The scope of work for the Truckee West River Site Redevelopment Feasibility Study will be undertaken through a series of sequential steps or tasks and will comprise four major tasks as follows. TASK 1: ANALYSIS OF EXISTING CONDITIONS AND OPPORTUNITIES During this Task, the BMS Team will review background and base material; conduct a field reconnaissance to inventory existing land uses, parking and traffic conditions, access and infrastructure issues, and attend initial project meetings. The BMS Team will review relevant policy documents and meet with key Town staff from the Town s Community Development, Engineering and Public Works, and other relevant departments. 1.1 Initial Team Meeting and Site Reconnaissance The BMS Team will meet with the Client for a detailed briefing of project scope and schedule. During this meeting, a thorough discussion of project goals and objectives defined by the Town of Truckee will be conducted. This meeting will also serve to provide input to the work process and expedite the sharing of technical information with relevance to the project. Following or concurrent with this initial team meeting, a site reconnaissance will be conducted. 1.2 Review Existing Background and Base Material The BMS Team will review existing background and base material supplied by the Client, including information such as the Downtown River Revitalization Strategy, the Railyard Master Plan Economic Analysis, the Town s updated Economic Development Strategy, Town of Truckee General Plan and Zoning Ordinance, Downtown Truckee Specific Plan, the Historic Downtown Design Guidelines, the Trails Master Plan, and others. Existing data gaps will be identified with the Client and other consultants and appropriate methods will be recommended to obtain such information. 1.3 Prepare Base Maps Base maps will be prepared from digital information supplied by the Client. These base maps will be prepared in digital format suitable for use with AutoCAD or alternative software as agreed with the Client. 1.4 Traffic and Parking Analysis LSC will take the lead in assessing site circulation conditions and opportunities. This will include the following: Review of existing traffic counts along West River Street, along with review of recent traffic studies (notably the Railyard EIR traffic analysis) to characterize existing traffic conditions. Review of existing plans (such as the Truckee Trails Master Plan and downtown plan documents) as well as discussion with Town staff to gain an understanding of bicycle and pedestrian circulation goals and opportunities. Application of Town Development Code criteria and driver sight distance standards to identify potential access opportunities and constraints, and application of turn lane warrants to identify the level of site traffic generation that would warrant provision of turn lanes.
The inventory of available existing public parking spaces, including the number of on-street parking spaces, provided by the Town will be reviewed and summarized. If the Town does not have such an inventory, the BMS Team will work with the Client to determine methods to obtain such data. The findings of the circulation and parking assessment will be summarized in a format suitable for discussion with the TAC and the Community. The summary will identify auto, bicycle and pedestrian access opportunities and constraints, and will discuss how the site access can coordinate with plans for both nearby parcels as well as the downtown area / river corridor as a whole. 1.5 Urban Form Analysis The perceived image and form of the area within its region will be analyzed. In particular, the underlying Urban Framework of the site and its relationship to Commercial Row and other areas of the downtown will be identified. The potential of the West River Site to serve as a catalyst to strengthen this Framework will be studied. 1.6 Regulatory Review Working with Town staff, the current regulatory and policy environment affecting reuse of the site will be assessed including current Town, County, State and Federal policies that would affect the potential use of the site for public open space and mixed-use development. 1.7 Infrastructure Analysis The BMS Team will analyze existing and planned utilities and infrastructure in the project area, based on information supplied by the Town. This analysis will include existing systems and capacities and proposed improvements. Potential issues relating to infrastructure capacity will be identified. 1.8 Land Use and Density Analysis The land use and density analysis will include a review of: Existing and proposed surrounding land use patterns and their relationship to the project site. Recent zoning approvals. Existing land ownership patterns. Existing and proposed density patterns. 1.9 Market Overview BAE will lead this effort. The market overview will summarize market information recently collected and compiled by BAE in conjunction with the economic analysis of the PC-3 project, and by Strategic Economics as part of the Railyards economic evaluation. The purpose of this market information is to provide a general understanding of the local real estate market conditions and those private development uses which would potentially enjoy solid market support at the West River Site location, given its characteristics and the dynamics within the local competitive marketplace. Commentary on the unique economic benefits and constraints presented by the site s Truckee River frontage will also be provided.
