Grocery Outlet Proposal

ED-8 Maintain the vitality of Downtown Truckee.
A8.2 Review all proposed commercial projects outside of Downtown Truckee for their potential
to draw retail sales revenue away from Downtown retail businesses and, if necessary,
work with developers to re-configure projects so that they are complementary to, not
competitive with, Downtown commercial activity. Establish a strategy to attract new retail
establishments to Downtown Truckee.
2. Would approval of a grocery store at the proposed location conflict with General Plan Land
Use Element Goal LU-6, Policy 6.2, and Action 6.1:
LU-6 Preserve and enhance the distinctive community character of Truckee and each of its
neighborhoods.
LU 6.2 Maintain and enhance Downtown as the heart of Truckee and as the Town’s premier tourist
destination through the following methods, and through Action A6.2:
Aggressively facilitate pedestrian-oriented development in the Downtown through

implementation of the Downtown Specific Plan.
Give some priority in the expenditure of capital improvement funds to projects that
will enhance appropriate uses Downtown and facilitate new development, thereby
implementing the Downtown Specific Plan.
Allocate staff resources to implement the Downtown Specific Plan.
Actively encourage the relocation of industrial uses from the Downtown area to other
more appropriate locations in town, such as the Pioneer Trail industrial area, or the
Airport industrial zone.
A6.1 Conduct an independent economic analysis prior to approval of the Specific Plans for PC-1
and PC-3, Master Plans for Hilltop and Railyard, and for other large developments with
substantial commercial and/or industrial floor space. Use this analysis to understand the
economic impacts of the proposed development on the Downtown and the community as a
whole, and to identify possible competition with significant new development planned
Downtown.
The Planning Commission approved a similar Grocery Outlet project at the same location on
February 20, 2018. Shortly after, appeals to the Town Council were filed. The applicants then
withdrew their application and resubmitted a new application with a slightly modified project.
Changes include the addition of a third workforce housing unit, increased on-site parking from
54 spaces to 57 spaces, increased building height at the northeast corner, and slightly modified
building architecture. Due to the changed project description, the Planned Development request
has been eliminated from the applicants’ request.
LOCATION/SETTING
The project site is located in the Gateway area on the southwest corner of Donner Pass Road
and Vista Avenue. The project site is directly north of the Gateway Park Subdivision. The
property is bounded to the north by Donner Pass Road and the Gateway shopping center, to the
east by Vista Avenue, to the west by the Bank of America parking lot and to the south by single -
family residences. (APN 18-621-01, 02, 04, 10; 11213 Donner Pass Road)
ROJECT SITE INFORMATION
Zoning District: CG ( General Commercial)/FAR Incentive Infill Area

Zoning Map Sheet #28)
General Plan Land Use Designation: Commercial
Parcel Size: 1.57 acres
Planning Commission Staff Report

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Vicinity Map
Gateway Shopping
Center
Old Gateway
Shopping Center
Donner Plaza
Shopping
Center
CHP Building and

Bank of America Gateway Park
Subdivision
Project Location: 11213 Donner Pass Road
DISCUSSION/ANALYSIS:
Background
The Planning Commission recently reviewed a similar Grocery Outlet proposal (Application No.
2016-045), and on February 20, 2018, the Commission approved a 17,568 square foot Grocery
Outlet store with two workforce housing residential units, 54 on-site parking spaces, and six on-
street parking spaces. Two appeals of the Planning Commission’s approval were filed on March
1, 2018 and March 2, 2018. In researching the appeal issues raised, staff and the applicant
team reviewed several aspects of the project approval including the environmental analysis. It
was determined that use of the categorical exemption for in-fill projects, CEQA Guidelines
Section 15332, where a Planned Development is proposed conflicted with a 2001 Director’s
Determination. In response to this finding, the applicant team withdrew the application and
resubmitted a modified project, which now does not require Planned Development approval.
The previous Grocery Outlet application requested Planned Development approval for an
alternative parking plan, which is now not required since the project is proposing all required
parking on-site. The changes include: increased on-site parking and one additional workforce
housing unit ( three units total). The withdrawal of the previous application has the effect of
rescinding the Planning Commission’s previous approval and both appeals have been voided.
Additional background information on Planning Application No. 2016-045 is contained in the

November 21, 2017 and February 20, 2018 Planning Commission staff reports, on file with the
Town Clerk. A link to the staff reports can also be found here:
http://www.townoftruckee.com/living/event-calendar/february-20-2018-planning-commission-

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meeting. This information is provided solely to assist the Commission’s understanding of the
two projects and may be helpful in reviewing the current proposal in contrast to the initial
proposal.
Project Description
The applicant is requesting Development Permit approval to construct more than 7,500 square
feet of floor area and for total site disturbance greater than 26,000 square feet to allow a new
16,147 square foot Grocery Outlet grocery store, three workforce housing residential units, 57
on-site parking spaces, increased landscaping within the Donner Way right-of-way to provide
enhanced screening and reduce noise levels on the adjacent residential neighborhood, and six
on-street parking spaces within the General Commercial (CG) zoning district at 11213 Donner
Pass Road. The grocery store is proposed to have 11,610 square feet of gross retail area and
4,537 square feet of gross storage area. The applicant is proposing three workforce housing
residential units; two 543 square foot 1-bedroom units and one 788 square foot 2-bedroom unit.
No Planned Development is needed as the project currently complies with all Development
Code development standards. The project’s development statistics are as follows ( based on
Development Code Table 2-8):
Table 1. Grocery Outlet Development Code Consistency
Development Development Code Consistent/Not

Proposal
Standard Requirement Consistent
Setbacks None, except as may be 6’ building frontage setback Consistent
required through land use includes frontage
permit conditions of approval improvements – 8’
to address screening, sidewalks, landscaping, and
landscaping, design covered bus stop shelter
guidelines and other land on-site.
use and visual compatibility Parking area located near
issues. side and rear property lines.
FAR 0.20 Consistent ( see
FAR Incentive Additional 0.05 for projects Development Code
located within the “ Preferred Consistency section
infill area” shown on Sheet under
28 of the Town’s Zoning Discussion/Analysis”
Maps.
FAR Total Allowed 0.25 0.236

Site Coverage 70% 70% Consistent
Open Space 15% 22% Consistent

Project located within the
FAR In-Fill Area and mixed
use projects qualify for an
additional 5%-10% reduction
for a total of 5% Open Space
requirement
Height Limit 50’ or 3 ½ stories, whichever 34’2”; 3 stories Consistent
is less
Landscaping As required by Chapter 11,700 sq. ft. of total Consistent
18.40 ( Landscaping landscaping
Standards) Required

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Landscaping:
4,230 sq. ft. plant 9,247 sq. ft. plant
material/groundcover material/groundcover
32 Trees 48 Trees
125 Shrubs 602 Shrubs
Parking As required by Chapter 57 parking spaces Consistent –
18.48 ( Parking and Loading proposed Development Code
Standards) - 57 parking 57 spaces on-site Section 18.48.050.B
spaces required 14 compact stalls allows for up to 25% of
43 standard stalls the required parking
5% of total parking spaces 6 space off on-street spaces to be compact car
Bike Parking required – 3 bicycle parking parking spaces – 14 compact
spaces required spaces = 25%.
10 bicycle spaces proposed
Snow Storage 50% of total parking and 13,894 sq. ft. snow storage Consistent
driveway areas – 12,809.50 area proposed (54%)
sq. ft. of snow storage areas
required
As previously mentioned, the applicant team made several modifications to the previous
Grocery Outlet project. The current proposal, Application No. 2018-040, includes increased on-
site parking from 54 spaces to 57 spaces and the addition of a third workforce housing
residential unit. Table-2 below compares the previously approved Grocery Outlet project with
the current project proposal.
Table 2. Grocery Outlet Projects Comparison (App. No. 2016-045 and App. No. 2018-40)
Previous Grocery Outlet Project – Current Proposal –

Project Feature
App. No. 2016-045 App. No. 2018-040
Retail Floor Area 11,610 square feet 11,610 square feet
Storage Area 4,537 square feet 4,537 square feet
Mezzanine 900 square feet 900 square feet
Site Coverage 68 percent 70 percent
Parking
On-site 54 spaces 57 spaces
Off-site 6 spaces 6 spaces
Snow Storage 11,788 square feet 13,894 square feet
Open Space 26 percent 22 percent
Landscaping 8,000 square feet plant 9,100 square feet plant

material/groundcover material/groundcover
32 trees 36 trees
592 shrubs 640 shrubs
Building Height 30’2” 34’2”
Workforce Housing 2 units total 3 units total
Units One 1-bedroom unit Two 1-bedroom units
One 2-bedroom unit One 2-bedroom unit
As a result of the third workforce housing unit, the building’s height increased from 30’2” to
34’2”. The applicant team also removed a parapet wall from the rear of the building – southeast
elevation. The additional workforce housing unit has slightly changed the building’s elevations.

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The imagines below show the previously approved Grocery Outlet building elevations and the
proposed elevations.
Previously Approved North Elevation
Proposed North Elevation, changes shown in red dashed box
Previously Approved South/Southeast Elevation
Proposed South/Southeast Elevation, changes shown in red dashed box
Proposed East Elevation, changes shown in red dashed box

Previously Approved East Elevation
Previously Approved West Elevation Planning

Proposed West Elevation, Commission
changes Staff
shown in red Report
dashed box
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General Plan Consistency
This section focuses on key policy questions for the Planning Commission’s consideration.
Additional General Plan consistency analysis can be found in the November 21, 2017 and
February 20, 2018 Planning Commission staff reports for Application 2016-045, on file with the
Town Clerk. A link to the staff reports can also be found here:
http://www.townoftruckee.com/living/event-calendar/february-20-2018-planning-commission-
meeting. Additional discussion is contained in the meeting minutes; Links can be found here
http://laserfiche.townoftruckee.com/weblink/Browse.aspx?dbid=0&startid=4615&row=1&cr=1.
The project site is located within the Commercial General Plan land use designation, which is
applied to existing and planned areas of commercial uses. The Commercial designation is
based on location of existing commercial uses and the suitability of areas for commercial uses
in areas close to the Town core. The site is also located in one of seven land use overlay
designations, the Gateway Neighborhood Area. The Gateway Neighborhood Area overlay
designation has been applied in recognition of the role of the Gateway Area as a central hub of
the community, with a rich mixture of residential, commercial and public uses. The focus of the
Gateway Neighborhood Area is the Donner Pass Road corridor, one of the more important
thoroughfares in Truckee.
Several General Plan goals and policies are relevant to this project, including requirements to
achieve the desired visual character and design quality for development in the Town. The
General Plan seeks to maintain high quality and visually interesting design that fits in with the
Town’s unique mountain character. This includes quality site planning and unique/non-corporate
architectural design. Key General Plan goals and policies are listed below to highlight the
project’s consistency:
Gateway Neighborhood Area

GW -P1: Ensure that new development and land uses support the following goals for the
Gateway Area:
o An attractive streetscape.
o Adequate landscaping and street trees.
o Uses and design that encourage community activity and street life, including new
civic and public spaces.
o Preclusion of generic, auto-oriented and strip commercial type development.
o New vertically and horizontally integrated mixed use development, particularly
that which incorporates residential uses as well as high quality commercial
development.
o Pedestrian-oriented design, incorporating connections between adjacent parcels
and uses, street furniture, and human-scaled design features.
o Provision of bicycle facilities along Donner Pass Road, and connections to the
town-wide bicycle and trails network.
o Enhanced connectivity to Downtown Truckee and other parts of the town.
Community Character Element

Goal 8: Improve the character and urban design quality of the Gateway Area so that it
becomes a true Town Center for Truckee.
Policy 8.1: Encourage the redevelopment of the Gateway Area from an auto-oriented,
strip-commercial dominated corridor, to a place that invites pedestrian activity and
provides gathering places and opportunities for interaction.
Policy 8.2: Reinforce the commercial and mixed use qualities that contribute to the
town” orientation of the Gateway corridor.

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Policy 8.4: Improve the pedestrian- and bicycle-friendliness of the corridor through
sidewalk and streetscape improvement that address issues such as sidewalk continuity,
paving materials and signage, links between adjoining properties, and connections to the
town’s network of trails and bikeways.
Policy 8.5: Encourage design oriented to the pedestrian realm through the following
measures:
o Building design along Donner Pass Road that is proportionate to the width of the
street that it fronts, is oriented to the street, and minimizes setbacks from the
public right of way.
o Appropriate design and siting of parking facilities to minimize their visual impact
and break up their massing.
o Design of facades and building frontages that provide pedestrian-scale detail and
a high level of visual interest along the street frontage, including storefront
display windows, articulated massing, and fine-grain architectural detail.
Goal 9: Create mixed use centers that can provide local shopping, services and
employment in proximity to housing.
Policy 9.3: Require new mixed use centers to provide housing of a variety of types and
affordability, including employee housing, unless determined to be incompatible.
The proposed project meets General Plan goals and policies by creating new in-fill development
in a prime area adjacent to similar commercial development within the Gateway area, providing
high-quality architecture, commercial and residential uses, and providing increased landscaping
and open space. The proposed project would improve the character and urban design quality of
the Gateway corridor and, in combination with the Town’s Envision DPR project, the proposed
project would encourage a pedestrian-oriented environment by constructing sidewalks that
would connect with the existing network, constructing a covered bus shelter, and would provide
an increased amount of bicycle parking. Additionally, the project is designed to minimize
potential impacts to the adjacent residential neighborhood with a number of project features
including:
Low profile building

o Similar height to surrounding commercial and residential structures
High quality architecture
Increased landscaping and screening
Minimal exterior lighting
Sunken parking lot and delivery areas
o Parking lot area is 6-10 feet lower than adjacent residential areas
o Loading/delivery dock is approximately 10 feet lower than parking lot
The building is proposed to be situated along the property frontage adjacent to Donner Pass
Road, which would provide a buffer from noise generated Donner Pass Road traffic. A portion of
the rear of the parcel, which is adjacent to a residential subdivision, would be utilized for parking
and the loading dock for the tenant’s deliveries. The loading dock is proposed to be graded so
that it is approximately ten feet lower than the parking lot, which would provide sufficient
screening for delivery vehicles.
Noise Element
The General Plan lists noise compatibility guidelines for various land uses, as shown in Figure
N-3 within the Noise Element, which is located below. The General Plan’s Noise Element For
commercial uses, noise levels 70 dB CNEL or less are considered to be “normally acceptable”.
Levels 70-75 dB CNEL are “conditionally acceptable”, and levels 75-80 dB CNEL are “normally
unacceptable”. For residential uses in mixed use development, noise levels 65 dB CNEL or less
are considered to be “ normally acceptable”. Levels 65-70 dB CNEL are “ conditionally

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acceptable”, and levels 70-75 dB CNEL are “ normally unacceptable”. The interior noise
standard set by the Town for residential uses is 45 dB CNEL or less.
Figure N-3 General Plan Noise Element
Due to the locations of
Donner Pass Road and
Interstate I-80, the
project site and
surrounding areas are
located within future
noise contour levels of
70 dB CNEL. This 70 dB
noise contour level
comes from the Noise
Element’s Figure N-1,
which identifies locations
where anticipated noise
impacts may occur and
maps the future noise
levels. It should be
noted that the 70 dB
level assumes the build
out of the General Plan,
which includes
commercial
development of the
project site. As shown
by the General Plan
future noise contours,
commercial
development of the
project site would
remain within the 70 dB
threshold level.
The site and surrounding areas experience high ambient noise levels. The proposed building
would provide additional noise buffer to the adjacent residential properties in the Gateway
neighborhood from the noise generated on Donner Pass Road. In addition, delivery and semi-
trucks already use Donner Pass Road in the Gateway area for deliveries to adjacent grocery
stores, the hospital and cancer center, and other retail businesses. The applicant has identified
that the proposed grocery store would have one semi-truck delivery and between 2-5 box truck
deliveries a day. Condition of Approval #37 limits the hours for deliveries to 6:00am – 9:00pm,
which would minimize noise generation during quiet morning and evening hours. Due to the
high volume of traffic on Donner Pass Road within the Gateway area, the minimal deliveries per
day would not generate significant noise impacts beyond the high baseline levels already
experienced within the area. The proposed workforce housing residential units would not
experience significant exterior noise impacts due to their location at the back of the building and
due to the General Plan’s higher threshold to residential units within a mixed use project . By
directing the residential units away from Donner Pass Road, the building would provide a noise
buffer from traffic located on Donner Pass Road. In addition, the Town s ’ Development Code
requires that all residential interior noise levels not exceed 45 dB, which is required for all
projects and is included as Condition of Approval #27. This requirement would be imposed and
verified as part of the Town’s building permit process.

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Therefore, staff believes that the proposed project is consistent with the overall intent of the
General Plan policies. Circulation and traffic are discussed in detail in the “ Traffic” section
below.
Grocery Store Land Use

A grocery store is defined as a “retail trade” use in the Development Code, meaning it
has similar qualities and characteristics to other businesses that primarily sell goods.
The General Plan does not have specific policies for grocery stores, but does include
guidance for “retail uses”:
The Land Use Element Policy P6.1—The maximum size limit for a single retail
commercial use building shall be 40,000 square feet.
Land Use Element Action A6.1—Conduct an independent economic analysis
prior to approval of the Specific Plans for PC-1 and PC-3, Master Plans for Hilltop
and Railyard, and for other large developments with substantial commercial
and/or industrial floor space. Use this analysis to understand the economic
impacts of the proposed development on the Downtown and the community as a
whole, and to identify possible competition with significant new development
planned Downtown.
Economic Development Element Policy P8.1—Encourage new retail to locate in
the Downtown.
Economic Development Element Action A8.2—Review all proposed commercial
projects outside of Downtown Truckee for their potential to draw retail sales
revenue away from Downtown retail businesses and, if necessary, work with
developers to re-configure projects to that they are complementary to, not
competitive with, Downtown commercial activity. Establish a strategy to attract
new retail establishments to Downtown Truckee.
In staff’s consideration of these policies and actions, a small-scale grocery store in the Gateway
area does not create any General Plan conflicts. The proposed grocery store is significantly less
than the 40,000 square foot size limit and is not a large project. Grocery Outlet is proposing
11,610 square feet of retail floor area, which would not create substantial new commercial floor
space. General Plan Action A6.1 does not define “ large development with substantial
commercial and/or industrial floor space,” but this action seems most appropriately applied to
development projects at a similar scale to master plans and specific plans. Economic analyses
were not required of other commercial or industrial projects similar in scale or larger than the
proposed Grocery Outlet such as The Phoenix Building (22,000 sf office building along Soaring
Way), Marriott Hotel at Coburn Crossing ( 71,000 sf/114 room hotel), or the Gateway Vista
project previously approved on the Grocery Outlet Site (16,000 sf office/retail).
In addition, it is unlikely that a new grocery store at this location in Gateway would draw retail
sales away from Downtown retailers. The primary retail uses Downtown are general
merchandise retail, specializing in unique clothing, jewelry, art/photography, home
décor/household goods and similar items. There has been a lot of community dialog about the
relationship of this grocery store proposal and others including recently approved Nugget
Markets within the Railyard Master Plan and the Raley’s within the Joerger Ranch Specific Plan.
Of particular concern is competition with Downtown and whether or not a grocery store located
outside of the Downtown would draw retail sales revenue from Downtown retail businesses. At
the time Economic Element Action A8.2 was created, a grocery store had not been envisioned
Downtown ( the Downtown Specific Plan does not include any grocery-specific polices or
language and there was no Railyard Master Plan). Staff’s interpretation of General Plan Action
A8.2 is that the policy was created to protect the types of retail businesses that are most often
associated with Downtown, such as smaller footprint retailers that rely on pedestrian traffic,
synergy with surrounding businesses, and boutique/niche products that are part of a buying

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experience. Staff does not believe Action A8.2 was intended to apply to a Downtown grocery
store. For this reason, and the reasons mentioned above, staff finds the proposed project
consistent with the General Plan. However, due to the stated community interest in this issue,
staff has raised this issue for the Commission’s consideration and the Commission may wish to
devote particular attention to this policy framework.
Land Use Approvals
With the modifications made compared to the previously approved project, approval of a
Planned Development is no longer required. The alternative workforce housing proposal and
Floor Area Ratio (FAR) increase are addressed in the “Development Code Consistency” section
of this staff report.
Development Permit
Approval of a Development Permit is required both for the size of the building and for the total
amount of site disturbance. The “ Project Description” section above identifies how the current
proposal has been modified from the previously approved Grocery Outlet application. In
reviewing Development Permit applications, the focus is on site layout and building design to
ensure the best utilization of a site as well as compatibility with surrounding properties. Project
design and compatibility—the key to finding Development Code consistency for Development
Permits—is discussed in detail in the “ Architecture and Site Design” section below. The
Planning Commission’s role is to consider how the proposed building design, site design, and
materials reflect the Truckee architectural design principles and guidelines. The Planning
Commission may approve a Development Permit, with or without conditions, only if all the
required findings can be made. Six mandatory findings are required to be made by the Planning
Commission in support of an action to approve a Development Permit application (see Exhibit C
of the attached resolution). Site layout and building design are discussed further in the
Architecture and Site Design” section below.
Staff believes that there are two key Development Permit findings for the Planning Commission
to consider while reviewing the proposed project:
The proposed development is consistent with the design guidelines, achieves the overall
design objectives of the design guidelines, and would not impair the design and
architectural integrity and character of the surrounding neighborhood.
The subject site is physically suitable for the type and density/intensity of development
being proposed, and adequate in size and shape to accommodate the use and all
fences and walls, landscaping, loading, parking, yards, and other features required by
this Development Code, and served by streets adequate in width and pavement to carry
the quantity and type of traffic generated by the proposed project.
As identified within the “Architecture and Site Design” section, it is staff’s opinion that the project
is proposing high quality design and architecture, consistent with the stated objectives for the
Gateway area. The project would enhance the visual character of the Gateway area and
surrounding areas. The building is located along the property frontage and incorporates a mix of
1- and 2-stories to maintain the size and scale of the surrounding commercial and residential
development. The project, in its current size, is able to meet all the Development Code’s
requirements on-site, including: parking, landscaping, open space and snow storage. The
project is located along a commercial strip of development that abuts Donner Pass Road.
Commercial development within this area includes parking lots and business access shared
with the residential streets. The project’s proposal to place a second access driveway along
Vista Avenue is common within the area.

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Figure-4
Project site
Gateway Area – Commercial businesses with access and/or parking on residential streets
Sign Plan
The applicant team made one minor change to the sign plan from the previous Grocery Outlet
project. The applicant team has removed the proposed monument sign and, at this time, is only
pursuing approval of one wall sign. The proposed wall sign is consistent with all Development
Code sign requirements. Similar to the previous Grocery Outlet application, staff is
recommending Condition of Approval #31, which requires the sign to be internally illuminated,
and constructed using natural materials or metal for consistency with the building’s materials
and Town standards for high-quality signage. Additional background information on the
proposed wall sign can be found in the November 21, 2017 and February 20, 2018 Planning
Commission staff reports for Application 2016-045, on file with the Town Clerk. A link to the staff
reports can also be found here: http://www.townoftruckee.com/living/event-calendar/february-
20-2018-planning-commission-meeting
Development Code Consistency
The project site is zoned CG (General Commercial). The CG zoning district is applied to areas
appropriate for commercial activities and office uses. The floor area ratio for commercial
development in the CG zoning district is 0.20; however, under Development Code Section
18.12.050.B.3, Floor Area Ratio Criteria, the review authority may approve a FAR increase by

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0.05, if the project site is within the preferred infill area shown on Sheet 28 of the Town Zoning
Map (see Figure 5) and providing that:
1. The FAR increase is proportional to the public benefit provided by the project including
exemplary design and environmental sensitivity, and compliance with the other
provisions of the Floor Area Ratio Criteria Section (18.12.050);
2. The increased project intensity will not create unmitigatable traffic circulation impacts in
the site vicinity or elsewhere in the Town; and
3. The subject site is physically suitable for and adequate in size and shape to
accommodate the type and intensity of development being proposed.
Because the property is located within the FAR Incentive Infill Area the Planning Commission
may approve a 0.05 FAR increase resulting in a maximum allowed FAR of 0.25 for the
proposed grocery store. The applicant is proposing a floor area ratio of 0.236 to support the
tenant needs and balance the project construction costs. It is staff’s opinion that the 0.05 FAR
increase can be supported because the site was targeted for higher FAR in the Development
Code to promote in-fill and new investment in the Gateway neighborhood, the increased FAR
supports the high quality project design and as shown by the Focused Traffic Analysis, and the
project would not result in significant traffic impacts.
Figure-5
FAR Incentive Infill Area
During review of the previous project, public comment was received a number of residents the
surrounding residential neighborhood expressing concerns on the compatibility of a new grocery
store at this location. Traffic, noise, hours of operation and site access location were some of
the issues raised. With the prior application, the Planning Commission found the project
compatible with the surrounding neighborhood. With the proposed project, the Planning
Commission is again tasked with determining if the site is suitable for the type/intensity of
development being proposed, and also if an increase in FAR is appropriate under the FAR
increase criteria.

