HomeMy Public PortalAbout43 Housing Element
ADDENDUM TO THE 2014-2019 HOUSING ELEMENT
NEGATIVE DECLARATION
FOR THE
2019-2027 HOUSING ELEMENT
Prepared by:
Town of Truckee
Planning Division
10183 Truckee Airport Road
Truckee, CA 96161
JUNE 2019
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TABLE OF CONTENTS
TABLE OF CONTENTS 1
1.0 INTRODUCTION 2
1.1 BACKGROUND AND PURPOSE OF THE NEGATIVE DECLARATION ADDENDUM 2
1.2 BASIS FOR DECISION TO PREPARE AN ADDENDUM 2
1.3 ORGANIZATION AND SCOPE OF THE ADDENDUM 3
2.0 PROJECT DESCRIPTION 4
2.1 PURPOSE AND SCOPE OF THE ADDENDUM TO THE 2014-2019 HOUSING ELEMENT NEGATIVE DECLARATION 4
2.2 PROJECT MODIFICATIONS EVALUATED IN THE ADDENDUM 5
3.0 ENVIRONMENTAL ANALYSIS 9
4.0 ADDENDUM PREPARER 11
LEAD AGENCY/ ADDENDUM PREPARERS 11
5.0 REFERENCES 12
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1.0 INTRODUCTION
This Addendum was prepared in accordance with the California Environmental Quality Act (CEQA) and the CEQA
Guidelines. This document has been prepared to serve as an Addendum to the previously adopted Negative
Declaration for the 2014-2019 Housing Element.
1.1 BACKGROUND AND PURPOSE OF THE NEGATIVE DECLARATION ADDENDUM
On January 13, 2015, the Town of Truckee Town Council adopted the Negative Declaration for the 2014-2019
Housing Element and adopted the 2014-2019 Housing Element (Resolution 2015-02). No amendments to the
Housing Element were completed since adoption of the 2014-2019 Housing Element.
The Town is proposing an amendment to the General Plan to replace the existing 2014-2019 Housing Element with
an updated 2019-2027 Housing Element. A Negative Declaration is prepared when the initial study shows that there
is no substantial evidence, in light of the whole record before the agency, that the project may have a significant
effect on the environment and no mitigation measures are required.
The proposed amendments include removal of completed programs, reorganization of programs into policies,
inclusion of State-mandated policies and programs, and inclusion of new policies and programs driven by community
goals. The Town has met the 6th planning cycle Regional Housing Needs Allocation requirements and no mandatory
rezones are required by the proposed Housing Element. The proposed Housing Element does not compel
development of any kind nor does it specify design for proposed dwelling units and residential developments. All
future development and policy implementation must be consistent with the General Plan and undergo separate
environmental review pursuant to the CEQA Guidelines.
In determining whether an Addendum is the appropriate document to analyze the modifications to the project and its
approval, CEQA Guidelines Section 15164 (Addendum to an EIR or Negative Declaration) states:
(a) The lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some
changes or additions are necessary but none of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or
additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a
subsequent EIR or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or
adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final EIR or adopted negative declaration
prior to making a decision on the project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be
included in an addendum to an EIR, the lead agency’s required findings on the project, or elsewhere in the
record. The explanation must be supported by substantial evidence.
1.2 BASIS FOR DECISION TO PREPARE AN ADDENDUM
If, after adoption of a Negative Declaration, there are changes or additions to a project which will require major
revisions of the previous Negative Declaration, or substantial changes to the circumstances under which the Negative
Declaration was prepared, as explained below, CEQA provides two possible mechanisms to address these changes: a
subsequent Negative Declaration or an addendum to a Negative Declaration.
Section 15162(a) of the CEQA Guidelines provides that when a Negative Declaration is adopted for a project, no
subsequent Negative Declaration shall be prepared for that project unless the lead agency determines, on the basis
of substantial evidence in light of the whole record, that one or more of the following conditions is met:
(1) Substantial changes are proposed in the project which will require major revisions of the previous negative
declaration due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which
will require major revisions of the negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant effects; or
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(3) New information of substantial importance, which was not known and could not have been known with the
exercise of reasonable diligence at the time of the negative declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not discussed in the previous negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous
negative declaration;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and
would substantially reduce one or more significant effects of the project, but the project proponents
decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous
negative declaration would substantially reduce one or more significant effects on the environment, but
the project proponents decline to adopt the mitigation measure or alternative.
Section 15164 of the CEQA Guidelines states that a lead agency or a responsible agency shall prepare an addendum
to a previously certified negative declaration if some changes or additions are necessary, but none of the conditions
described above in Section 15162(a), calling for preparation of a subsequent negative declaration, have occurred.
As documented in Section 3.0, the proposed amendments would not result in a new significant impact (condition
“A”), or a substantial increase in the severity of a previously identified significant impact (condition “B”).
Furthermore, the Town has not refused to adopt a mitigation measure (conditions “C” and “D”). In fact, no mitigation
measures were required as part of the initial Negative Declaration. None of the “new information” conditions are
present here to trigger the need for a subsequent Negative Declaration. Furthermore, as noted in Section 3.0, no
project impacts were identified as part of the Negative Declaration and no mitigation measures were required to be
adopted. The 2014-2019 Housing Element was found to be consistent with the 2025 General Plan and the 2025
General Plan program level Environmental Impact Report. The Negative Declaration prepared for the 2014-2019
Housing Element is incorporated into this document by reference.
Because only minor changes to the Negative Declaration are necessary to reflect the proposed modifications to the
project, and none of the conditions described in section 15162(a) of the CEQA Guidelines calling for preparation of a
subsequent Negative Declaration would occur, an addendum to the 2015 Negative Declaration is the appropriate
mechanism to amend the General Plan and Housing Element. As analyzed below, the proposed changes will not
result in new significant environmental impacts, nor are the proposed changes substantial revisions to the 2015
Negative Declaration.
1.3 ORGANIZATION AND SCOPE OF THE ADDENDUM
SECTION 1.0 – INTRODUCTION
Section 1.0 provides an introduction and overview describing the intended use of the Negative Declaration
Addendum.
SECTION 2.0 – PROJECT DESCRIPTION (PROJECT CHANGES)
This section provides a detailed description of the proposed revisions.
SECTION 3.0 – ENVIRONMENTAL ANALYSIS
This section contains an analysis of environmental topic areas that are related to the revisions.
SECTION 4.0 – REPORT PREPARER
SECTION 5.0 – REFERENCES
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2.0 PROJECT DESCRIPTION
This section provides an overview of the project and the environmental analysis. For additional detail regarding
specific issues, please consult the appropriate category in Section 3.0 (Environmental Analysis).
2.1 PURPOSE AND SCOPE OF THE ADDENDUM TO THE 2014-2019 HOUSING ELEMENT NEGATIVE DECLARATION
On January 13, 2015, the Town of Truckee Town Council adopted the Negative Declaration for the 2014-2019
Housing Element and adopted the 2014-2019 Housing Element (Resolution 2015-02). See Figure 1 below for the
project’s regional location and Figure 2 for the project area (Town boundaries).
Figure 1: Regional Context
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Figure 2: Project Area
The Town is situated in the Truckee River Valley and is surrounded by prominent peaks and ridgelines of the Sierra
Nevada mountain range. The Town’s elevations range from 5,540 feet in the vicinity of Boca to nearly 7,500 feet in
Tahoe Donner. The abundance of undeveloped open space areas and natural features (i.e., Donner Lake in the
Town’s western portion, and the Truckee River, which drains from Lake Tahoe to the south to Pyramid Lake in
Nevada) serve as key elements contributing to the Town’s physical character. Additional significant creeks and
streams that flow through Truckee are Trout Creek, Alder Creek, Cold Creek, Donner Creek, and Martis Creek.
Significant amounts of open space exist in the Town, encompassing two general areas: the relatively flat alluvial
areas in the eastern portion of the Town; and the areas of steeper slopes and more varied terrain around Donner
Lake, in the Tahoe Donner Area, and north of Interstate 80.
Truckee’s Town limits encompass an area of approximately 34 square miles, which includes the historic downtown
core, a regional retail and public service oriented area in the Gateway area along Donner Pass Road, and a series of
dispersed residential neighborhoods (i.e., Tahoe Donner, Donner Lake, Glenshire-Devonshire, Prosser Lakeview,
Olympic Heights, Sierra Meadows, and Ponderosa Palisades). Interstate 80 and the Union Pacific Railroad, both
major transcontinental transportation routes, and the Truckee River, each traverse the Town in an east to west
orientation. The Nevada County line forms Truckee’s southern boundary. The Town is bordered to the north by
public open space lands in unincorporated Nevada County, while incorporated areas in Placer County of very low
density and rural residential development, interspersed with undeveloped open space are located to the east and
west.
The Town of Truckee 2014-2019 Housing Element and 2014-2019 Housing Element Initial Study/Negative
Declaration are incorporated by reference into this addendum. The 2014-2019 Housing Element and 2014-2019
Housing Element Negative Declaration are available for review on the Town website (www.townoftruckee.com) and
at Town of Truckee, Community Development Department, 10183 Truckee Airport Road, Truckee, CA 96161.
2.2 PROJECT MODIFICATIONS EVALUATED IN THE ADDENDUM
The Town is proposing to amend the General Plan with an updated Housing Element (2019-2027), as required by
State law. The proposed amendments include removal of completed programs, reorganization of programs into
policies, inclusion of State-mandated policies and programs, and inclusion of new policies and programs driven by
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community goals. The 2019-2027 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. New and modified policies and programs include the following
(italics indicate modifications):
Policy H-1.2: Consistent with “no-net-loss” density provisions contained in Government Code
Section 65863, consider the potential impact on the Town’s ability to meet its share of the
regional housing need when reviewing proposals to downzone residential properties, reclassify
residentially-designated property to other uses, or develop a residential site with fewer units or at
a higher income than what is assumed for the site in the Housing Element sites inventory.
