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PROJECT INFORMATION
TAHOE DONNER CROSS COUNTRY SKI CENTER
Project Description & Justification
Tahoe Donner Association is applying for a Development Permit, Use Permit and Minor Use
Permit to replace the existing Equestrian Center and Cross Country Ski Center located at 15275
Alder Creek Road, approximately ½ mile west of the Fjord Drive intersection within the Tahoe
Donner Subdivision in Truckee,
California.
The existing building is
approximately 8,271 SF and supports
Cross Country Skiing, Bikeworks,
Equestrian operations, and other
outdoor recreational activities. The
existing facility provides limited
food service, and services with the
following supporting spaces:
Office space
Class/meeting rooms
Retail sales area
Restrooms
Kitchen
Barn and stalls
Caretakers quarters
Outside uses and structures include (see attached “Exhibit C”):
BBQ & deck area
Guide shack
Equestrian staging area
Equestrian arena
Paddocks for boarding
Corrals and pens
Storage rooms for tack, grain, hay, equipment and repairs
Activities area
Trailer parking
Waste & manure storage
Existing Building – To be Replaced
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Wash rack for horses
Holding pen staging area
Loading ramp
Trails
The current use employs approximately 25 to 35 full-time and part-time employees and generally
operates from 7 AM to 8 PM seven days a week. The site is served by public water and electrical
services from Truckee Donner Public Utility District and public sewer is provided by Truckee
Sanitary District. The existing parking lot includes 110 parking stalls and an additional 74 on-
street parking stalls along Alder Creek Road.
The new Cross Country Ski Center building proposes to replace the existing building in
approximately the same location. The facility will continue to function primarily as a Cross
Country Ski Center and the center point for the Tahoe Donner Cross Country ski course with
support services similar to those currently being offered. The new Center will also maintain the
offseason Equestrian and Bikeworks operations.
Existing Site Conditions
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The proposed building is approximately 23 percent larger than the existing building and consists
of 10,220 SF on one level.
Proposed Building Use
The proposed building use is similar to that of a golf country club, in that it provides training
facilities, training coordination, a lodge for Nordic skiing activities including locker rooms, light
food and beverage, equipment rental and purchase, equipment repair, activity training scheduling
Proposed New Building & Reconstructed Parking Area
West Elevation – Proposed New Building
East Elevation – Proposed New Building
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and facilities coordination (see floor plan for size and location of uses within the building). The
facility is also used as a training hub for the middle school and high school cross-country ski
teams. In the off season, the facility will also provide some of the management, office, operation
and service area for both the Equestrian and Bikeworks operations.
The facility and increase in square footage is needed to better accommodate existing activities
currently occurring on the site. The facility will incorporate a new energy efficient design
focusing primarily on Nordic and recreational uses during the winter months, and equestrian uses
and Bikeworks operations during the summer months. The new facility is designed to
accommodate training and includes locker rooms, rental/retail/repair opportunities, and limited
food service necessary to serve the existing Nordic ski enthusiasts within the Tahoe Donner
subdivision and the general public. Activities associated with the Nordic operation take place
within the building, on the immediate deck outside the building, and on over 100 km of Nordic
and snowshoe trails across neighboring parcels, most of which are located in Nevada County.
The Equestrian and Bikeworks operations will use some of the indoor space area within the new
Center (some of which will be shared with other activities) which include: Check-in, point of
sale, retail, camp classroom, Staff break room, Manager’s office, medical supply storage,
seating, circulation, laundry, and restrooms.
The existing guide shack, holding pen, staging area, and loading ramp that are located northeast
of the existing building will be removed. This area is labeled on the Existing Site Conditions Map
as “Ex corral” and “Equestrian Shed”. The shed is a 20’ X 25’ building that houses all the
equipment/tack used by the Tahoe Donner horses for trail rides, pony rides, camps, and lessons.
The shed also contains 14 small tack rooms with exterior doors (7 on each side) for boarders.
Next to the shed is a holding pen for trail horses, a staging area, and a loading ramp, which are
used for helping customers to mount their horses safely. These existing structures will be
relocated to the existing equestrian area on the adjacent property to the west in Nevada County.
