Subdivision plan raises traffic issueS
April 6, 2006
A proposal to put a 214-lot subdivision to the east of Glenshire was aired before the public Tuesday, and traffic was the biggest concern of neighbors.
Canyon Springs, previously known as Tahoe Boca, was re-submitted to the Town of Truckee in October after the prospective developers dropped the number of lots from 250 to 214 in the plan. The subdivision application, which proposes donating 32 parcels to the town or an affordable housing organization for workforce housing, is still in the process of developing an environmental impact report.
The project is not expected to be before the town for a final decision until fall.
Town zoning for the site allows 214 lots. The previous application requested a density bonus from the town.
Meanwhile, traffic from the proposed subdivision raised the most concerns, with some people wondering how the allowance of second units, or “granny flats,” could affect vehicle circulation.
“Until you have a number [of second units], you are trying to measure the unknown,” said land-use planner Kevin McCall, of the upcoming traffic study. “We are interested in having that number nailed down.”
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In the town’s General Plan, planners assume one out of every five homes will have a second unit, said Truckee Town Planner Duane Hall.
Two roads are planned to access the subdivision. One will split off of Martis Peak Road and skirt the Truckee town limit line into the northern section of homes. The other road will be an extension of Edinburgh Drive.
The Glenshire Devonshire Residents Association asked that the traffic study be completed soon, before schools are closed for the summer, which would lighten traffic counts.
“We’re not comfortable with an August analysis at all,” said Geoff Stephens, general manager of the association.
One Glenshire resident asked for additional open space areas on the northeast side of the subdivision to allow a wider deer migration path. Another offered that the developers could build a bike trail from Glenshire to downtown Truckee to lessen traffic impacts.
A draft of the environmental impact report is scheduled to be released by June or July. That draft will be available for public comment for 45 days, as mandated by state law.
Denyelle Nishimori, an associate planner with the Town of Truckee, said the consultants’ environmental work should clarify some of the issues surrounding the subdivision.
“The town is looking for this information, just as the public is,” Nishimori said.
Another public meeting on Canyon Springs is scheduled to be held in Glenshire on April 26.