Policy H-1.4: Comply with by-right housing requirements on certain sites that have been
counted in previous housing element cycles, consistent with AB 1397.
Policy H-1.7: Pursue methods to expand opportunities for accessory dwelling units (i.e., second
units) throughout the town.
Program H-1.1: The Town shall modify the Development Code to allow residential use on the
following sites by-right for housing in which at least 20 percent of the units are affordable to
lower-income households:
Arnold DMU (APN 019-300-041);
Arnold DRH (APN 019-300-042);
Winter Creek Multi-Family (APN 019-820-001);
Joerger Ranch Parcel 4 (APN 019-620-002); and
Upper McIver (APN 019-460-042).
Program H-1.3: Analyze rezoning additional land for workforce or affordable housing beyond
the Regional Housing Needs Allocation requirements prior to the adoption of the 2040 General
Plan, including the following possible candidate sites:
The Residences at Jibboom (APNs 019-102-011, -012, -013, -014, -015, and -017);
Truckee Tahoe Lumber (APN 019-030-051);
Gateway Site (APN 018-570-063);
Gray’s Crossing (APNs 019-770-002, 043-010-007, and 043-010-005);
Joerger Ranch Phase III (APN 019-620-060);
High Altitude Fitness Gym (APN 018-580-052);
RPL Properties (APN 018-800-015); and
Town Riverview Corporation Yard (APN019-440-079).
Program H-1.4: Identify homeowner associations that prohibit or restrict second units. Work to
expand opportunities for second units by presenting 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. Advocate at the State
level for prohibition of existing CC&R secondary residential unit restrictions. Explore partnership
opportunities with Tahoe-Truckee Sanitation Agency and Truckee Sanitary District to expand
sewer service in neighborhoods where current septic systems limit the potential for second units.
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Program H-1.5: Promote the development of secondary residential units throughout the town
by preparing and distributing an informational brochure on the permitting procedures and other
requirements for building second dwelling units.
Program H-1.6: In partnership with regional housing entities, explore a secondary residential
unit pilot program which would incentivize and streamline secondary residential units in exchange
for deed restrictions.
Program H-1.7: Develop objective design standards for multi-family residential projects and
continue public outreach on creation and implementation of these standards.
Program H-1.8: Explore the creation of a multi-unit zoning overlay for existing single-family
parcels potentially in combination with deed restrictions.
Policy H-2.3: Strive to provide housing opportunities that are affordable to the local workforce.
Program H-2.5: Review annually the effectiveness of the Inclusionary Housing Ordinance and
bonuses, concessions, and incentives and implement revisions as appropriate. Consider
expanding the Inclusionary Housing Ordinance to include requirements for “achievable housing”
(i.e., 80% to 195% Area Median Income).
Program H-2.7: Review and revise the Density Bonus Ordinance to be in compliance with State
Law. Revisions will include bonuses for commercial projects that partner with affordable housing
developers and noticing requirements to applicants. Review the Workforce Housing Ordinance
and Inclusionary Housing Ordinance in conjunction with the update to the density bonus
ordinance to ensure consistency with the State density bonus law.
Program H-2.10: Work collaboratively with local regional housing entities and homeowners
associations to examine potential methods to incentivize conversion of second homes or short-
term rentals to long-term rentals. Explore short-term rental regulations.
Program H-2.13: Explore a deed restriction purchase program to incentivize homeowners to
deed restrict their property to help reach the goal of maintaining and sustaining homes for
primary residents of Truckee.
Program H-2.14: Annually review the Town’s Capital Improvement Project (CIP) and operating
budget for opportunities to support the creation of affordable housing.
Goal H-3: Provide a range of housing opportunities for residents with special needs, including
the elderly, people with disabilities, single parent households, large households, and the
homeless.
Policy H-3.3: Continue to support regional efforts to address the needs of the homeless
population.
Policy H-4.4: Preserve existing mobile home parks in order to reduce and avoid the
displacement of long-term residents, particularly senior citizens, the disabled, low-income
persons, and families with school-age children, who may be required to move from the
community due to a shortage of replacement housing that is affordable.
Program H-4.3: Develop a program to improve Truckee’s existing mobile home parks. Outreach
to mobile home park owners, mobile home and RV park 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, RV and mobile home park
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owners, to rehabilitate units and improve the conditions within the parks.
Provide technical assistance to mobile home owners and renters, and mobile home park
and RV 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.
Program H-4.4: Explore preservation options for mobile home parks such as:
The creation of a mobile home park zoning district
Rent stabilization
Non-profit purchase/ownership.
Policy H-5.2: Explore opportunities to provide consistent and predictable policy direction for
residential project applicants through objective development and design standards.
Policy H-5.3: Continually strive to streamline permit processing and review times for housing
projects that meet the goals and policies of the Town to the greatest extent possible.
Policy H-5.4: Strive to ensure that the development impact fee structure does not unnecessarily
constrain production of residential development.
Program H-5.4: Investigate, engage in, and collaborate with a long-term regional housing
entity that would create housing programs, communicate among regional jurisdictions, manage
affordability compliance, and help monitor and enforce housing programs.
Program H-5.5: Hire a full-time Housing Coordinator position to facilitate the creation of new
affordable and workforce housing opportunities in Truckee.
Policy H-6.6: Encourage the appropriate siting of residential uses to minimize negative impacts
from incompatible uses (e.g., noxious industrial uses, freeways) and maximize quality of life
benefits from proximity to jobs, schools, transit, and other services
Program H-6.2: Review land use and zoning to find opportunities to incentivize residential sites
that are compatible with surrounding uses and to locate medium and high density housing near
jobs, schools, transit, and other services to encourage quality of life benefits.
Program H-6.3: Explore incentives and/or regulatory approaches to further the Town’s goals for
renewable energy and greenhouse gas reductions in housing policies, programs, and projects.
Additional changes include updates to Truckee’s housing profile, potential housing constraints, potential housing
resources, and a summary of community outreach for the 2019-2027 Housing Element. The Town has met the 6th
planning cycle Regional Housing Needs Allocation requirements and no mandatory rezones are required by the
proposed Housing Element. The proposed Housing Element does not compel development of any kind nor does it
specify design for proposed dwelling units and residential developments. All future development and policy
implementation must be consistent with the General Plan and undergo separate environmental review pursuant to
CEQA guidelines. The 2019-2027 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. See Attachment #1 for a full comparison of the 2014-2019
Housing Element and the 2019-2027 Housing Element.
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3.0 ENVIRONMENTAL ANALYSIS
The purpose of the Addendum’s environmental analysis is to describe any changes in the environmental effects of
implementing the proposed revisions. The proposed 2019-2027 Housing Element includes several new and modified
policies and programs from the 2014-2019 Housing Element. The new or modified policies and programs are focused
on creating future programs and policies to encourage and support housing for all segments of the community. No
development, programs or ordinances are approved or adopted as part of this update. All future Housing Element
implementation action items will require individual environmental review.
2014-2019 Housing Element Negative Declaration
The 2014-2019 Housing Element was found to be consistent with the 2025 General Plan. The 2014-2019 Housing
Element Negative Declaration references the Town of Truckee 2025 General Plan Draft Environmental Impact Report
(May 2006), which provided an assessment of the potential environmental consequences of adoption and
implementation of the proposed 2025 Town of Truckee General Plan Update. The assessment was designed to
inform Town of Truckee decision-makers, other responsible agencies, and the public-at-large of the nature of the
General Plan Update (GPU) and its impact on the environment. More specifically, the Program EIR evaluates the
potential individual and cumulative environmental effects associated with implementation of the policies and
programs of the General Plan. Direct/primary effects of the General Plan, as well as any potential indirect/secondary
impacts, which may occur through the horizon year (2025) were evaluated. The GPEIR provides recommendations
(i.e., mitigation measures) to avoid or minimize potentially significant effects, describes the consequences of
unavoidable environmental impacts and concluded General Plan implementation would increase the Town’s housing
inventory from approximately 10,823 units (in 2004) to a total of 20,082 units at buildout (2030), which would be an
increase of approximately 9,259 units.1, 2 Another 627 units would be located within the Sphere of Influence (SOI) at
General Plan buildout. The 2025 General Plan proposed to accommodate projected growth by allocating land for
new residential development. An estimated 46 percent of all housing units at buildout are expected to be seasonal
or vacation homes.3 Similarly, the GPEIR concluded General Plan implementation would increase the Town’s
population from approximately 15,311 persons (in 2005) to approximately 28,520 persons at buildout (2030), an
increase of approximately 13,209 persons or 86.3 percent. Additionally, the GPEIR concluded that significant and
unavoidable impacts would occur under cumulative conditions regarding Aesthetics and Visual Quality, Air Quality,
Biological Resources, Noise; Population, Employment, and Housing; and Traffic and Circulation.
The GPEIR found that because areas within the region but outside the Town limits are not under the legal jurisdiction
of the Town of Truckee, it is not feasible for the Town to impose or apply mitigation measures in those areas outside
the Town potential identified environmental impacts. Also, it is not feasible to further limit or regulate development in
the Town of Truckee to compensate for cumulative impacts outside the Town. Further limiting residential and non-
residential development in the Town will not allow the Town to fulfill the objectives of the 2025 General Plan as
stated in "The Vision for Truckee", the Vision Statement Supporting Concepts, and guiding principles. The General
Plan upon build out will accommodate approximately 100% of projected non-residential growth and 93% of
projected residential growth for the next 20 years. The Town will not be able to properly plan for and manage future
growth if land uses are limited or reduced below those planned for in the 2025 General Plan. The Town Council
acknowledged the implementation of the 2025 General Plan would result in nine significant and unavoidable
cumulative effects to the environment. Further, the Council found, in balancing the benefits of 2025 General Plan
against these unavoidable environmental risks, that the benefits of the 2025 General Plan outweigh the significant
and unavoidable effects and that these adverse environmental effects are acceptable.