The equestrian area to the west is already being used and has been in use for equestrian activities
for some time. A Wetland Delineation was completed for the area and all existing and proposed
uses are upland and outside of any defined wetlands. The redesign of structures has not been
completed, however, all the components being considered for modifications are outlined in
Exhibit C. Final operations, budget and Board approval have not been secured and therefore
these changes cannot be considered an “approved Tahoe Donner Project”.
The new facility will employ the same amount of FTE employees currently employed and will
generally operate seven days a week. Weekday operations are anticipated from 7 AM to 8 PM
and weekends are anticipated to operate from 7 AM to 10 PM.
The proposed use areas designed to support recreational activities as well as allow for special
and recurring events include the following:
Dining and Lounge Areas
Retail Sales Area
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Nordic equipment rental and maintenance facilities
Public Locker Rooms
Commercial Kitchen and Food Service Area
Administrative Offices and Support Service
The facility does not propose new uses nor will it generate the need for additional employees but
will provide a higher quality and better energy and economic efficiency through specialized
design that reflects the enthusiasm the residents of Tahoe Donner have for Nordic activities,
community service and camaraderie.
Special and Recurring Events
Special and recurring events are an important component of the Tahoe Donner Cross Country
Ski Center and will continue to be provided. Continuation of these long standing activities are
anticipated to operate within the current operations and are not expected to increase parking,
noise and neighborhood impacts. Anticipated events are as follows:
Periodic meetings of various activity clubs whose members are residents of the Tahoe
Donner Subdivision (i.e. quilting club, bridge club, skiing club, hiking club, etc.)
Periodic special meetings and social gatherings normally associated with a residential
community such as private birthday parties, weddings, spaghetti feeds (or similar use)
fundraisers, Christmas Parties, or 4th of July barbecue, etc. These activities are not
intended to occur on a regular basis.
Children day camps operated during daytime hours primarily in the summertime.
Activities include arts and crafts, learning and play areas and structured recreational
activities such as hiking, horseback riding, bike riding, nature walks, and training.
The facility will host periodic cross-country ski race events including awards dinners
and luncheons. Races may include local, regional, and national events like the USSA
National Super Tour Event. Additionally, Tahoe Donner hosts special groups with
disabilities to provide them access to Nordic Skiing and Snowshoeing.
Special events may include limited amplified outdoor music or public address
systems. Regular food service provided by the facility is limited snack bar/deli food
service and limited beverage service, including beer and wine.
Peak period activities which impact the on-site and on-street parking facilities will be
augmented with appropriate off-site parking and shuttle bus service based out of
remote parking areas.
TDA can also provide shuttle service to the site when large demand parking is
needed. The service utilizes existing parking areas within the Tahoe Donner
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development for residents to park in these areas and then shuttled by Van/bus to the
site. Specific existing parking areas in the commercial center, clubhouse, downhill ski
area, recreation center, and the golf course parking lot can provide overflow parking
if special events so demand. In general utilizing these parking areas will occur during
off-peak demand times for parking at these sites. Rarely will special event parking
conflict with high use activities at these existing parking areas.
Equestrian Use
A portion of the existing building currently being used for limited horse boarding is being
removed and will no longer be offered. The new building will include some limited space
devoted to coordination and management of the continuing equestrian activities as outlined
above.
Equestrian activities have existed at Tahoe Donner since its inception. The Equestrian Center
was established as one of the original amenities and common facilities of Tahoe Donner
Association and was also permitted by Nevada County during the Master Plan development
process in the late 1960s. The Existing Equestrian Center and Cross Country Ski Center located
on Alder Creek Road was approved by Nevada County in 1986 and 1989 with Use Permits prior
to the Towns incorporation. The Equestrian Center shares a facility with the existing Cross
Country Ski Center and Bikeworks operation (see attached Exhibit A, Existing Equestrian
Operations Exhibit).
The current center includes office space, class/meeting rooms, retail, restrooms, kitchen, barn
and stalls, guide shack, staging area for trail rides, arena, paddocks for boarding, corrals and
pens for the Tahoe Donner string of horses, storage rooms for tack, grain, equipment and
repairs, live-in Caretaker apartment, BBQ area, activities area, trailer parking, waste storage,
and a wash rack for horses.
The season for equestrian operation extends from approximately mid-June through Labor Day
for ride operations. Trail rides, lessons, and pony rides are also offered during the month of
September, primarily on weekends. Boarding operations begin June 1st and extend through
September 30th, weather permitting.
