HomeMy Public PortalAbout4b-PopEmpHousingNOVEMBER 2008 TRUCKEE RAILYARD DRAFT MASTER PLAN EIR
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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B. POPULATION, EMPLOYMENT AND HOUSING
This section describes existing and projected population, employment and housing statis-
tics. Potential impacts to population, employment and housing that could result from the
proposed project are identified.
1. Setting
The following provides a description of the current conditions with regard to population,
employment, and housing in Truckee. Like much of the rest of the state, Truckee is
experiencing growth in the number of new housing units, and year-round residents.1
a. Population. The Town of Truckee is one of three incorporated cities located in
Nevada County. It represents approximately half of the total population living in incorp-
orated areas. The population of the Town grew significantly between the last two census
periods, with a 4.9 percent annual growth rate between 1980 and 1990 and a 4.5 percent
annual growth rate between 1990 and 2000. Since 2000, Truckee's population has con-
tinued to grow, but at a significantly slower rate. From 2000 to 2007, the population
increased at an annual rate of about 2.2 percent.
The Town’s population as of January 1, 2008 is 16,165.2 However, this population figure
does not account for seasonal residents, who occupy approximately 44 percent of the
Town's housing stock, as those residents are not counted among the Town's total
population in the Census. Therefore, during peak tourism periods, in the summer and
winter, the Town's population can effectively double on a temporary basis.3
Even with its high proportion of vacation homes, Truckee is Nevada County’s most populous
community. A summary of population data for the Town of Truckee and Nevada County is
provided in Table V.B-1.
b. Housing. Since the Town incorporated in 1993, development within the Town has
accounted for nearly all of the new housing units constructed within the eastern portion of
Nevada County. The Town continues to receive, and has approved, a number of applications
for more homes within Truckee. The result is a growing housing presence as Truckee
housing development outpaces the rest of the County.
1 Truckee 2025 General Plan EIR, 2006. Population, Employment, Housing. November, 16.
2 California Department of Finance website:
http://www.dof.ca.gov/research/demographic/reports/estimates/e-1_2006-07/. Accessed August 10, 2008
3 Truckee 2025 General Plan EIR, 2006. Population Employment, Housing. November, 16.
TRUCKEE RAILYARD DRAFT MASTER PLAN EIR NOVEMBER 2008
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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Table V.B-1 Population Growth – Town of Truckee and Nevada County
2000 2007 2020 2025 2030
Town 13,864 16,165 – 28,263 –
County 92,033 99,186 114,451 – 123,940
Source: State of California, Department of Finance, 2008.
(1) Housing Stock. According to the Town’s 2007 Community Development Annual
Growth Report there were 11,930 residential units in Truckee as of January 1, 2008.
Between 1990 and 2000, Truckee’s housing stock increased by 41 percent, from 6,923
units to 9,757 units. During this ten year period, the increase in housing production in the
Town (41 percent) was more than double the housing production in the County. Between
2000 and 2008, Truckee’s housing stock increased by 21 percent, from 9,757 units to
11,930 units.
An average of 244 residential units were built each year between 2000 and 2007, but during
2007, the Town experienced a higher than average year with 330 residential units. Though
single-family home construction continues to be the largest component of new residential
construction in Truckee, the proportion of single-
family detached units built in town has fallen
slightly from 85 percent in 2000 to 82 percent as
of January 1, 2008.
Similar to housing patterns throughout Nevada
County, the vast majority of housing units are
single-family. A breakdown of the Town’s
residential units by type is shown in Table IV.B-2.
The housing stock of the Town of Truckee
accounts for 69 percent of Nevada County’s
housing for seasonal, vacation, and recreational
uses4. Of the Town’s total 11,930 housing units,
56 percent (6,680 units) are occupied by full-time
residents and 44 percent (5,250 units) are used
seasonally.5
4 Truckee 2025 General Plan EIR, 2006. Population, Employment, Housing, p.4.10-6.
5 California Department of Finance website:
http://www.dof.ca.gov/research/demographic/reports/estimates/e-1_2006-07/. Accessed August 10, 2008
Table V.B-2 Residential Units by Type
on January 1, 2008
Unit Type
Amount
(units)
Detached Single-Family 9,814
Attached Single-Family and
Multi-Family 1,818
Mobile Homes 298
Total 11,930
Source: Town of Truckee, 2008.
