HomeMy Public PortalAboutAdopted 2014-2019 Housing ElementHOUSING ELEMENTTown of Truckee
2014 2019
Adopted January 13, 2015
TABLE OF CONTENTS
A. Introduction ............................................................................................................... H-1
B. Background ................................................................................................................ H-1
1. Purpose and Content ........................................................................................... H-1
2. Housing Element Update Process ..................................................................... H-2
3. State Law and Local Planning ............................................................................ H-2
C. Policy Program .......................................................................................................... H-3
1. Guiding Principles ................................................................................................ H-4
2. Goals, Policies, and Programs ............................................................................ H-4
D. Quantified Objectives ............................................................................................H-25
APPENDICES
Appendix HA: Housing Profile ............................................................. HA-1
A. Introduction ............................................................................................................ HA-1
B. Community Profile ................................................................................................ HA-1
1. Population Trends and Characteristics .......................................................... HA-1
a. Historical, Existing, and Forecast Growth............................................ HA-1
b. Age Composition ...................................................................................... HA-3
c. Race and Ethnicity .................................................................................... HA-4
2. Employment Trends ......................................................................................... HA-5
3. Household Characteristics ............................................................................... HA-7
a. Household Formation and Composition .............................................. HA-7
b. Household Income ................................................................................... HA-9
4. Housing Inventory and Market Conditions ............................................... HA-11
a. Housing Stock Profile ............................................................................ HA-11
b. Tenure ...................................................................................................... HA-12
c. Vacancy Rates ......................................................................................... HA-12
d. Age of Housing Stock ........................................................................... HA-13
e. Housing Conditions ............................................................................... HA-13
f. Housing Costs and Rents ...................................................................... HA-14
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C. Housing Needs .................................................................................................... HA-17
1. Households Overpaying for Housing ......................................................... HA-17
2. Overcrowding .................................................................................................. HA-19
3. 2014-2019 Fair Share Housing Needs ......................................................... HA-19
4. Special Needs Groups .................................................................................... HA-20
a. Elderly Persons ........................................................................................ HA-20
b. Large Households................................................................................... HA-23
c. Female-Headed Households ................................................................. HA-24
d. Persons with Disabilities ....................................................................... HA-24
e. Developmental Disabilities ................................................................... HA-25
f. Homeless Population and Transitional Housing ............................... HA-26
g. Farm Workers ......................................................................................... HA-27
5. Extremely Low-Income Households .......................................................... HA-28
6. Analysis of “At-Risk” Housing .................................................................... HA-28
Appendix HB: Housing Constraints and Resources.............................. HB-1
A. Governmental Constraints ...................................................................................HB-1
1. Land Use Controls .............................................................................................HB-1
a. General Plan ...............................................................................................HB-1
b. Development Code ...................................................................................HB-4
c. Site Improvements .....................................................................................HB-9
d. Parking Requirements ...............................................................................HB-9
2. Density Bonus ................................................................................................. HB-10
3. Zoning for a Variety of Housing Types ...................................................... HB-12
a. Emergency Shelters ................................................................................ HB-12
b. Transitional and Supportive Housing ................................................. HB-13
c. Single-Room Occupancy (SRO) Units................................................ HB-13
d. Employee Housing ................................................................................. HB-14
4. Senior Housing ................................................................................................ HB-14
5. Secondary Residential Unit Requirements.................................................. HB-14
6. Building Codes and Enforcement ................................................................ HB-15
7. Development Fees .......................................................................................... HB-16
8. Local Processing and Permit Procedures ................................................... HB-19
9. Housing for Persons with Disabilities ......................................................... HB-19
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a. Reasonable Accommodation Procedures............................................ HB-20
b. Zoning and Other Land Use Regulations........................................... HB-20
10. Environmental/Infrastructure Constraints .............................................. HB-21
a. Environmental Constraints .................................................................... HB-21
b. Infrastructure Constraints ..................................................................... HB-22
11. Community Development Block Grant and HOME Program ............ HB-23
12. Inclusionary Housing and Workforce Housing Ordinances ................. HB-24
a. Inclusionary Housing Ordinance .......................................................... HB-25
b. Workforce Housing Ordinance ............................................................ HB-27
B. Non-Governmental Constraints ....................................................................... HB-29
1. Vacant and Underutilized Land .................................................................... HB-29
2. Land Prices ....................................................................................................... HB-29
3. Construction Costs .......................................................................................... HB-29
4. Financing ........................................................................................................... HB-29
5. Energy Conservation ...................................................................................... HB-30
Appendix HC: Land Resources ............................................................ HC-1
A. Adequate Sites ........................................................................................................ HC-1
1. Meeting the Town’s 2007-2014 RHNA ........................................................ HC-2
2. Meeting the Town’s 2014-2019 RHNA ........................................................ HC-7
a. Units Under Construction ....................................................................... HC-7
b. Approved Units ......................................................................................... HC-9
c. Sites Currently Available to Accommodate Lower and Moderate
Income Housing Units ............................................................................... HC-11
d. Candidate Sites for Rezoning ................................................................ HC-12
e. Sites Summary .......................................................................................... HC-15
B. Assisted Units “At-Risk” of Conversion ......................................................... HC-15
1. Inventory of At-Risk Units ............................................................................ HC-15
Appendix HC1: Available Sites ............................................................ HC1-1
Appendix HC2: Candidate Sites .......................................................... HC2-1
Appendix HD: Past Performance ......................................................... HD-1
Appendix HE: Community Outreach ................................................... HE-1
Appendix HF: Glossary ........................................................................ HF-1
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H-1
HOUSING ELEMENT
A. Introduction
The 2014-2019 Housing Element provides for the identification and analysis of
existing and projected housing needs and articulates the Town’s official policies for
the preservation, conservation, improvement, and production of housing within the
Town of Truckee. The Housing Element is the only General Plan Element that
requires review and certification by the State of California.
B. Background
1. Purpose and Content
The Housing Element provides a detailed analysis of the Town’s demographic,
economic and housing characteristics as required by State Law. The Element also
provides a comprehensive evaluation of the Town’s progress in implementing the
past policy and action programs related to housing production, preservation and
conservation. Based on the community’s housing needs, available resources,
constraints and opportunities for housing production and preservation and its past
performance, the Housing Element identifies goals, strategies and actions that
address the housing needs of present and future residents.
California Government Code Section 65583 requires a jurisdiction’s Housing
Element include the following components:
A review of the previous Element’s goals, policies, objectives and programs
to ascertain the effectiveness of each of these components, as well as the
overall effectiveness of the Housing Element
An assessment of housing need and an inventory of resources and
constraints related to meeting these needs
A statement of goals, policies and quantified objectives related to the
maintenance, preservation, improvement and development of housing
A policy program that provides a schedule of actions that the Town is
undertaking or intends to undertake implementing the policies set forth in
the Housing Element
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H-2
The Town of Truckee Housing Element is organized into three parts:
Introduction
Background - Describes the purpose, process and contents of the
Housing Element
Policy Program - Identifies specific policies and programs the Town of
Truckee will carry out over the planning period to address the Town’s
housing goals.
Given the detail and lengthy analysis in developing the Housing Element,
supporting background material is included in the following appendices:
Appendix HA: Housing Profile
Appendix HB: Housing Constraints and Resources
Appendix HC: Land Resources
Appendix HD: Review of Housing Element Past Performance
Appendix HE: Community Outreach
Appendix HF: Glossary
2. Housing Element Update Process
The California State Legislature has identified the attainment of a decent home and
suitable living environment for every Californian as the State’s main housing goal.
Recognizing the important part that local planning programs play in pursuit of this
goal, the Legislature has mandated that all cities and counties prepare a Housing
Element as part of their comprehensive General Plans (California Government
Code Section 65302(c)).
This Housing Element update covers the planning period from June 2014 to June
2019. State planning law mandates that jurisdictions within Nevada County review
and update their Housing Element by June 30, 2014. It is intended that this
housing element be reviewed annually and updated and modified not more than
every five years in order to remain relevant and useful and reflect the community’s
changing housing needs. This document represents the update required and
responds to the issues that currently face the Town.
3. State Law and Local Planning
The Housing Element is one of the seven General Plan elements required by the
State of California, as articulated in Sections 65580 to 65589.8 of the California
Government Code. State Law requires that each jurisdiction’s Housing Element
consist of “an identification and analysis of existing and projected housing needs
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H-3
and a statement of goals, policies, quantified objectives, and scheduled program
actions for the preservation, improvement, and development of housing.” The
Housing Element plans for the provision of housing for all segments of the
population.
Section 65583 of the Government Code sets forth specific requirements regarding
the scope and content of each Housing Element. Table H-1 summarizes these
requirements and identifies the applicable sections in the Housing Element where
these requirements are addressed.
a. General Plan Consistency
The California Government Code requires internal consistency among the various
elements of a General Plan. Section 65300.5 of the Government Code states that
the General Plan’s various Elements shall provide an integrated and internally
consistent and compatible statement of policy. Town staff has reviewed the other
elements of the General Plan and has determined that this Housing Element
provides consistency with the other Elements of the General Plan. The Town will
maintain this consistency as future General Plan amendments are processed by
evaluating proposed amendments for consistency with all elements of the General
Plan. The Town is aware of the requirements of Senate Bill (SB) 1087, Assembly
Bill 1067, and SB 244 and is continuing to monitor how they affect the Town.
b. Relationship to Other Plans and Programs
The Housing Element identifies goals, objectives, policies and action programs for
the next five years that directly address the housing needs in Truckee. There are a
number of Town plans and programs which work to implement the goals and
policies of the Housing Element. These include the Town’s Municipal Code,
Specific Plans and Redevelopment Plan.
C. Policy Program
This section of the Housing Element outlines the Town’s Policy Program for the
2014-2019 Planning Period. The Policy Program identifies the specific policy
actions necessary to address present and future housing needs, meet the specific
requirements of State law, and consider the input by residents and stakeholders.
In developing this Policy Program, the Town engaged residents and stakeholders in
an identification of housing constraints, challenges and opportunities. A summary
of the outreach is provided in Appendix HE of this Housing Element. Through
focused stakeholder meetings, a community workshop, and working sessions with
the Town Council and Planning Commission, the identification of these issues
provided the basis for Truckee’s Housing Policy for the 2014-2019 Planning
Period.
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H-4
1. Guiding Principles
The following principles related to housing were developed to guide preparation of
the policy program. Each of these guiding principles is implemented by the policies
and programs of the Housing Element listed in Section E.
Provide an adequate number of sites for the development of housing to
meet Truckee’s fair share of the regional housing need.
Encourage a variety of types of housing, distributed throughout the
community
Provide housing to meet the needs of its residents, particularly those who
work in Truckee, while maintaining the Town’s character
Remove avoidable governmental constraints to the maintenance,
improvement and development of housing
Enhance and promote quality housing design in both new and existing
development.
2. Goals, Policies, and Programs
The intent of the Housing Element is to ensure that the housing needs of all
economic segments of the community can adequately be met. The Town of
Truckee's goals and policies related to housing are presented in this section. These
goals and policies are established to guide the development, rehabilitation and
preservation of a balanced inventory of housing to meet the needs of present and
future residents of the Town. The programs specified in this section constitute the
Town's Housing Program, which is intended to rely upon a wide variety of
mechanisms to implement the Town's goals.
Goal H-1 Ensure an adequate supply of housing to meet
the housing needs of all segments of the
community.
Policies and Programs
Policy H-1.1 Provide adequate sites for the production of new
residential units to meet the needs of existing and
future residents.
Program H-1.1.1 The Town has a shortfall of sites to accommodate its 4th
cycle Housing Element RHNA. To address this shortfall
the Town will rezone Frishman Hollow II, Gales Property
East and West, Joerger Ranch – Northwest Quadrant, and
Barsell Property to a newly created zoning district RM-18
that allows a minimum of 16 units per acre and a
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H-5
maximum of 18 units per acre. The Town will also adopt a
Multi-Family Residential Overlay District for the Upper
McIver Dairy site to accommodate a minimum of 304
units. The rezone and overlay will permit owner-occupied
and rental multi-family uses by-right with a minimum net
density standard of 16 dwelling units per acre to provide
for adequate sites to accommodate the Town’s remaining
extremely low-, very low- and low-income fair share
housing need. As required by law, each site will allow a
minimum number of 16 units.
Objective:
Rezone Frishman Hollow II,
Gales Property East and West,
Joerger Ranch – Northwest
Quadrant, and Barsell Property
and adopt a Multi-Family
Overlay District to
accommodate the 4th cycle
unmet need.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Rezoning and adoption of the
overlay by June 2015; Annual
monitoring
Program H-1.1.2 Annually evaluate the inventory of available sites and take
appropriate action to ensure ongoing supply of available
sites at appropriate densities to meet projected housing
growth needs through the planning period. To meet the 5th
round RHNA obligation shortfall of 83 units and
implement the Railyard Master Plan and the Hilltop
Master Plan, the Town will rezone the following sites to
permit owner-occupied and rental multi-family uses by-
right with a minimum net density standard of 16 dwelling
units per acre to provide for adequate sites to
accommodate the Town’s remaining extremely low-, very
low-, and low-income fair share housing need for the 5th
round RHNA. As required by law, each site will allow a
minimum number of 16 units.
Site RZ7: 18-560-10, -16; 18-740-22, -3; 18-760-11, -12, 13, -15
Site RZ8 18-560-10, -16; 18-740-22, -3; 18-760-11, -12, 13, -15
Site RZ9 18-560-10, -16; 18-740-22, -3; 18-760-11, -12, 13, -15
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H-6
Site RZ10 19-130-26, -27,- 28, -29, and 19-300-12
Site RZ11 19-300-18 (portion)
Site RZ12 19-300-19
Site RZ13 19-030-08, 19-030-10, 19-111-08, 19-420-15, 19-420-70,
19-420-71, 19-420-72
Site RZ14 19-420-69, 19-420-70, 19-420-72, 19-420-88
Site RZ15 19-420-69
Objective:
Implement the Railyard Master
Plan and the Hilltop Master
Plan and adopt the Coldstream
Specific Plan to accommodate
the 5th cycle RHNA allocation.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Implementation of the Hilltop
and Railyard Master Plans by
December 2016; Adoption of
the Coldstream Specific Plan by
December 2014; Annual
monitoring.
All rezones to meet the 83 unit
5th round RHNA shortfall will
occur within two years of
adoption of the Housing
Element.
Program H-1.1.3 Continue to require residential projects to achieve a
minimum density of at least 50 percent of the maximum
allowed density. Provision of affordable housing units
above inclusionary housing units required by the Town
Inclusionary Housing Ordinance shall be required for any
project built below 90 percent of the maximum allowed
density, according to a “sliding scale” standard. A project
may incorporate project phasing and subdivision
remainders and transfer density rights to achieve
consistency with this program. Exceptions to this policy
can be made in the circumstance that the site is
constrained.
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H-7
Objective:
Continue to require residential
project to achieve a minimum
density of at least 50 percent of
the maximum allowed density.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-1.1.4 Continue to require units in residential developments
constructed within high-density residential zones (RM,
DRM, and DRH zoning districts with a density of six or
more dwelling units per acre) to not exceed a maximum
average living area of 1,500 square feet per unit. Residential
developments with more than 30 percent of their total
units affordable to very low-, low-, or moderate-income
households are exempt from the maximum unit size
requirement. Development providing a number of
affordable units more than 15 percent, but less than 30
percent, will be subject to a “sliding scale” that would
permit larger unit sizes in proportion to the number of
affordable units provided in the development.
Objective:
Continue to require maximum
average living areas units in high
density residential zones.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Policy H-1.2 Encourage the private sector to build affordable
housing
Program H-1.2.1 Review and revise the Town’s Density Bonus Program to
comply with the 2013 court ruling, Latinos Unidos del Valle
de Napa y Solano v. County of Napa. Continue to encourage
the use of the Town’s Density Bonus Program to eligible
proposed developments so as to disperse affordable
housing through the Town. Information will be provided
to developers during pre-application meetings with Town
Staff.
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H-8
Objective: Revise the Density Bonus Program
Responsible
Party:
Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Review and revise the Density
Bonus Program by January 2015
Program H-1.2.2 Review the Development Code standards for second units
to identify potential revisions to further encourage second
unit development as an opportunity for additional rental
housing in Truckee and implement revisions as found
appropriate. Investigate alternative programs that allow
construction of three non-deed-restricted secondary
residential units to fulfill one affordable housing unit
requirement for larger residential projects and incorporate
a program into the Development Code if it is appropriate.
By requiring construction of a minimum of three
secondary residential units, the Town believes that at least
one unit out of the three would be rented out at an
affordable rate.
Present the community and neighborhood benefits of
second units to homeowner associations whose
Covenants, Conditions, and Restrictions (CC&Rs) prohibit
such uses, and ask that the prohibition be considered for
removal.
Objective: Encourage second unit housing
development
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Review and revise development
standards by June 2015.
Meet with homeowners
associations by July 2016
Quantified
Objective: 24 secondary residential units
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H-9
Program H-1.2.3 Continue to implement the Inclusionary Housing
Ordinance which requires new residential development
projects to include affordable housing units or to pay an
in-lieu fee to provide for affordable housing. Provide
density bonuses, concessions, and incentives for
development projects that construct their affordable
housing.
Review annually the effectiveness of the Inclusionary
Housing Ordinance and bonuses, concessions, and
incentives and implement revisions as found appropriate.
Investigate equivalent or better stable funding sources to
replace the Inclusionary Housing requirement.
Objective: Implement the Inclusionary
Housing Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Investigate alternative funding
sources by June 30, 2016;
Annual monitoring
Quantified
Objective: 49 units
Program H-1.2.4 Continue to implement the Workforce Housing Ordinance
which requires commercial, industrial, institutional,
recreational and residential resort projects that create jobs
to provide affordable housing for a portion of their
projected workforce or to pay an in-lieu fee to provide for
affordable housing. Provide density bonuses, concessions,
and incentives for projects that construct their affordable
housing.
Review annually the effectiveness of the Workforce
Housing Ordinance and bonuses, concessions, and
incentives, investigate alternative methods to provide
Workforce Housing, and implement revisions as found
appropriate. Investigate equivalent or better stable funding
sources to replace the Workforce Housing requirement.
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H-10
Objective: Implement the Workforce
Housing Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Investigate alternative funding
sources by June 30, 2016;
Annual monitoring
Quantified
Objective: 107 units
Program H-1.2.5 Encourage the development of housing units for
households earning less than 30 percent or less of the
Median Family Income (MFI) for Nevada County. Specific
emphasis shall be placed on the provision of family
housing and non-traditional housing types such as single-
room occupancy units, transitional housing, co-housing,
and micro-housing. The Town will encourage
development of housing for extremely low income
households through a variety of activities such as targeted
outreach to for-profit and nonprofit housing developers,
providing financial or in-kind technical assistance, fee
waivers/deferrals, land-write downs, or expedited/priority
processing, identifying grant and funding opportunities,
and/or offering additional incentives beyond to
supplement the density bonus provision in state law.
Objective:
Encourage and facilitate
development of 54 housing
units affordable to extremely
low income households.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annual monitoring
Policy H-1.3 Ensure a variety of safe, decent and sound housing.
Program H-1.3.1 Continue to comply with SB 520 by annually reviewing
reasonable accommodation procedures and identifying
additional opportunities for further barrier removal. The
reasonable accommodation procedures provide relief to
Code regulations and permitting procedures that may have
a discriminatory effect on housing for persons with
disabilities. The policy includes procedures for requesting
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H-11
accommodation, identify the reviewing and approval body,
establish a timeline for processing and appeals, and
establish criteria for determining whether a requested
accommodation is reasonable.
Objective: Implement the reasonable
accommodation procedures
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annually
Program H-1.3.2 Encourage housing design standards that promote the
accessibility of housing for persons with special needs,
such as the elderly, persons with disabilities, including
persons with developmental disabilities, large families,
single-parent households, and the homeless.
Objective:
Ensure accessibility of housing
for persons with special needs
through Building Department
workshops to help educate
property managers, contractors,
and local professionals about
ADA requirements.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Workshops held quarterly
Program H-1.3.3 Encourage alternative housing types such as co-housing
and micro-housing to meet the diverse housing needs of
all sectors of the community.
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H-12
Objective:
Encourage a diverse mix of
housing types by developing a
brochure on alternative housing
types and holding workshops
for interested community
members.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Brochures will be developed
within one year of adoption of
the Housing Element.
Program H-1.3.4 Ensure continued compliance with the Employee Housing
Act, especially California Health and Safety Code Sections
17021.5 and 17021.6, the Town will review and if needed
amend the Municipal Code to address the following
concerning employee housing:
Employee housing providing accommodations for six
or fewer employees shall be deemed a single-family
structure with a residential land use designation.
For the purpose of all local ordinances, employee
housing shall not be included within the definition of a
boardinghouse, rooming house, hotel, dormitory, or
other term that implies the employee housing is a
business run for profit or differs in any other way from
a family dwelling.
No conditional use permit, zoning variance, or other
zoning clearance shall be required of employee housing
that serves six or fewer employees that is not required
of a family dwelling of the same type in the same zone.
The use of a family dwelling for purposes of employee
housing serving six or fewer persons shall not
constitute a change of occupancy.
Objective: Define and permit employee
housing
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: By June 2015
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H-13
Policy H-1.4 Promote efficient use of available resources to address
priority needs.
Program H-1.4.1 In conjunction with the Town’s Annual Report to the
Department of Housing and Community Development,
assess housing needs. The Town will evaluate available
resources including funding and assess and consider
specific actions to address priority needs and activities for
the upcoming year.
Objective: Assess annual housing needs
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annually
Goal H-2 Conserve and improve the quality of the existing
housing stock and the neighborhoods in which it
is located.
Policies and Programs
Policy H-2.1 Pursue and support the use of all available resources
for the rehabilitation and conservation of the existing
housing stock.
Program H-2.1.1 Consider programs to provide loans to homeowners to
assist in rehabilitating existing homes. Consider
establishment of an Owner-Occupied Housing
Rehabilitation Program which would provide loans to
income eligible homeowners to make rehabilitation repairs
to their homes.
Information on the Owner-Occupied Housing
Rehabilitation Program and other rehabilitation loan or
grant programs developed in the future will be provided
on the Town’s website, at Town Hall and directly to
homeowners as part of code enforcement activities.
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H-14
Objective: Consider establishment of a
housing rehabilitation program
Responsible Party: Community Development
Department
Funding Source: CalHOME and other funds as
available
Implementation
Time Frame: Annually
Quantified
Objective:
2 units, subject to funding
availability
Program H-2.1.2 Continue to maintain an inventory and annually monitor
affordable, income-restricted housing units, including both
rental and ownership units, in the Town. There are no
housing units at-risk of converting to market-rate during
the current planning period. However, the Town will
annually update its inventory, including current contact
information, for future use.
Objective: Monitor income-restricted
housing units.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annually
Program H-2.1.3 Through the Downtown Specific Plan and Historic
Preservation Program, preserve and adaptively reuse,
whenever possible, older structures within the Downtown
area for potential housing and mixed use development
opportunities.
Objective: Encourage preservation and
adaptive reuse
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing
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H-15
Program H-2.1.4 Require in-kind or better replacement of any affordable
units lost through conversion of a mobile home park to
non-affordable housing or another use that would remove
affordable manufactured housing units.
Objective:
Adopt a no net loss policy for
affordable manufactured
housing units
Responsible Party: Community Development
Department
Funding Source: Property owner
Implementation
Time Frame:
Adopt policy by December
2015
Program H-2.1.5 Develop a program to improve Truckee’s existing mobile
home parks. Outreach to mobile home park owners,
residents, and other community members to explore
conditions within Truckee’s mobile home parks and
develop an action plan, as staff availability and funding
allow, to address identified problems.
The program might include strategies such as:
♦ Develop a low-cost loan program, targeted to mobile-
home and mobile home park owners, to rehabilitate
units and improve the conditions within the parks.
♦ Provide technical assistance to mobile home owners
and renters, and mobile home park owners in seeking
grants and/subsidies for improvements.
♦ Implement landscaping and streetscape improvements
by the Town in the vicinity of mobile home parks.
♦ Coordinate with utilities providers to resolve existing or
future infrastructure deficiencies at mobile home parks.
Objective: Develop a mobile home park
improvement program
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Develop program by December
2015
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H-16
Policy H-2.2 Conduct activities to ensure building safety and
promote integrity of residential neighborhoods.
Program H-2.2.1 Continue to enforce the building code by requiring a
permit prior to construction, repair, addition or relocation
of any residential structure.
Objective: Require building permits
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-2.2.2 Not allow occupancy of unsafe, substandard dwelling
units.
Objective: Remove unsafe dwelling units
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Goal H-3 Remove or mitigate avoidable constraints to the
maintenance, improvement and development of
all housing, especially affordable housing.
Policies and Programs
Policy H-3.1 Periodically review and modify, as necessary,
standards and application processes to ensure none
act as avoidable constraints to the production of
affordable housing.
Program H-3.1.1 Continue efforts to streamline the development review
process and eliminate any unnecessary delays in the
processing of development applications. To streamline
development review, the Development Code establishes
the Zoning Administrator as the review and approval body
for historic variances, minor residential use permits (ten or
less units), variances, site plans, certificates of compliance
and tentative maps for two to four parcels.
TOWN OF TRUCKEE
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H-17
To reduce or eliminate potential constraints associated
with holding costs, continue to give priority to processing
of applications for affordable housing projects. The
priority will extend to building inspections during the
construction process. Annually review the development
review process and priority processing given to affordable
housing projects to ensure that affordable housing priority
processing does not have an adverse effect on the
processing of other development applications.
Objective: Streamline development review
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-3.1.2 When feasible, allow fee deferrals or consider providing
alternative funding assistance for projects which provide
housing committed to lower or moderate income
households. The fees that may be deferred or provided
assistance include planning application fees, building
permit fees, Town traffic impact fees, and/or recreation
impact fees.
Objective:
Defer fees and consider
providing alternative funding
assistance for fees for
affordable housing units
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-3.1.3 Allow shared parking in commercial and residential mixed-
use projects, where it can be demonstrated that the uses do
not have competing peak parking demands.
The Town will also pursue reducing parking requirements
in high-density residential zones where available public
transportation and nearby goods and services exist. Based
on its findings, the Town will revise the Development
Code as appropriate.
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H-18
Objective: Modify parking requirements
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Shared parking - ongoing,
project-based.
Investigate reduced parking by
December 2015
Goal H-4 Balance the need and provision of housing in the
community with its impacts on the environment
and needed public facilities and services.
Policies and Programs
Policy H-4.1 Encourage residential design that promotes energy
efficiency and sustainable building practices and
reduces greenhouse gas emissions.
Program H-4.1.1 Continue the solar access ordinance that establishes
development standards to ensure solar access for all new
residential development.
Objective: Continue solar access ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-4.1.2 Promote sustainable or green building practices, including
use of energy efficient features and recycling of
construction waste, in new residential construction and
remodeling of existing homes. Develop a menu of
incentives that may include, but are not limited to, density
bonuses, floor area increases, development regulation
concessions and mitigation fee reductions. Coordinate
with local special districts and utility companies on rebate
and retrofit programs. The sustainable/green building
program will be promoted through informational materials
on the Town website, at Town Hall and at other public
buildings.
TOWN OF TRUCKEE
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H-19
Objective: Promote sustainable/green
building
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Develop incentive program by
December 2016.
Policy H-4.2 Encourage residential development that reduces
infrastructure and other development costs, preserves
and enhances important environmental resources, and
maintains important areas as open space.
Program H-4.2.1 Encourage residential cluster areas and mechanisms for the
long-term protection and maintenance of the open space
areas. The Development Code currently contains
requirements for residential clustering. The Town will
investigate revisions to the Development Code to
encourage large, interconnected, useable open spaces.
Based on its findings, the Town will revise the
Development Code as appropriate.
Objective:
Encourage residential clustering
to protect and maintain open
space
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Investigate Development Code
revisions by December 2015.
Program H-4.2.2 Encourage residential developers to reference the Trails
and Bikeways Master Plan and design projects that
promote pedestrian connections and walkability within the
project and to destinations throughout the Town.
TOWN OF TRUCKEE
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H-20
Objective:
Encourage pedestrian and
bicycle connectivity and
walkability in residential
developments
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-4.2.3 Continue coordinating with other providers of public
facilities and services in the review of residential
development projects to ensure services and facilities will
be available, consistent with the providers' level of service
standards. Standards for services availability and timing
are provided in the Land Use Element.
Objective: Coordinate with public facilities
and service providers
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Goal H-5 Provide housing affordable to all segments of the
community.
Policies and Programs
Policy H-5.1 Pursue and support the use of available private, local,
state and federal assistance to support the
development or rehabilitation of affordable housing.
Program H-5.1.1 Monitor and pursue outside grants and other State and
federal funds for housing and housing-related activities.
Partner with outside organization, including Nevada
County, to pursue and administer housing programs as
appropriate.
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Objective:
Obtain outside funding for
housing and housing related
activities
Responsible Party:
Community Development
Department - Housing
Consultant
Funding Source: General Fund
Implementation
Time Frame:
Evaluate and pursue funding
opportunities on an annual
basis.
Program H-5.1.2 Support nonprofit entities, such as Domus, Mercy
Housing, Bridge Corporation, CFY, EAH Housing,
Neighborhood Partners, and Family Resource Center,
among others, in their efforts to make housing more
affordable, through activities including supporting grant
applications, in-kind technical assistance, subsidies, and
assisting in identifying sites for affordable housing.
Objective: Support nonprofit affordable
housing providers
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-5.1.3 Cooperate with Regional Housing Authorities of Nevada
and Sutter Counties to provide rental assistance through
the Section 8 Voucher Program. Refer inquires related to
the Section 8 program to the Housing Authority.
Encourage property owners to accept Section 8 vouchers
for rental assistance.
Objective: Section 8 referrals
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing
Program H-5.1.4 Consider reestablishing the Town’s First-Time
Homebuyers down payment assistance loans to income
eligible first-time homebuyers. The program would
provide assistance to income eligible households working
TOWN OF TRUCKEE
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H-22
and/or living in Truckee in purchasing housing within the
Town. These loans would assist homebuyers with needed
down payment funds. Housing units purchased with the
assistance of these funds would be required to be located
within the Town of Truckee. Housing units may be single-
family, duplex, townhomes or manufactured housing
(including those units in mobile home parks). The Town
will continue to seek funding for this program, including
nonprofit partnerships, on an annual basis.
Objective: Consider providing first-time
homebuyer assistance.
Responsible Party:
Community Development
Department - Housing
Consultant
Funding Source: CalHome or other funding as
available
Implementation
Time Frame: Annually
Program H-5.1.5 Study the feasibility of expanding local programs, and
identifying new or additional partners or funding sources,
to promote and assist in the development and
rehabilitation of affordable housing within Truckee. Based
on this assessment, develop and implement an action plan
which may include developing an alternative local funding
source for affordable housing, creating a local organization
to oversee affordable housing activities, and land banking.
Objective: Assess local program expansion
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Assess feasibility by June 2016.
Program H-5.1.6 Require long-term commitments of affordability for
affordable housing which receives financial assistance, a
density bonus or other regulatory concessions from the
Town. Continue to require affordable units required under
the Inclusionary or Workforce Housing Ordinances to
remain affordable at their required income-levels in
perpetuity.
