Traffic – LSC transportation consultants produced a transportation report (click here for the report) that rates the intersection of SR 28 and Southwood/Northwood as an ‘F’, the lowest level assigned. They estimated there would be 174 one-way daily trips on a weekday, this is below the 200 daily trips that TRPA uses as a ‘threshold’ for a traffic study. Additionally, it is estimated the complex will generate 850 Vehicle Miles Traveled (VMT). This is also below TRPA’s ‘threshold’ of 1300 VMT identifying a ‘significant impact’. There will be no direct access to Tahoe Boulevard, except for the emergency gate for emergency vehicle access.
Building Height/Design – The recently updated Tahoe Area Plan allows the building height increase to four stories. The developer reported they are complying with TRPA required BMPs, land coverage requirements, and with all set back requirements for the height of the building.
The lowest level of the complex includes parking, storage and a small gym. Each unit has its own elevator from this parking area. The first floor has parking and 9 units. A total of 96 parking spaces are planned. Five units will have 2 assigned spaces, while the other 35 units may purchase an additional reserved space beyond their one assigned. If all units obtain 2 parking spaces, 16 guest parking spaces will remain. Electric vehicle charging will be provided. Garbage and recycling are anticipated to be throughout the parking levels. Based on a community comment, the developer will be contacting the Bear League to discuss concerns/issues related to garbage bin locations within the underground automated open/closing security garage doors.
The units will have balconies and will be responsible for their snow removal. Snow storage will be in the center courtyard of the complex.
The building will be 4 stories above the ground level including a penthouse level and rooftop terrace. Soundproofing will be on the exterior walls facing SR28 and Southwood. The units range from 1,500 to 4,000 square feet with most units having 3 bedrooms. They are estimating the total occupancy to be between 80 to 120 people. Developers say they are targeting families. The unit price range begins in the mid $2M with the highest perhaps up to $7M.
The common courtyard area is not gated except, around the spa. It will contain cooking/grilling areas and family friendly landscaping.
They are investigating the possibility of deed restrictions for Short Term Rentals and fractional ownership, but neither can be ruled out at this time.
Development schedule is as follows:
Land acquired in September 2021.
2/1/22 Washoe County Planning Commission Meeting
3/15/22 TRPA Meeting (tree removal approval (40 trees) is expected at this meeting)
They stated at the meeting that NDOT must approve the driveway before the permit is able to move forward. No date was given for this item.
Either May or June of 2022 to begin construction with a completion target date of March 2024.
COMMUNITY CONCERNS EXPRESSED AT THE MEETING:
- Removal of old growth trees
- Safety with the intersection comprised the majority of community member concerns. People expressed, and this issue is supported by the transportation study, that the intersection is already very dangerous, and the additional traffic and pedestrians will only exacerbate the problem.
- One unique concern is that while the owners know the skate park and ball fields are across Southwood, that after they move in, residents may begin to complain about having such public recreation facilities for youth nearby.
- Mail delivery – only packages will be delivered, and the concern expressed was related to the fact there is no exterior parking for a truck.
- Snow removal was discussed at length. There is very little area for snow to be plowed except in the inner courtyard, and instead snow must be removed. Again, with no exterior parking area for delivery trucks.
- Transportation consultants raised potential need for a left turn lane to be added to Southwood Blvd, at corner with the skatepark. If this were done, concern was raised that it could eliminate street parking for the skatepark.
- The traffic report assumptions were questioned, specifically the 20% reduction in daily traffic trips because residents of the condos would walk and bike instead of using their vehicles, even in the winter when walking and biking in Incline Village is quite difficult.