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1996-01-31 TOWN OF TRUCKEE SPECIAL JOINT MEETING TOWN COUNCIL AND PLANNING COMMISSION January 31, 1996, 6:00 P.M. TRUCKEE DONNER PUBLIC UTILITY DISTRICT BOARD ROOM 11570 DONNER PASS ROAD, TRUCKEE, CA MINUTES 1. CALL TO ORDER. ROLL CALL. Council Members Carpenter, Cross, Drake, Eagan, Mayor McCormack; Planning Commissioners Williams, Estabrook, Palmer, and Chairperson Tryggvi. Commissioner Schwarz was excused. Also present were Town Manager Wright, Community Development Director Lashbrook, Town Planner Eddins, Associate Planner Hall, Assistant Planner Bali, and Administrative Secretary nHolm. 3. PLEDGE OF ALLEGIANCE. Led by Wally Stevens. 4. PUBLIC COMMENT. None. 5. GENERAL PLAN - PUBLIC HEARING. 5.1 Public hearing to receive public input regarding the Town o£ Truckee Draft Final General Plan. Community Development Director Lashbrook explained that the purpose of this meeting is to hear public testimony on the Draft Final General Plan. The Planning Commission will begin its deliberations after the Joint Public Hearing and will ultimately present a recommendation to the Town Council on the Draft Final General Plan. The Town Council will then deliberate on that recommendation. He stated that tonight is the last opportunity for public input on the General Plan unless the Planning Commission recommends substantive changes to the General Plan in which case the Town Council would entertain public comment on those changes only. Lashbrook explained the rules and procedures for public input. Mayor McCormack asked Lashbrook to review the significant issues for deliberations at the end of the public heating for review by the Planning Commission and the Town Council. Lashbrook stated that he has prepared some overheads by topic and will add to that list based upon input heard tonight. Mayor McCormack stated that the Town Council and Planning Commission consider the public input very seriously and will consider this input without prejudice. SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 2 Mayor McCormack opened the public hearing at 6:07 PM. Bill Stewart - General Manaeer of the Tahoe Donner Association stated that Tahoe Donner represents about one-half of all the developed lots currently in Truckee and about one-half of the future developed lots and he believes that 75% of the new homes constructed in Truckee have occurred in Tahoe Donner. Tahoe Donner is already an existing planned community and no significant changes have been recommended because everything is already subdivided, is common area of the Association, or is existing small commemial areas. The one issue of great interest to the Tahoe Donner Association is an alternate access to Tahoe Donner. He stated that one of the primary recommendations in the Traffic Study was to develop an alternate access road to Donner Pass Road. He felt that an alternate access to Donner Pass Road is still needed even without PC-1 or PC-2. He stated that Northwoods Boulevard is a poorly designed access from a snow removal standpoint and safety reasons. He added that the alternate road will not carry traffic to PC-2, it will carry traffic to Highway 89, the Bypass, the Downtown area, and Interstate 80. If the road is built it will be used heavily and he wanted to encourage the Town to maintain that road as a high-level priority in the Town's plan. He stated that many people in Tahoe Donner buy two lots and build one house, although the CC&R's prevent the Association from only assessing one property owner a single fee for two lots. He stated the Association would like to see more lot combinations and less density and that there is virtually no commercial land within Tahoe Donner that is not already subdivided or common area that takes 3,200 property owner votes to nncommonize. Chairperson Tryggvi asked for clarification on the amount of square footage of commercial land available for development in Tahoe Donner. Stewart replied that there is some commercially zoned land near Northwoods and Northwoods Boulevard and comprises a series of parcels 1 to 2 acres in size unsuitable for a supermarket or large store. He stated that some of this land has been proposed for community storage. Lashbrook pointed out that the 70,000 available commercial square footage figure comes from the theoretical buildout floor area ratio which multiplies the commercial acres by the floor area ratio. Josh Susman - MAPF stated that he supports neighborhood-serving commercial uses in residential areas, specifically Tahoe Donner, in order to eliminate the impacts on existing roads. He questioned whether or not mini-storage in Tahoe Donner is the highest and best use for the commercial lands available. He stated there is still commercial lands available in Tahoe Donner that could help supplant some of the trips to Town. He added that Tahoe Donner needs to address its commercial needs as well as a third access road for health and safety reasons. He stated that MAPF believes the Specific Plan process will work, however, PC-2 as proposed is too large and the maximum assumptions must be addressed now at the General Plan level. He stated that phasing language is needed for the commercial development outside of Downtown and asked that their attorney Diane Kinderman's phasing language be considered to give Downtown a chance for redevelopment. SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 3 John Zellhoefer - Bright Development stated that they have a 31.8 acres in the Downtown Specific Plan area with a density of 4 dwelling