There are currently 21 horses owned by the Tahoe Donner, a string of horses that has been
significantly downsized from over 50 horses over the past 10 years. The horses are used for trail
rides, pony rides, private lessons and camps. The size of the string varies slightly from year-to-
year.
There are generally 30 to 50 horses on the property at a given time, both private and owned by
Tahoe Donner. This number fluctuates depending on how many boarded horses are present.
Current Equestrian Programs and Activities include:
Boarding: Boarding is offered to Tahoe Donner members, their guests, and the general
public. Almost all boarders are current Tahoe Donner members. Currently EQ offers
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two types of boarding accommodations, barn stalls and outside paddocks. The barn
stalls are 12’ x 12’ stalls with individual 12’ x 24’ pens attached. The outside paddocks
are 12’ x 24’ pipe corral pens with partial roofs. Boarders may stay by the month,
week, or day. TDA has space for roughly 28-30 boarders at one time, however this
number may be adjusted depending on final design and estimated future boarding needs.
Trail Rides and Pony Rides: Trail and pony rides are offered Thursdays - Mondays
between the hours of 9 - 4. Most of the rides are one-hour rides that utilize the trail
system closest to the Center. A two-hour ride is also offered, but has more limited
usage; most of the trail riders are beginners and are better suited to the one-hour ride.
Horsemanship Camps: Horsemanship camps operate approximately 8 weeks of each
summer. These camps are half-day programs, both morning and afternoon, run Monday
through Friday. This is a very popular program, but due to limited number of horses and
arena space class size is limited to 4 students per class.
Lessons: Private lessons are offered on weekends for ages 7 and up. 60-minute private
lessons are offered in English or Western, beginner through advanced intermediate
riders. Lessons are sold out on most week-ends.
Events: Barbeques are held on select Saturday nights for groups of 50 - 100 people.
Wagon rides, dinner, games, photo/dress-up station, treasure hunts, and water balloon
tosses are all part of the evenings events. Cowgirls and Cocktails is offered on select
Friday nights from 5 – 7 p.m. Cowgirls (and cowboys) are invited for an early evening
trail ride followed by beer, wine, and appetizers on the deck.
Future activity regarding equestrian uses on the adjacent parcel to the west (Nevada County) may
include construction of a storage barn for feed, hay and tack storage. The Nevada County zoning
on this parcel is Interim Development Reserve (IDR) with future uses identified as “Residential,
Recreation, and Forest”. The IDR Zone is used on larger tracks of land that have development
potential but details of the location and intensity of development have yet to be defined. The
IDR does allow limited interim uses related to the primary use. The Recreation and Forest land
use designations identified on this site allow for equestrian and recreation activities and are
defined as “permitted” uses in those zones. The IDR zone also allows accessory structures
associated with a Permitted use prior to approval of a Master Plan provided that such structures
do not have a continuous foundations and/or can be removed. The multi-purpose pole barn
storage structure is anticipated to replace the existing tack and guide shed, and would be located
near the relocated staging area and boarding paddocks, and would be considered allowable uses
in the IDR zone without the requirement of Master Plan.
Development projects within Tahoe Donner Association undergo a comprehensive community
review process generally consisting of homeowner input, sub-groups, the general plan
committee, and requires final ratification by the Association’s Board. Although alterations and
additions are commonly considered, budget adoption and approval are required by the Board of
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Directors. Relocation of the tack and guide shack, holding pen, staging area, and loading ramp
have been considered by the Association where structures and use activities being recommended
are as follows:
A multi-purpose, unconditioned, agriculture support structure might be utilized by
Cross Country, Bikeworks, and Equestrian for summer and winter storage
purposes. A 4,900 SF (70’ X 70’) to accommodate the following requirements of
the on-site three seasonal amenity operations is being considered. This facility
could be sited as depicted in the attached diagram (see attached Exhibit B -
Proposed Equestrian Master Plan)
o Equipment, Tool Storage, and Repair: Secure storage for Equestrian tools,
supplies, and tack repair.
o Secure storage for Tahoe Donner tack and equipment storage for trail and pony
rides and camps currently provided in the Guide Shack.
o Community Tack and Grain Storage: To replace boarder’s tack and grain
storage room in old barn and in the current Guide Shack.
o Circulation: An 8’ wide road/path all around building.
o Winter Equipment Storage: All equestrian equipment except fences and
paddocks requires weather proof, secure storage for the winter months.
o Hay storage: 1,800 square feet of covered structure.