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H-23
Objective: Require long term affordability
commitments
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing
Program 5.1.7 Provide information to the special districts regarding the
affordable housing need and the social, economic, and
environmental benefits of housing the workforce close to
the work place. Request each special district provide an
inventory of their real property holdings. Consider the
potential of the land in the inventory to provide land for
affordable housing or partner with affordable housing
developers to build the units.
Objective: Request special districts provide
a land inventory
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Provide information and
request analyses by January
2016.
Goal H-6 Provide equal housing opportunities for all
residents of Truckee.
Policies and Programs
Policy H-6.1 Encourage and support the enforcement of laws and
regulations prohibiting discrimination in the sale and
rental of housing.
Program H-6.1.1 Review the Development Code on an annual basis to
ensure that no provisions within the Development Code
discriminate against any residential development or
emergency shelter because of method of financing, race,
sex, religion, national origin, marital status, or disability of
its owners or intended occupants. Revise the Development
Code as necessary to remove discriminatory provisions
and to be consistent with State and federal laws.
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H-24
Objective:
Revise Development Code for
discriminatory provisions and
compliance with State and
federal laws
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annual review
Program H-6.1.2 Pursue an agreement with the Regional Housing
Authorities of Nevada and Sutter Counties or other similar
agency or organization to provide fair housing services for
the Town of Truckee. Services may include community
education, individual counseling, mediation and
landlord/tenant counseling. Refer fair housing inquiries to
the designated agency or organization.
Disseminate information on fair housing laws and
regulations through the Town’s local public facilities. This
includes postings of fair housing law at local post offices,
libraries, and recreation centers.
Objective: Provide fair housing
information and services
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Pursue agreement by
August 2016.
Disseminate information
by January 2017.
Program H-6.1.3 The Town currently allows transitional and supportive
housing in all residential zones and will amend the Zoning
Ordinance to allow transitional and supportive housing in
Neighborhood Commercial (CN), General Commercial
(CG), and Downtown Mixed-Use (DMU) zones subject
only to the same regulations that apply to other residential
uses of the same type in that zone.
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H-25
Objective: Provide transitional and
supportive housing
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Amend Zoning Ordinance
within one year of
Housing Element
adoption.
D. Quantified Objectives
The Town of Truckee will utilize a variety of program approaches to focus the
Town's resources on meeting its housing needs. The Housing Element is required
to estimate the number of housing units the Town believes can likely be
constructed, rehabilitated, and preserved over the planning period. The quantified
objectives for this Housing Element are summarized in Table H-2.
TABLE H-2 QUANTIFIED OBJECTIVES 2014-2019
Program Extremely
Low
Very
Low Low Moderate Above
Moderate Total
New
Construction 54 54 75 78 199 460
Rehabilitation 0 0 0 23 0 0
Conservation of
Mobile/Manufact
-ured Homes 1
298 298
Preservation 2 0 0 0 0 0 0
Notes:
1 Conservation of affordable housing through the no net loss policy as described in Program 2.1.4.
Quantified objective is based on the number of existing mobile/manufactured homes in Truckee as of
June 2014, from the HCD website
2 No units are at-risk during the planning period.
3Subject to funding availability and program demand.
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HA-1
APPENDIX HA – HOUSING PROFILE
A. Introduction
Under State Housing Element Law, jurisdictions must evaluate both existing and
future needs for all income groups when preparing the State-mandated Housing
Element. Assessing the existing and future housing needs in the Town creates a
solid foundation from which the Housing Element’s policies and objectives can be
developed.
This section presents the demographic and housing characteristics that influence
the demand for and the availability of housing. This section focuses on identifying
the need for housing according to income level, tenure and special needs groups.
Primary data sources include the 2000 U.S. Census, the 2010 Census, information
published by the California Department of Finance (DOF), as identified in the data
packet prepared by Nevada County and Reviewed by HCD. The U.S. Census
Bureau conducts the American Community Survey to provide estimates between
decennial Census data. In this document, American Community Survey Data for
2007-2011 and 2008-2012 were used to supplement decennial Census data.
Additional data sources used include the Department of Developmental Services,
AgCensus, Continuum of Care, and the U.S. Department of Housing and Urban
Development.
B. Community Profile
1. Population Trends and Characteristics
Population trends and characteristics affect overall housing demands as well as
demands for specific types of housing.
a. Historical, Existing, and Forecast Growth
The Town of Truckee is one of three incorporated cities in Nevada County.
According to the DOF, by 2013, Nevada County’s population was 97,019
residents. From 2000 to 2010, the County’s population increased by 7 percent and
from 2010 to 2013, the population decreased by 2 percent. Table HA-1 compares
the population in Nevada County to the populations of surrounding counties in
2000, 2010, and 2013.
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HA-2
TABLE HA-1 REGIONAL POPULATION TRENDS 2000-2013
County 2000 2010 2013
Placer County 248,399 348,432 357,463
Butte County 203,171 220,000 221,485
El Dorado County 156,299 181,058 182,286
Nevada County 92,033 98,764 97,019
Sutter County 78,930 94,737 95,851
Yuba County 60,219 72,155 73,439
Sierra County 3,555 3,240 3,166
Source: Department of Finance E-4, 2011-2013 and U.S. Census DP-1, 2000 and 2010
The Town of Truckee experienced rapid growth in the 1990s. According to the
U.S. Census and the DOF, Truckee experienced a 56 percent population increase
between 1990 and 2000. From 2000 to 2010, the total population increased 15.8%.
However, between 2010 and 2013, a 2% decrease in population for both Truckee
and Nevada County has been observed. Table HA-2 compares Truckee’s
population growth trends with those of the County. As indicated in Figure HA-1,
the 2025 General Plan forecasts a population of 28,263 for Truckee in 2025.
TABLE HA-2 POPULATION GROWTH 2000-2013
Jurisdiction 2000 2010 2013
2000-2010
Growth
2010-2013
Growth
Number % Number %
Truckee 13,967 16,180 15,918 2,213 15.8% -262 -2%
Nevada
County 92,033 98,764 97,019 6,731 7% -1,745 -2%
Source: Department of Finance E-4, 2011-2013 and U.S. Census, 2000 and 2010
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HA-3
FIGURE HA-1 TOWN OF TRUCKEE POPULATION FORECAST 2000-2025
Source: State of California, Department of Finance, 2013 and 2025 General Plan
b. Age Composition
In 2010, the prime working age group (25 to 54 years) comprised the largest
percentage (53.6 percent) of the Town’s population. The second largest group was
school age (5 to 19 years) with 18.6 percent of the population. Refer to Table HA-3
for the distribution of age in 2010. Figure HA-2 shows the breakdown of
population by age and sex in 2010 where males comprised 52.1 percent of the total
population and the female population was 47.9%.
TABLE HA-3 AGE DISTRIBUTION 2010
Age Group
2000 2010
Number % of
Population1 Number
% of
Population
1
Preschool (0-4 years) 875 6.3% 1,061 6.6%
School (5-19 years) 3,075 22.2% 3,006 18.6%
Young Adult (20-24 years) 715 5.2% 841 5.2%
Prime Working (25-54 years) 7,407 53.4% 8,679 53.6%
Retirement (55-64 years) 1,027 7.4% 2,178 13.5%
Senior Citizen (65+ years) 765 5.5% 1,256 7.8%
Total 13,864 100% 13,967 100%
Notes:
1 Percentages may not add up to 100% due to rounding.
Source: U.S. Census 2010 DP-1
13,967
16,180 15,918
28,263
0
5,000
10,000
15,000
20,000
25,000
30,000
2000 2010 2013 2025
Po
p
u
l
a
t
i
o
n
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APPENDIX HA – HOUSING PROFILE
HA-4
FIGURE HA-2 POPULATION BY AGE AND SEX 2010
c. Race and Ethnicity
As shown in Table HA-4, Truckee residents are mainly composed of one
racial/ethnic group: white. As of 2010, 86.5 percent of residents in Truckee were
white and 8.8 percent were Hispanic or Latino.
TABLE HA-4 RACIAL AND ETHNIC COMPOSITION 2010
Racial/ Ethnic Group 2000 2010
Number % Number %
White 12,254 88.4% 13,992 86.5%
Black 34 0.2% 60 0.4%
American Indian & Alaska Native 82 0.6% 95 0.6%
Asian 120 0.9% 241 1.5%
Native Hawaiian and Other Pacific
Islander 24 0.2% 15 0.1%
Hispanic 1,773 12.8% 1,431 8.8%
Other 1,050 7.6% 346 2.1%
Total 13,864 100% 13,967 100%
Two or more races 300 2.2% 3,016 18.6%
Source: U.S. Census 2000 DP-1, U.S. Census 2010 DP-1
800 300 200 700 1200
Under 5 years
10 to 14 years
20 to 24 years
30 to 34 years
40 to 44 years
50 to 54 years
60 to 64 years
70 to 74 years
80 to 84 years
90 years and over
Male
Female
Population
Ag
e
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HA-5
2. Employment Trends
Housing needs are affected by employment trends. Availability of jobs in a
geographic area can create demand for nearby housing. The quality or pay of
available employment can also determine the demand for various housing types and
price levels.
Truckee is largely dependent on tourist, resort, and second home and retirement
activity. As shown in Table HA-5, in 2010, 17.4 percent of Truckee’s population
was employed in arts, entertainment, recreation, accommodation and food service,
followed by education (14.6 percent), professional, scientific, management,
administrative, and waste management services (13.9 percent) and construction
(11.3 percent).
TABLE HA-5 EMPLOYMENT BY INDUSTRY1 2010
Industry Truckee Nevada County
Employees % Employees %
Agriculture, forestry, fishing
and hunting, and mining 89 1.0% 651 1.5%
Construction 1,014 11.3% 4,363 9.9%
Manufacturing 209 2.3% 2,657 6.0%
Wholesale trade 172 1.9% 852 1.9%
Retail trade 954 10.6% 5,890 13.3%
Transportation and
warehousing, and utilities 218 2.4% 1,600 3.6%
Information 173 1.9% 1,158 2.6%
Finance, insurance, real estate,
and rental and leasing 868 9.7% 2,973 6.7%
Professional, scientific,
management, administrative,
and waste management services
1,247 13.9% 5,164 11.7%
Educational, health and social
services 1,310 14.6% 9,613 21.7%
Arts, entertainment, recreation,
accommodation and food
services
1,564 17.4% 4,178 9.4%
Other services (except public
administration) 611 6.8% 2,713 6.1%
Public Administration 538 6.0% 2,420 5.5%
Total 8,967 100% 48,654 100%
Notes:
1 Data cited for Truckee population, and does not represent the number of jobs in Truckee
Source: American Community Survey 2007-2011, DP-03
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HA-6
The largest employer in Truckee, Sierra College Tahoe-Truckee Campus, employed
1,095 persons in 2014. Approximately ten companies in or around Truckee
employed 250 or more persons. Table HA-6 lists the major employers, with 50 or
more employers, in the Town and the approximate number of employees. Many of
these employers are not located with the Truckee limits, but many of their
employers reside in the Town.
TABLE HA-6 TOWN OF TRUCKEE – MAJOR EMPLOYERS
Company Number of Employees
Sierra College Tahoe-Truckee Campus 1,095
Tahoe Forest Hospital District 520
Tahoe Truckee Unified School District (TTUSD) 520
Resort at Squaw Creek 330
Clear Capital 320
Squaw Valley 300
Ritz-Carlton, Lake Tahoe 260
Northstar California Resort 250
Sugar Bowl Resort 250
Tahoe Donner Association 250
Alpine Meadows Ski Resort 100
Town of Truckee 100
Lahontan Golf Club 90
Mountain Hardware & Sports 80
Sierra Nevada College 80
Tahoe Mountain Resorts Lodging 62
Truckee Donner Public Utility District 58
PlumpJack Squaw Valley Inn 52
Source: Truckee Donner Chamber of Commerce, February 2014
Employment rates are also an indicator of economic trends in the Town. As shown
in Table HA-7, the Town of Truckee’s labor force increased from 8,800 in 2000 to
9,970 in 2008. According to the California Employment Development Department,
since 2003, when the unemployment rate was estimated at 4.5%, Truckee’s
unemployment rate has declined each year through 2006 when the rate hit a low of
3.6 percent. Since 2006, the unemployment rate has steadily increased to 9.7
percent in 2010. Since 2010, the rate or unemployment has decreased to 5.6 percent
in 2013. In 2013, the unemployment rate for Nevada County was 6.7 percent.
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HA-7
TABLE HA-7 TRUCKEE LABOR FORCE TRENDS 2000 - 2013
Year Labor Force Employment Unemployment Unemployment
Rate
2003 9,390 8,960 430 4.5%
2004 9,840 9,070 410 4.3%
2005 9,620 9,250 380 3.9%
2006 9,760 9,410 350 3.6%
2007 9,870 9,470 390 4.0%
2008 9,970 9,290 680 6.8%
2009 9,670 8,810 860 8.9%
2010 9,750 8,810 940 9.7%
2011 9,810 8,930 880 9.0%
2012 9,670 8,810 860 8.9%
2013 9,600 9,060 540 5.6%
Source: State of California Employee Development Department, Unemployment Rates (Labor Force),
2013
3. Household Characteristics
This section describes the characteristics of Truckee’s households. The U.S. Census
Bureau defines a household as all persons living in a single housing unit, whether or
not they are related. One person living alone is considered a household, as is a
group of unrelated people living in a single housing unit. The U.S. Census Bureau
defines a family as related persons living within a single housing unit.
a. Household Formation and Composition
According to the U.S. Census Bureau, there were 5,149 households in Truckee in
2000 and 6,343 households in 2010, representing a 23 percent increase. From 2000
to 2010, the rate of increase in the Town’s households generally outpaced the
increase at both the County and State levels. As shown in Table HA-8, total
households in Nevada County increased by 23 percent and total households in
California increased by 9.3 percent from 2000 to 2010. Based on DOF population
estimates and number of persons per household, the total households in Truckee in
2013 were 6,388, a 0.7 percent increase from 2010. Comparatively, the total
households in Nevada County increased by 0.5 percent while California increased
by 0.9 percent between 2010 and 2013.
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HA-8
TABLE HA-8 TOTAL HOUSEHOLDS –2000-2013
Area 2000 2010 % Increase
2000-2010 20131 % Increase
2010-2013
Truckee 5,149 6,343 23% 6,388 0.7%
Nevada County 36,894 41,527 13% 41,748 0.5%
California 11,502,870 12,568,167 9.3% 12,675,876 0.9%
Notes:
1 California Department of Finance- Based on population estimate divided by the estimated number of
people per household.
Source: U.S. Census 2000 SF3, H16, Department of Finance Table E-5, 2013; DOF Census 2010
Demographic Summary Profile
The 2010 U.S. Census reported that Truckee’s average household size was 2.54
persons. According to the DOF, by 2013 the average number of persons per
household decreased to 2.49 persons. Since 2010, Truckee’s average household size
decreased slightly (to 2.49) while Nevada County’s average number of persons per
household decreased to (to 2.30), as shown in Table HA-9.
TABLE HA-9 AVERAGE PERSONS PER HOUSEHOLD 2000-2013
2000 2010 2013
Truckee 2.68 2.54 2.49
Nevada County 2.47 2.35 2.30
Source: DOF E8 2000-2010 By geography; Department of Finance Table 2 E-5, 2013
As shown in Table HA-10, in 2010, owner-occupied households with two to four
persons make up the largest group for all households in Truckee. Owner-occupied
households with two to four persons comprise 54.4 percent of the total households
(both renter and owner occupied). Renter-occupied households with two to four
persons comprise 15.5 percent of total households. Households with five or more
persons comprised 6.5% of total households, with 277 renter-occupied households
and 132 owner-occupied households with five or more persons.
TABLE HA-10 HOUSEHOLD SIZE DISTRIBUTION 2011
Household
Size
Renter Occupied Owner Occupied Total
Number % Number % Number %
1 Person 623 9.8% 880 13.9% 1,503 23.7%
2-4 Persons 979 15.5% 3,442 54.4% 4,421 69.8%
5+ Persons 277 4.4% 132 2.1% 409 6.5%
Total 1,879 29.7% 4,454 70.3% 6,333 100%
Source: American Community Survey 2007-2011, B25009
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HA-9
b. Household Income
The State of California Housing and Community Development (HUD) generates
an annual median income for the purpose of determining program eligibility. The
2014 median family income (MFI) for Nevada County, including the Town of
Truckee, is $73,500.
The State of California uses five income categories to determine housing
affordability. These categories are as follows:
Extremely Low-Income: Less than 30 percent of the median income
Very Low-Income: 30 to 50 percent of the median income
Low-Income: 51 to 80 percent of the median income
Moderate-Income: 81 to 120 percent of the median income
Above Moderate-income: greater than 120 percent of the median income
Table HA-11 shows the income ranges for each income category based on the
2014 HCD MFI for Nevada County.
TABLE HA-11 INCOME RANGE BY AFFORDABILITY CATEGORY
Income Level Percent of County
Median1 Income Range ($)2
Extremely Low-Income ≤ 30% ≤ $22,050
Very Low-Income 31%-50% $22,051-$36,750
Low-Income 51%-80% $36,751-$58,800
Moderate-Income 81%-120% $58,801-$88,200
Above Moderate-Income >120% >$88,201
Notes:
1 Based on 2014 HCD income limits. February 28, 2014.
2 Based on 2014 HUD MFI of $73,500 for Nevada County
Table HA-12 shows household income distribution by tenure in 1999 and 2012. In
2012, approximately 16.9 percent of owner-occupied households and 46.8 percent
of renter-occupied households earned less than $35,000 a year, which fell in the
very low-income category. Approximately 27.4 percent of owner-occupied
households and 65.5 percent of renter-occupied households had an income under
$50,000, which fell into the low and very low-income categories. The largest
income group for owner-occupied households reported annual incomes between
$100,000 to $149,999, which was within the above-moderate income category. The
largest income group for renter-occupied households earned between $35,000 to
$49,999 which is within the low-income category.
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TABLE HA-12 HOUSEHOLD INCOME BY TENURE IN 1999 AND 2012
Income
1999 2012
Owner
occupied
Renter
occupied
Owner
occupied Renter occupied
Number % Number % Number % Number %
Less than $5,000 31 0.8% 8 0.6% 45 1.0% 92 4.8%
$5,000 to $9,999 42 1.1% 59 4.4% 135 3.0% 154 8.0%
$10,000 to $14,999 44 1.2% 94 7.0% 50 1.1% 54 2.8%
$15,000 to $19,999 86 2.2% 92 6.9% 38 0.8% 212 11.0%
$20,000 to $24,999 86 2.2% 80 6.0% 159 3.5% 158 8.2%
$25,000 to $34,999 384 10.0% 226 16.9% 338 7.5% 229 11.9%
$35,000 to $49,999 600 15.7% 284 21.2% 477 10.5% 357 18.6%
$50,000 to $74,999 1,099 28.7% 315 23.5% 674 14.9% 344 17.9%
$75,000 to $99,999 701 18.3% 107 8.0% 741 16.3% 187 9.7%
$100,000 to $149,999 423 11.1% 43 3.2% 1,034 22.8% 90 4.7%
$150,000 or more 327 8.6% 33 2.5% 844 18.6% 42 2.2%
Total 3,823 100% 1,341 100% 4,535 100% 1,919 100%
Note: Percentages may not equal 100% due to rounding
Source: U.S. Census 2000 SF3, HCT11; American Community Survey 2008-2012, B25118
The median income for Truckee residents by tenure and a comparison to Nevada
County as a whole in 2012 is shown in Table HA-13. The median income for
owner-occupied households in 2012 was $89,052, but only $37,130 for renter-
occupied households. The overall median income for the Town of Truckee was
$65,397, over $11,500 more than Nevada County’s median income of $53,768.
TABLE HA-13 MEDIAN INCOME BY TENURE 2012
Jurisdiction Median Income
Town of Truckee $65,397
Owner-Occupied Households $89,052
Renter-Occupied Households $37,130
Nevada County $53,768
Owner-Occupied Households $66,385
Renter-Occupied Households $36,474
Source: American Community Survey 2008-2012, B25119
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4. Housing Inventory and Market Conditions
This section describes the housing inventory and market conditions in Truckee.
Understanding existing housing conditions, as well as past and current housing
trends, provides a method for projecting future housing needs in the Town.
a. Housing Stock Profile
In 2010, the U.S. Census Bureau reported 12,893 housing units in Truckee, which
represented 24.3 percent of all units in Nevada County. In 2013, Truckee’s housing
units represented 24.4 percent of the housing in the County. DOF estimated
12,893 housing units in Truckee in 2013, a 0.7 percent increase since 2010.
TABLE HA-14 NUMBER OF HOUSING UNITS – TRUCKEE AND NEVADA COUNTY
2000-2013
Year Truckee Nevada County Truckee as % of the Region
2000 9,787 44,282 22.1%
2010 12,803 52,590 24.3%
2013 12,893 52,879 24.4%
Source: U.S. Census 2000 SF3, H1; U.S. Census 2010, H3; and the State of California, Department of
Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2011-
2013. Sacramento, California, May 2013
i. Unit Type
Of the 12,803 housing units reported by the U.S. Census in 2010, single-family,
detached units were the largest housing type with 84.0 percent of the total units.
The second largest group was multi-family units, comprising 10.9 percent of the
total units. In 2013, DOF estimated net increases in all types of housing units.
TABLE HA-15 HOUSING INVENTORY BY UNIT TYPE –2000-2013
Housing Type 2000 % of
Total 2010 % of
Total 2013 % of
Total
Single-family, detached 8,344 85.3% 10,758 84.0% 10,832 84.0%
Single-family, attached 243 2.5% 203 1.6% 206 1.6%
Multi-family 902 9.2% 1,401 10.9% 1,413 11.0%
Mobile homes 298 3% 441 3.4% 442 3.4%
Total Housing 9,787 100% 12,803 100% 12,893 100%
Source: U.S. Census 2000 SF3, H30 and the State of California, Department of Finance, E-5 Population
and Housing Estimates for Cities, Counties and the State, 2000, and January 1, 2011-2013. Sacramento,
California, May 2013
b. Tenure
As shown in Table HA-16, 68.2 percent of housing units in Truckee were owner-
occupied while 32.8 percent were renter-occupied in 2010. Truckee has a lower
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percentage of owner-occupied units than the County and a higher percentage than
the State.
TABLE HA-16 OCCUPIED UNITS BY TENURE 2000 AND 2010
2000 2010
Number % Number %
Truckee
Owner Occupied 3,823 74.0% 4,326 68.2%
Renter Occupied 1,341 26.0% 2,017 31.8%
Total 5,164 100.0% 6,343 100.0%
Nevada County
Owner Occupied 2,790 23.8% 29,890 72.0%
Renter Occupied 8,944 76.2% 11,637 28.0%
Total 11,734 100.0% 41,527 100.0%
California
Owner Occupied 6,546,237 56.9% 7,035,371 55.9%
Renter Occupied 4,956,633 43.1% 5,542,127 44.1%
Total 11,502,870 100.0% 12,577,498 100.0%
Notes: Percentages may not equal 100% due to rounding
Source: U.S. Census 2000 SF3, H7; Department of Finance Census 2010 Demographic Summary Profile
c. Vacancy Rates
Vacancy rates are an indicator of both housing supply and demand. Low vacancy
rates indicate an under supply of housing. This suggests that housing costs may be
inflated and households may find it difficult to find housing with an affordable
monthly payment. A high number of vacant units indicate an over supply of
housing. A 4 to 6 percent vacancy rate is considered “normal” for most
communities. In 2010, the vacancy rate in Truckee was 50.5 percent (refer to Table
HA-17). This number is high because it reflects the large number of units that are
used for seasonal or occasional use. The number of units that are used for seasonal
or occasional use (5,989) are subtracted from the number of vacant housing units
to determine a more accurate assessment of Truckee’s vacancy rate. By this
measure, 3.7 percent of Truckee’s housing units were vacant in 2010.
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TABLE HA-17 OCCUPANCY STATUS BY TENURE 2010
Occupied
Housing
Units
Vacant
Housing
Units
Total
Housing
Units
For
Rent
For
Sale
For
Seasonal
Use
Vacancy
Rate
Truckee 6,343 6,460 12,803 175 147 5,989 50.5%
Nevada
County 41,527 11,063 52,590 775 791 8,333 21.0%
Source: Department of Finance Census 2010 Demographic Summary Profile
d. Age of Housing Stock
The age of housing is often an indicator of housing conditions. In general, housing
that is 30 years or older may need minor repairs due to the expected lifespan of
building materials. Housing over 50 years old is more likely to need major repairs.
Table HA-18 shows that 3,970 (30.8 percent) of Truckee’s housing units were
constructed prior to 1980 and 764 (5.9 percent) of the Town’s housing units were
constructed prior to 1960. These housing units represent housing stock at-risk of
deterioration if the units are not rehabilitated. As would be expected, based on
Truckee’s historic development patterns, most of these units are located near
Donner Lake and in the Downtown area.
TABLE HA-18 AGE OF HOUSING STOCK BY YEAR BUILT
Year Built Units %
2010-20131 186 1.4%
2000-2009 2,353 18.3%
1990-1999 3,055 23.7%
1980-1989 3,309 25.7%
1970-1979 2,633 20.5%
1960-1969 573 4.5%
1950-1959 334 2.6%
1940-1949 15 0.1%
1939 or earlier 415 3.2%
Total Housing Units 12,873 100.0%
Notes:
1 Town of Truckee Building Permit data compiled for Community Development Department Annual
Report
Source: U.S. Census 2000 SF3, H34 and Town of Truckee
e. Housing Conditions
Housing is considered substandard when conditions are found to be below the
minimum standard of living defined in the California Health and Safety Code.
Households living in substandard conditions are considered as being in need of
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HA-14
housing assistance, even if they are not seeking alternative housing arrangement,
due to threat of health and safety.
In addition to structural deficiencies and standards, lack of infrastructure and
utilities often serve as indicators for substandard conditions. The Town Building
Department estimates that there are approximately 24 housing units that require
rehabilitation and five units that may require replacement. According to the 2000
U.S. Census, nine occupied units in Truckee lacked complete plumbing facilities.
This number has gone up significantly to 91 in the 2010 U.S. Census. 17 occupied
units lacked complete kitchen facilities in 2000, which has increased to 137 units in
2010. It should be noted that there may be some overlap in the number of
substandard housing units, as some units may lack both complete plumbing and
kitchen facilities. Table HA-19 summarizes the number of units lacking plumbing
or complete kitchen facilities. These units are likely cabins used for seasonal use.
TABLE HA-19 UNITS LACKING PLUMBING OR COMPLETE KITCHEN FACILITIES 2000
AND 2010
Units
2000 2010
Owner -
Occupied
Renter -
Occupied Total Owner -
Occupied
Renter -
Occupied Total
Lacking complete
plumbing facilities 0 9 9 44 47 91
Lacking complete
kitchen facilities 0 17 17 44 93 137
Source: U.S. Census 2000 SF3 H48, H51; American Community Survey 2008-2012, B25049; and
American Community Survey 2008-2012, B25053
The Community Development Department receives code violation complaints
from local residents. Code Enforcement staff confirm the code violation and notify
the homeowner of the violation. According to staff, there have been slight
concentrations of units in need of repair within Downtown Truckee and near
Donner Lake. As noted above, these locations are also where the Town has the
largest proportion of units constructed before 1960. Truckee’s Code Enforcement
staff indicated housing conditions have improved over the last 20 years.
f. Housing Costs and Rents
i. Existing and New Home Price Trends
The median sales price in Truckee was $440,000 in January 2013. This was a 12.8
percent increase from the median sales price of $390,000 in 2012. As shown in
Table HA-20, Truckee’s median sales price remains higher than Nevada County.
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TABLE HA-20 MEDIAN SALES PRICE
Jurisdiction January 2012 January 2013 % Change
Truckee $390,000 $440,000 12.8%
Nevada County $256.000 $315.000 23.1%
Source: DataQuick News California Home Sale Activity by City, February 2014
ii. Rental Prices
Rental units in Truckee consist of conventional apartments, single-family homes
and condominiums. The monthly rent for a one-bedroom apartment in Truckee
was $800 to $1,200 as of February 2014. The monthly rent for a two-bedroom
apartment was $1,200 to $1,600. The monthly rent for a three-bedroom home was
$1,500 to $3,000. Rents for single-family homes and condominiums ranged from
$1,110 to $1,200 for two-bedroom homes and $1,300 to $1,600 for three-bedroom
homes. The rental prices in Truckee have increased as the overall cost of housing
has increased throughout California.
TABLE HA-21 AVERAGE MONTHLY RENT BY UNIT SIZE
Size of Unit Average Rent
Studio N/A
1 bedroom $$800 to $1,200
2 bedrooms $1,200 to $1,6000
3 bedrooms $1,500-$3,000
Source: reno.craigslist.org, February 2014; Truckee Properties
According to the 2008-2012 American Community Survey, 72.1 percent of renter
households in Truckee spent 30 percent or more of their household income on
rent in 2012 and 57.9 percent spent 35 percent or more of their household income
on rent. Households spending more than 30 percent of their income on rent are
considered to be experiencing overpayment. Table HA-22 shows the gross rent as a
percentage of household income spent in 2012.
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TABLE HA-22 RENT AS A PERCENTAGE OF HOUSEHOLD INCOME, 2012
Percent of Household
Income
Number of
Households
Percent of
Households
Less than 15 percent 90 4.9%
15 to 19.9 percent 121 6.5%
20.0 to 24.9 percent 183 9.9%
25.0 to 29.9 percent 122 6.6%
30.0 to 34.9 percent 263 14.2%
35.0 percent or more 1,070 57.9%
Not computed 70 3.8%
Total 1,849 100.0%
Source: American Community Survey 2008-2012, DP-04
iii. Affordability Gap Analysis
The costs of home ownership and renting can be compared to a household’s ability
to pay for housing. Housing affordability is defined as paying no more than 30
percent of the household income on housing expenses. Table HA-23 summarizes
affordable monthly rents and purchase prices by income categories based on the
2014 HCD median income of $73,500 for Nevada County. Affordable purchase
price assumes a five percent interest rate with a 30-year mortgage.
TABLE HA-23 AFFORDABLE RENT AND PURCHASE PRICE BY INCOME CATEGORY
Income Category Annual Income1 Affordable
Monthly Rent
Payment2
Estimated
Affordable
Purchase Price3
Extremely Low-
Income
≤ 30% MFI4 ≤ $551 ≤ $102,600
Very Low-Income 31-50% MFI $552-$919 $102,701-$171,200
Low-Income 51% - 80% MFI $920-$1,470 $171,201-$273,800
Moderate-Income 81% - 120% MFI $1,471-$2,205 $273,801-$410,700
Above Moderate-
Income
>120% MFI >$2,206 >$410,701
Notes:
1 Income limits established by HCD
2 Based on 30% of income
3 Assumes 5.0% interest rate, 30-year mortgage; Does not include mortgage insurance premiums
4 MFI= 2014 HCD Median Family Income ($73,500)
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iv. Rental Affordability
As of February 2014, the monthly rent for apartments of any size in Truckee
exceeds the affordable monthly rent payment for extremely low-income
households. Some very low-income households would be able to afford a one-
bedroom apartment, and low-income households would be able to afford one and
some two bedroom apartments. The monthly rents for one, two, and some three
bedroom apartment units found in Truckee would be affordable to moderate and
above-moderate income households.
v. Ownership Affordability
The median price of housing in Truckee, as shown Table HA-20, exceeds the
affordability range for all income categories except above moderate-income
households. To be able to afford to purchase a home at the median sales price of
$440,000, a household would need to have an annual income of approximately
$110,350 or 150 percent of the Nevada County MFI. This indicates that there is an
affordability gap for ownership housing, even for above moderate-income
households. Lower and moderate income households may have trouble finding
housing that they can afford to purchase.
