Update: Truckee’s future
August 27, 2006
With Truckee’s General Plan update likely reaching conclusion before the end of the year, the Joerger Ranch development is poised to move forward.
Joerger Ranch, also called Planned Community 3, covers 71 acres of land along Highway 267, Brockway Road and Joerger Drive. The development must wait for the completion of the General Plan update, anticipated in November, before being heard by the Planning Commission and Town Council for a final decision.
The General Plan, which must be updated every 10 years per state law, dictates, among other things, how land can be used, how big businesses can be and what is or isn’t appropriate for the community’s character. All are elements that will influence a large development like PC 3.
Larry Young, the representative for Joerger Ranch, said the plan for the development hasn’t changed since October 2005. Barring future changes, the site will include 210,000 square feet of commercial development, 288 residential units and eight industrial lots.
Young said that if everything goes as planned public hearings could occur in July of 2007.
“If that happened, it is also conceivable that earthwork could start in 2008,” he said. “And if it was an early spring start, it is conceivable that work would be complete in 12 to 14 months.”
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Currently Joerger Ranch is being reviewed for environmental impact. When the environment report is completed it will be released for public review.
Also effected by the update to the General Plan, but not as far along in the process as Joerger Ranch, is Planned Community 1, which is Teichert’s Coldstream development. It covers 178 acres at the base of Coldstream Canyon in west Truckee.
Right now the plan calls for approximately 364 mixed residential units, up to 50,000 square feet of retail space and 60 percent of the site to remain as permanent open space, said Mike Isle, the development’s project manger.
An issue that will be subject to the General Plan update is whether or not the Coldstream project will reconnect Deerfield Drive.
“The current plan proposes using Deerfield for emergency access only,” Isle said.
The project could take more than 18 months to go through environmental review before going to the Town Council, Isle said, meaning that 2008 would be the earliest the project would begin. But he emphasized that it was “difficult to say” exactly when construction might start.
Two other developments in the works for Truckee are the Hilltop plan and the Railyard plan.
While the timelines for each project are not definite, Truckee Town Manager Tony Lashbrook said it is unlikely they would be considered before the General Plan update is adopted.
Both plans have more specific guidelines to adhere to because they fall within the Downtown Specific Plan, which dictates future policy for the downtown area, Lashbrook said.
He said that Hilltop is the closest development for consideration by the Town Council. The plan covers 37 acres overlooking downtown to the south of Brockway Road. Because of its location, plans will have to go to the Historic Preservation Advisory Commission before any other town body, said Jaime LaChance, Truckee assistant planner.
LaChance said there would be a new master plan for the development released within the next few weeks, and a public presentation will be held in September.
LaChance said it was possible that Hilltop could be effected by the General Plan Update, but that the project had “already received clear direction from Town Council.”
Meanwhile, the Railyard master plan, located east of downtown, includes a total of 62 acres that were purchased in 2004 by Holliday Development.
Plans include four to six-room movie theaters, 100 housing units and 15,000 square feet of retail space, Rick Holliday, president of Holliday Development president, told the Sierra Sun earlier this month.
Danyelle Nishimori, the town’s associate planner, said that the master plan for the development was being drafted, and the town is looking for proposals to prepare an environmental impact report.