Town considers scope of PC-2 analysis
Truckee Town Council will consider approval of the scope of work for the Planned Community 2 fiscal and economic analysis during its meeting tonight.
“The General Plan requires an economic analysis in conjunction with the processing and consideration of each of the planned communities,” Community Development Director Tony Lashbrook stated in his report to council. “Staff requested proposals from six qualified firms to prepare the economic analysis for PC-2 along with the fiscal analysis to be incorporated into the environmental impact report being prepared regarding the draft plan.”
Three proposals received
Lashbrook said three proposals were received and reviewed. He recommended that the council accept the proposal tendered by Applied Development Economics, because the town staff found it most suitable.
“Subsequently, staff met with ADE and expanded the study further to provide needed analysis for PC-2 and to expand the business and shopper surveys to provide baseline information for the town’s upcoming Economic Development/Strategic Plan.” Lashbrook said.
According to Lashbrook’s report, the primary focus of the economic analysis is the market for and impact of retail development in Planned Community 2, which is the proposed site of Boca Sierra Estates, a large-scale development located on both sides of Highway 89 north of Interstate 80.
“The analysis will expand on the General Plan economic study by further refining local residential purchasing power and shopping habits and by conducting direct research on the purchasing power and shopping habits of second homeowners,” Lashbrook wrote. “This information will be used to calculate the current and future market for various types of retail development.”
The proposed analysis will also examine factors specific to Boca Sierra Estates, including the viability of commercial development on the site with the Truckee General Plan-imposed visibility constraints. It will also compare the retail marketability of commercial development inside the triangle formed by Highway 89, Interstate 80 and the future Highway 267 Bypass with the commercial marketability of the land to the east of the bypass.
“Also important to the PC-2 discussion is information on the financial feasibility of the golf course, because it is fundamental to the current design of the plan,” Lashbrook wrote. “If no market for the course existed and it is not constructed as part of the plan, a dramatic redesign of the plan would be appropriate. This analysis is particularly important because the proponents have not conducted feasibility analysis as part of their planning program.”
The proposed analysis also includes a shopper survey and a survey of all retail businesses in the town.
“The original scope did not include the shopper survey and the retail survey only included downtown business,” Lashbrook wrote. “Staff requested the shopper survey and complete retail business survey because it will provide important background information regarding our future economic development planning effort.”
Because the additional surveys were added to address the town’s needs, the town would foot the bill for the extended work, estimated to cost $10,000.
“The remaining cost, $37,100, would be paid to the town by the PC-2 proponents,” Lashbrook wrote.
A public workshop would be planned within 30 days of execution of the contract to discuss the scope of the analysis, Lashbrook said.
Boca Sierra Estates, designated as Planned Community 2 under the General Plan, is located on the north side of I-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 and 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. The Truckee General Plan limits a single tenant in the PC-2 to 40,000 square feet, so half of the space would be occupied by a grocery store complex and the other 40,000 square feet by smaller tenants.
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 included 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.
In other business, council will:
– Consider approval of the 1999/2000 preliminary work plan.
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