HomeMy Public PortalAbout2_ReportSummaryRDEIR2 REPORT SUMMARY
2-1
This summary presents an overview of the proposed project and conclusions of the
analysis contained in Chapter 4, Environmental Evaluation. This chapter also
summarizes areas of controversy and alternatives to the project. For a complete
description of the project, please consult Chapter 3, Project Description. For more
information about project alternatives, please consult Chapter 5, Alternatives to the
Proposed Project.
A. The Proposed Project
1. Site Proposal History
Over the past 20 years, the project site has been the subject of similar residential
development proposals, the first of which was previously approved by the Nevada
County Board of Supervisors in 1990. Past projects seeking approval by the Town
of Truckee (Town) include the Tahoe Boca proposal in 2003 and the Canyon
Springs proposal in 2007.
The Tahoe Boca (2003) proposal consisted of a tentative map, planned develop-
ment, and easement abandonment application to create 250 for-sale single-family
housing lots, including 19 affordable housing lots.
The Canyon Springs (2007) proposal, an application similar to the Tahoe Boca
proposal, consisted of 213 housing lots, including 32 affordable housing lots. A
Draft EIR was prepared for the Canyon Springs (2007) proposal and public and
agency comment was submitted to the Town. However, the majority of property
changed ownership in 2009 and the original application, which was the subject of
the 2007 Draft EIR, was closed, and the Draft EIR was withdrawn.
A summary of the proposed project’s features is provided below. A comparison of
the more noteworthy changes between the proposed project and the previous pro-
posals was provided on the Notice of Preparation, which is included in Appendix
A of this Draft EIR. A complete description of the project is included in Chapter 3
of this Draft EIR.
2. Project Characteristics
The proposed project includes the approval of a tentative map application to sub-
divide six parcels comprising 283.76 acres. The project would result in the phased
construction of a new residential subdivision with a total of 185 residential lots and
4.5 miles of public trails in the Town. The new subdivision would be organized
around new streets, and public open spaces and wildlife corridors, as shown on the
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-2
project site plan (Figure 3-5 in Chapter 3 of this Draft EIR). Supporting infrastruc-
ture, including roadways, on- and off-site utilities, and trails, would span an eight-
year period and coincide with implementation of eight development phases and
recordation of up to eight final maps. Key project features include:
Housing Lots: The project would include 185 housing lots ranging in size
from 14,000 to 31,000 square feet. 177 of the lots would be for-sale market-
rate lots and eight lots would be affordable housing lots to be sold, developed,
or donated for future multi-family attached housing.
Open Space and Recreation Area: Under the proposed project a total of
176.17 acres is included as public open space. The public open space would
be permanently reserved as part of the home owner association-maintained
common area and would serve as a wildlife habitat and movement corridor.
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. The recreational area could include fea-
tures such as a tot-lot, swing set, play structure, picnic shelter, pool, clubhouse,
and/or multi-use play court.
Vehicular Circulation: New internal roads would be created throughout the
project area and would connect at various points with two links to the sur-
rounding area. The project would include two vehicular access points—one
for emergency access only and one for unrestricted access. The primary access
point would connect to Martis Peak Road to the north of the project site. The
secondary, emergency-access-only, access point would connect to Edinburgh
Drive to the west of the project site. The project’s roadway network includes
four bridges, all of which would be located outside of any mapped 100-year
floodplains.
Trail System: The project includes a publicly-accessible 4.5-mile trail system
made up of both 2-foot-wide soft-surface earthen trails and 12-foot-wide grav-
el trails. 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. The trails would be accessible for summer and
winter non-motorized uses such as hiking, running, mountain biking, equestri-
an use, cross country skiing, and snowshoeing. Motorized vehicles would not
be allowed.
Public Services and Utilities: Public services and utilities for the project site
would be provided by:
Truckee Fire Protection District
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-3
Truckee Police Department
Tahoe Truckee Unified School District
Truckee-Donner Recreation and Park District
Truckee-Donner Public Utilities District (water)
Truckee Sanitary District (sewer)
Tahoe-Truckee Sanitary Agency (sewer)
Tahoe Truckee Sierra Disposal (solid waste)
Southwest Gas (natural gas)
Liberty Energy – California Pacific Electric Company (electricity)
AT&T (telephone)
Suddenlink Communications (cable)
There is currently no utility infrastructure in place to serve the project. The
project will include the installation of on-site, underground infrastructure for
natural gas, electricity, water, sewer, telephone and cable, and off-site, under-
ground improvements to the Truckee-Donner Public Utilities District (water)
network.
The project includes the establishment of the Canyon Springs Homeowners
Association, which would provide the following services:
Snow removal and road maintenance, until revenue neutrality is reached;
Drainage maintenance;
Trail and open space maintenance; and
Recreational area maintenance.