The 2014-2019 Housing Element was considered in the GPEIR analysis, since additional residential development was
assumed. Therefore, 2014-2019 Housing Element was determined to be consistent with the analysis presented in the
GPEIR, and would result in no greater impacts than previously identified. Future residential development was
required to be subject to compliance with the General Plan policies. The 2015 Negative Declaration found that no
further mitigation was required beyond compliance with General Plan policies.
The 2014-2019 Housing Element Negative Declaration found that since the 2014-2019 Housing Element does not
compel development of any kind and all programs and policies would be required to be consistent with the General
Plan policies, no environmental impacts would result from the adoption of the 2014-2019 Housing Element. The 2015
Negative Declaration reviewed the following environmental factors:
1 GPEIR Table 3-5, 2025 General Plan Buildout Projections: Residential Units.
2 As of January 1, 2019, the Town’s housing stock totaled an estimated 13,401 units; State of California, Department of Finance,
E-5 Population and Housing Estimates for Cities, Counties, and the State, 1/1/2019, May 2019
3 GPEIR, Page 3-41.
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4.1 Aesthetics
4.2 Agriculture Resources
4.3 Air Quality
4.4 Biological Resources
4.5 Cultural Resources
4.6 Geology and Soils
4.7 Greenhouse Gas Emissions
4.8 Hazards and Hazardous Materials
4.9 Hydrology and Water Quality
4.10 Land Use and Planning
4.11 Mineral Resources
4.12 Noise
4.13 Population and Housing
4.14 Public Services
4.15 Recreation
4.16 Transportation/Traffic
4.17 Utilities and Service Systems
Proposed Amendment (2019-2027 Housing Element)
Like the 2014-2019 Housing Element, the proposed 2019-2027 Housing Element does not compel development and
does not propose implementation of any ordinance or program. The proposed 2019-2027 Housing Element is
consistent with the 2025 General Plan. No additional densities or rezonings are required. The proposed 2019-2027
Housing Element creates policy direction for future programs that, should they be implemented, would require
additional environmental review. The 2019-2027 Housing Element directs the Town to update the Development Code
to implement State mandates such as a “no-net-loss” policy, by-right housing requirements, and compliance with the
updated Density Bonus requirements. Additionally, the 2019-2027 Housing Element includes community-oriented
policies including future review of voluntary rezones based on community input, finding methods of encouraging
secondary residential unit construction, analyzing potential for a multi-unit overlay district, exploring methods for
creating a workforce-specific housing market, analyzing potential funding options, analyzing methods of preserving
existing housing units, and investigating a regional housing entity. All potential programs require further analysis of
feasibility prior to implementation. Future action by the Town Council would be required, including in-depth
environmental review of potential impacts.
The proposed 2019-2027 Housing Element is substantially similar to the 2014-2019 Housing Element. All programs
and policies would be required to be consistent with the goals and policies of the 2025 General Plan.
CONCLUSION
The proposed 2019-2027 Housing Element does not propose or compel development of any kind. The proposed
Housing Element creates a policy pathway for consideration of future programs. All future programs would be
required to undergo further analysis and environmental review. The proposed 2019-2027 Housing Element does not
create any impacts and any programs or policies that are implemented as identified by the 2019-2027 Housing
Element would be required to be consistent with existing General Plan policies. The General Plan Environmental
Impact Report, the 2015 Negative Declaration for the 2014-2019 Housing Element, and this addendum provide
adequate environmental review for the 2019-2027 Housing Element, and no subsequent Negative Declaration is
warranted.
ATTACHMENT
Full comparison of the 2014-2019 Housing Element and the 2019-2027 Housing Element.
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4.0 ADDENDUM PREPARER
LEAD AGENCY/ ADDENDUM PREPARERS
Town of Truckee
Yumie Dahn, Associate Planner
10183 Truckee Airport Road
Truckee, CA 96161
ydahn@townoftruckee.com
530-582-2918
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5.0 REFERENCES
Town of Truckee. 2025 General Plan Draft Environmental Impact Report (DEIR), May 2006.
Town of Truckee. 2014-2019 Housing Element Initial Study/Negative Declaration, October 2014.
Public Review Draft | May 30, 2019
Revised July 24, 2019
(with Town Council revisions made on August 13, 2019)
HOUSING ELEMENT
H-1
HOUSING ELEMENT
A. Introduction
The 2019-2027 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
programs from the previous (2014-2019) Housing Element 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, policies,
and programs (i.e., 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; and
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.
TOWN OF TRUCKEE
HOUSING ELEMENT
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; and
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: Potential Housing Constraints
Appendix HC: Potential Housing 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 an eight-year planning period from August 15,
2019 to August 15, 2027. State planning law mandates that jurisdictions within
Nevada County review and update their Housing Element by August 15, 2019. It is
intended that this housing element be reviewed annually and updated and modified
every eight 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 eight 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 and
a statement of goals, policies, quantified objectives, and scheduled program actions
TOWN OF TRUCKEE
HOUSING ELEMENT
H-3
for the preservation, improvement, and development of housing.” The Housing
Element plans for the provision of housing for all segments of the population.
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.
b. Relationship to Other Plans and Programs
The Housing Element identifies goals, objectives, policies, and programs for the next
eight years that directly address the housing needs in Truckee. There are a number
of Town plans and programs that work to implement the goals and policies of the
Housing Element. These include the Town’s Municipal Code and Specific Plans.
C. Policy Program
This section of the Housing Element outlines the Town’s Policy Program for the
2019-2027 Planning Period. The Policy Program identifies the specific 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
multiple housing workshops and meetings. A summary of the outreach is provided
in Appendix HE of this Housing Element. Through focused stakeholder meetings,
a community workshops, 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 2019-2027 Planning Period.
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.
TOWN OF TRUCKEE
HOUSING ELEMENT
H-4
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 sites to
meet the housing needs of all segments of the
community. (Source: 2014 Housing Element, Goal H-1)
Policies
Policy H-1.1 Provide an adequate supply of sites zoned at sufficient
densities to accommodate the production of new residential
units to meet the needs of existing and future residents.
(Source: 2014 Housing Element, Policy H-1.1)
Policy H-1.2 Consistent with “no-net-loss” density provisions contained
in Government Code Section 65863, consider the potential
impact on the Town’s ability to meet its share of the regional
housing need when reviewing proposals to downzone
residential properties, reclassify residentially-designated
property to other uses, or develop a residential site with
fewer units or at a higher income than what is assumed for
the site in the Housing Element sites inventory. (Source: New
Policy)
Policy H-1.3 Continue to require residential projects to achieve a
minimum density of at least 50 percent of the maximum
allowed density (Development Code Sections 18.080.050
and 18.92.110). 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
TOWN OF TRUCKEE
HOUSING ELEMENT
H-5
remainders and transfer density rights to achieve
consistency with this policy. Exceptions to this policy can
be made in the circumstance that the site is constrained.
(Source: 2014 Housing Element, Program H-1.1.3, Development
Code)
Policy H-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
(Development Code Section 18.214.050). 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. (Source: 2014 Housing
Element, Program H-1.1.4)
Policy H-1.5 Comply with by-right housing requirements on certain sites
that have been counted in previous housing element cycles,
consistent with AB 1397. (Source: New Policy)
Policy H-1.6 Encourage alternative housing types such as co-housing,
tiny homes, micro-housing, and junior accessory dwelling
units to meet the diverse housing needs of all sectors of the
community. (Source: 2014 Housing Element, Program H-1.3.3)
Policy H-1.7 Pursue methods to expand opportunities for accessory
dwelling units (i.e., second units) throughout the town.
(Source: New Policy)
Programs
Program H-1.1 The Town shall modify the Development Code to allow
residential use on the following sites by-right for housing in
which at least 20 percent of the units are affordable to
lower-income households:
Arnold DMU (APN 019-300-041);
Arnold DRH (APN 019-300-042);
Winter Creek Multi-Family (APN 019-820-001);
TOWN OF TRUCKEE
HOUSING ELEMENT
H-6
Joerger Ranch Parcel 4 (APN 019-620-002); and
Upper McIver (APN 019-460-042).
The Town may revisit one or several of these sites
during the General Plan update or other process. If any
modifications are made, the Town recognizes the need
to replace the site density and unit count with a by-right
site with adequate minimum density. (Source: New
Program)
Objective: Streamline housing
development on specific sites
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: August 15, 2022
Quantified
Objective: 266 lower-income units
Program H-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. (Source: 2014
Housing Element, Program H-1.1.2, modified)
Objective:
An adequate supply of land to
meet the Regional Housing
Needs Allocation.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Annual monitoring as part of
the Annual Progress Report.
Program H-1.3 Analyze rezoning additional land for workforce or
affordable housing beyond the Regional Housing Needs
Allocation requirements prior to the adoption of the 2040
General Plan, including the following possible candidate
sites:
The Residences at Jibboom (APNs 019-102-011, -012,
-013, -014, -015, and -017);
TOWN OF TRUCKEE
HOUSING ELEMENT
H-7
Truckee Tahoe Lumber (APN 019-030-051);
Gateway Site (APN 018-570-063);
Gray’s Crossing (APNs 019-770-002, 043-010-007, and
043-010-005);
Joerger Ranch Phase III (APN 019-620-060);
High Altitude Fitness Gym (APN 018-580-052);
RPL Properties (APN 018-800-015); and
Town Riverview Corporation Yard (APN 019-440-
079). (Source: New Program)
Based on analysis, the Town will complete rezoning of some
or all of the above-mentioned sites, as deemed appropriate.
Objective: An adequate supply of land to
meet community needs.
Responsible Party: Community Development
Department
Funding Source: General Fund/SB2 Planning
Grant
Implementation
Time Frame:
Analyze the sites by December
2020.
Rezone appropriate sites by
January 2022, or sooner, if
possible.
Program H-1.4 Identify homeowner associations that prohibit or restrict
second units. Work to expand opportunities for second
units by presenting 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. Advocate at the State level for prohibition of
existing CC&R secondary residential unit restrictions.
