HomeMy Public PortalAboutCanyon Springs EIR Scoping - 4.pdfThe Meadows Homeowners Association
P.O. Box 1696
Truckee, CA. 96160
(530)587 -8647
Denyelle Nishimori, Associate Planner
Truckee Community Development Department
10183 Truckee Airport Road
Truckee CA 96161
April 26, 2011
Re: EIR Canyon Springs Subdivision
R"gived By
Planning
APR 2 9 2011
The Canyon Springs Subdivision Project is the most recent of several
residential developments proposed on this site. Through the years, The
Meadows Association has closely followed all of these proposals and has
consistently expressed our concerns about the proposed density and resulting
impacts.
While we respect the property owner's right to develop their property, we do
not feel that it should be to the detriment of the safety, quality of life and
property values of surrounding homeowners.
We respectfully request that our concerns be addressed in the Environmental
Impact Report.
DENSITY
* The impact of Second Dwelling Units needs to be factored into the
total density. The Town's own General Plan "assumes that 20 percent of all
future single - family units will be secondary dwelling units ". However, the
actual number could be higher since this is a new development and it is
much easier to site plan a second unit when a lot is vacant.
This undetermined density should not be a hidden density. It should be a
specific potential number and therefore included in the maximum approved
density. For example if it is determined that 20% of new development will
have second dwelling units, then a development of 100 units will only be
able to create 80 lots, because 20 of the lots will have a second unit and thus
will have reached the maximum allowed density.
* The 8 affordable lots will be allocated for future "multi- family"
attached housing. How many multi - family units total? This number also
needs to be factored into total density.
* We request that ALL of the EIR studies include the TOTAL proposed
density (not only the proposed 185 lots, but the proposed multi- family
housing and second dwelling units).
TRAFFIC
The Meadows Association has previously submitted a letter outlining our
concerns and possible mitigation suggestions regarding the intersection of
Whitehorse Road and Martis Peak Road. Additional comments:
* The proposed density will create an alarming increase in ADT's
(average daily trips). Steps to increase a more equitable distribution of
traffic (Martis Peak Road AND Edinburgh) based on how traffic accesses
the main collector (Glenshire Drive) should be considered. Attention should
be given to decreasing traffic that exits Martis Peak Road and then doubles
back into Glenshire.
* What are the traffic mitigation projects being done now to address the
current traffic problems. All of those projects should be completed and
analyzed before any project is approved. Significant improvements to the
intersection of Donner Pass Road and Glenshire Drive must be completed
before any additional projects are approved in the Glenshire Area. The
intersection of Whitehorse Road and Martis Peak Road needs to be
improved as well.
* The Traffic Study needs to be conducted during the work week and
while school is in session — including commute hours. The Traffic Study
also needs to address the added safety concerns for the significant grade
going down to Hirschdale and the winter driving conditions. (It is difficult
for a firm outside of the area, doing the study during fair weather to
accurately assess the impact of snowy weather.)
* The EIR needs to address the logistics of evacuating this
development, along with adjacent subdivisions, solely out of Martis Peak
Road onto Glenshire Road in the event of a forest fire.
* The Traffic Study needs to address the adjacent Raleys property
(another 3,600 acres of potential development). Any future development of
that property will also use Martis Peak Road as their main access.
* Please address the safety concerns for children leaving the Meadows
communities from Whitehorse Road and walking along Glenshire Road to
catch the school bus at Yorkshire with this increase in traffic.
WILDLIFE and MIGRATION CORRIDOR
* The impact to the Verdi - Loyalton Deer Herd that returns to the
Hirshdale /Glenshire/Martis Valley in the spring for fawning and summer
forage. An ongoing study between the CA Department of Fish and Game
and the NV Department of Wildlife on collared deer that began in Fall 2009
will not be completed until Spring 2012. Shouldn't any development
considered be put on hold until the study is completed?
* How will the proposed development protect migrating deer and other
wildlife from domestic animals?
* What are the guidelines for fencing within the proposed development?
Will they inhibit migration and create a gauntlet effect?
* Will bear boxes be required to prevent increased interaction between
humans and bears?
* A previous EIR (2007) done on the same site indicated that if there
were certain species (nesting migratory birds/raptors, special species bats)
identified, any construction should be reduced or postponed during
birthing /maternity season. Any mitigations required should be sensible and
reasonable to this area (i.e taking into consideration that the construction
season mainly occurs May- October.
* Will any mitigations suggested be protected through deed restrictions
rather than homeowner CC &Rs that can be changed at the whim of any
majority of homeowners?
GENERAL COMMENTS:
* The wetland delineations within the proposed project have expired
and several trails and roadway will require exemptions. Will the new
delineations be done in the Spring?
* What is the effect to surrounding property values when there are so
many vacant lots on the market within the Town already (Elkhorn Ridge,
Grays Crossing, etc.)?
* The affordable housing proposed by the developer will be isolated
from Town with no access to public transportation or essential services.
* The TDPUD has indicated that the Canyon Springs Project will
require "probable modifications to the existing water system ". What cost
will district members bear? What modifications will be required to other
existing infrastructure (sewer, etc.) and what will be the resulting costs to
district members?
* The affordable housing proposed by the developer will be isolated
from Town with no access to public transportation or essential services.
* The number of phases (8) with "build -out of the project anticipated to
take 20 or more years" will result in continual construction traffic, noise and
disturbance to surrounding homes for years.
* Will the developer be required to complete all mitigation
improvements prior to starting all phases of the project or will the
improvements be phased as well? What safeguards will be put in place to
protect the community from holding the bag if the developer goes bankrupt?
* Does this development support The Town's "Land Use Element
Guiding Principles" to locate the highest density and intensity of
development on infill sites within existing developed areas?
* Does this development support The Town's Vision Statement that "As
Truckee residents, we cherish our natural environment, the Truckee River,
and open space areas and are dedicated to safeguarding these resources. We
know our Town is attractive and growth is in our future. We will meet the
challenge of managing growth while enhancing the beauty, history and small
town flavor that attracted many of us here. "?
Thank you for addressing the Associations concerns.
Sincerely,
The Meadows Board of Directors:
Ken Weakley
Mike Sabarese
Dave Giacomini