C. Housing Needs
This section provides an overview of existing housing needs in the Town of
Truckee. The four major “needs” categories considered in this element are:
Existing housing need resulting from households overpaying for housing
Existing housing need resulting from overcrowding
Housing growth need resulting from population growth and demolition of
the existing housing stock
Housing needs of “special needs groups” such as elderly persons, large
households, female-headed households, persons with disabilities, homeless
persons, and farm workers
1. Households Overpaying for Housing
Overpayment is defined as households paying more than 30 percent of their gross
income on housing related expenses, including rent or mortgage payments and
utilities. High housing costs can cause households to spend a disproportionate
percentage of their income on housing. This may result in repayment problems,
deferred maintenance or overcrowding.
The impact of high housing costs is more apparent for extremely low-, very low-
and low-income households, especially renter households.
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HA-18
Approximately 51 percent of owner-occupied households and 69 percent of renter-
occupied households in Truckee experienced overpayment in 2012. Tables HA-24
and HA-25 summarize housing cost as a percentage of household income for
owner-occupied and renter-occupied households.
TABLE HA-24 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME FOR
OWNERS 2012
Household
Income Range Households % of Total
Households
Percentage of Income Spent
on Housing Costs
<20% 20-29% 30%+
<$20,000 223 3.5% 0 0 223
$20,000-$34,999 497 7.7% 72 27 398
$35,000-$49,999 477 7.4% 72 0 405
$50,000-$74,999 674 10.4% 142 28 504
>$75,000 2,619 40.6% 960 890 769
Zero or negative
income 45 0.7% -- -- --
Total 4,535 100% 1,246 945 2,299
Source: American Community Survey 2008-2012, B25106
TABLE HA-25 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME FOR
RENTERS
Household
Income Range Households % of Total
Households2
Percentage of Income Spent
on Housing Costs
<20% 20-29% 30-34%
<$20,000 494 25.7% 0 0 494
$20,000-$34,999 366 19.1% 0 59 307
$35,000-$49,999 348 18.1% 10 145 193
$50,000-$74,999 322 16.8% 74 8 240
>$75,000 319 16.6% 127 93 99
Zero or negative
income 70 3.6% -- -- --
Total1 1,919 100% 211 123 1,333
Notes:
1Some households are not accounted for; therefore, figures may slightly differ from other U.S. Census
estimates for Total Households
2May not equal 100% due to rounding
Source: American Community Survey 2008-2012, B25106
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HA-19
2. Overcrowding
An overcrowded housing unit is defined by the U.S. Census Bureau as a housing
unit occupied by more than one person per room (excluding bathrooms, kitchen,
hallway and closet space). Overcrowding can affect public facilities and services,
reduce the quality of the physical environment and create conditions that
contribute to deterioration.
Table HA-26 summarizes the number of persons per room in Truckee. In 2011, 57
households in Truckee were overcrowded, accounting for 0.9% percent of all
households. All 57 of the overcrowded households were renter-occupied.
TABLE HA-26 TOWN OF TRUCKEE OVERCROWDING BY TENURE AND INCOME
Persons per
Room
Owners Renters Total
Households Percent
of Total1 Households Percent
of Total2 Households Percent
of Total3
0.50 or less 2,988 67.1% 966 51.4% 3,954 62.4%
0.51 to 1.00 1,466 32.9% 856 45.6%% 2,322 36.7%
1.01 or more 0 0.0% 57 3.0% 57 0.9%
Total
Households 4,454 100.0% 1,879 100.0% 6,333 100.0%
Notes:
1Percent of total owner-occupied units
2Percent of total renter-occupied units
3Percent of total households
Source: American Community Survey 2007-2011, B25014
3. 2014-2019 Fair Share Housing Needs
A local jurisdiction’s “fair share” of regional housing need is the number of
additional housing units needed to accommodate the forecasted growth in the
number of households, to replace expected demolitions and conversion of housing
units to non-housing uses, and to achieve a future vacancy rate that allows for
healthy functioning of the housing market.
The fair share is allocated into the four household income categories used in State
and Federal programs: very low-, low-, moderate- and above moderate-income.
The Town must also plan for the growth needs of extremely low-income
households. The extremely low-income need is assumed to be 50 percent of the
very low-income allocation. The allocations are further adjusted to avoid an over-
concentration of lower income households in any one jurisdiction.
The allocation of housing needs begins with the DOF projection of the total
statewide housing demand, which is then apportioned by the State Department of
Housing and Community Development (HCD) to each of the State’s regions. Each
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HA-20
region is usually represented by a Council of Governments (COG), responsible for
future housing needs.
The Sierra Planning Organization is responsible for allocating housing in the region
including the Town of Truckee. Table HA-27 shows the 2014-2019 Regional
Housing Needs Allocation for the Town of Truckee.
TABLE HA-27 FAIR SHARE HOUSING NEEDS ALLOCATION –2014-2019
Income Category Number of Units % of Total Construction
Need
Extremely Low 54 11.7%
Very Low 54 11.7%
Low 75 16.3%
Moderate 78 17.0%
Above Moderate 199 43.3%
Total Need 460 100.0%
Source: Regional Housing Needs Allocation, Sierra Planning Organization.
4. Special Needs Groups
Certain segments of the population may have more difficulty finding decent,
affordable housing due to their special needs. This section identifies the needs of
specific groups including: elderly persons, large households, female-headed
households, persons with disabilities, homeless persons, and farmworkers.
In addition to the data from the 2010 U.S. Census, American Community Surveys
from 2001-2011 and 2008-2012 this section uses data from the 2006-2010
Comprehensive Housing Affordability Strategy (CHAS) published by HUD. The
CHAS provides information related to households with housing problems,
including overpayment, overcrowding and/or without complete kitchen facilities
and plumbing systems. The CHAS data is based on 2006-2010 and 2008-2012
American Community Survey data files and are mostly comprised of a variety of
housing need variables split by HUD-defined income limits and HUD-specified
housing types.
a. Elderly Persons
Elderly persons are considered a special needs group because they are likely to have
fixed incomes and may require specialized housing. The primary housing concerns
regarding elderly persons residing in Truckee are:
Income - The elderly population is generally on a fixed income
Household Composition - The elderly often live alone
Transportation - The elderly population is more likely to utilize public
transportation
Health Care - The elderly often have greater need for health care
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HA-21
In 2011, elderly persons (age 65 and older) comprised 5.5 percent of Truckee’s total
population. Of the total households in Truckee in 2011, 10.6 percent had an elderly
householder. Of the total 673 households with an elderly householder, the majority
(84.1 percent) are owner-occupied. Refer to Table HA-28.
TABLE HA-28 HOUSEHOLD BY TENURE AND AGE 2011
Householder
Age
Owner-
Occupied
Renter-
Occupied Total
Units % Units % Units %
15-24 years 35 0.8% 193 10.3% 228 3.6%
25-34 years 400 9.0% 586 31.2% 986 15.6%
35-44 years 1,086 24.4% 551 29.3% 1,637 25.8%
45-54 years 1,484 33.3% 233 12.4% 1,717 27.1%
55-59 years 595 13.4% 109 5.8% 704 11.1%
60-64 years 345 7.7% 43 2.3% 388 6.1%
65-74 years 377 8.5% 138 7.3% 515 8.1%
75-84 years 91 2.0% 0 0.0% 91 1.4%
85 years and over 41 0.9% 26 1.4% 67 1.1%
Total 4,454 100% 1,879 100% 6,333 100%
Source: American Community Survey 2011, B25007
As indicated in Table HA-29, the median household income for households with a
householder age 65 to 74 years was $47,431 in 2000. In the same year, the median
household income for households with a householder 75 years or older was
$35,240. In 2012, the American Community Survey (ACS) estimated that the
median household income for households 65+ years in Truckee was $58,103.
TABLE HA-29 ELDERLY MEDIAN HOUSEHOLD INCOME 2000 AND 2012
Householder Age Town of Truckee
2000 Median Income
Town of Truckee
2012 Median Income1
65-74 years $47,431 $58,103 75 plus years $35,240
Notes: 1ACS reports median income for households with a householder 65+ years
Source: U.S. Census 2000 SF3 P56 and American Community Survey 2008-2012, B19049
The median family income for Truckee, as reported by American Community
Survey, 2008-2012, was $65,397 in 2012. Based on the ACS data shown in Table
HA-30, 13.0 percent of elderly households earned less than $25,000 and 40.9
percent earned $25,000 to $74,999, falling within the very low-, low- and moderate-
income categories.
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HA-22
TABLE HA-30 ELDERLY HOUSEHOLD INCOME DISTRIBUTION 2012
Income Householder Age 65+ years in 2012
Number Percentage
<$25,000 74 13.0%
$25,000- $34,999 70 12.3%
$35,000- $49,999 128 22.5%
$50,000- $74,999 35 6.1%
$75,000- $99,999 50 8.8%
$100,000- $149,999 127 22.3%
$150,000- $199,999 43 7.5%
>$200,000 43 7.5%
Total 570 100.0%
Source: American Community Survey 2008-2012, B19037
The U.S. Census Bureau provides information on the number of persons, including
the elderly, with disabilities of varying types and degrees. However, the 2010
Census discontinued tracking this information. The types of disabilities included in
the 2000 Census were:
Sensory: Blindness, deafness, or a severe vision or hearing impairment.
Physical: A condition that substantially limits one or more basic physical
activities, such as walking, climbing stairs, reaching, lifting, or carrying.
Mental: A condition lasting six months or more that makes it difficult to
perform certain activities including learning, remembering, or concentrating.
Self-care: A condition lasting six months or more that make it difficult to
perform certain activities including dressing, bathing, or getting around
inside the home.
Go-outside-home: Only asked for population 16 and older; a condition
lasting six months or more that make it difficult to perform certain activities
including going outside the home alone to shop or visit a doctor's office.
Employment: Only asked for the population aged 16 to 64; a condition
lasting six months or more that make it difficult to perform certain activities
including working at a job or business.
As shown in Table HA-31, in 2000, 24.8 percent of the elderly population (65+) in
Truckee had a disability.
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HA-23
TABLE HA-31 ELDERLY WITH DISABILITIES LIMITING INDEPENDENT LIVING
Nevada County Truckee
Number Percent Number Percent
Age 5-64, Employed Persons
with a Disability 1,554 19.3% 198 30.9%
Age 5-64, Not Employed
Persons with a Disability 2,813 34.9% 270 42.1%
Persons Age 65+ with a
Disability 3,523 43.7% 159 24.8%
Total Persons with a Physical
Disability 8,065 100% 641 100%
% of Total Population Over
Age 5 9.3% 4.9%
Source: U.S. Census 2000, PCT028
b. Large Households
Large households are defined as having five or more persons within the same
household. Large households are included as a special needs group because they
require larger dwellings with more bedrooms.
The American Community Survey 2007-2011, as shown in Table HA-32, reported
409 large households, representing 6.5 percent of total households in Truckee. Of
the large households, 132 were owner-occupied and 277 were renter-occupied.
Large households often have the highest cost burden and report the highest
percentage of housing problems. Finding larger units at an affordable price is a
concern primarily for households with lower incomes.
TABLE HA-32 LARGE HOUSEHOLDS BY TENURE
Number of Persons in Unit Owner-
Occupied
Renter-
Occupied Total
Five 108 228 336
Six 24 14 38
Seven or more 0 35 35
Total 132 277 409
Percent of Total Households1 2.1% 7.2% 6.5%
Note:
1 Total Households in 2011 = 6,333
Source: American Community Survey, 2007-2011, B25009.
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HA-24
c. Female-Headed Households
Female-headed households are a special needs group due to their historically low
rate of homeownership and higher instances of poverty. In Truckee, the rate of
homeownership by female-headed households is 63.4 percent, just slightly lower
than overall homeownership rates of 68.2 percent for the Town as a whole.
TABLE HA-33 TENURE IN FEMALE-HEADED HOUSEHOLDS, 2011
Household Type
Owner-Occupied Renter-Occupied Total
Number % Number % Number % of All
Households1
Female householder 411 6.5% 239 3.8% 648 10.3%
Note: 1Total households in 2011 = 6,333
Source: American Community Survey 2007-2011, B17012
As shown in Table HA-34, 648 or 10.1 percent of Truckee’s households were
female-headed in 2011. Less than 1% of all households are headed by females and
considered below the poverty level.
TABLE HA-34 POVERTY IN FEMALE-HEADED HOUSEHOLDS IN 2011
Household
Type
Below Poverty
Level
At or Above Poverty
Level Total
Number % Number % Number % of All
Households1
Female
householder,
with own
children
24 0.4% 233 3.6% 257 4.0%
Female
householder
without children
0 0.0% 391 6.1% 391 6.1%
Total 24 0.4% 624 9.7% 648 10.1%
Note: 1Total householders in 2011 = 6,333
Source: American Community Survey 2007-2011, B11012
d. Persons with Disabilities
Access and affordability are two major needs of persons with disabilities. For those
with physical disabilities, access both within their homes and to and from the site is
important. This often requires specially designed dwelling units. Persons with
disabilities, like the elderly, have special needs in regards to location. There is
typically a desire to be located near public facilities and public transportation.
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HA-25
The U.S. Census Bureau provides information on the number of persons with
disabilities of varying types and degrees. Table HA-35 shows the number of
Truckee residents in 2012 with disabilities. According to the U.S. Census, 3.2
percent of Truckee residents reported having one type of disability
TABLE HA-35 PERSONS REPORTING DISABILITIES IN 2012
Age Group Total Number
in Age Group
Number of People
with a Disability
% of Age
Group1
Under 5 years 1,130 16 1.4%
5-17 years 2,754 32 1.2%
18-64 years 11,309 310 2.7%
65 years and older 892 155 17.4%
Total 16,085 513 3.2%
Source: American Community Survey 2008-2012, S1810
e. Developmental Disabilities
SB 812 requires that cities to include, needs of individuals with a developmental
disability within the community in the special housing needs analysis. According to
Section 4512 of the Welfare and Institutions Code a "developmental disability"
means a disability that originates before an individual attains age 18 years,
continues, or can be expected to continue, indefinitely, and constitutes a substantial
disability for that individual which includes mental retardation, cerebral palsy,
epilepsy, and autism. This term shall also include disabling conditions found to be
closely related to mental retardation or to require treatment similar to that required
for individuals with mental retardation, but shall not include other handicapping
conditions that are solely physical in nature.
Many developmentally disabled persons can live and work independently within a
conventional housing environment. More severely disabled individuals require a
group living environment where supervision is provided. The most severely
affected individuals may require an institutional environment where medical
attention and physical therapy are provided. Because developmental disabilities
exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person’s living situation as a
child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides
community based services to approximately 243,000 persons with developmental
disabilities and their families through a statewide system of 21 regional centers, four
developmental centers, and two community-based facilities. The Alta Regional
Center is one of 21 regional centers in the State of California that provides point-
of-entry to services for people with developmental disabilities. The center is a
private, nonprofit community agency that contracts with local businesses to offer a
wide range of services to individuals with developmental disabilities and their
families.
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HA-26
The following information from the Alta Regional Center, charged by the State of
California with the care of people with developmental disabilities, defined as those
with severe, life-long disabilities attributable to mental and/or physical impairments
provides a closer look at the disabled population.
TABLE HA-36 PERSONS WITH DEVELOPMENT DISABILITIES BY ZIP CODE
Zip code
Area
0-13
Years
14-21
years
22-51
years
52- 61
years
62+
years Total
96160 4 1 1 1 0 7
96161 9 4 12 2 2 29
96162 1 2 2 0 0 5
Total 14 7 15 3 2 41
Source: Department of Developmental Services, Quarterly Consumer Characteristics Report Index by
County of Physical Presence, January 2014
There are a number of housing types appropriate for people living with a
development disability: rent subsidized homes, licensed and unlicensed single-
family homes, inclusionary housing, Section 8 vouchers, special programs for home
purchase, HUD housing, and SB 962 homes. The design of housing-accessibility
modifications, the proximity to services and transit, and the availability of group
living opportunities represent some of the types of considerations that are
important in serving this need group. Approximately 5% percent of the Town’s
affordable housing units are designed for persons with physical disabilities with an
additional 2% designed for those with vision impairment. Incorporating ‘barrier-
free’ design in all, new multifamily housing (as required by California and Federal
Fair Housing laws) is especially important to provide the widest range of choices
for disabled residents. Special consideration should also be given to the
affordability of housing, as people with disabilities may be living on a fixed income.
In order to assist in the housing needs for persons with Developmental Disabilities,
the Town will implement programs to coordinate housing activities and outreach
with the Regional Center and encourage housing providers to designate a portion
of new affordable housing developments for persons with disabilities, especially
persons with developmental disabilities, and pursue funding sources designated for
persons with special needs and disabilities.
f. Homeless Population and Transitional Housing
It is challenging to accurately count homeless populations, which include people
living in vehicles and in places not designed to be permanent housing (i.e., motels)
in addition to those on the streets and in shelters. There are currently no homeless
or transitional shelters located in Truckee; however, the Town allows transitional
housing by right on parcels designated residential – Rural Residential (RR), Single-
Family Residential (RS), Multi-family Residential (RM), Downtown Medium
Density Residential, Downtown High Density Residential (DRH) zoning districts –
and Neighborhood Commercial (NC) zoning districts. The number of visible
homeless persons in Truckee varies based on the weather conditions. Based on
observations by the Town’s Police Department, there are approximately 15 to 20
TOWN OF TRUCKEE
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APPENDIX HA – HOUSING PROFILE
HA-27
homeless persons in the Town during the summer months and one to three
homeless persons during the winter.
Currently, there are programs in the neighboring City of Reno (Washoe County,
Nevada) and Nevada County which provide assistance to Truckee residents. The
City of Reno and Washoe County are a part of a Continuum of Care consortium,
which provides emergency shelter assistance, transitional housing, and permanent
housing to the local homeless population. Nevada County runs the Emergency
Assistance Coalition, which provides emergency shelter, one-time motel vouchers,
food, and gas. The following agencies and programs receive referrals from the
Emergency Assistance Coalition:
Salvation Army Auburn - 286 Sutter Street, Auburn, CA – Homeless
Services
Hospitality House - 1262 Sutton Way, Grass Valley, CA – Community
Homeless Shelter/Emergency Assistance
Red Cross (Eastern Region) – 2125 East Onstott Road, Yuba City, CA –
Emergency shelter.
Booth Family Center - 12390 Rough And Ready Highway, Grass Valley, CA
– Homeless Services
Tahoe Safe Alliance –Truckee – 12257 Business Park Drive, Unit 6,
Truckee CA 96161
g. Farm Workers
Farm workers are traditionally defined as persons whose primary incomes are
earned through seasonal agricultural work. According to the U.S. Census 2010, 89
of Truckee’s residents reported being employed in agriculture, forestry, fishing and
hunting, and mining. There is no significant agricultural industry within Truckee;
thus, it is assumed that the majority of these residents worked in forestry or fishing
industries, rather than agricultural production and harvest.
Due to the nature of the industry, it is likely that these laborers reside in Truckee
year round and, consequently, there would be no need for seasonal shelter to house
migrant farm labor. Farmworkers face various housing issues due to their typically
lower incomes and the seasonal nature of their work. These issues include
overcrowding and substandard housing conditions, as well as homelessness.
Under its current zoning, the Town does not allow for farm labor camps or farm-
related group care facilities. However, to assist agricultural workers with their
housing needs, the Truckee Municipal Code permits by right manufactured homes
in all residential zones, permits by right second units in the RR, RS, DRS, DRM,
and DMU zones, permits by right apartments in RM, DRM, DRH, and DMU
zones, conditionally permits rooming and boardinghouses in RM and DRH zones,
and conditionally permits single-room occupancies in the CN, CG, and DMU
zones.
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APPENDIX HA – HOUSING PROFILE
HA-28
5. Extremely Low-Income Households
Extremely low-income households are defined as households with income less than
30 percent of the median family income. The provisions of Government Code
Section 65583(a)(1) require quantification and analysis of existing and projected
housing needs of extremely low-income households. In 2010, 545 households in
Truckee were extremely low-income households, which is 8.7 percent of the total
households.
Table HA-37 provides a summary of housing problems experienced by extremely
low-income households in the Town of Truckee. Extremely low-income renter-
occupied households experience both overpayment and overcrowding. According
to data from the 2010 CHAS provided by HUD, 90.8 percent of extremely low-
income households experience at least one type of housing problem.
TABLE HA-37 HOUSING PROBLEMS FOR EXTREMELY LOW-INCOME HOUSEHOLDS
2010
Renters Owners Total
Number % Number % Number %
Extremely Low-Income
Households - Household
Income ≤ 30% MFI
340 62.4% 205 37.6% 545 100%
Households with any
Housing Problem 340 62.4% 155 28.4% 495 90.8%
Households with Cost
Burden1 > 30% 340 62.4% 155 28.4% 495 90.8%
Households with Cost
Burden1 > 50% 250 45.9% 155 28.4% 405 74.3%
Notes:
1Percentage of household income spent on housing cost
2Percentage of total extremely low-income households (545)
Source: HUD CHAS Data, 2006-2010
6. Analysis of “At-Risk” Housing
State law requires the Town to identify, analyze, and propose programs to preserve
housing units that are currently restricted to low-income households and that will
become unrestricted and possibly lost as low-income housing. State law requires
the following:
An inventory of restricted multi-family housing projects in the Town and
their potential for conversion;
An analysis of the costs of preserving and/or replacing the units "at-risk"
and a comparison of these costs;
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HA-29
An analysis of the organizational and financial resources available for
preserving and/or replacing the units “at-risk”; and
Programs for preserving the at risk units.
There are a total of 380 assisted housing units in the Town of Truckee. These units
are required to remain affordable by the funding source or program they were
constructed under. There are no government-assisted rental properties in Truckee
that may be at risk of opting out of programs that keep them affordable to very
low- and low-income households over the next ten years from the beginning of the
planning period (2014–2024). Generally, the inventory consists of Housing and
Urban Development (HUD), multifamily bonds, and density bonus properties.
Target levels include the very low-income group and the low-income group.
Table HA-38 identifies the affordable housing projects located within Truckee that
are supported by LIHTC or USDA funding.
TABLE HA-38 INVENTORY OF AFFORDABLE HOUSING AND EARLIEST EXPIRATION
DATE
Project
Name/Location
Assistance
Program
Low-
Income
Units
Units at
Risk
Earliest
Conversion
Date
Truckee Pines
Apartments
LIHTC 104 0 2/15/2026
Truckee-Donner
Senior Citizen
LIHTC/USDA 59 0 9/30/2029
Truckee
Riverview
LIHTC 38 0 12/1/2030
Sierra Village
Apartment
LIHTC 56 0 7/12/2031
Frishman Hollow LIHTC 31 0 8/1/2038
Henness Flats LIHTC 92 0 9/18/2037
Total 380 0 --
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HB-1
APPENDIX HB – HOUSING CONSTRAINTS AND RESOURCES
A. Governmental Constraints
Governmental constraints include policies, standards, requirements or actions
imposed by government upon land and housing ownership and development.
Although state and federal agencies also play a role in the imposition of
governmental constraints, these agencies are beyond the control of local
government and are therefore not addressed in this analysis.
1. Land Use Controls
a. General Plan
Every town or city in California is required to have a General Plan, which
establishes policy guidelines for development within the jurisdiction. The General
Plan is the foundation for all land use controls in a jurisdiction. The Land Use
Element identifies the location, distribution and density of land uses. In
implementing the General Plan, the Town of Truckee utilizes a number of planning
tools including zoning regulations and specific plans. General Plan residential
densities are expressed in dwelling units per acre. The 2025 Truckee General Plan
provides for residential land use designations in the Town. Table HB-1 summarizes
these designations and their associated acreages and density ranges.
TABLE HB-1 GENERAL PLAN RESIDENTIAL LAND USE DESIGNATIONS
Designation Description Acreage Density
Range
Residential
Cluster (RC-
5)
This designation is applied to
subdivisions that have existing lots in
the four to eight acre size range, and
to lands which would be appropriate
for clustered low-density
development. 2,969
1 dwelling
unit per 5
acres
Residential
Cluster (RC-
10)
This designation applies to
subdivisions which have existing lots
in the 8 to 15-acre size range, and to
areas which would be appropriate for
clustered development in this density
range.
1 dwelling
unit per 10
acres
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HB-2
Designation Description Acreage Density
Range
Residential
(RES)
Land uses allowed in this designation
include all residential uses, including
home occupations. Neighborhood-
serving commercial uses are also
allowed in this designation, subject to
the requirements of Town policy.
3,799 0.5-6 dwelling
units per acre
High Density
Residential
(RH)
This designation allows higher
density single- and multi-family
residential uses. Limited
neighborhood commercial and small
office uses are also allowed where
appropriate.
252 6-12 dwelling
units per acre
Planned
Community
(PC-1)
Land uses allowed in this designation
are a mixture of medium-density,
clustered residential uses; commercial
uses, including visitor lodging; and
open space for passive recreation and
preservation of scenic and habitat
values.
266
Determined
by Specific
Plan
Downtown
Specific Plan
Area (DSPA)
This designation allows commercial,
industrial, public and residential uses,
and mixed-use commercial and
residential uses.
533
Buildout of
1,130 dwelling
units
Gray’s
Crossing
Specific Plan
Area (Gray’s
Crossing
SPA)
Allowed uses are as specified in the
approved Gray’s Crossing Specific
Plan. These uses include mixed-use
commercial, residential and
recreational uses, and community
facilities.
783
Buildout of
710 dwelling
units
Tahoe
Donner Plan
Area (Tahoe
Donner PA)
This designation allows buildout of
the land uses put in place for Tahoe
Donner prior to the Town’s
incorporation, as reflected in the
master development plan
classifications for the Tahoe Donner
planned community. Such uses
include single-family homes,
condominiums in clustered
development areas, neighborhood
serving-commercial uses, and
recreational facilities.
4,035
Buildout of
7,000 dwelling
units
Source: Town of Truckee 2025 General Plan
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APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-3
According to the General Plan, a total of 19,091 dwelling units are anticipated
within the Town limits at build-out. The Department of Finance (DOF) reports
12,936 dwelling units currently developed within the Town as of January 2013.
There is a potential for 6155 units to be added to the Town’s housing stock based
on General Plan estimates.
Downtown Specific Plan
In 1997, the Town adopted the Downtown Specific Plan, which covers an area of
approximately one square mile in Truckee’s historic core. Commercial, industrial,
public and residential uses and mixed-used commercial and residential uses are
allowed in the plan area. Buildout of the Downtown Specific Plan would result in
approximately 1,130 new housing units; 650,000 square feet of non-residential uses;
and approximately 690 lodging units. The Town plans to update the Downtown
Specific Plan in the future to reflect goals, actions, and policies found in the
General Plan.
Gray’s Crossing Specific Plan
The Gray’s Crossing Specific Plan area encompasses approximately 800 acres in
Truckee. This site can accommodate a mix of residential, commercial, and public
land uses. Development allowed in this area includes 417 acres of open space, 710
residential units, 50,700 square feet of non-residential uses and 300 units of
lodging.
Tahoe Donner Plan Area
The Tahoe Donner Plan Area designation recognizes the existing approved Tahoe
Donner community. Buildout of the Tahoe Donner planned community is
estimated to result in a total of 7,000 housing units and 70,000 square feet of non-
residential uses, which would be mostly recreational facilities.
Coldstream Specific Plan
The Coldstream Specific Plan is currently in draft form and is under environmental
review. This specific plan is an infill project and mixed-use development that is
aimed to restore, enhance, and revitalize an approximate 178.6-acre area located
within the Truckee Redevelopment Area. The specific plan would preserve over
100 acres of open space, provide a wide variety of housing types and up to 70,000
square feet of commercial space in Truckee. The specific plan proposes 345 new
residential units.
Pursuant to Assembly Bill (AB) 2348, if a local government adopts density
consistent with the State default density, which is 15 dwelling unit per acre for
Truckee, sites with those density standards are accepted as appropriate for
accommodating the jurisdictions share of regional housing need for lower-income
households.
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HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-4
Railyard Master Plan
The Railyard Master Plan Area is located at the eastern end of historic Downtown
Truckee. The Railyard Master Plan Area is composed primarily of an area
historically occupied by railyards and lumber mills, and includes approximately 75
acres of land. The proposed uses within the Railyard Master Plan area include:
Retail and Restaurants – 90,000 square feet
Office – 15,000 square feet
Theater Space – 16,000 square feet
Residential Units -570 units (including live/work and work/live units)
Hotel – 60 rooms
Civic building – 25,000 square feet
Hilltop Master Plan
The Hilltop Master Plan area is located immediately south of historic downtown
Truckee, on the south side of Brockway Road between Palisades Drive and South
River Street. The area is approximately 1/4 mile wide and extends approximately
1/3 mile south of Brockway Road. The site is accessed from Brockway Road, Pine
Cone Road, and Palisades Drive near Ponderosa Drive. The proposed uses within
the Hilltop Master Plan area include:
Commercial – 52,265 square feet
Multiple Family Residential – 249 units
Single Family – 46 units
Lodging – 60 rooms
b. Development Code
The Development Code establishes more specific development standards,
allowable uses and limitations. Zoning regulations control development by
establishing requirements related to height, density, lot area, yard setbacks and
minimum parking spaces. These site development standards work to ensure a
quality living environment for all residents in Truckee.
There are six residential zoning districts in Truckee. Table HB-2 summarizes the
zoning districts that permit residential uses.
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APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-5
TABLE HB-2 PERMITTED RESIDENTIAL USES
Description of Use RR RS RM DRS DRM DRH CN CG CH CS DMU DC
Single-Family Dwellings P P P P P P -- -- -- -- P --
Multi-Family (2-10 units) -- -- P UP P P -- -- -- -- P --
Multi-Family (11 or more units) -- -- DP UP DP DP UP UP -- -- DP --
Live/Work Units -- -- -- MUP UP UP -- -- -- -- MUP MUP
Second Units P P -- P P -- -- -- -- -- P --
Senior Citizen/ Disabled Congregate Care Housing -- -- UP -- UP UP UP -- -- -- UP --
Manufactured Home/Mobile Home P P P P P P -- -- -- -- -- --
Mobile Home Parks UP UP UP UP UP UP -- -- -- -- -- --
Multi-Family, Individual Ownership (2-10 units) -- UP P UP P P -- -- -- -- P --
Multi-Family, Individual Ownership (11 or more units) -- UP DP UP DP DP -- -- -- -- DP --
Caretaker and Employee Housing -- -- -- -- -- -- MUP MUP MUP MUP MUP MUP
Residential Care Homes (1-6 clients)** P P P P P P -- -- -- -- -- --
Residential Care Homes (7-12 clients)** UP UP UP UP UP UP -- -- -- -- UP --
Rooming and Boarding Houses -- -- UP -- -- UP -- -- -- -- -- --
Single-Room Occupancy -- -- -- -- -- -- UP UP -- -- UP --
Emergency Shelters -- -- UP -- -- UP UP P UP P -- UP
Transitional Housing P P P P P P --* --* -- -- --* --
Supportive Housing P P P P P P --* --* -- -- --* --
Transient Rental, Multi-Family Dwellings -- UP UP UP UP UP -- -- -- -- UP --
Transient Rental, Single-Family Dwellings P P P P P P -- -- -- -- P --
P = Permitted DP=Development Permit MUP= Minor Use Permit UP=Use Permit
* A program will be added to allow transitional and supportive housing in the CN, CG and DMU zone (Program H-6.1.3).
