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HomeMy Public PortalAbout3_ProjectDescription.pdf3 PROJECT DESCRIPTION 3-1 A. Project Location and Site Characteristics As shown on Figure 3-1, the Canyon Springs Subdivision site (Assessor Parcel Numbers 49-020-17 through -22) is located at the far eastern end of the Town of Truckee (Town) in the Glenshire area, immediately east of the Glenshire, Elkhorn Ridge, and Cambridge Estates residential subdivisions. The project site is approximately 1 mile south of Interstate 80 and has direct access to In- terstate 80 via the Hirschdale Road off-ramp to Glenshire Drive and then Martis Peak Road. The project is comprised of 283.76 acres within the Town limits and five acres within unincorporated Nevada County, herein collective- ly referred to as the “project site.” The Town of Truckee 2025 General Plan, shown on Figure 3-2, designates the project site as RC/OS (Resource Conservation/Open Space) and RES (Resi- dential) 0.5-1 du/acre (dwelling unit per acre or du/acre). The project site is also within the Overlay Area 6 designation, which requires a planned devel- opment that links access, open space areas and infrastructure between the properties to be adopted prior to the approval of any tentative map. The maximum allowable density based on the Town of Truckee’s current zoning standards, shown on Figure 3-3, consists of: ¤ 213 lots on 213 acres in the RS-1.0 Zoning District (Single-Family Resi- dential, density of 1 du/acre); 1 and ¤ Zero lots on 70.76 acres in the OS Zoning District (Open Space). The additional 5 acres in unincorporated Nevada County is designated PD (Planned Development) and IDR (Interim Development Reserve) in the Ne- vada County General Plan and Zoning Ordinance, respectively. This narrow strip of land running north/south connected to the northern edge of the 1 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.03, Interpretation of Provisions, Section 18.03.020.C.1. Density is rounded down to the nearest whole number; 283.76 total site acres less 70.76 OS acres equals 213 acres zoned RS-1 allows for up to 213 lots. Source: Nevada County GIS Dept., 2005 / CASIL, 2005 / Quad Knopf, 2007. PROJECT LOCATION AND VICINITY MAP FIGURE 3-1 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION Downtown SpecificPlan Area PC-3 D o r c h e ster W ay GlenshireDrive GlenshireDr AlderCreekRd JoergerDr ProsserDamRd BrockwayRd Alder Dr SkiSlopeWay H i r s c h d aleRd SilverfirDr ThelineDr P alis a d e s D r N o r t h w o o d sBlvd DonnerPassRd DonnerPassRd TahoeDonner PlanArea PC-1 Gray'sCrossing Specific PlanArea SSA-1 FIGURE LU-1 GENER A L P L A N L A N D U S E M A P 0120.5Mile T O W N O F T R U C K E E 2 0 2 5 G E N E R A L P L A N §¨¦80 §¨¦80 §¨¦80 §¨¦80 267 267 89 89 Truckee Ri v e r TruckeeRiver Truckee-Tahoe AirportDonnerLake ProsserLake NORTH GeneralPlanLandUseDesignations PublicHospital/Office PlannedCommunity SpecialStudyArea ProposedSphereofInfluence TruckeeTownLimits PotentialFutureConnectorRoads ResidentialClusterAverageDensity1du/10acres ResidentialClusterAverageDensity1du/5acres Residential0.5-1du/acre Residential0.5du/acre Residential1-2du/acre Residential3-6du/acre HighDensityResidential6-12du/acre Commercial Industrial RailTransportationCorridor Public PlanArea OpenSpaceRecreation ResourceConservation/OpenSpace B o c a R e s . Downtown Specific Plan Area D o r c h e ster W ay GlenshireDrive G l e n s h ir e D r Alder Creek Rd Joerger Dr Prosser D a m R d Alder Dr Ski Slope Way Hi r sch dal e Rd N o r t h w o o d s Blvd Donner Pass Rd Donner PassRd Tahoe Donner Plan Area Gray's Crossing Specific Plan Area FIGURE LU-1 G E N E R A L P L A N L A N D U S E M A P T O W N O F T R U C K E E 2 0 2 5 G E N E R A L P L A N §¨¦80 80 §¨¦80 §¨¦80 267 89 T r u c k e e R i v e r P r o s s e r L a k e General Plan Land Use Designations Public Hospital/Office Planned Community Special Study Area Proposed Sphere of Influence Potential Future Connector Roads Residential Cluster Average Density 1 du/10 acres Residential Cluster Average Density 1 du/5 acres Residential 0.5 -1 du/acre Residential 0.5 du/acre Residential 1-2 du/acre Residential 3 -6 du/acre High Density Residential 6 -12 du/acre Commercial Industrial Rail Transportation Corridor Public Plan Area Open Space Recreation Resource Conservation/Open Space B o c a R e s . Truckee Town Limits TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION GENERAL PLAN LAND USE MAP FIGURE 3-2 Source: Town of Truckee, 2025 General Plan. - Note: Main entrance roadway off Martis Peak Road is within unincorpo- rated Nevada County and is designed PD (Planned Development) in the Nevada County General Plan. Project Site Area .250 .5 MilesNORTH S a i n t A l b a n s P l Sinclair S-X C o u r t e n a y L n Courtenay Ct S a m f o r d C t Winchester Ct C h else a Pl Wellington W ay Canterbury Ln Wellington Way Oxford Cir Haven Hill Ct RS-X OS REC Windsor Way S t . J a m e s P l Sheffield Pl Sherwood Dr Balflour ReachReach Chicwick Somerset Dr RS-X REC REC R R-X H eig hts H a stin g s PF B e c k e t t P l Lancaster Pl RS-X RS-X RS-X RS-X Ed inbu rgh Dr B e lf o r d P l RR-X RECRECREC REC REC RS-1.0 RS-1.0 Rolands Way RR-X PF OS RS-X RS-1.0 Sudsbury Cir W o o d b ri d g e Ln E x e t e r C t c l i f f e L n Saint Albans Pl S h e r b o u r n e C t W o o d b r i d g e C t L a n c e D r Wiltshire Ln Chelmsford Cir Cromley Sq Bexhill Pl Eastbourne Ct Plymouth Ln St Waterloo Cir RR-X REC RR-0.67 RR-0.67 REC e Dr Kent Dr Dorchester Dr Donnington Ln S u r r e y P l Glenshire Dr S o m e r s e t Dr La nce D r R e g e n c y C i r 2150' 1950' 1300' 1100' 1000' 750' 700' 550'350' 300' 280' 200' Drainages Streets T Project Boundary own Boundary Sheet #12 0 1,600800 Feet Dat e Ord. # Zoning Revis ions joins sheet #11 joins sheet #5 Buck Spring Unnamed Drainage S a i n t A l b a n s P l Sinclair S-X Courtenay LnCourtenay Ct Samford Ct Winchester Ct C h else a Pl Wellington W ayCanterbury Ln Wellington Way Oxford Cir Haven Hill Ct RS-X OS REC Windsor Way S t . J a m e s P l Sheffield Pl Sherwood Dr Balflour ReachReach Chicwick Somerset Dr RS-X REC REC R R-X Heights Hastings PF B e c k e t t P l Lancaster Pl RS-X RS-X RS-X RS-X Edinburgh Dr B e lf o r d P l RR-X RECRECREC REC REC RS-1.0 RS-1.0 Rolands Way RR-X PF OS RS-XRS-1.0 Sudsbury Cir Woodbridge Ln E x e t e r C t c l i f f e L n Saint Albans Pl S h e r b o u r n e C t W o o d b r i d g e C t L a n c e D r Wiltshire Ln Chelmsford Cir Cromley Sq Be xhill Pl Eastbourne Ct Plymouth Ln St Waterloo Cir RR-X REC RR-0.67 RR-0.67 REC e Dr Kent Dr Dorchester Dr Donnington Ln S u r r e y P l Glenshire Dr S o m e r s e t Dr Lance D r R e g e n c y C i r 2150' 1950' 1300' 1100' 1000' 750' 700' 550'350' 300' 280' 200' Drainages Streets T Project Boundary own Boundary Sheet #12 0 1,600800 Feet Date Ord. # Zoning Revis ions joins sheet #11 joins sheet #5 Buck Spring Unnamed Drainage Note: Main entrance roadway off Martis Peak Road, not shown on this map, is within unincorporated Nevada County and is Zoned IDR (Interim Development Reserve) in the Nevada County Zoning Ordinance. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION ZONING MAP FIGURE 3-3 Source: Town of Truckee, Zoning Map, sheet 12. OS (Open Space) RS - 1.0 (Single Family Residential, density 1 dwelling unit per acre) RS - X (Residential Single Family, No Further Subdivision) RR - X (Rural Residential, No Further Subdivision) REC (Recreation) PF (Public Facilities) 8000 1,600 FeetNORTH TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-5 Town limit boundary would include a mailbox cluster area and a new vehicu- lar access road to serve the 283.76 acres within the Town of Truckee. No residential lots are proposed on this land. Land Use is discussed in detail in Section 4.10, Hydrology and Water Quality, of this Draft EIR. The project site corresponds to the western half of Section 3 of the Martis Peak quadrangle, Township 17 North, Range 17 East of the Martis Peak, Cal- ifornia United States Geological Survey (USGS) 7.5 minute topographic quadrangle. The project site is a forested area with meadows and wetlands that trend northwesterly through the central and southern portions of the site. The site topography slopes gently downward to the northwest along two ridges. Slopes are generally 1 to 10 percent, but with some isolated areas exceeding 30 percent. Elevations on the site range from approximately 5,920 feet above mean sea level (MSL) in the northwest to 6,120 feet above MSL in the south- east. According to the 2006 Nevada County Soil Survey, the soil units on the site vary from coarse sand to clay, sandy loam to clay, and some very gravelly subsoils with slopes up to 5 percent to gravelly sandy loam underlain by clay loam and gravelly clay loam with slopes that range from 2 percent to 30 per- cent. Geological resources are discussed in detail in Section 4.6, Geology, Soils, and Seismicity, of this Draft EIR. Juniper Creek, a tributary of the Truckee River, flows through the site from east to west and serves as a wildlife corridor. In addition, the site supports both intermittent and ephemeral drainages, seasonal wetlands and two blue- line waterways. Dominant plant communities on the site include Jeffrey Pine Forest and Sagebrush Scrub. Both common and special-status plant and wild- life species and sensitive plant habitats are known to occur on the project site. Plants found on site include, but are not limited to, Jeffery pine, White fir, Drummond’s willow, Low sagebrush, Bitterbrush, Pilose paintbrush, Com- mon yarrow, Rock cress, and Sulphur flower buckwheat. Various wildlife species also inhabit the project site, including, but not limited to, Coyote, Mule Deer, Raccoon, Northern flying squirrel, Northern Goshawk, Red- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-6 tailed hawk, Northern Flicker, and Mountain Chickadee. Additionally, two pebble meadow sites have been identified. Biological Resources and Hydrol- ogy and Water Quality are discussed in detail in Section 4.4, Biological Re- sources, and Section 4.9, Hydrology and Water Quality, of this Draft EIR, respectively. The project site is approximately 1.6 miles east of Truckee's town center along the Truckee River Valley. Open views of the site are lim- ited, as the gently rolling terrain is largely covered with mixed conifers and woodland vegetation. Large trees and hills obstruct views from the site to- ward the north, east, and south; homes in the Glenshire subdivision 0.5 miles to the west are generally not visible from the site. Additionally, there is lim- ited visibility of the project site from Glenshire Drive, the main access road leading to the Glenshire neighborhood, and views are obstructed from Martis Peak Drive, which runs to the northeast of the site. Views of the project site and surrounding area are discussed in detail in Section 4.1, Aesthetics, of this Draft EIR. B. Project Site History The project site is generally undeveloped. The site was logged some years ago and many if not most of the larger trees were removed. A 7-acre area on the western edge of the project site was the location of a previous fire. The pro- ject site has two identified cultural resource sites. Forestry and Cultural Re- sources are discussed in detail in Section 4.2, Agriculture and Forestry Re- sources, and Section 4.5, Cultural Resources, of this Draft EIR, respectively. A well-developed network of unpaved roads and trails is distributed through- out the site. The project site is accessed by surrounding subdivision residents through connecting trails and experiences year-round unauthorized use. In the winter, the site is used by cross-country and backcountry skiers, snow- shoers, and snowmobile users. In other seasons the project site is used by hikers, mountain bikers, equestrians, and off-road vehicle users. The only formal development on the project site is the Liberty Energy – California Pacific Electric Company’s overhead high-power transmission line and asso- ciated access road that spans the project site in a southwest-northeast orienta- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-7 tion for approximately 2,300 feet. In addition, a well exists near the central portion of the project site on Assessor Parcel Number 49-020-20. Refer to Figure 3-4. Recreation and Utilities are discussed in detail in Section 4.13, Public Services and Recreation, and Section 4.15, Utilities and Service Sys- tems, of this Draft EIR, respectively. C. Surrounding Land Uses The project site is primarily surrounded by developed single family and rural residential properties. These include large acreage properties located in unin- corporated Nevada County outside the Town limit, but within the Sphere of Influence (SOI), to the north, east, and south—the Juniper Hills and Martis Peak residential subdivisions—and suburban subdivisions within the Town limit to the west of the project site collectively referred to as “Glenshire” in- cluding the Glenshire, Devonshire, Cambridge Estates, Elkhorn Ridge, and The Meadows subdivisions. The surrounding subdivisions primarily com- prise full-time residents (refer to Figure 3-4). The Glenshire area to the west of the site is within the RES (Residential) 1-2 du/acre (dwelling unit per acre or du/acre) Town of Truckee 2025 General Plan land use designation and includes parcels zoned RS-X (Residential Single Family – No Further Subdivision), RS-1.0 (Residential Single Family – 1 du/acre), RR-X (Rural Residential – Built-Out), REC (Recreation), and PF (Public Facilities). The 362-acre parcel adjacent to the eastern edge of the pro- ject site and the 320-acre parcel adjacent to the northern edge of the project site in unincorporated Nevada County are designated PD (Planned Develop- ment) under the Nevada County General Plan and zoned IDR (Interim De- velopment Reserve). South of the proposed project site are 20+-acre lots in unincorporated Nevada County zoned AG (General Agriculture) and desig- nated RUR-20 (Rural; 20 acre minimum parcel size) under the Nevada County General Plan. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION EXISTING AND SURROUNDING LAND USES FIGURE 3-4 Project Site Area Source: Google Earth, June 2011. Raley Ranch (Nevada County) Raley Ranch (Nevada County) Juniper Hills (Nevada County) Juniper Hills (Nevada County)Buck Meadows (Nevada County) Buck Meadows (Nevada County) Glenshire Elementary Glenshire Elementary Glenshire Area Glenshire Area Cambridge Estates Cambridge Estates The MeadowsThe Meadows DevonshireDevonshire Glenshire Pond Glenshire Pond I-8 0 I-8 0I-80I-80 M artis P eak R oad M artis Peak R oad G l e nshire Drive G l e nshire Drive Glens h i r e D rive Glens h i r e D rive W h it e h o r s e Road Hig h P o w e r T r a n s m i s s i o n L i n e Hig h P o w e r T r a n s m i s s i o n L i n e Tr u c ke e R ive r Tr u c ke e R ive r Glenshire Drive Glenshire Drive Truckee River Truckee River W h it e h o r s e Road .250 .5 MilesNORTH Edinburgh Drive Edinburgh Drive TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-9 D. Project Objectives The project tentative map is shown in Figure 3-5, and the project site plan is shown in Figure 3-6. The applicant is requesting approval of a tentative map with easement redescription to subdivide six parcels comprising 283.76 acres into 185 residential housing lots. The project also includes approximately 4.5 miles of publicly accessible trails and approximately 176 acres of public open space and natural habitat. The project objectives are to: ¤ Create a residential community compatible with adjacent neighborhoods in the Town and Nevada County; ¤ Provide additional affordable housing in the Town; ¤ Provide low impact recreational opportunities (i.e. trails, trailheads, in- formation/interpretive kiosks, and directional/way finding signage) for future residents, surrounding neighbors and the public; ¤ Protect open space areas that serve as native habitat and wildlife corri- dors; ¤ Cluster development, and enhance and improve the existing on-site in- formal trail network to avoid environmentally-sensitive areas; ¤ Complement the natural forest setting through project design and land- scaping; ¤ Achieve sustainable aspects of construction through green building prac- tices; and ¤ Revegetate an approximately 7-acre portion of the site that was the loca- tion of a previous fire. E. Project Components The proposed project has been reconfigured and subtle changes from previous proposals were made throughout the project. Additional information on the previous proposals can be found in Chapter 2 of this Draft EIR. The follow- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-10 ing describes the proposed project components that are analyzed in this Draft EIR: 1. Image and Character a. Building Design The project aims to integrate residential and recreation components with sur- rounding residential developments on a site comprising informal trails, native habitat, and wildlife resources. While the subdivision design is subject to Planning Commission approval, the Town does not have design standards for single-family home architecture.2 The project applicant has proposed that Draft Architectural and Site Design Guidelines (Draft Design Guidelines), have been developed for the project to achieve project goals and are included in Appendix C of this Draft EIR, be incorporated into the project. The Draft Design Guidelines were prepared by the applicant with the intent of establish- ing a consistent design theme and break-up the massing of homes throughout the project site. In general, the Draft Design Guidelines identify that the primary colors of the project would blend with the native landscape (e.g. soil, rock, trees) and individual house design would consider the natural topogra- phy, sunlight exposure, and existing vegetation. Other on-site structures such as fences and retaining walls would be con- structed of natural materials (e.g. stone, architectural steel, wood, and timber) and would be left either natural to weather or treated and stained to match adjacent buildings. In addition, fencing in areas that border open space would not include architectural features that could cause injury to wildlife (e.g. deer jumping the fence). The Draft Design Guidelines also propose energy effi- cient green building standards such as southern exposure and tree canopy shading siting considerations, skylights, solar panels, radiant heating systems and installation of energy star appliances and windows. For the purposes of 2 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.94, Residential Subdivision Design Guidelines provides guidelines for developing neighborhoods including site planning, energy conservation/solar orientation, and circulation, but does not regulate single-family architecture. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION FIGURE 3-5 TENTATIVE MAP Source: SCO Planning, Engineering, and Surveying, 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION FIGURE 3-6 PROJECT SITE PLAN Source: SCO Planning, Engineering & Surveying, April 2011. 