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Architecture and Site Design
The Town’s General Plan and Development Code both identify strong architectural design that
enhances community character as an important component of any project. This is reinforced
with several Development Code regulations including the prohibition of franchise architecture,
the requirement for consideration of context and community vision as well as creating an
authentic and original design. The proposed building is specifically designed to fit Truckee’s
architectural standards. An individual would not necessarily know that the proposed building is
for a Grocery Outlet or even a grocery store. In addition, the building is not like any other
Grocery Outlet store. The project creates a prominent look and feel along Donner Pass Road,
varying roof heights and forms were added to create articulation, a pedestrian level design, and
the nod to mid-century modern design through low sloped roofs and simple forms and materials
add to Truckee’s uniqueness. This unique aesthetic and material mix are the essence of
Truckee Funk. The use of architecture to create a unique visual expression, and the design
would set the tone for future projects and hopefully inspire further investment in existing
buildings within the Envision DPR corridor/Gateway Neighborhood Area. Figure-6 below shows
the architecture and design of the proposed building.
It is staff’s opinion that the project’s architecture and site design exceed the Development Code
design guidelines and provides a quality example of new commercial in-fill development. The
Design Guidelines encourage a minimum of 50 percent of the property frontage to be occupied
by buildings located at the sidewalk. The proposed building would occupy 65 percent of the
property frontage. This design guideline is one of the most important elements in creating street
character, which in turn reiterates the General Plan’s policy of enhancing the quality and
character of development along Donner Pass Road in the Gateway area. In addition, the
placement of the proposed building along the property frontage screens a majority of the
parking areas from Donner Pass Road, which strengthens the streetscape and enhances the
Gateway corridor. During the previous application’s Neighborhood Meeting and the Planning
Commission meeting, most meeting participants applauded the design and architecture of the
building. This is the caliber of architecture and design the Town strives to encourage and the
type of quality that would ensure the building’s success regardless of the tenant. In summary,
the building design and architecture meet the intentions of the Development Code’s Design
Guidelines and proposes high quality design that will enhance the character of the Gateway
area. The prominent building frontage along Donner Pass Road, building design and varying
roof forms engages the pedestrian realm that encourages community activity and street life. The
site design, specifically the two proposed driveways and access on Vista Avenue, is further
discussed in the “Traffic” section below.

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Figure-6
Mezzanine
Similar to the previous Grocery Outlet application, the current project is proposing a 900 square
foot mezzanine primarily for administrative or managerial purposes. With Application No. 2016-
45, staff included the mezzanine square footage when calculating floor area ratio, parking and
workforce housing. However, with this proposal, the mezzanine floor area is not included within
the floor area ratio, parking or workforce housing calculations for three main reasons: 1)
Consistency with the review and processing of the previous grocery store applications; 2)
Consistency with the California Building Code; and 3) The characteristics of the mezzanine s ’
use.
The Town recently processed and approved two grocery store applications for Raley’s and
Nugget. Both of those applications proposed mezzanine area for administrative or managerial
purposes. In both projects, the mezzanine area was excluded from the building’s floor area for
the purpose of calculating floor area ratio, parking, and workforce housing because the
mezzanine area did not meet the California Building Code’s threshold for gross floor area. For
consistency, this area is excluded from all calculations. Most importantly, the Development
Code definition of gross floor area references the Town’s intent to be consistent with the
California Building Code and staff has determined it is appropriate in this case and the past
cases to exclude the mezzanines from the gross floor area total.
The mezzanine area does not impact the characteristics or operations of the grocery store.
Since this area is used for administrative purposes, it does not contain any goods or products

Page 15 of 24
for sale and would not be used by customers. Since the space does not increase the floor area
of retail sales, it does not have any effect on the amount of customers who would visit the store,
which does not generate any additional customer parking demand. In addition, the mezzanine
area would be used by employees. However, the employees would likely work elsewhere in the
store while on-shift and not be solely located within the mezzanine. The number of employees
on shift at a time would not be impacted by the mezzanine area, which in turn would not
generate additional employee parking or increase the number of employees generated by the
use. It should be noted that while the mezzanine area was excluded from the parking
calculation, the mezzanine area was included within LSC Focused Traffic Impact Analysis to
ensure the project would not generate any negative traffic impacts on the adjacent roadways.
Parking
Development Code Section 18.48.040 Table 3-10, Parking Requirements by Land Use, require
retail stores to provide 1 space per each 250 square feet of gross retail floor area, plus 1 space
per each 600 square feet of storage area, and 1 space per residential unit since the project
qualifies for the mixed use parking reduction incentive. Based on the proposed project, the
Development Code’s parking calculation is as follows:
Gross Floor Area Parking Requirement Total Spaces Required

Retail 11,610 sq. ft. 1 spaces/250 sq. ft. 46.4
Storage 4,537 sq. ft. 1 space/600 sq. ft. 7.6
Residential 3 residential units: 1 parking space per unit – 3
Two 1-bedroom units project qualifies for the
One 2-bedroom unit mixed use parking reduction
incentive
Total 57 total spaces
As previously identified, the 900 square foot mezzanine is not included within the parking
calculation for consistency with how the Town has processed and reviewed previous grocery
stores. It should be noted that the residential parking calculation decreased from 4.4 parking
spaces to 3 parking spaces from the previous Grocery Outlet project. This is because the
previous project’s residential parking was calculated using the Town’s multi-family residential
standards. Since the current proposal added a third residential unit, the project is now granted a
mixed use parking reduction incentive, which reduces the parking requirements for the
residential units to one parking space per unit. The “ Mixed Use Incentive” section below goes
into further detail regarding the incentives granted to mixed use projects. The previous Grocery
Outlet project’s parking calculation was as follows:
Gross Floor Area Parking Requirement Total Spaces Required

Retail 11,610 sq. ft. 1 spaces/250 sq. ft. 46.4
Storage 4,537 sq. ft. 1 space/600 sq. ft. 7.6
Mezzanine 900 1 space/600 sq. ft. 1.5
Residential 2 residential units: 4.4
1-bedroom unit 1.5 spaces
2-bedroom unit 2 spaces
25% of total for guest parking
0.88 parking spaces)
Total 60 (59.9) total spaces
Mixed Use Incentives

The Town encourages projects to include residential units within commercial and industrial
development projects by providing incentives for those projects. Those incentives are found
within Development Code Section 18.48.140, Mixed-Use Development, and may allow for
increased floor area, increased site coverage, decreased open space, and decreased parking.

Page 16 of 24
In order to qualify for the mixed use incentives, a project shall provide a minimum of two
residential units per acre and shall not exceed four units per acre. The previous project
proposed two residential units, but did not qualify for the mixed use incentives because the
project did not meet the minimum density required. The property is 1.57 acres, which would
require a minimum of three residential units. The current project is now proposing three
residential units and now meets the minimum density requirement to be granted the mixed use
incentives under Section 18.48.140. Development Code Section 18.48.140.D.2, Residential
Parking, states that the parking requirements shall be reduced to one parking space for each
residential unit. This is an automatic incentive granted to all projects that meet the minimum
density. As identified above, the review authority may grant further incentives if the
modifications are appropriate on the site and would not create adverse impacts to the
surrounding area. While the developer is not requesting additional incentives and has proposed
a project that complies with all Development Code requirements, it should be noted that the
project does qualify for the following incentives only if the review authority finds that the
modifications would not create adverse impacts to the surrounding area:
Site coverage may be increased up to 10% (70% to 80%)

Open space may be decreased up to 10% (15% to 5%)
Number of parking spaces may be decreased up to 10% (57 spaces to 51 spaces)
Project’s Benefits that go Beyond Development Code’s Requirements

The applicant team has made a conscientious effort to go beyond the minimum requirements of
the Development Code to help ensure compatibility with the surrounding areas and achieve
Truckee’s high design standards. As noted in the “ Mixed Use Incentives” section above, the
project could have requested that the Planning Commission approve reductions in open space
and parking, and allow the project to increase site coverage. However, the applicant team felt
that the project should go beyond the Development Code’s requirements to transition from
commercial development along Donner Pass Road to the adjacent residential subdivision. The
project is proposing the following benefits that exceed the minimum Development Code
requirements:
Increased landscaping
Increased open space
Increased bicycle parking
Incorporation of an existing bus stop into the building’s design
Six on-street parking spaces ( the spaces would have cost the Town approximately
90,000 to construct as part of the Envision DPR streetscape improvement project)
Three residential workforce housing units to be deed restricted as affordable
o The three units would either be deed restricted to low income households, or one
unit would be deed restricted to very-low, one unit to low, and would unit to
moderate income households
The project would be constructed to CalGreen standards, which would likely meet
Leadership in Energy and Environmental Design (LEED) Certified equivalent
Traffic
LSC Transportation Consultants conducted a Focused Traffic Analysis dated February 12, 2018
of the proposed Grocery Outlet development ( see Attachment # 4 for Focused Traffic Analysis
for Grocery Outlet and Subsequent Memorandum dated April 11, 2018). The scope of the
analysis reviewed existing and future background traffic volumes, traffic generated from the
proposed project, and evaluation of traffic of the project vicinity.
On Friday, November 17, 2017, LSC conducted traffic counts at the two shopping center
driveway intersections on Donner Pass Road and at the Vista/Tahoe Avenue intersection. The

Page 17 of 24
traffic counts were then adjusted upwards to reflect summer pm peak hour conditions—the
Town’s adopted threshold for traffic analysis. Future traffic volumes were based on the future
traffic volumes that were developed as a part of the Town’s Envision DPR project. These
volumes assume full build out of the Town’s General Plan, which also assumes completion of
the Tahoe Donner to Pioneer Trail and Bridge Street roadway extensions. The Pioneer Trail
Extension is expected to reduce the traffic volumes along Donner Pass Road adjacent to the
site by giving Tahoe Donner residents an alternative route to get to Downtown or eastern
Truckee.
The traffic analysis resulted in the following conclusions:
The proposed project would generate approximately 1,518 daily one-way vehicle trips
and 162 PM peak-hour trips (82 entering and 80 exiting) at the site driveways over the
course of a busy day. However, a portion of these trips are expected to be “ pass-by”
trips, which add traffic to the driveways but not to the regional roadways ( as they are
made by vehicles already passing by the site and will divert into the site as a part of a
longer trip). Excluding pass-by trips, approximately 1,052 new daily one-way vehicle
trips would be generated on the adjacent roadway network, including 112 new PM peak-
hour one-way trips.
The project is expected to result in a minimal increase in traffic along Vista Avenue to
the south of the site.
No intersection Level of Service deficiencies are identified under existing or future year
conditions, with or without the project.
The 95th- percentile traffic queue length is the queue length that is only exceeded 5
percent of the time during the PM peak hour. The 95th percentile traffic queue length
forming from the SR 89/Frates/Donner Pass Road westbound through lane currently
extends past the western shopping center driveway during peak periods and this queue
would increase by up to one vehicle with the proposed project. However, the mean
average) queue length, which better reflects a driver’s experience, on the westbound
through lane would only marginally block this driveway with the project. No traffic
queuing concerns are identified under future year conditions, with or without the project.
The existing central two-way left-turn lane configuration along Donner Pass Road is
considered appropriate for this location rather than a median with dedicated left-turn
pockets.
Following the previous project’s withdrawal, LSC reviewed the proposed modifications to the
Grocery Outlet project in relation to the Focused Traffic Analysis completed on February 12,
2018. LSC issued a Memorandum addressing the modifications on April 3, 2018 ( see
Attachment # 4 for Focused Traffic Analysis for Grocery Outlet and Subsequent Memorandum
dated April 11, 2018). LSC determined that the additional dwelling unit would result in an
increase of approximately seven daily one-way vehicle trips at the site driveways, including one
vehicle trip during the PM peak hour. However, this would not impact the conclusions and
recommendations in the Focused Traffic Analysis. The previous traffic analysis and conclusions
remain valid under the revised site plan and parking configuration. No other changes have been
made to the project which results in different findings within the Focused Traffic Analysis.
In summary, the traffic analysis concluded that there would be no significant traffic impacts
associated with the project. The existing and future traffic conditions resulting from the proposed
project would comply with the Town’s Level of Service standards identified within the General
Plan for all intersections and driveways. Since the completion of the traffic study, the applicant

Page 18 of 24
team has revised the site plan to provide an additional exit lane at the Donner Pass Road
driveway, which would reduce the vehicle queue exiting the site and encourage the use of the
Donner Pass Road driveway over the Vista Avenue driveway. The Engineering Division has
reviewed LSC’s Focused Traffic Analysis dated February 12, 2018 and Subsequent
Memorandum dated April 11, 2018 and concurs with the above findings.
The traffic analysis assumes that most drivers will exit onto Donner Pass Road because it is the
main route used to enter the site and is where the majority of the convenient parking is located.
At the neighborhood meeting and previous Planning Commission meeting, several Gateway
neighbors expressed frustration with existing impacts from hospital traffic and concern about
adding more cars onto Donner Pass Road in this area, particularly in peak times when there is
gridlock. To reduce the potential for Grocery Outlet customers entering the neighborhood, the
site design emphasizes using the Donner Pass Road driveway by placing most of the parking
and store entrance in close proximity to the Donner Pass Road driveway. It is also worth noting
that the Tahoe Forest Hospital, although not associated with this project, is working on a
campus master plan that in draft includes new policies about campus access and circulation as
well as a significant expansion of patient and employee parking through a parking garage(s) or
additional at-grade parking.
In an attempt to quantify the traffic operations at the Donner Pass Road/Vista Avenue
intersection with and without the project, some additional information is provided below:
Implementation of the proposed project is expected to increase the number of cars

exiting Vista Avenue onto Donner Pass Road during the PM peak hour by approximately
14 cars, which equates to about 1 additional car every 4 minutes, on average.
Under the existing condition, vehicles travelling northbound on Vista making a

movement onto Donner Pass Road would experience an average of 19.1 seconds of
delay per vehicle during the PM peak hour, which results in a Level of Service (LOS) C.
Under the existing plus project condition, the addition of the project traffic would create a
negligible change in northbound delay and would continue to operate at a LOS C.
For another point of reference, LSC analyzed a scenario where all of the project traffic
would exit the Vista driveway. Although in reality this scenario would not occur, it does
represent an absolute worst case scenario, and would result in an average 29.5 seconds
of delay per vehicle during the PM peak hour, which represents an increase in delay of
10.4 second per vehicle and a LOS D (still meeting Town LOS thresholds).
The traffic analysis conclusions do not address Gateway neighborhood concerns about how
they view their neighborhood, their expressed existing and anticipated challenges of getting to
their homes, additional traffic, and the concern of a grocery store being located adjacent to a
residential neighborhood near several other grocery stores. A grocery store is a permitted use
at this location, meaning there is no discretionary land use required ( i.e.-Use Permit) to
establish a grocery store use. However, approval of a Development Permit is required due to
the amount of proposed site disturbance and floor area of the building, which is directly related
to site layout, design and compatibility of design with surrounding properties.
Staff believes the addition of a grocery store in this location could provide several benefits to
both the town and adjacent neighborhood, including a wider range of grocery options and the
ability of local residents to easily walk or bike to the nearby store. However, the compatibility
issue and traffic concerns remain for the neighborhood. The Commission may wish to consider
the required Development Permit findings in relation to the traffic information provided and
public comment regarding land use compatibility. During the previous Planning Commission

Page 19 of 24
meeting for the proposed Grocery Outlet store, most neighboring residents expressed concern
that the proposed driveway on Vista Avenue would directly result in increased traffic and
parking through the residential subdivision. Neighbors requested that the Vista Avenue
driveway be either relocated onto Donner Pass Road, converted to a one-way entrance only, or
be eliminated entirely. Additional information regarding the proposed driveway onto Vista
Avenue is provided below.
Vista Avenue
Similar to the previously approved Gateway Vista project, the proposed Grocery Outlet
site has two proposed access driveways, a driveway on Donner Pass Road and a
driveway on Vista Avenue. Due to emergency vehicle access requirements,
development of the site would likely require a second access driveway. It should be
noted that there are multiple factors that are considered including the use, occupancy,
and size of development when determining if a second driveway is required. The use
alone does not drive the second access driveway requirement. For example, the
previous Gateway Vista project proposed office and residential uses on the parcel and
was required to have a second access driveway. It is possible for development on the
site to only be required one access driveway. The size of development would need to be
small and it would need to be a low intensity use – minimal employee and customer
generation. However, this would not be an ideal type of development for the project site
given that this is a key in-fill site adjacent to one of Truckee’s major thoroughfares,
Donner Pass Road, and other prominent commercial development.
Since two access driveways are required for the proposed project, it is staff’s opinion
that the best location for the second access driveway would be on Vista Avenue. It is the
Engineering staff’s opinion that including a second driveway access on Donner Pass
Road in addition to a driveway on Vista Avenue would be more appropriate in order to
improve on-site circulation, disperse traffic, and reduce traffic volumes on Vista Avenue
to a level that is less than would be the case with a Vista Avenue only access point. The
Truckee Grocery Store DP – Focused Traffic Analysis completed by LSC Transportation
Consultants dated February 12, 2018 ( and confirmation memo dated April 11, 2018),
concludes that the Vista Avenue / Donner Pass Road, and Donner Pass Road project
access driveway intersections will operate at an acceptable Level of Service with the
proposed development.
Town Engineering staff also considered a single site access driveway on Donner Pass
Road. That scenario would result in less desirable traffic circulation patterns, require
residents of the adjacent neighborhood to drive onto Donner Pass Road to access the
site, create a higher concentration of traffic at the Donner Pass Road site access
driveway, and result in challenging circulation patterns for delivery vehicles. It is also the
understanding of Town Engineering staff that the Truckee Fire Protection District has
determined that two access points are appropriate to meet California Fire Code
requirements for this site. For those reasons, a single access driveway onto Donner
Pass Road is not recommended for this project.
Workforce Housing
The development of non-residential projects (commercial, industrial, institutional, recreation, and
residential resort) generates the need for new workers, which in turn, requires new housing
units to accommodate these workers. In order to mitigate the housing needs for very-low, low,
and moderate income workers generated by these development projects, the Town’s Workforce
Housing Ordinance, Development Code Chapter 18.216, requires non-residential projects to
provide housing for a portion of the projected workforce. The Workforce Housing Ordinance
does not apply to developments that generate higher wage jobs whose employees may be able
to obtain housing in the open market. The Workforce Housing Ordinance is separate from the

Page 20 of 24
Inclusionary Housing Ordinance because it is specific to employee generation and is tied to the
land use being established. Calculations to determine employee generation are based on
square footage of use.
The applicants have stated that the grocery store use would generate 30-40 full-time and
seasonal employees based on the general operations of similar sized stores. Based on the
Development Code’s calculation, a commercial project with 16,147 square feet of gross floor
area would generate 32.29 full-time equivalent employees (FTEE).
For development projects that generate 20 or more but less than 40 FTEE, the development
project shall construct and complete one workforce housing unit for each 14 FTEE. For 32.29
FTEE, the development is required to provide 2.3 workforce housing units ( 32.29 ÷14). For rental
units,100% of these units are required to be affordable to low income (80% of the area median
income) households, or one- third of the units shall be affordable to very low income 50%
of the area median income) households, one-third shall be affordable to low income households,
one-third shall be affordable to moderate income (120% of the area median income)
households. For fractions of workforce housing units,the developer may elect,at his or her
option, to construct the next higher whole number of affordable units,perform an equivalent alternative,
or pay the in-lieu fee for such fraction. The
applicant is requesting an equivalent alternative—

which is allowed pursuant to Section 18.
216.040.E-- to allow three workforce housing units,which all would be deed restricted as affordable
units. The project is required to construct 2. 3 workforce housing units. The developers
have the option to construct a third unit,propose an alternative equivalent, or pay 0.
3 percent of an in-lieu fee, which would be 26, $ 315.40.The applicant is proposing two 543 square
foot 1- bedro m units and one 788 square foot 2- bedro m unit.While three workforce housing
units are proposed, the applicant team is requesting an alternative equivalent approval because
the Workforce Housing Ordinance requires at least 50 percent of the units to be 2-bedro ms
or larger. Staff
believes that the addition of the third unit meets the intent of the Workforce Housing Ordinance
and provides an alternative equivalent and superior to the payment of 0.3 percent of the
in-lieu fee.In addition, the applicant team has identified that all three units would either be deed
restricted to low income households, or one unit would be deed restricted to very- low,one unit
would be deed restricted to low, and one unit would be deed restricted to moderate income households.
The construction of workforce housing units provides a direct benefit to the community.
The applicant team has identified that the workforce housing units would first be offered
to the tenant’ s employe s. It is staff’ s opinion that renting the units to the tenant’ s employe s
directly serves the Truckee community. The Development Code’ s Workforce Housing
Ordinance grants the review authority the authority to approve alternative workforce housing
proposals. It is staff’ s opinion that the construction of an additional one- bedroom unit to be
deed restricted is more beneficial than the payment of 0.3 percent of the in-lieu fee and is an acceptable
alternative equivalent.Staff’
s recom endation is based on the Town Councils recent November 14, 2017 workforce housing
discussion and stated interest in providing incentives to encourage the physical construction
of workforce housing units, particularly as part of non- residential projects. By providing
flexibility, the applicant is able to choose an option that works best for their development
plan.In either case, the Town is ensured needed housing units that support the local
workforce. It is staff’ s opinion that the project goes beyond the minimum requirements within
the Development Code and approval of an alternative equivalent proposal would benefit Truckee’
s residents and workers.

Page 21 of 24
ENVIRONMENTAL REVIEW
Staff recommends that the Planning Commission find the project exempt from the California
Environmental Quality Act ( CEQA) Guidelines pursuant to Section 15332, which applies to
projects characterized as in-fill development that meets the following criteria:
The project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and regulations.
o The proposed grocery store use is consistent with the General Plan’s Land Use
Designation of Commercial. As identified within the “Discussion/Analysis” section
of this staff report, the proposed project is consistent with the Town’s General
Plan goals and policies, and consistent with the Development Codes
requirements.
The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
o The proposed project is located in Town limits within the Gateway Area. As
identified by the Town’s General Plan, the Gateway Area is one of Truckee’s
more prominent commercial areas, outside of Downtown Truckee. The Gateway
Area is surrounded by commercial uses and residential uses. The project site is
located along a strip of commercial development/uses adjacent to Donner Pass
Road and the project site is 1.57 acres.
The project site has no value as habitat for endangered, rare or threatened species.
o A large portion of the project site has been disturbed in the past and has minimal
vegetation. The project site has no value as habitat for endangered, rare, or
threatened species due to the sites existing conditions, and because the project
is located adjacent to the Donner Pass Road thoroughfare.
Approval the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
o The proposed project would not result in any significant effects relating to noise,
air quality, or water quality. The project is located within an existing commercial
area that is appropriate for commercial development. There would be no
significant impacts resulting from the project for noise, air quality, and water
quality. Commercial development within the Gateway Area is expected, and any
new development is required to abide by the Town’s Development Code
standards, which are specifically implemented through noise standards, allowed
uses/zoning, and drainage and stormwater standards. As identified within the
Traffic” section of this staff report, the proposed project would not have any
significant impacts to traffic. The Focused Traffic Analysis conducted by LSC
Traffic Consultants found that the proposed project would not significantly impact
the surrounding areas and the project would meet all of the Town’s traffic
standards as outlined within the General Plan. The analysis found that all
intersections on the project site and within the vicinity of the project would
function at the proper Level of Service. No intersection LOS deficiencies would
result from the proposed project.
The site can be adequately served by all required utilities and public services.
o The proposed project was routed to all special districts, utility companies, and
Town departments with an interest in this application and no objections were
filed. The proposed project can be adequately served by all required utilities and
public services. In addition, the commercial and residential uses directly adjacent
to the site are currently served by all required utilities and public services, and
development of the site would not impact those existing services.

