t h i n th e p l a n w o u l d b e s u b j e c t t o S t a t e a n d o t h e r r e g u l a t i n g au t h o r i t i e s . Pu b l i c S i g n P o l i c y 8 Ut i l i z e i n t e r n a t i o n a l s y m b o l s w h e r e p r a c t i c a l . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . U s e o f sy m b o l s o n s i g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n pr o g r a m s p r e p a r e d f o r e a c h d i s t r i c t . Pu b l i c S i g n P o l i c y 9 Si g n c o r n e r s , i f e x p o s e d , s h o u l d b e r o u n d e d t o a n ap p r o p r i a t e r a d i u s . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . S i z e a n d sh a p e o f s i g n s w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n pr o g r a m s p r e p a r e d f o r e a c h d i s t r i c t . Pu b l i c S i g n P o l i c y 10 Si g n c o l o r s s h o u l d b e e a r t h t o n e s c o m p l e m e n t i n g t h e n a t u r a l mo u n t a i n s e t t i n g . Th e D r a f t M a s t e r P l a n r e q u i r e s p r e p a r a t i o n o f a M a s t e r S i g n Pr o g r a m f o r e a c h D i s t r i c t w i t h i n t h e p l a n a r e a . S i g n c o l o r w o u l d b e a d d r e s s e d i n t h e m a s t e r s i g n p r o g r a m s p r e p a r e d fo r e a c h d i s t r i c t . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 7 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pu b l i c S i g n P o l i c y 11 T h e t r a i l s y s t e m s i g n a g e d e s c r i b e d i n C h a p t e r 4 s h o u l d b e co o r d i n a t e d w i t h t h e s i g n a g e p r o g r a m d e s c r i b e d a b o v e . T h e s e s i g n s s h o u l d h a v e c o n s i s t e n t f r a m e s , g r a p h i c s , sy m b o l s a n d c o l o r s c h e m e s . Pe d e s t r i a n a n d b i c y c l e c o n n e c t i o n s i n t h e M a s t e r P l a n A r e a w i l l b e d e s i g n a t e d b y s i g n s . M a s t e r S i g n P r o g r a m s w i l l b e cr e a t e d f o r e a c h d i s t r i c t p r i o r t o a n y d e v e l o p m e n t o c c u r r i n g . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , P u b l i c Se r v i c e s a n d F a c i l i t i e s Sn o w R e m o v a l Po l i c y 5 Th e d e s i g n o f p e d e s t r i a n s i d e w a l k s , p a t h s a n d g a t h e r i n g p l a c e s s h o u l d c o n s i d e r t h e p l a c e m e n t o f o b s t a c l e s s u c h a s li g h t p o l e s , s t r e e t f u r n i t u r e , f i r e h y d r a n t s , a n d s i g n a g e a s th e y r e l a t e t o s n o w r e m o v a l a n d s t o r a g e o p e r a t i o n s . Th e M a s t e r P l a n r e q u i r e s t h e d e v e l o p m e n t o f a S t r e e t s c a p e M a s t e r P l a n p r i o r t o d e v e l o p m e n t o f t h e p r o j e c t s i t e . T h e St r e e t s c a p e M a s t e r P l a n w i l l d e t a i l s t r e e t a m e n i t i e s , in c l u d i n g d e c o r a t i v e p a v i n g , l i g h t i n g , l a n d s c a p i n g , a n d fu r n i s h i n g s , f o r e a c h p o r t i o n o f t h e M a s t e r P l a n A r e a . Sn o w R e m o v a l Po l i c y 6 S i d e w a l k s a n d t h e S p r i n g S t r e e t p e d e s t r i a n c r o s s i n g s h o u l d be c o n s i s t e n t l y c l e a r e d o f s n o w t o e n c o u r a g e p e d e s t r i a n tr a f f i c t h r o u g h o u t w i n t e r m o n t h s . P u b l i c p a r k i n g a r e a s s h o u l d be c l e a r e d o f s n o w o n a r e g u l a r b a s i s t o a c c o m m o d a t e v i s i t o r pa r k i n g . Th e D r a f t M a s t e r P l a n r e q u i r e s e s t a b l i s h m e n t o f a s n o w re m o v a l p r o g r a m f o r t h e e n t i r e M a s t e r P l a n A r e a a n d f o r ea c h i n t e r i m p h a s e o f d e v e l o p m e n t w i t h t h e M a s t e r P l a n Ar e a . O n - s t r e e t p a r k i n g a r e a s i n t h e D o w n t o w n E x t e n s i o n sh a l l b e i n c l u d e d i n t h e p r o g r a m . I m p o r t a n t s i d e w a l k s th r o u g h o u t t h e M a s t e r P l a n A r e a s h a l l b e i n c l u d e d i n t h e p r o g r a m s u f f i c i e n t t o m a i n t a i n p e d e s t r i a n c i r c u l a t i o n th r o u g h t h e a r e a d u r i n g w i n t e r m o n t h s . T h e s n o w r e m o v a l pr o g r a m s h a l l b e d e v e l o p e d i n c o m b i n a t i o n w i t h t h e p a r k i n g pl a n . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 0 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Sn o w R e m o v a l Po l i c y 8 T h e M a s t e r P l a n A r e a s s h a l l i n c l u d e d e d i c a t e d s n o w s t o r a g e a r e a s t o s a t i s f y t h e i r r e s p e c t i v e o n - s i t e s n o w s t o r a g e d e m a n d , un l e s s a n a l t e r n a t i v e s n o w r e m o v a l p l a n i s a p p r o v e d a s p a r t of t h e M a s t e r P l a n . S n o w s t o r a g e a r e a s s h o u l d c o n s i d e r t h e v i s i b i l i t y t o s u r r o u n d i n g d e v e l o p m e n t a n d D o w n t o w n v i e w c o r r i d o r s . S n o w s t o r a g e r u n - o f f s h o u l d b e d i r e c t e d i n t o tr e a t m e n t a n d r e t e n t i o n f a c i l i t i e s . T h e M a s t e r P l a n d e t a i l s s n o w s t o r a g e a r e a s f o r p l a n a r e a . F o u r t y p e s o f a r e a s w i l l f a c i l i t a t e s n o w s t o r a g e i n t h e Ra i l y a r d M a s t e r P l a n A r e a : ( 1 ) t r a c k b u f f e r s t o r a g e w i l l o c c u r al o n g t h e r a i l r o a d t r a c k s a n d b u f f e r p a r k i n g a r e a s a l o n g Do n n e r P a s s R o a d E x t e n s i o n ; ( 2 ) l i n e a r s t o r a g e w i l l o c c u r al o n g s t r e e t s w i t h i n a d j a c e n t l a n d s c a p e a r e a s ; ( 3 ) T - i n t e r s e c t i o n s p r o v i d e s n o w s t o r a g e a r e a s a l o n g p a r k o r l a n d s c a p e d a r e a s ; a n d ( 4 ) s t o c k p i l e a n d o f f - h a u l s i t e s w i l l se r v e a s t h e t r a n s f e r p o i n t f o r r e m o v a l o f s n o w f r o m t h e ar e a . I d e n t i f i c a t i o n o f t h e u l t i m a t e s n o w s t o r a g e l o c a t i o n s wi l l b e r e q u i r e d w h e n o f f - h a u l i n g i s p r o p o s e d a n d t h e s n o w re m o v a l p r o g r a m i s m o r e f u l l y d e v e l o p e d . S n o w s t o r a g e st a n d a r d s a n d g u i d e l i n e s a r e a l s o p r o v i d e d . Sn o w R e m o v a l Po l i c y 9 S i t e a n d l a n d s c a p i n g d e s i g n f o r n e w d e v e l o p m e n t s h o u l d co n s i d e r t h e i m p a c t s o f s h a d i n g a n d t h e b e n e f i t s o f s o l a r ex p o s u r e a n d w i n d c l e a r i n g f o r o n a n d o f f - s t r e e t p a r k i n g ar e a s , r o a d w a y s , p e d e s t r i a n p a t h s a n d p u b l i c p l a c e s . Ma s t e r P l a n p o l i c i e s e n c o u r a g e s i t e l a y o u t s t h a t t a k e ad v a n t a g e o f s o l a r e x p o s u r e o p p o r t u n i t i e s a n d t h e P l a n r e q u i r e s t h a t a S u n / S h a d e A n a l y s i s b e c o n d u c t e d p r i o r t o an d l a n d u s e a p p r o v a l o r b u i l d i n g p e r m i t i s s u a n c e . Sn o w R e m o v a l Po l i c y 1 1 N e w d e v e l o p m e n t l o c a t e d o u t s i d e t h e D o w n t o w n C o m m e r c i a l Co r e w i l l b e r e q u i r e d t o c o m p l y w i t h o n - s i t e s n o w s t o r a g e re q u i r e m e n t s e s t a b l i s h e d i n t h e Z o n i n g O r d i n a n c e . T h e D r a f t M a s t e r P l a n i n c l u d e s s n o w s t o r a g e s t a n d a r d s a n d d e s i g n g u i d e l i n e s . Pu b l i c R e s t r o o m Po l i c y 1 Pu b l i c r e s t r o o m f a c i l i t i e s s h o u l d i n c l u d e a d e q u a t e s i g n a g e c o n s i s t e n t w i t h t h e s i g n d e s i g n s t a n d a r d s c o n t a i n e d w i t h i n Ch a p t e r 5 , D e s i g n S t a n d a r d s , a n d s t a t e a n d f e d e r a l h a n d i c a p si g n a g e r e q u i r e m e n t s . De v e l o p m e n t w i t h i n t h e M a s t e r P l a n w o u l d c o m p l y w i t h Do w n t o w n S p e c i f i c P l a n P u b l i c R e s t r o o m s g u i d e l i n e s . Pu b l i c R e s t r o o m Po l i c y 2 Pu b l i c r e s t r o o m f a c i l i t i e s s h o u l d a d e q u a t e l y a c c o m m o d a t e a ra n g e o f n e e d s , i n c l u d i n g d i a p e r c h a n g i n g f a c i l i t i e s a n d ha n d i c a p p e d a c c e s s . T h e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e t h i s l e v e l o f d e t a i l f o r p u b l i c r e s t r o o m d e s i g n . D e v e l o p m e n t w i t h i n t h e M a s t e r P l a n w o u l d c o m p l y w i t h D o w n t o w n S p e c i f i c P l a n P u b l i c R e s t r o o m s gu i d e l i n e s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 8 1 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Pu b l i c R e s t r o o m Po l i c y 3 Pr o v i d e p u b l i c r e s t r o o m f a c i l i t i e s i n w e l l l i t l o c a t i o n s l e s s su s c e p t i b l e t o v a n d a l i s m a n d t r a n s i e n t u s e . T h e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e t h i s l e v e l o f d e t a i l f o r p u b l i c r e s t r o o m d e s i g n . D e v e l o p m e n t w i t h i n t h e M a s t e r P l a n w o u l d c o m p l y w i t h D o w n t o w n S p e c i f i c P l a n P u b l i c R e s t r o o m s gu i d e l i n e s . Pu b l i c R e s t r o o m Po l i c y 4 In t e r n a l a n d e x t e r n a l p u b l i c r e s t r o o m d e s i g n s h o u l d c o n f o r m to l o c a l , s t a t e , a n d f e d e r a l r e q u i r e m e n t s f o r h a n d