• Site development is limited to the specific requirements of the individual phase being developed.
• Phase 1 includes the stretch of road from Martis Peak Road to Edinburgh Drive, providing immediate improved emergency traffic circulation.
• Phasing of the improvements will allow for portions of the property to remain untouched
• Each phase will increase drainage control and reduce site erosion, contributing to improved conditions downstream.
• Allows for real estate market driven development.

The Canyon Springs project proposes eight phases.

Phase	# of Lots	Site Development	Lot Sales Thru
1	37	2012	2014
2	16	2012	2015
3	24	2015	2017
4	18	2015	2017
5	15	2017	2018
6	35	2017	2019
7	19	2019	2020
8	21	2019	2021
Total	185

Potential Houses Built.

Year	Potential Houses Built**	Cumulative Potential Houses Built
2013	5	5
2014	5	11
2015	10	20
2016	10	30
2017	15	44
2018	15	59
2019	19	77
2020	19	96
Total	96	96

Build Out: Traffic And Schools**

		Year	Year	Year
		2015	2020	2025
Houses:
	Units Completed	20	96	204
Traffic: Glenshire Dr
	Trips per Day	195	936	1989
	Peak Hour Trips	20	94	199
Schools
	Students	4	16	33
	Impact Fees	$157,800	$631,200	$1,301,850

*Proposed Phasing: The project will be proposed in phases; however, the exact number of phases and their size will be further refined based on Town input and market conditions. The timeline is subject to duration of Town Approvals and Real Estate Market Conditions. Phases & Timelines may be modified or combined.
**Build-Out & Services: On average, custom lot subdivisions in the Truckee area experience a relatively slow build out rate. The majority of custom lots created within subdivisions in the Truckee area 2001 to 2007 have sold or transferred to different ownerships. Of these lots, Lot Owners, Developers and Builders constructed homes at the approximate rate of 3% to 11% annually. For example purposes Canyon Springs will use a 10% estimated annual build-out rate and an average 12-month home construction period. 10% is multiplied annually by the total cumulative number of completed lots to equal the approximate number of completed homes that year. In theory, the Canyon Springs project anticipates 96 completed homes by the year 2020. However, it is important to note that complete build out generally does not occur with any 25-year planning horizon. School: Glenshire Elementary School's grades K-5 have an average generation of .16 students per household. 108 completed homes by 2020 could (1) generate 15.36 (or 16 students) that could attend Glenshire Elementary School, and (2) approximately $631,200 in school facility fees in addition to the standard State and Federal dollars for daily attendance per pupil for general operating budgets. Traffic: The general standard to estimate traffic from new residential development is 9.57 trips per day per new house or .975 peak hour trips per house.