Page 22 of 24
As outlined above, it is staff’s opinion that the proposed project meets all the in-fill criteria and
therefore, can be exempt from the CEQA Guidelines pursuant Section 15332.
PUBLIC COMMUNICATION
The public hearing notice was published in the Truckee Sun on April 6, 2018 and mailed on
April 3, 2018 to all property owners within 500 feet of the project site, as shown on the latest
current tax roll of Nevada County. The applicant posted an on-site sign on April 5, 2018
indicating information about the public hearing on April 17, 2018. As of April 12, 2018, staff has
received one public comment letter from a neighboring resident Bud and Sharon Arnold, whose
concern revolve around the size of the proposed development and the increase in vehicles
entering or using neighborhood street, customer parking within the neighborhood, and delivery
trucks using Vista Avenue.
STAFF SUMMARY AND RECOMMENDATION
It is staff’s opinion that the proposed project, with the incorporation of the recommended
conditions of approval, is consistent with the General Plan, Development Code, and the Public
Improvement and Engineering Standards. The required findings to approve the Development
Permit, Sign Plan, alternative workforce housing proposal, and 0.05 FAR increase can be made.
The project proposal goes beyond the Development Code’s requirements and meets General
Plan’s goals and policies. The project would set a high quality streetscape and would improve
the overall design and character of the Gateway corridor. Workforce housing units are proposed
on-site that could be utilized by the commercial tenant, which has greater benefit than payment
of in-lieu fees. The design and architecture of the building fits into the Town’s vision of
development along the Donner Pass Road corridor and encourages pedestrian activity and an
active street life. Therefore, staff recommends that the Planning Commission approve the
Development Permit, Sign Plan, alternative workforce housing proposal, and 0.05 FAR increase
as proposed, based on the recommended findings and subject to the recommended conditions
of approval.
ALTERNATIVES
Actions that the Planning Commission may take as an alternative to the recommended action
include:
1. Continue the public hearing to a date and time certain.

The Planning Commission may request additional information from the applicant and/or
staff ( if new information is presented at the next meeting, the public portion of the
hearing must be reopened on the new information submitted).
2. Land Use Permits
a. Add, delete or modify the proposed conditions of approval.
b. Deny the project on the basis that all of the required findings cannot be made.
3. Require additional environmental review.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2018-06

a. Exhibit A within Resolution No. 2018-06: Site Plan and Building Elevations dated
03/29/2018
2. Focused Traffic Analysis dated February 12, 2018 and Subsequent Memorandum dated
April 11, 2018 (LSC Transportation Consultants)
3. Agency Routing Comment Letters
4. Public Comment

Page 23 of 24
5. Applicant Letter of Justification and Letter of Intent

Page 24 of 24
Planning Application 2018-40/DP-SP
Attachment #1
Draft Resolution 2018-06
Town of Truckee
California
PLANNING COMMISSION RESOLUTION NO. 2018-06
A RESOLUTION OF THE TOWN OF TRUCKEE PLANNING COMMISSION

APPROVING APPLICATION NO. 2018-040/DP-SP
GROCERY OUTLET DEVELOPMENT PERMIT II)
WHEREAS, the Town received an application requesting approval of the following: a

Development Permit to construct a new 16,147 square foot grocery store with 11,610 square
feet of gross retail area, 4,537 square feet of gross storage area, a 900 square foot mezzanine,
three workforce housing residential units, and 57 on-site parking spaces; a Sign Plan for an 120
square foot wall sign; an alternative workforce housing plan to allow for three deed restricted
workforce housing units; and a 0.05 FAR increase as allowed by Development Code Section
18.12.050 within the General Commercial ( CG) zoning district located at 11213 Donner Pass
Road, APNs: 18-621-10, 01, 02, and 04; and
WHEREAS, the Planning Commission is responsible for the review and consideration of
Development Permits and associated land use permits for FAR increases for parcels located in
the FAR Incentive Infill Area (Zoning Map Sheet #28), and a Sign Plan; and
WHEREAS, the Planning Commission held a public hearing on April 17, 2018 and April
26, 2018 on the requested Development Permit, Sign Plan, and FAR increase request, and
considered all public comment, testimony and evidence; and
WHEREAS, a 10-day public review period was provided to allow Federal, State, and
local agencies, interested persons and organization, and other members of the public to review
and comment on the project; and
WHEREAS, public notice was published in the Truckee Sun and mailed to property
owners within 500 feet of the project site informing the public of the date, time, and location of
the public hearing for consideration of the approval or denial of the Development Permit, Sign
Plan, and FAR increase; and
NOW THEREFORE BE IT RESOLVED, the Planning Commission hereby takes the

following actions on Application No. 2018-040/DP-SP (Grocery Outlet Development Permit II):
1. Approves a Development Permit to construct a new 16,147 square foot grocery store
with three residential units, 57 on-site parking spaces, six parking spaces within the
Donner Pass Road right-of-way, and transit stop as shown by the approved Plan Set in
Exhibit “A” attached hereto and incorporated herein, subject to the conditions of approval
set forth in Exhibit “ B” ( Conditions of Approval), as shown by the approve Plan Set in
Exhibit “A” attached hereto and incorporated herein.
2. Approves the Sign Plan for one new 120 square foot wall sign, subject to the conditions
of approval set forth in Exhibit “B” (Conditions of Approval).
3. Approves a 0.05 FAR increase as allowed under Development Code Section 18.12.050,
for a maximum allowed FAR of 0.05, based on the findings set forth in Exhibit “ C”
Findings).
PC Resolution No. 2018-06
4. Approves an alternative workforce housing proposal for three deed restricted workforce
housing units – two 543 square foot 1-bedroom units and one 788 square foot 2-
bedroom unit, subject to the conditions of approval set forth in Exhibit “B” (Conditions of
Approval).
5. Determines the project exempt from further environmental review in accordance with
Section 15332 of the California Environmental Quality Act Guidelines.
BE IT FURTHER RESOLVED, the Planning Commission adopts the findings set forth in
Exhibit “C” (Findings), in support of approval of these actions.
The foregoing Resolution was introduced by Commission Member______ and seconded

by Commission Member_______ at a Regular Meeting of the Truckee Planning Commission
held on the 26th day of April 2018 and adopted by the following vote:
AYES:
NOES:
ABSENT:
Seth Kielas, Chair

Town of Truckee Planning Commission
ATTEST:
Emily McGuire, Administrative Technician
Attachments:
Exhibit A – Plan Set

Exhibit B – Draft Conditions of Approval
Exhibit C – Draft Findings
RESOLUTION NO. 2018-06

EXHIBIT “ A”
GROCERY STORE DEVELOPMENT PERMIT

PLAN SET
See attachment)

EXHIBIT “ B”

DRAFT CONDITIONS OF APPROVAL
General Conditions of Approval
1. A Development Permit to construct a new 16,147 square foot grocery store with 11,610
square feet of gross retail area, 4,537 square feet of gross storage area, and a 900
square foot mezzanine, three workforce housing residential units, 57 on-site parking
spaces, increased landscaping within the Donner Way right-of-way, and six on-street
parking spaces; a Sign Plan for an 120 square foot wall sign; an alternative an
alternative workforce housing plan for three deed restricted workforce housing units; and
a 0.05 FAR increase as allowed by Development Code Section 18.12.050, as shown on
the site plans, elevations, floor plans, and civil drawings as approved by the Planning
Commission on April 26, 2018 on file in the Community Development Department. The
applicant is responsible for complying with all conditions of approval and providing
evidence to the Community Development Director of compliance with each condition.
Planning Division Recommendation)
2. The effective date of approval shall be May 8, 2018, unless the approval is appealed to
the Town Council by 5:00 pm on May 7, 2018. In accordance with Section 18.84.050 of
the Development Code, the approval of the Development Permit, Sign Plan, and
associated land use requests shall be valid for 24 months after its effective date. At the
end of that time, the approval shall expire and become null and void unless the time
limits of the land use permit is extended per Section 18.84.055 of the Development
Code. (Planning Division Recommendation)
3. The Community Development Director may authorize minor alterations to the approved
plans and conditions of approval in accordance with Section 18.84.070.B.1 of the
Development Code only if the Community Development Director finds such changes and
alterations to be in substantial compliance with the approved project. For minor project
modifications and design elements not addressed by the Planning Commission in their
design approval of the project, the Community Development Director may impose
additional requirements on the site to ensure consistency with the Town Design
Guidelines and Town Development Code. Major changes and alterations to the
approved plans and conditions of approval shall be reviewed and approved by the
Planning Commission in accordance with Section 18.84.070.B.2 of the Development
Code. (Planning Division Recommendation)
4. The project shall comply with all applicable provision and standards of the Development
Code in effect on March 30, 2018 except where specifically modified by these conditions
of approval. It is the applicant’s responsibility to demonstrate compliance to the Planning
Division prior to issuance of any grading or building permits. The provisions and
standards include, but are not limited to, the following:
General Development Standards as contained in Table 2-4 including site

coverage, setbacks, and height limits;
Air Emissions in accordance with Section 18.30.030;
Drainage and Stormwater runoff in accordance with Section 18.30.050;
Exterior Lighting and Night Sky in accordance with Section 18.30.060;
Fences, Walls, and Hedges in accordance with Section 18.30.070;
Grading and Vegetation Removal in accordance with Section 18.30.080;
Building Height in accordance with Section 18.30.090;
Property Maintenance in accordance with Section 18.30.100;
Snow Storage in accordance with Section 18.30.130;
Solid Waste/Recyclable Materials in accordance with Section 18.30.150;
Tree Preservation in accordance with Section18.30.155;
Undergrounding of Utilities in accordance with Section 18.30.130
Landscaping in accordance with Chapters 18.40 and 18.42;
Open Space in accordance with Section 18.46.060;
Parking in accordance with Chapters 18.48 and 18.50; and
Signs in accordance with Section 18.54 and 18.56
5. Any fees due to the Town of Truckee for processing this project shall be paid to the
Town within thirty (30) calendar days of final action by the approval authority. Failure to
pay such outstanding fees within the time specified shall invalidate any approval or
conditional approval granted by this action. No permits, site work, or other actions
authorized by this determination shall be permitted, authorized, or commenced until all
outstanding fees are paid to the Town. (Planning Division Recommendation)
6. The applicant shall defend, indemnify, and hold harmless the Town and its agents,
officers, and employees from any claim, action, or proceeding against the Town to
attack, set aside, void, or annul the approval of the Town Council, which action is
brought within the time period provided for by State law. ( Planning Division, Town
Attorney Recommendation)
7. Prior to issuance of any grading or building permits, the applicant shall provide
performance guarantees with sufficient legal commitments and financial sureties to
guarantee the faithful performance of any and all conditions of approval and completion
of the project or to guarantee the restoration of the site if the project is not completed.
The form, manner, and amount of the guarantee shall comply with the requirements of
the Community Development Director and the Town Attorney and shall be reviewed and
approved by the Community Development Director prior to issuance of permits.
Development Code Section 18.84.070)
8. If artifacts, paleontological or cultural, or unusual amounts of stone, bone, or shells are

uncovered during construction activity, all construction activities shall cease within a
200-foot radius of the find unless a lesser distance is approved by the Community
Development Director. The Community Development Director shall be notified of the
find, and an archaeologist shall investigate the find and determine the extent and
location of the discovered materials. The Town Planner shall be notified so that the
extent and location of discovered materials may be recorded in a written report prepared
by a qualified archaeologist, and disposition of discovered materials may occur in
compliance with State and Federal law. Construction shall not recommence until the
Town Planner authorizes construction to begin. (Planning Division Recommendation)
9. Prior to grading or building permit issuance, the applicant shall demonstrate compliance
with all conditions and requirements of the following agencies, including, but not limited
to:
Town of Truckee Engineering Division

Town of Truckee Building Division
Truckee Donner Public Utility District
Truckee Sanitary District
Truckee Fire Protection District
Nevada County Department of Environmental Health
Southwest Gas (Planning Division Recommendation)
Engineering Division
10. If the transit “shelter” is to be constructed as an extension of the proposed building, the
design of such structure shall provide: a minimum 8 foot wide and 10 foot tall clear path
of travel for snow removal equipment and the roof overhang shall be no closer than 4
feet from the transit pullout back-of-curb with support columns located at least 4 feet
further from the roadway than the overhang. An Encroachment Permit and a
Maintenance and Hold Harmless Agreement will be required for all frontage
improvements and transit shelter structures located in the Town right-of-way.
Engineering Division Recommendation)
11. Frontage improvements are required along Donner Pass Road and the Vista Avenue
frontage including the proposed east project driveway. All proposed frontage
improvements along Donner Pass Road and Vista Avenue shall match the frontage
improvement location and details for the Envision DPR Project including, but not limited
to, curb/gutter, sidewalk, driveway approaches, bus pullout, and ADA ramp at the corner
of Donner Pass Road and Vista Avenue. A minimum eight foot wide sidewalk will be
required along the Donner Pass Road project frontage and along the Vista Avenue
project frontage. The limits of the proposed improvements will be reviewed and
approved by the Town Engineer as a part of the improvement plan review prior to
building ( grading) permit issuance. All frontage improvements shall be installed in the
Town right-of-way or a public access easement shall be granted for the frontage
improvements if they are located on the private property. Prior to building permit
issuance, an Encroachment Permit and a Maintenance and Hold Harmless Agreement
will be required for all frontage improvements and transit shelter structures located in the
Town right-of-way. All frontage improvements shall be constructed prior to Certificate of
Occupancy. (Engineering Division Recommendation)
12. Prior to building permit issuance, provide a snow removal/storage plan for approval by
Town Engineer that shows snow storage calculations, locations, and how snow will be
put in those locations. Snow storage locations should be easily accessible ( i.e. no
curbs). Provide snow storage as close to the source as possible. (Engineering Division
Recommendation)
13. Prior to building permit issuance, provide details for the proposed project stormwater
collection and treatment including the safe release of overflow. Provide calculations and
sizing of stormwater locations. If snow storage is proposed in areas of stormwater
treatment, then the features should be properly sized for the capacity of both functions.
Treat stormwater as close to the source as possible. ( Engineering Division
Recommendation)
14. On September 2, 2010, Town entered into an agreement with Tahoe Forest Hospital
District ( TFHD) for the cost sharing and construction of interim improvements to the
Donner Pass Road/SR 89 South intersection that were required as part of development
along the Donner Pass Road corridor. This agreement outlines that future discretionary
Category 3 and 4 projects that add traffic to the DPR/SR89S intersection pay a fair share
portion of the costs of the improvements back to TFHD. Applicant is required to pay fair
share portion of the interim improvements at the Donner Pass Road / Frates Lane
intersection based on trip generation. With the conclusion of the traffic analysis dated
February 12, 2018, Town staff has determined that the project’s fair share portion of the
interim improvements at the Donner Pass Road / Frates Lane intersection to be paid to
the Tahoe Forest Hospital District is $ 15,796. ( Engineering Division
Recommendation)
15. Building design shall prevent roof driplines from being located in the Town right-of-way
or public access easements. In addition, the building structures shall be designed such
that snow will not shed into pedestrian areas or onto parked vehicles. ( Engineering
Division Recommendation)
16. Prior to building ( grading) permit issuance, the project proponents shall be required to
prepare and deliver two sets of improvement plans to the project planner at 1”=20’,
1”=30’, or 1”=40’ on 24”x36” plan sheets stamped by a licensed civil engineer to the
satisfaction of the Town Engineer for all work both in and out of the proposed public
right-of way, easements and private roadways. The plans shall be prepared in
accordance with the Town of Truckee Public Improvement and Engineering Standards
dated May 2003 and shall comply with the design standards identified in Water Quality
Order No. 2013-0001-DWQ NPDES General Permit No. CAS000004, such as Section
E.10 and E.12, or the most current Phase 2 Municipal Separate Storm Sewer System
MS4) Permit. The plans at a minimum shall incorporate proposed grades, drainage,
driveway design and erosion control and incorporate cost estimates for all work to be
performed. Said improvement plans shall be accompanied by appropriate plan check
fees to be calculated by the Town Engineer at the time of plan approval. Public
improvement plan check fees and inspection fees are calculated using the estimated
construction costs. The plan check fee is equal to the following formula based upon the
estimated construction costs:
5% of valuation from $0 to $50,000
3% of valuation from $50,000 to $250,000
1% of valuation above $250,000
The inspection fee, due prior to start of construction, is equal to the following formula
based upon the estimated construction costs:
1.5% of valuation above $250,000
Engineering Division Recommendation)
17. Prior to building ( grading) permit issuance, the project proponents shall provide
identification of all existing drainage on the property and adjacent property, which may
affect this project. This identification shall show discharge points on all downstream
properties as well as drainage courses before and after the proposed development for
the 10 year and 100 year flows. The project proponents shall provide a method in which
to treat the design storm event per the requirements of the Lahontan Regional Water
Quality Control Board for both the existing uses and the proposed uses. Pre-project
storm water flows should equal post project flows for the design year event, unless
additional mitigations are proposed to provide for the increase in flows. ( Engineering
18. Prior to building permit issuance, the applicant shall pay traffic impact fees and facilities
impact fees applicable at the time of building permit application. The traffic impact fees
will be based upon the latest fee schedule adopted by the Town Council in effect at the
time of building permit application. (Engineering Division Recommendation)
19. Prior to occupancy, the applicant is required to offer for dedication to the Town an
easement for any portions of the frontage improvements ( including the bus pullout and
shelter) which are outside of the Donner Pass Road right-of-way. The limits of the
easement, if required, shall be determined by the Town Engineer. If a maintenance
district is proposed as a part of the Envision DPR Project, the owner shall vote in favor of
and participate fully in the assessment district. ( Engineering Division
Recommendation)
20. Prior to occupancy, all roadway, drainage, frontage and utility improvements shall be
constructed and approved by the respective responsible agencies or a financial surety in
the amount of 125% of the remaining improvements shall be provided to the satisfaction
of the Town Engineer. All utilities shall be placed underground, including the existing
aboveground utility lines. The existing utility poles shall be removed following utility
undergrounding. (Engineering Division Recommendation)
21. Prior to occupancy, the applicant shall submit a Best Management Practice ( BMP)
operation and maintenance plan to the Town Engineer for review, approval and
recordation for the maintenance of all permanent and treatment control BMP’s installed
by the project. Such BMP’s shall be used only for the purposes of the BMP. The
applicant shall submit yearly BMP operation and maintenance certifications to the
Engineering Division according to the Water Quality Order No. 2013-0001-DWQ NPDES
General Permit No. CAS000004 or the most current Phase 2 Municipal Separate Storm
Sewer System (MS4) Permit. (Engineering Division Recommendation)
Other Conditions of Approval
22. Prior to building permit issuance, the applicant shall complete a lot line adjustment
between APNs 18-621-10, 18-621-01, 18-621-02, and 18-621-04 so that the project is
wholly located within its own parcel. If the lot line adjustment results in more than one
parcel, the applicant may be required to prepare reciprocal easements for access,
parking, snow storage, landscaping, open space and drainage, which would be required
to be recorded concurrently with the lot line adjustment. ( Planning Division
Recommendation)
23. Based on the employee generation provided by the applicant and consistent with
Development Code Chapter 18.216 (Workforce Housing), the grocery store generates
32.29 FTEE. For development projects that generate 20 or more but less than 40 FTEE,
one workforce housing unit shall be constructed for each 14 FTEE. For 32.29 FTEE, a
total of 2.3 workforce housing units (32.29 14)÷ are required. The applicant shall comply with
Development Code Chapter 18. 216 as follows: Option
1— Construct two,one- bedroom and one, two- bedroom rental apartment units.
Prior to building permit final,record a deed restriction on all three units that limits
rent to low income households earning 80% of the area median income based
on Nevada County income limits Option
2-- Construct two,one- bedroom and one, two- bedroom rental apartment units.
Prior to building permit final,record a deed restriction that limits rent for one
unit to very- low income households (50% of the area median income),one unit
to low income households (80% of the area median income),and one unit to moderate
income households (120% of the area median income) of the area median
income based on Nevada County income limits.The
applicant/ property owner shall provide verification of household income level for the tenants of
the rental units prior to occupancy of the units. Planning
( Division Recommendation) 24.
Short term and transient rentals (includes services such as Vacation Rental By Owner and
AirBnB), defined as the renting of housing units for 30 days or less, shall be prohibited
for both entire and/ or portions of the workforce housing apartments. Planning
Division Recommendation) 25.
Any future request to convert the three rental apartment units to ownership units shall be reviewed
by the Planning Commission through a project amendment land use application. (
Planning Division Recommendation) 26.
Construction Hours:Hours of operation of construction activities shall be limited to Monday

through Sunday from 7 a.m. to 7 p.m. or dusk, whichever occurs first,unless the Community
Development Director authorizes an extension of the time limitations based on
the finding that the noise levels from the construction activities will not negatively affect
the residential uses in the surrounding area.If a noise complaint is received after the
construction time limits are extended, the Community Development Director has the ability
to render the extended time limits null and void and the applicant shall revert to the
aforementioned hours of operation time limitations. Interior construction activities may
occur after these hours if such activities will not result in exterior noise audible at property
lines.Improvement, grading, and building plans shall note these limited hours of construction. (
Planning Division Recommendation) 27.
Prior to building permit issuance, an acoustical analysis showing the dwelling units have been
designed to limit intruding noise to an interior CNEL of 45 dB, in compliance with the
Building Code and Development Code Section 18.44.050. Planning( Division Recommendation)
28. Prior to issuance of building permits, a final lighting plan shall be approved by the
Community Development Director. All light fixtures shall comply with Development Code
Section 18.30.060 (Exterior Lighting and Night Sky). (Planning Division)
29. The applicant shall install and maintain landscaping, including landscaped earthen
berms, within the Donner Way right-of-way. Prior to issuance of any building or grading
permits, the applicant shall provide a Final Landscaping Plan, as required by Condition
of Approval No. 32, which shall include the landscaping of Donner Way right-of-way for
the Community Development Director’s review and approval. The purpose of
landscaping in the Donner Way right-of-way is to provide noise mitigation and to soften
the transition between the grocery use and the adjacent residences. With the previous
project, the Planning Commission required the additional landscaping and berming in the
Donner Way right-of-way in-lieu of a continuous six foot high wood fence south of the
grocery parking. Prior to building permit issuance, an Encroachment Permit and a
Maintenance and Hold Harmless Agreement will be required for all landscaping located
in the Town right-of-way. All frontage improvements shall be constructed prior to
Certificate of Occupancy. The applicant shall draft a Maintenance and Hold Harmless for
the installation and maintenance of landscaping and frontage improvements within the
Town’s right-of-way. Prior to building or grading permit issuance, the draft agreement
shall be provided to the Community Development Director and Town Attorney for review
and approval. (Planning Division Recommendation)
30. All parking spaces and walkways shall be kept clear of snow so they are useable year -
round. Snow must be kept on the confines of the property and may not be moved onto or
stored on the Town maintained right-of-way, unless specifically approved by the Town
Engineer. All snow storage areas are required to be landscaped. Any future
modifications, including snow hauling, shall be reviewed and approved by the Town
Engineer and Community Development Director prior to implementation. ( Planning
31. Sign Plan: One 120 square foot wall sign is approved, natural materials or metal shall be
used for any signage on the property. If the signs request to be illuminated, all signs
shall be internally illuminated (e.g. cabinet or halo-lit signs). Prior to building permit final
for the grocery store, the applicant shall submit a final sign plan for review and approval
by the Community Development Director. (Planning Division Recommendation)
32. Final Landscaping Plan: The project shall provide landscaping in accordance with
Chapters 18.40 and 18.42 and Section 18.30.155 of the Development Code, and as
follows:
Prior to building permit issuance, the applicants shall submit a final landscaping plan
that is consistent with the preliminary landscape plan for review and approval by the
Community Development Director. All plants shall be drought tolerant and
appropriate for the Truckee climate. Native plants are preferred. The final landscape
plan shall include the irrigation design plan.
Prior to issuance of a temporary or final certificate of occupancy, the applicant shall
submit documentation of compliance with Development Code Section 18.40.060
Water Efficient Landscape Ordinance), including all required Water Efficient
Landscape Worksheets including Worksheet A (Maximum Allowed Water Allowance)
and Worksheet B ( Certificate of Completion) for review and approval by the
Community Development Director.
Prior to issuance of a temporary or final certificate of occupancy, the applicant shall

