The subdivision, which abuts Tudor Lane and Allenby Way, allows 31 single-family lots plus additional sites for snow storage and a tennis court. Lots will range from 17,000 to 21,000 sq feet, and 56% of the site will be dedicated to public trails. A conservation easement will be recorded to ensure no tree removal or future disturbance of the site.

The community and town staff raised numerous issues. The issues included:
--The construction of an additional unit on each lot;
--Protection of the night sky;
--Increased traffic, stop signs, dust and construction;
--And the visual components of future homes.

Can 31 Single-Family Homes Become 62?
Members of the Multiple Friends of the Bluff testified that they were generally happy with the communication from developer, Tom Grossman. However, a consistent concern was whether 31 units could become 62 units with the addition of secondary units. The town planner recommended that secondary units be allowed on the lots.

Anna Toso, Friends of Bluff member, asked that Truckee "seriously consider not having (secondary units) as part of the equation." Jeff Stevens, General Manager of the Glenshire Residents Association, stated "We're concerned that a second unit will change all of the negotiations and good faith that took place with the density of 31 units that was the issue for two years."

Town Planner, Duane Hall, responded that secondary units are in compliance with California State law and it "has gone to the point where second units are very critical in trying to meet the affordable housing needs of the state and community. However, development code promotes easing development restrictions on second units."

The planning commission upheld the recommendation for secondary units, while agreeing that additional units may allow for more affordable housing. Commissioner Nancy Richardson elaborated that secondary units can provide rentals for young adults and seniors, and stated that "the streets can handle the traffic."

Streetlights and Visibility from Highway
According to the developer, the property is visible from I-80 going eastbound for a couple of seconds. In addition, some existing homes are visible at the same spot. "We have mitigated this by moving the houses back as far as we can," explained Grossman. "Sometimes you will only be seeing the top 2-3 feet of a house."

Grossman also assured residents and the commission that no streetlights will be installed and all lights will be down lit.

Conditions upon approval included a landscaping plan, no metal roofs, dark roof colors, limitations on fences, no tree removal in open spaces, an additional stop sign, low lights, and low reflective windows. Commissioner Richards, Commissioner Bob Johnston, and Chair Nikki Riley approved the motion to allow the subdivision of Sierra Bluffs.        --By Stephanie Rogerson