i c a p p e d ac c e s s i b i l i t y a s d e t e r m i n e d b y t h e C h i e f B u i l d i n g O f f i c i a l T h e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e t h i s l e v e l o f d e t a i l f o r p u b l i c r e s t r o o m d e s i g n . P u b l i c r e s t r o o m s w i t h i n t h e p l a n ar e a w o u l d c o m p l y w i t h l o c a l , s t a t e a n d f e d e r a l r e q u i r e m e n t s f o r h a n d i c a p p e d a c c e s s i b i l i t y . Pu b l i c R e s t r o o m Po l i c y 5 P u b l i c r e s t r o o m f a c i l i t i e s s h o u l d c o n f o r m t o t h e D o w n t o w n Sp e c i f i c P l a n D e s i g n S t a n d a r d s De v e l o p m e n t w i t h i n t h e M a s t e r P l a n w o u l d c o m p l y w i t h Do w n t o w n S p e c i f i c P l a n P u b l i c R e s t r o o m s g u i d e l i n e s . Pu b l i c R e s t r o o m Po l i c y 7 Pu b l i c r e s t r o o m f a c i l i t i e s s h o u l d b e i n c o r p o r a t e d i n t o t h e d e s i g n o f t h e H i l l t o p a n d M i l l S i t e M a s t e r P l a n s . T h e s e fa c i l i t i e s m a y i n c l u d e s i g n e d p u b l i c u s e o f r e s t r o o m s w i t h i n co m m e r c i a l d e v e l o p m e n t o r s t a n d - a l o n e f a c i l i t i e s l o c a t e d cl o s e t o r o u t e s a n d p u b l i c p l a c e s . Th e D r a f t M a s t e r P l a n r e c o g n i z e s t h a t p u b l i c r e s t r o o m s a r e an i m p o r t a n t c o m p o n e n t o f t h e p u b l i c i n f r a s t r u c t u r e . P u b l i c re s t r o o m s w o u l d b e i n c o r p o r a t e d i n t o p u b l i c p a r k s a n d t h e ci v i c u s e s w i t h i n t h e p l a n a r e a . Wa t e r , P o w e r , a n d Se w e r S e r v i c e Po l i c y 2 Ne w d e v e l o p m e n t s h o u l d b e r e q u i r e d t o u n d e r g r o u n d a l l se c o n d a r y s e r v i c e l i n e s p r o v i d i n g e l e c t r i c a l s e r v i c e t o t h e de v e l o p m e n t . I n c e n t i v e s s h o u l d b e d e v e l o p e d b y t h e D i s t r i c t to e n c o u r a g e t h e u n d e r g r o u n d i n g o f p r i m a r y o v e r h e a d l i n e s as s o c i a t e d w i t h n e w d e v e l o p m e n t N e w d e v e l o p m e n t w i t h i n t h e p l a n a r e a w o u l d u n d e r g r o u n d a l l s e c o n d a r y s e r v i c e l i n e . Wa t e r , P o w e r , a n d Se w e r S e r v i c e Po l i c y 8 R e q u i r e n e w d e v e l o p m e n t , i n c l u d i n g t h e O l d M i l l S i t e a n d Hi l l t o p M a s t e r P l a n A r e a s t o u t i l i z e n a t u r a l g a s i f a v a i l a b l e . N a t u r a l g a s w i l l b e d i s t r i b u t e d t o t h e M a s t e r P l a n A r e a th r o u g h a n o n - s i t e p i p e s y s t e m d e s i g n e d b y S o u t h w e s t G a s . Wa t e r , P o w e r , a n d Se w e r S e r v i c e Po l i c y 9 Co o r d i n a t e i n s t a l l a t i o n o f n a t u r a l g a s l i n e s w i t h c a p i t a l im p r o v e m e n t p r o j e c t s a n d s p e c i a l d i s t r i c t p r o j e c t s . N a t u r a l g a s w i l l b e d i s t r i b u t e d t o t h e M a s t e r P l a n A r e a th r o u g h a n o n - s i t e p i p e s y s t e m d e s i g n e d b y S o u t h w e s t G a s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 2 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p DS A D r a i n a g e Po l i c y 3 Ma j o r n e w d e v e l o p m e n t s u c h a s t h e M i l l S i t e a n d H i l l t o p Ma s t e r P l a n A r e a s a n d B a r s e l l p r o p e r t y s h a l l p r o v i d e o n - s i t e r e t e n t i o n a n d t r e a t m e n t c o n s i s t e n t w i t h t h e r e q u i r e m e n t s o f th e L a h o n t a n R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d a n d d r a i n a g e r e q u i r e m e n t s e s t a b l i s h e d b y t h e T o w n . De v e l o p m e n t i n t h e M a s t e r P l a n a r e a i s s u b j e c t t o T o w n a n d La h o n t a n R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d s t a n d a r d s . T o w n s t a n d a r d s r e q u i r e o n - s i t e r e t e n t i o n o f r u n o f f . DS A D r a i n a g e Po l i c y 4 Im p r o v e m e n t s s h o u l d b e m a d e t o t h e e x i s t i n g c o n c r e t e ch a n n e l p o r t i o n o f T r o u t C r e e k t o v i s u a l l y b l e n d w i t h t h e su r r o u n d i n g e n v i r o n m e n t a n d c r e a t e t h e a p p e a r a n c e a n d fu n c t i o n o f a n a t u r a l s t r e a m c h a n n e l . D e s i g n o f t h e c r e e k sh o u l d i n c l u d e t h e u s e o f n a t u r a l c h a n n e l a n d b a n k m a t e r i a l s , co n s i d e r t h e h i g h v e l o c i t i e s a n d e s t a b l i s h e d f l o o d e l e v a t i o n s , an d i n c l u d e a b r i d g e / c u l v e r t d e s i g n t o m a n a g e t h e i m p a c t o f fl o a t i n g d e b r i s . Th e T o w n o f T r u c k e e i s c u r r e n t l y w o r k i n g o n a r e s t o r a t i o n pr o j e c t f o r T r o u t C r e e k t o a m o r e s t a b l e a n d n a t u r a l c r e e k ch a n n e l c o r r i d o r . P o r t i o n s o f t h e T o w n ’ s r e s t o r a t i o n p r o j e c t ar e w i t h i n t h e D r a f t M a s t e r P l a n A r e a a n d t h e D r a f t M a s t e r Pl a n w o u l d b e c o n s i s t e n t w i t h a n d c o m p l i m e n t a r y t o t h e To w n ’ s r e s t o r a t i o n e f f o r t . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , E n v i r o n m e n t a l C o n s e r v a t i o n B i o l o g i c a l Re s o u r c e Pr o t e c t i o n P o l i c y 1 T h e Z o n i n g S t a n d a r d s s h a l l e s t a b l i s h s e t b a c k s f r o m t h e T r u c k e e R i v e r i n t h e D S A p r o v i d i n g p r o t e c t i o n o f r i p a r i a n v e g e t a t i o n , r i v e r a n d s t r e a m e c o l o g y , a n d s c e n i c r e s o u r c e v a l u e s . A p p r o p r i a t e s e t b a c k s f r o m t h e c h a n n e l i z e d p o r t i o n o f T r o u t C r e e k w i l l b e d e t e r m i n e d . Th e D r a f t M a s t e r P l a n i n c l u d e s s e t b a c k s t a n d a r d s f o r de v e l o p m e n t a d j a c e n t t o T r o u t C r e e k . T h e s t a n d a r d r e q u i r e s a 2 0 - f o o t m i n i m u m s e t b a c k f r o m t h e e d g e o f t h e t r a i l o r 2 0 fe e t m i n i m u m s e t b a c k f r o m t h e 1 0 0 - y e a r f l o o d p l a i n , wh i c h e v e r i s g r e a t e r . B i o l o g i c a l Re s o u r c e Pr o t e c t i o n P o l i c y 7 T h e M i l l S i t e M a s t e r P l a n s h a l l i d e n t i f y t h e p o r t i o n o f T r o u t Cr e e k w i t h i n i t s b o u n d a r i e s t o b e p r o t e c t e d a n d r e s t o r e d t o a mo r e n a t u r a l c o n d i t i o n . Th e T o w n o f T r u c k e e i s c u r r e n t l y w o r k i n g o n a r e s t o r a t i o n pr o j e c t f o r T r o u t C r e e k t o a m o r e s t a b l e a n d n a t u r a l c r e e k ch a n n e l c o r r i d o r . P o r t i o n s o f t h e T o w n ’ s r e s t o r a t i o n p r o j e c t ar e w i t h i n t h e D r a f t M a s t e r P l a n A r e a a n d t h e D r a f t M a s t e r Pl a n w o u l d b e c o n s i s t e n t w i t h a n d c o m p l i m e n t a r y t o t h e To w n ’ s r e s t o r a t i o n e f f o r t . Wa t e r Q u a l i t y Pr o t e c t i o n P o l i c y 1 Ne w p r i v a t e a n d p u b l i c d e v e l o p m e n t , i n c l u d i n g n e w p a r k i n g ar e a s , s h a l l c o m p l y w i t h t h e L a h o n t a n E r o s i o n C o n t r o l Gu i d e l i n e s a n d B M P s . De v e l o p m e n t i n t h e M a s t e r P l a n a r e a i s s u b j e c t t o T o w n a n d La h o n t a n R e g i o n a l W a t e r Q u a l i t y C o n t r o l B o a r d s t a n d a r d s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 8 3 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p No i s e P o l i c y 1 Mi x e d - u s e p r o j e c t s i n a r e a s i n v o l v i n g a r e s i d e n t i a l co m p o n e n t , w h i c h c u r r e n t l y e x c e e d “ c o n d i t i o n a l l y a c c e p t a b l e ” no i s e l e v e l s f o r r e s i d e n t i a l u s e s , m a y b e a p p r o v e d i f i n t e r i o r no i s e l e v e l s i n r e s i d e n t i a l u n i t s d o n o t e x c e e d 4 5 d B C N E L . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d e x p o s e r e s i d e n t s w i t h i n t h e p l a n a r e a t o e x c e s s i v e n o i s e r e l a t e d t o ra i l r o a d o p e r a t i o n s . S e e S e c t i o n I V . E , N o i s e a n d V i b r a t i o n , fo r a d i s c u s s i o n o f o p e r a t i o n a l n o i s e . No i s e P o l i c y 2 Wi t h i n t h e D S A , n e w d i s c r e t i o n a r y m u l t i - f a m i l y p r o j e c t s a n d si n g l e f a m i l y s u b d i v i s i o n s m a y b e a p p r o v e d i f e x t e r i o r n o i s e le v e l s a r e m i t i g a t e d t o “ c o n d i t i o n a l l y a c c e p t a b l e ” l e v e l s i n o u t d o o r a c t i v i t y a r e a s . O u t d o o r a c t i v i t y a r e a s a r e : p a t i o s , d e c k s , a n d o t h e r o u t d o o r a r e a s d e s i g n e d f o r e x t e n d e d u s e , a s o p p o s e d t o i n t e r m i t t e n t s h o r t - t e r m u s e s u c h a s e n t r y de c k s a n d d r i v e w a y s . I n t e r i o r n o i s e l e v e l s s h a l l b e m i t i g a t e d to 4 5 d B C N E L . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n w o u l d e x p o s e r e s i d e n t s w i t h i n t h e p l a n a r e a t o e x c e s s i v e n o i s e r e l a t e d t o ra i l r o a d o p e r a t i o n s . S e e S e c t i o n I V . E , N o i s e a n d V i b r a t i o n , fo r a d i s c u s s i o n o f o p e r a t i o n a l n o i s e . No i s e P o l i c y 3 De s i g n o f r e t a i l a n d c o m m e r c i a l f a c i l i t i e s a d j a c e n t t o re s i d e n t i a l u s e s s h a l l l o c a t e t r u c k l o a d i n g a r e a s , g a r b a g e d u m p s t e r s , a n d l o u d s p e a k e r s y s t e m s a n d o t h e r n o i s e ge n e r a t i n g u s e s t o a v o i d a d v e r s e n o i s e i m p a c t s t o a d j a c e n t re s i d e n t i a l u s e s . Th e M a s t e r P l a n p o l i c i e s e n c o u r a g e s e n s i t i v i t y t o ne i g h b o r i n g u s e s i n m i x e d - u s e d e v e l o p m e n t s . Er o s i o n a n d N a t u r a l H a z a r d Po l i c y 1 Ne w d e v e l o p m e n t s h a l l b e c l u s t e r e d a w a y f r o m s l o p e s i n ex c e s s o f 2 5 % . N e w d e v e l o p m e n t o n a l l s l o p e s i n e x c e s s o f 1 5 % s h a l l h a v e a s i t e s p e c i f i c r e v i e w o f s o i l t y p e , v e g e t a t i o n , d r a i n a g e , s l o p e , a n d b u i l d i n g p l a c e m e n t t o d e t e r m i n e p r o p e r si t e d e s i g n . Th e M a s t e r P l a n a r e a i s l o c a t e d i n D o w n t o w n T r u c k e e i n t h e lo w l a n d s , a n d s e n s i t i v i t y t o s l o p e d e v e l o p m e n t i s n o t a co n c e r n . Er o s i o n a n d N a t u r a l H a z a r d Po l i c y 2 Pr i o r t o a n y d e v e l o p m e n t o n A P N 1 9 - 3 0 - 1 2 , o r A P N 1 9 - 3 0 - 05 , a n a v a l a n c h e h a z a r d s t u d y s h a l l b e c o m p l e t e d b y a qu a l i f i e d e x p e r t t o d e t e r m i n e p o t e n t i a l h a z a r d t o l i f e a n d pr o p e r t y . A P N 1 9 - 3 0 - 1 2 a n d 1 9 - 3 0 - 0 5 a r e n o t l o c a t e d i n t h e M a s t e r P l a n a r e a . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 4 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , H i s t o r i c Re s o u r c e s Gu i d i n g P o l i c y 1 P r o m o t e t h e p r e s e r v a t i o n , r e h a b i l i t a t i o n , a n d r e n o v a t i o n o f hi s t o r i c b u i l d i n g s . Th e r e a r e 7 h i s t o r i c a l r e s o u r c e b u i l d i n g s i n t h e p l a n a r e a . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n r e q u i r e s r e m o v a l o f 2 o f t h e s e b u i l d i n g s : t h e r a i l y a r d o p e r a t i o n s b u i l d i n g , a n d p o t e n t i a l l y t h e r e s i d e n t i a l s t r u c t u r e l o c a t e d a t 1 0 1 4 4 C h u r c h St r e e t . T h e s e s t r u c t u r e s a r e s i g n i f i c a n t c u l t u r a l r e s o u r c e s un d e r C E Q A . Gu i d i n g P o l i c y 3 Sa f e g u a r d h i s t o r i c b u i l d i n g s f r o m u n n e c e s s a r y r e m o v a l a n d de m o l i t i o n . Im p l e m e n t a t i o n o f t h e D r a f t M a s t e r P l a n r e q u i r e s r e m o v a l o f th e r a i l y a r d o p e r a t i o n s b u i l d i n g , a n d p o t e n t i a l l y t h e r e s i d e n t i a l s t r u c t u r e l o c a t e d a t 1 0 1 4 4 C h u r c h S t r e e t . T h e s e st r u c t u r e s a r e s i g n i f i c a n t c u l t u r a l r e s o u r c e s u n d e r C E Q A . Gu i d i n g P o l i c y 4 En s u r e n e w s t r u c t u r e s a n d d e v e l o p m e n t a r e c o n g r u o u s w i t h th e i r h i s t o r i c s u r r o u n d i n g s a n d d o n o t d e t r a c t f r o m o r h a r m , bu t c o m p l e m e n t t h e h i s t o r i c a n d a r c h i t e c t u r a l c h a r a c t e r o f h i s t o r i c n e i g h b o r h o o d s o r s u r r o u n d i n g h i s t o r i c b u i l d i n g s . Th e M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r n e w d e v e l o p m e n t t o e n s u r e n e w s t r u c t u r e s c o m p l i m e n t h i s t o r i c su r r o u n d i n g s . Gu i d i n g P o l i c y 5 P r o v i d e m e c h a n i s m s t o i d e n t i f y a n d m i t i g a t e i m p a c t s t o su b s u r f a c e c u l t u r a l a n d h i s t o r i c r e s o u r c e s . Se c t i o n I V . I , C u l t u r a l a n d P a l e o n t o l o g i c a l R e s o u r c e s , i n c l u d e s m i t i g a t i o n s t o a d d r e s s t h e p o t e n t i a l o f s u b s u r f a c e r e s o u r c e s . Gu i d i n g P o l i c y 8 P r o t e c t i o n s t r a t e g i e s f o r h i s t o r i c r e s o u r c e s w h i c h e x i s t i n M a s t e r P l a n A r e a s s h a l l b e s p e c i f i e d t h r o u g h t h e m a s t e r p l a n pr o c e s s , a n d s h a l l b e c o n s i s t e n t w i t h t h e p r o t e c t i o n me c h a n i s m s e s t a b l i s h e d i n t h e h i s t o r i c d e s i g n g u i d e l i n e s . Th e D r a f t M a s t e r P l a n d o e s n o t i n c l u d e s p e c i f i c s t r a t e g i e s t o m a i n t a i n h i s t o r i c r e s o u r c e s i n t h e p l a n a r e a . Hi s t o r i c Pr e s e r v a t i o n Co m m i s s i o n Po l i c y 1 2 A m a s t e r d e s i g n p l a n w i l l b e r e q u i r e d a s p a r t o f t h e m a s t e r si t e p l a n f o r t h e O l d M i l l s i t e . T h i s d e s i g n p l a n s h o u l d b e re v i e w e d b y H P A C f o r c o n s i s t e n c y w i t h S p e c i f i c P l a n p o l i c i e s a n d c o m p a t i b i l i t y o f d e s i g n w i t h t h e H i s t o r i c D i s t r i c t . Th e D r a f t M a s t e r P l a n i n c l u d e s d e s i g n g u i d e l i n e s a n d st a n d a r d s f o r n e w d e v e l o p m e n t w i t h i n t h e p l a n a r e a . T h e Dr a f t P l a n h a s b e e n r e v i e w e d b y H P A C . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 8 5 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p Hi s t o r i c Pr e s e r v a t i o n Co m m i s s i o n Po l i c y 1 6 Be c a u s e b u i l d i n g u s e s a n d c h a r a c t e r i s t i c s v a r y s u b s t a n t i a l l y be t w e e n b u i l d i n g t y p e s , s e p a r a t e g u i d e l i n e s w i l l b e d e v e l o p e d fo r s i n g l e f a m i l y r e s i d e n c e s , m u l t i - f a m i l y r e s i d e n c e s st r u c t u r e s , c o m m e r c i a l s t r u c t u r e s , i n d u s t r i a l s t r u c t u r e s , in s t i t u t i o n a l s t r u c t u r e s , a n d u t i l i t y s t r u c t u r e s . Th e D r a f t M a s t e r P l a n i n c l u d e s s e p a r a t e s t a n d a r d s a n d gu i d e l i n e s f o r s i n g l e f a m i l y r e s i d e n c e s , m u l t i - f a m i l y r e s i d e n c e s s t r u c t u r e s , c o m m e r c i a l s t r u c t u r e s , a n d i n d u s t r i a l st r u c t u r e s b a s e d o n t h e c h a r a c t e r o f t h e t h r e e D i s t r i c t s es t a b l i s h e d f o r t h e p l a n a r e a . N o i n s t i t u t i o n a l o r u t i l i t y u s e s ar e a n t i c i p a t e d . Hi s t o r i c Pr e s e r v a t i o n Co m m i s s i o n Po l i c y 1 7 Th e d e s i g n o f n e w b u i l d i n g s a n d s t r u c t u r e s w i l l b e b a s e d o n hi s t o r i c a r c h i t e c t u r a l t y p e s a p p r o p r i a t e f o r t h e n e i g h b o r h o o d . Bu i l d i n g s a n d s t r u c t u r e s w h i c h c a n n o t e m u l a t e h i s t o r i c ar c h i t e c t u r e d l b e d i s c o u r a g e d . T h e M a s t e r P l a n b u i l d s o n L E E D - N D p r i n c i p l e s t h a t en c o u r a g e s u s t a i n a b l e d e v e l o p m e n t i n n e i g h b o r h o o d de s i g n . G u i d e l i n e s t h r o u g h o u t t h e p l a n e n c o u r a g e h i g h qu a l i t y a r c h i t e c t u r e t h a t c o m p l e m e n t s t h e e x i s t i n g s t y l e w i t h i n D o w n t o w n T r u c k e e b u t t h a t d o e s n o t d i r e c t l y du p l i c a t e h i s t o r i c s t r u c t u r e s . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 2 : P o l i c i e s a n d P r o g r a m s , P a r k s a n d Ga t e w a y s Gu i d i n g P o l i c y 2 N e w p a r k s s h o u l d a c h i e v e t h e g o a l s o f p r o v i d i n g m o r e p u b l i c sp a c e i n t h e C o m m e r c i a l C o r e , i n c r e a s i n g p u b l i c a c c e s s t o t h e Tr u c k e e R i v e r , p r o t e c t i n g h i s t o r i c a r e a s , a n d a t t r a c t i n g p e o p l e to n e w i n a r e a s s u c h a s t h e M i l l S i t e . T h e M a s t e r P l a n s e t s s t a n d a r d s f o r n e w p u b l i c s p a c e s , in c l u d i n g a n e w T o w n S q u a r e a n d s e v e r a l n e i g h b o r h o o d pa r k s . T h e M a s t e r P l a n r e q u i r e s a m i n i m u m o f 2 . 5 a c r e s o f p a r k p e r 1 , 0 0 0 p o p u l a t i o n o f t h e M a s t e r P l a n A r e a w i t h a m a x i m u m o f 5 7 0 u n i t s a t 2 . 6 8 p e r s o n s p e r h o u s e h o l d . Gu i d i n g P o l i c y 3 Pa r k s s h o u l d b e n a m e d a f t e r i m p o r t a n t f i g u r e s , l o c a t i o n s , o r ev e n t s i n T r u c k e e ’ s H i s t o r y . Th e D r a f t M a s t e r P l a n i n c l u d e s a s t a n d a r d r e q u i r i n g t h e To w n S q u a r e t o b e n a m e d a f t e r a n i m p o r t a n t f i g u r e , l o c a t i o n or e v e n t i n T r u c k e e h i s t o r y . D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 3 : H i s t o r i c D e s i g n G u i d e l i n e s , Th e C h u r c h S t r e e t C h a r a c t e r A r e a P o l i c i e s TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 6 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p 1. B u i l d i n g Se t b a c k s A. M a i n t a i n t h e a l i g n m e n t o f b u i l d i n g f r o n t s a l o n g t h e st r e e t . 1) S e t b a c k s s h o u l d f a l l w i t h i n t h e e s t a b l i s h e d r a n g e o f se t b a c k s i n t h e b l o c k . 