submit to the Planning Division a complete maintenance plan and contract, ensuring
proper maintenance of all landscaping and irrigation, to be approved by the
Community Development Director. The property owner shall be responsible for
maintaining all plantings and irrigation, and in any case, where required plantings
have not survived, the property owner shall be responsible for replacement with
equal or better plant materials.
Due to the location of existing overhead power lines within the Donner Way right-of-
way, the applicant shall coordinate with the Truckee Donner Public Utility District and
the Town of Truckee for proposed landscaping within the ROW. Prior to the
Community Development Director’s approval of the final landscaping plan, the
applicant shall provide staff with verification that the District has reviewed and
approved of the proposed landscaping within the ROW and that the landscaping
does not interfere with the District’s access and safe clearances are maintained.
At least one week prior to issuance of a temporary or final certificate of occupancy,
the applicant shall request an on-site inspection from the Planning Division for all
landscaping and irrigation, and the applicant shall submit a landscape inspection fee
in the amount established by the Town Fee Schedule at the time of the request. All
landscaping shall be installed in accordance with the final landscape plan and these
landscape conditions prior to issuance of a temporary certificate of occupancy OR
installation of the landscaping shall be guaranteed by a performance guarantee or
other acceptable security prior to issuance of a temporary certificate of occupancy
and installation shall be completed prior to issuance of a final certificate of
occupancy. (Planning Division Recommendation)
33. The developer shall inform all future residential tenants in the lease agreement of the
requirements for full-time residency and prohibition of transient rentals. A draft of the
lease agreement shall be submitted to the Community Development Director for review
and approval prior to the issuance of a temporary or final certificate of occupancy for any
of the apartments. (Planning Division Recommendation)
34. The applicant shall underground all existing electric, utility, telecommunications and
cable television lines along the property frontage adjacent to Donner Pass Road. The
applicant shall work with Truckee Donner Public Utility District to underground, replace,
or relocate the existing electric, utility, telecommunications and cable television lines
along the rear property line, adjacent to Donner Way, as determined by the District.
35. The applicant shall ensure that any grocery store tenant complies with AB 1826
Mandatory Commercial Organics Recycling law requirements. This may be
accomplished by the following examples but not limited to: a subscription to food waste
collection carts with the waste hauler, food banking or a food waste backhauling
program. (Planning Division Recommendation)
36. The applicant/property owner shall first offer to rent the residential units to employees of
the tenant. (Planning Division Recommendation)
37. The building tenant(s) deliveries shall be limited to the hours of 6:00am – 9:00pm.
38. The building tenant(s) shall provide electronic wheel locks on all shopping carts so that
the wheels would lock up if taken beyond the property line. ( Planning Division
Recommendation)
39. The applicant/property owner shall install neighborhood friendly signage on-site to
discourage the use of Vista Avenue by grocery store patrons. Prior to building permit
final, the applicant shall submit the proposed signage to the Community Development
Director for review and approval. (Planning Division Recommendation)
40. The building tenant(s) shall survey the adjacent neighborhood once a week for any
shopping carts and bring the carts to their designated location on-site. ( Planning
41. The building tenant, Grocery Outlet or any future grocery store operator, shall provide a
phone number of the store manager to the adjacent neighborhood residents so that the
residents can identify any issues or concerns. Grocery Outlet may elect, in addition to
providing a phone number, to create and distribute an email address to the
neighborhood for the same purpose. (Planning Division Recommendation)
42. The applicant shall install a painted “ Keep Clear” box on the northern side of Donner
Pass Road for westbound traffic in front of the western Gateway Shopping Center
driveway as recommended within the Focused Traffic Analysis conducted by LSC Traffic
Consultants. The “Keep Clear” box shall be included and shown within the improvement
plans for the Town Engineer’s review and approval. ( Planning Division
Recommendation)
43. The applicant shall ensure that there is space sufficient for mixed waste, cardboard,
recycling, and food waste collection containers. Beginning January 1, 2019, if the
tenants subscribe to over 4-cubic yards of service per week, the tenant must subscribe
to food cart collection, as required by AB 1826 Mandatory Commercial Organics
Recycling. Exceptions may be allowed if the tenant has corporate plans for backhauling
cardboard or food waste. (Solid Waste Division Recommendation)
44. The applicant/owner shall establish a Development Agreement during the design
process to coordinate electrical facility design and construction. (TDPUD)
45. Due to long term maintenance concerns, Truckee Sanitary District recommends
exploring the option of an 8” gravity line extension on Donner Pass Road to service the
parcel. (TSD)
46. There is an existing 16” ductile iron pipe on the north side of Donner Pass Road. Any
connections made to Donner Pass Road shall be to this pipe. (TDPUD)
47. 6.52.040.3 Number of Meters – Mixed Use

For mixed-use development that consists of both residential and non-residential units,
the residential units shall be metered separately from the non-residential units.
For mixed-use development where all units are under single ownership and are rented to
more than one party, a minimum of one master meter serving all residential units and a
second master meter serving all non-residential units is required. Separate meters
serving each individual unit may be installed at the option of the owner.
For mixed-use development consisting of both residential and non-residential

condominium units, a separate meter is required for each residential unit. The non-
residential units may be served by either a master meter serving all non-residential units,
or separate meters serving individual units may be installed.
A minimum of two water meters, one for the commercial uses and one for the residential
uses, shall be required. (TDPUD)
48. The project shall be subject to the requirements of AB 1881 and installation of a
separate dedicated irrigation meter will be required if the project has 5,000 square feet
or more of irrigated landscape. (TDPUD)
49. The new domestic services shall tap off the proposed 8” loop pipe. Separate
connections to the 16” pipe shall not be made. (TDPUD)
50. The drawing shows the new 8” pipe routed through a carport underneath the workforce
housing units at the southeast corner of the structure. The new 8” pipe is also routed
underneath the covered sidewalk at the northwest corner of the building. This routing is
not acceptable. Water pipelines shall not be located underneath structures. (TDPUD)
51. The size, type, and location of backflow prevention equipment will likely be different from
that shown on the drawing. (TDPUD)
52. There is an existing service lateral to 11265 Donner Pass Road (Bank of America) and
11077 Highway 89 (CHP Station) that runs along the western edge of the property. If an
appropriate easement does not exist, the District will require dedication of a new
easement to cover this existing pipe. It also appears that this existing pipe may be
impacted by the construction of the retaining wall near the southwestern end of the
parking lot. Modifications to and/or re-routing of the existing pipe may be required.
TDPUD)

EXHIBIT “ C”

DRAFT FINDINGS
DEVELOPMENT PERMIT FINDINGS
In order to approve or deny a Development Permit, the review authority shall first make the
findings required by Section 18.74.030 of the Development Code:
1. The proposed development is allowed within the subject zoning district and generally
complies with all applicable provisions of the Development Code, Town Municipal Code,
and Public Improvement and Engineering Standards.
This finding is supported by the discussion contained in the “ Discussion/Analysis”

section of the Commission staff report dated April 17, 2018 and April 26, 2018. With
approval of the requested Planned Development, the development is consistent with
Development Code, Town Municipal Code, and the Public Improvements and
Engineering Standards, as modified by the recommended conditions of approval.
2. The proposed development is consistent with the General Plan, any applicable Specific
Plan, the Trails Master Plan, and the Particulate Matter Air Quality Management Plan.
The development is consistent with the General Plan and Particulate Matter Air Quality
Management Plan, as modified by the recommended conditions of approval. This finding
is further supported by the discussion contained in the “Discussion/Analysis” section of
the Commission staff report dated April 17, 2018 and April 26, 2018.
3. The proposed development is consistent with the design guidelines, achieves the overall
design objectives of the design guidelines, and would not impair the design and
architectural integrity and character of the surrounding neighborhood.

section of the Commission staff report dated April 17, 2018 and April 26, 2018 in
conjunction with the recommended conditions of approval. The proposed project meets
and exceeds the Development Code’s Design Guideline standards, and incorporates
project features that would reduce the projects effects from noise, aesthetics, and
operations to the adjacent residential subdivision.
6. The project 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.
Staff has determined the project to be categorically exempt pursuant to CEQA

Guidelines Section 15332 (Infill Development Projects) for the Development Permit. This
finding is supported by the discussion contained in the “Discussion/Analysis” section of

the Commission staff report dated April 17, 2018 and April 26, 2018.
7. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed project
would not be detrimental to public health and safety.
The Town Engineer has reviewed the project and has determined that there is adequate
access to the site. All agencies with review authority of the project have been provided
an opportunity to comment and have stated that they have no objection to the project or
have provided comments to prepare the applicant for the building permit process.
8. The subject site is physically suitable for the type and density/intensity of development
being proposed, and adequate in size and shape to accommodate the use and all
fences and walls, landscaping, loading, parking, yards, and other features required by
this Development Code, and served by streets adequate in width and pavement to carry
the quantity and type of traffic generated by the proposed project.

section of the Commission staff report dated April 17, 2018 and April 26, 2018 in
conjunction with the recommended conditions of approval. All roadways and parking
areas to serve the project site comply with the Town Development Code and Public
Improvement Standards.
9. The proposed development is consistent with all applicable regulations of the Nevada
County Department of Environmental Health (NCDEH) and the Truckee Fire Protection
District for the transport, use, and disposal of hazardous materials.
Both agencies have been notified of the proposed development and use, and did not
raise any concerns.
SIGN PLAN
In order to approve or deny a Sign Plan, the review authority shall first make the findings
required by Section 18.54.030 of the Development Code:
1. The proposed sign is for a use that is allowed by Article II ( Zoning Districts and
Allowable Land Uses) within the applicable zoning district, and complies with all
applicable provisions of this Chapter, the Development Code, the Municipal Code, the
Public Improvements and Engineering Standards, any applicable Specific Plan or Master
Plan, and any applicable Comprehensive Sign Program; and
The proposed sign is for an allowed land use, Grocery Stores, as identified by Table 2-6
Allowed Uses and Permit Requirements for Commercial and Manufacturing Districts
within the Development Code. The proposed project complies with all applicable
provisions of with Development Code, Town Municipal Code, and the Public
Improvements and Engineering Standards, as identified by the “ Discussion/Analysis”
section of the Commission staff report dated April 17, 2018 and April 26, 2018 and
modified by the recommended conditions of approval.
2. The proposed sign is consistent with the design guidelines and historic design guidelines
for signs in the - HP district), achieves the overall design objectives of the guidelines,
and would not impair the design and architectural integrity and character of the
surrounding neighborhood.
The proposed sign is consistent with the design guidelines with the incorporation of
Condition of Approval #36 and is integrated with the architectural integrity of the building
and the character of the surrounding Gateway Area. This finding is supported by the
discussion contained in the “Discussion/Analysis” section of the Commission staff report
dated April 17, 2018 and April 26, 2018.
FAR INCENTIVE INFILL AREA FINDINGS
The review authority may approve a FAR increase by 0.05, if the project site is within the
preferred infill area shown on Sheet 28 of the Town Zoning Map and providing that the below
findings can be made. The request to increase FAR can be supported for the following reasons:
1) The project is located within the FAC Incentive Infill Area as shown by Zoning Map Sheet
28; 2) The project provides a substantial public benefit by incorporating a transit bus stop on-
site; and 3) The project provides high quality design and architecture.
1. The FAR increase is proportional to the public benefit provided by the project including
exemplary design and environmental sensitivity, and compliance with the other
provisions of the Floor Area Ratio Criteria Section (18.12.050);

section of the Commission staff report dated April 17, 2018 and April 26, 2018. The
project proposal goes beyond the Development Code’s minimum requirements, and
proposes increased landscaping/open space, increased bicycle parking, high quality
design and architecture, and proposed a substantial public amenity in the form of a
covered bus shelter on-site, and therefore, the proposed FAR of 0.05 can be supported.
2. The increased project intensity will not create unmitigatable traffic circulation impacts in
the site vicinity or elsewhere in the Town; and

section of the Commission staff report dated April 17, 2018 and April 26, 2018. LSC
Traffic Consultants conducted a traffic analysis of the proposed project and possible
effects on the surrounding areas and found that there would be no traffic impacts. All
intersections and driveways would operate at a Level of Service that is consistent with
the General Plan. Therefore, there would be no significant traffic impacts.
3. The subject site is physically suitable for and adequate in size and shape to
accommodate the type and intensity of development being proposed.

section of the Commission staff report dated April 17, 2018 and April 26, 2018. The
project proposal complies with the Development Code’s requirements for open space,
landscaping, snow storage and site coverage.
EXISTING COMMERCIAL DRIVEWAY
16"W
111 Scripps Drive
Sacramento, CA 95825
916-520-2777
EXISTING DRIVEWAY 93.53' 35' 333.92' www.siegfriedeng.com
0
0
9
0 2
8
0
5
9
EX. DI 8"W 0
2
6
5
5
9
DONNER PASS ROAD 9
2
W 4
2
2
5
0 5 7
RIM 5916.00 5
CIVIL
2
9
9 2
9
0
EXISTING POLE LINE
5
W
2
8
5
5 RESIDENTAL MASTER METER
9
G G INV 5911.33 5
5 2
2
3
9
TO BE PLACED UNDERGROUND E
9
G 5
G
9
1
1 0
8
PER SECTION 6.52.040.3
5
9
1
9
G 0
G
5
U
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5 1
1
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G G STRUCTURAL
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7 0
S
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1
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A G G
N
0
1
4 0
3
0 G
0
2
W E
LANDSCAPE
8 3"W
BUS TURN OUT V
RESIDENTAL WATER ARCHITECTURE
A
15"SD
SUB-METER CLUSTER, A
0
TYPICAL. SURVEYING
T
9
D 2
2"W
S S
5
1
8"W V
PLANNING
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
WATER METER
OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH
5
ATHLETIC
9
2
FACILITY DESIGN
RAISED PLANTER CONCRETE WALK,
8
DI 3 0
RIM 5915.50 TYPICAL BUS BENCH 8"W
0 DOUBLE CHECK REVISIONS
INV 5911.50
0
0
4
0
0 PROPOSED BICYCLE PARKING
5
3
0
1
0
2
1
1
BACKFLOW PREVENTER CONVEX MIRROR DateNo. Description
1
5
9
59
9
1
5
1
0
0
0
9
9
9
7 9
5 NATURAL GAS STUB BUS BENCH
8
5 5
0 0 5
REDUCED PRESSURE DOMESTIC WATER STUB FIRE SPRINKLER STUB
BACKFLOW PREVENTER
2 9' DOUBLE CHECK BACKFLOW PREVENTER
4 3 2.
SD OUTFALL 0' L= 5" WITH FIRE DEPARTMENT CONNECTION
6 0. 0 2° 3 5' 2 4 2 6. 4 9'
R= 7 3
3" W
REINFORCED
0 0' 3 CONCRETE APRON
S 7 2°
T
5
C H=
C
9
A
2
P
8
M
PED RAMP
C 0
BANK OF W
8
AMERICA
24' LOT LINE TO BE SSCO
18' DI 1A
ROLLED CURB & GUTTER,
REMOVED VIA LOT RIM 5921.50
TYP. W
8 TYPICAL MERGER, TYPICAL INV 5918.50
P
9 2
T
18'
PROJECT
59
FLUSH CURB, 2
9
SSCO
0
TYPICAL 8" W
18'
P
9
TYP. T
5
8"W 9
3
0
0 TRASH ENCLOSURE
DI 2 (JB) 59
2
8
RIM 5924.00 0
1,422 S.F. WATER QUALITY BASIN SD
INV 5917. DI 1B TRUCKEE 5018"
RIM 5921.50
6"SS INV 5918.00 MIXED USE BLDG
0 SDMH FIRE HYDRANT AND VALVE,
7
0
0
590 8
9
0 0
0
0
SANITARY SEWER
TYPICAL
5
PUMP STATION
5
1
0
9 9'
9
1
9 0.
5
ASPHALT PARKING, 9'
L= 4 6"
1
0 9
2
TYPICAL 0 0' 7 5'
5
1 2
5 6
5 CT 9' TYP. 6 6 0. 4 2° 3 7' W 4 7 9.
P A
9' R= 5 8"
1
5
0 6
5 COM 3 8'
0
4 S 6 6°
CT
0 E
1 PA 9' 9'
6
7 5
2 COM C H=
R= 3 PA
CT TYP. ADDRESS
WALL 3 COM
N 5 PA
CT
CONCRETE CURB AND GUTTER COM 1
LIGHT
NATURAL STONE WALL C H=
C
P A C2.0
COM 5
9
EXISTING POLE LINE