4000 800 FeetNORTH R R Martis Peak Road Main Access Point Edinburgh Drive Gated Access Inset map *See Inset map 50’ Setback from 100 YR. Floodplain Existing 100 YR. Floodplain Wetlands - Meadow Wetlands - Seasonal Pebble Meadow Historical Site Restricted Building Envelope 2’ Soft Surface Trail (3.83 Miles) 12’ Gravel Trail/Sewer Access (0.76 Miles) Recreation Area (24,015 sqft) Open Space (176.17 acres) Blue Line Waterway Lot Areas within the 100-Year Floodplain 50-Foot Setback Buck Spring TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-13 this Draft EIR, it is assumed these Draft Design Guidelines would be incorpo- rated into features of the proposed project. The Canyon Springs Homeown- ers Association would be responsible for regulating and monitoring the im- plementation of the Draft Design Guidelines. b. Form, Mass, and Scale The project’s form, massing, and scale are proposed to have a low impact on the landscape, in that the design of homes are proposed to take into consider- ation the natural topography, sunlight exposure, and vegetation of the project site. Building heights would be limited to 35 feet. The project includes 100-foot minimum setbacks along the westerly border near the area of Edin- burgh Drive and the northwest corner of the project site. Housing lots are designed to connect with the publicly accessible trail system and surrounding open space while providing setback buffers between future homes and envi- ronmental sensitive areas such as wetlands and ephemeral drainages. c. Lighting The project does not include the installation of street lighting. The Draft Design Guidelines that have been developed for the project require that the source, intensity, and type of exterior lighting be appropriate for the lighting needs and that all on-site lighting be low-level illumination and shielded to reduce light spill or glare. d. Landscaping and Planting The Town does not regulate landscaping for single-family homes, but does require revegetation of disturbed areas created by road, utility, drainage, and similar construction and use of temporary and permanent Best Management Practices (BMPs) during construction.3 The landscaping proposed in the Draft Design Guidelines encourages the use of native, sustainable landscaping indigenous to the Truckee region on individual lots. The landscaping has been designed to deflect wind, moderate heat and glare impacts, muffle noise, 3 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.40, Landscape Standards, Section 18.40.040.A.2. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-14 reduce soil erosion, conserve water, reduce risks associated with wildfire haz- ards, promote trail safety, and restore damaged areas. As shown on Figure 3-7, the project includes replanting native vegetation on the approximately seven-acre portion of the project site that was the location of a previous fire. Jeffery pine saplings will be clustered and spacing will be varied for a natural appearance at approximately 35 feet apart. As stated above, a well-developed network of unpaved roads and trails is dis- tributed throughout the site and is accessed by nearby residents for year- round unauthorized uses, such as skiing, snowshoeing, snowmobiling, hiking, mountain biking, horse riding, and off-road vehicle riding. The project in- cludes planting with species known to be used as browse or herbaceous forage by migrating or summer-resident mule deer (e.g. native perennial grasses and bitterbrush) to restore summer range in upland areas damaged by unauthor- ized public uses of the property. Landscaping would include adequate defen- sible space and include fire resistant native and adapted species, as well as the use of mulch to prevent erosion on bare soil. Under Section 4526 of the California Public Resources Code the project site is considered timberland because it is capable of and available for commercial production of lumber or other commercial forest crops.4 Upon project ap- proval in compliance with Section 1034 of the California Forest Practice Rules, a Timber Harvesting Plan (THP)5 would be prepared prior to the 4 According to the California Public Resources Code, “Timberland” is land, other than land owned by the federal government and land designated by the board as experimental forest land, which is available for, and capable of, growing a crop of trees of any commercial species used to produce lumber and other forest products, includ- ing Christmas trees. Commercial species shall be determined by the board on a dis- trict basis after consultation with the district committees and others. 5 The THP process substitutes for the EIR process under CEQA because the timber harvesting regulatory program has been certified pursuant to PRC Section 21080.5. California Forest Practice Rules, page 26, Subchapter 2, Application of For- est Practice Rules, Article 1, Section 896(a), page 26. Planting Area Boundary Soft Surface Trail Project Boundary TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION FIGURE 3-7 REFORESTATION PLAN Source: SCO Planning, Engineering & Surveying, April 22, 2011. 1000 200 FeetNORTH TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-16 issuance of building permits by the Town. The THP would describe the boundaries, conditions, and ownership of the land to be cleared for project buildout. e. Signage Signage is the term used to describe the graphic designs, as symbols, emblems, or words, used for giving directions or warning. The project would provide signage to both the vehicular and pedestrian viewers. The project’s street and trail signage would comply with the Town’s sign requirements.6 The pro- posed signage would direct traffic, identify speed limits, provide street names, identify deer crossing areas, as well as, trail access points, permitted trail uses and trail distance. In addition, trail signage would provide users with educa- tional information regarding the qualities of the natural characteristics of the project site – both biological and ecological. Trail signage would include trail use protocol to ensure user safety and the protection of wildlife and the natu- ral habitat, including known cultural resources. Flora and fauna education, seasonal condition warnings, and other relevant information depending on the trail would be included. Other trail use protocol would include inform- ing the public that dogs must be under both immediate voice and visual con- trol (but in support of wildlife, dog leashes are recommended May through October) and that no motorized use of the trails by off-road vehicles (e.g. dirt bikes and snowmobiles) would be permitted at any time. An example of proposed trail signs is illustrated on Figure 4.13-1 in Section 4.13 of this Draft EIR. 2. Housing Lots The proposed project would include 177 market-rate, single-family lots rang- ing in size from 14,000 to 31,000 square feet. Although the construction of housing is not proposed at this time, for environmental review purposes the average building footprint per home would be approximately 2,500 square feet. The mandatory Affordable Housing component is calculated in accord- 6 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.56, Sign Design Guidelines. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-17 ance with the Town Housing Element Program H-1.3.2, which requires a minimum 15 percent affordable housing allocation for new residential devel- opments (i.e. eight lots.)7 The total number of for-sale lots proposed to be created is 185 (177 market-rate single-family and eight affordable lots). For the purposes of this environmental analysis it is assumed the affordable hous- ing would include a combination of 2-, 3-, and/or 4-unit buildings totaling 28 affordable housing units8 and would be constructed on-site. However, whether the required affordable housing provision would be sold, developed, or donated for future multi-family attached housing has yet to be determined. It has not yet been determined whether the affordable housing units would be constructed on adjacent lots, or whether the units would be dispersed throughout the project site. If it is determined that the 28 affordable housing units would be developed off-site, additional environmental review would be required. Secondary residential units are allowed as a matter of right in the Single- Family Residential (RS) zoning district, subject to Zoning Clearance approval and provided certain size, setback, and design conditions are met.9 The re- quirements for second units in all permitted zones state that there shall be no more than one second unit per legal parcel and second units shall not be al- lowed on a parcel developed with two or more dwellings. The construction of secondary units is not proposed as part of this project; however, the con- struction of secondary units is allowed. 7 Town of Truckee 2007-2014 Housing Element Appendix HD, Past Perfor- mance, page HD-3. 8 185 lots x 15 percent =27.75 affordable units. 9 Town of Truckee 2007-2014 Housing Element Appendix HB, Housing Con- straints and Resources, pages HB-13 and -14; Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.58, Standards for Specific Land Uses, Section 18.58.230 (Secondary Residential Units). TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-18 3. Open Space and Recreation Area a. Open Space and Wildlife Corridor Under the proposed project a total of 176.17 acres is included as public open space. This would exceed the 50 percent minimum required by Town stand- ard by 69.67 acres or 65.4 percent.10 The public open space would be perma- nently reserved by protective conservation easement. As illustrated on Figure 3-8 the entire 70.76 acres within the OS zone on the project site is proposed to be reserved and protected consistent with the Town’s zoning in an effort to maximize open space, minimize the loss of native vegetation and potential damage to identified on-site historic resources, and provide wildlife habitat and movement corridors.11 b. Multi-Use Recreation Area While the Town does not require recreation amenities for new subdivisions, the project includes a 24,015-square-foot recreational area to be centrally lo- cated within the project site to serve as a neighborhood center and would be available for use by future residents. As shown on Figure 3-6 (above), the recreation area would be adjacent to the proposed publicly accessible trail system and would be surrounded by open space on the north, south, and west sides. The east side would be adjacent to the internal roadway. The proposed recreational area would include parking and would ultimately be designed and maintained by the new Canyon Springs Homeowners Association that would be established during Phase 1 of the project construction (see phasing discus- sion below). The specific components of the recreational area would be de- termined at the discretion of the new Canyon Springs Homeowners Associa- tion and would require a Conditional Use Permit from the Town. The recre- ational area could include features such as a tot-lot, swing set, play structure, picnic shelter, pool, and/or multi-use play court. 10 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.46 Open Space/Cluster Requirements, Section 18.46.050, Minimum Open Space. 11 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.46 Open Space/Cluster Requirements, Section 18.46.060, Open Space Standards. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION FIGURE 3-8 OPEN SPACE MAP Source: SCO Planning, Engineering & Surveying, April 2011. Note: The project would also include a 4.5 mile publicly-accessible trail system on the project site. Main entrance roadway off Martis Peak Road, not shown on this map, would include a portion of this trail system. 4000 800 FeetNORTH Project Site (288.76 acres) Development Footprint Public Open Space within the Project Site (176.17 acres) Town of Truckee Zoning OS = Open Space (70.76 acres) RS-1.0 = Single Family Residential (213 acres) OS OS RS-1.0 RS-1.0 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-20 4. Circulation a. Vehicular Roadways New internal roads would be created throughout the project site. All internal circulation would interface at various points with two links to the surround- ing area (described below). Internal roadways would be privately owned, maintained, and snow plowed by the new Canyon Springs Homeowners As- sociation until revenue neutrality is reached. Following revenue neutrality, the Town would plow and maintain the streets as public streets. The internal roadway system would provide access to residential areas and the recreation area on the project site. Safe crossings for pedestrians would be included as part of the internal roadway design and would be provided at points where the proposed trail system (discussed below) intersects vehicular roadways. b. Vehicular Access The project would include two vehicular access points–one for emergency access only and one unrestricted access. A primary access point would con- nect to Martis Peak Road to the north of the project site. A secondary gated access would connect to Edinburgh Drive to the west of the project site and would only be open to emergency vehicles. These access points are illustrated in Figure 3-9. The project’s primary vehicular ingress and egress would occur off Martis Peak Road and would connect to Glenshire Drive at the Glenshire Drive/Whitehorse Road/Martis Peak Road intersection. Martis Peak Road and the 0.4-mile (2,000-foot) project access road (i.e. Woodlinde Lane) are located within the jurisdiction of Nevada County. A portion of the proposed access point at Martis Peak Road has been recently paved for approximately 60 feet past Martis Peak Road and then turns into a narrow unpaved road- way. Edinburgh Drive is a short residential roadway in the Glenshire neighbor- hood that ends on a cul-de-sac. Edinburgh Drive connects to a network of other local residential roads that exit onto Glenshire Drive near the Glenshire TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION FIGURE 3-9 Inset map *See Inset map CIRCULATION MAP Source: SCO Planning, Engineering & Surveying, April 2011. 