Explore partnership opportunities with Tahoe-Truckee
Sanitation Agency and Truckee Sanitary District to expand
sewer service in neighborhoods where current septic
systems limit the potential for second units. Research
Actively pursue Lahontan Regional Water Quality Control
Board’s secondary residential unit requirements for parcels
less than three acres on septic system. (Source: 2014 Housing
Element, Program H-1.2.2, modified)
TOWN OF TRUCKEE
HOUSING ELEMENT
H-8
Objective: Encourage second unit housing
development
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Meet with homeowners
associations by November
2020, work with the Town’s
legislative advocate by March
2020, and continue ongoing
discussions with the Tahoe-
Truckee Sanitation Agency and
Truckee Sanitary District.
Quantified
Objective: 24 secondary residential units
Program H-1.5 Promote the development of secondary residential units
throughout the town by preparing and distributing an
informational brochure on the permitting procedures and
other requirements for building second dwelling units.
(Source: New Program)
Objective: Encourage second unit housing
development
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Prepare informational brochure
by September 2021.
Quantified
Objective: 24 secondary residential units
Program H-1.6 In partnership with regional housing entities, explore a
secondary residential unit pilot program which would
incentivize and streamline secondary residential units in
exchange for deed restrictions. (Source: New Program)
Objective: Encourage second unit housing
development
Responsible Party: Community Development
Department
TOWN OF TRUCKEE
HOUSING ELEMENT
H-9
Funding Source: General Fund
Implementation
Time Frame:
Explore Launch the pilot
program by September
2021December 2020.
Quantified
Objective:
10 secondary residential units
with deed restrictions
Program H-1.7 Review and revise the Secondary Residential Unit
Ordinance to be in compliance with State Law. Revisions
will include reducing parking requirements to one space per
secondary residential unit. (Source: New Program)
Objective: Revise the Secondary
Residential Unit Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Review and revise the
Secondary Residential Unit
Ordinance for compliance
with State law by December
31, 2019.
Program H-1.8 Review and revise Secondary Residential Unit Ordinance
to encourage and reduce barriers to construction of
secondary residential units. (Source: New Program)
Objective: Revise the Secondary
Residential Unit Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Review as part of the 2040
General Plan update.
Program H-1.89 Develop objective design standards for multi-family
residential projects and continue public outreach on
creation and implementation of these standards. (Source:
New Program)
Objective:
Develop objective standards
for multi-family residential
projects.
TOWN OF TRUCKEE
HOUSING ELEMENT
H-10
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
With completion of the
General Plan update (2022)
Program H-1.910 Explore the creation of a multi-unit zoning overlay for
existing single-family parcels potentially in combination
with deed restrictions. (Source: New Program)
Objective: Expand opportunities for a
variety of housing types.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Explore by July 2022.
Goal H-2 Provide housing affordable to all segments of the
community. (Source: 2014-2019 Housing Element, Goal
5)
Policies
Policy H-2.1 Promote efficient use of available resources to address
priority housing needs. (Source: 2014 Housing Element, Policy
H-1.4)
Policy H-2.2 Encourage the private sector to build affordable housing.
(Source: 2014 Housing Element, Policy H-1.2)
Policy H-2.3 Strive to provide housing opportunities that are affordable
to the local workforce. (Source: New Policy)
Policy H-2.4 Encourage development of housing for extremely low
income households. (Source: 2014 Housing Element, Program
H-1.2.5)
Policy H-2.5 Pursue and support the use of available private, local, state
and federal assistance to support the development or
rehabilitation of affordable housing. (Source: 2014 Housing
Element, Policy H-5.1)
TOWN OF TRUCKEE
HOUSING ELEMENT
H-11
Policy H-2.6 Continue to implement the Inclusionary Housing
Ordinance (Development Code Chapter 18.214), 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. (Source: 2014 Housing
Element, Program H-1.2.3)
Policy H-2.7 Continue to implement the Workforce Housing Ordinance
(Development Code Chapter 18.216) 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. (Source: 2014 Housing Element, Program H-1.2.4)
Policy H-2.8 Encourage projects that support mixed-income housing
developments to promote economically diverse
neighborhoods and strong communities. (Source: New
Program)
Policy H-2.89 Require long-term affordability commitments for
affordable housing that 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. (Source: 2014 Housing Element, Program H-5.1.6)
Policy H-2.910 Encourage the development of housing units for extremely
low-income households, including family housing and non-
traditional housing types such as single-room occupancy
units, transitional housing, co-housing, and micro-housing.
(Source: 2014 Housing Element, Program H-1.2.5, modified)
Policy H-2.1011 Continue to work with the Regional Housing Authority of
Sutter and Nevada Counties on Housing Choice Vouchers
and with future developers interested in project-based
vouchers. (Source: New Policy)
Policy H-2.1112 Continue to encourage the use of the Town’s Density
Bonus Program to eligible proposed developments to
disperse affordable housing throughout the Town. (Source:
2014 Housing Element, Program H-1.2.1)
Programs
TOWN OF TRUCKEE
HOUSING ELEMENT
H-12
Program H-2.1 Assess housing needs in conjunction with the Town’s
Annual Report to the Department of Housing and
Community Development. The Town will evaluate
available resources including funding and assess and
consider specific actions to address priority needs and
activities for the upcoming year. (Source: 2014 Housing
Element, Program H-1.4.1)
Objective: Assess annual housing needs
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annually
Program H-2.2 Monitor and pursue outside grants and other State and
federal funds (including SB2 2017) for housing and
housing-related activities. Partner with outside
organizations, including Nevada County, to pursue and
administer housing programs as appropriate. (Source: 2014
Housing Element, Program H-5.1.1)
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-2.3 Support nonprofit entities and collaborate with for-profit
developers 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. (Source: 2014 Housing
Element, Program H-5.1.2)
Objective: Support nonprofit affordable
housing providers
Responsible Party: Community Development
Department
TOWN OF TRUCKEE
HOUSING ELEMENT
H-13
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-2.4 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. (Source: 2014 Housing Element, Program H-5.1.3)
Objective: Section 8 referrals
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing
Program H-2.5 Review annually the effectiveness of the Inclusionary
Housing Ordinance and bonuses, concessions, and
incentives and implement revisions as appropriate.
Consider expanding the Inclusionary Housing Ordinance to
include requirements for “achievable housing” (i.e., 80% to
195% Area Median Income). (Source: 2014 Housing Element,
Program H-1.2.3, modified)
Objective: Implement the Inclusionary
Housing Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Consider “achievable housing”
by August 2020.
Annual monitoring
Quantified
Objective: 50 units
Program H-2.6 Review annually the effectiveness of the Workforce
Housing Ordinance and bonuses, concessions, and
incentives; investigate alternative methods to provide
Workforce Housing, including an affordable housing credit
bank; and implement revisions as found appropriate.
Consider expanding the Workforce Housing Ordinance to
include requirements for “achievable housing” (i.e., 80% to
195% Area Median Income). (Source: 2014 Housing Element,
Program H-1.2.4)
TOWN OF TRUCKEE
HOUSING ELEMENT
H-14
Objective: Implement the Workforce
Housing Ordinance
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annual monitoring
Quantified
Objective: 100 units
Program H-2.7 Review and revise the Density Bonus Ordinance to be in
compliance with State Law. Revisions will include bonuses
for commercial projects that partner with affordable
housing developers and noticing requirements to applicants.
Review the Workforce Housing Ordinance and
Inclusionary Housing Ordinance in conjunction with the
update to the density bonus ordinance to ensure consistency
with the State density bonus law. (Source: New Program)
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 May 2020.
Review and revise the
Workforce Housing and
Inclusionary Housing
Ordinances, if necessary, by
May 2020.
Program H-2.8 Work with regional partners and nonprofits to support
First-Time Homebuyers down payment assistance loans
and programs. (Source: 2014 Housing Element, Program H-
5.1.4, modified)
Objective: Support first-time homebuyers
programs
Responsible Party:
Community Development
Department - Housing
Consultant
Funding Source: CalHome or other funding as
available
TOWN OF TRUCKEE
HOUSING ELEMENT
H-15
Implementation
Time Frame: Annually
Program H-2.9 Analyze the feasibility of additional funding sources,
including, but not limited to, a transient occupancy tax
and/or parcel tax, to promote and assist in the development
and rehabilitation of affordable housing within Truckee.
(Source: 2014 Housing Element, Program H-5.1.5, modified)
Objective: Assess local program
expansion
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Assess feasibility of additional
funding sources by November
2020.
Program H-2.10 Work collaboratively with local regional housing entities
and homeowners associations to examine potential
methods to incentivize conversion of second homes or
short-term rentals to long-term rentals. Explore short-term
rental regulations. (Source: New Program)
Objective:
Identify feasible incentives for
converting second homes to
long-term rental housing for
local residents
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Assess feasibility by June 2021.
Explore short-term rental
regulations by December
20232020.
Program H-2.11 Working in collaboration with local regional housing
entities, coordinate with public agencies to identify
opportunities for affordable housing on publicly-owned
lands in Truckee. Provide information to these agencies
regarding the affordable housing need and the social,
economic, and environmental benefits of housing the
workforce close to the work place. Annually monitor
publicly owned lands and review all Town-owned property
TOWN OF TRUCKEE
HOUSING ELEMENT
H-16
for feasibility to construct housing. (Source: 2014 Housing
Element, Program H-5.1.7, modified)
Objective:
Review Town-owned and
publicly owned property for
housing potential.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Provide information to special
districts by January 2021.
As part of the annual report,
review Town-owned property.
Quantified
Objective: 40 units
Program H-2.12 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 deferrals, land-write downs,
expedited/priority processing, identifying grant and funding
opportunities, and/or offering additional incentives to
supplement the density bonus provision in state law. (Source:
2014 Housing Element, Program H-1.2.5)
Objective:
Encourage and facilitate
development of 45 housing
units affordable to extremely
low income households.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annual monitoring
Program H-2.13 Explore a deed restriction purchase program to incentivize
homeowners to deed restrict their property for-rent or for-
sale to help reach the goal of maintaining and sustaining
homes for primary residents of Truckee. (Source: New
Program)
Objective: Develop a deed restriction
purchase program.