* *There are no siting requirements for residential care homes.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-6
Table HB-3 summarizes the zoning requirements for the residential designations.
The summary includes minimum lot size, maximum lot coverage, maximum
building height and minimum setbacks.
Development Permits are required for land use activities with total project floor
area of 7,500 square feet or more, a total disturbance area of 26,000 square feet, or
11 or more residential units. The review process for a Development Permit focuses
on issues related to site layout and design in order to ensure the best utilization of
the subject site and compatibility of design with surrounding properties. The
Planning Commission has decision-making authority over Development Permits
subject to the following findings:
A. The proposed development is:
1. Allowed by Article II (Zoning Districts and Allowable Land Uses) within
the applicable zoning district with the approval of a Development Permit,
and complies with all applicable provisions of this Development Code the
Municipal Code, and the Public Improvement and Engineering Standards.
2. Consistent with the General Plan, any applicable Specific Plan and/or
Master Plan, the Trails Master Plan, the Truckee Tahoe Airport Land Use
Compatibility Plan, and the Particulate Matter Air Quality Management
Plan.
B. The proposed development is consistent with the design guidelines, achieves
the overall design objectives of the design guidelines, and would not impair the
design and architectural integrity and character of the surrounding
neighborhood.
C. The Development Permit approval is in compliance with the requirements of
the California Environmental Quality Act (CEQA) and there would be no
potential significant adverse effects upon environmental quality and natural
resources that would not be properly mitigated and monitored, unless a
Statement of Overriding Considerations is adopted.
D. There are adequate provisions for public and emergency vehicle access, fire
protection, sanitation, water, and public utilities and services to ensure that the
proposed development would not be detrimental to public health and safety.
Adequate provisions shall mean that distribution and collection facilities and
other infrastructure are installed at the time of development and in operation
prior to occupancy of buildings and the land, and all development fees have
been paid prior to occupancy of buildings and the land.
E. The subject site is:
1. Physically suitable for the type and density/intensity of development
being proposed;
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APPENDIX HB – HOUSING
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HB-7
2. Adequate in size and shape to accommodate the use and all fences and
walls, landscaping, loading, parking, yards, and other features required
byte his Development Code; and
3. Served by streets adequate in width and pavement type to carry the
quantity and type of traffic generated by the proposed development.
F. The proposed development is consistent with all applicable regulations of the
Nevada County Department of Environmental Health and the Truckee Fire
Protection District for the transport, use, and disposal of hazardous materials.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-8
TABLE HB-3 SUMMARY OF RESIDENTIAL ZONING REQUIREMENTS
Zone Minimum Lot Area Minimum Lot Width Minimum Front
Setback
Minimum Side
Setback
Minimum Rear
Setback
Maximum
Height Maximum Density Maximum Lot
Coverage
RR
No minimum lot area with
public water and sewer; 1.5
acres. to 3 acres1
70 ft. - Interior
120 ft. - Elsewhere 20 feet
10 feet;
30 feet for parcels 3
acres or larger
20 feet;
30 feet for parcels
3 acres or larger
35 feet 1 SFU + 1 second unit per lot Lots > 10,000 sf: 40%
Lots < 10,000 sf: 50%
RS
No minimum lot area with
public water and sewer; 1.5
acres. to 3 acres1
70 ft. - Interior
75 ft. - Corner
120 ft. - Elsewhere
20 feet
10 feet;
30 feet for parcels 3
acres or larger
20 feet;
30 feet for parcels
3 acres or larger
35 feet 1 SFU + 1 second unit per lot Lots > 10,000 sf: 40%
Lots < 10,000 sf: 50%
RM
No minimum lot area with
public water and sewer; no
subdivision allowed
otherwise
70 ft. - Interior
75 ft. - Corner 20 feet
10 feet;
30 feet for parcels 3
acres or larger
20 feet;
30 feet for parcels
3 acres or larger
40 feet 15 units per acre Lots > 10,000 sf: 40%
Lots < 10,000 sf: 50%
DRS No minimum lot area 40 feet 15 feet 5 feet 20 feet 35 feet 1 SFU + 1 second unit per lot 70%
DRM No minimum lot area 40 feet 15 feet 5 feet 20 feet 35 feet 14 units per acre 70%
DRH No minimum lot area 40 feet 15 feet 10 feet 25 feet 35 feet 24 units per acre 70%
CN No minimum lot area No minimum lot width None, except as may be required through land use permit
conditions of approval
50 feet or 3
½ stories
4 units per acre as mixed use
12 units per acre as multi-family 70%
CG No minimum lot area No minimum lot width None, except as may be required through land use permit
conditions of approval
50 feet or 3
½ stories
4 units per acre as mixed use
12 units per acre as multi-family 70%
CH No minimum lot area No minimum lot width None, except as may be required through land use permit
conditions of approval
50 feet or 3
½ stories 0.20 FAR 70%
CS No minimum lot area No minimum lot width None, except as may be required through land use permit
conditions of approval
50 feet or 3
½ stories 4 units per acre as mixed use 70%
DMU No minimum lot area No minimum lot width
Edge of the existing or
future sidewalk
improvement as
determined by the
Town Engineer.
None required None required
50 feet or 3
½ stories,
whichever is
less
24 units per acre 100%
DC No minimum lot area No minimum lot width
Edge of the existing or
future sidewalk
improvement as
determined by the
Town Engineer.
None required None required
50 feet or 3
½ stories,
whichever is
less
24 units per acre 100%
Notes:
1 Minimum lot size dependent on availability of public water and sewer.
Source: Town of Truckee Development Code
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APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-9
c. Site Improvements
Site improvements vary depending on the location and existing infrastructure of a
specific site. Dedication and construction of streets, alleys and other public
easements and improvements may be required to maintain public safety and
convenience. The Town’s standards and requirements for streets, sidewalks,
parkway trees and other site improvements are found in the Town’s Public
Improvement and Engineering Standards.
The Town of Truckee has adopted the following design standards for residential
subdivisions:
• Local Streets – two 12-foot travel lanes with 2-foot shoulders or 3-foot
curb and gutter. Class I trail or sidewalk may be required.
• Collector Streets – two 12-foot travel lanes with 2-foot shoulders or 3-
foot curb and gutter. Class I trail or Class II bikeway and/or a sidewalk
may be required.
• Arterial Streets – Two 12-foot travel lanes with 5-foot bicycle lane, 3-4
foot shoulders or curb and gutter, and 4-foot sidewalk. Class I trail may be
required.
d. Parking Requirements
Table HB-4 summarizes the parking requirements for residential uses within the
Town of Truckee.
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HB-10
TABLE HB-4 RESIDENTIAL PARKING REQUIREMENTS
Type of Residential Development Required Parking Spaces
Group quarters (including boarding houses, rooming
houses, dormitories, and organizational houses)
1 space per each bed, plus 1 space per each 8
beds for guest parking, 1 space per each
employee on largest shift
Duplex housing units 2 spaces per each unit
Mobile homes (in Mobile Home Parks)
2 spaces per each mobile home (tandem parking
allowed in an attached carport), plus 1 guest
parking space for each 4 units
Multi-family dwelling, condominiums, and other
attached dwellings
Studio and 1 bedroom units - 1.5 spaces per each
unit with 1 space per unit in a fully enclosed
garage. Spaces not required to be in garage for
affordable housing units
2 bedrooms or more - 2 spaces per each unit,
with 1 space per unit in a fully enclosed garage.
Spaces not required to be in garage for affordable
housing units
Guest parking - 25% of total required spaces
Mixed-use developments Determined by Use Permit
Secondary residential units 2 spaces in addition to that required for the
single-family dwelling
Senior housing projects
1 space per each unit with 0.5 spaces per unit
covered, plus 1 guest parking space per each 10
units
Senior/disabled congregate care facilities 0.5 space per each residential unit, plus 1 space
per each 4 units for guests and employees
Single-family dwelling 2 spaces
Source: Town of Truckee Municipal Code Title 20, Sect. 20.28 et seq.
The Town has found that recently approved and/or constructed housing projects
have been constructed to the maximum densities allowed in the applicable zoning
district while meeting current parking requirements. Based on these proposed and
constructed projects, the Town concludes that existing parking requirements do
not unduly impact the cost and supply of housing, or the ability for developments
to achieve maximum densities.
2. Density Bonus
The Town of Truckee enacted density incentives in Chapter 18.212 of its
Development Code (Title 18, Truckee Municipal Code). The Town grants a density
bonus for a proposed residential project when the project consists of five or more
dwelling units, complies with all applicable provisions in the Town’s Development
Code and when the project is designed and constructed so that at least:
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10 percent of the units are affordable to low- income persons and families;
5 percent of the units are affordable to very low-income persons and
families;
10 percent of the units in a condominium project are affordable to
moderate-income persons and families;
33 percent of proposed converted condominium units are affordable to
low- or moderate- income or 15 percent of proposed condominium units
affordable for lower income households;
The proposed residential project is a senior citizen housing development as
defined in Section 51.3 of the Civil Code or a mobile home park that limits
residence based on age requirements for housing for older persons pursuant
to Section 798.76 or 799.5 of the Civil Code;
The applicant donates land to the Town of Truckee or its designee; or
The applicant constructs a child care facility as part of a proposed very low,
lower, or moderate income residential project.
The cumulative total of all density bonuses granted under this Chapter shall not
exceed 35% over the otherwise maximum allowable residential density. The
proposed bonus and incentive requests must be included as a part of the land use
permit application for the residential project. Bonuses, Concessions, and/or
Incentives are further determined by type of project and the percentage of density
increase:
For Very Low Income Residential Projects – The amount of the density
increase shall be 20% plus an increase of 2% for each 1% increase above
5% in the percentage of units affordable to lower income households, up to
a maximum of 35%.
For Lower Income Residential Projects – the amount of the density
increase shall be 20% plus an increase of 1.5% for each 1% increase above
10% in the percentage of units affordable to lower income households, up
to a maximum of 35%.
For Moderate Income Projects – the units shall be affordable at a sales price
that does not exceed 35% of 110% of the area median income and the
applicant shall enter into and record an affordable housing agreement. The
amount of the density increase shall be 5% plus an increase of 1% for each
1% increase above 10% in the percentage of units affordable to moderate
income households, up to a maximum of 35%.
For Condominium Conversion Residential Project – The amount of density
increase shall be 25% over the number of units to be converted, up to a
maximum of 35%. In lieu of granting a density increase, the review
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authority can grant other incentives that are financially equivalent to the
density increase.
Senior Citizen Residential Project – The amount of the density increase
shall be 20% of the number of senior housing units.
Land Donation Residential Project – The amount of the density bonus shall
be 15% plus an increase of 1% for each 1% increase above 10% in the land
donation up to a maximum of 35%.
Child Care Residential Project – The amount of the density increase shall be
an amount of square feet of residential floor space that is equal to or greater
than the amount of square feet of floor space in the child care facility, up to
a maximum of 35%. In lieu of granting a density increase, the review
authority can grant a concession or incentive that contributes significantly
to the economic feasibility of the construction of the child care facility.
In addition to the density bonus, the Town provides at least one of the following
regulatory concessions and/or incentives, unless the review authority makes a
written finding that the additional concession or incentive is not required in order
for the sales price or rent for the targeted dwelling units to be set in compliance
with State law (Government Code Section 6915(b)):
Reduction or modification of parcel development standards (e.g., coverage
setback; zero lot line and/or reduced parcel sizes; architectural design
requirements; public works improvements; and/or parking requirements).
Approval of mixed-use development in conjunction with a housing project
if non-residential land uses will reduce the cost of the housing project, and
the non-residential land uses are compatible with the housing project and
surrounding existing and planned land uses.
Other incentives proposed by the developer or the Town that will result in
cost reductions.
A waiver or reduction of application fees, building permit application fees,
Town traffic impact fees, recreation impact fees, and/or fire protection
impact fees.
3. Zoning for a Variety of Housing Types
a. Emergency Shelters
To comply with Senate Bill (SB) 2, emergency shelters are permitted in the
General Commercial (CG) and Service Commercial (CS) zoning districts. There are
approximately 158.1 acres in the CG zoning district, of which approximately 30.2
acres are vacant. There are approximately 33.5 acres in the CS zoning district.
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There are no vacant parcels in the CS district. However, there are opportunities for
redevelopment.
Emergency shelters are permitted with a conditional use permit in the following
zoning districts:
Multi-Family Residential (RM)
Downtown High-Density Residential (DRH)
Neighborhood Commercial (NC)
Highway Commercial (CH)
Downtown Commercial (DC).
In approving a conditional use permit, the Zoning Administrator or Planning
Commission may impose specific development conditions relative to the
construction, establishment, maintenance, location and operation of the proposed
activity. Appropriate conditions may include but are not limited to buffers, hours
of operation, landscaping and maintenance, lighting, off-site improvements, etc.
Pursuant to Senate Bill (SB) 2, jurisdictions with an unmet need for emergency
shelters are required to identify a zone(s) where emergency shelters will be allowed
as a permitted use without a use permit or other discretionary permit. The
identified zone(s) must have sufficient capacity to accommodate the shelter need,
and at a minimum provide capacity for at least one year-round shelter.
b. Transitional and Supportive Housing
Transitional living centers are defined in the Development Code as shelters
provided to the homeless for an extended period, often as long as 18 months, and
generally integrated with other social services and counseling programs to assist in
the transition to self-sufficiency through the acquisition of a stable income and
permanent housing. Transitional and supportive housing is currently permitted by
right in all residential zones (RR, RS, RM, DRS, DRM, DRH) and Program H-6.1.3
will direct Town staff to amend the Truckee Development Code to allow
transitional and supportive housing in all zones (CN, CG, and DMU) where
residential uses are permitted.
c. Single-Room Occupancy (SRO) Units
Single-room occupancy (SRO) housing is defined in the Development Code as a
compact dwelling unit with limited cooking and living facilities designed primarily
for one individual, within a multiple-unit structure. SROs are conditionally
permitted in the CN, CG, and DMU zones, subject to a use permit.
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d. Employee Housing
While there are no agricultural operations in Truckee, the community relies on
seasonal employees in the service and recreation industries to support the tourism-
based economy. Agricultural and tourism industry workers face various housing
issues due to their typically lower incomes and the seasonal nature of their work.
Opportunities for farm worker and employee housing are discussed on page HA-
25 of this Housing Element. Additionally, Program H-1.3.4 is proposed to address
compliance with the Employee Housing Act.
4. Senior Housing
Senior housing developments are allowed with approval of a use permit in the
following zoning districts: Multi-Family Residential (RM), Downtown Medium
Density Residential (DRM), Downtown High Density Residential (DRH),
Neighborhood Commercial (CN) and Downtown Mixed-Use (DMU). Off-street
parking must comply with standards listed in Table HB-4. Those standards may be
further reduced up to 50% if the review authority finds that, based on the
operational characteristics of the project, there will be no substantial impact.
Parking standards can be further reduced if the dwelling units are within, or have
available the following:
Senior citizen congregate care housing facilities may not exceed a maximum density
of 20 units per acre. A density bonus may be allowed if the development is
consistent with State law and with the Development Code Section 18.212 (Density
Bonuses, Concessions, and Incentives). The minimum floor area for each
residential unit shall be as follows:
Studio – 410 square feet
One-bedroom – 510 square feet if kitchen-dining and living areas are
combined; 580 square feet if kitchen-dining and living area are separate
Two-bedroom – 610 square feet if kitchen-dining and living areas are
combined; 680 square feet if kitchen-dining and living areas are separate
5. Secondary Residential Unit Requirements
Secondary residential units provide additional opportunities to provide affordable
housing, primarily intended for the elderly or family of the primary owner or as a
rental unit for additional income. Secondary residential units are allowed as a matter
of right in the Rural Residential (RR), Single-Family Residential (RS), Downtown
Single-Family Residential (DRS), and Downtown Medium Density Residential
(DRM) districts, subject to zoning clearance and provided certain size, setback and
design conditions are met. Requirements for second units in all zones include the
following:
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There shall be no more than one second unit per legal parcel and shall not
be allowed on a parcel developed with two or more dwellings.
The secondary unit may be located on the site within, attached to, or
detached from the existing main dwelling.
If detached, the secondary unit shall be separated from the main dwelling
unit a minimum of 10 feet, but by no more than 100 feet, and shall be
subject to the same side and rear setback requirements as the main dwelling.
The secondary unit shall be served by the same driveway encroachment as
the main dwelling unit.
On parcels less than one acre, the total floor area of the second unit shall
not exceed 800 square feet of gross floor area and for parcels of one acre or
more, the total floor area shall not exceed 1,200 square feet of gross floor
area. A secondary unit shall be allowed at least 500 square feet of gross floor
area in all cases and shall have a minimum gross floor area of 300 square
feet.
The secondary unit shall have pedestrian access from a public or private
road, street or alley.
The second unit must be architecturally compatible with the main unit.
The additional dwelling unit shall be provided with two off-street parking
spaces, in addition to that required for the main dwelling unit.
All water supply and sewage disposal shall be provided by an established
community system or by an on-site system. A secondary unit shall not be
allowed on a parcel that is served by an on-site septic system and is less than
three acres.
These standards are in compliance with Government Code Section 65852, and are
not a constraint to the development of second dwelling units. These standards
ensure that public services and traffic flows will not be impacted due to the
development of second units.
6. Building Codes and Enforcement/Compliance
A variety of building and safety codes are adopted for the purposes of preserving
public health and safety and ensure the construction of safe and decent housing.
Building Codes – The Town of Truckee has adopted the 2013 California Building
Code, which adopts by reference the International Building Code. The 2013
California Building Code establishes construction standards applied to all buildings
including residential construction. The Town amends the code as needed to reflect
local conditions. Amendments to the code reflect the Town’s location in a high fire
hazard area and mountain conditions. Thus, the amendments reflect requirements
for fire retardant roofing materials, structural design of buildings to withstand snow
loads, protection of piping from freezing, and erosion control. Residential code
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enforcement/compliance is done proactively and on a complaint basis. Code
Compliance staff works closely with the Building, Planning, and Engineering
Departments and the Police Department to ensure Town standards are being met.
Code Compliance staff may observe violations while in the field and may open
code compliance cases independent of a public complaint. However, the majority
of code compliance cases are complaints driven by members of the public.
Americans with Disabilities Act – All new residential construction must comply
with the federal Americans with Disabilities Act (ADA). Enforcement of ADA
requirements is not at the discretion of the Town, but is mandated under federal
law.
Compliance with building codes and ADA may increase the cost of housing
production and can also impact the viability of rehabilitation of older dwellings
required to be brought up to current standards. However, these regulations provide
minimum standards that help ensure the development of safe and accessible
housing.
7. Development Fees
Various fees and assessments are charged by the Town and other agencies to cover
the cost of development permit processing and providing local services. The fees
help ensure provision of adequate public services and quality development;
however, they are often passed through to renters and homeowners in the price or
rent of housing. One method of determining whether fees are excessive and
represent barriers to affordable housing is by comparing fees to jurisdictions in the
region.
Table HB-5 outlines the various fees charged by the Town of Truckee for new
development and compares those fees to the fees charged by the cities of Grass
Valley and Roseville. Table HB-6 illustrates the total typical development fees for
single-family and multi-family applications.
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HB-17
TABLE HB-5 COMPARATIVE DEVELOPMENT FEE SUMMARY
Fee Charges Truckee Grass Valley Roseville
Environmental
Initial
Determination
Included in fees/costs for
land use permit application $1,341 Included in fees/costs for land
use permit application
Notice of
Determination
Included in fees/costs for
land use permit application
$115 + Fish and Wildlife
Fees
Included in fees/costs for land
use permit application
Notice of
Exemption
(CEQA)
Included in fees/costs for
land use permit application
$115 + County Filing Fee $584(with Initial Study)
$240 (without Initial Study)
EIR Processing Included in fees/costs for
land use permit application $24,769 deposit $11,351 deposit
Planning
General Plan
Amendment $7,500 deposit $5,786
$6,981 (10 acres or less)
$13,036 deposit( 11+ acres)
$12,806 deposit policy
amendment
Zoning Code Text
Amendment $6,500 deposit $2,415 $9,052 deposit
Tentative Tract
Map
$2,272application fee 4 or
less parcels
$2,738 (4 or fewer lots)
$3,804 (5 to 10 lots)
$5,095 (11 to 25 lots)
$6,989(26 to 50 lots)
$10,234 (51 + lots)
$2,335 (4 or fewer lots)
$4,618 (5 to 99 lots)
$6,670 (100 to 499 lots)
$13,335 deposit (500 + lots)
$6,500 deposit 5 or more
parcels
Planned
Development $7,500 deposit $6,379 (plus $104/dwelling
unit) $6,374
Conditional Use
Permits and
Variances
$3,000 deposit Minor Use
Permit
$6,500 deposit Use Permit
$507 limited use permit
$403 minor use permit
$2,373 major use permit
$5,628
$3,000 deposit
Variance
$403 minor variance
$1,589 major variance
$923 administrative variance
$2,827 variance to development
standards
Building
Building
$146/hour
Base Fee - $1,408
Up to 1,600 sq. ft. -
$0.59/sq. ft.
After 1,600 sq. ft. - $0.42/sq.
ft.
Building fee is based on valuation
of the project
Plan Check $146/hour 65% of building permit fee --
Electrical $173 $123 Based on valuation of the job
(approx. $35)
Mechanical $173 $123 Depends on
Plumbing $173 $116 $47 (minimum fee))
Permit Issuance $146 -- Based on valuation of the project
Engineering and Subdivision
Engineering Hourly
Rate $144/hour -- --
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HB-18
Fee Charges Truckee Grass Valley Roseville
Subdivision
Improvement
Agreement
$3,144 -- 100% of improvements
Grading and
Improvement Plan
Check
50% of valuation: 1st
$50,000 of estimated
construction costs $628/sheet deposit
$2,671 inspection deposit
5% of engineer’s cost estimate
($1,000 minimum) 3%: $50,000 to $250,000
1% of valuation over
$250,000
Encroachment
Permit
$245 $257 short term/blanket
permit
$46 new long-term permit
$60 at submittal, remainder due at
permit issuance
Notes:
-- Not listed in Fee Schedule
Source: Town of Truckee, City of Grass Valley, City of Roseville
TABLE HB-6 TYPICAL DEVELOPMENT FEES – TOWN OF TRUCKEE
Development Fee New Single-Family
(per unit)1
New Multi-Family
(per unit)2
Town of Truckee Building Permit $16,480 $8,500
School Facilities Mitigation Fee $5,260 $3,156
Recreational Facilities Mitigation Fee $3,020 $2,952
Fire Protection Facilities Mitigation
Fee $1,680 $1,104
Traffic Facilities Mitigation Fee $5,771 $3,578
Facilities Mitigation Fee $2,802 $1,708
Truckee Sanitary District $1,650 $1,650
Truckee Tahoe Sanitation Agency $5,000 $5,000
Truckee Donner PUD (electrical) $1,298 $2,546
Truckee Donner PUD (water) $4,510 $3,222
Total $47,471 $33,416
Notes:
1 Based on a hypothetical new single-family unit with 2,000 square feet living area.
2 Based on a hypothetical multi-family unit with 1,200 square feet living area and under 11-units.
Source: Town of Truckee
For single-family residential, the total development costs (building permits and
government fees) are approximately 10 to 15 percent of total construction. For
multi-family residential projects, the total development costs are approximately 7 to
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10 percent of total construction. Total construction takes into account land costs,
hard construction costs, soft costs, financing costs, and overhead costs. These
numbers are based on an in-lieu fee study completed by BAE in 2008. Due to the
downturn in the economy and the lack of development, the numbers in the report
are still reflective of the current market conditions and associated fees.
8. Local Processing and Permit Procedures
Considerable holding costs are associated with delays in processing development
applications and plans. Applications for development permits are made in writing
to the Community Development Department, Planning Division. Depending on
the type of entitlement required, a development may be subject to various levels of
review, such as public hearings and environmental review. Actual processing time
varies according to the size and scope of the project, as well as the time taken by
the developer to prepare plans and other project related documents. All residential
projects are subject to review by the Town of Truckee Planning Division, the
Planning Commission, and/or Town Council. Table HB-7 summarizes the Town’s
processing time for residential project approval.
TABLE HB-7 PROCESSING TIME FOR RESIDENTIAL PROJECT APPROVAL
Process Permit Required Time Frame
Single-Family Dwellings Zoning Clearance 2 to 4 weeks
Second Dwelling Unit Zoning Clearance 2 to 4 weeks
Subdivisions (4 or less
parcels) Tentative Map 3 months
Subdivisions (5 or more
parcels) Tentative Map 4 to 14 months
Multi-Family Dwellings (4 to
10 units without subdivision) Zoning Clearance 4 to 6 weeks
Multi-Family Dwellings (4 to
10 units with subdivision)
Zoning Clearance and
Tentative Map 3 months
Multi-Family Dwellings (11 or
more units) Development Permit 4 to 14 months
Source: Town of Truckee
9. Housing for Persons with Disabilities
The U.S. Census Bureau defines persons with disabilities as those with a long-
lasting physical, mental, or emotional condition with serious difficulty with four
basic areas of functioning – hearing, vision, cognition, and ambulation. This
condition can make it difficult for a person to do activities such as walking,
climbing stairs, dressing, bathing, learning, or remembering. This condition can also
impede a person from being able to go outside the home alone or to work at a job
or business.
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HB-20
a. Reasonable Accommodation Procedures
As a matter of State law (SB 520), cities and towns are required to analyze potential
and actual constraints upon the development, maintenance and improvement of
housing for persons with disabilities, and demonstrate local efforts to remove
governmental constraints that hinder the locality from meeting the need for
housing for persons with disabilities.
The Truckee Development Code was amended in 2010 to provide exception in
zoning and land-use for housing for persons with disabilities. The reasonable
accommodation procedure is now a ministerial process, with no processing fee,
subject to approval by the Community Development Director, and applies the
following decision-making criteria:
The request for reasonable accommodation will be used by an individual
with a Disability protected under fair housing laws.
The requested accommodation is necessary to make housing available to an
individual with a disability protected under fair housing laws.
The requested accommodation would not impose an undue financial or
administrative burden on the City.
The requested accommodation would not require a fundamental alteration
in the nature of the City's land-use and zoning program.
b. Zoning and Other Land Use Regulations
The following are ways in which the Town facilitates housing for persons with
disabilities through its regulatory and permitting procedures:
The Town of Truckee allows residential care homes for one to six persons
in all residential units and residential cares homes for seven to twelve
persons in all residential zoning districts subject to a conditional use permit.
The Town’s Planning Commission or Zoning Administrator reviews and
grants conditional use permits based on evaluation of the project’s design
and impact on the surrounding areas.
The Town allows some variation from the application of its parking
standards. Section 18.48.060 of the Development Code provides
requirements for disabled/handicapped parking requirements. Parking
spaces for the disabled are determined by the California Building Code of
Regulations, The Director uses the requirements set forth in the
Development Code in determining the minimum number of off-street
parking spaces to be provided. Disabled accessible parking spaces are
counted toward fulfilling off-site parking requirements.
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10. Environmental/Infrastructure Constraints
a. Environmental Constraints
Environmental hazards affecting housing units include geologic and seismic
conditions, which provide the greatest threat to the built environment. The
following hazards may impact development of residential units in Truckee. Any
environmental hazards found to pose a constraint to housing development on
vacant land will be mitigated on a project by project basis.
i. Seismic Hazards
As with most parts of California, Truckee is subject to hazard from seismic activity.
Faults located near Truckee include the Mohawk Valley Fault, the southern section
of which lies approximately 20 miles northwest of Truckee in Sierra County, the
Dog Valley Fault, which extends from Dog Valley, and the Polaris Line, which runs
200 yards from the Martis Creek Dam and Northstar Ski Resort. Several small trace
faults are also located within the Town limits. None of these faults are designated
as “Alquist-Priolo Special Study Zones,” which identify fault areas considered to be
of greatest risk in the state. There has been seismic activity in recent years,
including a magnitude 6.0+ earthquake in 1966, a magnitude 3.6 earthquake in
1998, a magnitude 4.5 earthquake, centered six miles south of Truckee in 2004, a
3.2 magnitude earthquake, centered six miles northeast of Truckee in 2011.
ii. Flooding
Portions of the Town are located within the 100-year flood hazard zone as mapped
by the Federal Emergency Management Agency (FEMA), and are defined as “flood
prone.” Areas subject to flooding are found mainly along Donner Lake shore,
Donner Creek, lower Trout Creek, Cold Creek, and Truckee River. Areas along the
Truckee River are subject to flooding as far as 300 feet from the banks of the river,
as mapped by FEMA.
There are several dams located in the vicinity of Truckee. To the north is Prosser
Reservoir, Boca Reservoir, Stampede Reservoir and to the south are smaller dams
at Donner Lake and Martis Creek Lake. Based on modeling by the U.S. Bureau of
Reclamation, in the event of dam failure Truckee would not be significantly
inundated by a potential flood wave. Maximum outflow from the failure of Prosser,
Boca and Stampede dams would back-flow upstream into the Truckee River and be
contained to the main channel. Additionally, due to the small volume of water in
Donner Lake, dam failure would not pose a serious threat to the Town.
Truckee is a member of the National Flood Insurance Program (NFIP). Through
NFIP, Truckee adopts and enforces certain floodplain management ordinances. In
return, Truckee property owners can purchase federally backed flood insurance.
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iii. Toxic and Hazardous Wastes
Although definitions of hazardous materials vary, Federal, State and county
agencies have generally recognized toxic substances as chemicals or mixtures whose
manufacture, process, distribution, use or disposal may present an unreasonable
risk to human health or the environment. The Nevada County Environmental
Health Department monitors commercial use and storage of hazardous materials,
which includes issuing permits for the use and storage of significant quantities of
hazardous materials or substances.
iv. Fire Hazards
According to the California Department of Forestry and Fire Protection (Cal Fire),
the Town of Truckee is located in a very high fire hazard severity zone. Areas
where homes are located near dense vegetation and forest land have higher risks
from wildfires. The Truckee Fire Protection District (TFPD) provides service
within the Town of Truckee. The TFPD employs 49 full-time employees and 9
part-time and/or volunteer members and operates eight fire stations throughout
the Truckee area, four of which are staffed 24 hours a day.
v. Snow Avalanche
The degree of potential hazard from new snow avalanche in Truckee is related to a
number of localized conditions, including steepness of slope, exposure, snow pack
composition, recent weather factors such as wind, temperature and rate of
snowfall, and other interacting factors. Four avalanche hazard areas are mapped in
Truckee. They include an area at the southwest corner of Town limits at the end of
Donner Lake, another south of the lake just west of Donner Memorial State Park, a
smaller area at the eastern edge of Tahoe Donner, and a small area at the west end
of South River Street, south of the Truckee River.
vi. Noise
Residential land uses are generally the most sensitive to noise in Truckee. The
principal noise sources in the Town are generated by transportation noise sources
including Interstate 80, Highway 89, Highway 267 and local arterial and collector
roadways. Other sources of noise include the Union Pacific Railroad and the
Truckee-Tahoe Airport.
b. Infrastructure Constraints
i. Water
Water supply and distribution in Truckee is provided by the Truckee Donner
Public Utility District (TDPUD). Truckee obtains water through 12 wells from the
TDPUD. The TDPUD has adopted a Water Master Plan, which concludes that
there is sufficient water supply to accommodate development in Truckee through
build-out in the year 2025. Development projects are assessed fees for new water
provision facilities. The District acquires its water from aquifers hundreds of feet
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HB-23
deep all within the Truckee groundwater basin area. The water is transported to
Truckee’s higher elevations through a series of pump stations and is stored in water
tanks strategically placed throughout the community. There are approximately
11,500 water customers served by the District. Residential water customers are
currently charged a base rate, usage and a variable zone charge based on elevation.