units per acre which equates to 124 units allowed on the property. He would like to present the Town with a tentative subdivision map for 43 custom lots 10,000 square feet in size. He asked the Town to consider building in flexibility in the policies in the General Plan as to what open space is defined as. He stated that development of 57% of this property is precluded by open space which he feels is overly restrictive. He stated that he is willing to work with the Town for a development that Truckee can be proud of. Karen Pilaar representing the Deerfield residents thanked the Council for recognizing the need for the alignment study of the Deerfield Bypass. She asked that Council strongly consider the southernmost alignment which ties in with the existing dirt road. She also stated that the residents would like to have the current rationale for the alignment in writing for the proposed Bypass route and asked to be involved with the alignment study in the form of an informal dialog. She stated that the residents could use the alignment study as a written tool along with a defined alignment to share with prospective buyers. Dave Hollineer represented two property owners with RC/OS designated properties near the Truck Inspection Station. He stated that the viewshed for passing traffic is of minimal value in that traveling in a westerly direction presents only a 4 to 5 second view of the properties. He pointed out that Parcel 2, the Dover/Eckstmm property is partially obstructed by the truck inspection station; the highway goes from 3 to 2 lanes of which motorist are focused on the merging traffic, not on the property; and the long track on-ramp serving approximately 1200 to 1400 trucks per day distracts motorists from the view. Parcel 1, the Northrop property can be seen partially, but the ridgeline is not obstructed and the cars are traveling away from the property. He pointed out that traveling In an easterly direction, the first 400 to 500 feet can be seen from the highway due to a 70 foot elevation variance. He stated that the question is would a loss in property value of hundreds of thousands of dollars as a result of a 4 to 5 second viewshed to passersby be worth it. Hollinger added that between Parcels 1 and 2, there is a 1200 foot deer corridor area never proven to be a major deer migration area. The major migration area is approximately 6 miles to the east of the properties and near the undercrossing for Fiberboard and Prosser Village off-ramp which has no cover, no trees and no brush for the deer to use this area as a migration area. He stated that to change the RA-5-PD land use designation which allows 11 lots on Parcel 1 and 13 lots on Parcel 2 to a designation allowing only 1 dwelling unit on each parcel is wrong. He suggested reducing the deer migration corridor to 800 feet with 400 feet on other properties to the east if the Department ofFish and Game feels that 1200 feet is necessary. Pete Cuttitta lives in Pannonla Ranchos and stated that if usage is reduced from 5 acre minimums to 5 structures on 235 acres on the Alderson property, if that isn't a taking it probably should be. He stated that a way to avoid this is by redesignating the area OSR making the site perfect for a horse facility. He stated that it is unfair to change the rules at this stage after Alderson has invested SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 4 money in developing a school site on this property and some weight should be given to the historic zoning. He pointed out that the parcel map process will allow any number of ways to protect open space vistas when parcels are split in the future. Larry Hoffman. attorney for the Mclver Dairy_ Parcel stated that the property is currently zoned R-2 and asked for clarification on transfer of development fights policy and how it might work in the future. Director Lashbrook stated that the McIver property is identified as RC/OS and also as desirable to prohibit all development as well as the southside of Airport Flats. He stated that a mechanism to get from one land use that allows little development to one that allows no development in the General Plan is a furore TDR program. He explained that a development right is defined as the right to build one house on a parcel. Under the current R-2 zoning, the right without discretion, is to build 4 units on each parcel. He stated that in his three way conversation between himself, Town Attomey Crabb and Mr. Hoffman that he and Crabb agreed that it makes some sense to use 4 units per parcel on the Mclver site based upon the existing R-2 zoning, but have to also consider the existing physical and environmental constraints on the property for value for TDR or purchase. Lashbrook stated that they reached an understanding that seems fair. Hoffman stated that the Mclver's desire is to sell the property at a fair value and that a fair value be established. Bob Yoder stated that PC-2 needs to incorporate view corridors and setbacks on Highway 80, 89 and Alder Drive as well as on Prosser Dam Road to protect any visual problems on the site towards solving traffic problems. He suggested that the third parcel be designated OSR at Prosser Village Interchange for higher density. D~rtir, Jidk~ll~ of Prosser Lakeview stated that the vision statement for Truckee is that it is a town and not a city. He pointed out that one of the vision statement's goals is to accommodate growth while enhancing the small town flavor. He doesn't believe that PC-2 will help finance a sewer line and doesn't accept this rationale. He