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
TRPA land coverage calculations and analysis are required to consider more than just
building-use land coverage. Alternative C proposes 356,043 square feet of land
coverage compared to 377,875 square feet for Alternative D. Alternative C allows
for removal of more land coverage than Alternative D as identified in Table 4.2-6 and
thus the overall land coverage associated with Alternative C is less than Alternative
D. Building land uses are described in DEIS Chapter 2.
Comment 322-z: Comment Summary - GEO-1: Allowable coverage is skewed by ROW coverage, road
abandonment, which is assigned to project use and should be disallowed.
The statement that allowable base coverage for the project area is skewed by public
ROW coverage is not supported. Table 4.2-3 identifies "actual" (term used in
comment) or verified existing land coverage (TRPA definition) versus TRPA
allowable base coverage for the project area. The calculations follow the process
outlined in TRPA Code Section 20.3.D, and per 20.3.D(1)(b), the calculations
excludes land beneath ROWs from inclusion in the project area or the calculations for
base allowable coverage. Table 4.2-6 presents the proposed or "actual" land
coverage for the action Alternatives compared to the TRPA base allowable land
coverage for determination of excess land coverage (per page 20-25 of TRPA Code
Chapter 20, Excess Land Coverage equals the existing amount of land coverage, less
the total of the following: maximum allowable amount of base coverage, the amount
of coverage approved for transfer, and the amount of coverage previously mitigated)
and mitigation requirements associated with excess land coverage. As approved by
Washoe County in their ROW abandonment, the action Alternatives absorb ROWs
into the project area in order to make improvements on these lands and to remove and
restore a portion of the existing verified land coverage. In other words, the area
assigned for public roadway ROW is not the same under the existing conditions and
Alternatives C and D. The land coverage that will remain in the ROWs is included in
the excess land coverage totals, as required by TRPA Code Section 20.3.D(2)(c),
because Boulder Bay will assume ownership. In summary, land area associated with
the ROWs was not included in the calculations for allowable base coverage but the
land coverage from the ROWs was included in the calculations for proposed land
coverage for Alternatives C, D and E and also accounted for in the calculations for
excess coverage mitigations.
Comment 322-aa: Comment Summary - Impact GEO-2 does not consider the impact of taller buildings
in an evacuation situation. If earthquakes can collapse buildings built to code, this is
magnified by the excess building height and requires mitigation that buildings should
exceed County code for seismic standards.
The emergency response plan (mitigation measure GEO-2B) will be prepared to
reflect the emergency response needs of the selected project Alternative and will be
based on the resultant site configuration and building heights. Prior to issuance of a
certificate of occupancy by Washoe County Department of Building and Safety,
buildings constructed for any project Alternative will be inspected by North Lake
Tahoe Fire Protection District and for compliance with Washoe County Seismic
Codes as well as other safety and fire codes identified in the Safety Plan (submitted
to Washoe County Sheriffs Office and the Fire Protection District to comply with
mitigation measure PSU-1D). Buildings of greater height will be designed and
constructed to conform to codified regulations and building codes. Furthermore,
mitigation measure PSU-C1 requires Boulder Bay to work with the Washoe County
Emergency Management Center (EMC) for further development of emergency plans
and operations protocols for evacuation, emergency shelters or staging areas.
SEPTEMBER 8 , 2010 HAUGE BRUECK ASSOCIATES PAGE 8- 87