NOVEMBER 2008 TRUCKEE RAILYARD DRAFT MASTER PLAN EIR
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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(2) Households. A household includes all persons who occupy a dwelling unit,
which can include more than one family. 1990 census data and 2000 census data show a
consistent average person per household ratio of 2.68 for the Town. Over the past eight
years (2000 to 2008), the average number of persons per household in Truckee has
decreased slightly to 2.561.6 The Town’s person per household ratio is slightly higher than
the Nevada County average of 2.47 persons per household.
c. Employment. Truckee’s local employment base is largely dependent on tourist, resort,
second home, and retirement activity. The service employment sector (31 percent) and retail
employment sector (27 percent) account for the majority of employment opportunities in
Truckee. Conversely, manufacturing, wholesale trade, and transportation and communi-
cation employment represent less than 5 percent of total area employment.7
(1) Total Jobs and Employed Residents. The 2000 Census recorded 8,110
employed residents in Truckee, and a study prepared in 2005 for the Town’s 2025 General
Plan indicates that there are approximately 6,200 total jobs in Truckee.8 Although these
data points are not for the same year, it is reasonable to assume that there are more
employed residents than there are available jobs in the Town, and that some residents are
required to out-commute to find work. Census 2000 journey to work data also confirms that
many Truckee residents commute to jobs outside of the Town. The 2000 Census reported
that the average commute time to work for Truckee residents was 23.1 minutes. About 70
percent of Truckee residents have a commute of less than 20 minutes, and about 25
percent spend more than half an hour commuting to work.
According to the 2000 Census, Truckee’s unemployment rate was a relatively low 3.9
percent, compared to 4.7 percent unemployment for the County overall and 4.3 percent for
the State. The California Economic Development Department (EDD) estimates that Truckee
Area unemployment increased, but has overall remained relatively low. In January 2008,
Truckee had an estimated unemployment rate of 5.0 percent, which was lower than the
countywide unemployment rate of 5.4 percent.9
(2) Jobs-to-Housing Balance. The term “jobs-to-housing balance” is used to refer to
a relationship between jobs and housing units within a community. A jobs-to-housing units
ratio of 1.5 is considered ideal, which takes into account residents who do not participate in
the labor force (e.g., those who are retired, disabled, or students). The 1.5 jobs-to-housing
6 California Department of Finance website:
http://www.dof.ca.gov/research/demographic/reports/estimates/e-1_2006-07/. Accessed August 10, 2008
7 Truckee 2025 General Plan, 2006. Economic Development Element. November, 16.
8 2005, LSC Consultants. Traffic study prepared for 2025 General Plan EIR.
9 http://www.calmis.ca.gov/file/lfmonth/nevadsub.xls
TRUCKEE RAILYARD DRAFT MASTER PLAN EIR NOVEMBER 2008
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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units ratio indicates a community has an adequate number of jobs to meet the demand for
jobs by its residents, and therefore, is in balance.
A more helpful indicator of balance, however, is the relationship between the number of
jobs provided to the number of residents seeking employment (i.e., employed residents). An
ideal jobs-to-employed residents ratio is 1.0, which indicates that every resident seeking a
job could find one within the community.
A jobs-to-employed residents ratio that is greater than one indicates the community
provides more jobs than it has residents seeking those jobs. With this out-of-balance
condition, the community is likely to experience in-commuting traffic congestion from
people coming to jobs from outside the area, as well as intensified pressure for additional
residential development to house the labor force demanded. Conversely, a jobs-to-employed
residents ratio of less than one indicates a community has fewer jobs than employed
residents demanding employment. With this converse out-of-balance condition, residents
would need to commute outside of the community (i.e., out-commute) for employment. The
resulting commuting patterns can lead to traffic congestion and adverse effects on both
local and regional air quality.
This ratio does not, however, account for regional in- or out-commuting due to job/labor
mismatches or housing affordability. Even if a community has a numerical balance between
jobs and housing/ employed residents, sizeable levels of in-commuting and out-commuting
are likely, where employment opportunities do not match the skills and educational
characteristics of the local labor force. In such instances, regional commuting tends to
occur. For example, a numerically balanced community may have high housing costs and
low-wage jobs, thus encouraging its residents to out-commute for their high wage jobs
elsewhere, and its workers to in-commute from outside the community where housing costs
are affordable to their low wage incomes. This condition is often referred to as a jobs-to-
housing mismatch. A jobs-to-housing match would indicate that the types of jobs provided
“matched” the income needs of the employed workers within the community.
(3) Jobs-to-Employed Residents in Town of Truckee and Nevada County. The
Town has an approximate jobs-to-employed resident ratio of 0.76 (8,110 employed
residents in 2000 and 6,200 jobs in 2005). This represents a gap between the number of
employed residents in Truckee and jobs available in Truckee. As discussed above, census
2000 journey to work data also confirms that many Truckee residents commute to jobs
outside of the Town. In 2000, the average commute time to work for Truckee residents was
23.1 minutes.
d. Relevant General Plan Policies. The Town of Truckee General Plan provides
population, housing and employment policies applicable to the Master Plan Area. Applicable
NOVEMBER 2008 TRUCKEE RAILYARD DRAFT MASTER PLAN EIR
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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policies from the Town of Truckee General Plan Economic Development Element are
provided below.