2) F o r a d d i t i o n s t o e x i s t i n g b u i l d i n g s , s e t t h e m b a c k f r o m t h e fr o n t o f t h e s t r u c t u r e s u c h t h a t t h e y d o n o t a l t e r t h e p e r c e i v e d c h a r a c t e r o f t h e f r o n t . 3) L a n d s c a p i n g a n d f e n c e s t h a t h e l p d e f i n e t h e y a r d ’ s f r o n t ed g e a r e e n c o u r a g e d . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r b u i l d i n g s e t b a c k s i n t h e D o w n t o w n E x t e n s i o n D i s t r i c t t o m a i n t a i n t h e a l i g n m e n t o f b u i l d i n g s f r o n t i n g a l o n g t h e st r e e t . 2. M a s s a n d S c a l e A. N e w c o n s t r u c t i o n s h o u l d a p p e a r s i m i l a r i n m a s s a n d si z e t o h i s t o r i c s t r u c t u r e s f o u n d i n t h e C h u r c h S t r e e t Ch a r a c t e r A r e a . 1) R e s i d e n c e s i n t h e C h a r a c t e r A r e a r a n g e f r o m o n e t o t w o st o r i e s , b u t a r e t y p i c a l l y o n e a n d o n e - h a l f s t o r y . 2 ) T h e t r a d i t i o n o f o n e - t o t w o - s t o r y s t r e e t f a c a d e s s h o u l d b e co n t i n u e d . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r b u i l d i n g m a s s a n d s c a l e t o e n c o u r a g e n e w i n t e r p r e t a t i o n o f tr a d i t i o n a l b u i l d i n g s t y l e s . B . A f a c a d e s h o u l d a p p e a r s i m i l a r i n d i m e n s i o n t o t h o s e se e n h i s t o r i c a l l y i n t h e C h a r a c t e r A r e a . 1) B r e a k u p t h e m a s s i n g o f l a r g e r b u i l d i n g s i n t o c o m p o n e n t s th a t r e f l e c t t h e t r a d i t i o n a l s i z e . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r st r e e t w a l l a r t i c u l a t i o n t o e n c o u r a g e b r e a k u p o f m a s s i n g f o r n e w b u i l d i n g s . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 8 7 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p 3. B u i l d i n g a n d Ro o f F o r m A. U s e b u i l d i n g f o r m s s i m i l a r t o t h o s e f o u n d t r a d i t i o n a l l y . 1) V e r t i c a l l y - o r i e n t e d r e c t a n g u l a r s h a p e s a r e t y p i c a l a n d a r e en c o u r a g e d . 2 ) O n e s i m p l e f o r m s h o u l d b e t h e d o m i n a n t e l e m e n t i n a bu i l d i n g d e s i g n . 3) B u i l d i n g f o r m s t h a t s t e p d o w n i n s i z e t o t h e r e a r o f t h e l o t ar e e n c o u r a g e d . 4) S m a l l e r , s e c o n d a r y b u i l d i n g s s h o u l d b e s i m p l e r e c t a n g u l a r sh a p e s , a s w e l l . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r b u i l d i n g m a s s a n d s c a l e t o e n c o u r a g e n e w i n t e r p r e t a t i o n o f tr a d i t i o n a l b u i l d i n g s t y l e s . E a c h o f t h e s e b u i l d i n g f o r m a n d ro o f i t e m s a r e i n c l u d e d i n t h e t e x t o f t h e s e g u i d e l i n e s . B . U s e t r a d i t i o n a l r o o f f o r m s . 1 ) S l o p i n g r o o f f o r m s , s u c h a s g a b l e d , h i p a n d s h e d , s h o u l d be t h e d o m i n a n t r o o f s h a p e s . A v o i d f l a t r o o f s . 2 ) T r a d i t i o n a l r o o f s a r e s i m p l e a n d s t e e p l y p i t c h e d a n d m o s t h a v e h i p o r g a b l e d e n d s f a c i n g t h e s t r e e t . M o s t p r i m a r y ro o f s h a v e p i t c h e s o f 9 : 1 2 , a l t h o u g h s o m e a r e a s l o w a s 7: 1 2 . S h e d r o o f s , o n a d d i t i o n s , h a v e a w i d e r r a n g e o f p i t c h e s f r o m 4 : 1 2 t o 1 2 : 1 2 . 3) N o n - t r a d i t i o n a l r o o f f o r m s a r e i n a p p r o p r i a t e . 4) O r i e n t p r i m a r y r i d g e l i n e s p e r p e n d i c u l a r t o t h e s t r e e t . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d g u i d e l i n e s f o r b u i l d i n g m a s s a n d s c a l e t o e n c o u r a g e n e w i n t e r p r e t a t i o n o f tr a d i t i o n a l b u i l d i n g s t y l e s . E a c h o f t h e s e b u i l d i n g f o r m a n d ro o f i t e m s a r e i n c l u d e d i n t h e t e x t o f t h e s e g u i d e l i n e s . C. T h e n u m b e r a n d s i z e o f d o r m e r s s h o u l d b e l i m i t e d o n a ro o f , s u c h t h a t t h e p r i m a r y r e m a i n s p r o m i n e n t . 1) D o r m e r s s h o u l d b e u s e d w i t h r e s t r a i n t , i n k e e p i n g w i t h t h e si m p l e c h a r a c t e r o f b u i l d i n g s i n T r u c k e e . 2) T h e t o p o f a d o r m e r r o o f s h o u l d b e l o c a t e d b e l o w t h e r i d g e l i n e o f t h e p r i m a r y r o o f a n d s e t b a c k f r o m t h e e a v e . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a d o m i n a n t r o o f s h a p e , b u t t h e p l a n d o e s n o t s p e c i f i c a l l y l i m i t t h e a m o u n t o f do r m e r s . TR U C K E E R A I L Y A R D M A S T E R P L A N E I R JU L Y 2 0 0 9 AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) B- 8 8 N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p D. R o o f s s h o u l d b e s i m i l a r i n s i z e t o t h o s e u s e d h i s t o r i c a l l y o n c o m p a r a b l e b u i l d i n g s . 1) T h e l e n g t h o f a r o o f r i d g e s h o u l d n o t e x c e e d t h o s e s e e n hi s t o r i c a l l y o n c o m p a r a b l e b u i l d i n g s . H i s t o r i c a l l y , i n r e s i d e n t i a l c o n t e x t s , t h e m a x i m u m r i d g e l e n g t h w a s 3 5 t o 40 f e e t . Th e D r a f t M a s t e r P l a n e n c o u r a g e s a h i s t o r i c a l l y c o m p a r a b l e r o o f s i z e s , b u t t h e p l a n d o e s n o t s p e c i f i c a l l y l i m i t t h e l e n g t h of t h e r i d g e . 4. P o r c h e s A. T h e u s e o f a p o r c h i s s t r o n g l y e n c o u r a g e d a n d t h e y s h o u l d a p p e a r s i m i l a r t o t h o s e s e e n t r a d i t i o n a l l y . 1) T h e p o r c h f l o o r a n d r o o f h e i g h t s h a l l a p p e a r s i m i l a r t o th o s e s e e n t r a d i t i o n a l l y o n t h e b l o c k . 2) U s e s i m i l a r b u i l d i n g d e s i g n e l e m e n t s a n d m a t e r i a l s a s th o s e s e e n t r a d i t i o n a l l y . Th e D r a f t M a s t e r P l a n e n c o u r a g e s t r a d i t i o n a l l y d e s i g n e d p o r c h e s i n t h e D o w n t o w n E x t e n s i o n a n d T r o u t C r e e k Di s t r i c t s . B . T h e f r o n t p o r c h s h a l l b e “ f u n c t i o n a l , ” i n t h a t i t i s u s e d as a m e a n s o f a c c e s s t o t h e e n t r y . Th e D r a f t M a s t e r P l a n e n c o u r a g e s t r a d i t i o n a l l y d e s i g n e d p o r c h e s i n t h e D o w n t o w n E x t e n s i o n a n d T r o u t C r e e k Di s t r i c t s . 5. G a r a g e s A. A g a r a g e s h o u l d n o t d o m i n a t e t h e s t r e e t s c e n e . 1 ) A g a r a g e s h o u l d b e s u b o r d i n a t e t o t h e p r i m a r y s t r u c t u r e on t h e s i t e . Th e D r a f t M a s t e r P l a n i n c l u d e s s t a n d a r d s a n d d e s i g n gu i d e l i n e s r e g a r d i n g p l a c e m e n t a n d d e s i g n o f g a r a g e s . T h e s e s t a n d a r d s a p p l y t o a l l t h r e e d i s t r i c t s . B. A d e t a c h e d g a r a g e i s p r e f e r r e d . 1) I n o r d e r t o m i n i m i z e t h e i m p a c t o f a g a r a g e o n t h e s t r e e t sc e n e , l o c a t e i t t o t h e r e a r o f t h e b u i l d i n g . S e t t i n g a g a r a g e b a c k s u b s t a n t i a l l y f r o m t h e p r i m a r y b u i l d i n g f r o n t , ma y a l s o b e c o n s i d e r e d . 2) T h i s w i l l h e l p r e d u c e t h e p e r c e i v e d m a s s o f t h e o v e r a l l de v e l o p m e n t . 3) T h e m a t e r i a l a n d d e t a i l i n g o f a d e t a c h e d g a r a g e s h o u l d b e ut i l i t a r i a n , t o b e c o m p a t i b l e w i t h o t h e r h i s t o r i c a c c e s s o r y st r u c t u r e s . T h e D r a f t M a s t e r P l a n e n c o u r a g e s d e t a c h e d g a r a g e s i n t h e Tr o u t C r e e k D i s t r i c t . J U L Y 2 0 0 9 TR U C K E E R A I L Y A R D M A S T E R P L A N E I R AP P E N D I X B Ta b l e B - 1 : R e l a t i o n s h i p o f M a s t e r P l a n t o R e l e v a n t P l a n s a n d P o l i c i e s (c o n t i n u e d ) N : \ 2 0 0 7 \ 1 4 0 7 5 4 1 T r u c k e e R a i l y a r d M P \ D o c u m e n t s \ J u n e 2 0 0 9 D r a f t M a s t e r P l a n \ A p p e n d i x B \ A p p e n d i x B _ p o l i c y t a b l e . d o c ( 7 / 2 0 / 2 0 0 9 ) B - 8 9 20 2 5 G e n e r a l P l a n P o l i c y # P o l i c y R e l a t i o n s h i p D o w n t o w n T r u c k e e S p e c i f i c P l a n , V o l u m e 3 : H i s t o r i c D e s i g n G u i d e l i n e s , Th e R a i l r o a d C h a r a c t e r A r e a P o l i c i e s 1. S t r e e t L a y o u t A. P l a n n i n g f o r t h e R a i l r o a d C h a r a c t e r A r e a s h o u l d e x t e n d ad j a c e n t s t r e e t s w i t h o u t m i m i c k i n g t h e m . T h e D r a f t M a s t e r P l a n i n c l u d e s s e v e r a l s t a n d a r d s a n d gu i d e l i n e s p r o h i b i t i n g d e s i g n s t h a t m i m i c k t r a d i t i o n a l b u i l d i n g s , a n d r e q u i r i n g u n i q u e i n t e r p r e t a t i o n s o f t r a d i t i o n a l b u i l d i n g s h a p e s . 2. P o s i t i v e O p e n Sp a c e A. L o c a t e o p e n s p a c e o n t h e s i t e s o i t i s v i s i b l e f r o m t h e st r e e t . 1) I f m u l t i p l e s t r u c t u r e s a r e p r o p o s e d , t h e s p a c e s b e t w e e n th e b u i l d i n g s s h o u l d c o n t