Drainage and Grading: All proposed building envelopes would fall outside
of the Town-required 50-foot setback from designated 100-year floodplains
for two blue-line waterways.1 A minimum 50-foot building setback would be
maintained along all other on-site ephemeral drainages, as shown in Figure 3-
6.2 Surface drainage from impervious surfaces located within the proposed re-
stricted building envelopes will be collected, treated, and contained on-site us-
ing low impact development methods of drainage treatment. Infiltration
trenches, rainwater gardens, and small retention, or subsurface structures,
would be utilized. Treatment of paved roadway surfaces will be directed to
1 A blue-line stream is one which flows for most or all of the year and is marked on a
7.5-minute series USGS topographic quadrangle map with a solid blue line.
2 A 50-foot setback is a requirement imposed where structures proposed on parcels
with an average depth of 175 feet or more shall be set back a minimum of 50 feet from the
edge of the 100-year floodplain of any stream, per Town of Truckee Development Code
Section 18.38.040.A.2.a.
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-4
onsite retention basins, infiltration trenches, and/or bio-swales designed to ac-
commodate a 20-year, 1-hour storm event per Town and the Regional Water
Quality Control Board (RWQCB), Lahontan Region requirements. Grading
for on- and off-site infrastructure and roadways would be balanced on-site,
although temporary stockpiles would be used.
B. Areas of Controversy
The following is a discussion of issues that are likely to be of particular concern to
agencies and interested members of the public during the environmental review
process. While every concern applicable to the CEQA process is addressed in this
EIR, this list is not necessarily exhaustive, but rather attempts to capture those
concerns that are likely to generate the greatest interest based on the input received
during the scoping process for this EIR and the comments provided on the 2007
Canyon Springs Draft EIR.
Aesthetics/Visual Resources. The project would involve the development
of privately owned undeveloped land to a residential subdivision. Some mem-
bers of the public have expressed concern regarding the visual impacts of de-
veloping on the steep slopes, tree removal, and loss of natural scenery, within
the project site. Residents have requested a larger greenbelt between the pro-
posed project and existing homes to compensate for loss of visual resources,
and that new buildings are designed to be consistent with the ‘character of
Truckee.’
Air Quality/Greenhouse Gas Emissions. Comments expressed concerns
regarding air quality impacts as a result of heavy construction due to the re-
lease of nitrogen oxide (NOx) and particulate matter (PM10 and PM2.5) chemi-
cals. There is also an identified concern from the community for reducing
greenhouse gas (GHG) emissions and achieving a net zero energy project and
climate change-related impacts as a result of tree removal.
Biological Resources/Wetland Habitat/Wildlife Corridor. Concerns
were voiced over impacts to the Loyalton-Truckee mule deer herd habitat and
call for establishment of a migration corridor to protect the mule deer. Some
comments express concern for increases in bear activity and request “bear
proof” trash cans in new residences (with locked lids) to keep bear and dan-
gerous wildlife away.
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-5
Cultural Resources. Some comments identify the need for consultation and
review with the Native American Heritage community and for an evaluation to
assess if there are any archeological resources present on the property.
Hazards and Hazardous Materials. Some members of the public voiced
concern over an electrical substation located near future development parcel
and its effects on the health of citizens. There is also concern that the project
would compromise safety in case of fire and will limit emergency evacuation
routes.
Hydrology and Water Quality. Some members of the public expressed
concerns regarding the provisional distribution of water to the subdivided are-
as and its effects on the current residents’ water supply. Comments claim that
in the past the water quality has deteriorated, causing water to turn ‘milky’ due
to a problem of ‘pump cavitation’ and a concern that the proposed project will
decrease surface water retention and infiltration. Runoff impacts and impacts
to drainage facilities are concerns requested to be addressed in the EIR.
Land Use and Planning. Some comments request a comprehensive expla-
nation of density including secondary units. Some comments request clarifica-
tion if buildings and/or parcels are proposed within open space and if building
setbacks are being counted towards required open space. The increase of new
residents in the neighborhood is a concern. Some commentors are concerned
that the current residents’ utilities will be burdened by the future residents.
Noise. There is concern about increased noise pollution due to long-term
construction and the increased density of homes.
Public Services and Recreation. Some comments expressed a concern that
the project will lead to overcrowding at Glenshire Elementary, a decrease in
emergency service/fire response time, a reduction in recreational opportuni-
ties, and impacts to Glenshire-Devonshire Home Owner’s Association ameni-
ties. There is concern that the project will potentially destroy open space. The
community is also concerned with an analysis of how emergency services can
adequately respond to catastrophes (such as large fires) with only two points of
egress from the greater Glenshire area.