stated that he supports growth that enhances the small town flavor consistent with the vision statement which he feels begins with development downtown, then the Old Mill site and then PC-I. He stated that PC-2 doesn't support the small town flavor and contributes to a "patchwork city" with no heart. Zena Krak wsk pointed out that in 1970, the population of Truckee was approximately 1,500 people and that the downtown area had a 40% occupancy rate. She stated that Truckee has attracted people with an unusually strong sense of commtmity, caring and unique quality of life. She pointed out that our vision is to preserve our unique values and quality of life for future generations to enjoy. She supports discouraging through traffic on neighborhood streets and supports the Deerfield Bypass. She questioned the need to widen Donner Pass Road to 3 lanes for the entire length of the road. She added that she would like to see the 267 Bypass as a surface road instead of a Bypass. She added that the Truckee area has the highest density of historic sites within the State. She felt that the Town needs to assist owner's in rehabilitation assistance and should encourage reuse of historic structures. She expressed concern that creating more commercial space than is needed may SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 5 create more vacant storefronts and not necessarily create mom jobs. Finally, she stated that the Town needs a comprehensive sign ordinance with downtown guidelines and more staff to enforce this ordinance. Wally Stevens stated that he thinks the General Plan is good and supports the plan. He mentioned that Truckee has waited for years for a plan and would like to see the General Plan approved now. Roz Lorenzato stated that many people live here for the open space and the small town feeling. She stated that the General Plan addresses infill of the downtown area as opposed to additional outer area development. She feels that direct commercial development with/n existing areas and subdivisions will lower the daily traffic impact in Downtown Truckee. She felt that land owners and developers are looking for monetary gain and the problem comes when development doesn't incur the true costs of its development. In looking at future growth, she encourages assessment of development in terms of tree costs and that developments pay for their true impacts. She felt that PC-2 eliminates the open space in Truckee, is too big, and is the essence of sprawl. She added that if PC-2 is accepted, development needs to be phased in downtown first. Paul Tracv - Pastor of the First Baptist Church stated that the Deerfield Bypass should be removed if possible. He pointed out that Council Member Carpenter previously stated that this is a local road to provide tourist traffic that would be the primary focus ofa Deerfield Bypass. He stated that Bob Johnston previously stated that it is a terrible plan to build a Town street parallel to a major connector such as Interstate 80 or State Route 89. Tracy added that the County estimate of $3 million for the Bypass makes it too costly to build at this time and that tourists would benefit the most while it would negatively impact the local residents. He added that Teichert's proposal of 20 low-income houses plus a motel is not worth it at that cost. Jim Porter representing Hopkins Trust stated that it is helpful for the public to mad through the General Plan document to rid any misconceptions about the plan. He feels that PC-2 is a key property to the future and will compliment the Downtown area. He stated that PC-2 and the Downtown are linked together and are dependant upon one another. He felt that most people would rather stay in a hotel in a rural area rather than near the railroad tracks downtown and mentioned that there is room for a hotel in both locations. He stated that PC-2 is dependant on a vibrant community downtown and expressed concern regarding the potential liability of a 400,000 square foot commercial development at the Old Mill site with costs to take out a lumberyard, 2 service stations, and a site characterization. He stated that it's bad planning to postpone PC-2 for 8 years. He stated that the Town Council has balanced conflicting needs in the community and has been tree to the vision statement. He feels that the General Plan is a legally defensible document and that it should be adopted now so the specific plan process can begin. He added that he supports changing the Alderson property designation to OSR. SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 6 Tom Grossman stated that he supports the General Plan and that the Council should listen to its constituents and be open-minded to the opinions of both short-time residents as well as long-time residents. He felt that shorter term residents deserve as much respect as longer term residents and that good ideas are good ideas. Mike Sullivan complimented the Town Council, the Planning Commission, and Planning Department staffin coming up with a coherent plan and stated that he is looking forward to adopting the General Plan. Margaret Urke of CABPRO representine property owners in Truckee stated that she is pleased with the General Plan but added that a General Plan that is too restrictive gives no leeway to the Town to make choices in the future. She asked that the Council and Commission look at clustering development. She stated that denying a property owner use of most of his land could be considered a taking and also precludes alternate siting ora house on a parcel that