FEIS - Tahoe Regional Planning Agency

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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 TRPA's February 4, 2008 Governing Board Resolution for the Boulder Bay CEP project (item 2 on page 2 of the resolution) requires land coverage reduction for the additional height contemplated for the CEP project in item 1 of the resolution. The proposed Code Chapter 22 height amendment (DEIS Appendix U) requires the project to reduce land coverage by a minimum of 10 percent to earn additional height. The percentage reduction in land coverage does not directly correspond to a percentage increase in height. Appendix AC presents the revised language for the proposed special height amendment to clarify that the Crystal Bay Motel portion of the project area is not eligible for additional height per the proposed amendment. Comment 322-fd: Comment Summary - Crystal Bay Motel coverage removal is only temporary since the developer reserves the right for future development. This should not be counted as permanent coverage reduction. Please see response to comments 322-dt and 322-dy. Future development within the Crystal Bay Motel portion of the project area is limited by excess land coverage mitigation proposed for this Project. The project applicant has agreed to permanently retire the maximum amount of land coverage available within the NSCP following TRPA’s selection of an Alternative. Comment 322-fe: Comment Summary - The transfer of development out of South Shore to the North Shore appears to be a shell game played with entitlements and has far-reaching consequences and impacts that have not been adequately addressed in and environmental document. Where is the physical effects analysis in the EIS? How will transfer of development from South Shore to North Shore be a positive environmental benefit to the North Shore? The transfer of development from South Shore is analyzed in Chapter 4.1 (See Impact LU-2 page 4.1-25). Removal of units in the South Shore results in less over coverage and SEZ impacts in the Basin. The NSCP is a Transfer of Development Rights (TDR) receiving area. This means that the NSCP area has indicated a desire to grow through the transfer of development rights and existing development. The analysis of this transfer is found throughout the document for each environmental topic since these transferred units are part of the Proposed Project development. The environmental benefits and impacts are presented in the DEIS. Comment 322-ff: Comment Summary - 4.1-24. The proposed acquiring of TAU's is extremely confusing. Please provide a chart breakdown. How many TAU's currently existing on the project area? The DEIS says 189 TAU's will be increased within the project area? TAUs are listed in a chart on page 4.1-23 and in Table 4.1-6 on page 4.1-24. The DEIS states on page 4.1-23, "The Boulder Bay proponents currently own 150 Tourist Accommodation Units (TAUs) associated with the Biltmore Hotel (95), the Crystal Bay Motel (19), the former Baltabrin Casino (19) and 17 units banked on the Sierra Park parcels." These are all located within the project area and NSCP. In addition, Boulder Bay owns or has options for up to 148 additional TAU from seven properties located outside of the NSCP in Washoe and El Dorado Counties, which is shown on the chart on page 4.1-23. As shown in Table 4.1-6, bonus TAUs are available to Boulder Bay as a result of SEZ restoration match from the TRPA Special Project Pool (up to 40) and from the NSCP bonus Pool (up to 31). On page 4.1-12, the DEIS states that 300 hotel units are proposed under Alternative C, which is an increase of 189 units over the existing number of 111 hotel units currently in use within the project area (e.g., Tahoe Biltmore and Crystal Bay Motel). PAGE 8- 112 HAUGE BRUECK ASSOCIATES SEPTEMBER 8 , 2010
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 Cumulatively, when considering the proposed export of NSCP TAUs from the Tahoe Inn site for the Homewood Mountain Resort Master Plan, the increase in TAUs within the NSCP as a result of the Boulder Bay Alternative C would be equal to 50 units (e.g., 139 TAUs are proposed to be transferred to Homewood). Comment 322-fg: Comment Summary - 2-16 Confirm whether 17 TAU's are proposed to come from the Mariner/Sierra Park parcels. Under what circumstances can they be converted back to TAU's from CFA. How does this effect the overall entitlements allocated to Mariner site? Multi-family residential units proposed in Building A are located on the former Mariner site (24 units under Alt C and 21 units under Alt D) in addition to a portion of the proposed TAUs located in Buildings B and C. The exact numbers of TAUs located in the former Mariner site differ by Alternative C and D, but would be approximately 28 for Alternative C and 35 for Alternative D. The DEIS discusses the potential use of up to 17 TAUs from the Mariner/Sierra Park parcels for the development proposed in the former Tahoe Mariner site on page 2-16 and page 4.1-23. Since the circulation of the DEIS, Boulder Bay has decided to forgo the proposed conversion of CFA into TAUs as analyzed in the DEIS in Chapter 4.1. As such, Boulder Bay will be required to use 96 (up from 79 reported in the DEIS) of the 148 TAUs that are available to Boulder Bay for transfer to the project area from Washoe and El Dorado counties. Therefore, the CFA banked on the Mariner/Sierra Park parcels will remain banked as CFA. The transfer of up to 96 of the offsite TAUs to the project area will not result in significant impacts, as the analysis for Alternative D considered the possible transfer of 139 TAUs into the NSCP from Washoe and El Dorado counties and concluded that the impacts were less than significant. Comment 322-fh: Comment Summary - Provide breakdown of market rate allocations and if they are part of a bonus for being a CEP or if they were units purchased from private sources. Please see response to comment 322-ff. Comment 322-fi: Comment Summary - What is the monetary value of all the entitlements given to the developer as part of being CEP? Is project receiving bonus allocations for market rate housing? Monetary values are not required information in an EIS. Addition of this information does not alter the environmental analysis or conclusions. Under Alternative C CEP bonus allocations are used for employee housing and bonus TAUs from the NSCP Pool and TRPA Special Project Pool are applied to the hotel units. Bonus allocations would not be applied to Alternative C market rate housing. Under Alternative D, existing and purchased ERUs will be applied to the whole ownership units, CEP bonus allocations will be applied to the 8 employee housing units, and some of the bonus TAUs from the NSCP Pool or TRPA Special Project Pool may be applied to the timeshare units. Comment 322-fj: Comment Summary - Was the Colony Inn purchased by Boulder Bay or is it part of the bonus pool for the CEP? Boulder Bay purchased 42 TAUs from the owner of The Colony Inn that were located within SEZ. Boulder Bay also purchased 10 TAUs from the owner of The Colony Inn that were not located within SEZ. Each of these TAUs is available for transfer to the Boulder Bay project area. The restoration of the SEZ TAUs enables SEPTEMBER 8 , 2010 HAUGE BRUECK ASSOCIATES PAGE 8- 113
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FEIS - Tahoe Regional Planning Agency

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