FEIS - Tahoe Regional Planning Agency

RESPONSE TO COMMENTS ON THE DEIS
B o u l d e r B a y C o m m u n i t y E n h a n c e m e n t P r o g r a m P r o j e c t E I S
Code Section 20.5.C; and some in being removed and restored for mitigation of
excess land coverage.
Comment 322-dw: Comment Summary - As a CEP project, this should conform to the highest
environmental standards and mitigations should be above and beyond standard
expectations to qualify for extra height and other entitlements.
Please see response to comment 286-as.
Comment 322-dx: Comment Summary - S-1/S-4 4.5-46: There are discrepancies as to which parcels
are included in the project description. Maps include Crystal Bay Motel, but the
description for Alt. C doesn't discuss this. APN123-042-02 isn't discussed, and there
is no coverage verification. Will it be used for parking?
APN 123-042-02 is the existing Biltmore overflow parking lot located adjacent to the
Crystal Bay Motel and Office complex. There are no changes proposed for this
parking lot currently used by Biltmore employees and by visitors to Jim Kelley's
Nugget Casino. Parking numbers provided for the Alternatives in the DEIS apply
only to the portion of the project area located on the mountain side of SR 28, where
changes to existing parking will occur. This APN is included in the TRPA land
coverage verification in DEIS Appendix D. Land coverage by APN is presented in
Appendix AD.
Comment 322-dy: Comment Summary - 4.5-46 states the Crystal Bay Motel will be removed and the site
restored, but this property needs to be deed restricted as open space because future
site development will make mitigation and density calculations obsolete.
Removal of the Crystal Bay Motel is not a mitigation measure, but a scenic quality
improvement or benefit of project development. Future development would not
make mitigation obsolete. A deed restriction on the Crystal Bay Motel site is not
currently proposed; however a variety of constraints exist for future development of
the site. Constraints for future development include: 1) A TRPA permit would be
required, which includes additional environmental review, and 2) Alternative C
utilizes the maximum density of the project area, so only commercial uses could be
proposed on the Crystal Bay Motel site, not residential or tourist units, if Alternative
C is developed. Future development is constrained by the Proposed Project density
and is limited in type of development.
Comment 322-dz: Comment Summary - Include a chart format breakdown of the parcels in the project
area showing sf, acreage, verified land coverage, land capability, entitlements, open
space, existing buildings and use sf, building improvements to remain and their use,
and compare each of the Alternatives to these categories by noting their new
uses/sf/footprint/coverage/ etc.
Table 2.7-1 provides a comparison of other categories by Alternative. These
summaries are based on the project area, but are not broken down by individual
parcel. Appendix AD is added to the FEIS to land coverage/capability characteristics
for the project area by parcel.
Comment 322-ea: Comment Summary - Which parcels were included for the density calculations? Why
is there a discrepancy between TRPAs method and Appendix M for calculating
density? Why are 2 acres used for the density on the Mariner site when the
agreement only allows development on one acre? Where is the density deduction for
existing uses that remain?
SEPTEMBER 8 , 2010 HAUGE BRUECK ASSOCIATES PAGE 8- 105