The zone charge is designed to reflect the higher cost of pumping water to
customers at upper elevations. Ninety-one percent (91%) of homes now a have
water meter installed and are charged a metered rate.
ii. Sewer
The Truckee Sanitary District (TSD) maintains and operates the sanitary sewer
collection system. The TSD operates and maintains approximately 300 miles of
gravity pipelines containing 3,927 manholes, nine miles of pressure pipeline, 10
main lift stations, and 30 smaller lift stations.
The Tahoe-Truckee Sanitation Agency (TTSA) is responsible for regional
wastewater treatment service to several communities in the Tahoe area, including
Truckee. The TTSA water reclamation plant is located east of the Town of Truckee
in Martis Valley. The advanced water reclamation plant can treat flows of up to 9.6
million gallon per day (mgd) and provides primary and secondary treatment,
phosphorus removal, biological nitrogen removal, disinfection, and effluent
filtration. The TTSA’s Sewer System Management Plan, adopted in 2009, and most
recently amended in 2013, identifies adequate capacity to accommodate the
anticipated regional growth and additional sewer system flows within the service
area, including Truckee.
11. Community Development Block Grant and HOME Program
While the Town of Truckee is not considered a Community Development Block
Grant (CDBG) entitlement community by the Department of Housing and Urban
Development (HUD), Truckee is eligible and has applied for funding through the
California CDBG funding program.
CDBG funds can be used for the following activities:
Acquisition
Rehabilitation
Home Buyer Assistance
Economic Development
Homeless Assistance
Public Services
Public Improvements
Rent Subsidies
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-24
HOME funds can be used for the following activities:
New Construction
Acquisition
Rehabilitation
Home Buyer Assistance
Rental Assistance
The following projects previously received CDBG and/or HOME funds for
housing and housing-related activities:
Henness Flats received $3,412,500 in HOME funds for a low-interest
construction loan.
Frishman Hollow received $3,900,000 in HOME funds for a low-interest
construction loan and a $1,500,000 grant of CDBG funds for installation of
off-site infrastructure.
Sierra Village received $950,000 in HOME funds for a low-interest
construction loan.
River Village received HOME funds.
In 2010 the Town got an $800,000 CDBG grant to rehabilitate senior
housing (Truckee Donner Senior Apartments)
12. Inclusionary Housing and Workforce Housing Ordinances
The Town adopted an Inclusionary Housing Ordinance in May 2007 and a
Workforce Housing Ordinance in February 2009 to implement policies contained
in the 2005 Housing Element (and to further promote the development of
affordable housing in Truckee).
For the purposes of the Inclusionary Housing and Workforce Housing Ordinances,
the following income category definitions are used:
Extremely Low Income Household – Household earning a gross income of
no greater than 30 percent of the median income.
Very Low Income Household – Household earning a gross income of no
greater than 50 percent of the median income
Low Income or Lower Income Household – Household earning a gross
annual income of no greater than 80 percent of the median income
Moderate-Income Household – Households earning a gross income of no
greater than 120 percent of the median income
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-25
Above Moderate-Income Household – Household earning a gross income
of no greater than 160 percent of the median income
Affordability controls are in effect in perpetuity. For required affordable ownership
units, if the developer or owner cannot sell the unit to a qualify household within a
reasonable period of time, the Town has the right to purchase or assign its right to
purchase the unit at the affordable sales price.
a. Inclusionary Housing Ordinance
All residential development projects, including the subdivision of land which is
planned, designed or used for residential purposes including the subdivision of land
for the sale of vacant residential lots, must include or provide inclusionary housing.
The following residential development projects are exempt for the requirements:
Construction of one single-family dwelling unit on a single-family lot in
which the total number of dwelling units on the lot does not exceed two.
Construction of a secondary residential unit.
Construction of a single-family dwelling unit or a duplex on a multi-family
lot in which the total number of dwelling units on the lot does not exceed
two. If additional dwelling units are subsequently constructed on the lot, the
single family dwelling unit and duplex units shall be included and calculated
towards the inclusionary requirements.
Construction of dwelling units in a mixed use project in which the units will
be restricted to affordable housing.
Reconstruction or replacement of any multi-family residential dwelling unit
that has been involuntarily destroyed due to a catastrophic event.
Conversion of residential units into condominiums or other common
interest subdivision.
Fifteen percent (15%) of all new dwelling units in a residential development project
are required to be affordable units.
For ownership projects, the inclusionary units can either be rental or for sale units.
For ownership inclusionary units, 100 percent must be affordable to moderate
income households or one-third of the units must be affordable to low income
households, one-third must be affordable to moderate income households and
one-third must be affordable to above moderate income households. For rental
inclusionary units, 100 percent of the units must be affordable to low income
households, or one-third must be affordable to very low income households, one-
third must be affordable to low income households and one-third must be
affordable to moderate income households.
For rental projects, the inclusionary units must be rental units at the same
affordability levels stated above for rental units within ownership projects.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-26
A developer of a residential development project may propose to meet the
inclusionary requirements through an alternative equivalent that is considered on a
case–by-case basis. The alternative equivalent could include:
Provision of affordable units on another site within the Truckee region;
Dedication of land to the Town or its designee;
Purchase of inclusionary housing credits from other residential
development projects with excess affordable units; or
Acquisition of existing market-rate units and enforcement of rental/sales
price restrictions on these units.
The development may also propose to meet the requirements through paying an
in-lieu fee. This is considered on a case-by-case basis.
Residential development projects constructing all of their inclusionary housing on
site and/or off site are eligible for the following density bonuses, incentives and
concessions:
Density bonus of 20 percent plus an increase of 2.5% for each 1% increase
above 5% in the percentage of units affordable to lower income
households, up to a maximum of 35% above that normally allowed by the
zoning district.
Density bonus of 5 percent plus an increase of 1% for each 1% increase
above 10% in the percentage of units affordable to moderate income
households, up to a maximum of 35%.
Priority processing of land use and development applications, building
permit applications, and in inspections of the project during the
construction phase
Regulatory concessions which may include reductions of regulatory
standards of the Development Code and Public Improvement and
Engineering Standards (e.g., parking spaces, lot coverage)
Approval of mixed use zoning in conjunction with the housing project if
commercial, office, industrial, or other land uses will reduce the cost of the
housing development and if the commercial, office, industrial, or other land
uses are compatible with the housing project and the existing or planned
development in the area where the proposed housing project will be
located.
The Town may, but is not required to, provide direct financial incentives for
the housing development, including the provision of publicly owned land,
by the Town, or the waiver of fees or dedication requirements.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-27
b. Workforce Housing Ordinance
All commercial, industrial, institutional, recreational, residential resort, and other
non-residential projects must include or provide workforce housing. The following
development projects are exempt from the workforce housing requirements:
Residential development projects which do not include a resort, commercial
or community amenity use that will generate employees
Development projects that generate less than seven full-time equivalent
employees (FTEE)
Conversion of non-residential floor space from one use to another whereby
the new use generates the same or less number of FTEE from the previous
use.
The number of workforce housing units required can be calculated based on the
number of FTEE or based on the number of employees calculated by income
levels.
For the number of units required based on the number of FTEE, the required
number is as follows:
Less than seven FTEE - project is exempt.
Seven or more but less than 20 FTEE - project must pay a fraction of an in-
lieu affordable housing fee equivalent to the number of FTEE divided by
28.
Twenty or more but less than 40 FTEE - project must construct and
complete one workforce housing unit for each 14 FTEE.
Forty or more FTEE - project must construct and complete workforce
housing unit for each seven FTEE.
For the number of units required based on the number of employees calculated by
income levels, the required number shall be as follows:
Less than 3.5 very low-, low-, and moderate-income category employees -
project is exempt.
3.5 or more but less than ten very low-, low- and moderate-income category
employees, project must pay a fraction of an in-lieu affordable housing fee
equivalent to the number of very low-, low- and moderate-income category
employees divided by 14.
Ten or more but less than 20 very low-, low- and moderate-income category
employees - project must construct and complete one workforce housing
unit for every seven very low-, low- and moderate-income category
employees.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-28
Twenty or more very low-, low- and moderate-income category employees -
project must construct and complete one workforce housing unit for every
3.5 very low-, low- and moderate-income category employees.
The workforce housing units can either be rental or for sale units. For
ownership units, 100 percent must be affordable to moderate income
households or one-third of the units must be affordable to low income
households, one-third must be affordable to moderate income households
and one-third must be affordable to above moderate income households.
For rental units, 100 percent of the units must be affordable to low income
households, or one-third must be affordable to very low income
households, one-third must be affordable to low income households and
one-third must be affordable to moderate income households.
Developers may propose an alternative equivalent or may propose to pay in
in-lieu fee similar to those described in Subsection a. Inclusionary Housing
Ordinance. The review authority determines the eligibility of an in-lieu,
affordable housing fee payment.
Development projects constructing all of their workforce housing units on
site and/or off site are eligible for the following bonuses, incentives and
concessions:
Floor area ratio increase of 0.05 or 2,220 square feet per acre above that
normally allowed by the zoning district. Residential floor space is not
counted toward the maximum allowed floor area ratio.
Priority processing of land use and development applications, building
permit applications, and in inspections of the project during the
construction phase.
Regulatory concessions which may include reductions of regulatory
standards of the Development Code and Public Improvement and
Engineering Standards (e.g., parking spaces, lot coverage).
Deferral of Town Impact Fees to the issuance of the temporary or final
certificate of occupancy.
Waiver or reduction of Town Impact Fees and Permit Fees.
B. Non-Governmental Constraints
1. Vacant and Underutilized Land
Appendix HC provides a thorough analysis of vacant and underutilized land within
the Town.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-29
2. Land Prices
The price of land influences the cost of housing. Land prices are determined by a
number of factors, most important of which are land availability and permitted
development density. As land becomes less available, the price of land increases.
The price of land also increases as the number of units permitted on each lot
increases. Available residential land, as of April 2014, ranges in price from $225,000
to $625,000 per acre (landandfarm.com).
3. Construction Costs
Construction costs are primarily determined by the costs of materials and labor.
They are also influenced by market demands and market-based changes in the cost
of materials. Construction costs depend on the type of unit being built and the
quality of the product being produced. Table HB-8 summarizes the estimated
construction costs based on typical development projects in Truckee.
TABLE HB-8 CONSTRUCTION COST ESTIMATES
Development Type Cost per Square Foot1
Single-Family Residential $187
Townhomes/Condominiums $210
Multi-Family Residential Rentals $170
Source: Building-cost.net, Town of Truckee, 2014.
Notes:
1 Cost estimates include gradation, infrastructure, site improvements and building construction.
4. Financing
Mortgage interest rates have a large influence over the affordability of housing.
Higher interest rates increase a homebuyer’s monthly payment and narrows the
range of housing that a household can afford. Lower interest rates result in lower
overall cost and lower payments for the homebuyer.
When interest rates rise, the market typically compensates by decreasing housing
prices. Conversely, when interest rates decrease, housing prices rise. There is often
a lag in the market and when interest rates rise, housing prices remain high until the
market can catch up. During this period, lower-income households often find it
most difficult to purchase a home.
As of April 2014, interest rates for a 30 year fixed mortgage range from
approximately 5-6%. For non-conforming, jumbo loans the rate may be 2% higher.
5. Energy Conservation
The Truckee Donner Public Utility District (PUD) is a nonprofit, publicly owned
utility company providing electrical and water services in the Truckee area. The
PUD offers an Energy Conservation Cash Rebate Program to residential and
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-30
business customers for installing energy saving measures, including: appliances,
building measures, lighting, and space and water heating.
At a minimum, new housing construction in Truckee must comply with the State
of California Title 24 energy efficient standards, and California Green Building
Standards. These requirements are enforced through the building check process. In
addition to State requirements, the Town of Truckee adopted a Solar Access
Ordinance that ensures solar access to all new residential development.
The Town has also formed an Energy Conservation Committee with the purpose
of promoting energy conservation by changing operation within the Town
government. Truckee has also made efforts to green town facilities by
implementing practices that encourage waste diversion, recycling, green
procurement and green building practices at Town-owned facilities.
One of the more recent strategies in building energy-efficient homes is following
the U.S. Green Building Council’s guidelines for Leadership in Energy and
Environmental Design (LEED) Certification. LEED-certified buildings
demonstrate energy and water savings, reduced maintenance costs and improved
occupant satisfaction. The LEED for New Construction program has been applied
to numerous multi-family residential projects nationwide. The LEED for Homes
includes standards for new single-family and multi-family home construction. The
LEED certification standards are one piece of a coordinated green building
program. A green building program considers a broad range of issues including
community site design, energy efficiency, water conservation, resource-efficient
material selection, indoor environmental quality, construction management, and
building maintenance. The end result will be buildings that minimize the use of
resources; are healthier for people; and mitigate the effects on the environment.
The following presents a variety of ways in which Truckee can promote energy
conservation:
Require compliance with California Green Building Code minimum
standards (CalGreen) and encourage achievement of voluntary CalGreen
tiers to further conserve energy, water, and natural resources.
Provide information regarding rebate programs and energy audits available
through PUD.
Refer residents and businesses to energy conservation programs such as
LEED for Homes.
Develop incentives, such as expedited plan check, for developments that are
utilizing green building.
Promote funding opportunities for green buildings, including available
rebates and funding through the California Energy Commission.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-31
Provide resource materials regarding green building and energy
conservation.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HB – HOUSING
CONSTRAINTS AND RESOURCES
HB-32
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HC-1
APPENDIX HC – LAND RESOURCES
A. Adequate Sites
State law requires each jurisdiction in California to demonstrate the availability of
adequate sites through appropriate zoning and development standards and the
availability of public services and facilities. These available sites must provide the
necessary policy and regulatory guidance to accommodate a variety of housing
types at a variety of income levels. The jurisdiction must demonstrate through
policies and regulations that the estimated capacity of adequate sites will be able to
accommodate the projected housing need for the 2014-2019 planning period.
The California Department of Finance (DOF) is responsible for projecting the total
statewide housing demand, with the California Department of Housing and
Community Development (HCD) apportioning this demand to each of the State’s
regional governing bodies. This demand represents the number of additional units
needed to accommodate the anticipated growth in the number of households, to
replace expected demolitions and conversions of housing units to non-housing
units, and to achieve a future vacancy rate that allows for healthy functioning of the
housing market.
HCD is the regional governing body for determining and allocating the region’s
projected new housing demand to municipalities within the jurisdiction. The
allocation of projected housing demand is divided into four income categories:
Very Low-Income: 0 to 50 percent of the median income
Low-Income: 51 percent to 80 percent of the median income
Moderate-Income: 81 percent to 120 percent of the median income
Above Moderate-Income: more than 120 percent of the median income
Pursuant to Assembly Bill (AB) 2634 (Statutes of 2006), the Town of Truckee must
also address the projected housing need for extremely low-income households.
Extremely low-income households are defined as households earning less than 30
percent of the area’s median income. The projected extremely low-income need
can be assumed as 50 percent of the total need for very low-income households.
Through the Regional Housing Needs Allocation (RHNA) process, regional level
housing growth needs are allocated to individual cities and counties comprising the
region. The allocation takes into account factors such as market demand for
housing, employment opportunities, the availability of suitable sites and public
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-2
facilities, commuting patterns, type and tenure of housing need, and other. In
determining a jurisdiction’s share of new housing needs by income category, the
allocation is adjusted to avoid an over concentration of lower income households
in any one jurisdiction.
In some cases, due to incomplete implementation of previous Housing Element
policy, a jurisdiction may be required to identify how they will cover RHNA
allocations from a previous housing element planning period.
1. Meeting the Town’s 2007-2014 RHNA
In October 2009, the Town of Truckee adopted the 4th Cycle Housing Element,
covering the period of 2007-2014, as required per State law. The 2007-2014
Housing Element was found to be in compliance with HCD in December 2009.
As stated in the compliance letter and included in the Housing Element, Program
H-1.1.1, committed the Town to facilitate higher density and mixed-use
development through the establishment of minimum density requirements, to meet
the Town’s regional housing needs. Program H-1.1.1 included the following
provisions:
Rezone a minimum of 19.2 acres to permit by right residential at a
minimum of 15 du/ac.
Rezone Hilltop-Davies and Fitch site to accommodate remaining moderate-
income growth need of 60 units.
The Town did not complete rezones to properties as identified in Program H-1.1.1,
and therefore is currently unable to accommodate the regional housing need for the
2007-2014 planning period on sites currently zoned to accommodate very low, low,
and moderate incomes. This section demonstrates how the Town intends to meet
its 4th Cycle RHNA.
During the 2007-2014 Housing Element Cycle, the Town of Truckee was assigned
a Regional Housing Need Allocation of 1,259 total units as shown in Table HC-1.
TABLE HC-1 TOWN OF TRUCKEE 2007-2014 REGIONAL HOUSING NEEDS
ALLOCATION
Very
Low1 Low Moderate Above
Moderate
Total
Construction
Need
Number of Units 305 230 248 476 1,259
% of Total
Construction
Need
24% 18% 20% 38% 100%
Note 1: Extremely Low Income considered 50% of Very Low allocation
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-3
For the 2007-2014 planning period, the Town was required to have adequate sites
available to accommodate 783 units affordable to very low, low, and moderate
incomes. During the planning period (2007-2014), the Town approved or
constructed 1,362 units affordable to very low, low, and moderate and above
moderate incomes (see Table HC-2).
TABLE HC-2 TOWN OF TRUCKEE 2007-2014 REGIONAL HOUSING NEEDS
ALLOCATION
Very
Low1 Low Moderate Above
Moderate
Total Construction
Need
2007-2014 RHNA 305 230 248 476 1,259
2007-2014 Units Built
(as of 4/1/14) 812 543 44 761 900
Units Under
Construction
(as of 4/1/14)
0 0 0 181 181
Units Approved
(as of 4/1/14) 0 2 149 133 284
Total Units Built,
Under Construction,
and Approved
81 54 153 1,075 1,362
Remaining RHNA
Need 224 176 95 0 495
Note 1: Extremely Low Income considered 50% of Very Low allocation
Note 2: All 81 units affordable to very low-income households are deed-restricted in affordable housing
projects.
Note 3: 43 units affordable to low-income households are deed-restricted units in affordable housing
projects; 11 units are affordable to low-income households through the Town’s First-Time Homebuyers
program.
Note 4: Three units are affordable to moderate-income households are affordable through the Town’s
First-Time Homebuyers Program; one unit is a deed-restricted unit in a market rate multi-family
residential project.
Given the current number of units, built, approved, or under construction, the
Town needs to demonstrate the ability to accommodate an additional 493 units
affordable to very low, low and moderate income levels. Table HC-3 identifies the
sites that currently meet the following conditions, and were available at the
beginning of the 4th round planning period:
1. Sites must permit rental and owner-occupied multi-family residential uses
by-right.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-4
2. AB 2348 establishes “default” density standards. If a local government
adopts density standards consistent with the “default” density standard (at
least 15 dwelling units per acre for Truckee), the sites with those density
standards are accepted as appropriate for accommodating the
jurisdiction’s share of regional housing need for lower income (very low-
and low-income) households.
3. At least 50 percent of the total very low- and low-income housing need
must be accommodated on sites designated for residential use and for
which non-residential use or mixed-uses are not permitted.
4. Sites identified to meet the very low and low income housing need must
have density and development standards that permit at least 16 units per
site.
There are six individually owned sites that are available to accommodate very low,
low, and moderate income housing (Table HC-3).
TABLE HC-3 TOWN OF TRUCKEE CURRENTLY AVAILABLE SITES
Site APN Site Name Zoning General
Plan
Max.
Density
(DU/ Acre)
Acres Est. Units Affordability
Level
1* 19-300-41 Arnold DMU DMU (Downtown
Mixed-Use)
Downtown
Specific Plan 24 6.25 45 Very
Low/Low
2* 19-300-42 Arnold DRH
DRH-24
(Downtown High
Density
Residential)
Downtown
Specific Plan 24 1.77 27 Very
Low/Low
3* 19-620-05 Aspen Meadows RM-10 (Multi-
family Residential)
High Density
Residential 10 6.95 37 Moderate
4* 19-420-18 Jibboom Street
DRM
DRM-14
(Downtown
Medium Density
Residential)
Downtown
Specific Plan 14 2.39 24 Moderate
5* 19-460-22 Tahoe Forest
Hospital Gateway
CG (General
Commercial) Commercial 12 3.00 30 Moderate
6* 19-820-01 Winter Creek
Multi-Family
RM-15 (Multi-
family Residential)
High Density
Residential 15 1.71 26 Very
Low/Low
Total Very Low/ Low: 98
Moderate: 91
Source: Town of Truckee, 2014.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-5
The Town currently has land capacity, on sites that meet the criteria listed above, to
accommodate at least 98 units that would be affordable to very low and low
income households and 91 units affordable to moderate incomes. This combined
total is less than the 493 listed above; the Town must rezone additional land to
meet the RHNA shortfall of 302 lower income units for the 2007-2014 planning
period. Table HC-4 provides information about the unaccommodated RHNA
need.
TABLE HC-4 UNACCOMMODATED 2007-2014 RHNA NEED
Very
Low1 Low Moderate Above
Moderate
Total
Construction
Need
2007-2014 RHNA 305 230 248 476 1,259
Total Units Built, Under
Construction, and Approved 81 54 153 1,075 1,362
Sites available during the planning
period 98 91 0 189
Unaccommodated RHNA Need 302 4 0 306
In order to meet the 302 unit shortfall from the 4th cycle Housing Element, this
housing element includes Program H-1.1.1, which directs the Town to rezone five
sites and include an overlay zone on an additional site. The Town will rezone the
six sites to a newly created Zoning District RM-18 that allows a minimum of 16
units per acre and allows up to 18 units per acre. The Town is also proposing a new
multi-family zoning overlay district) that will allow multi-family housing at 16 units
per acre by right on selected sites (OV-1) listed below.
Appendix HC-2 provides detail about each site including development standards
and development constraints. Table HC-5 reports the estimated units available for
development at each site. With the implementation of Program H-1.1.1, the Town
will cover its shortfall and will meet its 2007-2014 RHNA obligations.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-6
TABLE HC-5 CANDIDATE REZONE AND OVERLAY SITES
Site APN Site Name General Plan Zoning Proposed
Zoning
Proposed
Zoning Max.
Density
(DU/ Acre)
Acres Est. Units
RZ1 19-620-08
10110
Pineland
Avenue
High Density
Residential
RR-X (Rural
Residential, No
Further
Subdivision)
RM-18(Multi-
Family-
Residential)
16 2.50 40
RZ2 19-410-46 Frishman
Hollow II
High Density
Residential
RM-10 (Multi-
Family Residential)
RM-18(Multi-
Family-
Residential)
16 5.00 26
RZ3 19-410-43 Gales
Property East
High Density
Residential
RM-10 (Multi-
Family Residential)
RM-18 (Multi-
Family-
Residential)
16 4.25 68
RZ4 19-410-42 Gales
Property West
High Density
Residential
RM-10 (Multi-
Family Residential)
RM-18(Multi-
Family-
Residential)
16 9.72 140
RZ5 19-620-02
Joerger
Northwest
Quadrant
Planned
Community
Planned
Community
RM-18 (Multi-
family
Residential)
16 16.00 56
RZ6 19-420-43 Barsell
Property
Downtown
Specific Plan
DVL (Downtown
Visitor Lodging)
RM-18 (Multi-
family
Residential)
16 10.37 165
OV1 19-460-07 Upper McIver
Dairy Commercial RC (Resource
Conservation)
Multifamily
Overlay 16 7.63 48
Total lower income units 543
Current Zoning 4th Cycle RHNA Shortfall -302
Proposed Zoning 4th Cycle RHNA Surplus 241
Source: Town of Truckee, 2014.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-7
2. Meeting the Town’s 2014-2019 RHNA
The current RHNA prepared by HCD allocate housing needs for the period from
January 1, 2014 to June 30, 2019. The RHNA identifies 460 units as the Town of
Truckee’s share of the region’s housing need for the 2014-2019 planning period
(Table HC-6). This need provides the basis for evaluating the availability of
adequate sites for housing during the planning period.
TABLE HC-6 RHNA 2014-2019
Very Low-
Income
Low-
Income
Moderate
-Income
Above
Moderate
-Income Total
2014-2019
RHNA Need 108 75 78 199 460
Note: 1Extremely low-income need is assumed to be 50 percent of the very low-income allocation, or 54
units
a. Units Under Construction
As indicated in Table HC-7, the Town of Truckee has 152 units currently under
construction. These include no units that are affordable to extremely low-income,
very low income, low income, or moderate incomes.
TABLE HC-7 UNITS CURRENTLY UNDER CONSTRUCTION
APN Site Name Number
of Units
Affordability Mechanism
18-740 Boulders
Condominiums
24 Above Moderate
Income Units – 24
Units
NA
19-980 Spring Creek 47 Above Moderate-
Income - 47 units
Workforce
housing required
per General Plan
for large
commercial/indus
trial project
19-970 Stoneridge
Condominiums
39 Above Moderate-
Income - 39 units
NA
19-830 Winter Creek 52 Above Moderate
Income – 52 units
NA
Total 152 Above Moderate – 152 units
Source: Town of Truckee
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-8
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-9
b. Approved Units
As indicated in Table HC-8, the Town of Truckee has 276 approved units that are
not yet under construction. These include 2 low-income units and 149 moderate-
income units. The locations of these units are shown in Exhibit HC-3.
TABLE HC-8 APPROVED UNITS
APN Site Name Number
of Units
Affordability Mechanism
18-
740
The Boulders
Condominiums
Phase IV
31 Low-Income - 2 units
Moderate-Income - 3
units
Above Moderate-
Income – 26 units
Inclusionary
requirement*
17-
160-
11
Northwest
Townhomes
22 Moderate-Income - 3
units
Above Moderate-
Income - 19 units
Inclusionary
requirement*
-- Gray’s Crossing
Specific Plan
180 Moderate-Income -
133 units
Above Moderate-
Income - 47 units
Inclusionary
requirement*
-- The Enclave at
Old Greenwood
26 Moderate-Income - 8
units
Above Moderate-
Income - 18 units
Inclusionary
requirement*
18-
800-
04
Lizondo
Subdivision
17 Moderate-Income - 2
units
Above Moderate-
Income - 15
Inclusionary
requirement*
Total 276 Low-Income – 2 units
Moderate Income – 149 units
Above Moderate Income - 125
* Affordable units approved as part of the project to meet the Town’s inclusionary housing requirement.
Source: Town of Truckee
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-10
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-11
By counting as credit recently constructed units, units under construction and
approved units, the remaining RHNA need for the 2014-2019 Planning Period is
181 dwelling units. Table HC-9 reports the remaining RHNA need for the 2014-
2019 Planning Period.
TABLE HC-9 REMAINING RHNA OBLIGATION
Very
Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Total
2014-2019
RHNA Need 108 75 78 199 460
Units under
construction 0 0 0 152 152
Approved units 0 2 149 125 276
Remaining
RHNA 108 73 -- -- 181
Remaining
Lower Income
RHNA
181 -- -- --
Note: 1Extremely low-income need is assumed to be 50 percent of the very low-income allocation, or 54
units
c. Sites Currently Available to Accommodate Lower- and Moderate-
Income Housing Units
Table HC-10 summarizes the sites in the Town of Truckee available to
accommodate a portion of the Town’s lower and moderate income RHNA need
utilizing current zoning and development standards. Appendix HC-1 describes the
realistic capacity of each available site and considers all applicable land use controls
and site improvement requirements; existing uses; and infrastructure and
environmental constraints.
These sites have the capacity for the development of 189 dwelling units (98
affordable to lower-income households and 91 affordable to moderate-income
households). The Town’s General Plan includes a policy that requires new
residential projects to develop at a minimum density equal to 90 percent of the
maximum allowed density in the zoning district. Through implementation of this
policy, the Arnold DMU, Arnold DMH, and Winter Creek Multi-Family sites can
accommodate a portion of the Town’s regional housing need for lower-income
units consistent with the criteria established by AB 2348. The Aspen Meadows,
Jibboom Street DRM and Tahoe Forest Hospital Gateway sites allow densities
appropriate to accommodate moderate-income units.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-12
TABLE HC-10 AVAILABLE SITES FOR RESIDENTIAL USE
Site APN Site Name Zoning General Plan
Max.
Density
(DU/ Acre)
Acres Est. Units
1 19-300-41 Arnold DMU
DMU
(Downtown
Mixed-Use)
Downtown
Specific Plan 24 6.25 45 (lower
income)
2 19-300-42 Arnold DRH
DRH-24
(Downtown
High Density
Residential)
Downtown
Specific Plan 24 1.77 27 (lower
income)
3 19-620-05 Aspen Meadows
RM-10 (Multi-
family
Residential)
High Density
Residential 10 6.95 37 (moderate
income)
4 19-420-18 Jibboom Street
DRM
DRM-14
(Downtown
Medium Density
Residential)
Downtown
Specific Plan 14 2.39
24 (moderate
income)
5 19-460-22 Tahoe Forest
Hospital Gateway
CG (General
Commercial) Commercial 12 3.00 30 (moderate
income)
6 19-820-01 Winter Creek
Multi-Family
RM-15 (Multi-
family
Residential)
High Density
Residential 15 1.71 26 (lower
income)
Total
189 (98
lower/91
moderate
income)
Source: Town of Truckee
d. Candidate Sites for Rezoning
After accounting for sites currently available to accommodate the lower- and
moderate-income needs, the Town has a remaining RHNA need of 83 units
affordable to lower-income households and 0 units affordable to moderate-income
households.
Pursuant to AB 2348, jurisdictions with a remaining RHNA need must commit to a
rezoning program to provide adequate sites to meet its remaining need. The
program must adhere to the following parameters:
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-13
Sites must permit rental and owner-occupied multi-family residential uses
by-right.
AB 2348 establishes “default” density standards. If a local government
adopts density standards consistent with the “default” density standard (at
least 15 dwelling units per acre for Truckee), the sites with those density
standards are accepted as appropriate for accommodating the jurisdiction’s
share of regional housing need for lower income (very low- and low-
income) households.
At least 50 percent of the total very low- and low-income housing need
must be accommodated on sites designated for residential use and for
which non-residential use or mixed-uses are not permitted.
Sites identified to meet the very low and low income housing need must
have density and development standards that permit at least 16 units per
site.
To accommodate its remaining lower-income RHNA need, the Town will need to
rezone a minimum of 5.6 acres to permit by-right residential development at a
minimum net density of 15 dwelling units per acre. Of the rezoned land, a
minimum of 2.7 acres must permit exclusively by-right residential uses to
accommodate at least 50 percent of the Town’s very-low and low-income growth
need. As required by law, each rezoned site will allow a minimum of 16 units.