TOWN OF TRUCKEE
HOUSING ELEMENT
H-17
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Explore program by
December 2020.
Quantified
Objective: 10 deed restricted units
Program H-2.14 Annually review the Town’s Capital Improvement Project
(CIP) and operating budget for opportunities to support the
creation of affordable housing. (Source: New Program)
Objective:
Annually review the Town’s
ability to financially support the
creation of affordable housing.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Annually as part of the Town’s
CIP and operating budget
review and adoption.
Goal H-3 Provide a range of housing opportunities for
residents with special needs, including the elderly,
people with disabilities, single parent households,
large households, and the homeless. (Source: New
Goal)
Policy H-3.1 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. (Source: 2014 Housing Element,
Program H-1.3.2)
Policy H-3.2 Continue to provide reasonable accommodation for
persons with disabilities to request relief to Code regulations
and permitting procedures that would otherwise prohibit
equal access to housing opportunities. (Source: New Policy
based on 2014 Housing Element Program H-1.3.1)
TOWN OF TRUCKEE
HOUSING ELEMENT
H-18
Policy H-3.3. Continue to support regional efforts to address the needs of
the homeless population. (Source: New Policy)
Programs
Program H-3.1 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. (Source: 2014
Housing Element, Program H-1.3.2)
Objective:
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-3.2: Review and revise the Development Code to encourage and
remove barriers to the creation of senior housing. (Source:
New Program)
Objective: Encourage senior housing.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: December 2022
Program H-3.2: The Town shall continue to provide individuals with
disabilities reasonable accommodation through flexibility in
the application of land use and zoning regulations to ensure
persons with disabilities have equal access to housing.
(Source: New Program)
Objective: Equal housing opportunities
for persons with disabilities
Responsible Party: Community Development
Department
Funding Source: General Fund
TOWN OF TRUCKEE
HOUSING ELEMENT
H-19
Implementation
Time Frame: Ongoing
Program H-3.3: The Town shall amend the Development Code to allow
transitional and supportive housing in all zones allowing
residential uses, subject only to the requirements and
restrictions that apply to other residential uses of the same
type in the same zone. Additionally, the Town shall amend
the Development Code to allow supportive housing as a by-
right permitted use in all zones allowing multi-family
housing and mixed-use development, provided the
supportive housing development complies with specific
requirements per Government Code Article 11, Section
65651. (Source: New Program)
Objective:
Allow transitional and
supportive housing in
compliance with State law
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: December 31, 2019
Program H-3.4: The Town shall amend the Development Code to comply
with the Employee Housing Act, which requires: 1)
employee housing for six or fewer employees to be treated
as a single-family structure and permitted in the same
manner as other single family dwellings of the same type in
the same zone; and 2) farmworker housing of up to 12 units
or 36 beds in group quarters to be considered an agricultural
use and permitted in any zone that permits agricultural uses.
(Source: New Program)
Objective:
Allow employee and
farmworker housing
consistent with State law
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: December 31, 2019
TOWN OF TRUCKEE
HOUSING ELEMENT
H-20
Program H-3.5: The Town shall amend the Development Code to allow
manufactured homes in all zones allowing single-family
residential dwellings with the same development standards
to which single-family residential dwellings on the same lot
would be subject, in compliance with Government Code
Article 2, Section 65852.3. (Source: New Program)
Objective: Allow manufactured homes
consistent with State law.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: December 31, 2019
Goal H-4 Conserve and improve the quality of the existing
housing stock and the neighborhoods in which it
is located. (Source: 2014 Housing Element, Goal H-2)
Policies
Policy H-4.1 Pursue and support the use of all available resources for the
rehabilitation and conservation of the existing housing
stock. (Source: 2014 Housing Element, Policy H-2.1)
Policy H-4.2 Through the Downtown Specific Plan and Historic
Preservation Program, preserve and adaptively reuse,
whenever possible, older structures within the Downtown
area of the Downtown Specific Plan for potential housing
and mixed use development opportunities. (Source: 2014
Housing Element, Program H-2.1.3)
Policy H-4.3 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. Review
effectiveness of this policy. (Source: 2014 Housing Element,
Program H-2.1.4)
Policy H-4.4 Preserve existing mobile home parks in order to reduce and
avoid the displacement of long-term residents, particularly
senior citizens, the disabled, low-income persons, and
families with school-age children, who may be required to
move from the community due to a shortage of replacement
housing that is affordable. Consider appropriateness of Park
TOWN OF TRUCKEE
HOUSING ELEMENT
H-21
Model Recreation Vehicles as affordable housing. (Source:
New Policy)
Policy H-4.5 Conduct activities to ensure building safety and promote
integrity of residential neighborhoods. (Source: 2014 Housing
Element, Policy H-2.2)
Policy H-4.6 Continue to enforce the building code by requiring a permit
prior to construction, repair, addition, or relocation of any
residential structure. (Source: 2014 Housing Element, Program
H-2.2.1)
Policy H-4.7 Prohibit occupancy of unsafe, substandard dwelling units.
(Source: 2014 Housing Element, Program H-2.2.2)
Programs
Program H-4.1 Continue to promote programs that provide loans to
homeowners to assist in rehabilitating existing homes,
including the Owner-Occupied Housing Rehabilitation
Program which provides 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. (Source:
2014 Housing Element, Program H-2.1.1)
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-4.2 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,
TOWN OF TRUCKEE
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H-22
for future use. (Source: 2014 Housing Element, Program H-
2.1.2)
Objective: Monitor income-restricted
housing units.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Annually
Program H-4.3 Develop a program to improve Truckee’s existing mobile
home parks. Facilitate outreach to mobile home park
owners, mobile home and RV park 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, RV 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 and RV
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. (Source: 2014 Housing Element,
Program H-2.1.5)
Objective: Develop a mobile home park
improvement program
Responsible Party: Community Development
Department
Funding Source: General Fund
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HOUSING ELEMENT
H-23
Implementation
Time Frame:
Review as part of the 2040
General Plan update. Develop
program by December 2023.
Program H-4.4 Explore preservation options for mobile home parks such
as:
The creation of a mobile home park zoning district
Rent stabilization
Non-profit purchase/ownership
Requirements for relocation assistance
Other methods to mitigate displacement (Source:
New Program)
Objective: Preserve existing mobile home
parks.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Legal brief on rent
stabilization by December
2020; Review as part of the
2040 General Plan update.
Explore by December 2021.
Goal H-5 Remove or mitigate constraints to the
maintenance, improvement and development of
all housing, especially affordable housing. (Source:
2014 Housing Element, Goal H-3)
Policies
Policy H-5.1 Periodically review and modify, as necessary, standards and
application processes to ensure none act as avoidable
constraints to the production of affordable housing. (Source:
2014 Housing Element, Policy H-3.1)
Policy H-5.2 Explore opportunities to provide consistent and predictable
policy direction for residential project applicants through
objective development and design standards. (Source: New
Policy)
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H-24
Policy H-5.3 Continually strive to streamline permit processing and
review times for housing projects that meet the goals and
policies of the Town to the greatest extent possible. (Source:
New Policy)
Policy H-5.4 Strive to ensure that the development impact fee structure
does not unnecessarily constrain production of residential
development. (Source: New Policy)
Policy H-5.5 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. (Source: 2014
Housing Element, Program H-3.1.3)
Programs
Program H-5.1 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.
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. (Source: 2014 Housing Element,
Program H-3.1.1)
Objective: Streamline development
review
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
Program H-5.2 When feasible, allow fee deferrals or consider providing
alternative funding assistance for projects which provide
TOWN OF TRUCKEE
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H-25
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 facility impact fees.
Continue to work cooperatively with local fee charging
partners to review and/or defer fees. (Source: 2014 Housing
Element, Program H-3.1.2, modified)
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-5.3 The Town will study the feasibility of continuing to reduce
parking requirements in high-density residential zones
where available public transportation and nearby goods and
services exist and consider codifying procedures for
allowing flexibility for parking through parking studies from
the Town’s on-call traffic and parking consultant. Based on
its findings, the Town will revise the Development Code as
appropriate. (Source: 2014 Housing Element, Program H-3.1.3,
modified)
Objective: Modify parking requirements
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Investigate reduced parking by
December 2023.
Ongoing
Program H-5.4 Investigate, engage in, and collaborate with a long-term
regional housing entity that would create housing programs,
communicate among regional jurisdictions, manage
affordability compliance, and help monitor and enforce
housing programs. (Source: New Program)
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H-26
Objective:
Engage in and financially
support a regional housing
entity.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Investigate a regional housing
entity by August 2021.
Program H-5.5 Hire a full-time Housing Coordinator position to facilitate
the creation of new affordable and workforce housing
opportunities in Truckee. (Source: New Program)
Objective: Hire a Housing Coordinator
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Hire a Housing Coordinator
by December 2019.
Goal H-6 Balance the need and provision of housing in the
community with its impacts on the environment
and needed public facilities and services, in light
of the Town’s 100% renewable energy goals.
(Source: 2014 Housing Element, Goal H-4)
Policies
Policy H-6.1 Encourage residential design that promotes energy
efficiency and sustainable building practices and reduces
greenhouse gas emissions. (Source: 2014 Housing Element,
Policy H-4.1)
Policy H-6.2 Continue the solar access ordinance that establishes
development standards to ensure solar access for all new
residential development. (Source: 2014 Housing Element,
Program H-4.1.1)
Policy H-6.3 Continue to implement the Building Code by allowing for
flexibility in standards if a project achieves greater energy
efficiency and incorporates green building techniques.
(Source: 2014 Housing Element, Program H-4.1.2)
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H-27
Policy H-6.4 Encourage residential development that reduces
infrastructure and other development costs, reduces vehicle
dependency, preserves and enhances important
environmental resources, and maintains important areas as
open space. (Source: 2014 Housing Element, Policy H-4.2)
Policy H-6.5 Encourage residential projects that enable people to both live
and work in Truckee to reduce vehicle trips to and from
outside communities to help enhance quality of life and
community cohesiveness, and reduce greenhouse gas
emissions, consistent with the Town’s climate action targets.
