HomeMy Public PortalAboutPublic Comment #1 (Goux)Ponderosa Palisades Townhouses Homeowners Association
12219 Business Park Dr. #8
Truckee, CA 96161
October 4, 2013
Town of Truckee Planning Commission
Attn: Denyelle Nishimori, Senior Planner
10183 Truckee Airport Road
Truckee, CA 96161
Ponderosa Palisades Townhouses Homeowners Association comment on the Draft EIR for Planned Community -
3 (Joerger Ranch Specific Plan) SCH #2012052073
Our Association is a 30 unit single family home non - profit mutual benefit corporation located on Schaffer Dr. and
Pine Cone Rd. We are directly adjacent to the east of the Hilltop Master Plan bordering the Davies /Fitch and
Intrawest Parcels. We are also directly adjacent to the south of the Truckee Commons Plan.
We would like to express our support of the zoning recommendations included in the Draft EIR for PC -3 as they
relate to the following:
1- Regional Commercial (CR) 11.7 acres targeted for buildings larger than 5,000 sq feet
2- Residential Multi - Family (RM) 3.5 acres for higher density housing
3- Lifestyle Commercial( CL) and Regional Support Commercial (CRS) combined 13.7 acres
4- Traffic mitigation solutions
It is understood that the community in general has concerns regarding the need for additional senior housing In
the Truckee area. We support the concept of an assisted living facility here in town. However, we believe that the
Pollard Station project currently being considered to be inappropriate and see an exceptional alternative location
in the PC -3 Joerger Ranch Plan. Both projects contain higher density residential use zoning which can
accommodate the semi- assisted senior housing. However, the commercial /industrial zoning incorporated in the
PC -3 Plan more easily accommodates the 76,000+ square foot nursing home facility. The PC -3 parcels are more
level for such a large building and would require significantly less timber removal. The Pollard Station site would
require extensive grading and would possibly affect the water drainage en route to the Truckee River. The
business park activity anticipated in the PC -3 Plan would also be more suitable for a nursing home facility which
would require commercial deliveries and emergency vehicle access 24 hours a day. The airport business park area
located near the PC -3 Plan includes emergency services for police and ambulance services. The proximity of those
services near a nursing home also makes the PC -3 Plan location more desirable.
We are also in support of additional grocery market options for our community. This is especially true for choices
on the east side of town to support the Lahontan, Mantis Camp, Schaffer's Mill and Glenshire communities. We
are aware of the Truckee Commons Plan submitted to the town which proposes a 20,000 commercial
development including a Grocery Outlet. The PC -3 already contains area for an identical use. The PC -3 location is
a superior location for this type of commercial business since it is more centrally located to Highway 267 thereby
providing easier access. It would also be included in a commercial /industrial zoned area rather than adjacent to
existing residential neighborhoods.
The traffic mitigation plans included in PC -3 Plan appear to be thorough and have given consideration to the
affected neighborhoods. Both the Pollard Station and the Truckee Commons projects would dramatically increase
the traffic especially on Pine Cone Rd. The traffic planning included in the PC -3 Plan anticipates this and is not
expecting to negatively impact existing residential areas. The recommendation to implement the Bridge for the
Rallyard Project to alleviate the indirect traffic for Glenshire also makes good sense. We support such a
consideration in that it would help with traffic on Brockway Road.
Thank you for your consideration in this matter.
Sincerely,
Tor! Goux. President
Ponderosa Palisades Townhouses Homeowners Association