Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

PROJECT DESCRIPTION

PURPOSE & OBJECTIVES To provide a senior housing project, in a residential setting, with a range of living opportunities that will accommodate an “” neighborhood close to the downtown and local services to enable residents and/or aging family members to remain in the Truckee community.

The 8.05-acre Pollard Station Project (Project) is located within the eastern central portion of Hilltop Master Plan area. The proposed project is an age-restricted senior neighborhood (aka “senior living community” or SLRC) consisting of and a congregate care facility. The Project proposes a variety of housing options, enabling an “aging-in-place” residential neighborhood for senior citizens. These housing options will encompass fully independent seniors to those needing assistance with various activities of daily living, including specialized care for seniors with various forms of dementia. The residential options are characterized as follows:

Independent Living (IL) – units are designed to enable independent seniors to enjoy a lifestyle filled with recreational, educational, hospitality, and social activities amongst other seniors. One-bedroom and two-bedroom and condominiums, each with complete kitchens, are proposed.

Assisted Living (AL) – provides a special combination of residential housing, personalized supportive services and care. Assistance is provided with some activities of daily living, while allowing residents to be more independent than in most nursing homes. Particular attention is focused on assistance with eating, grooming, mobility, and medication management.

Memory Care (MC) – Dementia (including Alzheimer’s disease) care provides specialized care and housing tailored to the special needs of individuals with diseases that affect memory and orientation. The physical structure will be a securitized and protective environment for its senior residents.

Pollard Station will provide housing for independent and semi-independent seniors, typically aged 70 - 90, with an average entry age in the early 80’s. In total, the project proposes 120 separate residential units, ranging from studio apartments to 2-bedroom units.

The project proposes two distinct residential types as follows:

Lodge – a three building congregate care complex, providing 36 Assisted Living (AL) units, 24 Memory Care (MC) units, and 18 Independent Living (IL) apartments for a total of 78 units. The lodge also provides common area amenities, back-of- support spaces, and parking.

The Lodge include common area amenities of living and dining areas, a fitness and exercise room, an art studio, a multi-purpose room, a card and game room and a

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

library and brain fitness center. The Lodge common area amenities will be available for use by its residents and by the residents of the Condominiums. Within the Lodge, the Assisted Living and Memory Care buildings each have separate living, dining, and activity areas designed for specialized needs of its residents.

The three buildings of the Lodge complex total approximately 83,100 square feet of conditioned building area and approximately 7,000 square feet of under-structure parking. For the most part the lodge building is two stories, except for a small portion of the Assisted Living/Core building which has a third floor where the ground floor level is below grade due to the natural slope of the site. The overall height of the lodge building is 40 feet from average existing grade at its highest point, which exceeds the maximum 35 foot height of the DRM zone.

Condominium Buildings – 42 market rate “for-sale” condominium units in two 6-unit buildings, three 8-unit buildings, and two 3-unit buildings. The 6 and 8-unit buildings feature single floor living and “universal design”, including weather protected accessibility from enclosed private garages under the building to each dwelling unit. The 3-unit condominium buildings are “townhouse-like”, with private 2-car private garages below each single level unit. The condominiums have two-bedrooms, with four typical floor plans, ranging in size from 1,250 sq. ft. to 1,400 sq. ft.

Buildings 4, 5 and 6 of the condominium buildings are 45 feet in height, which exceeds the 35 foot height established in the DRM zone.

Site Coverage:

Coverage Type Land Area Acreage1 Percentage Building (footprint) 74,474 1.7 21% New AC/Concrete 107,638 2.5 31% Open Space 74,000 1.7 21% Landscaping 94,546 2.2 27% Total Area 350,658 8.05 100% 1 Figures have been rounded; therefore do not equal the totals.

Access: The Project site abuts the existing Stonewood and Ponderosa Palisades Townhouse developments to the east. Pine Cone Road, which connects to Palisades Drive, will be extended as the primary access for the Project site. Pine Cone Road will intersect another new road, Old Brockway Road, on the west side of the development parcel. Old Brockway Road will be constructed to a width of 20 feet and connect to Brockway Road using the existing road access (current “Old Brockway Road”) to the Hilltop area and Cottonwood Restaurant. Old Brockway Road is intended to be used for access and as an emergency access route until the primary road connection required as part of the Hilltop Master Plan Phase 1 infrastructure improvements (Section 2.C.1.a. and b.) is completed.

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

The Old Brockway Road connection to Brockway Road will be eliminated once access rights are obtained from intervening landowners and the Hilltop Master Plan Phase 1 road circulation improvements are installed.

Pedestrian circulation is provided through sidewalks on both sides of Pine Cone Road and connecting path ways from various building clusters. Shared pedestrian access is proposed within the common driveway on the north side of Pine Cone Road.