The Town of Truckee has identified candidate sites for rezoning to meet the
remaining RHNA need. Table HC-11 summarizes these sites. These sites have the
capacity for development of 1,102 dwelling units. Based on the proposed zoning
and density standards, 209 Coldstream sites can accommodate units affordable to
above moderate income households, and 86 Coldstream sites and 102 Joerger sites
can accommodate units affordable to moderate income households. The remaining
sites can accommodate lower-income units consistent with the criteria established
by AB 2348.
Appendix HC-2 describes the proposed zoning and realistic capacity of each
candidate site and considers all applicable land use controls and site improvement
requirements; existing uses; and infrastructure and environmental constraints.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-14
TABLE HC-11 CANDIDATE SITES FOR REZONING
Site APN Address/Site
Name General Plan Current
Zoning
Proposed
Zoning
Proposed
Max. Density
(DU/Ac)
Acres Est.
Units
RZ7
18-560-10, -16; 18-
740-22, -3; 18-760-
11, -12, 13, -15
Coldstream
Lakeside
Residential
Planned
Community
Planned
Community
LR (Lakeside
Residential)
112 single-family
residential units 40.1 112
RZ8
18-560-10, -16; 18-
740-22, -3; 18-760-
11, -12, 13, -15
Coldstream
Village Green
Residential
Planned
Community
Planned
Community
VGR (Village
Green
Residential)
97 single-family
residential units 20.4 97
RZ9
18-560-10, -16; 18-
740-22, -3; 18-760-
11, -12, 13, -15
Coldstream
Village Mixed
Use Commercial
Planned
Community
Planned
Community
MUC (Village
Mixed Use
Commercial)
86 mixed-use
and multi-family
units
9.4 86
RZ10 19-130-26, -27,- 28, -
29, and 19-300-12 Truckee Springs Downtown
Specific Plan
Downtown
Master Plan
DMU
(Downtown
Mixed Use; REC
(Recreation); OS
(Open Space)
40 SFR or 80
MF or 120
Lodging Units
26 80
RZ11 19-300-18 (portion) Hilltop-JAR
Hilltop North
Downtown
Specific Plan
Downtown
Master Plan
DRH (Downtown
High Density
Residential)
16 5.00 88
RZ12 19-300-19 Hilltop – Davies
and Fitch
Downtown
Specific Plan
Downtown
Master Plan
DRM
(Downtown
Medium Density
Residential)
11.7 8.05 94
RZ13
19-030-08, 19-030-
10, 19-111-08, 19-
420-15, 19-420-70,
19-420-71, 19-420-72
Railyard –
Downtown
Extension
District
Downtown
Specific Plan
Downtown
Master Plan
DE (Downtown
Extension) 17.8 12.00 285
RZ14
19-420-69, 19-420-
70, 19-420-72, 19-
420-88
Railyard –
Industrial
Heritage District
Downtown
Specific Plan
Downtown
Master Plan
IH (Industrial
Heritage District) 23.5 8.50 200
RZ15 19-420-69 Railyard – Trout
Creek District
Downtown
Specific Plan
Downtown
Master Plan
TC (Trout Creek
District) 10 6.00 60
Total 1,102
Source: Town of Truckee
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-15
e. Sites Summary
Table HC-12 summarizes the Town’s ability to accommodate its RHNA needs.
TABLE HC-12 SITES SUMMARY
Very
Low-
Income1
Low-
Income
Moderate
-Income
Above
Moderate
-Income
Total
2014-2019 RHNA
Need 108 75 78 199 460
Units under
construction 0 0 0 152 152
Approved units 0 2 149 125 276
Available Sites for
Residential Use 98 91 0 98
Candidate Sites for
Rezoning 573 320 209 1,102
RHNA Surplus 490 482 287 1,168
Notes:
1Extremely low-income need is assumed to be 50 percent of the very low-income allocation
or 54 units
Source: Town of Truckee
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – LAND RESOURCES
HC-16
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HC-1-1
APPENDIX HC-1: SITES CURRENTLY AVAILABLE TO ACCOMMODATE LOWER- AND MODERATE-
INCOME HOUSING UNITS – REALISTIC CAPACITY ANALYSIS
HC-1-2
TABLE HC1-1 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #1 ARNOLD DMU PROPERTY
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Address: 10925 W. River St
APN: 19-300-41
Site Size: 6.25 ac (272,250 SF)
General Plan: Downtown Specific Plan – Mixed Use
Downtown Specific Plan – Open Space
Zoning: DMU (Downtown Mixed Use)
Zoning Density: 24 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
No maximum
Open Space No requirement
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No maximum FAR requirement
Height Limit 50 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Commercial / Industrial (Poor Condition / Illegal Uses)
Infrastructure: Utility lines on W. River St.
Terrain: Gentle (<10%) to Steep (>30% on riverbank)
Flooding: Truckee River
Biological: Riparian habitat on Truckee River
Noise: Union Pacific Railroad
Other Environmental: None
Analysis of Realistic Unit Capacity
The DMU zoning district allows stand-alone residential units as a permitted use with no requirement for mixed use or commercial
uses. At least three acres of the site are flat and are located outside the open space designation and Truckee River floodplain. The
site is a prime candidate for redevelopment due to the lack of past or current investment in site improvements and buildings,
most uses on the site are not in compliance with current Town code requirements (therefore illegal uses), and the site is in the
redevelopment area. Possible noise impacts from train traffic will not restrict or limit residential use of the property. The
developable area of the site will be able to accommodate at least 15 units per acre. Based on these constraints and opportunities,
it is estimated that at least 45 units could be accommodated on the site.
HC-1-3
TABLE HC1-2 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #2 ARNOLD DRH PROPERTY
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Address: 10855 W. River St
APN: 19-300-42
Site Size: 1.77 ac (77,101 SF)
General Plan: Downtown Specific Plan – High Density Residential
Zoning: DRH-24 (Downtown High Density Residential)
Zoning Density: 24 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
70% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development Code,
whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Commercial / Industrial (Poor Condition; <10,000sf)
Infrastructure: Utility lines on W. River St.
Terrain: Gentle (<10%)
Flooding: None
Biological: None
Noise: Union Pacific Railroad
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is flat with no environmental constraints. (Possible noise impacts from train traffic will not restrict or limit residential use
of the property.) The site is a prime candidate for redevelopment due to the buildings are over 30 years in age, the lack of past or
current investment in site improvements and buildings, low rents charged for current businesses in conjunction with high land
costs for properties in proximity to Truckee River, and the site is in the redevelopment area. The site will be able to
accommodate at least 15 units per acre. Based on these constraints and opportunities, it is estimated that at least 27 units could
be accommodated on the site.
HC-1-4
TABLE HC1-3 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #3 ASPEN MEADOWS
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Address: 11496 Brockway Rd
APN: 19-620-05
Site Size: 6.95 ac (302,742 SF)
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development Code,
whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Brockway Rd approx. 200 feet to west
Terrain: Gentle (<10%)
Flooding: Wetlands
Biological: Wetlands (State Jurisdictional Waters)
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
Several development site plans have been previously submitted on the property providing preliminary analyses of the capacity of
the site. Excluding approximately 3.3 acres of jurisdictional waters of the State of California, it is estimated that at least 37 units
could be accommodated on the site.
HC-1-5
TABLE HC1-4 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #4 JIBBOOM STREET DRM
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Address: 10365 E. Jibboom St
APN: 19-420-18
Site Size: 2.39 ac (104,108 SF)
General Plan: Downtown Specific Plan – Medium Density Residential
Zoning: DRM-14 (Downtown Medium Density Residential)
Zoning Density: 14 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
70% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development Code,
whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on E. Jibboom St
Terrain: Gentle (<10%) to Steep (>30%)
Flooding: None
Biological: Forest cover
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The steep slopes create some constraints in regards to developable areas and access from Jibboom Street. There is also a 20’
public utility easement in the western portion of the site. These constraints would compel a development site layout that avoids
or addresses these constraints (e.g., structures could not be placed in the easement, but parking and driveways could). Based on
these constraints, it is estimated that at least 24 units could be accommodated on the site.
HC-1-6
TABLE HC1-5 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #5 TAHOE FOREST HOSPITAL
GATEWAY
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Address: 10850 Donner Pass Rd
APN: 19-460-22
Site Size: 3.00 ac (130,680 SF)
General Plan: Commercial
Zoning: CG (General Commercial)
Zoning Density: 12 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
70% maximum
Open Space 20% or in compliance with Chapter 18.46 of the Development Code,
whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.20
Height Limit 50 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Donner Pass Rd
Terrain: Moderate (10%-30%) to Steep (>30%)
Flooding: None
Biological: None
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The CG district allows stand-alone residential uses as a conditional use with a use permit and no requirement for mixed use or
commercial uses. Because of the need for excavation and cut banks, the terrain limits the amount of development. Commercial
development to the east and west demonstrate that residential buildings on the site would front the road with parking to the side
and rear. Based on the floor space of the adjacent commercial uses, it is estimated that approximately 25,000 square feet of floor
space in 2½-story building(s) could be accommodated on the site. Based on the site constraints, site planning analysis, and an
average size of 700 SF per unit, it is estimated that at least 30 units could be accommodated on the site.
HC-1-7
TABLE HC1-6 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - - SITE #6 WINTER CREEK MULTI-FAMILY
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Address: Not Available
APN: 19-820-01
Site Size: 1.71 ac (74,488 SF)
General Plan: High Density Residential
Zoning: RM-15 (Multi-Family Residential)
Zoning Density: 15 du/ac
Development
Standard
Requirement Provisions
Maximum Lot
Coverage
50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development Code,
whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space per
unit in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in a
fully enclosed garage (Spaces not required to be in garage for affordable
housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake; no maximum FAR
requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped (Temporary Construction Staging Area)
Infrastructure: Utility lines on Winter Creek Loop
Terrain: Gentle (<10%)
Flooding: None
Biological: None
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is flat with no constraints and excellent access to roads and utilities. The site can easily accommodate 15 units per acres.
Based on the lack of constraints, it is estimated that at least 26 units could be accommodated on the site.
HC-2-1
APPENDIX HC-2: CANDIDATE SITES FOR RESIDENTIAL USE – REALISTIC CAPACITY ANALYSIS
HC-2-2
TABLE HC2-1 CAPACITY ANALYSIS- SITE #1 10110 PINELAND AVENUE
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Address: 10110 Pineland Rd
APN: 19-620-08
Site Size: 2.50 ac (108,900 SF)
General Plan: High Density Residential
Zoning: RR-X (Rural Residential, No Further Subdivision)
Zoning Density: Not Applicable
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum o
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines approx. 400 feet to northwest on Brockway Rd
Terrain: Gentle (<10%)
Flooding: None
Biological: None
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The site has gentle terrain with no environmental constraints. Access to Hope Court will have to be improved to Town
standards. Infrastructure and utilities do not impose any constraints on development of the site. Based on these constraints and
opportunities, it is estimated that at least 40 units could be accommodated on the site.
HC-2-3
TABLE HC2-2 CAPACITY ANALYSIS- SITE #2 FRISHMAN HOLLOW II
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Address: Not Available
APN: 19-410-46
Site Size: 5.01 ac (218,236 SF)
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 du/ac
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake,; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Rue Ivy
Terrain: Gentle (<10%) to Moderate (10%-20%)
Flooding: Drainage creek along western property line
Biological: Forest cover; wetlands along western property line
Noise: Future Highway Noise
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is owned by the Town and is located adjacent to a 32-unit affordable rental project. The site has three buildable areas –
North, West, and Southeast. The drainage creek and wetlands constrain substantial portions of the North and West areas. The
North and Southeast areas may be impacted by significant future noise from traffic on Highway 89, and any development will
have to be designed and constructed to mitigate these impacts; however, this constraint will not reduce density in these areas. All
sites have excellent access to Rue Ivy (street) and utilities. The terrain is gentle on the North and Southeast areas and moderate
on the West area with terrain sloping from the road down to the drainage creek. Based on these constraints and preliminary site
planning analysis of the site, it is estimated that at least 26 units could be accommodated on the site (6 units in North area, 12
units in West area, 8 units on Southeast area).
HC-2-4
TABLE HC2-3 CAPACITY ANALYSIS- SITE #3 GALES PROPERTY EAST
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Address: Not Available
APN: 19-410-43
Site Size: 4.25 ac (185,130 SF)
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 du/ac
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Density Zoning: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake,; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Rue Ivy
Terrain: Gentle (<10%)
Flooding: None
Biological: Forest cover
Noise: Future Highway Noise
Other Environmental: None
Analysis of Realistic Unit Capacity
There are significant future noise impacts from traffic on Highway 89, and any development will have to be designed and
constructed to mitigate these impacts; however, this constraint will not reduce density. The terrain is gentle with excellent access
to Rue Ivy (street) and utilities, and development will be able to accommodate a density of at least 16 units per acre in compliance
with Town development standards. Based on the lack of constraints and a density of 16 du/ac, it is estimated that at least 68
units could be accommodated on the site.
HC-2-5
TABLE HC2-4 CAPACITY ANALYSIS- SITE #4 GALES PROPERTY WEST
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Address: Not Available
APN: 19-410-42
Site Size: 9.72 ac (423,403 SF)
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 du/ac
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake,; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Rue Ivy
Terrain: Gentle (<10%) to Moderate (10%-20%) along drainage
Flooding: Drainage creek along western property line
Biological: Forest cover; wetlands along western property line
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
Based on a wetlands delineation conducted on the properties to the north and west and site investigation, less than 10% of the
site is constrained by the drainage and wetlands. On the remaining 90% of the site, the terrain is gentle with excellent access to
Rue Ivy (street) and utilities, and development will be able to accommodate a density of at least 16 units per acre in compliance
with Town development standards. Based on 8.75 acres of non-constrained land and a density of 16 du/ac, it is estimated that at
least 140 units could be accommodated on the site.
HC-2-6
TABLE HC2-5 CAPACITY ANALYSIS- SITE #5 JOERGER- NORTHWEST QUADRANT
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Address: Not Available
APN: 19-620-02
Site Size: 16 ac (approximate)
General Plan: Planned Community
Zoning: Planned Community
Zoning Density: Not Applicable
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit
in a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines approx. 100 feet west on Brockway Rd
Terrain: Gentle (<10%)
Flooding: Drainage
Biological: Wetlands (State Jurisdictional Waters); Special status plant species
Noise: Existing and Future Traffic Noise
Other Environmental: Airport Safety Zone D
Analysis of Realistic Unit Capacity
The site is part of Planned Community 3 or Joerger Ranch for which land use types and densities will be established by a specific
plan. A mixture of commercial, industrial, mixed use, and residential uses are proposed for Joerger Ranch. Residential units may
be allowed at a maximum density of 12 units per acre. A preliminary site analysis has been conducted for Joerger Ranch
demonstrating that residential units may be accommodated on a portion of the 21-acre Northwest Quadrant. There are
significant future noise impacts from traffic on Highway 267, and any development will have to be designed and constructed to
mitigate these impacts; however, this constraint will not reduce density. The wetland area and habitat area for the special status
plan will have to be avoided or mitigated by creating new wetland or habitat area, but these areas are small and can be addressed
without reducing density on the site. The site is located outside Safety Zone B of the Airport Land Use Compatibility Plan, and
Safety Zone D would not reduce allowable density on the site. The site has suitable terrain and access to Brockway Road to
accommodate a density of at least 16 units per acre in compliance with Town development standards. Up to 3.5 acres of the site
could be designated for residential uses, and it is estimated that up to 56 units could be accommodated on the site. Additional
residential units may be allowed in the southern portion of the site with secondary discretionary approvals.
HC-2-7
TABLE HC2-6 CAPACITY ANALYSIS- SITE #6 UPPER MCIVER DAIRY
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Address: Not Available
APN: 19-460-07
Site Size: 7.63 ac (332,363 SF)
General Plan: Commercial
Zoning: RC (Resource Conservation)
Zoning Density: 1 du / lot
Proposed Zoning: RM-16 (Multi-Family Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 50% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs 0.50 maximum for parcels adjacent to Donner Lake; no
maximum FAR requirement elsewhere
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines approx. 400 feet to west on Levone Ave.
Terrain: Gentle (<10%) to Steep (>30%)
Flooding: None
Biological: Forest Cover
Noise: Existing and Future Freeway Noise
Other Environmental: None
Analysis of Realistic Unit Capacity
The site has excellent access to Levone Avenue and utilities via a 60’ access easement on gentle slopes. Approximately three to
four acres of the site has suitable terrain (<15% slopes) for higher density residential development (16 du/ac). There are
significant existing and future noise impacts from traffic on Interstate 80 and any development will have to be designed and
constructed to mitigate these impacts; however, this constraint will not reduce density. Infrastructures and utilities do not impose
any constraints on development of the site. Based on these constraints and opportunities, it is estimated that at least 48 units
could be accommodated on the site
HC-2-8
TABLE HC2-7 CAPACITY ANALYSIS - SITE #7 COLDSTREAM LAKESIDE RESIDENTIAL ZONE DISTRICT
Address: Not Available
APN: Entire Plan Area: 18-560-10, 16; 18-740-22, 23; 18-760-11, 12, 13, 15
Site Size: 40.1 acres
General Plan: Planned Community
Zoning: None
Zoning Density: None
Proposed Zoning: LR (Lakeside Residential)
Proposed Zoning Density: 112 single-family residential units
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 60%
Open Space No requirement
Parking Two covered parking stalls per unit
Secondary residential units shall provide one additional
uncovered space in addition to that required for the primary
single-family dwelling.
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 35 feet or 2 stories, whichever is less (measures from highest
point of structure to average, natural grade, and not including
chimney height). See Truckee Development Code, Chapter
18.30.090
Source: Town of Truckee Development Code; draft Coldstream Specific Plan
Existing Use: Undeveloped
Infrastructure: Water lines , sewer infrastructure, overhead electrical transmission lines, natural gas, telephone and
cable
Terrain: Gentle (<10%)
Flooding: Yes
Biological: Forest Cover, Donner and Cold Creeks, mining ponds
Noise: Existing and Future Freeway Noise
Other Environmental: Wetlands
Analysis of Realistic Unit Capacity
The site is part of the Planned Community-1 Plan Area or Coldstream for which land use types and densities will be established
by a Specific Plan. A mixture of commercial, mixed use, and residential uses are proposed for Coldstream. A total of 300 units,
including affordable housing, is proposed: 112 of which will be located within the Lakeside Residential Zone District.
These homes are centered around several pond areas which will be restored as part of the Coldstream development. There are
future noise impacts from traffic on Interstate 80, and future development is required to be designed and constructed to mitigate
these impacts; however, this constraint will not reduce density. The wetland areas and habitat area for the special status plan will
have to be avoided or mitigated by creating new wetland or habitat area, but these areas are small and can be addressed without
reducing density on the site. The site is located outside the identified Safety Zones, so no airport impacts are anticipated.
HC-2-9
TABLE HC2-8 CAPACITY ANALYSIS - SITE #8 COLDSTREAM VILLAGE GREEN RESIDENTIAL ZONE DISTRICT
Address: Not Available
APN: Entire Plan Area: 18-560-10, 16; 18-740-22, 23; 18-760-11, 12, 13, 15
Site Size: 20.4 acres
General Plan: Planned Community
Zoning: None
Zoning Density: None
Proposed Zoning: VGR (Village Green Residential)
Proposed Zoning Density: 97 single-family residential units
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage No requirement
Open Space No requirement
Parking Two parking stalls per unit, one covered.
Secondary residential units shall provide one additional
uncovered space in addition to that required for the primary
single-family dwelling.
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 35 feet or 3 stories, whichever is less (measures from highest
point of structure to average, natural grade, and not including
chimney height). See Truckee Development Code, Chapter
18.30.090
Source: Town of Truckee Development Code; draft Coldstream Specific Plan
Existing Use: Undeveloped
Infrastructure: Water lines , sewer infrastructure, overhead electrical transmission lines, natural gas, telephone and
cable
Terrain: Gentle (<10%)
Flooding: Yes
Biological: Forest Cover, Donner and Cold Creeks, mining ponds
Noise: Existing and Future Freeway Noise
Other Environmental: Wetlands
Analysis of Realistic Unit Capacity
The site is part of the Planned Community-1 Plan Area or Coldstream for which land use types and densities will be established
by a Specific Plan. A mixture of commercial, mixed use, and residential uses are proposed for Coldstream. A total of 300 units,
including affordable housing, is proposed, 97 of which will be located within the Village Green Residential Zone District.
There are future noise impacts from traffic on Interstate 80, and future development is required to be designed and constructed to
mitigate these impacts; however, this constraint will not reduce density. The wetland areas and habitat area for the special status
plan will have to be avoided or mitigated by creating new wetland or habitat area, but these areas are small and can be addressed
without reducing density on the site. The site is located outside the identified Safety Zones, so no airport impacts are anticipated.
This site also includes a large landscape buffer situated between the Village Green Residential Zone District and the Donner
Memorial State Park.
HC-2-10
TABLE HC2-9 CAPACITY ANALYSIS - SITE #9 COLDSTREAM VILLAGE MIXED USE COMMERCIAL DISTRICT
Address: Not Available
APN: Entire Plan Area: 18-560-10, 16; 18-740-22, 23; 18-760-11, 12, 13, 15
Site Size: 9.4 acres
General Plan: Planned Community
Zoning: None
Zoning Density: None
Proposed Zoning: MUC (Village Mixed Use Commercial)
Proposed Zoning Density: 86 mixed-use and multi-family units
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage No requirement
Open Space No requirement
Parking Secondary residential units shall provide 1 uncovered off-street space in addition
to that required for the primary dwelling.
On-street parking shall count towards required parking for all allowable uses
within the MUC.
Affordable housing projects are permitted a 10% reduction in total required
parking, in addition to reductions which might be available to mixed use project
in compliance with Section 18.58.140 (Mixed Use Development).
All other requirements are as required by the Truckee Development Code,
Chapter 18.48.
Covered spaces: 20 ft x
10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 50 feet or 3.5 stories, whichever is less (measures from highest point of structure
to average, natural grade, and not including chimney height)
Source: Town of Truckee Development Code; draft Coldstream Specific Plan
Existing Use: Undeveloped
Infrastructure: Water lines , sewer infrastructure, overhead electrical transmission lines, natural gas, telephone and cable
Terrain: Gentle (<10%)
Flooding: Yes
Biological: Forest Cover, Donner and Cold Creeks, mining ponds
Noise: Existing and Future Freeway Noise
Other Environmental: Wetlands
Analysis of Realistic Unit Capacity
The site is part of the Planned Community-1 Plan Area or Coldstream for which land use types and densities will be established
by a Specific Plan. A mixture of commercial, mixed use, and residential uses are proposed for Coldstream. A total of 300 units,
including affordable housing, is proposed within the entire Plan Area. Approximately 40 on-site, multi-family, affordable housing
units are proposed within the Village Mixed Use Commercial District. A total of 86 multi-family or mixed use units are
proposed within the entire zone district. There are future noise impacts from traffic on Interstate 80, and future development is
required to be designed and constructed to mitigate these impacts; however, this constraint will not reduce density. The wetland
areas and habitat area for the special status plan will have to be avoided or mitigated by creating new wetland or habitat area, but
these areas are small and can be addressed without reducing density on the site. The site is located outside the identified Safety
Zones, so no airport impacts are anticipated.
HC-2-11
TABLE HC2-10 CAPACITY ANALYSIS- SITE #10 TRUCKEE SPRINGS
Address: Not Available
APN: 19-460-07
Site Size: 26 acres
General Plan: Downtown Study Area (DSA)
Zoning: DMP (Downtown Master Plan)
Zoning Density: 40 SFR or 80 MF or 120 Lodging Units
Proposed Zoning: DMU (Downtown Mixed Use; REC (Recreation); OS (Open Space)
Proposed Zoning Density: Per Downtown Specific Plan: 40 SFR or 80 MF or 120 Lodging Units
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 70% maximum
Open Space 20% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1
space per unit in a fully enclosed garage (Spaces not required to
be in garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per
unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs .50
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code; Truckee Springs Master Plan Draft
Existing Use: Undeveloped
Infrastructure: Utility lines run through site
Terrain: Gentle (<10%) to Steep (>30%)
Flooding: Adjacent to 100 year floodplain (flood zone to be OS)
Biological: Forest, Riparian
Noise: Minimal
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is currently zoned as Downtown Master Plan (DMP) for which land use types and densities will be established by a
master plan. The Hilltop Master Plan was adopted in August 2008, but language within the document stated that the zoning was
not be in place until the owners meet their obligations for dedication and easements. A mixture of residential uses is proposed
under the draft Truckee Springs Master Plan. The maximum number of residential units is already established in the Downtown
Specific Plan as 40 single family units, or 80 multi-family units or 120 lodging units. Preliminary site analyses have been conducted
demonstrating that residential units may be accommodated within a proposed 12 acre building envelope within the center of the
site. There are insignificant future noise impacts from traffic as the site is well isolated from existing and proposed roadways. The
wetland area and habitat area will be avoided through dedication as open space but does not affect the total allowable density. The
site is located outside Safety Zone B of the Airport Land Use Compatibility Plan, and Safety Zone D would not require a
reduction to the allowable density on the site. The site has suitable terrain and access to Brockway Road. Up to 80 multi-family
units could be accommodated on the site.
HC-2-12
TABLE HC2-11 CAPACITY ANALYSIS- SITE #11 HILLTOP- JAR HILLTOP NORTH
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Address: 10142, 10145, 10147, 10149, 10154, and 10156 Rue Hilltop
APN: 19-300-18 (portion)
Site Size: 5.00 ac (217,800 SF)
General Plan: Downtown Specific Plan – Hilltop Master Plan
Zoning: DMP (Downtown Master Plan)
Zoning Density: Not Applicable
Proposed Zoning: DRH (Downtown High Density Residential)
Proposed Zoning Density: 16 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 70% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space
per unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in
a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Surface Parking for Adjacent Restaurant Use
Infrastructure: Utility lines on Brockway Rd approx. 500 feet to north
Terrain: Gentle (<10%) to Moderate (10%-20%)
Flooding: None
Biological: None
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is currently zoned as Downtown Master Plan (DMP) for which land use types and densities will be established by a
master plan. The Hilltop Master Plan was adopted in August 2008, but language within the document stated that the zoning was
not be in place until the owners meet their obligations for dedication and easements. Preliminary site analysis has been conducted
demonstrating that up to 129 high density residential units could be developed on the site in accordance with the master plan.
The terrain is mostly flat with some sloping terrain along the southern edge, and there is a 35-foot maximum height standard.
Because it may not be possible to construct 3-story buildings on the site because of the height limits, the realistic unit capacity
assumes 2-story buildings, and it is estimated that at least 88 units could be accommodated on the site.
HC-2-13
TABLE HC2-12 CAPACITY ANALYSIS- SITE #12 HILLTOP- DAVIES AND FITCH
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Address: 10335 Brockway Rd
APN: 19-300-19
Site Size: 8.05 ac (350,658 SF)
General Plan: Downtown Specific Plan – Hilltop Master Plan
Existing Zoning: DMP (Downtown Master Plan)
Existing Zoning Density: Not Applicable
Proposed Zoning: DRM(Downtown Medium Density Residential)
Proposed Zoning Density: 11.7 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 70% maximum
Open Space 30% or in compliance with Chapter 18.46 of the Development
Code, whichever is greatest
Parking Studio and 1-bedroom units: 1.5 spaces per each unit with 1 space
per unit in a fully enclosed garage (Spaces not required to be in
garage for affordable housing units)
2 bedroom or more: 2 spaces per each unit, with 1 space per unit in
a fully enclosed garage (Spaces not required to be in garage for
affordable housing units)
Guest Parking- 25% of total required spaces
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirements
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped
Infrastructure: Utility lines on Pine Cone Rd
Terrain: Gentle (<10%) to Moderate (10%-20%)
Flooding: None
Biological: Forest Cover
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is currently zoned as Downtown Master Plan (DMP) for which land use types and densities will be established by a
master plan. The Hilltop Master Plan was adopted in August 2008, but language within the document stated that the zoning was
not be in place until the owners meet their obligations for dedication and easements. Preliminary site analysis has been conducted
demonstrating that up to 94 units could be developed on the site in accordance with the master plan. Based on this analysis of
site terrain and site constraints and two-story buildings on the site, it is estimated that at least 94 units could be accommodated
on the site.
HC-2-14
TABLE HC2-13 CAPACITY ANALYSIS- SITE #13 RAILYARD – DOWNTOWN EXTENSION DISTRICT
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Addresses: 10242 & 10198 Church Street, 10021 Donner Pass Road, 10739 Glenshire Drive, other addresses
unavailable
APNs: 19-030-08, 19-030-10, 19-111-08, 19-420-15, 19-420-70, 19-420-71, 19-420-72
Site Size: 12 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Zoning Density: Not Applicable
Proposed Zoning: DE (Downtown Extension)
Proposed Zoning Density: 17.8 du/ac
Development Standard
(Proposed Density)
Requirement Provisions
Maximum Lot Coverage N/A
Open Space N/A
Parking Multi-family units and Live/Work units (includes guest
parking):
Studio: 1.10 spaces per unit
1 bedroom: 1.35 spaces per unit
2 bedroom: 1.65 spaces per unit
3-bedroom: 1.95 spaces per unit
Work/Live units: same standards as above, plus 2.25 spaces per
KSF for commercial uses
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 50 feet; height greater than maximum permitted streetwall
height must be setback a minimum of 10 feet from street wall
Source: Railyard Master Plan
Existing Use: Commercial building, lumber yard, railyard operations
Infrastructure: Utility lines on Donner Pass Rd
Terrain: Gentle (<10%)
Flooding: Trout Creek
Biological: Wetlands (State Jurisdictional Waters)
Noise: Union Pacific Railroad
Other Environmental: Airport Safety Zone D, Site-specific requirements (Site 1)
Analysis of Realistic Unit Capacity
The site is part of the Railyard Master Plan area for which was adopted in July 2009. Infrastructure and improvements are
required prior to any new development within the site. A mixture of new housing, recreation, and civic uses is proposed. Site
analysis has been conducted for the Railyard demonstrating that each zoning district is limited to a Maximum Allowable
Development. There may be significant future noise impacts from railroad traffic, and any development will have to be designed
and constructed to mitigate these impacts; however, this constraint will not reduce density. However, since the site is located in a
site-specific exception area, Site 1 – the Central Truckee Redevelopment Area, any new structure is limited to no more than three
aboveground habitable floors. The site is located outside Safety Zone C of the Airport Land Use Compatibility Plan, and Safety
Zone D would not reduce allowable density on the site. The site has suitable terrain and access to Donner Pass Road to
accommodate a density of at least 16 units per acre in compliance with Town development standards. It is estimated that up to
285 units could be accommodated on the site with a mix of residential, live/work, and work/live units
HC-2-15
TABLE HC2-14 CAPACITY ANALYSIS- SITE #14 RAILYARD- INDUSTRIAL HERITAGE DISTRICT
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Address: Not Available
APN: 19-420-69, 19-420-70, 19-420-72, 19-420-88
Site Size: 8.5 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Zoning Density: Not Applicable
Proposed Zoning: IH (Industrial Heritage District)
Proposed Zoning Density: 23.5 du/ac
Development Standard
(Proposed Density)
Requirement Provisions
Maximum Lot Coverage 85% maximum for structures
Open Space N/A
Parking Multi-family units and Live/Work units (includes guest
parking):
Studio: 1.10 spaces per unit
1 bedroom: 1.35 spaces per unit
2 bedroom: 1.65 spaces per unit
3-bedroom: 1.95 spaces per unit
Work/Live units: same standards as above, plus 2.25 spaces per
KSF for commercial uses
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 50 feet; 35 feet at northeast block of IH
Source: Railyard Master Plan
Existing Use: Railyard operations
Infrastructure: Utility lines on Donner Pass Rd
Terrain: Gentle (<10%)
Flooding: Trout Creek
Biological: Wetlands (State Jurisdictional Waters)
Noise: Union Pacific Railroad
Other Environmental: Airport Safety Zone D, Site-specific requirements (Site 1)
Analysis of Realistic Unit Capacity
The site is part of the Railyard Master Plan area for which land use types and densities will be established by a master plan. A
mixture of multi-family residential, artisan industry space, commercial space, retail, live/work and work/live uses is proposed.