Policies
P1.3: In reviewing development projects, consider a project’s ability to fulfill economic
development guiding principles and goals for the Town, such as fostering desired industries,
providing living wage jobs, and upholding Truckee’s small-town, mountain character as a key
competitive advantage.
P2.1: Provide sufficient business park and light industrial space to allow for the attraction and
expansion of quality employers within Truckee.
P2.2: Encourage uses consistent with high wage and high density employment in business
parks and light industrial areas, as opposed to services or low employment density uses such as
warehouse space.
P2.3: Ensure that land designated Industrial is used primarily for industrial, rather than general
commercial/retail uses.
P3.1: Support the creation of new office space that is well-designed and offers amenities and
telecommunications infrastructure attractive to new economy business enterprises.
P3.2: Encourage the expansion of telecommunications infrastructure throughout Truckee,
including adoption of new technologies as they are developed in the future.
P3.3: Encourage and support office and professional home-based micro-enterprises.
P4.1: Provide adequate land, zoned appropriately, to provide expansion sites for the local
health services sector near existing concentrations of such businesses.
P5.2: Continue to build on Truckee’s historic and natural assets to expand Truckee’s appeal as
a tourist destination, focusing on Downtown and riverfront revitalization as a priority.
P5.3: Support new visitor-oriented restaurants, lodging, and services to meet tourist needs and
capture expenditures locally.
P5.5: Support the development of a conference center, educational institute, or other similar
facility in Truckee, particularly one with an environmental or ecological focus.
P6.2: Support the inclusion of cultural facilities as a component of new mixed-use
developments proposed within the Town as an amenity that makes Truckee attractive to a
vibrant, innovative business community.
P6.4: Support community-based arts organizations in Truckee.
P7.1: Land use, urban design, open space and community facilities in Truckee shall reinforce
the preservation and enhancement of the Town’s natural capital.
P7.2: Continue the improvement and redevelopment of the Riverfront that promotes public
access and activity near Downtown Truckee while enhancing the natural features of the Truckee
River.
P7.3: Support the establishment of businesses and industries that draw upon Truckee’s natural
assets and environment.
TRUCKEE RAILYARD DRAFT MASTER PLAN EIR NOVEMBER 2008
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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P8.1: Encourage new retail to locate in the Downtown.
P8.2: Continue redevelopment and improvement efforts in Downtown Truckee, including
programs to preserve the unique historic character of the Downtown, to expand upon the
Downtown’s vibrant mixed-use character, and to develop projects that differentiate Downtown
Truckee from other commercial areas within the Town and the surrounding trade area.
P8.3: Support public activities and community events in Downtown Truckee.
P8.4: Provide opportunities for industrial uses currently located along the Truckee River in the
Downtown to relocate to other, more suitable locations.
P8.5: Support a mixed use development in the Railyard Master Plan Area and consider
implementing the economic diversification strategies of this element as part of the Master Plan.
2. Relevant Railyard Draft Master Plan Policies
Policies
1.a: Improve Truckee’s economic base through encouraging a diversity of retail, commercial,
residential and office uses, including work/live and live/work that will complement the existing
Downtown.
1.c: Encourage a mix of different types of retail and commercial uses to provide services to
local residents and create a destination attraction for residents and tourists.
1.f: Encourage work/live and employment based uses in the Industrial Heritage (IH) District.
1.g: Provide a range of housing options to support different lifestyles, families and tenures and
provide affordable and employee housing consistent with the General Plan.
1.k: Allow a variety of live/work and work/live options that will support and encourage small
businesses.
3. Impacts and Mitigation Measures
This section analyzes impacts related to population, employment and housing that could
result from implementation of the proposed project. The section begins with the criteria of
significance, which establish the thresholds to determine whether an impact is significant.
The latter part of this section presents the impacts associated with the proposed project
and identifies mitigation measures, as appropriate.
a. Criteria of Significance. The proposed project would have a significant impact on
population, employment, and housing if it would:10
• Displace substantial numbers of existing housing or people, necessitating the
construction of replacement housing elsewhere.
10 2007 CEQA Guidelines, Appendix G.