Traffic and Transportation. Concerns were voiced over existing intersection
safety and roadway capacity as a result of new vehicle trips to and from the
site. There is concern that increased traffic flows will lead to decreased prop-
erty values along those routes and will result in roadway hazards in winter
conditions and risk pedestrian and bicycle safety from increased traffic are a
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-6
concern. Commenters requested using data from when school is in session
versus the summer PM peak standard currently used. Members of the public
have expressed concern with the difficulties in entry and exit at the Martis
Peak Road/Glenshire Drive intersection. There is a safety concern for chil-
dren coming home from Glenshire School. New sidewalks, bike paths/lanes,
and the widening of roads in the Glenshire Area are requested to alleviate the
danger of additional traffic. There are concerns that child safety is compro-
mised due to expected increased traffic in the neighborhood.
Property Value/Economics/Quality of Life. While not a topic evaluated
under CEQA, some commentors expressed concern with the feasibility of the
project. The fiscal impacts on the schools and public services are of large con-
cern (supply of more buses, increased water and electricity costs, etc.). Some
commentors expect a financial impact on elementary school capacity due to
future construction costs. There are concerns about decreased property values
and ghost development. Another concern is that the project may lead to an
increase in second-home owners which could further reduce year-round
homeowners’ values in the local market within the current economy. There is
fear that high density will affect the quality of life in Glenshire.
C. Alternatives to the Project
This Draft EIR analyzes alternatives to the proposed project that are designed to
reduce the significant environmental impacts of the project and feasibly attain some
of the project objectives. The following alternatives were analyzed in detail.
Alternative A: No Project. This alternative is required under CEQA, and
describes the effects of taking no action or not receiving project approval.
This alternative provides a general discussion of what would reasonably be ex-
pected to occur on the project site if the proposed project is not approved.
This alternative introduces a “no build” concept despite the fact that the Town
has zoned the project site for residential development. With this alternative,
the current unauthorized and unregulated recreational uses on the site would
continue.
Alternative B: Edinburgh Drive Open Access (185 Lots). This alternative
is the same as the proposed project, except that unrestricted access to the site
would be provided via Edinburgh Drive to the west of the site, in addition to
the Martis Peak Road access point. Under this alternative the project density
and the site plan would be the same as the proposed project.
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
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Alternative C: No Open Space Crossing (185 Lots). This alternative
would result in the same size and number of residential lots as the proposed
project. However, under Alternative C, the proposed vehicular roadway that
spans the portion of the open space area would be gated and restricted to use
by emergency vehicles only. Subsequently, the access point that connects to
Martis Peak Road to the north of the project site and the access point that
connects to Edinburgh Drive to the west of the project site would both be re-
stricted (meaning there would be no open through connection from Edin-
burgh Drive to Martis Peak Road). Similar to the proposed project, the road-
way network under Alternative C would include four bridges that would be lo-
cated outside of the 100-year floodplain similar to the proposed project.
Alternative D: Medium Density Cluster (185 Lots). This alternative
would reduce the lot size for each of the 185 proposed residential lots, which
would decrease the overall development footprint and increase the open space
area from that of the proposed project. Under Alternative D, the residential
lots would be organized consistent with the Medium Density Residential Clus-
ter standards outlined in Table LU-7, Cluster Development Types and Appli-
cable Land Use Designations, in the Land Use Element of the Town of Truckee
2025 General Plan. As such, the residential lots would cover approximately 54
acres (approximately 3 to 4 dwelling units/acre) and public open space areas
would cover approximately 230 acres, an increase of 54 acres of open space
from that of the proposed project.
Alternative E: Reduced Density (88 Lots). This alternative describes a re-
duced density development project design in which there would be a 53 per-
cent reduction in the number of residential lots from the proposed 185 lots to
approximately 88 lots. Under this alternative, the site plan would essentially be
the same as the proposed project; however, the lot sizes would be greater than
the proposed project. The development footprint would not be reduced from
that of the proposed project. Under this alternative, the private open space
between the residential units would be greater than that of the proposed pro-
ject due to the larger lot sizes and reduced density. Overall, the project density
would also be less than that of the proposed project.
Alternative F: Open Space Buffers (185 Lots). This alternative provides ap-
proximately 4.6-acres of additional open space buffers between the develop-
ment area and the open space area in the southeast corner of the site. Under
this alternative, the site plan would essentially be the same as the proposed
project; however, the lot sizes would be smaller than the proposed project in
order to construct 185 lots while avoiding development in the southeast corner
TOWN OF TRUCKEE
CANYON SPRINGS REVISED DRAFT EIR
REPORT SUMMARY
2-8
of the site. The development footprint would be slightly reduced from that of
the proposed project by approximately 4.6 acres. In addition, this alternative
re-routes the publically accessible trail to avoid the southeast corner of the site
and the large pebble meadow located in this area.