Parking: The parking for the development has been set at 1 space per 3 independent living units, 1 Space per each staff on highest shift, and 10 percent additional spaces for guest parking. Parking (18 spaces) is provided in a subsurface garage within the lodge. An additional 22 surface parking spaces are provided in five clusters (with two to eight spaces) around the lodge building. The Condominiums provide two garage parking spaces per unit, plus surface parking for guests in front of each garage unit. Thirteen on-street parking spaces are also provided along both sides of Pine Cone Road.

Phasing: The project may be developed in eight (8) phases (phases may be modified, or combined to meet market demands), as follows:

1. Phase 1: Construction of the three Lodge buildings and associated infrastructure, including: a. Water, sewer and electrical facilities to serve the site, b. Pine Cone Road and Old Brockway Road frontage improvements. c. An emergency access connection is also proposed to the north to connect to the existing roadway and access.

2. Phases 2 and 3: Construction of condominium buildings 6 (six units) and building 7 (eights units) south of Pine Cone Road

3. Phases 4 through 8: Construction of condominium buildings 1-5 (28 units) to the north of Pine Cone Road

Grading associated with development of the condominium buildings is proposed to occur concurrently with building permit issuance to avoid excessive disturbance and tree removal prior to each phase occurring and to keep much of the site in a natural state prior to construction.

To reduce trucking and removal of earthen materials from the project site, some stockpiling (with minimal tree disturbance) is proposed in project areas north of Pine Cone Road as development occurs to the south. Phases may be modified, or combined to meet market demands for a successful project.

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

Infrastructure: The following infrastructure features will be developed as part of Phase 1 of the Project. All of these improvements will reflect the requirements of the Hilltop Master Plan as a whole:

1. Pine Cone Road and a portion of a new Old Brockway Road, which fronts on the Pollard Station project, are proposed to be constructed complete with sewer, water, storm drain, electrical, gas, telephone, cable TV and fiber optic utilities. 2. Overhead power lines immediately east and north of the site are intended to be removed and relocated underground within the roadway right of ways along with joint trench facilities to serve Hilltop. 3. Water and sewer mains will be constructed northerly along the approved Old Brockway Roadway alignment. 4. Additionally a 20 ft. wide asphalt roadway, in compliance with Town of Truckee standards, is proposed northerly of the site to provide secondary emergency access out to the existing Old Brockway Road, which intersects with Brockway Road.

This application includes a request for deferral of construction of some of the infrastructure and improvements described for Phase 1 Infrastructure and Improvements, until necessary easements and/or rights-of-way are made available. See Requested Entitlements; item A.5 below for specific deferral requests. Appendix G – PHASE 1A INFRASTRUCTURE AND IMPROVEMENTS of the “Pollard Station Land Use / Applications Appendices” describes the on- and off-site infrastructure and improvements the Applicant is committed to construct with the first phase of Pollard Station development.

Requested Entitlements This application requests a variety of amendments to the Hilltop Master Plan, site rezoning, Use Permit, tentative map and historic design review, as follows:

A. Amendments to the Hilltop Master Plan, as follows:

1. Amend the first paragraph, Chapter 3.G, (DRM) District, of the Hilltop Master Plan to read as follows: “The Downtown Medium Density Residential (DRM) District is intended to provide residential land for medium density residential units and their accessory uses. Detached single-family dwellings, attached dwellings, co-housing and senior citizen / disabled congregate care housing may be allowed in the DRM District. “Senior citizen housing” projects may apply for Density Equivalents, density bonus, and incentives pursuant to Sections 18.08.050 B.2, 18.58.B.1.a and 18.32.030.A.1 of the Truckee Development Code to modify the development and design standards required of the Master Plan through the Use Permit application.”

2. Add “Senior citizen/disabled congregate care housing” as a permitted use within the DRM Zoning District Chapter 3, Section G.

3. Amend Table 3 of Chapter 3, to permit “Senior citizen/disabled congregate care housing” as a Residential Use subject to a “C” Conditional use in the DRM zone. Page | 5

Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

4. Modify the comprehensive historic interpretation program requirements of Chapter 6, Section 2, to apply to those properties within the HMP that contain historic building resources.

5. Defer construction of portions of the Phase 1 Common Area Infrastructure and Improvements required by the HMP Chapter 2, Section C, as follows:

a. Roundabout at Brockway Road. b. Main Access Road. c. Old Brockway Roadway abandonment. d. Silverwood at Truckee Access Road to the Silverwood at Truckee and Young properties. e. Certain utility lines that cross Intrawest property and Young property. f. Trail section that fronts the Young and JAR-Hilltop properties. g. Demolition of Sierra Motors Building.