PULLBOX PA
C 3
IN POTENTIAL EASEMENT
USED OIL 1
COM 0
C
PARKING STRIPES ARE FADED P A
TANK COM
P A
C 4" WHITE STRIPE,
COM 59
3
C
2
0 TYPICAL
P A M
PROJECT SITE
COM F
S
CT SITE LIGHT, S
P A
COM TYPICAL
4
C
PA
NATURAL STONE WALL
OH
COM 1
OH
PASS RD
OH
0
OH
2
0
0
0
0
E
0
9
3
0
8
0
C2.0
0
0
0
0
0
1
0
OH
OH
OH
DONNER
7
0
0
E
6
0
5
C 2
593 593
OH
4
0
3
0
NOTES:
OH
2
0
2
2
1
2 5
OH
0
0
V
2
N
2
9
AC PAVING
8
2
7
2
2
6
5
2
4
1
A
1
3
1
5
5
5
5
5
5
F
5
OH
OH
5
1
1
5
1
EX. SSMH
5
5
1
5
5
9
9 A
OH
5
OH
9
OH
5
5
1. THE PROJECT RESIDES IN ZONE X OF FEMA MAP NO. 06057C0529E, DATED FEB. 3, 2010. T
8
S
5
OH
OH
OH
C
V
OH
OH
OH
CANOPY SUPPORT
OH
OH
OH
OH
OH
80 SHEET TITLE
OH
80
OH
OH
OH
OH
DONNER PASS RD
OH
OH
SS
OH
OH
OH
OH
OH
8
OH
OH
OH
LEGEND:
OH
OH
OH
APN 18-621-10 89
SNOW STORAGE AREA 13,894 SF
R OH
E APN 18-621-01 SITE PLAN
OH
E
OH
V
T OH
OH
T
A
U OH
OH
G
A
APN 18-621-02
D T OH
OH
OH
N S OH
OH
A
VICINITY MAP
OH
B OH
OH
OH
V
R OH
OH
U OH
DRAIN INLET C OH
OH
E OH
T OH
OH
E
R Proj Mgr PJS
OH
APN 18-621-04
OH
SEE SHEET C1.1
OH
C OH
N
OH
OH
C
OH
OH
OH
Drawn by MWK OH
OH
OH
OH
OH
OH
OH
OH
FOR PROJECT DATA
OH
Date 03/29/2018
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
Job No. 14253
OH
OH
OH
OH
OH
OH
OH
0' 10' 20' 40' SHEET:
OH
ASSESSOR' S PARCEL INFORMATION
OH
OH
OH
OH
OH
C1.0
OH
OH
OH
OH
SCALE: 1"=20'
AC PAVING
XOF:
111 Scripps Drive
916-520-2777
www.siegfriedeng.com
CIVIL
STRUCTURAL
LANDSCAPE
ARCHITECTURE
SURVEYING
PLANNING
ATHLETIC
FACILITY DESIGN
REVISIONS
DateNo. Description
PROJECT
TRUCKEE
MIXED USE BLDG
ADDRESS
SHEET TITLE
PROJECT DATA
Proj Mgr PJS
Drawn by MWK
Date 03/29/2018
Job No. 14253
SHEET:
C1.1
XOF:
E
L
B
A
P
A
C
V
E
T
C
A
P
M
O
C
T
C
A
P
M
O
C
24'-8"
5'-0"
I
24'-8"
GATE 8'-0"
BENCH
NORTH 3'-9" 26'-0"
Ó Copyright 2017 MWA, Inc - All plans are property of MWA, Inc & are an instrument of service.
KURT MONROE REINKENS
6257M
W AINC
KRISTIN ERINA THOMPSON
ARCHITECTS
11165 BROCKWAY RD., SUITE 1
TRUCKEE, CA 96161
PH: 530.587.
FX: 530.587.0761
architecture/engineering
111 Scripps Drive
916-520-2777
0
0
9
2
EXISTING POLE LINE
0 8
0
5
EX. DI TO BE PLACED UNDERGROUND
9
0
2
6
5
9
DONNER PASS ROAD 5
9
2
2
0 5
4
2
5
7
RIM 5916.00 5
2
9
2
2
9
9 CIVIL 5
0
5
5
9
INV 5911.33 5
5
9
5
9
2
1
2
9
3
0
5 1
9
1
5
10FL5917.
80FL 5919.
9 9 0
STRUCTURAL
1
5
5 1
8
7 0
9 6
9
1
0
0
1
4 0
3
0
0
5923.50TC
5923.00FL LANDSCAPE
BUS TURN OUT
ARCHITECTURE
15"SD
5916.00TOW 5918.50FL
0
5915.00BOW SURVEYING
9
2
CURB CUT TO 5920.00C 5
PLANNING
SWQ BASIN OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH
5923.65C
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
5927.00P
OH OH OH OH OH OH
OH OH OH OH OH OH OH
5
ATHLETIC
5919.70TC 5920.30C 9
FACILITY DESIGN
2. 0%
2
8
DI 3 5919.20P 0
E
SWQ 519.90FG
RIM 5915.50
0
INV 5911.50
0
U
REVISIONS
0
4
0
0
BASIN N
3
0
1
5916.50TOW
2
5924.47C 179 DateNo. Description
1
1
BOTTOM=5915.00 E
5
0
1
5 5924.60C
9
59
9
1
5
1
0
7
0
8
0
9
9
9
9
5
5915.00BOW V
5
0 0
5
5
180 A
5924.60C 181
5
A
106 7 STEPS AT 6-3/8" T
5922.40TC S
5919.90P 182 V
5921.00TOW 5928.00C
5915.00BOW 5924.60C
OUTFALL 183
5916.00
5
5924.55C 9
2
8
FF
0
5919.90TC
5919.40P
FF=5924.60 5922.00P
5919.00TOW
5916.00BOW
CURB CUT TO
5922.47C 5924.60C
5937.0'
SWQ BASIN 5 STEPS AT 5"
5920.00TOW DI 1A
5924.55C RIM 5921.50 9
5918.80BOW 1
INV 5918.50
5922.96TC
5922.46P
9
1
2
PROJECT
5921.80TC
4
59 5
5923.76C 5924.15C
9
2
5. 8%
2
9
5921.30P
6
0
5924.05C 5924.15C
5921.00TOW
5916.00EG 5915.00BOW 5923.90TC
5923.80TC 5923.40P 5923.86C 5924.40TC 3. 0% 2
2
5923.30P 5923.81C 5923.90P
00TOW59
5928.
5924.10C 0. 4% 5
5922.50TC
9
3 5922.00P
0
5923.81C DI 2 (JB)
0
59
4
2
8 5928.00TOW
2
RIM 5924.00 5923.00BOW
5
0
INV 5917.50 DI 1B TRUCKEE
RIM 5921.50
5924.21TC INV 5918.00 MIXED USE BLDG
0
5924.10TC
1.
5929.00TOW
7
0
0
8
5923.71P 2
590 8
5923.60P
9
0 0
0
4
0
154
169
5
5924.00P
5
1
0
9 9'
9
1
9 0.
5
102
L= 4 6"
1
0 9
2 153
0 0' 7 5'
5
1 5922.00TOW 2
6 6 0. 3 7'
5
5919.50BOW 4 7 9. 4 2° 8" W
5924.80P
R= 5 132 5930.50TOW
5917.00TOW3 8'
S 6 6° 5924.50P
C H=
5915.50BOW 4
5922.00TC
5921.50P 150 ADDRESS
WALL 5924.50P 152
CONCRETE CURB AND GUTTER 151
LIGHT
5
131
9
PULLBOX 3
USED OIL 4.5% 5925.80P
1
0 NOTES:
PARKING STRIPES ARE FADED 5931.50TOW 5932
TANK
5930.00TOW A. RESERVE SQUARE-FACED
59
5926.00 BOW 3
2
STONES FOR TOP COURSE.
0
5920.00TOW B. STONE SHALL MATCH SIDE BATTER AT 4:12. LAY STONES
5914.00BOW OTHER USES ON PROJECT PERPENDICULAR TO BATTER
PILASTERS. SUBMIT 6" 12" MIN.
5921.00TOW 2
OH
OH
1 NATURAL STONE WALL SAMPLE FOR OWNER
5915.00BOW
OH
0
OH
C2.0 WITH SCREEN FENCE
0
0
0
0
0 REVIEW.
OH
2
0
0 0 OH
0 1
OH
0
E
0
9
3
0
8
7
0 0
WALL VARIES 1' TO 6')
0
6
0
5
C 2
593 593
OH
4
0
3
0
OH
2
0
2
2
1
2 MORTAR TOP TWO COURSES 5
OH
0
0
2
N
2
9
AC PAVING
8
2
7
2
2
6
5
2
4
1
1
3
1
5
5
5
5
5
5
F
5
OH
OH
5
1
1
5
1
5
5
1
5
5
9
9
108
IN PLACE, RAKE JOINTS BACK OH
5
OH
OH
5
5
TOP COURSE FULL 2" MIN.
5
OH
OH
OH
OH
OH
WIDTH OF WALL
6' MAX, SEE
OH
CANOPY SUPPORT DRY-STACK FIELD
OH
OH
3/4" GRAVEL IN GEOFABRIC ENVELOPE
OH
GRADING PLANS
OH
OH
1
STONES WALL SHEET TITLE
MIRAFI 140N OR EQUAL FABRIC)
OH
5922.00P OH
OH
OH
OH
OH
OH
OH
3
101 LEGEND:
OH
OH
OH
OH
6" PERFORATED PVC DRAIN PIPE OH
OH
OH
STORMWATER FLOW WITH SYNTHETIC FILTER SOCK OH
PRELIMINARY
OH
R
5922.00TOW OH
MIRAFI 140N (OR EQUAL FABRIC),
OH
OH
E
OH
T
T SLOPE DRAIN PIPE TO FLOW INTO 18" GRADING PLAN OH
OH
TOW TOP OF WALL
U
MIN.
OH
OH
STORM DRAIN SYSTEM
G
OH
OH
OH
BOW BOTTOM OF WALL
D
OH
N OH
OH
A
OH
OH
TC TOP OF CURB 18"
B SUBGRADE, UNDISTURBED OR
OH
OH
R OH
MIN.
OH
U
P PAVEMENT COMPACTED TO 90% RELATIVE
OH
DRAIN INLET C OH
OH
E
T OH
OH
OH
DENSITY
E
R Proj Mgr PJS
OH
OH
OH
C
CLASS II AGGREGATE BASE,
N 36" MIN. OH
OH
OH
C
COMPACTED TO 95% RELATIVE IMPERMEABLE
OH
OH
OH
Drawn by MWK
DENSITY GEOTEXTILE LINER
OH
OH
OH
OH
OH
OH
OH
EARTHWORK QUANTITIES
OH
OH
Date 03/29/2018
OH
OH
OH
100
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
FACTORED CUT FACTORED FILL NATURAL STONE WALL Job No. 14253
SCALE1
OH
OH
OH
OH
OH
OH
OH
5,000 C.Y. 1,200 C.Y. NO 0' 10' 20' 40' SHEET:
OH
OH
OH
OH
OH
OH
C2.0
OH
OH
OH
OH
SCALE: 1"=20'
AC PAVING
XOF:
DONNER PASS ROAD
ACCENT/MULTI-TRUNK TREES
BUS TURN OUT
VINES
RELOCATED 111 Scripps Drive
SIDEWALK EXISTING POLE LINE EXISTING TREES TO REMAIN
STOPPROPOSED
TO BE PLACED UNDERGROUND BUS 179
AND BE PROTECTED DURING 916-520-2777
CONSTRUCTION www.siegfriedeng.com
180
181
106 MEDIUM SHRUBS
GROUNDCOVER
182
BIORETENTION CIVIL
PROPOSED
STRUCTURAL
BUILDING 183
EXISTING
COMMERCIAL
PROPOSED E
LANDSCAPE
TRASH U
ARCHITECTURE
ENCLOSURE
N
SURVEYING
E
V
PLANNING
A
ATHLETIC
A
FACILITY DESIGN
T
S
REVISIONS
LARGE/MEDIUM TREES
V
DateNo. Description
VINES
154 169
102
153
132
SCREEN TREES/LARGE SHRUBS
150 PROJECT
PROPOSED 152
151 EXISTING TREES TO REMAIN
RETAINING WALL
AND BE PROTECTED DURING
131
CONSTRUCTION
5932
TRUCKEE
PRELIMINARY PLANT LEGEND MIXED USE BLDG
LARGE/MEDIUM TREES 5 LARGE SHRUBS 5
VINES 15
108 24" box trees. 15 gallon shrubs. Low/medium water-use plants. 5 gallon plants. Low/medium water use plants.
Install with root barrier when within 5` of pavement and Install foundation shrubs (4`-8` high) at building and the Install vines at vertical trellises per plan.
structures. Parking lot and screening. Spacing per plan. Size at perimeter groupings per plan. Spacing 6` O.C. Size at planting Clematis x jackmanii / Jackman Clematis
planting approximately 8-10`H x 4-5`W. approximately 4-5`H x 2-3`W. Humulus lupulus / Hops
Abies concolor / White Fir Castanopsis sempervirens / Bush Chinquapin
Lonicera sempervirens / Coral Honeysuckle
Calocedrus decurrens / Incense Cedar Cornus sericea / Red Twig Dogwood
Rosa Climbing Roses / Climbing Rose
Pinus jeffreyi / Jeffrey Pine Rhamnus rubra / Sierra Coffeeberry ADDRESS
101 Pinus lambertiana / Sugar Pine Ribes aureum / Golden Currant
Pinus ponderosa / Ponderosa Pine Rosa woodsii / Mountain Rose GROUNDCOVER 9,150 sf
Populus tremuloides / Quaking Aspen Rubus parviflorus / Thimbleberry 1 gallon plants. Low water use plants.
Populus trichocarpa / Black Cottonwood Install low spreading shrubs (6"-18" high) throughout the
project site areas. Spacing 24"-48". Size at planting
GENERAL PLANTING NOTES ACCENT/MULTI-TRUNK TREES 31
MEDIUM SHRUBS 188 approximately 6"-12"H x 6"-12"W.
5 gallon plants. Low/medium water-use plants. Arctostaphylos uva-ursi / Kinnikinnick
PROPOSED SNOW
15 gallon trees. Install medium sized shrubs (24"-48" high) at the parking lot
STORAGE AREA Asperula odorata / Sweet Woodruff
1. LANDSCAPE IMPROVEMENTS SHALL BE 7. SNOW STORAGE AREAS SHALL BE PLANTED Install with root barrier when within 5` of pavement and islands, front entry parking lot and groupings per plan. Spacing Ceanothus prostratus / Squaw Carpet
DESIGNED AND INSTALLED TO MEET TOWN WITH GROUNDCOVER AND SHRUB structures. Small space planting areas and building accent. 4` O.C. Size at planting approximately 2-3`H x 1-2`W. Cotoneaster dammeri / Bearberry Cotoneaster
OF TRUCKEE MUNICIPAL CODE LANDSCAPING TOLERANT OF SNOW Spacing per plan. Size at planting approximately 6-8`H x 3-4` Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass
REQUIREMENTS. STORAGE OR BE NATIVE VEGETATION. W. Cornus sericea / Red Twig Dogwood
Acer glabrum / Rocky Mountain Maple Lupinus polyphyllus / Large-leaved Lupine BIORETENTION 2,104 sf
2. LANDSCAPE PLANTING IS SELECTED FOR 8. MAXIMUM APPLIED WATER ALLOWANCE Amelanchier alnifolia / Serviceberry Miscanthus sinensis / Japanese Silver Grass 5 and 1 gallon plants. Planted depression to store and filter
THE EFFICIENT USE OF WATER AND INCLUDE CALCULATION WILL BE PROVIDED. PLANTS Betula occidentalis / Water Birch Potentilla fruticosa / Bush Cinquefoil
100 rainwater as well as enhance water quality. Irrigated.
MICROCLIMATE-APPROPRIATE NATIVE SELECTED SHALL NOT CAUSE THE Populus tremuloides / Quaking Aspen Spiraea densiflora / Sub-alpine Spiraea Carex nebraskensis / Nebraska Sage
AND/OR NON-INVASIVES, PROVIDING A ESTIMATED WATER USE TO EXCEED THE Populus trichocarpa / Black Cottonwood Cornus sericea / Red Twig Dogwood
VARIETY IN SIZE, SHAPE & HEIGHT. MAXIMUM APPLIED WATER ALLOWANCE
Festuca rubra / Red Fescue SHEET TITLE
MAWA). SMALL ACCENT SHRUBS & GRASSES 426 Juncus effusus / Soft Rush
3. PLANT MATERIALS SELECTED SHALL BE SCREEN TREES/LARGE SHRUBS 21 1 gallon plants. Low water use plants. Juncus ensifolius / Swordleaf Rush
DROUGHT-TOLERANT AND/OR NATIVE 9. PROJECT LANDSCAPED AREAS SHALL BE 15 gallon trees and shrubs. Install low accent color shrubs (18"-24" high) at parking lot Scirpus microcarpus / Small-fruited Bulrush
SPECIES AND 80 PERCENT OF WHICH SHALL SUPPORTED BY A PERMANENT, AUTOMATIC Install with root barrier when within 5` of pavement, walls and islands, entrance landscape and groupings per plan. Spacing
REQUIRE MINIMAL OR NO WATER ONCE WATER-EFFICIENT IRRIGATION SYSTEM TO structures. Site perimeter screening mix of evergreen and 18"-24" O.C. Size at planting approximately 6"-12"H x 6"-12"W.
ESTABLISHED. MEET TOWN OF TRUCKEE STANDARDS. deciduous trees and large shrubs. Spacing per plan. Size at Festuca idahoensis / Idaho Fescue BARK MULCH 15,802 sf PRELIMINARY
planting approximately 6-8`H x 3-4` W. Lupinus breweri / Mountain Lupine Recycled chip mulch. 3" thick layer minimum. Landscape
4. A MIX OF PLANT INSTALLATION SIZES SHALL 10. SEPARATE LANDSCAPE WATER METER Amelanchier alnifolia / Serviceberry Mimulus lewisii / Lewis` Monkeyflower
LANDSCAPE PLAN
areas within the project site to receive recycled chip bark
BE PROVIDED IN COMPLIANCE WITH TOWN SHALL BE INSTALLED TO MEET TOWN OF Calocedrus decurrens / Incense Cedar Penstemon azureus / Skyblue Penstemon mulch.
OF TRUCKEE DEVELOPMENT CODE. TRUCKEE STANDARDS. Cercocarpus ledifolius / Curl-Leaf Mountain Mahogany Penstemon eatonii / Firecracker Penstemon
CALCULATIONS DOCUMENTING THE Cornus sericea / Red Twig Dogwood
REQUIRED MIX OF SIZES SHALL BE SHOWN 11. A WEATHER-BASED, SELF-ADJUSTING Pinus contorta / Shore Pine
ON THE LANDSCAPE PLANS. IRRIGATION CONTROLLER AND RAIN Salix scouleriana / Scouler`s Willow
SENSORS SHALL BE INSTALLED. NOTE: Proj Mgr PJS
5. BIORETENTION AREA SHALL CONTAIN Shrubs selected have characteristics which
NATIVE HERBACEOUS PERENNIALS AND 12. ISOLATION VALVES SHALL BE INSTALLED AT EXISTING TREES TO REMAIN generally are categorized as fire resistant, Drawn by MWK
SHRUBS WHICH TOLERATE INTERMITTENT THE POINT OF CONNECTION AND BEFORE See Tree Protection Plan, Sheet C5.0 for trees suitable for snow storage, and salt tolerant.
FLOODING, OCCASIONALLY SALINE EACH VALVE OR VALVE MANIFOLD. to be removed and existing tree location and Date 03/29/2018
CONDITIONS AND EXTENDED DRY PERIODS. descriptions.
13. IT IS INTENDED THAT THE TREE, SHRUB AND Job No. 14253
6. LANDSCAPE SHALL BE DESIGNED AND GROUNDCOVER AREAS SHALL BE
CONSTRUCTED TO PROVIDE SNOW IRRIGATED WITH A DRIP SYSTEM AND THE 0' 10' 20' 40' SHEET:
STORAGE AREAS IN COMPLIANCE WITH THE BIORETENTION TURF AREAS WITH
MINIMUM STANDARDS OF THE TRUCKEE
MUNICIPAL CODE.
OVERHEAD SPRAY.
SCALE: 1"=20' C3.0
XOF:
DONNER PASS ROAD
LIGHTING LEGEND:
BEACON CRUZER SERIES LUMINAIRE
14 FOOT POLE WITH RAILROAD STRAP SMOOTH MOUNT
EXTENTS OF 0.1 LED 36NB-80W
FOOT-CANDLE EXTENTS OF >1.0
4" ROUND POLE
ILLUMINATION, FOOT-CANDLE
EXISTING POLE LINE
TYPICAL ILLUMINATION, BEACON TRAVERSE SERIES WALL MOUNTED LUMINAIRE
TO BE PLACED UNDERGROUND
TYPICAL WALL MOUNTED
LED 27W
BUS TURN OUT
JUNO MINI LED DOWNLIGHT
111 Scripps Drive
LED 5W
CEILING MOUNT
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916-520-2777
NOTES:
WALL MOUNTED FIXTURE LOCATED AT UPPER LEVEL 179 E
1. ALL LIGHTS SHALL BE ON TIMERS AND / OR MOTION DETECTORS
ILLUMINATING RESIDENTIAL ENTRANCES AND STAIRWAY. U
180
181 N
CIVIL
106 E
WALL MOUNTED FIXTURES WITH EXTERIOR SHIELDING TO BLOCK
LUMEN CALCULATIONS
V
182 A STRUCTURAL
LIGHT TRESPASS AT PROPERTY LINE.
A
FIXTURE NUMBER LUMENS TOTAL
183 T LANDSCAPE
T
C
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A
ARCHITECTURE
P
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FIXTURES
V FIXTURE OUTPUT*
14' POST 8 8215 65,720 SURVEYING
115WALL
MOUNT 5 2623 13, PLANNING
199DOWNLIGHT
63 273 17,
ATHLETIC
96,034 FACILITY DESIGN
MUST BE LESS THAN 100,000 LUMENS PER ACRE. REVISIONS
THE SITE IS 1.53 ACRES, THEREEFORE THE TOTAL
DateNo. Description
LUMENS ALLOWED IS 153,000 LUMENS.
154 169
102
153
CT
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CONCRETE CURB AND GUTTER COM
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ADDRESS
SHEET TITLE
PRELIMINARY
LIGHTING PLAN
Proj Mgr PJS
Drawn by MWK
Date 03/29/2018
Job No. 14253
0' 15' 30' 60' SHEET:
SCALE: 1"=30' C4.0
XOF:
0
0
9
2
8
0
0
5
9
EX. DI 8"W 0
2
6
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2
W 4
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RIM 5916.00 2
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5
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DI 3 0
RIM 5915.50 TO BE PLACED UNDERGROUND 8"W
111 Scripps Drive
0
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143 145
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176 V
DateNo. Description
0
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126 174
147 158
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DI 2 (JB) 59
2 TRASH ENCLOSURE
8
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114 5018"
SD
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DI 1B
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148 169
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0
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1
9
102
0 UNDERGROUND EXISTING TREES TO REMAIN
5 2
UTILITIES 149 153 AND BE PROTECTED DURING
1
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129 CONSTRUCTION
132
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150 152 PROJECT
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SHEET TITLE
X
LEGEND GENERAL TREE PROTECTION NOTES X
1. LOCATION AND TYPE OF TREE PROTECTION MEASURES SHALL BE INSTALLED PER SECTION 7. THE NATURAL GROUND WITHIN THE DRIPLINES OF PROTECTED TREES SHALL REMAIN AS
18.30.155.I OF THE TOWN OF TRUCKEE DEVELOPMENT CODE. UNDISTURBED AS POSSIBLE. TREE
TREES TO REMOVED
PROTECTION
2. LANDSCAPE SHALL COORDINATE WITH TOWN OF TRUCKEE MITIGATION REQUIREMENTS FOR 8. IF IT IS ABSOLUTELY NECESSARY TO INSTALL UNDERGROUND UTILITIES WITHIN THE DRIPLINE
TREE REPLACEMENT. OF A TREE, THE TRENCH SHALL BE HAND DUG IN THE VICINITY OF MAJOR TREES TO PREVENT PLAN
ROOT CUTTING AND MANGLING WHICH MAY BE CAUSED BY HEAVY EQUIPMENT. X
145 TREES IDENTIFICATION 3. EXISTING TREES SHALL BE PROTECTED AND MEET TOWN OF TRUCKEE STANDARDS AND X
REQUIREMENTS. 9. PROJECT ARBORIST OR REGISTERED PROFESSIONAL FORESTER WILL BE IDENTIFIED AND
RESPONSIBLE FOR IMPLEMENTING AND MAINTAINING THE TREE PROTECTION PLAN.
4. NEW TREES WILL BE INSTALLED PER C3.0 IN PLANTER BEDS, PARKING ISLANDS AND STREET Proj Mgr PJS
TREE PROTECTION FENCING PER
FRONTAGE, SEE C3.0, PRELIMINARY LANDSCAPE PLAN. 10. PROJECT IS WITHIN AREA WITH A SNOW LOAD LESS THAN 200 POUNDS PER SQUARE FOOT, THE
TOWN OF TRUCKEE STANDARDS
REQUIRED SNOW STORAGE AREAS SHALL EQUAL AT LEAST 50 PERCENT OF THE TOTAL
Drawn by MWK
5. TREES TO BE REMOVED BASED ON PROJECT REQUIREMENTS AND CONFLICTS WITH GRADING, PARKING AND DRIVEWAY AREA.
BUILDING FOOTPRINT, PARKING LOT PAVING, RETAINING WALLS AND SNOW STORAGE AREAS.
EXISTING TREES TO REMAIN Date 03/29/2018
11. SNOW STORAGE AREAS SHALL BE SUBSTANTIALLY FREE AND CLEAR OF OBSTRUCTIONS (E.G.
6. TREE PROTECTION FENCING SHALL BE PLACED AT THE DRIPLINE OR AT THE LIMITS OF PROPANE TANKS, TREES, LARGE BOULDERS, TRASH ENCLOSURES, UTILITY PEDESTALS).
Job No. 14253
GRADING SHOULD THEY BE LOCATED WITHIN THE DRIPLINE AND INSTALLED PRIOR TO THE
START OF ANY GRADING OR CONSTRUCTION ACTIVITY, FOR TOWN OF TRUCKEE STANDARDS. 12. TREE REMOVAL IN PROPOSED FOR TREES 171-176, WITH SNOW STORAGE TOWN 0' 10' 20' 40' SHEET:
REQUIREMENTS AND STANDARDS.
SCALE: 1"=20' C5.0
XOF:
4' CLR. TO
BACK SIDE
OF CURB
1:12
2:12
NORTH
6257M
W AINC
ARCHITECTS
TRUCKEE, CA 96161
PH: 530.587.
FX: 530.587.0761
13'-9"
15'-9"
13'-0"
10'-9"
12'-0"
34'-2" BUILDING HEIGHT
9'-11"
6'-0"
4'-1"
12'-0"
17'-6"
4'-0"
18'-0"
10'-0"
22'-2"
6257M
W AINC
ARCHITECTS
TRUCKEE, CA 96161
PH: 530.587.
FX: 530.587.0761
TRANSPORTATIION PLANNINNG AND
TRAFFIC
C ENGINEERIING CONSUL
LTANTS
2690 Lake Forest Road Suite C

Post Office B
Box 5875
Tahoe City,
C California 96145
530) 583-4
4053 • FAX: 583-5966
5
m • info@lsctahoe.com
www.llsctahoe.com
February 12, 2018
Brad Hays
Truckee DP89,
D LP
528 Third
d Street
West Sacrramento, CA
RE: Trucckee Grocery Store DP –
Focuused Traffic A
Analysis
LSCC Job #17743 30)
Dear Mr. Hays:
Per your request,

r LSC Transportatioon Consultantts, Inc. has co
onducted a foccused traffic analysis
a regarrding
the proposed grocery store developm ment at 11213 3 Donner Pass Road in Tru uckee, Califorrnia. The projject
site is loca
ated along the
e south side of
o Donner Passs Road, imm mediately westt of Vista Aveenue. The sitee is
currently vacant. A sm mall grocery sttore and two multi-family
m d
dwelling unitts are proposeed to be
constructeed, with two access
a points, one located on Donner Paass Road direectly oppositee the western
Gateway Safeway) shopping centerr driveway, an nd a second aalong Vista A
Avenue approx ximately 100 feet
south of Donner
D Pass Road.
R
The scopee of this study

y was develop ped based on input provideed by Town sttaff. First, exiisting and futture
backgrounnd traffic voluumes are disc cussed. Next, the traffic gen
neration of th
he proposed project
p is
estimated An evaluatio on of traffic impacts is pre
esented, focussing on site acccess issues. Finally,
F poten
ntial
improvemments are reco ommended.
Existing Traffic
T Volumes
Existing summer
s traffic volumes are
e developed for
f the follow
wing three inteersections:
1 Donne
er Pass Road/ State Route (SR) 89 Southh/Frates Lane
2 Donne
er Pass Road/WWestern Shop pping Center Driveway/Prroposed Site Access
A
3 Donne
er Pass Road/EEastern Shoppping Center D
Driveway/Vissta Avenue
First, intersection turniing-movemen nt counts were e conducted b by LSC from 4:00 PM to 66: 00 PM on Frriday,
Novembeer 17, 2017 at the two shop pping center driveway
d interrsections on D
Donner Pass Road
R
intersectiions #2 and #3 above), as well
w as at the Tahoe Drive/Vista Avenu ue intersection
n in the
neighborh hood to the so outh of the site
e. The traffic count data iss adjusted upw
wards by apprroximately 10 0
percent too reflect 10th- highest
h summmer weekday PM P peak-hou ur conditions (per Town off Truckee desiign
standards) This factor was derived based upon aa review of traaffic volume d data collected
d at a point on
n
Donner Pass Road imm mediately wesst of SR 89 So outh/Frates L
Lane in 2014, as well as Caaltrans 2017 trraffic
data on SR R 89.
Truckee Grocery Store DP Page 2 February 12, 2018
Year 2015 summer PM traffic volumes were developed at the Donner Pass Road/SR 89 South/Frates
Lane intersection as a part of the Envision DPR Project. These volumes are based on intersection counts
conducted during the summer of 2014 as part of the Truckee AB1600 Traffic Impact Fee Update project
adjusted to reflect 10th- highest summer peak hour). No traffic growth was assumed between 2014 and
2015. For purposes of this study, the volumes at that intersection were increased to 2017 conditions and
balanced to the adjacent intersection to the east. The resulting ‘ existing no project’ intersection PM design
volumes are presented in Table A.
Existing Pedestrian Volumes
The number of pedestrians crossing Donner Pass Road and Vista Avenue during the intersection counts in
November was also recorded. During the busiest hour, the following pedestrian activity was observed:
4 pedestrians crossed Donner Pass Road using the crosswalk immediately west of Vista Avenue
1 pedestrian crossed Donner Pass Road adjacent to the western access intersection
8 pedestrians crossed the eastern shopping center driveway
5 pedestrians crossed Vista Avenue along the south side of Donner Pass Road
5 pedestrians crossed the western shopping center driveway
4 pedestrians walked along the south side of Donner Pass Road at the proposed western access point
A higher level of pedestrian activity would be expected in the busy summer season.
Future Cumulative Background Traffic Volumes
Future cumulative design volumes are based on the future volumes at the intersection of Donner Pass
Road/SR 89 South/Frates Lane developed as a part of the Envision DPR project. These volumes are
derived using the Town of Truckee TransCAD Travel Demand Model, which assumes full buildout of the
Town’ s General Plan land uses. The future model volumes assume completion of the Pioneer Trail and
Bridge Street roadway extensions. (Note that implementation of the Pioneer Trail Extension is expected
to reduce the eastbound traffic volumes along Donner Pass Road adjacent to the site, due to the diversion
of traffic to the new roadway extension.) Consistent with previous use of the Truckee Model, existing
model volumes were subtracted from the future model volumes to obtain the growth in traffic. This
growth was then added to the 2017 design volumes to obtain future cumulative design volumes.
Finally, the Truckee Model includes some commercial growth on the project site. The traffic volumes
associated with this growth were subtracted from the future cumulative volumes, in order to represent
future no project’ conditions, which are shown in the lower portion of Table A.
Trip Generation
Trip generation analysis” is the process by which transportation analysts identify the number of vehicle-
trips that a specific proposed land use plan will add to the surrounding roadway network. For a simple
proposal such as a single land use, this can be a relatively straightforward process of applying trip
generation rates (the number of trips per unit of land use) observed at similar existing developments, and
then potentially adjusting for specific local characteristics. The trip generation for the proposed project
assumes the following land uses:
Grocery store (17,047 gross square feet)