Other Potential Equestrian Outdoor Support Facilities Modifications being considered are as
follows:
Community grooming and Tack-up Area: This area will need to be located next to the
Community Tack and Grain storage facility in an area outside of the tack room with tie
posts will be needed. In addition an area of approximately 20’ x 40’ is proposed to
accommodate multiple horses.
BBQ Area: BBQ area with fire pit, grill and serving area and seating for up to 100
people plus a games/crafts area.
Turn-Out Area: A turn-out is a space large enough for a horse to be turned loose so it
can run about and stretch its legs.
Round Pen: 3,600 SF - 60’ in diameter – Used for training both horses and students.
Trailer Parking: Parking space on pavement for 15 - 20 trailers will be provided in the
existing or newly planned parking lots. Trailers can run up to 25’ feet in length, so
parking slots for recreational sized vehicles would be needed. In addition, an area is
needed where another 5 or 6 trailers could be dropped on dirt in a non-wetland zone for
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boarders who prefer to use their trailer as their tack room near some of the paddocks.
Horse Trailer Loading/Unloading: A non-wetland area is being considered where
trailers can either back up to or drive onto dirt or grass for loading and unloading of
horses. An average truck and trailer will need at least 25 feet of turning radius, so this
will need to be in an area easily accessed by such vehicles.
Horse Paddocks: Currently we have 17 outdoor boarding spaces. All of these
paddocks are being reviewed for small modifications in accordance with the attached
diagram. The relocation of these paddocks is designed to put further separation between
the wetland zone, new facility, and the paddocks. Additional paddocks may be
considered in the same area to accommodate the loss of indoor boarding paddocks.
This is depicted in the attached diagram.
Dude Pen: No modification to the Dude Pen is suggested at this time. It may share
some of its space to accommodate a trail ride loading area (Holding Pen) adjacent to a
relocated tack facility as depicted in the attached diagram.
Additional or Relocated Arena: 32,000 square feet of new or relocated arena space
might be considered in the future, as depicted in the attached diagram.
Although funding and schedule has not been approved by the Board, they acknowledge that
these are potential future improvements that require additional land use permit by the Nevada
County and the Town of Truckee.
Bikeworks Operation & Trailhead Access
In order to provide the membership of Tahoe Donner and the general public additional outdoor
recreational services and trail access, the Bikeworks operation was developed. This outdoor
recreational mountain bike rental service currently operates during the summer months at the
existing facility. This recreation service is planned to continue to operate during the same period
in the new facility.
Tahoe Donner also operates and maintains 40 miles of recreational trails across 4,000 acres of
association property. A number of the trails converge on the existing facility, with the parking
infrastructure serving as trailhead parking. The new facility will continue to provide trailhead
parking, restroom access, and limited informational and food and beverage services to the
membership, their guest, and the general public.
Parking & Snow Storage
The existing facility provides approximately 110 substandard parking stalls in the paved areas
shown on the existing conditions exhibit map. Under normal operating conditions, the parking
lot is approximately 40% occupied by vehicles. During special events when the parking lot
becomes fully utilized, overflow parking is provided along Alder Creek Road (74 spaces).
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The new facility is not anticipated to intensify the use of the property or the surrounding
properties but rather improve the existing services for users of the facility. The new parking
layout located within already disturbed areas will provide storm water treatment for runoff and
increased snow storage in addition to more convenient, accessible, attractive, secure, and better
maintained off-street parking. The resulting number of parking stalls is 102 standard & ADA
accessible spaces plus 47-50 additional spaces within the off-street overflow parking area (when
not being utilized for on-site snow storage). The improved parking design ensures better access
and maneuverability for emergency vehicles, improved ADA accessibility, and better access for
loading/delivery uses which increases public safety and reduces the need for parking within
Alder Creek Road right-of-way, except during larger special events.
