The airport's area of influence constitutes the area within which certain land use measures are subject to TTALUC audit. Projects involving redevelopment are subject to the provisions of this compatibility plan to the same extent as other forms of land use.
TTALUC R EVIEW P ROCESS
- General
- Review Process for Community Land Use Plans and Ordinances
- Review Process for Major Land Use Actions
- Review Process for Airport Master Plans and Development Plans
- Overruling the TTALUC
Upon this finding, the Executive Director is authorized to approve such major land use actions on behalf of the TTALUC. The Executive Director will refer such major land use actions to the TTALUC for a determination of consistency.
General Plan Consistency with Compatibility Plan
In order for a general plan or applicable specific plans to be considered compliant with the Compliance Plan, the Local Agency must meet the requirements specified in Policies 3.2.2 and 3.2.3. There can be no direct conflicts between the two plans. a) Direct conflicts mainly involve land use designations in the general plan that do not meet the Density or Intensity criteria specified in the Compliance Plan although conflicts may exist with respect to other policies. A general plan may not be found inconsistent with a compliance plan because of land use designations that reflect existing land uses even if those designations conflict with the compliance criteria of this Compliance Plan.
Land use designations in the general plan that merely reflect the existing land use for such parcels are exempt from requirements for consistency of the general plan with the Compatibility Plan.4 However, proposed redevelopment or other changes to existing land use are not exempt from compliance with the Compatibility Plan. Plan policies and are subject to TTALUC review in accordance with Policy 1.4.2(c). Establishing a Review Process: Local agencies must define the process they will follow in reviewing proposed land use projects within the airport's area of influence to ensure that such projects are consistent with the policies set forth in this Compatibility Plan. a) In particular, the established process shall ensure that the proposed Project is consistent with the land use or zoning designation identified in the Local Agency's general plan, specific plan, zoning ordinance and/or other development regulations governing the TTALUC has previously determined is consistent with this compatibility plan and that subsequent use or reuse of the development over time will remain consistent with the policies herein. Even if the land use designations in a general plan are deemed consistent with the Compatibility Plan, the evaluation of the proposed Project with respect to the land use designations alone is generally insufficient.
This exemption derives from state law, which expressly denies ALUCs authority over existing land uses. Airport land use compatibility criteria necessary for a full compatibility evaluation of the proposed project.
C OMPATIBILITY C RITERIA FOR A IRPORT D EVELOPMENT A CTIONS
Review Criteria for Airport Plans of Truckee Tahoe Airport
This assessment process can be described in the land use plans themselves or in the implementing regulations. At locations with an existing ambient noise level of less than 55 dB CNEL, the expansion would increase the noise level, as shown in Figure 3-5 in Chapter 3, by 5.0 dB or more. At locations with existing ambient noise levels between 55 and 60 dB CNEL, the expansion would increase noise levels, as shown in Figure 3-5 in Chapter 3, by 3.0 dB or more.
At locations with existing ambient noise levels greater than 60 dB CNEL, the expansion would increase noise levels, as shown in Figure 3-5 in Chapter 3, by 1.5 dB or more. Consistency Determination: The TTALUC will determine whether the proposed airport plan or development plan is consistent with the Airport Land Use Compatibility Plan. If the circumstances of Paragraph (a) are not the case, it shall be determined that mitigation measures are included in the plan or development to reduce any increases in impacts to noise, safety, airspace protection and overflight to a less than significant level in in accordance with the provisions of CEQA; or.
For any non-aeronautical project proposed for locations within the airport boundary (excluding federal or state-owned property), a determination that the project will be consistent with the compatibility criteria and policies indicated in this compatibility plan (see Policy 1.2.8 for definition of aviation-related use).
S UPPORTING C OMPATIBILITY C RITERIA
- Noise Compatibility
- Safety Compatibility
- Airspace Protection Compatibility
- Overflight Compatibility
The specific limitations are listed in Table 2A. Maximum acceptable indoor noise level: Land uses where indoor activities are likely to be disturbed by noise must meet the following indoor noise level criteria. a) The maximum aircraft-related indoor noise level deemed acceptable for land uses in the vicinity of Truckee Tahoe Airport is 45 dB CNEL in:. For most non-residential developments, potential impacts are measured in terms of intensity of use: the number of people per hectare on the site. For residential development, intensity – the number of housing units per hectare – is replaced by density.