Workforce housing units (2 dwelling units)
The trip generation analysis is conducted by first identifying appropriate “ base” trip generation rates,
multiplying these rates by the proposed land use quantities, and then applying a series of adjustment
factors to reflect the specific characteristics of the project and its location, as summarized in Table B.
Base Trip Generation
The traffic engineering profession developed an extensive database regarding the traffic generated by
common land use types, as documented in the Institute of Transportation Engineers (ITE) Trip
Generation, 10th Edition manual (ITE, 2017). This document is typically used as the basis for traffic
analyses in the Town of Truckee. The trip generation associated with the proposed project is based upon
standard ITE trip rates, modified as discussed below to reflect various factors that tend to reduce the
traffic generation of the project. The following ITE land use categories were selected to represent the
project:
Discount Supermarket (ITE Code 854)

Multifamily Housing (Low-Rise) (ITE Code 220)
Standard average trip rates are applied to all of the land use quantities to estimate daily trip generation.
The regression equation is applied to the PM peak-hour trip generation of the grocery store rather than
average trip rates, in accordance with the “ Recommended Procedure for Selecting between Trip
Generation Average Rates and Equations” methodology presented in the Trip Generation Handbook, 3rd
Edition (ITE, 2017).
Reductions for Non-Auto Trips
The trip generation rates presented in the ITE Trip Generation manual generally reflect urban/suburban
developments with little or no public transit service and little or no convenient pedestrian access. As
shown in the table, a non-auto reduction of 3 percent is applied to the grocery store line item, considering
the following:
The project is centrally located, with bike lanes provided along both sides of Donner Pass Road,
sidewalks along the north side of Donner Pass Road, and pedestrian paths along the south side of
Donner Pass Road. Additionally, a crosswalk is provided on Donner Pass Road immediately west of
Vista Avenue (adjacent to the site), connecting the site to the Safeway shopping center.
An enhanced bus stop is proposed along the project’ s frontage, including a covered area with benches
for pedestrians/passengers.
No reduction is applied for non-auto travel to/from the workforce housing units, in order to remain
conservative (conservatively high traffic volumes) in this analysis.
Trip Generation – At Site Driveways
Applying the reductions for non-auto travel yields the number of vehicle trips generated at the site
driveways. As indicated in the middle columns of Table B, an estimated 1,518 daily one-way vehicle trips
and 162 PM peak-hour trips (82 entering and 80 exiting) would occur at the site driveways over the
course of a busy day. However, not all of these trips would be “ new” trips to the area, as discussed in the
following sections.
Reduction for Pass-By Trips
A portion of trips associated with the proposed land uses are expected to be “ pass-by” trips, or trips
attracted from traffic passing the site on Donner Pass Road. Pass-by trips generate traffic on the access
driveways, but do not add new traffic on regional roadways (as they are made by vehicles already passing
by the site that will divert to the new land use as part of a longer trip). As an example, a Truckee resident
commuting home from work, passing by the site along Donner Pass Road, might stop at the site, thereby
generating new trips on the site access driveway but not generating a new trip along Donner Pass Road.
The portion of pass-by trips generated by the proposed grocery store is estimated to be approximately 21
percent, based upon the average pass-by trip percentage provided in the ITE Trip Generation Handbook
for various Discount Supermarket uses. No pass-by trips are assumed to be associated with the residential
units.
Reduction for Trips “ Shifting” to New Store
The project would provide a new “ intervening trip opportunity” for persons currently shopping at the
existing supermarket opposite the site to accomplish their trip purpose. As a result, some of the trips that
currently enter/exit the Safeway driveways would instead turn to/from the proposed project driveways.
These trips would result in a reduction in traffic on the Safeway driveways. The project applicant
estimates that roughly 15 to 20 percent of the customers of the proposed store would patron the proposed
store instead of Safeway. In order to remain conservative in this analysis, 10 percent of trips to/from the
proposed store (or about 8 entering trips and 8 exiting trips during the PM peak hour) are assumed to have
shifted” from the existing Safeway. Note that these trips are separate from trips made between Safeway
and the proposed store (which would not reduce the volumes on the Safeway driveways).
Project Net Impact – On External Roadways
Subtracting the number of pass-by and shifted trips from the total external trips yields the number of
new” trips generated on the adjacent roadway network. As indicated in the far right columns of the table,
an estimated 1,052 new one-way vehicle trips would be generated on the adjacent roadway network with
the proposed project, including 112 new PM peak-hour trips (57 inbound and 55 outbound).
Trip Distribution and Assignment
The distribution of traffic arriving and departing the project site is dependent upon the site’ s location
relative to the surrounding residential areas, other land uses within the project area, existing turning
movement patterns, and regional access patterns. The estimated trip distribution for the proposed project
is presented in Table C. As shown, more than half (approximately 53 percent) of the project trips are
expected to be made to/from points west of the site.
The assignment of project trips to each site driveway is estimated based upon typical driver behavior at
commercial developments, as well as the proportion of site parking most conveniently accessed by each
driveway. The grocery store entrance and most of the parking spaces are proposed to be provided near the
proposed driveway on Donner Pass Road. As such, most project traffic is assigned to this access point.
Specifically, approximately 98 percent of trips entering from the west are assumed to use this access
point, as well as 90 percent of trips entering from the east. Similarly, 95 percent of trips exiting the site
and heading west on Donner Pass Road are assumed to use the driveway on Donner Pass Road, while 65
percent of exiting trips heading east are assumed to use this driveway. Approximately 35 percent of
exiting trips heading east on Donner Pass Road are assumed to use Vista Avenue and then turn right on
Donner Pass Road.
The regional distribution shown in Table C is applied to the “ new” peak-hour trips generated by the
proposed project, while the site driveway assignment assumptions are applied to all trips. Using the
various likely travel paths for inbound and outbound trips, the project-generated trips are assigned to the
driveways and roadway network. The resulting ‘project net impact’ on PM peak-hour traffic volumes is
shown in Table A. These volumes include both the project-generated trips and the reductions for pass-by
trips and trips shifting from the existing Safeway driveways. Of the total traffic entering/exiting the site,
approximately 86 percent are assigned to the primary driveway on Donner Pass Road, while 14 percent
are assigned to the driveway on Vista Avenue. During peak periods, a higher portion of trips might use
the Vista Avenue driveway if there are long traffic queues on Donner Pass Road at the signal. However,
the project is expected to result in a minimal increase in traffic along Vista Avenue to the south of the site
approximately 1 one-way vehicle trip over the course of the PM peak hour, in the southbound direction).
Adding the ‘ project net impact’ to the ‘ no project’ volumes yields the ‘ existing with project’ and ‘ future
with project’ traffic volumes, which are also shown in the table.
Intersection Level Of Service
LOS Standards and Methodology
The existing Town of Truckee policy on Level Of Service (LOS) is applied in this analysis. As stated in
the Truckee 2025 General Plan, the Town’ s LOS standards are as follows:
Policy P2.1 – Establish and maintain a Level of Service D or better on road segments and for total
intersection movements in portions of the Town outside of the Downtown Study 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.”
Intersection LOS for the access intersection on Donner Pass Road and the Donner Pass Road/Vista
Avenue intersection is evaluated using the methodologies documented in the Highway Capacity Manual,
6th Edition (HCM6) (Transportation Research Board, 2017), as applied in the Synchro 10 software
package (Trafficware, LLC, 2017). The individual LOS outputs are attached, and the results are
summarized in Table D.
Existing Year LOS
Both study intersections are calculated to operate at an acceptable LOS under existing conditions, with
worst movement LOS E or better. With the proposed project, although the worst movement on the
Donner Pass Road/Western Shopping Center Driveway/Site Driveway intersection would degrade from
LOS D to LOS E, all movements would operate at an acceptable LOS E or better. These results assume
two-stage left-turn movements can be made from the side-street approaches. In reality, given the
relatively high volume of vehicles using the center lane to make the major left-turn movement into the
Western Shopping Center Driveway (about 100 vehicles per hour), the center lane would not always be
available for two-stage left turns to be made from the proposed project driveway onto Donner Pass Road
westbound. The major left-turning vehicles are estimated to block the center lane approximately 30
percent of the peak hour period, on average. However, even if no two-stage left turns could be made from
the proposed driveway on Donner Pass Road, the intersection LOS would still achieve the Town’ s
standard (with a worst movement LOS F and approximately 2.8 vehicle-hours of delay).
Future Cumulative Year LOS
Future cumulative intersection LOS is displayed in the lower portion of Table D. Under ‘ future no
project’ conditions, the LOS would be the same as under existing conditions, with changes in average
delays on the worst movements of less than 3 seconds per vehicle. With implementation of the proposed
project, the worst movement on the Donner Pass Road/Western Shopping Center Driveway/Site
Driveway intersection (the northbound site driveway approach) would operate at an acceptable LOS E. If
no two-stage left turns could be made from the proposed driveway on Donner Pass Road, the northbound
approach would operate at LOS F with approximately 1.7 vehicle-hours of delay, which would still
achieve the Town’ s standard. The Donner Pass Road/Eastern Shopping Center Driveway/Vista Avenue
intersection would continue to operate at LOS E. As such, no intersection LOS concerns are identified
under future cumulative conditions, with or without the project.
Traffic Queuing Analysis
Intersection traffic queues were reviewed at the study intersections, in order to identify locations where
the queues could potentially interfere with operations at adjacent driveways or intersections.
Existing Year Traffic Queuing
Under existing conditions, queuing issues are only identified at one location: the westbound through lane
on Donner Pass Road approaching the Donner Pass Road/SR 89 South/Frates Lane intersection. The
calculated 95th- percentile traffic queue forming in the westbound through lane is about 16 vehicles in
length (or about 400 feet, assuming 25 feet per vehicle). This traffic queue extends past the western
shopping center driveway. To explain the 95th-percentile queue, this is the queue length that has only a 5-
percent chance of being exceeded during the PM peak hour. It is a useful parameter for determining the
appropriate length of turn pockets, but it is not typical of what an average driver would experience. Driver
experiences would be better characterized by the mean queue length. The existing mean queue length on
the westbound through lane is calculated to be about 14 vehicles, or about 350 feet, which does not block
the western access driveway. No other queuing concerns are identified under existing conditions
including the queue in the westbound left-turn lane approaching the traffic signal).
With the proposed project, the 95th- percentile queue length in the westbound through lane would continue
to block the western access intersection, and the queue length would increase by approximately one
vehicle during the PM peak period. The mean queue length in the westbound through lane is calculated to
be about 15 vehicles, or about 375 feet. This queue length would marginally block left turns into the
western shopping center driveway. Put simply, this queue length would be exceeded (blocking the
western driveway) about half the time over the course of the PM peak hour. Additionally, when a vehicle
is in the center lane waiting to turn left into the western driveway, left turns from the project driveway
would also be hindered.
It should be noted that drivers entering the western shopping center driveway have the option of using the
eastern driveway if the western driveway is blocked. Nevertheless, an option to aid drivers accessing the
western driveway would be to paint a “ Keep Clear” box on Donner Pass Road at that driveway.
Additionally, at the proposed project site, drivers turning left from the site onto Donner Pass Road who
would rather not turn left into the center lane and wait to merge into the westbound through lane during
peak periods have the option of using Vista Avenue to make a left turn onto Donner Pass Road. The
Donner Pass Road/Eastern Shopping Center Driveway/Vista Avenue intersection has enough reserve
capacity to accommodate these potential additional left turns, without causing an LOS or queueing
concern.
Although the 95th- percentile queue in the westbound left-turn lane would increase by about 2 vehicles (or
50 feet) as a result of the proposed project, it is not expected to interfere with operations at the western
access intersection. No other traffic queuing concerns are identified under existing year conditions, with
or without the project.
Future Cumulative Year Traffic Queuing
Under future cumulative conditions without the project, the 95th- percentile traffic queues forming in both
the westbound left-turn lane and through lane on Donner Pass Road approaching the traffic signal are
about 12 vehicles long (or about 300 feet), which would not block the western shopping center driveway.
With the proposed project, the 95th- percentile queue length in the westbound left-turn lane would increase
by approximately one vehicle during the PM peak period, and the queue in the westbound through lane
would not be affected. The westbound queues are not expected to interfere with operations at the western
access intersection. No traffic queuing concerns are identified under future year conditions, with or
without the project.
Adequacy of Striping Configuration Along Donner Pass Road
The adequacy of the existing striping configuration along Donner Pass Road (that is, the central two-way
left-turn lane, or “ TWLTL”) is evaluated. Given that speeds are less than 45 miles per hour, the Average
Daily Traffic (ADT) volume on Donner Pass Road is less than 20,000, there are no driver sight distance
issues with the TWLTL, a TWLTL is considered to be appropriate for this location (rather than a median
with dedicated left-turn pockets). Furthermore, provision of dedicated left-turn lanes on Donner Pass
Road at the two study intersections would not only increase delays on the side-street approaches during
busy periods, but also reduce the storage available for westbound left turns at the traffic signal, thereby
worsening the traffic queues in the westbound through lane approaching the traffic signal. The existing
TWLTL provides greater flexibility for drivers, both during busy periods and at off-peak times during the
year. It is recommended, however, that a “ Keep Clear” box be painted on Donner Pass Road at the
western shopping center driveway.
Conclusions
The following conclusions are made, based on this analysis:
The proposed project would generate approximately 1,518 daily one-way vehicle trips and 162 PM
peak-hour trips (82 entering and 80 exiting) at the site driveways over the course of a busy day.
However, not all of these trips would be “ new” trips to the area. Approximately 1,052 new daily one-
way vehicle trips would be generated on the adjacent roadway network, including 112 new PM peak-
hour one-way trips.
The project is expected to result in a minimal increase in traffic along Vista Avenue to the south of
the site.
No intersection Level of Service deficiencies are identified under existing or future year conditions,
with or without the project.
The 95th- percentile traffic queue forming in the westbound through lane on Donner Pass Road at the
traffic signal currently extends past the western shopping center driveway during peak periods.
However, the mean queue length (which better-reflects what drivers experience) on the westbound
through lane does not block this driveway. No other queuing concerns are identified under existing
conditions.
With the proposed project, the 95th- percentile queue length in the westbound through lane would
continue to block the western access intersection during peak periods, and the queue length is
estimated to increase by up to one vehicle. In addition, the mean queue length in the westbound
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TABLE C: Grocery Store DP - Trip Distribution
Distribution of
Origin/Destination Location Project Trips
Donner Pass Road West of Site 53%

Donner Pass Road East of Site 43%
Safeway Shopping Center 2%
Vista Avenue South of Site 2%
Total 100%
Source: LSC Transportation Consultants, Inc.

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HCM 6th Signalized Intersection Summary
1: SR 89/Frates Ln & DPR 12/11/2017
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 80 356 360 210 421 69 328 135 159 63 167 60
Future Volume (veh/h) 80 356 360 210 421 69 328 135 159 63 167 60
Initial Q (Qb), veh 000000000000
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 87 387 391 228 458 75 357 147 173 68 182 65
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, % 222222222222
Cap, veh/h 118 547 464 275 687 582 429 450 382 301 222 79
Arrive On Green 0.07 0.29 0.29 0.15 0.37 0.37 0.24 0.24 0.24 0.17 0.17 0.16
Sat Flow, veh/h 1781 1870 1585 1781 1870 1585 1781 1870 1585 1781 1316 470
Grp Volume(v), veh/h 87 387 391 228 458 75 357 147 173 68 0 247
Grp Sat Flow(s),veh/h/ln 1781 1870 1585 1781 1870 1585 1781 1870 1585 1781 0 1786
Q Serve(g_s), s 5.4 20.6 25.9 13.9 22.9 3.5 21.3 7.2 10.4 3.7 0.0 14.9
Cycle Q Clear(g_c), s 5.4 20.6 25.9 13.9 22.9 3.5 21.3 7.2 10.4 3.7 0.0 14.9
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.26
Lane Grp Cap(c), veh/h 118 547 464 275 687 582 429 450 382 301 0 302
V/C Ratio(X) 0.74 0.71 0.84 0.83 0.67 0.13 0.83 0.33 0.45 0.23 0.00 0.82
Avail Cap(c_a), veh/h 191 703 595 398 920 780 605 636 539 398 0 399
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 51.2 35.3 37.1 45.8 29.6 23.5 40.3 35.0 36.2 40.1 0.0 44.9
Incr Delay (d2), s/veh 8.5 2.3 8.6 9.3 1.1 0.1 6.8 0.4 0.8 0.4 0.0 9.7
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
ile BackOfQ(95%),veh/ln 4.8 14.9 16.6 11.2 15.8 2.4 15.1 6.0 7.3 3.0 0.0 12.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 59.8 37.6 45.7 55.1 30.7 23.6 47.1 35.4 37.0 40.5 0.0 54.7
LnGrp LOS E D D E CCDDDDAD
Approach Vol, veh/h 865 761 677 315
Approach Delay, s/veh 43.5 37.3 42.0 51.6
Approach LOS DDDD
Timer - Assigned Phs 1 2 4 5 6 8

Phs Duration (G+Y+Rc), s 21.3 36.7 22.9 11.4 46.6 30.9
Change Period (Y+Rc), s 5.0 5.5 5.0 4.5 * 5.5 5.5
Max Green Setting (Gmax), s 24.0 40.5 24.0 11.5 * 55 36.5
Max Q Clear Time (g_c+I1), s 15.9 27.9 16.9 7.4 24.9 23.3
Green Ext Time (p_c), s 0.4 3.3 1.0 0.1 3.6 2.2
Intersection Summary
HCM 6th Ctrl Delay 42.3
HCM 6th LOS D
Notes
HCM 6th computational engine requires equal clearance times for the phases crossing the barrier.
Gateway Center 4:00 pm 12/11/2017 Existing No Project Synchro 10 Report

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/06/2017
Intersection
Int Delay, s/veh 3.6
Lane Configurations
Traffic Vol, veh/h 101 477 0 0 600 88 0 0 0 45 0 100
Future Vol, veh/h 101 477 0 0 600 88 0 0 0 45 0 100
Conflicting Peds, #/hr 4 02204101101
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized - - None - - None - - None - - None
Storage Length ------------
Veh in Median Storage, # - 0-- 0-- 1-- 1-
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90
Heavy Vehicles, % 2 22222222222
Mvmt Flow 112 530 0 0 667 98 0 0 0 50 0 111
Major/Minor Major1 Major2 Minor1 Minor2

Conflicting Flow All 769 0 0 532 0 0 1529 1525 533 1475 1476 721
Stage 1 ------ 756756- 720720-
Stage 2 ------ 773769- 755756-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Critical Hdwy Stg 1 ------ 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 845 - - 1036 - - 96 118 547 104 126 427
Stage 1 ------ 400416- 419432-
Stage 2 ------ 392411- 401416-
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 842 - - 1034 - - 60 95 546 89 102 425
Mov Cap-2 Maneuver ------ 129188- 192218-
Stage 1 ------ 324337- 339431-
Stage 2 ------ 289410- 325337-
Approach EB WB NB SB
HCM Control Delay, s 1.7 0 0 28.7
HCM LOS A D
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1
Capacity (veh/h) - 842 - - 1034 - - 309
HCM Lane V/C Ratio - 0.133 ----- 0.521
HCM Control Delay (s) 0 9.9 0- 0-- 28.7
HCM Lane LOS A A A- A-- D
HCM 95th %tile Q(veh) - 0.5 - - 0-- 2.8

CAH Page 1
HCM 6th TWSC
3: Vista/E Safeway & DPR 12/06/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 36 479 7 9 638 177 7 1 6 101 1 43
Future Vol, veh/h 36 479 7 9 638 177 7 1 6 101 1 43
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93
Mvmt Flow 39 515 8 10 686 190 8 1 6 109 1 46

Stage 1 ------ 602602- 809809-
Stage 2 ------ 827904- 605606-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 765 - - 1039 - - 112 121 550 115 137 390
Stage 1 ------ 486489- 374394-
Stage 2 ------ 366356- 485487-
Mov Cap-1 Maneuver 760 - - 1035 - - 91 109 546 ~ 104 123 387
Mov Cap-2 Maneuver ------ 194214- 222243-
Stage 1 ------ 449452- 345383-
Stage 2 ------ 314346- 442450-
HCM Control Delay, s 0.7 0.1 19.1 39.4
HCM LOS C E
Capacity (veh/h) 271 760 - - 1035 - - 254
HCM Lane V/C Ratio 0.056 0.051 - - 0.009 - - 0.614
HCM Control Delay (s) 19.1 10 - - 8.5 - - 39.4
HCM Lane LOS C A-- A-- E
HCM 95th %tile Q(veh) 0.2 0.2 - - 0-- 3.7
Notes
Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon

CAH Page 2
1: SR 89/Frates Ln & DPR 12/29/2017
Lane Configurations
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Cap, veh/h 110 528 447 269 703 596 406 426 361 283 209 75
Arrive On Green 0.06 0.28 0.28 0.15 0.38 0.38 0.23 0.23 0.23 0.16 0.16 0.16
Sat Flow, veh/h 1781 1870 1585 1781 1870 1585 1781 1870 1585 1781 1316 470
Grp Volume(v), veh/h 87 409 391 238 478 76 357 147 184 70 0 247
Q Serve(g_s), s 5.6 23.5 27.5 15.3 25.0 3.7 22.6 7.7 11.8 4.0 0.0 15.8
Cycle Q Clear(g_c), s 5.6 23.5 27.5 15.3 25.0 3.7 22.6 7.7 11.8 4.0 0.0 15.8
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.26
V/C Ratio(X) 0.79 0.77 0.87 0.88 0.68 0.13 0.88 0.34 0.51 0.25 0.00 0.87
Avail Cap(c_a), veh/h 169 681 577 366 919 779 541 568 482 351 0 352
Incr Delay (d2), s/veh 12.9 4.2 11.5 17.2 1.3 0.1 12.3 0.5 1.1 0.5 0.0 17.6
LnGrp LOS E D D E C C E D D D A E
Approach LOS D D D E

HCM 6th LOS D
Notes
Gateway Center 4:00 pm 12/29/2017 Existing Plus Project Synchro 10 Report

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/29/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 99 468 42 32 595 87 37 2 23 44 2 97
Future Vol, veh/h 99 468 42 32 595 87 37 2 23 44 2 97
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90
Mvmt Flow 110 520 47 36 661 97 41 2 26 49 2 108

Stage 1 ------ 766766- 786786-
Stage 2 ------ 838834- 779789-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 850 - - 1003 - - 85 106 537 90 110 431
Stage 1 ------ 395412- 385403-
Stage 2 ------ 361383- 389402-
Mov Cap-1 Maneuver 847 - - 1001 - - 51 80 536 69 83 429
Mov Cap-2 Maneuver ------ 109165- 161186-
Stage 1 ------ 319332- 310376-
Stage 2 ------ 252358- 297324-
HCM LOS E D
Capacity (veh/h) 157 847 - - 1001 - - 280
HCM Lane V/C Ratio 0.439 0.13 - - 0.036 - - 0.567
HCM Control Delay (s) 44.7 9.9 - - 8.7 - - 33.5
HCM Lane LOS E A-- A-- D
HCM 95th %tile Q(veh) 2 0.4 - - 0.1 - - 3.2

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/29/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 99 468 42 32 595 87 37 2 23 44 2 97
Future Vol, veh/h 99 468 42 32 595 87 37 2 23 44 2 97
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90
Mvmt Flow 110 520 47 36 661 97 41 2 26 49 2 108

Stage 1 ------ 766766- 786786-
Stage 2 ------ 838834- 779789-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 850 - - 1003 - - 85 106 537 90 110 431
Stage 1 ------ 395412- 385403-
Stage 2 ------ 361383- 389402-
Mov Cap-1 Maneuver 847 - - 1001 - - 51 80 536 68 83 429
Mov Cap-2 Maneuver ------ 5180- 160186-
Stage 1 ------ 319332- 310376-
Stage 2 ------ 252358- 297324-
HCM LOS F D
Capacity (veh/h) 78 847 - - 1001 - - 279
HCM Lane V/C Ratio 0.883 0.13 - - 0.036 - - 0.569
HCM Lane LOS F A-- A-- D
HCM 95th %tile Q(veh) 4.5 0.4 - - 0.1 - - 3.3
Gateway Center 4:00 pm 12/29/2017 Existing Plus Project - No NB LT Storage Synchro 10 Report
CAH Page 1
HCM 6th TWSC
3: E Safeway & DPR 12/29/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 35 492 8 12 662 175 10 0 19 99 0 42
Future Vol, veh/h 35 492 8 12 662 175 10 0 19 99 0 42
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93
Mvmt Flow 38 529 9 13 712 188 11 0 20 106 0 45