There may be significant future noise impacts from railroad traffic, and any development will have to be designed and constructed
to mitigate these impacts; however, this constraint will not reduce density. The eastern portion of the site (approximately a third
of the site area) is located in the Safety Zone C of the Airport Land Use Compatibility Plan which restricts allowable densities for
residential uses to 0.2, mixed use projects are limited to an average of 75 people per acre or 150 people per single acre. However,
since the site is located in a site-specific exception area, Site 1 – the Central Truckee Redevelopment Area, any new structure is
limited to no more than three aboveground habitable floors. The site has suitable terrain and access to Donner Pass Road to
accommodate a density of at least 23.5 units per acre in compliance with Town development standards. It is estimated that up to
200 units could be accommodated on the site.
HC-2-16
TABLE HC2-15 CAPACITY ANALYSIS- SITE #15 RAILYARD- TROUT CREEK DISTRICT
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Address: Not Available
APN: 19-420-69
Site Size: 6 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Zoning Density: Not Applicable
Proposed Zoning: TC (Trout Creek District)
Proposed Zoning Density: 10 du/ac
Development Standard
(Proposed Density)
Requirement Provisions
Maximum Lot Coverage Building coverage: 1st floor 60% maximum, upper floors 75%
of 1st floor maximum
Open Space N/A
Parking Multi-family units and Live/Work units (includes guest
parking):
Studio: 1.10 spaces per unit
1 bedroom: 1.35 spaces per unit
2 bedroom: 1.65 spaces per unit
3-bedroom: 1.95 spaces per unit
Work/Live units: same standards as above, plus 2.25 spaces per
KSF for commercial uses
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs No requirement
Height Limit 25 feet along Trout Creek; 35 feet elsewhere in TC District
Source: Railyard Master Plan
Existing Use: Undeveloped
Infrastructure: Utility lines on Donner Pass Rd
Terrain: Gentle (<10%)
Flooding: Trout Creek
Biological: Wetlands (State Jurisdictional Waters)
Noise: Union Pacific Railroad
Other Environmental: Airport Safety Zone D, Site-specific requirements (Site 1)
Analysis of Realistic Unit Capacity
The site is part of the Railyard Master Plan area for which land use types and densities will be established by a master plan. A
mixture of multi-family and single-family residential homes is proposed. There may be significant future noise impacts from
railroad traffic, and any development will have to be designed and constructed to mitigate these impacts; however, this constraint
will not reduce density. Trout Creek provides a constraint along the northern edge of the site and may restrict the area that may
be zoned for residential uses. The site is located outside Safety Zone C of the Airport Land Use Compatibility Plan, and Safety
Zone D would not reduce allowable density on the site. However, since the site is located in a site-specific exception area, Site 1
– the Central Truckee Redevelopment Area, any new structure is limited to no more than three aboveground habitable floors. The
site has suitable terrain and access to Donner Pass Road to accommodate a density of at least 10 units per acre in compliance with
Town development standards. It is estimated that up to 60 units could be accommodated on the site.
HD-1
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Goal H-1: Ensure an adequate supply of housing to meet the housing needs of all segments of the community.
Policy H-1.1: Provide adequate sites for the production of new residential units to meet the needs of existing and
future residents.
Program H-1.1.1:
Upon adoption of the
Housing Element, inform
the property owners of all
housing sites listed in
Appendix HC-2 that their
property is identified as a
candidate site for possible
rezoning and involve the
property owners in the
review of these sites prior
to their rezoning.
Rezone a minimum of
19.2 acres of land from
candidate sites identified
in Appendix HC, Table
HC-6 to permit owner-
occupied and rental multi-
family uses by-right with a
minimum net density
standard of 15 dwelling
units per acre to provide
for adequate sites to
accommodate the Town’s
remaining extremely low-,
very low- and low-income
fair share housing need of
288 dwelling units. As
required by law, each
rezoned site will allow a
minimum of 16 units.
Of the rezoned land, a
Property owners were notified of being on
the list. No other contact has occurred.
The Town identified the following sites as
candidates for re-zoning the acreage of the
site is bracketed and their current status is
included:
• Hilltop Fitch (8 to be DRM): Not
done, an application is currently
being processed. The Pollard Station
Senior Housing Project application
is in process. There are (46) two BR
condominium units and (74) studio
and (14) one BR care rooms
proposed - (128) total.
• Hilltop JAR (5 to DRH): Not
done.
• 10110 Pineland Road (2.5 to be
RM-16): Not done.
• Frishman Hollow (5 to be RM-16):
Not done.
• Gales Property E (2.2 to be RM-
16): Not done.
• Gales Property W (9.7to be RM-
16): Not done.
• Joerger Hope Ct (3 to be RM-16):
Not done. No longer a potential
candidate.
• Joerger NW (16 to be RM-16):
Not done. Maximum density is now
12 units/acre.
• Joerger SE (20 to be RM-16): Not
done. Maximum density is now 12
Much of the rezones occur
under adopted Master Plans
and have differing triggers for
the granting of the zoning.
For example zoning is
enacted in the Hilltop MP
when the infrastructure is
implemented.
Staff turnover resulted in a
lack of continuity in pursuing
some goals.
The slow economy and
recovery, especially for a resort
and secondary home
community such as Truckee
presented challenges in getting
projects built.
An overlay zone was
considered for rezoning as an
alternative to outright
rezoning.
The Gales property would be
most suited for the 4.4 acres
if exclusive by-right
residential to accommodate at
least 50% of the Town’s low
& very low income fair share
housing need.
The annual evaluation of
This program will be
modified to address the
land inventory for 2004-
2019 RHNA period.
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minimum of 4.4 acres
shall permit exclusively
by-right residential uses to
accommodate at least 50
percent of the Town’s
extremely low-, very low-
and low-income fair share
housing need.
Rezone the Hilltop-
Davies and Fitch site, or
other suitable site, to
permit residential uses to
accommodate the Town’s
remaining moderate-
income growth need of 60
units.
Annually evaluate the
inventory of available sites
and take appropriate
action to ensure ongoing
supply of available sites at
appropriate densities to
meet projected housing
growth needs through the
planning period.
units/acre.
• Railyard Trout (6 to be DRM-16):
Done.
• Upper McIlver Dairy (7.6 to be
RM-16): Due to its location next to
the Hwy 80, the Council de-
prioritized this site.
The Town did rezone the following sites in
the Railyard Master Plan which were not
identified as candidate sites in the previous
Housing Element:
• Downtown Extension (12 acres)
• Industrial Heritage (8.5 acres)
• Downtown High Density
Residential (1.6 acres)
• Downtown Mixed Use (.5 acres)
See the response above in regards to the
Hilltop Davies & Fitch site.
inventory is done with the
Community Development
Department’s Annual
Report.
Program H-1.1.2
Require residential
projects to achieve a
minimum density of at
least 50 percent of the
maximum allowed
density. Provision of
affordable housing units
above inclusionary
housing units required by
the Town’s Inclusionary
Housing Ordinance shall
be required for any
project built below 90
percent of the maximum
allowed density, according
to a “sliding scale”
standard. A project may
This was addressed through a revision of
the Subdivision Design and Improvements
section of the Development Code (Section
18.92.110 November 2010 Code
Update, Ordinance 2010-07).
This program was completed. Delete
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incorporate project
phasing and subdivision
remainders and transfer
density rights to achieve
consistency with this
program. Exceptions to
this policy can be made in
the circumstance that the
site is constrained.
Program H-1.1.3
Require units in
residential developments
constructed within high
density residential zones
(RM, DRM, and DRH
zoning districts with a
density of six or more
dwelling units per acre) to
not exceed a maximum
average living area of
1,500 square feet per unit.
Residential developments
with more than 30 percent
of their total units
affordable to very low-,
low-, or moderate-income
households are exempt
from the maximum unit
size requirement.
Developments providing
a number of affordable
units more than 15
percent, but less than 30
percent, will be subject to
a “sliding scale” that
would permit larger unit
sizes in proportion to the
number of affordable
units provided in the
development.
This was addressed through a revision of
the Development Code (Section
18.214.050.F November 2010 Code
Update, Ordinance 2010-07).
This program was completed. Delete
Policy H-1.2: Encourage the private sector to build affordable
housing
Program H-1.2.1 This was addressed through a revision of This program was completed. Delete
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Review and revise the
Town’s Density Bonus
Program to comply with
the recently-enacted
revisions to the State
density bonus
requirements (Senate Bill
[SB] 1818 and Assembly
Bill [AB] 2280).
Continue to encourage
the use of the Town’s
Density Bonus Program
to eligible proposed
developments so as to
disperse affordable
housing through the
Town. Information will be
provided to developers
during pre- application
meetings with Town Staff
and posted on the Town
website.
the Development Code (Chapter 18.212
December 2010 Code Update, Ordinance
2010-08).
Implemented on a project to project basis,
information is provided through the
website and kept up to date.
Program H-1.2.2
Review the Development
Code standards for
second units to identify
potential revisions to
further encourage second
unit development as an
opportunity for additional
rental housing in Truckee
and implement revisions
as found appropriate.
Prohibit new subdivisions
from excluding or
restricting second units in
the subdivision.
Present information to
homeowner associations
whose Covenants,
Conditions, and
Restrictions (CC&Rs)
The standards for secondary residential
unit were revised in the December 2012
Development Code update (Development
Code Section 18.58.230, Ordinance
2012-09).
Secondary units continue to be encouraged
in the Subdivisions and/or Homeowner
Associations which allow them.
New residential subdivision projects are
not permitted to prohibit secondary
residential units as a condition of
approval. Recent residential subdivisions
do not prohibit secondary residential units,
but prohibits the rental of such units.
The Town aims to strengthen and increase
outreach policies related to persuading
homeowner associations to abolish
secondary unit (the rental thereof) bans.
Continue and try to find new
ways to encourage the rental
of secondary residential units,
particularly by HOAs.
Continue to prohibit the
prohibition of secondary unit
rentals through project
conditions of approval.
Modify program to continue to
encourage the development of 2nd
units.
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prohibit or restrict second
units of the community
and neighborhood
benefits of second units.
Request homeowners
associations to consider
the removal of these
prohibitions or
restrictions of second
units.
Program H-1.2.3
Continue to implement
the Inclusionary Housing
Ordinance which requires
new residential
development projects to
include affordable
housing units or to pay an
in-lieu fee to provide for
affordable housing.
Provide density bonuses,
concessions, and
incentives for
development projects that
construct their affordable
housing.
Review annually the
effectiveness of the
Inclusionary Housing
Ordinance and bonuses,
concessions, and
incentives and implement
revisions as found
appropriate.
On-going on a project by project basis.
103 inclusionary units were produced
during the 2007-2014 planning period
from two projects – Gray’s Crossing and
Stoneridge. These units were affordable to
very low- and low-income households.
Each year, the Town Council
is presented with current
information based on market
demand and costs which
guides the process for
determining the appropriate
in-lieu fees for affordable
housing requirements.
Continue
Program H-1.2.4
Continue to implement
the Workforce Housing
Ordinance which requires
commercial, industrial,
institutional, recreational
and residential resort
projects that create jobs to
provide affordable
housing for a portion of
The implementation of this program has
been suspended for the last two years by
the Town Council due to the recession.
It is anticipated that with the
steadily improving economy,
the temporary workforce
housing suspension will be
lifted, at least in part, for
2015.
This program will be modified to
address the current suspension
and consider lifting the
suspension by 2015.
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their projected workforce
or to pay an in- lieu fee to
provide for affordable
housing. Provide density
bonuses, concessions, and
incentives for projects
that construct their
affordable housing.
Review annually the
effectiveness of the
Workforce Housing
Ordinance and bonuses,
concessions, and
incentives and implement
revisions as found
appropriate.
Program H-1.2.5
Encourage the
development of housing
units for households
earning less than 30
percent or less of the
Median Family Income
(MF) for Nevada County.
Specific emphasis shall be
placed on the provision of
family housing and non-
traditional housing types
such as single-room
occupancy units and
transitional housing. The
Town will encourage
development of housing
for extremely-low income
households through a
variety of activities such as
targeted outreach to for-
profit and non-profit
housing developers,
providing financial or in-
kind technical assistance,
fee waivers/deferrals,
land-write downs, or
expedited/priority
The objective specifies facilitating the
development of 153 units affordable to
extremely low income households.
Recession dampened interest
and pursuit of this program.
Continue.
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processing, identifying
grant and funding
opportunities, and/or
offering additional
incentives beyond to
supplement the density
bonus provisions in state
law.
Policy H-1.3: Ensure a variety of safe, decent and sound
housing.
Program H-1.3.1
Revise the Development
Code to explicitly permit
residential care facilities
for six or fewer persons as
a residential use, subject
only to the requirements
of other residential uses of
the same type (i.e., multi-
family or single-family)
within the same zone,
pursuant to the
requirements of State law.
The Town currently
permits residential care
facilities for seven to 12
clients subject to a use
permit in residential
zones, but does not
provide explicit zoning for
residential care facilities
for six or fewer persons.
Revise the Development
Code to explicitly permit
residential care facilities
for six or fewer persons as
a residential use, subject
only to the requirements
of other residential uses of
the same type (i.e., multi-
family or single-family)
within the same zone,
pursuant to the
requirements of State law.
The Town currently
This was addressed through the 2012
revision of the Development Code
(Development Code Section 18.08,
Ordinance 2012-05).
Done. Delete.
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permits residential care
facilities for seven to 12
clients subject to a use
permit in residential
zones, but does not
provide explicit zoning for
residential care facilities
for six or fewer persons.
Program H-1.3.2
Comply with SB 520 by
adopting reasonable
accommodation
procedures. The reason-
able accommodation
procedures will provide
relief to Code regulations
and permitting
procedures that may
have a discriminatory
effect on housing for
persons with disabilities.
The policy shall include
procedures for
requesting
accommodation, identify
the reviewing and
approval body, establish
a timeline for processing
and appeals, and
establish criteria for
determining whether a
requested
accommodation is
reasonable.
This was addressed through a 2010
revision of the Development Code
(Development Code Section 18.218,
Ordinance 2010-05).
Continue to review policies in
order to find opportunities to
remove potential barriers.
This program will be modified to
include an annual review and
continued.
Program H-1.3.3
Amend the
Development Code to
clarify the terms “multi-
family dwelling” and
“single-family dwelling”
by including a definition
of “family.” Family shall
be defined consistent
This was addressed through the 2010
revision of the Development Code
(Development Code Section 18.220,
Ordinance 2010-05).
Done Delete
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with the definition found
in the State’s Health and
Safety Code and in the
Welfare and Institutions
Code.
Program H-1.3.4
Amend the
Development Code to
allow manufactured
housing wherever
residential subdivisions
are allowed, consistent
with State law.
This was addressed through the 2010
revision of the Development Code
(Development Code Section 18.08.030,
Ordinance 2010-05).
Done Delete
Program H-1.3.5
Assess the housing needs
of seasonal workforce and
farmworkers on an annual
basis as a component of
Program H-1.4.1 and
develop an action plan as
necessary to facilitate the
provision of appropriate
housing for these groups,
such as dormitory-style
accommodations.
This program was discussed with the
Town Council and dormitory-style housing
was not a well-regarded solution.
Due to lack of staff, funding
and priorities of the Town
Council this program was not
pursued.
Delete
Program H-1.3.6
Encourage mixed-use
development by
continuing to offer
incentives for the
construction of residential
units as an integrated part
of commercial
development. Incentives
include increasing
maximum allowable floor
area ratios (FARs),
relaxing lot coverage
requirements, decreasing
the number of required
parking spaces and
reducing processing
and/or development
impact fees. Information
The Development Code was revised in
2012 to provide additional incentives and
simplify the process for mixed-use
developments (Section 18.58.140.C,
Ordinance 2012-05)
Done Delete
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on these incentives will be
provided to developers on
the Town’s website and
through pre-application
meetings.
Program H-1.3.7
In compliance with SB 2,
amend the Development
Code to allow for
emergency shelters, and
transitional and
supportive housing for
homeless individuals and
families. The Town will
comply with the
requirements of State law
in the following manner:
Provide at least one
zoning district in which
emergency shelters can be
located without
discretionary approvals.
The subject zoning
district(s) shall include
sites with sufficient
capacity to meet the local
need for emergency
shelters. The Town will
amend the CG and CS
zoning districts to permit
emergency shelters by-
right.
Ensure the provisions of
the Housing
Accountability Act are
enforced and prohibit the
denial of emergency
shelters and transitional
and supportive housing
via discretionary
approvals if it is
consistent with adopted
regulatory standards.
Completed through 2012 Development
Code update (Development Code Section
18.08 and 18.12, Ordinance 2012-05)
Emergency shelters are a Permitted Use
(P) in the General Commercial (CG)
district (Table 2-6).
The Development Code was amended to
include “transitional housing” as a new
permitted land use in DRS, DRM, RR,
RS, and the RR zones (Table 2-3).
Done Delete
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Evaluate development
standards and regulatory
provisions to ensure that
standards are consistent
with State law.
Amend the Development
Code to allow
transitional/supportive
housing as a residential
use, subject only to those
requirements of other
residential uses in the
same zone, consistent
with State law.
Program H-1.3.8
Encourage development
of a variety of housing
types for senior citizens
including housing within
assisted living facilities
and active adult
communities. Encourage
residential developers to
consider universal design
principles in new
housing to facilitate use
by persons of all ages
and abilities.
Implemented on an on-going basis.
The Town will evaluate need
for specific goals to make the
Program more effective.
Continue
Policy H-1.4: Promote efficient use of available resources to
address priority needs.
Program H-1.4.1
In conjunction with the
Town’s Annual Report to
HCD, develop a housing
needs assessment, if
necessary and a housing
action plan for the
following year.
The Town will evaluate
the unused density of
residential projects in
Completed on an on-going basis. Re-
assessment and re-prioritize as needed.
Staff provides the Council (and Town)
with an Annual Report from the
Community Development Department
which evaluates all aspects of the Town’s
actual development and goals.
The evaluation of unused densities are not
done.
Lack building activity did
not necessitate action plan.
For most projects built below
the maximum density, site
constraints (slopes, wetlands,
etc.) are the primary reason
for the reduction. Town
should still evaluate if there is
unmet housing need by not
building to maximum
density.
This program will be modified to
continue to complete the Town’s
Annual Report to HCD and
the action plan will be deleted as
it is redundant to the Goals,
Polices and Programs set forth
in this Housing Element.
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relation to Housing
Program H-1.1.2, evaluate
available resources
including funding,
establish priority needs
and activities for the
upcoming year, evaluate
available resources
including funding, and
develop specific actions to
address priority needs.
Goal H-2: Conserve and improve the quality of the existing housing stock and the neighborhoods in which it is
located.
Policy H-2.1: Pursue and support the use of all available resources for the rehabilitation and conservation of the
existing housing stock.
Program H-2.1.1
Continue to provide loans
to homeowners to assist
in rehabilitating existing
homes. The Town
currently provides and
administers the Owner-
Occupied Housing
Rehabilitation Program
which provides loans to
income eligible
homeowners to make
rehabilitation repairs to
their homes. Eligible
housing units must be
owner-occupied and be
located within the Town
of Truckee. Eligible
housing units include
manufactured housing
including those units in
mobile home parks.
Information on the
Owner-Occupied
Housing Rehabilitation
Program and other
rehabilitation loan or
grant programs developed
Implemented until dissolution of
Redevelopment in 2012.
Funded through CDBG (HUD) monies
when they are available.
The implementation of this
program is challenging
without dedicated staff to find
qualified owners. Finding
qualified owners is tough in
this area because the median
income is too high.
The program will be modified to
consider exploring alternative
funding sources.
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in the future will be
provide on the Town’s
website, at Town Hall and
directly to homeowners as
part of code enforcement
activities.
Program H-2.1.2
Develop and maintain an
inventory and annually
monitor affordable,
income-restricted housing
units in the Town. There
are no housing units at-
risk of converting to
market-rate during the
current planning period.
However, the Town will
annually update in
inventory including
current contact
information for future
use.
An inventory of potential at-risk units
was completed as part of the 2009
Housing Element update.
This is included in the Community
Development Department’s Annual
Report.
Monitored per requirement. Continue
Program H-2.1.3
Through the Downtown
Specific Plan and Historic
Preservation Plan,
encourage preservation
and adaptive reuse of
older structures within the
Downtown area for
potential housing and
mixed use development
opportunities.
The Town continues to implement the
Downtown Specific Plan, which includes
historic design guidelines.
RDA administered previous historic grant
and loan programs.
Mills Act provides property tax reduction
for rehabilitation of historic properties.
Implemented on an on-going
basis through existing plans
and policies.
Continue
Program H-2.1.4
Require in-kind or better
replacement of any
affordable units lost
through conversion of a
mobile home park to non-
affordable housing or
another use that would
remove affordable
manufactured housing
units.
Completed through the 2010
Development Code update (Development
Code Section 18.08.030, Ordinance
2010-05).
There have been no affordable
units lost through mobile
home conversions.
Continue
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Program H-2.1.5
Develop a program to
improve Truckee’s
existing mobile home
parks. Outreach to mobile
home park owners,
residents, and other
community members to
explore conditions within
Truckee’s mobile home
parks and develop an
action plan to address
identified problems.
The program should
include strategies to:
Develop a low-cost
loan program, targeted
to mobile-home and
mobile home park
owners, to rehabilitate
units and improve the
conditions within the
parks.
Provide technical
assistance to mobile
home owners and
renters, and mobile
home park owners in
seeking grants
and/subsidies for
improvements.
Implement landscaping
and streetscape
improvements by the
Town in the vicinity of
mobile home parks.
Coordinate with utilities
providers to resolve
existing or future
infrastructure
deficiencies at mobile
Due to lack of funding and staffing and a
low priority for the Town Council this
program was not implemented.
The Town will reconsider its
commitment to rehabilitating
existing mobile homes during
this planning period.
This program will be modified to
an achievable level based on
staffing availability and funding
resources.
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home parks.
Policy H-2.2: Conduct activities to ensure building safety and promote integrity of residential neighborhoods.
Program H2.2.1
Continue to enforce the
building code by requiring
a permit prior to
construction, repair,
addition or relocation of
any residential structure.
The Chief Building Official continually
enforces the Building Code for residential
construction, repair, and additions except
for mobile home parks. The installation,
repair and additions of mobile homes and
mobile home parks are regulated by the
California Department of Housing and
Community Development.
Ongoing Continue
Program H-2.2.2
Not allow occupancy of
unsafe, substandard
dwelling units.
The Chief Building Official has not
identified any unsafe, substandard
dwelling units which need to be removed
with the exception of those buildings
damaged or destroyed by catastrophic
events.
Code Compliance Officer and the Police
Department track and enforce resolution
of unsafe units.
Ongoing Continue
Goal H-3: Remove or mitigate avoidable constraints to the maintenance, improvement and development of affordable
housing.
Policy H-3.1: Periodically review and modify as necessary standards and application processes to ensure none act as
avoidable constraints to the production of affordable housing.
Program H-3.1.1
Continue efforts to
streamline the
development review
process and eliminate any
unnecessary delays in the
processing of
development applications.
To streamline
development review, the
Development Code
establishes the Zoning
Administrator as the
review and approval body
for historic variances,
minor residential use
permits (ten or less units),
variances, site plans,
The Community Development Director or
Zoning Administrator acts on the
following land use permit development
applications, historic variance, minor
residential use permits (10 or less units),
variance, site plans, certificate of
compliance, and tentative maps for 2-4
parcels.
Development Review priority is given to
affordable housing projects on an on-going
basis.
The lower volume of projects has not
necessitated tight scrutiny.
The Town continues to monitor timelines
for processing development applications.
The Town has not found any major
Efforts to streamline the
Code and Development
Review Process have been
formalized by the Town
Council as a top priority and
goal.
As part of the on-going
Development Code update,
the development review
process will continually be
examined for opportunities to
streamline, improve, and
reduce delays in processing of
residential projects, especially
affordable housing projects.
Continue
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certificates of compliance
and tentative maps for
two to four parcels.
To reduce or eliminate
potential constraints
associated with holding
costs; continue to give
priority to processing of
applications for affordable
housing projects. The
priority will extend to
building inspections
during the construction
process. Annually review
the development review
process and priority
processing given to
affordable housing
projects to ensure that
affordable housing
priority processing does
not have an adverse effect
on the processing of other
development applications.
constraints to the processing of development
applications.
The Town has implemented a minor
review process to streamline less complex
projects for HPAC and PC hearings.
Program H-3.1.2
When feasible, waive or
reduce fees or allow fee
deferrals for projects
which provide housing
committed to lower or
moderate income
households. The fees that
may be waived, reduced
or deferred include
planning application fees,
building permit fees,
Town traffic impact fees,
Town facility impact fees,
and/or recreation impact
fees.
On-going, addressed in the current
Development Code.
The Town’s Development
Code states that affordable
residential projects satisfying
the provisions of the Chapter
18.32 (Affordable Housing)
shall be given priority over
other types of projects and
permits by all Town
departments in the processing
of land use permit and
building permit applications,
and in inspections of the
project during the construction
process.
This program will be modified to
consider deferring fees, not
waiving fees.
Program H-3.1.3
Allow shared parking in
commercial and
Implemented on an on-going basis and on
a project by project basis and through
existing polices.
Parking requirements have
been reduced on a case-by-case
basis due to specific site or
Continue
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residential mixed-use
projects, where it can be
demonstrated that the
uses do not have
competing peak parking
demands.
The Town will also
pursue reducing parking
requirements in high-
density residential zones
where available public
transportation and nearby
goods and services exist.
Based on its findings, the
Town will amend the
Development Code as
appropriate.
This is done through variance process or in
Master Plans such as the Railyard
Master Plan which has its own specific
parking requirements.
operating characteristics.
Program H-3.1.4
Eliminate minimum lot
size requirements for
residential zones and
instead use setback,
parking, open space,
density regulations, and
other site development
standards to determine
appropriate lot sizes.
Completed through the 2010
Development Code update (Development
Code Section 18.08.040, Ordinance
2010-05).
Done Delete
Goal H-4: Balance the need and provision of housing in the community with its impacts on the environment and
needed public facilities and services.
Policy H-4.1: Encourage residential design that promotes energy efficiency and sustainable building practices.
Program H-4.1.1
Continue the solar access
ordinance that establishes
development standards to
ensure solar access for all
new residential
development.
The Town continues to apply the Solar
Access Ordinance, which states
“Structures (building, wall, fence, etc.)
should not be constructed or new vegetation
placed or allowed to grow, so as to obstruct
solar access on an adjoining parcel.”
(Section 18.92.40)
Ongoing Continue
Program H-4.1.2
Promote sustainable or
green building practices,
including use of energy
Work tasks to implement this program
were initiated as part of the 2009
Development Code update.
Ongoing Continue
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efficient features, in new
residential construction
and remodeling of
existing homes. Develop a
menu of incentives that
may include, but are not
limited to, density
bonuses, floor area
increases, development
regulation concessions
and mitigation fee
reductions. The
sustainable/green building
program will be promoted
through informational
materials on the Town
website, at Town Hall and
at other public buildings.
The Town has informed applicants of
opportunities for density bonuses and floor
area increases for projects that include
sustainable or green building practices.
The Town has approved development
regulation concessions and mitigation fee
reductions for qualified projects.
The Town adopted the California Green
Building Code.
Policy H-4.2: Encourage clustered residential development that reduces infrastructure and other development costs,
preserves and enhance important environmental resources, and maintains important areas as open space.
Program H-4.2.1
Encourage residential
cluster areas and
mechanisms for the long-
term protection and
maintenance of open
space areas. The
Development Code
currently contains
requirements for
residential clustering. The
Town will investigate
revisions to the
Development Code to
encourage large,
interconnected, useable
open spaces. Based on its
findings, the Town will
revise the Development
Code as appropriate.
Completed through the 2011
Development Code update (Development
Code Section 18.46, Ordinance 2011-
10).
Ongoing Continue
Program H-4.2.2.
Coordinate with other
providers of public
facilities and services in
the review of residential
The Town continues to coordinate with
public facilities and service providers by
involving the public provider early in the
development review process and by
requiring projects to meet the standards
Ongoing Continue
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development projects to
ensure services and
facilities will be available,
consistent with the
providers' level of service
standards. Standards for
services availability and
timing are provided in the
Land Use Element.
and requirements of the public provider.
Goal H-5: Provide housing that is affordable to all segments of the community.
Policy H-5.1: Pursue and support the use of available private, local, state and federal assistance to support the
development or rehabilitation of affordable housing.
Program H-5.1.1
Monitor and pursue
outside grants and other
State and federal funds for
housing and housing-
related activities. Partner
with other organizations,
including Nevada County,
to pursue and administer
housing programs as
appropriate.
The Town employs a housing
consultant/grants coordinator to assist in
and monitor the Town’s affordable
housing programs and grants.
The only housing related
grant the Town applied for
since 2007 was the 2010
Community Development
Block Grant. The
application was successful
(Standard Agreement 10-
STBG-6741) and was used
to rehabilitate 60 units at the
Truckee Donner Apartments
or one multi-family
development. The Notice of
Completion was filed in
2012. Households assisted
included 49 at less than
30% AMI, 10 at less than
50% AMI and 1 less than
80% AMI.
In addition the Town
approved two Town funded
first-time homebuyer
programs since 2007. The
first was approved by Town
Council 12/19/09 by
Resolution 2009-57 and in
2010 assisted 10 households
with a down payment
assistance loan. Households
assisted included 1 at less
than 80% AMI, 5 at less
than 120% AMI and 4 at
Continue
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less than 160% AMI.
The second round of the
Town funded program was
approved 7/21/11 by
Resolution 2011-32. This
resulted in the Town
providing down payment
assistance loans to 3
households in 2011 and 3
households in 2012.
Households assisted included
1 at less than 80% AMI, 3
at less than 120% AMI
and 2 at less than 160%
AMI.
The Town’s currently
approved Community
Development Block Grant
(CDBG) Program Income
Reuse Plan provides
assistance to first-time
homebuyers in the form of
down payment assistance.
As with all CDBG activities
the households assisted must
be less than 80% AMI. In
2007 this funding source
provided loans to three
households and one household
in 2009.