4000 800 FeetNORTH Martis Peak Road Edinburgh Drive Main Entrance Glenshire Drive/ Martis Peak Road intersection # 1 2 3 Gated Entrance A B C D Public Access Points 2’ Soft Surface Trail 12’ Gravel Trail / Sewer Access Paved Roads Pedestrian Footbridge abc 1,320 feet = Maximum cul-de-sac length Speed limit = 25 mph = Bridge Notes: Two 12-foot travel lanes Two 4-foot shoulders One 5-foot pedestrain walkway 4 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-22 Clubhouse. The Edinburgh Drive access would be gated and only accessed for emergency use by fire and safety personnel via keyed access. As shown on Figure 3-10, the project roadways have been designed to meet the Town’s Public Involvement & Engineering Standards (PIES). In general, all the roads in the internal circulation network would have a 60-foot-wide right-of-way.12 However, the emergency access connection to Edinburgh Drive would have a reduced roadway width. All roadways would include 20-foot snow storage easements (SSE) on each side. In addition, the project would adhere to the maximum cul-de-sac length of 1,320 feet and maximum speed design of 25 miles per hour. The project’s roadway network includes four bridges. The locations of the bridges are shown on Figure 3-9. Each of the four bridges would have two 12-foot travel lanes with shoulders and a raised pedestrian lane on one side. The height of the bridges would be designed to be low profile, with the safety rail/guardrail along the bridges having a minimum height of 42 inches for safety purposes. The safety rail/guardrails would be constructed with a com- bination of wood and steel materials. The bridges would be built per Town standards and would be constructed of steel and concrete decking supported by two concrete abutments that would be located outside of the 100-year floodplain. Bridges would be built to ensure that the undercrossing is of suf- ficient height to allow for safe passage of wildlife. c. Pedestrian Access – Trails The project includes a 4.5 mile publicly accessible trail system made up of approximately 3.83 miles of 2-foot-wide soft-surface earthen trails and .76 mile of 12-foot-wide gravel trails. The gravel trail system would also provide the Tahoe-Truckee Sanitary Agency maintenance access to the sections of the six-inch sewer pipeline that would be installed along portions of this trail and 12 Town’s Public Involvement & Engineering Standards, Standard Drawing (SD) #6. SD#6 is the standard for a Local Road (Public). TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION Source: SCO Planning, Engineering & Surveying, April 2011. ROADWAY SECTIONS FIGURE 3-10 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-24 would continue to provide Liberty Energy – California Pacific Electric Com- pany maintenance access to the existing overhead high-power transmission. The proposed trail system includes many internal access points and four pub- lic access points. The public access points utilize existing trail alignments to provide connectivity to the surrounding community for permitted and lawful use of on-site trails by the public. As illustrated on Figure 3-9 the four public access points are located at: A) the Glenshire Drive/Whitehorse Road/Martis Peak Road intersection, B) the project’s west border connecting to the trail along the tributary exiting near the Elkhorn Ridge Owner Association, C) the project’s west border at the access road of the Liberty Energy – California Pacific Electric Company substation, and D) at the end of Edinburgh Drive. The project would not include sidewalks and, in keeping with the project objectives to provide low impact recreational opportunities, no designated trailhead parking would be provided. The proposed publicly accessible trail system has been designed to make use of some of the existing trail network and minimize the need to construct new trail segments. Redundant duplicate trails and conflicts between new road- ways and lot locations would account for approximately 1.75-mile of trails to be removed and replaced, and ½-mile of trail would be restored. Trail cross- ings would be formalized across existing drainages through utilization of low- profile wood plank boardwalk-type bridge crossings or similar structures. Figure 3-9 shows the locations of these proposed footbridges. The trails would be accessible for summer and winter non-motorized uses such as hiking, running, mountain biking, equestrian use, cross-country ski- ing, and snowshoeing. While dog walking is considered a permitted use, for the protection of wildlife, all dogs must be under immediate voice and visual control (but in support of wildlife, dog leashes are recommended May through October). Motorized use of the trails by off-road vehicles, dirt bikes, and snowmobiles would not be permitted on the project site. As noted above, the trail network would include appropriate signage for giving direc- tions, flora and fauna education, providing warnings, and other relevant in- formation depending on the trail. The publicly accessible trails would be TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-25 privately owned and maintained by the new Canyon Springs Homeowners Association. d. Bicycle Access While there are no bicycle lanes currently proposed as part of the project, the project’s publicly accessible trail system would be accessible to mountain bike users and would connect to the Town’s proposed recreational trail corridor as identified in the Town of Truckee Trails & Bikeways Master Plan (TBMP). The TBMP illustrates a proposed corridor for a recreational trail (surface to be determined) generally crossing the project site in an east and west direction.13 The vehicular roadway network would include signage to instruct drivers to be aware of cyclists and to share the road. e. Emergency Vehicle Access Emergency vehicles would circulate through the project area using the inter- nal roadway system. As previously described, primarily access would be from Martis Peak Road, and secondary emergency vehicular access would be provided at Edinburgh Drive. This access point would be gated and would be restricted to use by emergency vehicles only. The gate would be pad-locked and only accessible to fire and safety personnel via keyed access during emer- gency events. Fire lanes and turning radii would be designed in cooperation with local officials (e.g. Truckee Fire Protection District) and would be ade- quate for emergency and fire equipment vehicles. Pavements would be de- signed to support loads created by emergency vehicle traffic up to 40,000 pounds. Fire hydrants and fire suppression system connections would be incorporated in locations accessible to fire equipment at a maximum distance of 500 feet apart. 13 TBMP Appendix D, Exhibit 1, Existing and Proposed Trail and Bikeway Network, Section 42, as of May 17, 2007. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-26 F. Implementation 1. Snow Management Snow management would meet the Town’s snow storage requirements.14 As previously discussed, all on-site roadways would include a 20-foot SSE on each side.15 Snow removal on the project site would be the responsibility of the new Canyon Springs Homeowners Association until revenue neutrality is reached and then subsequently the responsibility of the Town of Truckee. Snow management would be addressed to ensure that residents and visitors are provided safe and convenient access to and from their homes and within the public use areas (i.e. mailbox cluster area and recreational area) during storm events. Single-family homes do not have minimum snow storage re- quirements. 2. Utilities Public services for the project site would be provided by Southwest Gas (nat- ural gas), Liberty Energy – California Pacific Electric Company (electricity), Truckee-Donner Public Utilities District (water), Truckee Sanitary District and Tahoe-Truckee Sanitary Agency (sewer), AT&T (telephone), Cebridge Television (cable), and Tahoe Truckee Sierra Disposal (solid waste). There is currently no utility infrastructure for the proposed project on the project site. An existing overhead high-power transmission line and associat- ed access road spans the project site in a southwest-northeast orientation for approximately 2,300 feet. The project would include the installation of on- site, underground infrastructure for natural gas, electricity, water, sewer, tele- phone, and cable, and off-site, underground improvements to the Truckee- Donner Public Utilities District (water) network. As shown on Figures 3-11A and 3-11B, the proposed on-site water mains would comprise 8-inch pipes and the sewer mains would comprise both 4-inch and 6-inch pipes. 14 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.30, General Property and Development Use Standards, Section 18.30.130 - Snow Storage. 15 Town’s Public Involvement & Engineering Standards, Section 4. POND POND POND POND POND UTILITIES AND DRAINAGE MAP FIGURE 3-11A Source: SCO Planning, Engineering & Surveying, April 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION POND POND POND POND UTILITIES AND DRAINAGE MAP FIGURE 3-11B Source: SCO Planning, Engineering & Surveying, April 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION POND POND POND POND POND POND POND POND POND TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-29 Infrastructure improvements would be comprised of approximately 2,600 linear feet of new off-site water mains. As shown on Figure 3-12, the new 10-inch water main would be constructed within the existing roadway rights- of-way and public utilities easements. Project Phases 1, 2, and 3 (discussed in detail below) would require approximately 300 linear feet of new water main beginning at the end of Courtenay Court and connecting the project’s west- ern border and 2,300 linear feet of new water main beginning south of the intersection of Somerset Drive and connecting to the “upper zone,” and run- ning northeast up Courtenay Lane to Regency Circle to Edinburgh Drive and to the western boundary of the project site. The new water mains would be constructed within the roadway shoulder where conflicts with existing utilities such as gas are not present. Some of the proposed water main will likely be constructed within the roadway prism (i.e. the portion of the roadway right-of-way between the ditch lines, curb lines, or toe of fills) following the same alignment of an existing steel water main recently abandoned in place by the Truckee Donner Public Utilities District. The new water mains are necessary to provide the project with ade- quate water supply and to meet the Truckee Fire Protection District mini- mum flow requirements of 1,500 gallons per minute (gpm) for two-hour du- ration with 20-pounds per square inch (psi) residual.16,17 3. Drainage The wetland study prepared for the project site, included as Appendix D of this Draft EIR, identified a total of 7.78 acres of wetlands and other waters of the United States within the project boundaries. A breakdown of these wa- ters includes 5.29 acres of wet meadows, 0.65-acre of riverine emergent wet- lands, and 1.84 acres of other waters, including unnamed tributaries of the 16 Written correspondence, Bob Bena, Interim Fire Chief, Truckee Fire Protec- tion District, to Denyelle Nishimori, Associate, Town of Truckee, May 12, 2011. 17 Email correspondence, Neil Kaufman, Water System Engineer, TDPUD, to Denyelle Nishimori, Associate, Town of Truckee, August 25, 2011. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION OFF-SITE UTILITIES MAP FIGUWRE 3-12 Source: SCO Planning, Engineering & Surveying, July 20, 2011. Note: Offsite water infrastructure would be constructed as part of Phase 1. NORTH TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-31 Truckee River.18 Ephemeral drainages that include wetlands trend northeast- erly through the northern, central, and southern portions of the site. As il- lustrated on Figure 3-13, two of these drainages are mapped blue-line seasonal waterways on the Martis Peak Quadrangle 7.5-minute series United State Ge- ological Survey (USGS) topographic map, however, all of the waters within the project site are tributaries to the Truckee River. As shown on Figure 3-6, all proposed building envelopes are outside of the Town-required 50-foot setback from designated 100-year floodplains for the two blue-line waterways.19 A minimum 50-foot setback to building envelopes would be maintained along all other on-site ephemeral drainages, although not a Town requirement. Private housing lot boundaries are proposed within 50 feet of Buck Spring (one of the two blueline waterways) 100-year flood- plain (see Figure 3-6). As previously discussed, the proposed site layout in- corporates four floodplain road crossings. Steel bridges with concrete decking supported by two abutments are planned to span the width of the drainage way, which has been designed to accommodate a 100-year flood event. The project includes a 100-foot setback from the main drainage corridor and a 50- foot setback from all wet meadows (i.e. Buck Spring) and secondary/smaller drainages. For a more detailed discussion on the drainage conditions of the site, see Section 4.9, Hydrology and Water Quality, of the Draft EIR. Surface drainage from impervious surfaces, such as residential roofs and driveways located within the proposed restricted building envelopes, will be collected, treated, and contained on-site using low impact development (LID) 18 These wetland boundaries were verified by the ACOE on October 11, 2011. The previous delineation was verified by the ACOE on June 7, 2005. The current delineation includes more riverine emergent wetlands and wet meadow than the pre- vious delineation. 