might be better because of the unique features of a particular property. She recommended that there be a change in policy language to add the words encourage clustering where feasible. Another change she would like to see is in Circulation Policy 1.7 on page 62, feasibility of maintaining Donner Pass Road as a 3-lane road should contain the wording as long as possible. Conservation and Open Space Policy 1.3 on page 70, she added, leaves out almost nothing and based on this definition, all development would be precluded. She stated that Safety Policy 2.6 on page 79 states no net increase of runoff and the language should be changed by deleting the word no. ~ thanked staff, the Town Council and Planning Commission for soliciting input from residents. She stated that the plan is a result of that input of the wishes and desires of the Truckee Community and the plan is a locally driven plan as it should be. Nelson Van Gundv pointed out that there is a lot of misinformation regarding the Old Mill Site and there are environmental concerns at the property regarding the lack of record of past operations since 1868 on the site which have frightened away many prospective developers. He added that he felt the train merger was a long way from happening and that commercial expansion won't happen at the site for awhile because of the environmental concerns. Mayor McCormack closed the public hearing at 7:32 PM and a 7 minute recess was taken. Meeting Reconvened at 7:39 PM. Lashbrook reviewed the significant comments and stated that Council Members and Planning Commissioners could add to the list for deliberations. He categorized the issues based on the comments received after November 22, 1995 through this evening as follows: SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 7 PC-2 commemial reserve MAPF letter 8 year timing development north of I-80 could occur. a) Scaling back on retail of PC-2 b) Implement Policy 5.4 - establish clear phasing and timing requirements c) Strengthen local-serving commemial development in Tahoe Donner d) Market analysis to ensure no detrimental impacts to downtown commemial e) Reduce scope of PC-2 consistent with County zoning f) Capture and deal with groundwater contamination with golf course response to site specific EIR for PC-2 g) Open space in PC-2 not considered p. 46, PC-2 land uses - golf course; clarity of open space h) Setbacks on Prosser Dam Road; previous zoning issue; zoning or development code RC- 5 PC-3 - eliminate Specific Plan requirement because it would be too difficult to prepare based on fragmentation created by the Bypass right of way. Hollinger/Alderson/Northrop - keep RC/OS, change to OSR to allow equestrian facility on Alderson parcel, change to RC-10; designate industrial; 1,200 foot deer corridor not appropriate for General Plan according to Fish and Game Department. Southern Pacific Right of Way a) support for recommended policy b) request to allow commercial or industrial development throughout the rail corridor even for uses without rail access. c) requested maximum flexibility possibility. Open Space Issues - Truckee Donner Land Trust a) need for funding, both public and private b) need to work with Placer County regarding trails planning c) identify land trust as an active participant in facilitating access to historic resources d) add policies encouraging acquisitions of open space from willing sellers, including: 1) equitable distribution of cost between existing and new residents 2) adoption of an open space action plan action plan which inventories resources, targets areas for acquisition, provides cost estimates, establishes an administrative structure 3) outline funding sources including bond (assessments) mitigation fees School District a) define development permit b) acknowledge school district fee program SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 8 Housing Element a) do not implement rent control. Provide buyout provision when fee waivers or other economic incentives are used to facilitate affordable housing. Land Use Compatibility a) ensure buffers provide for incompatible land uses such as industrial and residential General Comments a) General Plan should slow the rate of growth b) General Plan should manage growth, avoid sprawl c) Need parkland north of Interstate 80 d) promote neighborhood serving commercial in all neighborhoods, especially Tahoe Donner 10. Mclver Dairy - concern expressed regarding decrease in value prior to possible acquisition by the Town or Recreation District 11. Tahoe Donner Bypass and Deerfield Bypass a) include description of purpose of alignment in General Plan b) pursue southerly alignment c) work with neighborhood on alignmem study 12. CABPRO a) provide for more flexibility in policies b) no net increase in runoff- Trout Creek constraints concern in Tahoe Donner 13. Request to make sure Town considers true cost of development (program) 14. Support for new local-serving commercial development in Tahoe Donner and Donner Lake SPECIAL JOINT MEETING - DRAFT FINAL GENERAL PLAN HEARINGS January 31, 1996 Page 9 ADJOURNMENT. Mayor McCormack adjourned the Joint Public Hearing at 8:22 PM. Planning Commission began the Special Meeting of the Planning Commission for deliberations on the Draft Final Truckee General Plan. ATTEST: Kelly Hop, Administrative Secretary Respectfully submitted, t~ephen V~n~t, To~vn ci~-l-kl Brita Tryggvi, Chair v/./~ TOWN OF TRUCKEE ?L~II3 COMMISSION Approved the 21st day of March, 1996 (Town Council) Approved the 13th day of March, 1996 (Planning Commission)