A “Nordic ski facility” does not have a specified parking ratio per the Truckee Development
Code, however, the uses are similar to those associated with “golf courses and country clubs”
and/or “health/fitness” facilities. Generally, the parking requirements for such facilities are
calculated using relatively low ratios for the use areas (i.e. administrative offices, specialized
sales areas, locker rooms, hallways, and service area amenities). Parking ratios for these uses
generally range from 1 space per 200 S.F. to 1 space per 250 S.F. of floor area. The higher
intensity uses such as bars, restaurants and lounges are calculated at a higher ratio ranging from 1
space per 75 S.F. of patron area and 1 space per 300 S.F. of building area for food service such
as kitchen prep areas and food storage. The following calculations have been applied to the new
Facility:
Proposed Use Approx. Area Parking Ratio Parking Required
Dining & Lounge ~ 2200 S.F. 1:75 30
Food Service ~ 1000 S.F. 1:300 4
Retail ~ 2200 S.F. 1:200 11
Health/Recreation ~ 4820 S.F. 1:250 20
Employees 12 per shift (Avg) 12
Total 77
Factoring the parking ratios for the individual uses within the new facility, the overall parking
demand equates to approximately 77 parking stalls during normal operating conditions which is
much less than the number of existing or proposed off-street parking spaces. Sufficient parking
of the existing facility is further substantiated by the current utilization of approximately 40% of
the off-street parking area during regular daily activities. A reduction of 8 off-street parking
spaces is still above the estimate of “required” spaces and an additional 47-50 on-site overflow
parking plus 74 spaces along Alder Creek Road provide sufficient capacity to accommodate
special events identified in the Project Description.
In summary, the new parking configuration provides adequate parking for day to day operations
at an overall average ratio of 1:100 (11,442 S.F. / 102 parking spaces) plus additional parking for
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special events. The improvements to the parking area also provide storm water treatment for all
new pavement, ADA accessibility, snow storage areas, sufficient back-out distance, and
improved circulation in conformance with Town Development Code Standards and Truckee Fire
Department Standards. The new parking area for the Nordic Center will provide realistic on-site
parking needed to service the uses intended for this facility. In addition parking necessary for
special events is also provided by utilizing existing parking areas within the subdivision i.e.
commercial center parking area, golf and recreational parking areas the clubhouse parking areas.
When special events demand, off-site parking in these areas we shuttle services to the Nordic
center can be provided.
Based on the Truckee Snow Loads for the project site and Section 18.30.130.B of the Town’s
Development Code, the required snow storage area is 75% of the total parking and driveway
area. The site design and snow storage plan provides for approximately 30% snow storage, most
of which is located within an area of overflow parking (shown on Site Plan). The size and
configuration of this snow storage area will allow ramping which will reduce the amount of area
necessary to store snow. Additionally, a long-term snow hauling plan will be adopted to off-haul
excess snow if needed during large snow events. The snow storage areas provided on-site have
been designed to drain towards retention/treatment facilities.
Existing Wetlands – To be Preserved
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Findings – Development Permit
A Development Permit is required for land use activities with a total project floor area of 7,500
square feet. The proposed facility is approximately 10,132 square feet and therefore requires a
Development Permit. Per Chapter 18.74.030 of the Truckee Development Code, the following
findings are provided for consideration of this Development Permit application:
A. The proposed development is:
1. Allowed by Article II (Zoning Districts and Allowable Land Uses) within the
applicable zoning district with the approval of a Development Permit, and complies
with all applicable provisions of this Development Code, the Municipal Code, and
the Public Improvement and Engineering Standards; and
2. Consistent with the General Plan, any applicable Specific Plan and/or Master Plan,
the Trails Master Plan, the Truckee Tahoe Airport Land Use Compatibility Plan,
and the Particulate Matter Air Quality Management Plan.
The existing recreational facility is located in the REC zoning district and provides outdoor
recreational opportunities including cross country skiing, hiking, biking, etc. The Truckee
Development Code allows community centers, country clubs, outdoor recreation, and associated
facilities within the REC district with a Use Permit. This Cross Country Ski Center is similar in
use to a community center, outdoor recreation, golf/country club, health/fitness, etc., all of which
are allowed uses within the REC zoning district.
A Development Permit is required for land use activities with total project floor area of 7,500 sq.
ft. or larger. The proposed land use application requests consideration for both a Use Permit and
Development Permit to replace the existing building with a larger, more efficient building to
provide recreational opportunities to Tahoe Donner residents. The new building facility and
reconstructed parking area are designed in compliance with the Development Code, Municipal
Code and Public Improvement and Engineering Standards.