(Source; New Policy)
Policy H-6.56 Encourage residential clustering to protect and maintain
open space. (Source: 2014 Housing Element, Program H-4.2.1,
modified)
Policy H-6.67 Encourage the appropriate siting of residential uses to
minimize negative impacts from incompatible uses (e.g.,
noxious industrial uses, freeways) and maximize quality of
life benefits from proximity to jobs, schools, transit, and
other services. (Source: New Policy)
Policy H-6.78 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. (Source: 2014
Housing Element, Program H-4.2.2)
Programs
Program H-6.1 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. (Source: 2014 Housing
Element, Program H-4.2.3)
Objective: Coordinate with public
facilities and service providers
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing, project-based
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Program H-6.2 Review land use and zoning to find opportunities to
incentivize residential sites that are compatible with
surrounding uses and to locate medium and high density
housing near jobs, schools, transit, and other services to
encourage quality of life benefits. (Source: New Program)
Objective: Incentivize residential sites
close to services and amenities.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame:
Review as part of the 2040
General Plan update.
Program H-6.3 Explore incentives and/or regulatory approaches to further
the Town’s goals for renewable energy and greenhouse gas
reductions in housing policies, programs, and projects.
(Source: New Program)
Objective:
Explore incentives and/or
regulatory approaches to meet
Town sustainability goals.
Responsible Party: Community Development
Department
Funding Source: General Fund
Implementation
Time Frame: Ongoing
Goal H-7 Provide equal housing opportunities for all
residents of Truckee. (Source: 2014 Housing Element,
Goal H-6)
Policies
Policy H-7.1 Encourage and support the enforcement of laws and
regulations prohibiting discrimination in the sale and rental
of housing based on race, religion, sex, gender, gender
identity, gender expression, genetic information, color,
ancestry, sexual orientation, citizenship, primary language,
immigration status, national origin, marital status, familial
status, medical condition, disability, or source of income.
(Source: 2014 Housing Element, Policy H-6.1, modified)
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H-29
Programs
Program H-7.1 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 race, religion, sex, gender,
gender identity, gender expression, genetic information,
color, ancestry, sexual orientation, citizenship, primary
language, immigration status, national origin, marital status,
familial status, medical condition, disability, or source of
income 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.
(Source: 2014 Housing Element, Program H-6.1.1, modified)
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-7.2 Identify an entity responsible for providing 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.
Provide information on fair housing laws and regulations
through the Town’s local public facilities. This includes
postings of fair housing law on the Town’s website, at Town
Hall, at the local post offices and library. (Source: 2014
Housing Element, Program H-6.1.2, modified)
Objective: Provide fair housing
information and services
Responsible Party:
Community
Development
Department
Funding Source: General Fund
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H-30
Implementation
Time Frame:
Identify entity by August
2022.
Provide information on
website by February
2023.
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-1.
TABLE H-1 QUANTIFIED OBJECTIVES 2019-2027
Program Extremely
Low
Very
Low Low Moderate Above
Moderate Total
New
Construction 93 94 128 140 300 755
Rehabilitation 0 0 0 23 0 2
Conservation of
Mobile/
Manufactured
Homes 1
351 351
Preservation 2 0 0 0 0 0 0
Notes:
1 Conservation of affordable housing through the no net loss policy as described in Policy H-4.3.
Quantified objective is based on the number of authorized mobile home spaces in Truckee as of May 2019,
from the HCD website. Mobile home parks have been sold to new owners and there have been changes
in type of ownership as owner-occupied units are being converted to park-owned rental units
2 No units are at-risk during the planning period.
3Subject to funding availability and program demand.
APPENDIX HA – HOUSING PROFILE
TOWN OF TRUCKEE
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APPENDIX HA – HOUSING PROFILE
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 U.S. Census American Community Survey Data for
2013-2017, information published by the California Department of Finance (DOF),
and information from the data packet prepared by Nevada County and Reviewed by
the California Department of Housing and Community Development (HCD). The
U.S. Census Bureau conducts the American Community Survey to provide estimates
between decennial Census data. In this document, the decennial Census data was
used for comparison purposes, but the American Community Survey Data for 2013-
2017 was the primary data source due to the more current nature of the information.
Additional data sources used include the Town of Truckee Community
Development Department Annual Report and Building Permit data, Department of
Developmental Services, 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 Department of Finance, in 2018, Nevada County’s population was
99,155 residents. From 2010 to 2015, the County’s population decreased by 0.6
percent and from 2010 to 2018, the population increased by 0.4 percent. Table HA-
1 compares the population in Nevada County to the populations of surrounding
counties in 2010, 2015, and 2018.
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HA-2
TABLE HA-1 REGIONAL POPULATION TRENDS 2000-2018
County 2010 2015 2018
Placer County 348,432 370,387 389,532
Butte County 220,000 224,285 227,621
El Dorado
County 181,058 183,172 188,399
Nevada County 98,764 98,217 99,155
Sutter County 94,737 96,390 97,238
Yuba County 72,155 74,044 74,727
Sierra County 3,240 3,195 3,207
Source: Department of Finance E-5 2011-2018, with 2010 benchmark, May 2018
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 percent.
However, between 2010 and 2018, only a 3.1 percent increase in population for
Truckee and a 0.4 percent increase in population for Nevada County have 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, adopted in 2006, forecast a
population of 28,263 for Truckee in 2025. The Town is not likely to reach this
forecasted population given the growth rates over the past decade. Table HA-2
shows a range of population projections for Truckee that were calculated using a low
average annual growth rate of 0.39 percent (based on the growth rate between 2010
and 2018) and a high average annual growth rate of 1.06 percent (based on the
growth rate between 2000 and 2018). The town’s population is projected to grow to
between 17,500 and 18,900 residents by 2030, with an increase in the number of
residents ranging from 800 to 2,200 over the 2018 population of 16,700.
The Department of Finance (DOF) produces population projections for the state
and counties in California on a regular basis. 2018 DOF projections show the county
population growing at an average annual growth rate of 0.54 percent from 2018 to
2030, which is within the lower average annual growth rate range for the town (0.39
percent). The population in the county is expected to increase from 98,757 in 2018
to 105,318 by 2030. This translates into an increase in population of 6,561 by 2030,
as compared to the population in 2018.
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HA-3
TABLE HA-2 POPULATION GROWTH 2010-2018
Source: Department of Finance E-5 2011-2018, with 2010 benchmark, May 2018
TABLE HA-3 POPULATION GROWTH PROJECTIONS IN TOWN OF TRUCKEE
AND NEVADA COUNTY, 2018-2030
Population Town of Truckee Nevada County
Low Projected
Population
(Average annual
growth rate: 0.39%)
High Projected
Population
(Average annual
growth rate: 1.06%)
Projected
Population
(Average annual
growth rate 0.54%)
2018 16,700 16,700 98,757
2030 17,500 18,900 105,318
Source: Department of Finance 2018a, 2018b; town projections prepared by Ascent Environmental in
2018
FIGURE HA-1 TOWN OF TRUCKEE POPULATION FORECAST 2000-2025
Source: Department of Finance E-5 2011-2018, with 2010 benchmark, May 2018; Town of Truckee 2025
General Plan
b. Age Composition
In 2017, the prime working age group (25 to 54 years) comprised the largest
percentage (44.9 percent) of the Town’s population. The second largest group was
school age (5 to 19 years) with 19.3 percent of the population. Refer to Table HA-4
for the distribution of age in 2017. Figure HA-2 shows the breakdown of population
by age and sex in 2017 where males comprised 51.3 percent of the total population
and the female population was 48.7 percent.
16,180 16,046 16,681
28,263
0
5,000
10,000
15,000
20,000
25,000
30,000
2010 2015 2018 2025PopulationJurisdiction 2010 2015 2018
2010-2018
Growth 2015-2018 Growth
Number % Number %
Truckee 16,180 16,046 16,681 501 3.1% 635 4.0%
Nevada
County 98,764 98,217 99,155 391 0.4% 938 1.0%
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APPENDIX HA – HOUSING PROFILE
HA-4
TABLE HA-4 AGE DISTRIBUTION 2017
Age Group
20102 20173
Number % of
Population1 Number % of
Population1
Preschool (0-4 years) 1,061 6.6% 980 6.0%
School (5-19 years) 3,006 18.6% 3,154 19.3%
Young Adult (20-24 years) 841 5.2% 726 4.5%
Prime Working (25-54 years) 8,679 53.6% 7,324 44.9%
Retirement (55-64 years) 2,178 13.5% 2,373 14.6%
Senior Citizen (65+ years) 1,256 7.8% 1,751 10.7%
Total 13,967 100% 16,308 100%
Notes:
1 Percentages may not add up to 100% due to rounding.
2Source: U.S. Census 2010 DP-1
3Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates, DP05
FIGURE HA-2 POPULATION BY AGE AND SEX 2017
Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates, S0101
1000 800 600 400 200 0 200 400 600 800 1000
Under 5 years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 29 years
30 to 34 years
35 to 39 years
40 to 44 years
45 to 49 years
50 to 54 years
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years and over
Female
Male
Population Age
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APPENDIX HA – HOUSING PROFILE
HA-5
c. Race and Ethnicity
As shown in Table HA-5, as of 2017, the majority of residents in Truckee (78.4
percent) were White, Non-Hispanic and 18 percent were Hispanic or Latino.
TABLE HA-5 RACIAL AND ETHNIC COMPOSITION 2017
Racial/Ethnic Group 2010 2017
Number % Number %
White 13,992 86.48% 14,969 91.79%
Black 60 0.37% 99 0.61%
American Indian & Alaska
Native 95 0.59% 27 0.17%
Asian 241 1.49% 224 1.37%
Native Hawaiian and
Other Pacific Islander 15 0.09% 18 0.11%
Hispanic 3,016 18.64% 2,975 18.24%
Other 1431 8.84% 971 5.95%
Total 16,180 100.00% 16,308 100%
Note: The numbers do not add up because ethnicity is measured separately from race.
Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates, DP05
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-6, in 2016, 22.3 percent of Truckee’s population was
employed in arts, entertainment, recreation, accommodation and food service,
followed by education (21.1 percent), construction (13.1 percent), and professional,
scientific, management, administrative, and waste management services (12.1
percent).
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APPENDIX HA – HOUSING PROFILE
HA-6
TABLE HA-6 EMPLOYMENT BY INDUSTRY1 2016
Industry
Truckee Nevada County
Employees Percent Employees Percent
Total Civilian employed
population 16 years and over
8,754 100% 41,251 100%
Agriculture, forestry, fishing and
hunting, and mining
26 0.3% 562 1.4%
Construction 1,145 13.1% 3,592 8.7%
Manufacturing 343 3.9% 3,002 7.3%
Wholesale trade 81 0.9% 715 1.7%
Retail trade 603 6.9% 4,337 10.5%
Transportation and warehousing,
and utilities
321 3.7% 1,477 3.6%
Information 88 1.0% 754 1.8%
Finance and insurance, and real
estate and rental and leasing
691 7.9% 2,231 5.4%
Professional, scientific, and
management, and administrative
and waste management services
1,056 12.1% 5,450 13.2%
Educational services, and health
care and social assistance
1,850 21.1% 9,317 22.6%
Arts, entertainment, and
recreation, and accommodation
and food services
1,951 22.3% 5,030 12.2%
Other services, except public
administration
336 3.8% 2,575 6.2%
Public administration 263 3.0% 2,209 5.4%
Notes:
1 Data cited for Truckee population, and does not represent the number of jobs in Truckee
Source: U.S. Census Bureau American Community Survey DP-03 2012-2016
The largest employer in Truckee, Tahoe Forest Health System, employed 520
persons in 2019. Approximately nine companies in or around Truckee employed 250
or more persons. Table HA-7 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 within the Truckee limits, but many of their employees reside in the
town.
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APPENDIX HA – HOUSING PROFILE
HA-7
TABLE HA-7 TOWN OF TRUCKEE – MAJOR EMPLOYERS
Company Number of Employees
Tahoe Forest Health System 520
Tahoe Truckee Unified School District (TTUSD) 520
Clear Capital 352
Resort at Squaw Creek 330
Squaw Valley | Alpine Meadows 300
The Ritz-Carlton, Lake Tahoe 260
Northstar California Resort 250
Sugar Bowl Resort 250
Tahoe Donner Association 250
Martis Camp 120
Kelly Brothers Painting Inc. 110
Town of Truckee 100
Squaw Valley Ski Holdings - Alpine Meadows Ski Resort 100
Lahontan Golf Club 90
Mountain Hardware & Sports 80
Sierra Nevada College 80
Truckee Donner Public Utility District 69
Tahoe Mountain Lodging 62
Truckee-Tahoe Lumber Company 58
PlumpJack Squaw Valley Inn 52
Source: Truckee Donner Chamber of Commerce, March 2019
Employment rates are also an indicator of economic trends in the town. As shown
in Table HA-8, the Town of Truckee’s labor force increased from 9,750 in 2010 to
10,630 in 2018. According to the California Employment Development Department,
between 2003 and 2018, 2018 had the lowest unemployment rate at 2.5 percent.
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APPENDIX HA – HOUSING PROFILE
HA-8
TABLE HA-8 TRUCKEE LABOR FORCE TRENDS 2003 - 2018
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%
2014 10,050 9,420 640 6.3%
2015 10,100 9,570 530 5.2%
2016 10,160 9,690 470 4.6%
2017 10,230 9,890 340 3.3%
2018 10,630 10,360 270 2.5%
Source: State of California Employee Development Department, Unemployment Rates (Labor Force),
2018
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 6,343 households in 2010 and 6,531
households in 2018 (DOF 2018a), representing overall 3.0 percent growth and an
average annual growth rate (AAGR) of 0.2 percent. This low growth trend is very
similar to that in the other incorporated areas, with Grass Valley growing at an
AAGR of 0.1 percent to a total of 6,156 households and Nevada City at 0.3 percent
to a total of 1,422 households.
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APPENDIX HA – HOUSING PROFILE
HA-9
TABLE HA-9 TOTAL HOUSEHOLDS –2000-2018
Area 2000 2010 % Increase
2000-2010 2018 % Increase
2010-2018
Truckee 5,149 6,343 23% 6,531 3.0%
Nevada County 36,894 41,527 13% 41,647 0.29%
California 11,502,870 12,568,167 9.3% 13,113,840 4.34%
Source: U.S. Census 2000 SF3, H16, DOF Census 2010 Demographic Summary Profile, Department of
Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2011-
2018, with 2010 Benchmark. Sacramento, California, May 2018
The 2010 U.S. Census reported that Truckee’s average household size was 2.54
persons. According to the DOF, by 2018 the average number of persons per
household increased slightly to 2.55 persons, while Nevada County’s average number
of persons per household stayed the same at 2.35, as shown in Table HA-10.
TABLE HA-10 AVERAGE PERSONS PER HOUSEHOLD 2000-2018
2000 2010 2018
Truckee 2.68 2.54 2.55
Nevada County 2.47 2.35 2.35
Source: Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State
— January 1, 2011-2018, with 2010 Benchmark. Sacramento, California, May 2018
As shown in Table HA-11, in 2017, 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 52.3 percent of the total households
(both renter and owner occupied). Renter-occupied households with two to four
persons comprise 20.5 percent of total households. Households with five or more
persons comprised 4.1 percent of total households, with 81 renter-occupied
households and 253 owner-occupied households with five or more persons.
TABLE HA-11 HOUSEHOLD SIZE DISTRIBUTION 2017
Household
Size
Renter Occupied Owner Occupied Total
Number % Number % Number %
1 Person 582 9.3% 859 13.8% 1,441 23.1%
2-4 Persons 1,281 20.5% 3,260 52.3% 4,541 72.8%
5+ Persons 81 1.3% 172 2.8% 253 4.1%
Total 1,944 31.2% 4,291 68.8% 6,235 100%
Source: U.S. Census Bureau American Community Survey 2013-2017, B25009
b. Household Income
The State of California Housing and Community Development (HCD) generates an
annual median income for the purpose of determining program eligibility. The 2018
TOWN OF TRUCKEE
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HA-10
median family income (MFI) for Nevada County, including the Town of Truckee, is
$73,500 based on a four-person household.
The State of California uses five income categories to determine housing
affordability. These categories are as follows:
Extremely Low-Income: Less than 30 percent of the median income
Very Low-Income: 30 to 50 percent of the median income
Low-Income: 51 to 80 percent of the median income
Moderate-Income: 81 to 120 percent of the median income
Above Moderate-income: greater than 120 percent of the median income
Table HA-12 shows the income ranges for each income category based on the 2018
HCD MFI for Nevada County.
TABLE HA-12 INCOME RANGE BY AFFORDABILITY CATEGORY
Income Level Percent of County
Median1 Income Range ($)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 2018 HCD income limits. April 26, 2018.
2 Based on 2018 HCD MFI of $73,500 for a four-person household for Nevada County
Table HA-13 shows household income distribution by tenure in 2012 and 2017. In
2017, approximately 9.8 percent of owner-occupied households and 26 percent of
renter-occupied households earned less than $35,000 a year, which generally falls
within the very low-income category. Approximately 17.5 percent of owner-occupied
households and 42.4 percent of renter-occupied households had an income under
$50,000, which generally falls within the low and very low-income categories. The
largest income group for owner-occupied households reported annual incomes of
$150,000 or more, which is within the above-moderate income category. The largest
income group for renter-occupied households earned between $100,000 to $149,999,
which is also within the above moderate-income category.
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HA-11
TABLE HA-13 HOUSEHOLD INCOME BY TENURE IN 2012 AND 2017
Income
2012 2017
Owner
occupied
Renter
occupied
Owner
occupied Renter occupied
Number % Number % Number % Number %
Less than $5,000 45 1.0% 92 4.8% 57 1.3% 120 6.2%
$5,000 to $9,999 135 3.0% 154 8.0% 14 0.3% 13 0.7%
$10,000 to $14,999 50 1.1% 54 2.8% 47 1.1% 222 11.4%
$15,000 to $19,999 38 0.8% 212 11.0% 28 0.7% 21 1.1%
$20,000 to $24,999 159 3.5% 158 8.2% 72 1.7% 57 2.9%
$25,000 to $34,999 338 7.5% 229 11.9% 203 4.7% 72 3.7%
$35,000 to $49,999 477 10.5% 357 18.6% 332 7.7% 320 16.5%
$50,000 to $74,999 674 14.9% 344 17.9% 703 16.4% 354 18.2%
$75,000 to $99,999 741 16.3% 187 9.7% 662 15.4% 258 13.3%
$100,000 to $149,999 1,034 22.8% 90 4.7% 963 22.4% 390 20.1%
$150,000 or more 844 18.6% 42 2.2% 1,210 28.2% 117 6.0%
Total 4,535 100% 1,919 100% 4,291 100% 1,944 100%
Note: Percentages may not equal 100% due to rounding
Source: U.S. Census Bureau American Community Survey 2008-2012 and 2013-2017, B25118
The median income for Truckee residents by tenure and a comparison to Nevada
County as a whole in 2017 is shown in Table HA-14. The median income for owner-
occupied households in 2017 was $101,403, but only $59,063 for renter-occupied
households. The overall median income for the Town of Truckee was $89,154, over
$28,544 more than Nevada County’s median income of $60,610.
