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
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aleRd
SilverfirDr
ThelineDr
P
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a
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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
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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
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dal
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Rd
N
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t
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w
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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
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Sherwood Dr
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H a stin g s
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RR-0.67
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Kent Dr
Dorchester Dr
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1950'
1300'
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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
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Samford Ct
Winchester Ct
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Sherwood Dr
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Hastings
PF
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RS-X
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P
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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
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Eastbourne Ct
Plymouth Ln
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REC
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RR-0.67
REC
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Kent Dr
Dorchester Dr
Donnington Ln
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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
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e
D
rive
Glens
h
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D
rive
W h it e h o r s e Road
Hig
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P
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T
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R
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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.