19 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.38, Lake and River/Stream Corridor Development, Section 18.30.040.A.2.a - River and Stream Development Standards. Project Site TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION Source: MSN TerraServer, 2005 / Quad Knopf, 2007. ON-SITE BLUE LINE SEASONAL WATERWAYS FIGURE 3-13 TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-33 methods of drainage treatment. Infiltration trenches, rainwater gardens and small retention, or subsurface structures would be utilized. Figure 3-11 shows the location of proposed drainage ditches and retention ponds. Treatment of paved roadway surfaces will be directed to on-site retention basins, infiltration trenches and/or bio-swales designed to accommodate a 20- year, 1-hour storm event per Town and the Regional Water Quality Control Board (RWQCB), Lahontan Region requirements. 4. Grading Grading for infrastructure and roadways would be balanced on-site. The cut/fill estimates for the infrastructure and roadways include approximately 15,000 cubic yards of cut and 15,000 cubic yards of fill. The grading for resi- dential lots, occurring at the time of home construction, would be balanced on-site. As the project’s phases are built out, temporary stockpiles would be used during grading and filling activities. Minor grading would occur within the existing roadway rights-of-way and public utilities easements for the in- stallation of the off-site utilities improvements and would be balanced on-site. 5. Construction Phasing Schedule/Map Recordation Timeline Construction of approximately 462,500 square feet of for-sale, market-rate single-family and multi-family homes on 185 lots would occur consistent with market demand.20 Project infrastructure construction including approximate- ly 15,976 linear feet of roadway, on-site utilities, retention ponds, and 2,610 linear feet of off-site utilities installation would span an eight-year period. Project infrastructure construction would coincide with recordation of up to eight final maps and implementation of the following eight development phases (refer to Figure 3-14), which are anticipated to begin by spring 2013 and are proposed to be completed by fall 2020. On-site utilities and retention ponds would be constructed at the time required for each corresponding Phase. 20 For the purposes of this environmental analysis homes are estimated to aver- age 2,500 square feet (185 lots times 2,500 square feet equals 462,500 total square feet). TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION PROJECT PHASING MAP FIGURE 3-14 Source: SCO Planning, Engineering & Surveying, April 2011. Edinburgh Drive Note: Main entrance roadway off Martis Peak Road and off-site water infrastructure, not shown on this map, would be constructed as part of Phase 1. TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-35 a. Development Phases 1. 37 lots (#1-9, 32-35, 38-45, 62-67, 183-185, 164-167), a 24,015-square-foot recreation area, 7,187 linear feet of roadway, 4 vehicular bridges, 4.5 miles of trails, and off-site utilities. 2. 16 lots (#46-61) and 800 linear feet of roadway. 3. 24 lots (#10-31, and 36-37), 1,338 linear feet of roadway. 4. 18 lots (#68-85), 892 linear feet of roadway. 5. 15 lots (#168-182), 725 linear feet of roadway. 6. 35 lots (#89-107, 148-163), 2,037 linear feet of roadway. 7. 19 lots (#124-142), 1,303 linear feet of roadway. 8. 21 lots (#108-123, 143-147), and 1,694 linear feet of roadway. In general, all construction staging would occur within the project bounda- ries, and with the exception of utilities upgrades per the Truckee-Donner Public Utilities District (water) requirements. Construction staging areas would shift within the site throughout the phases of the project. Most con- struction phases would last approximately 18 to 24 months but some may be as long as 24 to 30 months. Some phases may be under construction simulta- neously. Off-site infrastructure improvements would be installed during Phase 1. Buildout of the future homes is anticipated to take 20 or more years. Custom homes such as those proposed for the project typically take 8 to 12 months to complete. Individual homes may be under construction simultaneously. The affordable housing units would be constructed proportionately with for-sale home con- struction for each phase. 6. Required Project Approvals The Town of Truckee is the Lead Agency for purposes of complying with CEQA and is the primary public agency responsible for approving projects on these properties. However, this Draft EIR may be used by various gov- ernmental decision-makers for discretionary permits and actions that are nec- essary or may be requested in connection with the project, as well as any oth- er discretionary permits and actions that may be identified during the envi- TOWN OF TRUCKEE CANYON SPRINGS DRAFT EIR PROJECT DESCRIPTION 3-36 ronmental review and entitlement process. The primary discretionary action necessary for the project is approval of the Tentative Map by the Town to divide six parcels totaling 283.76 acres into 185 for-sale, market-rate, single- family and multi-family lots, and five open space parcels totaling 176.17 acres to redescribe Street/Easements (Doc. #97-019126, #88-15517, #84-31417). Ap- proval of a Minor Use Permit for disturbance within 200 feet of a wetland is also required.21 In order to construct multi-family units (11 or more) in the RS-1.0 Zoning District, a Use Permit is required. It is possible that Use Per- mit review would occur after approval of the Tentative Map if the applicant wants to build multi-family units in the RS-1.0 Zoning District. The following approval actions from other agencies will be done concurrent- ly with approval of the overall Tentative Map: ¤ Nevada County for approval of site access outside the Town limit. ¤ Nevada County Local Agency Formation Commission (LAFCo) and Truckee Donner Public Utility District (TDPUD) for approval of an- nexation of the site, currently within the sphere of influence, into the TDPUD. ¤ California Department of Forestry for approval of a timberland conver- sion permit. ¤ TDPUD for water service. ¤ Truckee Sanitary District for sewer service. ¤ Lahontan RWQCB for approval of permits relating to water quality. ¤ Minor Use Permit pursuant to Section 18.46.040.C of the Town of Truckee Development Code 21 Town of Truckee Municipal Code, Title 18, Development Code, Chapter 18.30, General Property Development Standards, Section 18.30.050.F.3.