Stage 1 ------ 615615- 840840-
Stage 2 ------ 857934- 624619-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 750 - - 1026 - - 105 114 540 ~ 106 129 377
Stage 1 ------ 479482- 360381-
Stage 2 ------ 352345- 473480-
Mov Cap-1 Maneuver 745 - - 1022 - - 85 102 536 ~ 93 115 374
Mov Cap-2 Maneuver ------ 186206- 209233-
Stage 1 ------ 442445- 332368-
Stage 2 ------ 301333- 420443-
HCM LOS C E
Capacity (veh/h) 325 745 - - 1022 - - 241
HCM Lane V/C Ratio 0.096 0.051 - - 0.013 - - 0.629
HCM Lane LOS C B-- A-- E
HCM 95th %tile Q(veh) 0.3 0.2 - - 0-- 3.8
Notes

CAH Page 1
1: SR 89/Frates Ln & DPR 12/11/2017
Lane Configurations
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Cap, veh/h 121 506 428 335 703 596 344 361 306 351 288 68
Arrive On Green 0.07 0.27 0.27 0.19 0.38 0.38 0.19 0.19 0.19 0.20 0.20 0.19
Sat Flow, veh/h 1781 1870 1585 1781 1870 1585 1781 1870 1585 1781 1464 344
Grp Volume(v), veh/h 88 285 361 282 363 132 265 193 148 97 0 289
Q Serve(g_s), s 5.1 13.8 22.7 16.1 15.8 6.0 14.8 9.8 8.8 4.9 0.0 16.1
Cycle Q Clear(g_c), s 5.1 13.8 22.7 16.1 15.8 6.0 14.8 9.8 8.8 4.9 0.0 16.1
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.19
V/C Ratio(X) 0.73 0.56 0.84 0.84 0.52 0.22 0.77 0.53 0.48 0.28 0.00 0.81
Avail Cap(c_a), veh/h 250 639 542 541 945 801 524 551 467 524 0 532
Incr Delay (d2), s/veh 8.1 1.0 9.5 6.6 0.6 0.2 3.8 1.2 1.2 0.4 0.0 5.8
LnGrp LOS E CDDCCDDDDAD
Approach LOS DCDD

HCM 6th LOS D
Notes
Gateway Center 4:00 pm 12/07/2017 Future No Project Synchro 10 Report

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/07/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 105 399 0 0 631 92 0 0 0 47 0 107
Future Vol, veh/h 105 399 0 0 631 92 0 0 0 47 0 107
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Mvmt Flow 111 420 0 0 664 97 0 0 0 49 0 113

Conflicting Flow All 765 0 0-- 0 1414 1409 423 1360 1361 718
Stage 1 ------ 644644- 717717-
Stage 2 ------ 770765- 643644-
Critical Hdwy 4.12 ----- 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 ----- 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 848 - - 0-- 115 139 631 126 148 429
Stage 1 - - - 0-- 461 468 - 421 434 -
Stage 2 - - - 0-- 393 412 - 462 468 -
Mov Cap-1 Maneuver 845 ----- 73115629109122427
Mov Cap-2 Maneuver ------ 138206- 216242-
Stage 1 ------ 382387- 348433-
Stage 2 ------ 289411- 383387-
HCM Control Delay, s 2.1 0 0 26.1
HCM LOS A D
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBT WBRSBLn1

Capacity (veh/h) - 845 ---- 329
HCM Lane V/C Ratio - 0.131 ---- 0.493
HCM Control Delay (s) 0 9.9 ---- 26.1
HCM Lane LOS A A ---- D
HCM 95th %tile Q(veh) - 0.4 ---- 2.
6

CAH Page 1
HCM 6th TWSC
Intersection
Lane Configurations
Traffic Vol, veh/h 38 401 7 9 671 186 7 1 6 106 1 45
Future Vol, veh/h 38 401 7 9 671 186 7 1 6 106 1 45
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Mvmt Flow 40 422 7 9 706 196 7 1 6 112 1 47

Stage 1 ------ 511511- 830830-
Stage 2 ------ 848928- 513514-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 748 - - 1126 - - 126 133 621 129 152 378
Stage 1 ------ 545537- 364385-
Stage 2 ------ 356347- 544535-
Mov Cap-1 Maneuver 743 - - 1121 - - 102 120 616 118 137 375
Mov Cap-2 Maneuver ------ 199220- 233255-
Stage 1 ------ 504497- 336376-
Stage 2 ------ 304339- 497495-
HCM LOS C E
Capacity (veh/h) 283 743 - - 1121 - - 263
HCM Lane V/C Ratio 0.052 0.054 - - 0.008 - - 0.608
HCM 95th %tile Q(veh) 0.2 0.2 - - 0-- 3.6

CAH Page 2
1: SR 89/Frates Ln & DPR 12/29/2017
Lane Configurations
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Cap, veh/h 121 506 429 343 714 605 343 360 305 348 286 67
Arrive On Green 0.07 0.27 0.27 0.19 0.38 0.38 0.19 0.19 0.19 0.20 0.20 0.19
Sat Flow, veh/h 1781 1870 1585 1781 1870 1585 1781 1870 1585 1781 1464 344
Grp Volume(v), veh/h 88 306 361 292 383 133 265 193 159 98 0 289
Q Serve(g_s), s 5.2 15.3 23.1 17.0 17.1 6.1 15.2 10.0 9.7 5.0 0.0 16.5
Cycle Q Clear(g_c), s 5.2 15.3 23.1 17.0 17.1 6.1 15.2 10.0 9.7 5.0 0.0 16.5
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.19
V/C Ratio(X) 0.73 0.60 0.84 0.85 0.54 0.22 0.77 0.54 0.52 0.28 0.00 0.82
Avail Cap(c_a), veh/h 245 644 546 531 944 800 514 540 457 497 0 505
Incr Delay (d2), s/veh 8.2 1.2 9.2 7.9 0.6 0.2 4.2 1.2 1.4 0.4 0.0 7.0
LnGrp LOS E DDDCCDDDDAD
Approach LOS DCDD

HCM 6th LOS D
Notes
Gateway Center 4:00 pm 12/29/2017 Future Plus Project Synchro 10 Report

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/29/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 103 390 42 32 626 91 37 2 23 46 2 104
Future Vol, veh/h 103 390 42 32 626 91 37 2 23 46 2 104
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Mvmt Flow 108 411 44 34 659 96 39 2 24 48 2 109

Stage 1 ------ 651651- 779779-
Stage 2 ------ 832827- 663673-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 852 - - 1104 - - 103 126 620 110 130 432
Stage 1 ------ 457465- 389406-
Stage 2 ------ 363386- 450454-
Mov Cap-1 Maneuver 849 - - 1102 - - 63 98 618 87 101 430
Mov Cap-2 Maneuver ------ 117183- 186211-
Stage 1 ------ 378385- 321383-
Stage 2 ------ 254364- 356375-
HCM LOS E D
Capacity (veh/h) 170 849 - - 1102 - - 305
HCM Lane V/C Ratio 0.384 0.128 - - 0.031 - - 0.525
HCM Lane LOS E A-- A-- D
HCM 95th %tile Q(veh) 1.7 0.4 - - 0.1 - - 2.9

CAH Page 1
HCM 6th TWSC
2: W Safeway & DPR 12/29/2017
Intersection
Lane Configurations
Traffic Vol, veh/h 103 390 42 32 626 91 37 2 23 46 2 104
Future Vol, veh/h 103 390 42 32 626 91 37 2 23 46 2 104
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Mvmt Flow 108 411 44 34 659 96 39 2 24 48 2 109

Stage 1 ------ 651651- 779779-
Stage 2 ------ 832827- 663673-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 852 - - 1104 - - 103 126 620 110 130 432
Stage 1 ------ 457465- 389406-
Stage 2 ------ 363386- 450454-
Mov Cap-1 Maneuver 849 - - 1102 - - 63 98 618 86 101 430
Mov Cap-2 Maneuver ------ 6398- 186211-
Stage 1 ------ 378385- 321383-
Stage 2 ------ 254364- 356375-
HCM LOS F D
Capacity (veh/h) 96 849 - - 1102 - - 305
HCM Lane V/C Ratio 0.68 0.128 - - 0.031 - - 0.525
HCM Lane LOS F A-- A-- D
HCM 95th %tile Q(veh) 3.4 0.4 - - 0.1 - - 2.9
Gateway Center 4:00 pm 12/29/2017 Future Plus Project - No NB LT Storage Synchro 10 Report
CAH Page 1
HCM 6th TWSC
Intersection
Lane Configurations
Traffic Vol, veh/h 37 414 8 12 695 184 10 0 19 104 0 44
Future Vol, veh/h 37 414 8 12 695 184 10 0 19 104 0 44
Grade, % - 0-- 0-- 0-- 0-
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Mvmt Flow 39 436 8 13 732 194 11 0 20 109 0 46

Stage 1 ------ 523523- 863863-
Stage 2 ------ 880960- 532527-
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318
Pot Cap-1 Maneuver 733 - - 1111 - - 117 125 610 119 142 366
Stage 1 ------ 537530- 349372-
Stage 2 ------ 342335- 531528-
Mov Cap-1 Maneuver 728 - - 1106 - - 94 112 605 ~ 106 127 363
Mov Cap-2 Maneuver ------ 189211- 220243-
Stage 1 ------ 497490- 322360-
Stage 2 ------ 290324- 475488-
HCM LOS C E
Capacity (veh/h) 344 728 - - 1106 - - 249
HCM Lane V/C Ratio 0.089 0.053 - - 0.011 - - 0.626
HCM 95th %tile Q(veh) 0.3 0.2 - - 0-- 3.8
Notes

CAH Page 2
TRANSPORTATION PLANNING AND
TRAFFIC ENGINEERING CONSULTANTS
2690 Lake Forest Road, Suite C

Post Office Box 5875
Tahoe City, California 96145
530) 583-4053 FAX: (530) 583-5966
info@lsctahoe.com
www.lsctrans.com
MEMORANDUM
Date: April 11, 2018
To: Brad Hays and Patrick McCuen, Capitol Avenue Development
Cc: Becky Bucar and Scott Mathot, Town of Truckee
From: Sara Hawley, LSC Transportation Consultants, Inc.
RE: Grocery Outlet Traffic Analysis - Revised Plans
The Grocery Outlet Project is proposed to be located on an undeveloped site on the south side
of Donner Pass Road immediately west of Vista Avenue in Truckee, California. Subsequent to
the Truckee Grocery Store DP - Focused Traffic Analysis (LSC Transportation Consultants, Inc.,
February 12, 2018), the project plans were revised. Specifically, the following changes were
made:
The parking lot was reconfigured, and 25 percent of the parking spaces were converted to
compact stalls.
An additional dwelling unit was provided, for a total of 3 residential units ( 2 one-bedroom
units and one 2-bedroom unit).
The proposed mezzanine was removed from the “official” gross floor area calculations.
However, in order to remain conservative in the traffic analysis, no reduction is applied to
the original commercial floor area (including the mezzanine).
The additional dwelling unit would result in an increase of approximately 7 daily one-way vehicle
trips at the site driveways, including 1 vehicle trip during the PM peak hour. This would not
affect the conclusions and recommendations in the traffic analysis. Additionally, the previous
traffic analysis and conclusions remain valid under the revised site plan and parking
configuration.
DATE: March 27, 2018
TO: Kirk Skierski, Assistant Planner
FROM: Scott Mathot, Assistant Engineer
SUBJECT: Engineering Division conditions for Application 2018-040/DP-SP (Capitol

Avenue Development) located at 11213 Donner Pass Road on APN 18-
621-01, 02, 04 and 10
The Engineering Division has reviewed the subject application and has the following proposed
conditions:
1. If the transit “shelter” is to be constructed as an extension of the proposed building, the

design of such structure shall provide: a minimum 8 foot wide and 10 foot tall clear path of
travel for snow removal equipment and the roof overhang shall be no closer than 4 feet from
the transit pullout back-of-curb with support columns located at least 4 feet further from the
roadway than the overhang. An Encroachment Permit and a Maintenance and Hold
Harmless Agreement will be required for all frontage improvements and transit shelter
structures located in the Town right-of-way. (Engineering Division)
2. Frontage improvements are required along Donner Pass Road and the Vista Avenue
frontage including the proposed east project driveway. All proposed frontage improvements
along Donner Pass Road and Vista Avenue shall match the frontage improvement location
and details for the Envision DPR Project including, but not limited to, curb/gutter, sidewalk,
driveway approaches, bus pullout, and ADA ramp at the corner of Donner Pass Road and
Vista Avenue. A minimum eight foot wide sidewalk will be required along the Donner Pass
Road project frontage and along the Vista Avenue project frontage. The limits of the
proposed improvements will be reviewed and approved by the Town Engineer as a part of
the improvement plan review prior to building ( grading) permit issuance. All frontage
improvements shall be installed in the Town right-of-way or a public access easement shall
be granted for the frontage improvements if they are located on the private property. Prior to
building permit issuance, an Encroachment Permit and a Maintenance and Hold Harmless
Agreement will be required for all frontage improvements and transit shelter structures
located in the Town right-of-way. All frontage improvements shall be constructed prior to
Certificate of Occupancy. (Engineering Division)
3. Prior to building permit issuance, provide a snow removal/storage plan for approval by Town
Engineer that shows snow storage calculations, locations, and how snow will be put in those
C:\Users\kskierski\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\1T3CTTT3\Engineering
Conditions 2018-040-DP-SP 3 27 18.doc
locations. Snow storage locations should be easily accessible (i.e. no curbs). Provide snow
storage as close to the source as possible. (Engineering Division)
4. Prior to building permit issuance, provide details for the proposed project stormwater
collection and treatment including the safe release of overflow. Provide calculations and
sizing of stormwater locations. If snow storage is proposed in areas of stormwater treatment,
then the features should be properly sized for the capacity of both functions. Treat
stormwater as close to the source as possible. (Engineering Division)
5. On September 2, 2010, Town entered into an agreement with Tahoe Forest Hospital District
TFHD) for the cost sharing and construction of interim improvements to the Donner Pass
Road/SR 89 South intersection that were required as part of development along the Donner
Pass Road corridor. This agreement outlines that future discretionary Category 3 and 4
projects that add traffic to the DPR/SR89S intersection pay a fair share portion of the costs
of the improvements back to TFHD. Applicant is required to pay fair share portion of the
interim improvements at the Donner Pass Road / Frates Lane intersection based on trip
generation. With the conclusion of the traffic analysis dated February 12, 2018, Town staff
has determined that the project’s fair share portion of the interim improvements at the
Donner Pass Road / Frates Lane intersection to be paid to the Tahoe Forest Hospital District
is $20,139. (Engineering Division)
6. Building design shall prevent roof driplines from being located in the Town right -of-way or
public access easements. In addition, the building structures shall be designed such that
snow will not shed into pedestrian areas or onto parked vehicles. (Engineering Division)
7. Prior to building ( grading) permit issuance, the project proponents shall be required to
prepare and deliver two sets of improvement plans to the project planner at 1”=20’, 1”=30’,
or 1”=40’ on 24”x36” plan sheets stamped by a licensed civil engineer to the satisfaction of
the Town Engineer for all work both in and out of the proposed public right -of way,
easements and private roadways. The plans shall be prepared in accordance with the Town
of Truckee Public Improvement and Engineering Standards dated May 2003 and shall
comply with the design standards identified in Water Quality Order No. 2013 -0001-DWQ
NPDES General Permit No. CAS000004, such as Section E.10 and E.12, or the most
current Phase 2 Municipal Separate Storm Sewer System (MS4) Permit. The plans at a
minimum shall incorporate proposed grades, drainage, driveway design and erosion control
and incorporate cost estimates for all work to be performed. Said improvement plans shall
be accompanied by appropriate plan check fees to be calculated by the Town Engineer at
the time of plan approval. Public improvement plan check fees and inspection fees are
calculated using the estimated construction costs. The plan check fee is equal to the
following formula based upon the estimated construction costs:
1% of valuation above $250,000
The inspection fee, due prior to start of construction, is equal to the following formula based
upon the estimated construction costs:
1.5% of valuation above $250,000
Engineering Division)
8. Prior to building (grading) permit issuance, the project proponents shall provide identification
of all existing drainage on the property and adjacent property, which may affect this project.
This identification shall show discharge points on all downstream properties as well as
drainage courses before and after the proposed development for the 10 year and 100 year
flows. The project proponents shall provide a method in which to treat the design storm
event per the requirements of the Lahontan Regional Water Quality Control Board for both
the existing uses and the proposed uses. Pre -project storm water flows should equal post
project flows for the design year event, unless additional mitigations are proposed to provide
for the increase in flows. (Engineering Division)
9. Prior to building permit issuance, the applicant shall pay traffic impact fees and facilities
impact fees applicable at the time of building permit application. The traffic impact fees will
be based upon the latest fee schedule adopted by the Town Council in effect at the time of
building permit application. (Engineering Division)
10. Prior to occupancy, the applicant is required to offer for dedication to the Town an easement
for any portions of the frontage improvements (including the bus pullout and shelter) which
are outside of the Donner Pass Road right -of-way. The limits of the easement, if required,
shall be determined by the Town Engineer. If a maintenance district is proposed as a part of
the Envision DPR Project, the owner shall vote in favor of and participate fully in the
assessment district. (Engineering Division)
11. Prior to occupancy, all roadway, drainage, frontage and utility improvements shall be
constructed and approved by the respective responsible agencies or a financial surety in the
amount of 125% of the remaining improvements shall be provided to the satisfaction of the
Town Engineer. All utilities shall be placed underground, including the existing aboveground
utility lines. The existing utility poles shall be removed following utility undergrounding.
Engineering Division)
12. Prior to occupancy, the applicant shall submit a Best Management Practice (BMP) operation
and maintenance plan to the Town Engineer for review, approval and recordation for the
maintenance of all permanent and treatment control BMP’s installed by the project. Such
BMP’s shall be used only for the purposes of the BMP. The applicant shall submit yearly
BMP operation and maintenance certifications to the Engineering Division according to the
Water Quality Order No. 2013-0001-DWQ NPDES General Permit No. CAS000004 or the
most current Phase 2 Municipal Separate Storm Sewer System (MS4) Permit. (Engineering
Division)
DATE: March 28, 2018
TO: Kirk Skierski, Assistant Planner
FROM: Erica Mertens, Recycling Coordinator
SUBJECT: Grocery Outlet Development Permit (Application 2018-040/DP-SP)
The Solid Waste Division requests that the applicant shall ensure that there is space sufficient
for mixed waste, cardboard, recycling, and food waste collection containers. Beginning January
1, 2019, if the tenants subscribe to over 4-cubic yards of service per week, they must subscribe
to food cart collection, as required by AB 1826 Mandatory Commercial Organics Recycling.
Exceptions may be made if the Grocery Outlet has corporate plans for backhauling cardboard or
food waste.
The applicant should note that dumpster or compactor service of mixed waste may be serviced
up to five times a week, with cardboard and recycling serviced weekly. If food waste
subscription is necessary, a 64-gallon food waste cart may be serviced up to three times per
week.
I recommend the applicant set up a consultation with the waste hauler and Town technical outreach
staff to best understand the volume of disposed materials.
Directors
Joseph R. Aguera
Jeff Bender
Bob Ellis
Tony Laliotis
Paul Warmerdam
General Manager
Michael D. Holley
April 5, 2018
Kirk Skierski
Assistant Planner
Town of Truckee
10183 Truckee Airport Road
Truckee, Ca. 96161
Dear Kirk,
SUBJECT: GROCERY OUTLET DEVELOPMENT PERMIT, 11213 DONNER PASS ROAD AND 11160,
11190, AND 11220 DONNER WAY, APNS 18-621-01, -02, -04, AND -10, APPLICATION 2018-
00000040/DP-SP
Truckee Donner Public Utility District Electric Department has reviewed the Project Routing Request for the
subject project. The Electric Department previously submitted letters related to this site on 10/18/17, 4/28/17,
and 2/5/16. These letters are attached and all comments apply to the new project.
In addition to the previous comments, the District has additional concerns regarding the Development Permit.
As previously discussed with the Development team, the anticipated plan is to leave the overhead line along the
southern parcel line in place. This line will need to be adequately protected. In reviewing the most recent plans,
there may be a stone wall and/or vegetation screening between the project and the residences to the south. Any
structures, including a stone wall or fence, installed near existing electric facilities need to be coordinated with
District personnel to ensure that they do not limit or prohibit access to these facilities.
Additionally, the District has strict tree trimming requirements. Any vegetation in close proximity of our
overhead lines may be trimmed or trees removed to address safety concerns or comply with requirements. Any
planting within electric ROW will require coordination with District personnel to ensure safe clearances are
maintained. All of these issues can be resolved through the Development Agreement process with the District.
At this time, the Electric Department has no concerns regarding the Sign Plan as documented.
Thank you for the opportunity to review this project. Bear in mind that this letter only addresses the interests of
the Electric Department; the Water Department will respond with a separate letter. Contact me at 530-582-3945
or sannaschlosser@tdpud.org with any questions or for more information.
11570 Donner Pass Road, Truckee, CA 96161 – Phone 530-587-3896 – Fax 530-587-5056– www.tdpud.org
Sincerely,
Sanna Schlosser, PE
Electric Engineering Manager
Attachments: TDPUD Letters dated 10/18/17, 4/28/17, and 2/5/16
cc: Sara Owens, Keith Renshaw
Directors
Joseph R. Aguera
Jeff Bender
Bob Ellis
Tony Laliotis
Paul Warmerdam
General Manager
Michael D. Holley
October 18, 2017
Kirk Skierski
Assistant Planner
Town of Truckee
Truckee, Ca. 96161
Dear Kirk,
SUBJECT: GROCERY STORE DEVELOPMENT PERMIT, APN 18-621-01, -02, -04, AND -10, 11160,
11190, 11213, AND 11220 DONNER PASS ROAD, APPLICATION 2016-00000045/DP-MUP
subject project. At this time, we have no additional comments regarding the proposed revisions, and the
comments from our letter dated April 28, 2017 still apply.
Thank you for the opportunity to review this project. Contact me at 530-582-3945 with any questions.
Sincerely,
Sanna Schlosser, PE
Electrical Engineer
cc: Sara Owens
Attached: Bevmo Response dated April 28, 2017
Directors
Joseph R. Aguera
Jeff Bender
Bob Ellis
Tony Laliotis
Paul Warmerdam
General Manager
Michael D. Holley
April 28, 2017
Kirk Skierski
Assistant Planner
Town of Truckee
Truckee, Ca. 96161
Dear Kirk,
SUBJECT: BEVMO DEVELOPMENT PERMIT, 11160 DONNER PASS ROAD, APNS 18-621-01, -02, -04,
AND -10, APPLICATION 2016-00000045/DP-MUP
subject project. At this time, we have no comments regarding the Development or Minor Use Permits. This
project will require significant electrical improvements. As such, the Owner shall establish a Development
Agreement during the design process to coordinate electrical facility design and construction.
Thank you for the opportunity to review this project. Contact me at 530-582-3945 with any questions.
Sincerely,
Sanna Schlosser, PE
Electrical Engineer
cc: Sara Owens
Directors
Joseph R. Aguera
Jeff Bender
Bob Ellis
Tony Laliotis
Paul Warmerdam
General Manager
Michael D. Holley
February 5, 2016
Jenna Endres
Project Planner
Town of Truckee
Truckee, Ca . 96161
Dear Jenna ,
SUBJECT: CAPITOL AVENUE DEVELOPMENT PRELIMINARY PLAN REVIEW, 11160 DONNER PASS
ROAD ,APNS 18-621 -01, - 02, AND -04, APPLICATION 2016 -00000006/PPR
subject project. At this time, the TDPUD Electric Department has no concerns regarding the preliminary plan .
The District anticipates that the likely connection point for electrical is the overhead line along the unimproved
Donner Way ROW .
The Owner shall establish a Development Agreement with the District during the design process to coordinate
electrical facility design and construction. Once the District receives the application, deposit, and all required
electrical and CAD information, the design process can take up to 6 weeks. The District fees include facility,
metering, and connection fees. Facility fees depend on the size of the panel installed, and this information is
available on our website at http:// www.tdpud.org/departments/ electric /rates -fees . The connection fees are the
District time and material costs for designing and installing the necessary electrical facilities, and will be
estimated during the design process . The metering fees are District time and materials costs to set up and install
the meters , and again these will be estimated during the design process. Feel free to contact me for more
specific information regarding costs .
Thank you for the opportunity to review this project. Please contact me with any questions at 530 -582 -3945 or
sannaschlosser@tdpud.org.
Sincerely,
Sanna Schlosser , PE
Electrical Engineer
cc: Sara Owens
11570 Donner Pass Road, Truckee, CA 96161 – Phone 530-587-3896 – Fax 530-587-5056– www.tdpud o
. rg
GROCERY OUTLET
LETTER OF JUSTIFICATION March 30, 2017
PROJECT DESCRIPTION / ZONING
The project is located at on Donner Pass Road in Truckee, CA just east of the Bank of
America on the corner of Highway 89S and Donner Pass Road. The project includes the
consolidation of four contiguous lots (APNs 18-621-01, 18-621-02, 18-621-04, and 18-
621-10) within the CG zoning and to the south is a parcel is an unimproved Donner Way
right-of-way also zoned CG. South of that parcel is RS-X zoning with older single family
homes. (see figure 1.)
Proposed is a new 16,147 sq.ft. commercial retail building and three work force housing
units. The owner-developer has a letter of intent to lease from Grocery Outlet, who will
be the sole commercial tenant.
Grocery is a permitted use per Chapter 18.12.030. (see figure 2.) A development permit
and planning commission review are required since the proposed building exceeds 10,000
sq ft. The proposed tenant is not proposing the sale of spirits beyond beer and wine,
therefore a minor use permit is not required. The use is broken down to 11,610 sq. front
of house retail and 4,537 sq.ft. (28%) back of house storage, refrigeration, receiving,
mechanical, and other accessory uses typical for grocery stores. The building
architectural design can accommodate up to 5-6 tenants in the future and is not dependant
on a grocer as a single tenant.
The project proposes two main access points of vehicular ingress/egress: Donner Pass
Road and Vista Avenue. Vista Avenue is located within the commercial “ CG” zoning
district.
Figure 1
Page 1
Figure 2
HISTORY
The Town previously reviewed and approved and extended in 2008 a project for this site
known as " Gateway Vista AKA The Peaks Commercial" including three office/ retail
buildings totaling 16,300 sq.ft. floor area, six, two-bedroom rental units totaling 6,100
sq.ft. and 57 on-site parking spaces and a FAR of .24.
In March, 2017 the developer applied for a +/- 10,000 sq. ft. retail BevMo discount liquor
store. They significantly revised the architectural design after the architectural review
process and then withdrew the application after significant public outcry concerning the
tenant. The applicant had no interest in pursuing a tenant that was not desired by the
community.
In September, 2017 the developer revised the design to accommodate a +/- 17,000 sq. ft.
grocery tenant. A community meeting was held in January 2018 where the community
was formally introduced to the project in detail. Feedback from that meeting was
incorporated the design which was unanimously approved by the Planning Commission
on February 20, 2018. The decision was appealed by two independent parties. Upon
detailed review of the project, town staff identified a technical flaw with the approval.
Town staff advised the developer to rescind their application, modify the design and
resubmit as a new application which complies with the development code.
SITE CONSTRAINTS / ACCESS / SUITABILITY
The site is long and shallow with the long dimension being an east-west orientation with
Donner Pass Road to the north and the unimproved Donner Way to the south. East of the
site is Vista Avenue that leads to a residential subdivision. To the west is the Bank of
America. The site has a moderate slope downward from Vista Avenue and towards Bank
of America.
Page 2
Access to the site is limited to an access point roughly aligned with the driveway to the
Gateway Mountain Center with Safeway as the anchor tenant and a secondary access on
Vista Way.
The zoning, slope, and location make this site highly suitable for the proposed use. The
proximity to two main arterial roads and proximity to a complimentary use is ideal.
AREA CALCULATIONS, LOT SIZE, FAR, COVERAGE, DATA, MISC
The proposed Commercial Floor Area Ratio is proposed to be .25. The property is zoned
for a .20 FAR with an additional .05 by being within the preferred infill area per Chapter
18.212. The project is proposing to provide an improved transit facility as an enhanced
public facility and therefore potentially entitled an additional .05 increase to the FAR.
For additional data, see addendum A)
LIGHTING
For context, the property is surrounded by public right-of-way on three sides and the
Bank of America parking lot on the fourth. Some light trespass across the property line is
proposed onto the sidewalk and bus stop on the north of the building for safety reasons.
No light trespass is proposed on the other three sides of the property. An extra effort will
be made towards Donner Way by extra shields to eliminate any direct light trespass
towards the residential neighborhood. All exterior lighting shall be night sky compliant.
ALTERNATIVE TRANSPORTATION & PUBLIC BENEFIT-INCENTIVE
Per California Title 24 Cal Green Code, electric vehicle charging / parking will be
provided. The project is adjacent to a type II bike lane. Bike racks will be provided for
the retail and bus users in accordance with Section 18.48.090. Enclosed and secure
storage at ground level is proposed for the work force housing units. The project is
adjacent to a transit stop, and the applicant is proposing to provide an increased /
enhanced bus stop with increased area / capacity, covered seating, and lighting. The
proposal is to include a roof extension roughly to curbside for the full length of the bus to
provide protection from those entering or exiting the bus from either front or back door.
Additionally, the applicant is proposing to cover and illuminate a significant portion of
Page 3
the sidewalk with roof along the north side of the building. This is in keeping with
historic precedent on other portions of Donner Pass Road and responsible snow country
design. Maintenance of the facility and covered walk is included in the proposal. The
applicant is not asking for any reduced requirements by providing this public benefit
other than encroachment, however, the applicant would like it noted for potential
application in the future.
INCLUSIONARY / WORKFORCE HOUSING
Three workforce housing units are proposed with two one-bedroom units and a two-
bedroom unit. These units have designated covered parking separated from the public /
retail and have secure storage at ground level for bikes, toys, storage, etc. The exterior
decks are covered and semi-enclosed to offer a sense of privacy as well as to screen any
visual impacts from view.
see addendum A)
RESIDENTIAL COMPATIBILITY
The applicant is very sensitive to any potential impacts created by the proximity of
commercial and residential zoning. Please note there is an unimproved right of way for a
potential road between the two zonings, and that per the zoning maps, our site is not
adjacent to residential zoning. We are aware that the development code mentions a fence
to buffer the uses if we were indeed adjacent. Please note that all but one of the
residential neighbors already has a 6 foot fence at the property line between them and the
commercially zoned right of way. The only property that does not have a fence at the
time of our latest visit is utilizing the ROW for storage of materials, vehicle access and
parking. We found piles of dried brush, stored building materials, vehicles, construction
trailers, and dump loads of road base gravel apparently ready to improve the year-round
use of the land for what appeared to be an industrial use. This neighbor has also been
trespassing and storing materials on the applicant's property. The applicant proposes
what we feel is a superior solution. Since we have a cut bank and retaining wall, perhaps
vegetation in the unimproved right of way might be a more tasteful solution than a fence
atop a retaining wall and more respectful to the residential neighbors. We have seen great
success with dense plantings of certain plants that offer great screening. If a fence is
indeed required, then we request it be completed along the south of the CG zoning
adjacent to the RS-X zoning on the south side of Donner Way as per the Development
Code and leaves Donner Way as an open space buffer.
A concern has been expressed that the addition of the fence along the north side of the
ROW might encourage an increase in unauthorized use of the right-of-way by either
homeless as near SaveMart or by the adjacent homeowners resulting in a potential
exacerbation of the current enforcement issue. The applicant is willing to make a
donation of vegetation, irrigation, and maintenance of a landscape buffer "hedge" in the
northerly 10 feet of the right of way and encourages the right of way be returned to a
Page 4
mostly natural condition and blocked off from vehicle traffic at Vista Avenue as the
desired buffer. We feel that blocking the vehicle access will increase the viability of plant
growth and create an environment of a general public green space buffer. Also due to the
sensitivity to our neighbors, we are proposing a more developed back of house area with
architectural shielding of the loading dock, dumpsters, recycling, etc. Some of the south
walls are either layered with aspen trees or planted with hop vines on wire mesh as a
living wall to reduce the visual contrast if any of the residences get glimpses through the
existing vegetation. Proposed is a roof parapet and other shielding to hide any roof top
mechanical and to re-direct any associated noise. The area most visible to the
neighborhood is likely to be the work force housing units at the eastern end of the
building and therefore not a contrasting use.
SNOW STORAGE
The site is designed for functional snow removal. There is approximately 25,619 sq ft of
uncovered paving requiring snow removal. The majority of the snow shall be stored in
the south-west corner of the property. The access to this area is at parking lot grade and
the slope drops away for ready ramping of snow. There is additional snow storage areas
proposed adjacent to walkways near the entrance, in planters, and within the open space
at the north-east corner of the property.
The Development Code Section 18.30.130 requirement is for 50% of the paved area or
12,810 sq.ft. of snow storage. The plans indicate areas totaling 13,894 (54%) for snow
storage. The south west snow storage areas have has ample space for loader
maneuvering to accommodate snow compaction, however no credits or reductions are
being requested for this as allowed by the development code. The snow storage areas in
proximity to walkways will be serviced by manually operated snow blowers or compact
enclosed snow blowers. The precision which snow blowers can distribute snow allow for
more flexibility for the placement of those associated snow storage areas when compared
to the large scale loaders typically used for parking lot snow removal. Although the
nature of the snow blowing process inherently results in snow compaction, no storage
area reductions are required to comply with the development code.
ADD' L REQUIRED FINDINGS
GENERAL PLAN
The proposed project through demonstration including all submitted documents is
an allowed land use within the CG zoning district and complies with
applicable provisions of the Truckee Development Code, Truckee Municipal
Code, and will comply with the Public Improvement and Engineering Standards.
See also the Letter of Intent for a greater understanding of the design intent and
compliance with the design guidelines, the architectural context and integrity and
character of the surrounding neighborhood.
Page 5
CEQA
The previous application was determined by the Town of Truckee Planning
Commission as categorically exempt from the California Environmental Quality
Act pursuant to Section 15332 as an In-Fill Development Project, and that was
an anticipated use with the zoning at the time of the General Plan and
associated Environmental Impact Report.
PARTICULATE MATTER AIR QUALITY MANAGEMENT PLAN