The project is not located within any applicable Specific Plan and/or Master Plan and is not
within the influence area of the Truckee Tahoe Airport Land Use Compatibility Plan. The
Truckee Trails & Bikeway Master Plan does not identify any trail connections through the
project site. The project will comply with the Particulate Matter Air Quality Management Plan
by incorporating mitigation measures to minimize fugitive dust during grading, demolition &
construction operations and by restricting the use of wood-burning fireplaces and woodstoves.
B. The proposed development is consistent with the design guidelines, achieves the overall
design objectives of the design guidelines, and would not impair the design and
architectural integrity and character of the surrounding neighborhood.
The architectural design of the new Lodge building is responsive to the local mountain context
and sensitive to Truckee’s unique character. The aesthetics of the building design incorporate
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classic mountain lodge craftsmanship creating an inviting image that is appropriate for the Town
of Truckee and the surrounding neighborhood. The overall character is defined by gable and
shed additive elements that break down the overall mass of the structure and is compatible with
the surrounding context. The building elevations have been articulated to create varying roof
lines, building shapes, and patterns of shade & shadow. The design intent is to create a
welcoming place that is responsive to the surrounding community.
Landscaping, site access, parking and circulation will all be improved and have been planned in
a logical, safe manner consistent with the Development Code and Truckee Fire Department
standards.
C. The Development Permit approval is in compliance with the requirements of the
California Environmental Quality Act (CEQA) and there would be no potential
significant adverse effects upon environmental quality and natural resources that
would not be properly mitigated and monitored, unless a Statement of Overriding
Considerations is adopted.
The proposed use is allowed within the REC zoning district. The parking area will be
reconstructed to provide a more functional parking configuration and vehicle circulation. The
design of the site, including the location(s) of the building structure, parking area, and
landscaping are primarily contained within areas already disturbed by development and avoid
environmentally sensitive areas and natural resources to ensure there will be no potential
significant adverse effects on the environment or surrounding properties that cannot be properly
mitigated.
A Wetland Delineation was conducted to identify the limits of wetlands throughout the site. All
disturbance associated with construction of the project and future equestrian activities will be
located outside of delineated wetlands. Surface runoff associated with new development will be
properly collected and treated to avoid impacts to delineated wetlands.
D. There are adequate provisions for public and emergency vehicle access, fire protection,
sanitation, water, and public utilities and services to ensure that the proposed
development would not be detrimental to public health and safety. Adequate provisions
shall mean that distribution and collection facilities and other infrastructure are
installed at the time of development and in operation prior to occupancy of buildings
and the land, and all development fees have been paid prior to occupancy of buildings
and the land.
As previously addressed herein, the proposed project will reconstruct the parking area and
internal circulation to comply with Town Engineering standards and TFPD fire safety standards.
The site is currently served by public water (TDPUD) and sewer (TSD) and each have confirmed
continued service availability for the Project. These design provisions ensure that the proposed
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development will not be detrimental to public health and safety and in fact, will improve public
health and safety of an existing land use.
E. The subject site is:
1. Physically suitable for the type and density/intensity of development being
proposed;
2. Adequate in size and shape to accommodate the use and all fences and walls,
landscaping, loading, parking, yards, and other features required by this
Development Code; and
3. Served by streets adequate in width and pavement type to carry the quantity and
type of traffic generated by the proposed development.
The project site is physically suitable for the type and density/intensity proposed. The size and
shape of the parcel are sufficient to meet all requirements in the Development Code for the
proposed use such as setbacks to property lines, open space, landscaping, parking, ingress/egress,
etc. The proposed project consists of constructing a new building in approximately the same
location of the existing building.
The site is more than 21 acres and the disturbance area including the building parking area and
landscaping is less than 10% of the site area. Small retaining walls less than 3’ in height are
proposed in a couple locations to prevent encroachment into wetlands, drainage easements
and/or floodplain.
The Project site is accessed via Alder Creek Road within the Tahoe Donner subdivision and
meets the Town’s minimum roadway standards. The quantity and type of traffic generated by
the proposed development will be the same as that which currently exists.
Internal circulation within the existing parking area will be reconstructed to meet the Truckee
Fire Protection District (TFPD) standards for emergency vehicles and the back out requirements
from parking stalls.
