What is planned for open space?
Canyon Springs exceeds open space requirements as defined in the Town of Truckee Development Code. More than 65 percent of the project is proposed as permanently protected, publicly accessible open space which will preserve the most sensitive water tributaries and habitat corridors.

Generous buffers are planned adjacent to existing homes in Glenshire such as those on Edinburgh Drive or along Glenshire Drive to the west. Significant buffers are also planned along the eastern edge of the property. An extensive trail system will be retained and expanded, providing for valuable public interaction with the open space.

The project’s design will retain as many trees on site as possible to allow for proper habitat preservation. Furthermore, Canyon Springs will implement selective re-vegetation of existing disturbed areas, repairing damage caused by overland vehicle use.

How does Canyon Springs plan to implement sustainable, green design and building practices?
The Canyon Springs neighborhood will incorporate progressive, sustainable planning and design principles combined with green building practices. Its proximity to nearby residential areas allows Canyon Springs to adopt smart planning principles by utilizing existing road, sewer and water infrastructure thereby preventing sprawl.

Canyon Springs encompasses an area that has been slated for development for many years. The fact that the project is now being proposed for development presents the opportunity to move forward in a responsible manner, incorporating numerous green concepts. Plans are in place to encourage a pedestrian environment, minimize site disturbance, reduce sky glow via exterior lighting restrictions, protect steep slopes and existing trees, promote open space and habitat conservation, provide wide buffers and cluster home footprints, reduce water use via set landscaping guidelines, require structures to blend architecturally with the natural mountain surroundings and use recycled materials, and preserve water quality by setting structures away from drainages and creeks.

Is Canyon Springs an infill project or “rural sprawl?” How does this relate to Canyon Springs’ contribution to the Glenshire area’s sewer infrastructure?
The Canyon Springs neighborhood is considered infill as opposed to “rural sprawl” given the fact that Canyon Springs is proposed as a neighborhood that is connected to an existing subdivision.

Furthermore, in the 1980s, every existing home in Glenshire was required to disconnect their septic systems (many of which were failing) and connect to the newly installed sewer lines.

In 1986 a Sewer Area District was formed to bring needed sewer service to the Glenshire area. Additional parcels, including Raley Ranch and the four parcels of the proposed Canyon Springs project adjacent to the Glenshire subdivision were included in the forming of the district to offset the cost for all of the Glenshire parcel owners lowering the cost to a more reasonable rate. Over $430,000 was assessed against the Canyon Springs parcels, for a total of 280 equivalent dwelling units (EDUs), to bring sewer service to the Glenshire area and support future development of the Canyon Springs site. Glenshire residents received the benefit of increased property values due to this infrastructure improvement at a greatly reduced cost, thanks to the expected development to the immediate east of the subdivision.

How will Canyon Springs address local traffic concerns?
In response to Edinburgh area residents' previously expressed concerns regarding traffic on the neighborhood roads, the Canyon Springs subdivision is proposed with a primary access point at Martis Peak Road, and an emergency-only, fire gate access at Edinburgh Drive, subject to Town review and approval. Due to a projected low build-out rate and the fact that the subdivision is proposed to be built in phases, traffic generated by the Canyon Springs neighborhood is not expected to greatly increase area trips per day. Traffic counts will be updated and analyzed per the 2025 General Plan through the Environmental Impact Report (EIR) process. For more information on phasing, click here.

Will there be an ample water supply?
The Truckee Donner Public Utilities District (TDPUD) has indicated they are able to serve the Canyon Springs project and supply domestic water and fire suppression needs for the entire Glenshire area, even with the addition of Canyon Springs.

How will Canyon Springs impact local schools?
Canyon Springs is not expected to greatly impact the local schools due to a projected low build-out rate and the fact that the subdivision is proposed to be built in phases. A positive impact for the area schools will result from Canyon Springs’ potential to generate approximately $710,100 for school facility and classroom improvements via Tahoe Truckee Unified School District (TTUSD) development impact fees by the year 2020 and $1,216,375 at final buildout.

This contribution is based on the TTUSD’s development fee structure combined with the district’s enrollment projections, which uses a figure of .16 students per household to gauge expected student populations.  Based on this projection method, if 108 homes are built by the year 2020, Canyon Springs would generate only 18 students added to district classrooms.

How does Canyon Springs intend to support the local building industry?
The Canyon Springs owners are dedicated to supporting local building contractors and subcontractors.  The project owners plan to implement a locals’ preference incentive that provides a preferential bidding process for estimates received from local contractors for the installation of roadway and utility infrastructure.  A recommended list of local builders, subcontractors, and related building industry professionals such as architects, landscape architects and interior designers will be provided to lot buyers.

What about emergency access in the event of a forest fire and how will Canyon Springs reduce fire risk?
The Canyon Springs project will create better emergency vehicle circulation via a looped access design that will allow emergency vehicles to easily enter and exit from Edinburgh Drive and Martis Peak Road.  An emergency-only fire gate is proposed at Edinburgh Drive pending approval from the Town.  It is the project owners’ intention to have the Martis Peak Road serve as the neighborhood’s main entrance and exit point.

The addition of numerous fire hydrants throughout the Canyon Springs neighborhood will aid in fighting fires.  Furthermore, preventative measures will be implemented via a fuels modification zone.  Vegetative fuel breaks and buffer zones will be created and maintained by the Canyon Springs Home Owners Association.  Finally, signage will be placed along the trail system prohibiting motorized vehicles, educating the public regarding the danger of such vehicles in fire prone areas.

How will Canyon Springs affect our quality of life?
The Canyon Springs project owners are committed to becoming part of the fabric of the community.  They look forward to folding into the small-town community spirit that pervades Truckee.  Through a number of thoughtfully implemented project guidelines such as green building principles, trail systems built for public use, preference policies for work to be undertaken by local contractors, re-vegetation efforts, and open space and habitat preservation initiatives, the Canyon Springs owners are committed to helping their neighbors live and work here creating a neighborhood that enhances the area’s exceptional quality of life.

Given the fact that the local housing and construction market is struggling due to the downturn in the economy, why would you be proposing to undertake this project now?
The Canyon Springs owners envision the build out of the project to occur in phases, which will be market-driven over the next six to ten plus years. This long-term view takes into account an expectation that the economy will be rebounding by the time project approvals come to fruition and that locals, whose livelihoods are tied to the local building industry, will welcome the opportunities that this project will bring to the area.