Prior grants that were
applied for prior to 2007,
but the assistance was
actually provided in 2007 or
later include:
• 05-BEGIN-047
(Stoneridge) Assisted 11 first
time homebuyers with down
payment assistance loans; 3
in 2007 and 8 in 2008, all
less than 80% AMI.
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• 05-BEGIN-051
(Spring Creek) Assisted 3
first time homebuyers with
down payment assistance
loans all in 2007 and all less
than 120% AMI.
• 06-CalHome-183
assisted 16 first time
homebuyers with down
payment assistance loans all
less than 80% AMI; 8 in
2008, 2 in 2009, 3 in
2010 and 3 in 2012.
Both first time homebuyer
programs and housing
rehabilitation funding is
difficult work in Truckee due
to both the cost of housing
and average income. If there
is a specific development, such
as the Truckee Donner
Senior Apartments, or a new
development such as
Stoneridge or Henness Flats
or Frishman Hollow that
targets a household income
that works with state and/or
federal requirements we can
make it work in Truckee.
Unfortunately the vast
majority of households
making 80% or less of the
area median income can’t
quality for a first mortgage
and/or don’t own a home
and still quality for housing
rehabilitation programs.
Program H-5.1.2
Support non-profit
entities in their efforts to
make housing more
affordable, through
activities including
supporting grant
The Town continues to support non-profit
entities that provide housing or housing
services in Truckee.
This was a WHATT
(Workforce Housing
Association Truckee Tahoe)
related program. WHATT
disbanded in 2008 as did the
programs affiliated with it.
This program will be modified to
identify new non-profit partners
such as Domus, Mercy, Bridge,
CFY, EAH.
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applications, in-kind
technical assistance and
assisting in identifying
sites for affordable
housing.
Program H-5.1.3
Cooperate with Nevada
County Housing
Authority to provide
rental assistance through
the Section 8 Voucher
Program. Refer inquires
related to the Section 8
program to the Housing
Authority. Encourage
property owners to accept
Section 8 vouchers for
rental assistance.
The Town continues to cooperate with the
Nevada County Housing Authority to
conserve market-rate rental housing and
provide rental assistance.
Ongoing Continue
Program H-5.1.4
Leverage Redevelopment
Agency Housing Set-
Aside funds to maximize
production of affordable
housing. Utilize Housing
Set-Aside funds in
conjunction with outside
funding such as State or
federal funds as
appropriate.
Implemented until dissolution of
Redevelopment in 2012.
Delete Delete
Program H-5.1.5
Provide assistance to
income eligible
households working
and/or living in Truckee
in purchasing housing
within the Town. The
Town currently provides
First-Time Homebuyers
down payment assistance
loans to income eligible
first-time homebuyers.
These loans assist
homebuyers with needed
down payment funds.
Housing units purchased
Implemented until dissolution of
Redevelopment in 2012.
The program is on hold due
to the higher prioritization of
the re-activated Railyard
Master Plan which will need
housing funding for the gap.
This program could be re-
started later this year through
a partnership with a non-
profit funding source
This program will be modified to
address current opportunities.
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with the assistance of
these funds must be
located within the Town
of Truckee. Housing units
may be single-family,
duplex, townhomes or
manufactured housing
(including those units in
mobile home parks). The
Town will continue to
seek funding for this
program on an annual
basis.
Program H-5.1.6
Study the feasibility of
expanding local programs
to promote and assist in
the development and
rehabilitation of
affordable housing within
Truckee. Based on this
analysis, develop and
implement an action plan
which may include
developing a local funding
source for affordable
housing, creating a local
organization to oversee
affordable housing
activities, and land
banking.
This program was not completed due to
the lack of staffing available to implement
this program. CDGB income eligibility is
difficult to find in area as well. The Town
would need a dedicated manager to
identify candidates, track funds and
manage rehab process and there isn’t
funding currently available for this effort.
This was a WHATT
(Workforce Housing
Association Truckee Tahoe)
related program. WHATT
disbanded in 2008 as did the
programs affiliated with it.
This program will be modified to
consider identifying a new
partner and alternative funding
for housing rehabilitation.
Program H-5.1.7
Require long-term
commitments of
affordability for
affordable housing which
receives financial
assistance, a density
bonus, or other regulatory
incentives and
concessions from the
Town. Continue to
require affordable units
required under the
Under Chapter 18.32 (Affordable
Housing) of the Development Code,
projects receiving a direct financial
contribution or other financial incentives
from the Town, or a density bonus and at
least one other concession or incentive shall
maintain the availability of the lower
income density bonus units for a minimum
of 30 years. Projects that receive a density
bonus as the only incentive from the Town
shall maintain the availability of lower
income density bonus units for a minimum
of 10 years.
Ongoing Continue
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Inclusionary or
Workforce Housing
Ordinances to remain
affordable at their
required income-levels for
a minimum of 30 years.
Affordable units required under the
Town’s Inclusionary or Workforce
Housing Ordinances must remain
affordable at their required income-levels
in perpetuity.
Program H-5.1.8
Support the development
and operation of a shared
housing program to
facilitate connections
between persons willing
to share a home.
Particular emphasis shall
be placed on seniors, but
also on seasonal workers
and single person
households.
This program was not completed due to
lack of staffing and funding available to
implement this program.
This was a WHATT
(Workforce Housing
Association Truckee Tahoe)
related program. WHATT
disbanded in 2008 as did the
programs affiliated with it.
Delete
Program H-5.1.9
Develop an assistance
program for households
in the lower range of the
above-moderate income
category. These
households exceed the
income eligibility criteria
for current housing
programs, but are often
unable to afford to
purchase market-rate
housing in Truckee. The
assistance program will
identify potential funding
sources and analyze
potential program types
including down payment
assistance. Based on this
analysis, develop and
implement an action plan
which may include
securing funding for the
program and creating the
program framework.
This program was not implemented due to
the down turn in the economy and no
funding being identified.
No staffing or funding to
implement this program.
Delete
Program H-5.1.10
Provide information to
Work tasks to further implement this
program were not initiated in 2008 as
Needed support from
leadership / Boards.
This program will be modified to
address the current priorities of
HE-1
APPENDIX HE – COMMUNITY OUTREACH
A. Introduction
Housing Element law requires local jurisdictions make a diligent effort to facilitate
the participation of all segments of the community during the preparation its
Housing Element Update. The Town of Truckee has, thus far, engaged in focused
public outreach efforts to local housing groups through the reestablishment of the
Housing Advisory Work Group. A public hearing of the Planning Commission on
the status of the Housing Element was also held. The Town of Truckee also
anticipates holding one community workshop, another Planning Commission
hearing, and a Town Council public hearing.
Housing Advisory Work Group
The Housing Advisory Work Group was initially formed in 2004 by Town Council
as the Affordable Housing Working Group. This group was tasked with developing
recommendations to the Council on how to most appropriately implement the
programs of the Housing Element. In 2008, the Council adopted the Housing
Advisory Work Group and disbanding the Affordable Housing Work Group to
help in the 4th cycle Housing Element update. Once a substantial portion of the 4th
cycle Housing Element programs was implemented and completed in 2012, the
2008 Housing Advisory Work Group was dissolved until the next Housing
Element update cycle.
In March 2014, the Town of Truckee Town Council reestablished the Housing
Advisory Work Group to help update the 5th cycle Housing Element. A public
announcement inviting applications for the Work Group was published on the
Town website and the local newspaper. Additionally, staff reached out to previous
members and organizations to see if they were interested in participating. The
following members are part of the Work Group:
Member Name Affiliation
John Falk, Chair Tahoe Sierra Board of Realtors
Christian Bennett, Vice Chair Public-at-large
Pat Davison Contractors Association of Truckee Tahoe
Alexis Ollar Mountain Area Preservation
Mike Isle Development Community
Patricia Barrett Chamber of Commerce
Maggie Hargrave Family Resource Center
Joan Jones Town Council
TOWN OF TRUCKEE
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HE-2
With the reestablishment of the Housing Advisory Work Group, three meetings
have been held at Town Hall to discuss the 2014-2019 Housing Element update –
in March, May, and June, 2014.
Work Group #1
March 27, 2014 Housing Advisory Work Group Meeting
At the first meeting, the members introduced themselves and their interest in
housing in Truckee. Staff and the Town’s consultant, PMC, prepared a presentation
discussing applicable state laws, housing in a post-redevelopment environment,
notable changes in demographics and existing conditions, and existing programs.
Additionally, the consultant outlined the role of the Housing Advisory Work
Group which included sharing industry-specific knowledge and experience,
networking with contacts and service providers, and providing direction and
feedback to staff and decision-making bodies. A schedule of the project and the
expected dates of completion for the draft document and public meetings was also
shared with the committee.
Work Group #2
May 8, 2014 Housing Advisory Work Group Meeting
The second meeting of the Work Group consisted of a brief overview of the
Housing Element appendices – the housing profile, constraints, and land resources.
An analysis of the past performance of the 2009-2014 Housing Element policies
and programs took up the majority of the discussion. Staff discussed the policies
and programs that were required by state law and were completed in the last cycle.
Clarifications from staff were requested by the Work Group members. Programs
that were not identified as a priority for the Town were considered and removed.
Programs that were not achieved in the past Housing Element cycle were analyzed
based on relevance, prioritization, and feasibility. Based on this criterion, programs
were removed, kept the same, or modified to meet the changing needs of the
community. Major issues that were discussed were the workforce housing program
which some members of the Work Group considered a barrier to development in
the Town and a look at alternative housing types to address the needs of different
sectors of the community.
The Work Group came up with three programs that should be included in the
updated Housing Element. These two programs included:
1) Encourage alternative affordable housing types, including micro-housing
and co-housing; and
2) Encourage locally-based funding to support programs, such as a transfer
tax, transient occupancy tax, and general obligation bond, particularly to
replace the workforce housing program.
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HE-3
Work Group #3
June 26, 2014 Housing Advisory Work Group Meeting
This third meeting of the Work Group was primarily a study session for the Draft
2014-2019 Housing Element. Members of the Work Group received the Draft
Housing Element and all appendices to review a week ahead of time. The Draft
Housing Element was discussed page-by-page by the group. Major topics of
conversation included the Inclusionary Housing Ordinance, the Workforce
Housing Ordinance, and finding alternative funding sources to implement the
proposed Housing Element programs. Discussions included removing the
Workforce and Inclusionary Housing Ordinance in favor of an alternative source
of affordable housing funds that would be a community-wide solution. The group
consensus was that encouraging affordable housing is a priority for the Town and
these existing ordinances should continue as an interim measure until the Housing
Advisory Work Group, staff, and the Town’s decision-making bodies research and
implement equivalent or better stable funding sources. The Group agreed upon an
aggressive timeline to require this research in an efficient and effective manner.
Public Hearings
July 15, 2014 Planning Commission
A Planning Commission meeting was held on July 15, 2014, to update the
Commission on the status of the 2014-2019 Housing Element update. The meeting
was notified on the Town’s website and was e-notified to approximately 500
members of the public that had expressed specific interest in housing and the
Housing Element. At the meeting, three members of the Housing Advisory Work
Group—the representative for the Tahoe Sierra Board of Realtors, a representative
for the Contractors Association of Truckee Tahoe, and a representative for the
Family Resource Center—spoke in support of the Work Group process and the
update of the Housing Element in general. They reiterated their support for
looking at alternative funding sources that could fund affordable housing in
Truckee while continuing in the meantime to utilize the current Workforce
Housing and Inclusionary Housing tools to implement affordable housing, which
the Town incorporated into the Housing Element Overall, Planning Commission
supported the progress of the Housing Advisory Work Group’s efforts and the
Housing Element in general. Three questions were raised by the Planning
Commission: 1) How is the middle class addressed in the updated Housing
Element?; 2) Are the programs for finding equivalent alternative funding feasible
and quantifiable?; and 3) Aside from the Regional Housing Needs Allocation
requirements, are the affordable housing needs of the community being met in
actuality?
Staff believes that all sectors of the economy are represented in the updated
Housing Element. Additionally, the updated Housing Element encourages
alternative housing types, which can serve diverse sectors of the economy and
TOWN OF TRUCKEE
HOUSING ELEMENT
HE-4
community. As for the other two questions posed by the Planning Commission,
staff believes that these are challenges that should be addressed by the Housing
Advisory Work Group and the community as a whole once the Housing Element is
adopted and implementation of programs begins.
Staff anticipates two more public hearings – a Planning Commission hearing in
which a formal recommendation for the adoption of the 2014-2019 Housing
Element will be made, and a Town Council hearing in which the Council will
review the Housing Element and the Planning Commission recommendation and
adopt the updated Housing Element
Community Workshop
Once the Draft Housing Element was submitted to the California Department of
Housing and Community Development (HCD) for its 60-day review, staff
provided a public draft for the community to review on the Town’s website and in
hard copy at the Town’s offices. Additionally, staff held a community workshop on
September 22, 2014, to present the Draft Housing Element, gather comments, and
answer questions. The workshop was posted on the Town’s website and the
Town’s Facebook page, and approximately 500 people were e-notified from the
Town’s mailing list. Additionally, a notice was posted in the local newspaper on
September 17, 2014, and flyers were mailed to property owners that may be
affected by rezones.
The workshop was an open house format with a brief presentation on the status of
the Housing Element and the next steps. Staff was available to answer questions
about RHNA requirements, future rezones, and any other Housing Element-
related questions.
Fourteen members of the public attended the community workshop, asked
clarifying questions about the RHNA process, and provided the following
comments:
• Affordable housing should be a Town priority.
• Workforce and Inclusionary Housing Ordinances do the opposite of
incentivizing development in Truckee and burden developers.
• Alternative funding sources should be investigated to meet affordable
housing needs.
• Town partnerships with developers for affordable housing should be a
priority. The Town has had successful partnerships in the past looking for
grant and loan support for affordable housing projects such as Frishman
Hollow and Henness Flats.
• Affordable rental housing is a need in the Town. Truckee has many
working professionals that cannot afford to live in the Town. Affordable
housing should be provided to allow for people to work and live in the
same community.
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HE-5
The Town also provided a progress update of development projects, including the
Railyard and PC-1 Coldstream, and their potential for affordable housing.
Mountain Area Preservation, a local nonprofit, also stated that it is part of a
public/private partnership called the Martis Fund which provides first-time
homebuyer assistance in Truckee.
The Housing Element addresses the comments made at the community workshop.
Several programs in the document prioritize affordable housing, including rental
and for-purchase units (Program H-1.2.3, Program H-1.2.4, Program H-2.1.2, and
Program H-2.1.4). Affordable housing projects are provided incentives such as
reduced development standards, streamlined project review, and fee deferrals
(Policy H-1.2, Program H-1.2.1, Program H-1.2.5, Policy H-3.1, Program H-3.1.1,
Program H-3.1.2, and Policy H-5.1). The Inclusionary and Workforce Housing
Ordinances are proposed to continue while the Town and the Housing Advisory
Work Group investigate alternative funding sources that would meet or exceed the
generation of affordable housing provided by these requirements (Programs H-
1.2.3 and H-1.2.4). Additionally, several Housing Element policies support
continuing partnerships with developers and nonprofits to build affordable housing
as opportunities arise (Program H-5.1.1, Program H-5.1.2, Program H-5.1.3, and
Program H-5.1.5).
Environmental Document
Additionally, during the HCD 60-day review period, staff will prepare an
environmental document which will be circulated to interested agencies and
departments and will be available for the public to review.
State Certification
Once the Town Council adopts the 2014-2019 Housing Element, the Town will
submit the adopted Housing Element to HCD for a final review. HCD staff will
then determine whether the adopted Housing Element update substantially
conforms to state law and will issue a letter stating its findings. Assuming that
HCD certifies the Housing Element as being in compliance with state law, the
Town’s responsibility will then be to implement the programs and policies adopted
in the document. If HCD does not certify the Housing Element, the Town will
likely consider undertaking a process to amend the Housing Element to achieve
certification.
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HF-1
APPENDIX HF – GLOSSARY
Above Moderate-Income Household. A household with an annual income
usually greater than 120% of the area median family income adjusted by household
size, as determined by a survey of incomes conducted by a town, city or county, or
in the absence of such a survey, based on the latest available eligibility limits
established by the U.S. Department of Housing and Urban Development (HUD)
for the Section 8 housing program.
Area Median Income. The median income, with adjustments for household size,
applicable to Nevada County as published annually pursuant to Section 6932, Title
25 of the Federal Code of Regulations by the U.S. Department of Housing and
Urban Development (HUD). Median income is the income level that indicates that
one-half of the household incomes are higher than the median income level an
done-half of the household incomes are lower than the median income level.
Assisted Housing. Generally multi-family rental housing, but sometimes single-
family ownership units, whose construction, financing, sales prices, or rents have
been subsidized by Federal, State, or local housing programs including, but not
limited to Federal §8 (new construction, substantial rehabilitation, and loan
management set-asides), Federal §s 213, 236, and 202, Federal §221 (d) (3) (below-
market interest rate program), Federal §101 (rent supplement assistance), CDBG,
FmHA §515, multi-family mortgage revenue bond programs, local redevelopment
and in lieu fee programs, and units developed pursuant to local inclusionary
housing and density bonus programs.
Build-Out. That level of urban development characterized by full occupancy of all
developable sites in accordance with the General Plan; the maximum level of
development envisioned by the General Plan.
Community Development Block Grant (CDBG). A grant program
administered by the U.S. Department of Housing and Urban Development (HUD)
on a formula basis for entitlement communities and by the State Department of
Housing and Community Development (HCD) for non-entitled jurisdictions. This
grant allots money to cities and counties for housing rehabilitation and community
development, including public facilities and economic development.
Condominium. A structure of two or more units, the interior spaces of which are
individually owned; the balance of the property (both land and building) is owned
in common by the owners of the individual units. (See “Townhouse.”)
TOWN OF TRUCKEE
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APPENDIX HF – GLOSSARY
HF-2
Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe
restrictive limitations that may be placed on property and its use, and which usually
are made a condition of holding title or lease.
Density Bonus. The allocation of development rights that allow a parcel to
accommodate additional square footage or additional residential units beyond the
maximum for which the parcel is zoned, usually in exchange for the provision or
preservation of an amenity at the same site or at another location.
Density, Residential. The number of permanent residential dwelling units per
acre of land. Densities specified in the General Plan may be expressed in units per
gross acre or per net developable acre.
Developable Land. Land that is suitable as a location for structures and that can
be developed free of hazards to, and without disruption of, or significant impact
on, natural resource areas.
Down Payment. Money paid by a buyer from his own funds, as opposed to that
portion of the purchase price that is financed.
Duplex. A detached building under single ownership that is designed for
occupation as the residence of two families living independently of each other.
Dwelling Unit (du). A building or portion of a building containing one or more
rooms, designed for or used by one family for living or sleeping purposes, and
having a separate bathroom and only one kitchen or kitchenette. (See “Housing
Unit.”)
Elderly Housing. Typically one- and two-bedroom apartments or condominiums
designed to meet the needs of persons 62 years of age and older or, if more than
150 units, persons 55 years of age and older, and restricted to occupancy by them.
Emergency Shelter. Housing with minimal supportive services for homeless
persons that is limited to occupancy of six months or less by a homeless person.
No individual or household may be denied emergency shelter because of an
inability to pay. [California Health and Safety Code Section 50801(e)]
Extremely Low-Income Household. A household with an annual income equal
to or less than 30% of the area median family income adjusted by household size,
as determined by a survey of incomes conducted by a town, city or county, or in
the absence of such a survey, based on the latest available eligibility limits
established by the U.S. Department of Housing and Urban Development (HUD)
for the Section 8 housing program.
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Fair Market Rent. The rent, including utility allowances, determined by the
United States Department of Housing and Urban Development for purposes of
administering the Section 8 Program.
Family. (1) Two or more persons related by birth, marriage, or adoption [U.S.
Bureau of the Census]. (2) An Individual or a group of persons living together who
constitute a bona fide single-family housekeeping unit in a dwelling unit, not
including a fraternity, sorority, club, or other group of persons occupying a hotel,
lodging house or institution of any kind [California].
General Plan. A comprehensive, long-term plan mandated by State Planning Law
for the physical development of a town, city or county and any land outside its
boundaries which, in its judgment, bears relation to its planning. The plan shall
consist of seven required elements: land use, circulation, open space, conservation,
housing, safety, and noise. The plan must include a statement of development
policies and a diagram or diagrams illustrating the policies.
Goal. A general, overall, and ultimate purpose, aim, or end toward which the
Town will direct effort.
Green Building. Green or sustainable building is the practice of creating healthier
and more resource-efficient models of construction, renovation, operation,
maintenance, and demolition. (US Environmental Protection Agency)
Historic Preservation. The preservation of historically significant structures and
neighborhoods until such time as, and in order to facilitate, restoration and
rehabilitation of the building(s) to a former condition.
Historic Property. A historic property is a structure or site that has significant
historic, architectural, or cultural value.
Household. All those persons—related or unrelated—who occupy a single
housing unit. (See “Family.”)
Housing and Community Development Department (HCD). The State
agency that has principal responsibility for assessing, planning for, and assisting
communities to meet the needs of low-and moderate-income households.
Housing Element. One of the seven State-mandated elements of a local general
plan. It assesses the existing and projected housing needs of all economic segments
of the community, identifies potential sites adequate to provide the amount and
kind of housing needed, and contains adopted goals, policies, and implementation
programs for the preservation, improvement, and development of housing.
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Housing Payment. For ownership housing, this is defined as the mortgage
payment, property taxes, insurance and utilities. For rental housing this is defined
as rent and utilities.
Housing Unit. The place of permanent or customary abode of a person or
family. A housing unit may be a single-family dwelling, a multi-family dwelling, a
condominium, a modular home, a mobile home, a cooperative, or any other
residential unit considered real property under State law.
Housing and Urban Development, U.S. Department of (HUD). A cabinet-
level department of the Federal government that administers housing and
community development programs.
Implementation. Actions, procedures, programs, or techniques that carry out
policies.
Infill Development. The development of new housing or other buildings on
scattered vacant lots in a built-up area or on new building parcels created by
permitted lot splits.
Jobs-Housing Balance. A ratio used to describe the adequacy of the housing
supply within a defined area to meet the needs of persons working within the same
area.
Land Banking. The practice of acquiring land that is not needed immediately and
holding the land for future development and use as affordable housing.
Land Use Classification. A system for classifying and designating the
appropriate use of properties.
Live-Work Units. Buildings or spaces within buildings that are used jointly for
commercial and residential purposes where the residential use of the space is
secondary or accessory to the primary use as a place of work.
Low-Income Household. A household with an annual income usually no greater
than 51%-80% of the area median family income adjusted by household size, as
determined by a survey of incomes conducted by a town, city or county, or in the
absence of such a survey, based on the latest available eligibility limits established
by the U.S. Department of Housing and Urban Development (HUD) for the
Section 8 housing program.
Low-Income Housing Tax Credits. Tax reductions provided by the Federal and
State governments for investors in housing for low-income households.
Manufactured Housing. Residential structures that are constructed entirely in
the factory, and which since June 15, 1976, have been regulated by the Federal
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Manufactured Home Construction and Safety Standards Act of 1974 under the
administration of the U. S. Department of Housing and Urban Development
(HUD).
Mixed-Use. Properties on which various uses, such as office, commercial,
institutional, and residential, are combined in a single building or on a single site in
an integrated development project with significant functional interrelationships and
a coherent physical design. A “single site” may include contiguous properties.
Moderate-Income Household. A household with an annual income usually no
greater than 81%-120% of the area median family income adjusted by household
size, as determined by a survey of incomes conducted by a town, city or county, or
in the absence of such a survey, based on the latest available eligibility limits
established by the U.S. Department of Housing and Urban Development (HUD)
for the Section 8 housing program.
Monthly Housing Expense. Total principal, interest, taxes, and insurance paid
by the borrower on a monthly basis. Used with gross income to determine
affordability.
Multiple Family Building. A detached building designed and used exclusively as
a dwelling by three or more families occupying separate suites.
Ordinance. A law or regulation set forth and adopted by a governmental
authority, usually a town, city or county.
Overcrowded Housing Unit. A housing unit in which the members of the
household or group are prevented from the enjoyment of privacy because of small
room size and housing size. The U.S. Bureau of Census defines an overcrowded
housing unit as one that is occupied by more than one person per room.
Parcel. A lot or tract of land.
Persons with Disabilities. Persons determined to have a physical impairment or
mental disorder expected to be of long or indefinite duration. Many such
impairments or disorders are of such a nature that a person’s ability to live
independently can be improved by appropriate housing conditions.
Planning Area. The area directly addressed by the general plan. A town or city’s
planning area typically encompasses the town/city limits and potentially annexable
land within its sphere of influence.
Policy. A specific statement of principle or of guiding actions that implies clear
commitment but is not mandatory. A general direction that a governmental agency
sets to follow, in order to meet its objectives before undertaking an action program.
(See “Program.”)
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Poverty Level. As used by the U.S. Census, families and unrelated individuals are
classified as being above or below the poverty level based on a poverty index that
provides a range of income cutoffs or “poverty thresholds” varying by size of
family, number of children, and age of householder. The income cutoffs are
updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy
to achieve a specific goal or objective. Policies and programs establish the “who,”
“how” and “when” for carrying out the “what” and “where” of goals and
objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area
existing on a property; or both; irrespective of whether a change occurs in land use.
Regional. Pertaining to activities or economies at a scale greater than that of a
single jurisdiction, and affecting a broad geographic area.
Regional Housing Needs Allocation (RHNA). A quantification by the Sierra
Planning Organization of existing and projected housing need, by household
income group, for all localities within a region.
Rehabilitation. The repair, preservation, and/or improvement of substandard
housing.
Residential. Land designated in the General Plan and zoning ordinance for
building consisting of dwelling units. May be improved, vacant, or unimproved.
(See “Dwelling Unit.”)
Residential Care Facility. A facility that provides 24-hour care and supervision
to its residents.
Residential, Multiple Family. Usually three or more dwelling units on a single
site, which may be in the same or separate buildings.
Residential, Single-Family. A single dwelling unit on a building site.
Retrofit. To add materials and/or devices to an existing building or system to
improve its operation, safety, or efficiency. Buildings have been retrofitted to use
solar energy and to strengthen their ability to withstand earthquakes, for example.
Rezoning. An amendment to the map to effect a change in the nature, density, or
intensity of uses allowed in a zoning district and/or on a designated parcel or land
area.
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Second Unit. A self-contained living unit, either attached to or detached from,
and in addition to, the primary residential unit on a single lot. “Granny Flat” is one
type of second unit.
Section 8 Rental Assistance Program. A Federal (HUD) rent-subsidy program
that is one of the main sources of Federal housing assistance for Low-Income
households. The program operates by providing “housing assistance payments” to
owners, developers, and public housing agencies to make up the difference
between the “Fair Market Rent” of a unit (set by HUD) and the household’s
contribution toward the rent, which is calculated at 30% of the household’s
adjusted gross monthly income (GMI). “Section 8” includes programs for new
construction, existing housing, and substantial or moderate housing rehabilitation.
Shared Living. The occupancy of a dwelling unit by persons of more than one
family.
Single-Family Dwelling, Attached. A dwelling unit occupied or intended for
occupancy by only one household that is structurally connected with at least one
other such dwelling unit. (See “Townhouse.”)
Single-family Dwelling, Detached. A dwelling unit occupied or intended for
occupancy by only one household that is structurally independent from any other
such dwelling unit or structure intended for residential or other use. (See “Family.”)
Single Room Occupancy (SRO). A single room, typically 80-250 square feet,
with a sink and closet, but which requires the occupant to share a communal
bathroom, shower, and kitchen.
Subsidize. To assist by payment of a sum of money or by the granting to terms or
favors that reduces the need for monetary expenditures. Housing subsidies may
take the form of mortgage interest deductions or tax credits from Federal and/or
State income taxes, sale or lease at less than market value of land to be used for the
construction of housing, payments to supplement a minimum affordable rent, and
the like.
Substandard Housing. Residential dwellings that, because of their physical
condition, do not provide safe and sanitary housing.
Supportive Housing. Housing with no limit on length of stay, that is
occupied by the target population as defined in California Health and Safety Code
Section 53260(d), and that is linked to onsite or offsite services that assist the
supportive housing resident in retaining the housing, improving his or her health
status, and maximizing his or her ability to live and, when possible, work in the
community. “Target population" means adults with low incomes having one or
more disabilities, including mental illness, HIV or AIDS, substance abuse, or other
chronic health conditions, or individuals eligible for services provided under the
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Lanterman Developmental Disabilities Services Act and may, among other
populations, include families with children, elderly persons, young adults aging out
of the foster care system, individuals exiting from institutional settings, veterans, or
homeless people. [California Health and Safety Code Sections 50675.14(b) and
53260(d)]
Target Areas. Specifically designated sections of the community where loans and
grants are made to bring about a specific outcome, such as the rehabilitation of
housing affordable by Very Low- and Low-Income households.
Tax Increment. Additional tax revenues that result from increases in property
values within a Redevelopment Area. State law permits the tax increment to be
earmarked for redevelopment purposes but requires at least 20% to be used to
increase and improve the community’s supply of Very Low- and Low-Income
housing.
Tenure. A housing unit is “owned” if the owner or co-owner lives in the unit,
even if it is owned only if it is mortgaged or not fully paid for. All other occupied
units are classified as “rented,” including units rented for cash rent and those
occupied without payment of cash rent.
Townhouse. A townhouse is a dwelling unit located in a group of three (3) or
more attached dwelling units with no dwelling unit located above or below another
and with each dwelling unit having its own exterior entrance.
Transitional Housing. Shelter provide to the homeless for an extend period,
often as long as 18 months, and generally integrated with other social services and
counseling programs to assist in the transition to self-sufficiency through the
acquisition of a stable income and permanent housing. (See “Emergency Shelter.”)
Buildings configured as rental housing developments, but operated under program
requirements that call for the termination of assistance and recirculation of the
assisted unit to another eligible program recipient at some predetermined future
point in time, which shall be no less than six months. [California Health and Safety
Code Section 50675.2(h)]
Undevelopable. Specific areas where topographic, geologic, and/or superficial
soil conditions indicate a significant danger to future occupants and a liability to the
Town are designated as “undevelopable” by the Town.
Universal Design Principles. The design of products and environments to be
useable by all people, to the greatest extent possible, without the need for
adaptation or specialized design.
Very Low-Income Household. A household with an annual income usually no
greater than 50% of the area Median Family Income adjusted by household size, as
determined by a survey of incomes conducted by a town, city or county, or in the
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HF-9
absence of such a survey, based on the latest available eligibility limits established
by the U.S. Department of Housing and Urban Development (HUD) for the
Section 8 housing program.
ACRONYMS USED
ACS: American Community Survey
CDF: California Department of Forestry
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability Strategy
CIP: Capital Improvement Program
COG: Council of Governments
DU/ac: Dwelling units per acre
EDD: California Employment Development Department
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
HCD: California Department of Housing and Community
Development
HOA: Homeowners Association
HUD: U.S. Department of Housing and Urban Development
MFI: Median Family Income
NFIP: National Flood Insurance Program
RHNA Regional Housing Needs Assessment
SF: Summary File (U.S. Census)
SPO: Sierra Planning Organization
STF: Summary Tape File (U.S. Census)
TDPUD: Truckee Donner Public Utility District
TFPD: Truckee Fire Protection District
TOD: Transit-Oriented Development
TSD: Truckee Sanitary District
T-TSA: Tahoe-Truckee Sanitation Agency
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