F. The proposed development is consistent with all applicable regulations of the Nevada
County Department of Environmental Health and the Truckee Fire Protection District
for the transport, use, and disposal of hazardous materials.
The proposed development does not anticipate the transport, use, or disposal of hazardous
materials. Proper permits will be obtained from Nevada County Environmental Health for
demolition and off-haul of the existing building to ensure consistency with all applicable
regulations pertaining to demolition, hauling and disposal of materials into proper landfills. The
new parking lot design reflects an improvement to the circulation compatible with Truckee Fire
Protection District standards.
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Findings – Use Permit / Minor Use Permit
A Use Permit is required to evaluate the land use to determine if the activity should be allowed
on the subject site. Additionally, a Minor Use Permit is required for projects located within 200
feet of a wetland. Per Chapter 18.76.030 of the Truckee Development Code, the following
findings are provided for consideration of this Use Permit & Minor Use Permit application:
A. The proposed development is:
1. Allowed by Article II (Zoning Districts and Allowable Land Uses) within the
applicable zoning district with the approval of a Use Permit and complies with
all other applicable provisions of this Development Code, the Municipal Code,
and the Public Improvement and Engineering Standards; and
2. Consistent with the General Plan, any applicable Specific Plan and/or Master
Plan, the Trails Master Plan, the Truckee Tahoe Airport Land Use
Compatibility Plan, and the Particulate Matter Air Quality Management Plan.
The existing recreational facility is located in the REC zoning district and provides outdoor
recreational opportunities including cross country skiing, hiking, etc. The Truckee Development
Code allows community centers, country clubs, outdoor recreation, and associated facilities
within the REC district with a Use Permit. This Cross Country Ski Center is similar in use to a
community center, outdoor recreation, golf/country club, health/fitness, etc., all of which are
allowed uses within the REC zoning district.
A Development Permit is required for land use activities with total project floor area of 7,500 sq.
ft. or larger. The proposed land use application requests consideration for both a Use Permit and
Development Permit to replace the existing building with a larger, more efficient building to
provide recreational opportunities to Tahoe Donner residents. The new building facility and
reconstructed parking area are designed in compliance with the Development Code, Municipal
Code and Public Improvement and Engineering Standards.
The project is not located within any applicable Specific Plan and/or Master Plan and is not
within the influence area of the Truckee Tahoe Airport Land Use Compatibility Plan. The
Truckee Trails & Bikeway Master Plan does not identify any trail connections through the
project site. The project will comply with the Particulate Matter Air Quality Management Plan
by incorporating mitigation measures to minimize fugitive dust during grading, demolition &
construction operations and by restricting the use of wood-burning fireplaces and woodstoves.
B. The design, location, size, and operating characteristics of the proposed development
would be compatible with the existing and future land uses in the vicinity.
The proposed project is compatible with the existing land use of the site. The existing building
will be replaced with a similarly sized building footprint in roughly the same location and avoids
wetlands and other environmental constraints. The recreational and community land uses are
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allowed within the REC zoning district with a Use Permit. The architectural design, as described
above, achieves the overall design objectives of the design guidelines. The operating
characteristics of the proposed development are similar to the existing operation, with a slight
modification to the hours of operation.
C. The proposed development would not be detrimental to the public health, safety, or
welfare of the Town, or injurious to the property or improvements in the vicinity and
zoning district in which the property is located.
As previously addressed herein, the proposed project will reconstruct the parking area and
internal circulation to comply with Town Engineering standards and TFPD fire safety standards.
The site is currently served by public water (TDPUD) and sewer (TSD) and each have confirmed
continued service availability for the Project. These design provisions ensure that the proposed
development will not be detrimental to public health and safety and in fact, will improve public
health and safety of an existing land use.
D. The proposed development is consistent with the design guidelines, achieves the overall
design objectives of the design guidelines, and would not impair the design and
architectural integrity and character of the surrounding neighborhood.
The architectural design of the new Lodge building is responsive to the local mountain context
and sensitive to Truckee’s unique character. The aesthetics of the building design incorporate
classic mountain lodge craftsmanship creating an inviting image that is appropriate for the Town
of Truckee and the surrounding neighborhood. The overall character is defined by gable and
shed additive elements that break down the overall mass of the structure to a human scale and is
compatible with the surrounding context. The building elevations have been articulated to create
varying roof lines, building shapes, and patterns of shade & shadow. The design intent is to
create a welcoming place that is responsive to the surrounding community.