The plan addresses current and future particulate emissions in Truckee. It
determined the two most significant causes of particulate matter in the air are
solid fuel combustions and re-entrained road dust created by traffic.
No solid fuel burning devices are proposed for this project and will meet
CALGreen and Title 24 which will be verified by a third-party HERS rater as
prescribed by Title 24.
TRAFFIC
The neighbors to the property and nearby business owners have expressed
concern about any potential increase in traffic, specifically at Vista Avenue which
they identified as their primary access to Donner Pass Road. Designating the
service road as one-way to prevent grocery traffic from using Vista was rejected
by the the town engineering staff and traffic consultant. As an alternative
solution, the parking lot is designed to concentrate parking stalls at the west of the
property near Donner Pass Road driveway and the customer entrance to the store.
Furthermore, we added a 2nd exit lane serving as a dedicated right turn lane to
minimize wait times and stacking distance at the exit. The driveway accessing
Vista Avenue is visually narrow (but compliant with town standards), constrained
tightly between the building and the rockery wall at the rear property boundary.
The driveway will include signage to discourage use by customers. The developer
hired LSC Transportation Consultants, Inc. to conduct a detailed analysis of the
existing and future traffic resulting from the
proposed project. Their findings conclude that the
design will result in minimal impacts to wait times at
Vista Avenue. They concluded that the adjacent
roadways and intersection will maintain an
acceptable level of service after the project is
completed. It should also be noted that the business
model of Grocery Outlet is to offer discount items,
but to not replace the traditional grocery stores. This
synergy with adjacent business models is not directly
addressed in the traffic model. As mitigation
measures to reduce traffic, the proposed facilities
provide for bicycles, pedestrians, and transit riders.
Additionally, electric vehicles facilities are being
provided. The Project shall comply with Air Emissions with Section 18.30.03.
Page 6
TRUCKEE TAHOE AIRPORT LAND USE COMPATIBILITY PLAN
The project is located within Compatibility Zone E under the Airport Land Use
Compatibility Plan. This a " Low Risk" zone and only expresses concerns about
high density usage that is not proposed and that our parking does not support.
UTILITIES AND EMERGENCY SERVICES

The proposed project will not result in any significant impacts related to
infrastructure, utilities, or public services. The applicant will work in the process
of preparing the site improvement plans and working with the appropriate utility
agencies and the Town Engineer to create an infrastructure plan for water, sewer,
storm water, electric, gas, and telecommunication services. The applicant will
work with the local police and fire department to ensure adequate access to the
site is provided.
PUBLIC IMPROVMENT STANDARDS

Roadway lane, parking, bike, back-out as located on the plans shall meet the
Public Improvement Standards. All roadway, driveway, and parking slopes,
curves, and construction details shall comply with Public Improvement Standards.
Snow Storage, storm water drainage improvements, and infiltration / detention
will be provided to the Public Improvement Standards.
While the project is not located within the Envision DPR project area, the
proposed sidewalks, curb and gutter design, and street parking were designed to
be consistent with the proposed work. The applicant is open to making
adjustments per feedback from town engineering staff.
LRWQCB
The proposed project shall meet the requirements of the Lahontan Regional Water
Quality Control Board and Section 18.30.050. Storm water shall be collected and
distributed to two bio- basins on the westerly end of the site. The applicant team
will provide all required Best Management Practices as part of the construction
documents.
HAZARDOUS MATERIALS TRANSPORT

The project will undergo a site evaluation by the Nevada county Department of
Environmental Health for a sewage disposal permit and will complete all
permitting applications and requirements. The project does not include the
transport, use, or disposal of hazardous waste.
Page 7
CAL GREEN
The project shall comply with the adopted CAL Green codes per Title 24. It will
incorporate the following environmental design elements/features.
Energy Efficiency/commissioning
Construction Waste Reduction/Recycling
Water Conservation, landscaping and plumbing fixtures
Light Pollution Reduction
Electric and Clean Air Vehicles
Bicycle parking
Onsite Storm Water containment/infiltration
Indoor air quality
We have enjoyed a refreshing and collaborative working relationship and look forward to
continuing to process this development permit application and to present to the Planning
Commission as timely as possible as we are ready, willing, and able to break ground this
spring.
Sincerely,
Kurt Reinkens,
President MWA, inc.
cc: Capital Avenue Development
Page 8
GROCERY OUTLET
LETTER OF INTENT March 30, 2018
The applicant requests review and approval for a development permit. The proposed project
consists of a new 16,147 sq.ft. commercial building and three work force housing units. The
owner-developer has a letter of intent to lease from Grocery Outlet. To maximize future
flexibility, the building is designed to accommodate up to six separate tenant spaces with
minimal modifications.
The context of the proposed project is a portion of Donner Pass Road that is in transition.
Across the street is the entrance to the Gateway Mountain Center with Safeway as the anchor
tenant. The closest building across the street to the north is the Panda Express & Wells Fargo
building which is a modest single-story in a mountain craftsman style. The finishes are in the
dictated vocabulary of the overall retail center with wood, brick, and a standing seam green roof.
Directly adjacent to the west is the Bank of America building in a late 60's or early 70's Jim
Morton, Architect expression of a French mountain craftsman with a notable mansard roof that
has been modified to also sport a green standing seam roof. To the east is a vacant lot, then the
Urgent Care facility in a repurposed classic vernacular steep-roofed residence. Further eastward
are the non-descript Old Gateway buildings with a mix of classic retail storefronts and offices.
Behind the proposed project is a non-improved town roadway right of way that has mature
vegetation that acts as a buffer to the older residential neighborhood behind. The adjacent homes
are mostly one-story in mass and modest in scale.
The discussion with staff was to not provide a historic reproduction or interpretation in the
Commercial Row and historic district motif. We looked at the newer and better received
development in the area for guidance and potential context. Discussed were the Cancer Center
and Dickson Realty building and the fact that the schools were planned for a modernist facelift.
We discussed the desire to avoid generic "valley" retail solutions of plant-on facade elements and
the potential for a successful regionally appropriate mountain modern style.
The Town's development code and the functional aspects of retail can be difficult to balance.
Many retailers restock at odd hours and therefore have light spillage out of windows. Many
retailers also value wall space over window displays. An example of this might be the very few
and fake windows at Safeway. Being adjacent to the residential neighborhood to the rear (south)
we have purposefully not provided windows and have sunken the building & parking into grade
so that cars and headlights are not shining into the homes. The darker wall finishes will be
mentioned later. Large trucks, dumpsters, and customer parking with shopping cart access to the
entrance are all realities to retail and have been accommodated. The town's desire to have
building to the street and parking to the side and rear can create conflicts with back-of-house
operations as well as for the "front" door location. We feel we have successfully addressed these
issues.
The development code asks for prominent street and pedestrian presence and interaction and the
entrance to the street. We understand that buildings are only a portion of the dynamic
experience, so we have taken into account the many ways that this project will be experienced.
Due to the specifics of this location at this point in time, we do not anticipate much pedestrian
interaction and expect customers to arrive via automobile and bus. We understand that this
project may be a puzzle piece that spurs the change in the dynamics of the area. We have,
therefore, provided a strong street facade that has bold pedestrian-scale elements for interaction
that work with the grades for ease of pedestrian movement and that shift the experience
periodically to enhance the journey and is flexible in anticipation of the building housing five
tenants or more. There is a pergola or loggia with wire mesh screening in steel frames to be
planted in hops or similar vines to provide a nature-based experience to entering the building if
approaching as a pedestrian from the front. This is also part of our design philosophy of layering
including vegetation, semi-solid fenestration, and identity per mass through changing forms,
materials, and scale. The entrance will be in the north-west corner with access to both the
parking lot and pedestrians. Looking at the street facade and starting from the west and moving
eastward, if a second tenant is added in the future, the curtain wall next to the stone element can
be converted to another entrance with a sign on the stone. To the east of the bench-height raised
planter is an area for two additional storefronts that could be recessed into the facade in a more
traditional manner. There is an opportunity for another storefront in the north-east corner near
the bus stop. We have balanced the town's desire with functional concerns and placed the single
tenant grocer entrance on the north-west corner with access from the street front, side and rear
and into the prevailing winds. It is our experience that the leeward sides get impacted with snow
drifts. The loop driveway is to ease truck deliveries as well as to aid those exiting the Safeway
driveway and not having to "shoot" across two lanes of travel. They can turn eastward, merge,
and use the easterly driveway entrance.
The site currently is home to one of the older generation bus stop structures. We studied
providing a newer generation standard bus stop, but were very disappointed with the clash of
architectural styles. The applicant has expressed a willingness to incur expense for public benefit
to provide a covered bus stop and walkway over the sidewalk near the bus stop. We are excited
about this potential and superior function of a covered north-side sidewalk. This solution also
embraces our design philosophy of layering expressed at western end of the building. We have
added a layer of aspen trees along the curb with the bus stop visor peaking out through the trees.
We also feel that this covered sidewalk solution is a modern application of a successful local
tradition found along commercial row. We have included seating areas for pedestrians that wish
to take a break, waiting for a ride or a bus.
The height massing of the building is meant to be low and horizontal with the low-pitch "peeled"
roof in reference to mid-century California modern design such as exemplified by the works of
Albert Frey, Joseph Eichler, William Krisel, E. Stewart Willams and currently be referenced by
the likes of Bohlin Cywinski Jackson and Olsen Kundig . This horizontality also works with the
context of the neighborhood height scale and results in responsible snow country design with
safety from shedding snow.
In the modernist method, the materials relate to the form identities and in melding the Truckee
Funk tradition are regional industrial in reference with board-form concrete, stone, timber,
exposed steel I-beams, rusted metal, corrugated steel, industrial wire mesh, etc. The materials
and forms are layered to give depth, texture, and dynamic shadows. The corrugated metal mostly
on the rear will be painted dark gray so that even in the mid-day sun, the building recedes into
the shadows of the forest as viewed from the residential neighbors.
We are very sensitive to any potential impacts created by the proximity of commercial and
residential zoning. Please note that in this case there is an unimproved right of way for a
potential road between the two zonings and that per the zoning maps, our site is not adjacent to
residential zoning. We are aware that the development code mentions a fence to buffer the uses,
and the applicant is willing to provide said fence on the southerly property line. We wish to
propose what we feel is a superior solution. Perhaps vegetation in the unimproved road right of
way might be a more tasteful solution and more respectful to the residential neighbors. We have
seen great success with dense plantings of certain plants that offer great screening.
A concern has been expressed that the addition of the fence might encourage an increase in
unauthorized use of the right of way by either homeless as near SaveMart or by the adjacent
homeowners resulting in a current enforcement issue. The applicant is willing to make a
donation of vegetation, irrigation, and maintenance of a landscape buffer "hedge" in the northerly
10 feet of the right of way and encourages the right of way be maintained in a mostly natural
condition while providing the desired buffer. Also due to the sensitivity to our neighbors, we are
proposing a more developed back of house area with shielding of the loading dock, dumpsters,
recycling, etc. Some of the south walls are either layered with aspen trees or planted with hop
vines on wire mesh as a living wall to reduce the visual contrast if any of the residences get
glimpses through the existing vegetation. Proposed is a roof parapet to hide any roof top
mechanical and to re-direct any associated noise. The area most visible to the neighborhood is
likely to be the work force housing units at the eastern end of the building and therefore not a
contrasting use.
The north-east corner of the property has been left as open space as a gateway to the residential
neighborhood. The existing trees and vegetation shall be preserved where possible, as indicated
in the tree preservation plan. The applicant is willing to make this space available for
community provided public art.
Considering that a " black box" tenant only needs a box with an entrance and a roll-up door for
deliveries, there is hope that the community can appreciate the considerable effort, expense, and
conscious intention that will be going into this project to make it a positive addition to the
community for the foreseeable future. It is our hopes that by balancing "form follows function,"
the realities of harsh winter conditions, the art of architecture, sense of place, and the Town's
vision, that this project is successful on all fronts.
Respectfully,
Kurt Reinkens,
President MWA, inc.
cc: Capital Avenue Development

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Grocery Outlet Proposal

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ED-8 Maintain the vitality of Downtown Truckee.

Aggressively facilitate pedestrian-oriented development in the Downtown through

ROJECT SITE INFORMATION

Zoning District: CG ( General Commercial)/FAR Incentive Infill Area

Planning Commission Staff Report

CHP Building and

Project Location: 11213 Donner Pass Road

Additional background information on Planning Application No. 2016-045 is contained in the

Planning Commission Staff Report

Table 1. Grocery Outlet Development Code Consistency

Development Development Code Consistent/Not

FAR Total Allowed 0.25 0.236

Open Space 15% 22% Consistent

Planning Commission Staff Report

Previous Grocery Outlet Project – Current Proposal –

Open Space 26 percent 22 percent

Landscaping 8,000 square feet plant 9,100 square feet plant

Planning Commission Staff Report

Previously Approved North Elevation

Proposed North Elevation, changes shown in red dashed box

Previously Approved South/Southeast Elevation

Proposed South/Southeast Elevation, changes shown in red dashed box

Proposed East Elevation, changes shown in red dashed box

Previously Approved West Elevation Planning

Gateway Neighborhood Area

Community Character Element

Planning Commission Staff Report

Low profile building

Planning Commission Staff Report

Planning Commission Staff Report

Grocery Store Land Use

Planning Commission Staff Report

Land Use Approvals

Planning Commission Staff Report

Development Code Consistency

Planning Commission Staff Report

FAR Incentive Infill Area

Planning Commission Staff Report

Planning Commission Staff Report

Planning Commission Staff Report

Gross Floor Area Parking Requirement Total Spaces Required

Gross Floor Area Parking Requirement Total Spaces Required

Mixed Use Incentives

Planning Commission Staff Report

Site coverage may be increased up to 10% (70% to 80%)

Project’s Benefits that go Beyond Development Code’s Requirements

Planning Commission Staff Report

The traffic analysis resulted in the following conclusions:

Planning Commission Staff Report

Implementation of the proposed project is expected to increase the number of cars

Under the existing condition, vehicles travelling northbound on Vista making a

Planning Commission Staff Report

Planning Commission Staff Report

applicant is requesting an equivalent alternative—

Planning Commission Staff Report

Planning Commission Staff Report

STAFF SUMMARY AND RECOMMENDATION

1. Continue the public hearing to a date and time certain.

1. Draft Planning Commission Resolution No. 2018-06

Planning Commission Staff Report

Planning Commission Staff Report

PLANNING COMMISSION RESOLUTION NO. 2018-06

A RESOLUTION OF THE TOWN OF TRUCKEE PLANNING COMMISSION

WHEREAS, the Town received an application requesting approval of the following: a