6. Construct the following Phase 1 Common Infrastructure Improvements required by the HMP Chapter 2, Section C, as follows:

a. Pine Cone Road Extension through the project

b. Pine Cone Road Repaving east of the Project

c. Certain utilities, trails and Brockway Road improvements described as follows:

1. An emergency access road / secondary access north along Old Brockway Road alignment. The emergency access road is designed to construct as much of the ultimate road section possible per the approved HTMP while utilizing only the 38’ wide Town right of way that is currently available.

2. Brockway Road frontage improvements, west of Old Brockway Road.

3. The portion of the Legacy Trail that bisects the Silverwood at Truckee property and the stairway from the Legacy Trail to Brockway Road.

4. The water main will be looped from an existing 8” water main in Pine Cone Road to an existing 14” water main located South of Brockway Road. Upon additional Truckee Donner Public Utility District modeling, if additional fire flow is necessary to meet the demands/requirements of the project, the water line can be extended down Old Brockway Road to Brockway Road where an existing 24” waterline (6170 pressure zone) can be connected to and supply approximately 3500+- GPM of fire flow to the Lodge building and area hydrants.

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

5. The proposed 8” sewer outfall main will be installed along the designed master plan alignments within the Proposed Emergency Access Road / Old Brockway Road right of way necessary to serve Pollard Station, and to ultimately service the Hilltop Master Plan area as a whole.

Note: The Emergency Access Roadway and Utilities Phase 1A infrastructure improvements are depicted on Sheet C5, titled “Preliminary Emergency Access Phase 1A Improvements”, prepared by SCO Planning and Engineering, dated 11-30-10 Use Permit Submittal, which accompanies this supplemental information.

B. Rezone the subject parcel to DRM in accordance with the Hilltop Master Plan.

C. Use permit for the construction and operation of an approximate 83,100 square foot “senior citizen congregate care lodge building” and the construction of the 42 age restricted condominium units for senior citizens in seven different buildings. The Use Permit also proposes the following senior citizens housing density bonus incentives in accordance with Town Development Code Sections 18.58.B.1.a and 18.32.030.A.1

1. A building height increase from 35 feet to 40 feet for the lodge building(s) and up to 45 feet for the condominium buildings. 2. A waiver of the 10 unit maximum number of units within one structure for the lodge building(s). 3. Adjust the build-to setback lines from 12 feet or 17 feet from the street curb pursuant to Section 3.G.1.d of the Hilltop Master Plan to 25 feet from the back of sidewalk for the lodge, 8 feet for Condo Building #1 and 14 feet for Condo Buildings #2 and #3.

D. Tentative map to subdivide the lodge building(s) into a 4.03 acre parcel from the remainder of the property and to create the 42 age restricted air space condominium units on approximately 4 acres.

E. Certificate of appropriateness for historic design review.

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

PROJECT JUSTIFICATION Demonstrated Need for Senior Housing There are no similar senior housing options in the Truckee - North Tahoe region. Interest by seniors, and those with senior parents, in the Truckee community has been high over the last year that the applicant has been conducting community outreach and providing information regarding the project. Senior Traditions, a regionally and nationally recognized senior living consulting company based in Reno, NV, was engaged by the applicant in 2009 to conduct a series of qualitative mail surveys targeted to three separate groups. These groups included: a) active adult seniors, ages 60 to 74, b) adult children of prospective senior residents, ages 45 to 59, and c) prospective congregate senior end-users, ages 75 to 84.

Approximately 3000 surveys were mailed to select zip codes within the primary market area, as defined by the market feasibility study. The response rate was approximately 10% which is considered an excellent response in the industry as compared to a typical response rate of 3%. Senior Traditions believes that the high response rate is attributed to both unmet need in the market for senior living options (as confirmed by prior demographic demand analysis) and substantial interest in the market.

The results of the Senior Traditions Survey included the following information: Consensus that there is nothing similar to proposed project in area Comments showed strong support and suggested a sense of urgency for those already at end-user age Very strong positive response from adult children – which seemed more likely to entice parents to community if they already lived in an area with similar weather Respondents in both end-user group and active adults were predominantly high income and lower debt, however, there were many comments about cost containment and affordability which suggested that most are victims of the current economy and have grave concerns about living within their means over time High percentage of current full-time residents plan to stay in area if this type of senior option is available

The Executive Summary of Findings by Senior Traditions is included in this application as Appendix B.

There is no similar housing option for the elderly in Truckee and there is no viable alternative development site with zoning that permits senior citizen/disabled congregate care housing in Truckee. The Applicant investigated alternative sites within Truckee and found that several sites of sufficient size were not appropriate for senior housing, due to proximity to the railroad tracks, airport’s over-flight zone or . Refer to Appendix A – ALTERNATIVE SITES EVALUATION.

