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HomeMy Public PortalAboutProject Information-Resubmittal-Revised 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 2  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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 3 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 4 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 5  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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 6 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 7 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 8 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 9 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). Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 10 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 11 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 12 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 13 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 14 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. Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 15 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 16 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 Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 17 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. Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 18 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. Tahoe Donner Cross Country Ski Center Revised 12/12/13 Page | 19 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.