Please see Chapter 5, Alternatives to the Proposed Project, of this Revised Draft
EIR, for more information on these alternatives and on alternatives that were con-
sidered but not carried forward for detailed analysis. Alternatives B through F are
shown in Figures 5-1, 5-6, 5-7, 5-8 and 5-9.
D. Summary of Impacts and Mitigation
Under CEQA, a significant impact on the environment is defined as a substantial,
or potentially substantial, adverse change in any of the physical conditions within
the area affected by the project, including land, air, water, minerals, flora, fauna,
ambient noise, and objects of historic and aesthetic significance.
The proposed project has the potential to generate significant environmental im-
pacts in a number of areas. As shown in Table 2-1, the significant impacts would
be reduced to a less-than-significant level if the mitigation measures recommended
in this report were implemented.
CEQA allows environmental issues for which there is no likelihood of a significant
impact to be “scoped out” during the EIR scoping process, and not analyzed fur-
ther in the EIR. The project would have no impact on mineral resources due to its
existing site conditions and surrounding uses. This issue has therefore not been
analyzed further in this Draft EIR.
Table 2-1 presents a summary of impacts and mitigation measures identified in this
report. It is organized to correspond with the environmental issues discussed in
Chapters 4.4, Biological Resources, and 4.14, Transportation and Traffic of this
Revised Draft EIR. The table is arranged in four columns: 1) environmental im-
pacts, 2) significance prior to mitigation, 3) mitigation measures, and 4) significance
after mitigation. A series of mitigation measures is noted where more than one
measure may be required to achieve a less-than-significant impact. For a complete
description of potential impacts and suggested mitigation measures, please refer to
the specific discussions in Chapters 4.4, Biological Resources, and 4.14, Transporta-
tion and Traffic of this Revised Draft EIR.
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c
t
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LTS
TR
A
N
S
-
3
:
B
a
s
e
d
u
p
o
n
t
h
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A
M
a
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d
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M
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S
TR
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3
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LTS
TR
A
N
S
-
4
:
C
o
n
s
t
r
u
c
t
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t
r
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.
S
TR
A
N
S
-
4
a
:
A
C
o
n
s
t
r
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c
t
i
o
n
T
r
a
f
f
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a
n
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m
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t
P
l
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C
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a
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d
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sh
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l
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c
l
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f
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:
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o
n
-
s
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s
t
a
g
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n
g
a
n
d
ma
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b
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c
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r
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c
t
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n
LTS
TO
W
N
O
F
T
R
U
C
K
E
E
CA
N
Y
O
N
S
P
R
I
N
G
S
R
E
V
I
S
E
D
D
R
A
F
T
E
I
R
RE
P
O
R
T
S
U
M
M
A
R
Y
TAB
L
E
2-
1
SUM
M
A
R
Y
O
F
IMP
A
C
T
S
A
N
D
MIT
I
G
A
T
I
O
N
MEA
S
U
R
E
S
(CO
N
T
I
N
U
E
D
)
LT
S
=
L
e
s
s
T
h
a
n
S
i
g
n
i
f
i
c
a
n
t
S
=
S
i
g
n
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f
i
c
an
t
S
U
=
S
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g
n
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f
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c
a
n
t
U
n
a
v
o
i
d
a
b
l
e
I
m
p
a
c
t
2-
1
5
Si
g
n
i
f
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c
a
n
t
I
m
p
a
c
t
Si
g
n
i
f
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c
a
n
c
e
Be
f
o
r
e
Mi
t
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g
a
t
i
o
n
M
i
t
i
g
a
t
i
o
n
M
e
a
s
u
r
e
s
Significance With Mitigation
tr
a
f
f
i
c
.
N
o
t
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f
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c
a
t
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n
m
a
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a
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s
.
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a
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g
m
a
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e
r
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a
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s
f
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c
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s
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h
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h
a
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n
c
l
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d
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in
f
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a
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a
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.
T
r
a
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n
-
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g
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a
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a
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c
h
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.
A
c
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c
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a
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d
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d
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e
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s
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e
e
d
e
d
.
TR
A
N
S
-
4
b
:
Co
n
s
t
r
u
c
t
i
o
n
t
r
a
f
f
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c
s
h
a
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b
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th
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T
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G
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Dr
i
v
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/
D
o
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r
P
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R
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d
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G
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s
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l
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r
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/
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P
a
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d
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t
h
e
A
M
o
r
P
M
p
e
a
k
h
o
u
r
.
TOWN OF TRUCKEE
CANYON SPRINGS DRAFT EIR
REPORT SUMMARY
2-16