Land use designation and zoning The Davies / Fitch parcel is within the Hilltop Master Plan Area and is designated Downtown Medium Density Residential (DRM) with a maximum density of 94 Residential units (HMP,

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

Table 1 – Land Use Chart). The subject parcel will be rezoned to Downtown Medium Density Residential (DRM) pursuant to the Hilltop Master Plan, Chapter 1.E. which states:

“In order to implement the Master Plan, the individual parcels will need to be rezoned from Master Plan to a zoning district consistent with the Master Plan land use district for the parcel.”

Traffic There are many Senior Living Retirement Community (SLRC) projects in operation around the country. The Institute of Transportation Engineers (ITE) Trip Generation data indicates that PM peak week day trips generated from such facilities is 2.81 per unit or about one third that of a typical residence. The Hilltop Master Plan’s traffic analysis projected an average of 579 daily trips for 94 multi-family townhomes. Pollard Station will generate 337 average daily trips (120 units x 2.81).

Also, it is important to note that the within the Lodge buildings, 77% of the units are Assisted Living and Memory Care of which these residents do not drive. In addition, the project will have a transit service available for residents to use thus further reducing vehicle use to and from the site. The average age for residents of the Lodge is the early 80’s and the majority will be single and much older than the target age. Experience shows that many residents in that age group and residing in the Lodge buildings will not drive or own a car.

Community Benefits Development of Pollard Station will provide the following benefits to the community at the Hilltop area: Legacy Trail extension across the Hilltop area Sidewalks and trails connecting to existing off-site sidewalks and trails Widening of Brockway Road “down the hill, with a sidewalk, Improved trail with stairway from Hilltop “down the hill” towards Downtown Infrastructure improvements, including looping of water main benefiting nearby residents and undergrounding of power lines adjacent to Ponderosa Palisades and Stonewood townhouses

Pollard Station will provide the following community-wide benefits: Housing and assisted care options for residents which are not available in Truckee; Intergenerational emersion, enhancing experiences and well-being of young and elderly of the community; Increased volunteerism opportunities; Enables community to keep its most important asset, its people, in the community as they age; Provides local families the ability to have elderly loved ones, relatives, and friends nearby as they age; Jobs, increased business for Downtown Truckee merchants and restaurants, increased sales tax revenue.

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Pollard Station – Supplemental TM and UP Application Information Amended 3/29/11

Economic Benefits Pollard Station will have many positive economic benefits for the Town of Truckee and local community. These include the creation of an estimated 25 - 30 full-time jobs once the project is operational, with a projected annual payroll of approximately $1.5 million. A significant portion of the estimated $30 million construction cost for the project will go to local contractors, services, and material suppliers creating additional local employment and jobs. Pollard Station will also generate substantially more property tax revenue then the current revenue generated by the vacant property.

The National Association of Home Builders (NAHP) wrote a comprehensive document regarding the various components of senior housing. Chapter 7 of the report outlined the various economic benefits to local jurisdictions that typically encourage senior housing. The report found that there are basically three phases of the senior housing:

Phase I: Construction. Jobs, wages, and local taxes (including permit, utility connection, and impact fees) generated by the development, construction and the sale of homes. The jobs include on and off-site construction work as well as jobs generated in the retail and wholesale industry, transportation services to/from the site, and professional services required to build a home and deliver it to a buyer.

Phase II: The Ripple Effect. The wages and profits earned in Phase 1 are spent on other locally produced goods and services. Spending generates additional income for local residents, which is spent on more locally purchased goods and services and so on. This generates the recycling of income back into the community is usually called “multiplier” or “ripple effect”.

Phase III: The Ongoing Annual Effect. When a home is occupied, the occupants pay taxes, spend money, and otherwise participate in the local economy. This first step in another set of economic ripple causes a permanent increase in the level of economic activity, jobs, wages and local tax receipts. Phase III does not necessarily imply that all new homes are occupied by households moving in from outside the community. A household may move into a new unit from elsewhere in the same local area, and while other households move into the area to occupy the vacated unit, the local area simply retains older citizens who would otherwise move out of the area because the lack of suitable housing. In any case, the new housing results in that gain of households to the local economy.

In general, senior living has an overall positive impact on the local economy. Senior living communities demand little impact on local roadways, does not affect local schools, provides tax base revenue for and recreation, has minimal sewer and water demands and allows seniors to stay in close proximity to their children. Pollard Station will create jobs, keep seniors from moving out of the area, and keep local money local. Senior citizens are voters, good citizens and a vital part of the community.

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