Hearing planned on PC-2 economic analysis
Truckee Town Council and the planning commission will conduct a joint session tonight to receive input on the scope of the Planned Community 2 economic analysis.
Community Development Director Tony Lashbrook said the meeting has a three-fold purpose: to provide a clear understanding of the issues that will be addressed by the economic analysis; provide an opportunity for interested groups and citizens to suggest other issues to be addressed by the study and provide a forum for the planning commission and the town council to discuss possible revisions to the scope of work early in the analysis process.
Under the land-use policies of the Truckee General Plan, an economic analysis is required prior to approval of a specific plan for any of the planned communities in town.
The analysis should reveal the impacts of a proposed plan on the downtown area and the community as a whole, and identify possible competition with any major development planned downtown.
Lashbrook said the analysis will provide the basis for the fiscal impact portion of the PC-2 Environmental Impact Report, and will include additional information to support the development of a townwide economic strategy.
The proposed economic analysis includes collection of economic data about Truckee through surveys of part-time residents, shopper surveys and collection of lodging industry data.
Also included is a market demand analysis for proposed commercial and lodging facilities, which will define Truckee’s trade area, analyze Truckee’s competition and quantify demand for additional commercial services in the town.
The planned golf course at PC-2 will also be scrutinized, with a separate analysis to determine if there is enough demand to justify its construction.
The meeting begins at 6 p.m. in the council chambers on Donner Pass Road.
Boca Sierra Estates, designated as PC-2 under the general plan, is located on the north side of Interstate 80 along both sides of Highway 89.
The property encompasses 789 acres and includes meadows and heavily timbered hillsides.
According to the summary plan, phase one of the proposed development includes construction of an 80,000-square-foot grocery market retail center on a plot of forested land surrounded by Highway 89 on the west, the Highway 267 Bypass on the northeast, and I-80 to the south. Also included in the first phase is a destination resort with 100 to 150 rooms, a clubhouse, an 18-hole golf course, and between 100 and 150 residential parcels for custom homes or multi-family units near the golf course, open space zoning and trail easement.
Phase two of the proposed project includes a mixed commercial use village center of between 30,000 and 95,000 square feet in size, once the Highway 267 Bypass is completed, along with 32 to 70 parcels for custom homes or multi-family units.
Phase three includes 83 parcels for custom homes, followed by phase four with a residential and estate area located on the west side of Highway 89 North.
Land for public use is also incorporated in the proposed plan – specifically a church site located on the north side of Alder Drive and a public parcel located on the south side of Alder, for a middle school and fire station.
The project was at the core of a contentious election in 1997, when the Mountain Area Preservation Foundation led a campaign to limit commercial space on the proposed development. Measure M, which would have amended the general plan to cut PC-2 commercial space substantially, failed in a close vote.
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