1.10 Preliminary Financial Feasibility Assessment BAE will gather data and assumptions to begin building a preliminary pro forma feasibility model for Alternatives 1 and 2. This will include collecting information on potential rents and operating costs for retail, office and, if applicable, residential components. BAE will also collect information on financing costs and terms, in addition to collecting information from local developers regarding the level of financial returns (e.g., return on equity and/or return on costs) that will be required to entice developer interest in the project. From other consultant team members, BAE will request rough unit cost estimates for building construction and public improvements of the type that would be included in the West River Site project plan. From the Town of Truckee, BAE will request estimates of total permit and fee costs for each alternative. BAE will develop a preliminary financial feasibility pro forma which will serve as a useful tool to begin evaluating the potential financial implications of different site plan/development programs that could be considered as part of the alternatives evaluation. The preliminary pro forma can be used to test different development assumptions, such as feasibility implications of onsite parking versus onsite parking, or different balances of public and private development at the site. 1.11 Inventory of Existing Conditions The BMS Team will summarize findings into an Inventory of Existing Conditions in a manner suitable for discussion with the Technical Advisory Committee (TAC) and the public, which will include a short summary memorandum and sketch graphics as needed. 1.12 Technical Advisory Committee (TAC) Work Session #1 : Technical Input and Brainstorming Prior to the first meeting of the TAC, the BMS team will prepare a variety of initial sketch studies for the development and use of the site based on the background and base information reviewed to date. These studies will serve as a basis to focus a brainstorming work session with Town staff and the BMS Team. The objective is to essentially solve the problem and identify a range of appropriate solutions by bringing the full range of technical expertise together in a combined effort. At the conclusion of the work session, the results of the brainstorming effort will help focus the agenda for Community Workshop #1. 1.13 Community Workshop #1: Project Introduction, Presentation of Analysis of Existing Conditions and Discussion of Community Issues, Goals and Visions The first Community Workshop will include the following: 1) Receive feedback from the general public on the Inventory of Existing Conditions, and the Market Overview. 2) An educational presentation (via PowerPoint) on riverfront development opportunities in general, including best practices and local examples. 3) Gain input regarding community issues, goals and desires for the use of the riverfront site. The Client will provide the necessary outreach in advance of this meeting and will arrange and organize the venue, refreshments, etc.
TASK 2: ALTERNATIVE PLAN PREPARATION 2.1 Site Plan Alternatives Based on comments received from Town staff, the TAC, and the community workshop, the BMS Team will prepare sketch plan alternatives for the West River site. The plan alternatives will reflect a range of development densities and product types, including mixed-use development and including a restaurant. The alternatives will also consider the potential to catalyze further private development interest in the surrounding area. The alternatives will be based on two scenarios, as requested by the Town: Alternative 1- Assume the project is self-parked (on-site and/or adjacent right-of-way parking only). Alternative 2 - Assume the project can be accommodated by up to 100% off-site parking with locations identified in close proximity to the project site. A variety of alternatives for each scenario may be prepared in sketch format. Each of the preliminary scenarios will include the following: Urban Framework Plan. The framework plan will build upon the existing urban framework of downtown Truckee and surrounding areas the pattern of streets, blocks, access corridors, and major open space(s) to define how future development can be placed. Some variations on the framework plan may be proposed as needed. Building Capacity Studies. These will illustrate alternative building square footages, building use, setbacks, architectural character (conceptual building elevations), and overall image of the development alternatives. Urban Design Studies. Conceptual urban design studies will supplement the plan alternatives, illustrating concepts regarding a major open space component/public plaza, streetscape improvements, gateways and entry elements, special public places and amenities, and connections between study area uses and activity centers including the location of a signature bridge crossing the Truckee River. Photo Simulation Illustrations. One photo-realistic 3-D visual simulation will be prepared for each scenario, to assist the public in envisioning the project. Circulation and Parking Summary. Including access for all transportation modes including motor vehicles, transit, pedestrians, bicycles and persons with disabilities. For the off-site parking alternative, the BMS Team will work with Town staff to identify and assess potential off-side parking options, their feasibility to support development on the study site, and pedestrian improvements that may be needed to connect the parking area with the site. Infrastructure Needs Analysis. An assessment of infrastructure improvements needed to support the proposed improvements will be prepared. It will determine the feasibility of serving the project with existing infrastructure and what changes would be needed to enable upgrades to the systems.