NOVEMBER 2008 TRUCKEE RAILYARD DRAFT MASTER PLAN EIR
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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• Induce substantial population growth in an area, either directly (e.g., by proposing new
homes and businesses) or indirectly (e.g., through extension of roads or other
infrastructure).
b. Less-Than-Significant Population, Employment and Housing Impacts. The following
discussion examines potential less-than-significant impacts of the proposed project.
(1) Displacement of Housing or People Necessitating the Construction of
Replacement Housing Elsewhere. There are eight existing residences within the Master
Plan Area, all of which will remain. Implementation and build out of the Master Plan does
not include the removal or relocation of these residences. Though the homes would remain,
it is possible that these existing residences may convert from residential uses to commercial
uses. Conversion of these homes would not reflect significant displacement of residences.
No housing units or people would be displaced as a result of implementation of the Master
Plan, and no significant impact would result.
(2) Induce Substantial Population Growth. Based on the Maximum Allowable
Development (MAD, described in Chapter III, Project Description, of this EIR), it is estimated
that buildout of the Master Plan could result in up to 570 new residential units (including
work/live units). Based on the Town’s current average household size, the development of
residential units within the Master Plan could result in the addition of 1,460 persons to the
Town’s population. It should be noted that this is a conservative calculation of population
increase given that 125 of the maximum residential units would be work/live units, and that
the size and type of units proposed within the Master Plan Area11 would likely support
smaller average household size than that of the Town at large. Additionally, it is likely that
some of the units will only be seasonally occupied. As discussed within this section, the
Town experiences a seasonal vacancy rate of approximately 44 percent of its total housing
stock. Applying this vacancy rate to the units within the Master Plan Area would result in an
increase to the Town’s “full-time population” of approximately 818 persons. The addition of
570 residential units is equivalent to a 4.8 percent increase in the Town’s supply of dwelling
units.
The MAD would also allow up to 70,000 square feet of retail area and 15,000 square feet of
office space (not including up to 1,000 square feet of retail or office area that may be
included as part of a work/live units), a 60-room hotel, a 1,000-seat movie theatre, a
20,000-square-foot grocery store, and a 25,000-square-foot civic building space. In general,
commercial uses typically generate one job per 300 to 800 square feet of building area;
11 All residential units within the Master Plan Area would be multi-family units, with the
exception of approximately 20 single-family units within the Trout Creek District. The Town’s current
person per household ratio is largely based on single-family detached housing. This analysis assumes
the household size would be 2.6 persons even though the Master Plan envisions smaller residential
units than are typical for the Town.
TRUCKEE RAILYARD DRAFT MASTER PLAN EIR NOVEMBER 2008
IV. SETTING, IMPACTS AND MITIGATION MEASURES
B. POPULATION, EMPLOYMENT AND HOUSING
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office uses generate one job per 250 to 350 square feet of building area; and industrial
uses generate one job per 350 to 850 square feet of area.12 For the purposes of this
analysis, mid-point employment density factors for each of these land use categories were
used: Commercial – 1 job per 550 square feet; Office – 1 job per 300 square feet; and
Industrial – 1 job per 600 square feet. Exclusive of the movie theater and hotel
developments, it is estimated that implementation and build out of the Master Plan would
result in approximately 421 jobs, as shown below, if all commercial uses permitted under
the MAD are developed.
• Retail area plus Grocery: 90,000 Sq ft / 550 sq ft= 163 jobs
• Office uses plus Civic uses: 40,000 Sq ft/ 300 sq ft= 133 jobs
• Work/Live Units: 125 units = 125 jobs
The proposed project would result in a substantial increase in the residential population in
the Downtown Truckee, and would be a 9 percent increase to the Town’s current
population, assuming all units are permanently occupied. If the Town’s current vacancy rate
of 44 percent is applied to units with the Master Plan Area, the increase in the “full-time
population” would be 5 percent. The Town’s 2025 General Plan defines buildout capacity as
19,901 residential units and a population of 28,263. Though substantial, the population
growth that would result from implementation of the Master Plan is within the Town’s build
out projections. In addition, the Master Plan Area is located in Downtown Truckee and
constitutes infill development; the property within the Plan Area is either vacant or
underutilized, and surrounded by existing developments. Providing additional housing in
the Downtown would meet a major objective of the Town’s General Plan to provide new
housing and economic opportunities in the Downtown (see policies 8.1- 8.5 above) and the
anticipated development is within the Town’s General Plan 2025 buildout capacity. As a
result, implementation and buildout of the Draft Master Plan would not result in significant
population impacts.
c. Significant Population, Employment and Housing Impacts. Implementation of the
Draft Master Plan would not result in any significant population, employment, or housing
impacts.
12 Natelson Notes-An Economic Development Resource of the Natelson Company, Inc. (TCNI),
Spring 2002.