Landscaping, site access, parking and circulation will all be improved and have been planned in
a logical, safe manner consistent with the Development Code and Truckee Fire Department
standards.
E. The Use Permit approval is in compliance with the requirements of the California
Environmental Quality Act (CEQA) and there would be no potential significant
adverse effects upon environmental quality and natural resources that would not be
properly mitigated and monitored, unless a Statement of Overriding Considerations is
adopted.
The proposed use is allowed within the REC zoning district. The parking area will be
reconstructed to provide a more functional parking configuration and vehicle circulation. The
design of the site, including the location(s) of the building structure, parking area, and
landscaping are primarily contained within areas already disturbed by development and avoid
environmentally sensitive areas and natural resources to ensure there will be no potential
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significant adverse effects on the environment or surrounding properties that cannot be properly
mitigated.
A Wetland Delineation was conducted, and verified by Army Corps of Engineers, to identify the
limits of wetlands throughout the site. All disturbance associated with construction of the project
and future equestrian activities will be located outside of delineated wetlands. Surface runoff
associated with new development will be properly collected and treated to avoid impacts to
delineated wetlands.
F. The site for the proposed use is:
1. Physically suitable for the type and density/intensity of development being
proposed;
2. Adequate in size and shape to accommodate the use and all fences and walls,
landscaping, loading, parking, yards, and other features required by this
Development Code; and
3. Served by streets adequate in width and pavement type to carry the quantity and
type of traffic generated by the proposed development.
The project site is physically suitable for the type and density/intensity proposed. The size and
shape of the parcel are sufficient to meet all requirements in the Development Code for the
proposed use such as setbacks to property lines, open space, landscaping, parking, ingress/egress,
etc. The proposed project consists of constructing a new building in approximately the same
location of the existing building.
The site is more than 21 acres and the disturbance area including the building parking area and
landscaping is less than 10% of the site area. Small retaining walls less than 3’ in height are
proposed in a couple locations to prevent encroachment into wetlands and/or flood plain.
The Project site is accessed via Alder Creek Road within the Tahoe Donner subdivision and
meets the Town’s minimum roadway standards. The quantity and type of traffic generated by
the proposed development will be the same as that which currently exists.
Internal circulation within the existing parking area will be reconstructed to meet the Truckee
Fire Protection District (TFPD) standards for emergency vehicles and the back out requirements
from parking stalls.
G. There are adequate provisions for public and emergency vehicle access, fire
protection, sanitation, water, and public utilities and services to ensure that the
proposed development would not be detrimental to public health and safety. Adequate
provisions shall mean that distribution and collection facilities and other infrastructure
are installed at the time of development and in operation prior to occupancy of
buildings and the land, and all development fees have been paid prior to occupancy of
buildings and the land.
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As previously addressed herein, the proposed project will reconstruct the parking area and
internal circulation to comply with Town Engineering standards and TFPD fire safety standards.
The site is currently served by public water (TDPUD) and sewer (TSD) and each have confirmed
continued service availability for the Project. These design provisions ensure that the proposed
development will not be detrimental to public health and safety and in fact, will improve public
health and safety of an existing land use.
H. The proposed development is consistent with all applicable regulations of the Nevada
County Department of Environmental Health and the Truckee Fire Protection District
for the transport, use, and disposal of hazardous materials.
The proposed development does not anticipate the transport, use, or disposal of hazardous
materials. Proper permits will be obtained from Nevada County Environmental Health for
demolition and off-haul of the existing building to ensure consistency with all applicable
regulations pertaining to demolition, hauling and disposal of materials into proper landfills. The
new parking lot design reflects an improvement to the circulation compatible with Truckee Fire
Protection District standards.
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Solar Evaluation
The new Tahoe Donner Cross Country Ski Center building will reside in roughly the same
footprint as the existing structure to avoid impacts to environmental constraints. This is
primarily a north-south axis which limits the southern portion of the building to optimum solar
gain.
The positioning of the building is somewhat limited to site restriction; however a large portion of
the proposed building has been rotated approximately 20 degrees to the east. This rotation opens
up the western façade to slightly earlier sun exposure which allows natural light to flood into the
upper and clear story windows incorporated into the design.