Cost Analysis. A conceptual level engineer s opinion of probable construction cost of infrastructure and site improvements will be prepared for use by the economic consultant in preparation of the pro-forma financial feasibility analysis foreach alternative. An estimate of building costs, by building type, will also be prepared. 2.2 Financial Feasibility Analysis BAE will prepare a draft financial feasibility pro forma for Alternatives 1 and 2. BAE will prepare a brief memo to document the research, modeling, and findings from the financial analysis, with the goal of communicating the results in a way that will help participants (consultants, Town officials, members of the public) in the plan development process understand the financial implications and trade-offs associated with different features in the two alternatives, and the extent to which projects are feasible, or if there are feasibility gaps (i.e. total development cost is greater than the value of completed project). BAE will provide discussion regarding potential modifications to the alternatives that might enhance feasibility. The memo will also briefly comment on the potential market viability of each of the two alternatives, based on the market research conducted recently as part of the economic evaluations of other Town development projects. 2.3 Traffic Analysis Update The results of the Task 1 traffic analysis will be revisited and revised to identify traffic impacts and associated requirement improvements for the alternative plans. This may include assessment of intersection improvements at access points for off-site parking. 2.4 Preliminary Environmental Evaluation (Environmental Checklist) A preliminary evaluation of the environmental impacts of the alternative scenarios will be prepared with project evaluation and review according to Appendix G - Checklist of the CEQA Guidelines (Checklist). The plan scenarios will be reviewed in accordance with the standard Town of Truckee format. The BMS Team will identify and verify the appropriate and feasible mitigation measures, if necessary, including the timing for implementation, and responsible parties to ensure the successful completion of the project. If additional technical information and / or specialized environmental analysis are needed, the BMS Team will work with the Client to determine methods to obtain this information. 2.5 TAC Work Session #2 The second TAC work session will be an opportunity for the BMS Team to work in a collaborative mode with Town staff to narrow the alternatives to a preferred version of each scenario. The discussion will include review of the technical and financial aspects of the project as well as a discussion of how well the look and feel of the project meets the goals of the community. 2.6 Community Workshop #2 Review Site Plan Alternatives and Analysis This meeting will be structured to provide opportunity for feedback on the Site Plan Alternatives and their accompanying analysis. Input received at this meeting will be incorporated into further refinements of the Alternatives.
TASK 3: PREPARE DRAFT PLAN 3.1 Preliminary Draft Plan Based on comments received from Town staff, the TAC, and the community workshop, the BMS Team will summarize the plans, analyses, and recommendations for the two scenarios into a draft summary document for review by the Client. For each scenario, the document will describe the following components: Project goals A preferred plan including recommended land use descriptions and the development potential of the plan. A three-dimensional computer simulation to illustrate the potential character of the future development and open space. Densities, floor-area-ratios, setbacks, building height ranges, and relationships between open space and building areas. Parking strategies and parking ratios. Pedestrian and bicycle improvements, particularly as needed to assure safe connections along and across West River Street and connection to the future public bridge. Outline of potential needed modifications to existing policy documents such as the General Plan, Redevelopment Plan and zoning code. (This will be prepared with input from Town staff). Estimated range of public investment that may be required in order to entice a developer partner to join the Town in a public/private partnership to develop the site. Potential strategies to attract project developers and options to structure a disposition and development agreement for a public/private partnership that would enhance project feasibility. Recommended phasing of public improvements and/or support for catalyst opportunity sites. Identification of financing options for public / private development, including use of TIF financing for project areas, and potential federal and state funding sources. Preliminary assessment of environmental issues based on findings from the Environmental Checklist. 3.2 Community Workshop #3 Presentation of Preliminary Draft Plan Following Client review and comment, the BMS Team will present the Preliminary Draft Plan to the general community in Community Workshop # 3. This meeting with the Community is envisioned to focus on the presentation of the final versions of the two scenarios summarized in the Preliminary Draft Plan. Opportunity will be provided for comments and feedback. Community feedback will be reviewed with Town Staff to ensure that an appropriate response can be developed in the subsequent Draft Strategy.
TASK 4: FINAL PLAN 4.1 Final Town Staff Comments Based on input received, Town staff will review the preliminary Draft Plan and provide one unified set of comments for revision. 4.2 Final Plan Based on final comments received, the BMS Team will revise the Preliminary Draft Plan and will prepare a Final Plan. 4.3 Town Council Presentation If desired, the team will present the Final Plan to the Town Council.