For uses with fixed seating - restaurants, theaters, for example - occupancy should be based on the number of customer seats plus the number of employees. However, if the occupancy of the building is concentrated in one area—the office area of a large warehouse, for example—then the occupants of that area will be included in the one-acre calculation. Below is TTALUC's policy on this topic. a) The FAA notification area boundary for Truckee Tahoe Airport is described in Exhibit 3-5 in Chapter 3. Reference to FAA notification requirements is included here for informational purposes only, not as an ALUC policy.
FAA notification is required under the following circumstances:. a) The project contains proposed structures or other facilities that exceed the height standards set forth in FAR Part 77, Subpart B. Facilities protected by taller nearby facilities are exempt in accordance with FAR Part 77, Paragraph 77.15. The statutes define an airport impact area as "an area in which current or future factors related to the airport, to flight, safety, or airspace protection may significantly affect land uses or require restrictions on those designated uses. by an airport land use commission". The law gives ALUCs the responsibility to determine the boundaries of the airport impact area for a particular airport. Particular emphasis should be placed on preserving existing agricultural uses and open spaces. a) Conversion of land from existing or planned agricultural, open space, industrial or commercial uses to residential uses within Compliance Areas A, B1, B2 and C is strongly discouraged.
S PECIAL C ONDITIONS AND E XCEPTIONS
Special Conditions
For proposed nonresidential projects, the average use intensity (the number of people per gross acre) of the site's proposed use shall not exceed the lesser of: In order for the TTALUC to consider proposed projects under these infill criteria, the local agency having land use authority (Nevada County, Placer County, or the Town of Truckee) must first identify the eligible locations in its general plan or other approved planning document . by the TTALUC. This action may occur in conjunction with the process of amending a general plan for consistency with this Compatibility Plan or may be submitted by the Local Agency for consideration by the TTALUC at the time of the initial adoption or amendment of this Compatibility Plan.
In both cases, the burden of proving that the proposed project meets the conditions for Infill rests with the affected local agency and/or the project proponent. Partial destruction is considered damage that can be repaired at a cost not exceeding 75% of the appraiser's total cash value of the improvements at the time the damage occurred. Local agency permit language or other mechanisms should be established to ensure continued compliance with intensity of use criteria.
Findings will also be made regarding the nature of the exceptional circumstances justifying the exclusion of the policy.
Site-Specific Exceptions
At a distance of more than 2,000 meters from the end of the runway, the site is in an area with a low risk of exposure to aircraft accidents. The location directly adjacent to a major trans-Sierra railway line ensures that measures to limit noise and safety impacts are taken, regardless of compatibility issues with the airport. The site is both historically significant and very important to the redevelopment of downtown Truckee.
Any other use of the site must comply with the applicable criteria listed in Table 2A. d). Much of the existing heavy forest on the site is planned to remain and will help protect the facility from a possible plane crash. The place is surrounded on three sides by main roads which can serve as an emergency landing place for planes if necessary.
The greatest use of the community center facility is expected to occur at night and during the winter, when aircraft activity is low.
Basic Compatibility Criteria
1 Residential development may not contain more than the indicated number of dwelling units (excluding secondary units) per gross acre. 2 Intensity of use calculations will include all people (eg employees, customers/visitors etc.) who may be on the property at any one time, whether inside or outside. In addition to these expressly prohibited uses, other uses will normally not be permitted in the respective compatibility zones because they do not meet the use intensity criteria.
6 The total number of people allowed on a project site at any time, except for rare special occasions, may not exceed the indicated intensity of use times the gross area of the site. However, no single acre of a project site may exceed the indicated number of people per acre. 15 Although no explicit upper limit on use intensity is defined for Zone E, land uses of the types listed—uses that attract very high concentrations of people in limited areas—are discouraged in locations below or near the main arrival and departure flight paths.
See Policy 3.1.8 for an explanation of the term "discouraged". Notwithstanding this limitation, no use shall be prohibited in Zone E if the intensity of its use is such that it would be permitted in Zone D.
Compatibility Zone Delineation
Compatibility Policy Map