TABLE HA-14 MEDIAN INCOME BY TENURE 2017
Jurisdiction Median Income
Town of Truckee $89,154
Owner-Occupied Households $101,403
Renter-Occupied Households $59,063
Nevada County $60,610
Owner-Occupied Households $71,129
Renter-Occupied Households $40,625
Source: U.S. Census Bureau American Community Survey 2013-2017, B25119
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HA-12
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 2018, Truckee’s housing
units represented 24.8 percent of the housing in the County. DOF estimated 13,322
housing units in Truckee in 2018, a 0.5 percent average annual increase since 2010.
TABLE HA-15 NUMBER OF HOUSING UNITS – TRUCKEE AND NEVADA
COUNTY 2010-2018
Year Truckee Nevada County Truckee as % of the Region
2010 12,803 52,590 24.3%
2013 12,893 52,879 24.4%
2018 13,322 53,746 24.8%
Source: 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, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the
State — January 1, 2011-2018, with 2010 Benchmark. Sacramento, California, May 2018
i. Unit Type
Of the 13,322 housing units reported by the U.S. Census in 2018, single-family,
detached units were the largest housing type with 84 percent of the total units. The
second largest group was multi-family units, comprising 11 percent of the total units.
TABLE HA-16 HOUSING INVENTORY BY UNIT TYPE 2010-2018
Housing Type 2010 % of
Total 2013 % of
Total 2018 % of
Total
Single-family, detached 10,758 84.0% 10,832 84.0% 11,196 84.0%
Single-family, attached 203 1.6% 206 1.6% 218 1.6%
Multi-family 1,401 10.9% 1,413 11.0% 1,466 11.0%
Mobile homes 441 3.4% 442 3.4% 442 3.3%
Total Housing 12,803 100% 12,893 100% 13,322 100%
Source: U.S. Census 2010 SF3, H30; 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; Department of Finance, E-5 Population and Housing Estimates for Cities, Counties
and the State — January 1, 2011-2018, with 2010 Benchmark. Sacramento, California, May 2018
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HA-13
b. Tenure
As shown in Table HA-17, 68.8 percent of housing units in Truckee were owner-
occupied while 31.2 percent were renter-occupied in 2017. Truckee has a lower
percentage of owner-occupied units than the County and a higher percentage than
the State.
TABLE HA-17 OCCUPIED UNITS BY TENURE 2010 AND 2017
2010 2017
Number % Number %
Truckee
Owner Occupied 4,326 68.2% 4,291 68.8%
Renter Occupied 2,017 31.8% 1,944 31.2%
Total 6,343 100.0% 6,235 100.0%
Nevada County
Owner Occupied 29,890 72.0% 29,975 74.2%
Renter Occupied 11,637 28.0% 10,411 25.8%
Total 41,527 100.0% 40,386 100.0%
California
Owner Occupied 7,035,371 55.9% 7,024,315 54.5%
Renter Occupied 5,542,127 44.1% 5,863,813 45.5%
Total 12,577,498 100.0% 12,888,128 100.0%
Notes: Percentages may not equal 100% due to rounding
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2013-2017, B25003
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 oversupply of housing.
A 4 to 6 percent vacancy rate is considered “normal” for most communities. In 2017,
the vacancy rate in Truckee was 55.3 percent (refer to Table HA-18). 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
(7,318) are subtracted from the number of vacant housing units to determine a more
accurate assessment of Truckee’s vacancy rate. By this measure, only 2.7 percent of
Truckee’s housing units were vacant in 2017. In comparing 2010 and 2017, the
number of occupied housing units decreased and the number of vacant units,
particularly seasonal units, increased significantly.
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HA-14
TABLE HA-18 OCCUPANCY STATUS BY TENURE 2017
Truckee Nevada County
2010 2017 2010 2017
Occupied Housing Units 6,343 6,235 41,527 40,386
Vacant Housing Units 6,460 7,700 11,063 13,007
Total Housing Units 12,803 13,935 52,590 53,393
For Rent 147 110 791 427
For Sale 147 73 791 548
For Seasonal Use 5,989 7,318 8,333 10350
Vacancy Rate 50.50% 55.30% 21.00% 24.40%
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2013-2017, B25002 and
B25004
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-19 shows that 4,100 (30.8 percent) of Truckee’s housing units were
constructed prior to 1980 and 585 (4.4 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-19 AGE OF HOUSING STOCK BY YEAR BUILT
Year Built Units %
2010-20181 647 4.9%
2000-2009 2,639 19.8%
1990-1999 3,651 27.4%
1980-1989 3,399 25.5%
1970-1979 2,770 20.8%
1960-1969 745 5.6%
1950-1959 437 3.3%
1940-1949 79 0.6%
1939 or earlier 69 0.5%
Total Housing Units 13,322 100.0%
Source: U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates, B25034; Town
of Truckee
Notes: 1 Town of Truckee Building Permit data compiled for Community Development Department
Annual Report
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HA-15
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
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. In 2019, the Town Building
Department estimates that there are approximately 25 housing units that require
rehabilitation and five units that may require replacement. According to the 2010
U.S. Census, 91 occupied units in Truckee lacked complete plumbing facilities. This
number has gone down significantly in 2017. 137 occupied units lacked complete
kitchen facilities in 2010, which has decreased to 8 in 2017. 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-20
summarizes the number of units lacking plumbing or complete kitchen facilities.
These units are likely cabins used for seasonal use.
TABLE HA-20 UNITS LACKING PLUMBING OR COMPLETE KITCHEN
FACILITIES 2010 AND 2017
Units
2010 2017
Owner -
Occupied
Renter -
Occupied Total Owner -
Occupied
Renter -
Occupied Total
Lacking complete
plumbing facilities 44 47 91 0 0 0
Lacking complete
kitchen facilities 44 93 137 8 0 8
Source: U.S. Census Bureau American Community Survey 2008-2012, B25049; U.S. Census Bureau
American Community Survey 2008-2012, B25053; U.S. Census Bureau American Community Survey
2013-2017, B25049; U.S. Census Bureau American Community Survey 2013-2017, 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.
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HA-16
f. Housing Costs and Rents
i. Existing and New Home Price Trends
The median sales price in Truckee was $641,500 in February 2018. This was a 30.7
percent increase from the median sales price of $490,888 in 2013. As shown in Table
HA-21, Truckee’s median sales price remains higher than Nevada County.
TABLE HA-21 MEDIAN SALES PRICE
Jurisdiction January 2013 February 2018 % Change
Truckee $490,888 $641,500 30.7%
Nevada County $315,000 $437,000 38.7%
Source: DataQuick News California Home Sale Activity by City, February 2014; Tahoe Sierra Board of
Realtors Statistical Information; CoreLogic California Home Sale Activity by City
ii. Rental Prices
Rental units in Truckee consist of conventional apartments, secondary residential
units, single-family homes, and condominiums. The monthly rent for a studio
apartment in Truckee was $750 to $1,500 and rent for a one-bedroom apartment in
Truckee was $1,150 to $2,000 as of March 2019. The monthly rent for a two-
bedroom apartment was $1,500 to $1,800. Rents for single-family homes and
condominiums ranged from $2,000 to $3,000 for two-bedroom homes and $2,200
to $3,000 for three-bedroom homes. The rental prices in Truckee have increased as
the overall cost of housing has increased throughout California.
TABLE HA-22 AVERAGE MONTHLY RENT BY UNIT SIZE
Size of Unit Average Rent
Studio $1,200 to $1,500
1 bedroom $1,150 to $2,000
2 bedrooms $1,500 to $3,000
3 bedrooms $2,200 to $3,000
Source: reno.craigslist.org, March 2019; Truckee Properties
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HA-17
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
2018 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 ≤ $84,066
Very Low-Income 31-50% MFI $552-$919 $84,067-$140,109
Low-Income 51% - 80% MFI $920-$1,470 $140,110-$224,175
Moderate-Income 81% - 120% MFI $1,471-$2,205 $224,176-$359,614
Above Moderate-
Income
>120% MFI >$2,206 >$359,615
Notes:
1 Income limits established by HCD
2 Based on 30% of income
3 Assumes 96.5% loan, 5.0% interest rate, 30-year mortgage; 21% for taxes, mortgage insurance,
homeowners insurance as a percentage of total payments
4 MFI= 2018 HCD four-person Median Family Income ($73,500)
iv. Rental Affordability
As of March 2019, the monthly rent for apartments of any size in Truckee exceeds
the affordable monthly rent payment for extremely low-income, very low-income,
and low-income households; however, rents are generally affordable for moderate-
income households. Overcrowded situations were not considered. A moderate-
income single person household could afford to rent a studio apartment. Low-
income and moderate-income two-person households could afford a one-bedroom
apartment in Truckee. A moderate income three-person household could afford a
two-bedroom apartment. A moderate income four-person household could afford a
three-bedroom apartment in Truckee.
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
$621,500, a household would need to have an annual income of just over $144,000
or 200 percent of the Nevada County MFI (assuming a 5% interest rate, 30-year
mortgage, 3.5% down payment, and 21% of total payment for taxes, mortgage
TOWN OF TRUCKEE
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APPENDIX HA – HOUSING PROFILE
HA-18
insurance, homeowners insurance, utilities). This indicates that there is an
affordability gap for ownership housing, even for above moderate-income
households. Lower- and moderate-income households would likely 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 future population growth
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.
Table HA-24 summarizes housing cost as a percentage of household income for
owner-occupied and renter-occupied households. Approximately 39.3 percent of
owner-occupied households and 44.3 percent of renter-occupied households in
Truckee experienced overpayment in 2017. Cost burdens are even higher for lower-
and moderate-income households, as shown in the table.
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APPENDIX HA – HOUSING PROFILE
HA-19
TABLE HA-24 HOUSING COST AS A PERCENTAGE OF HOUSEHOLD INCOME
FOR OWNERS AND RENTERS 2015
Owner Renter
Number % Number %
Total households 4,235 100.0% 2,120 100.0%
Cost Burden < 30% 2,570 60.7% 1,160 54.7%
Cost Burden > 30% 1,665 39.3% 940 44.3%
Cost Burden > 50% 690 16.3% 445 21.0%
Income 0-30% (Extremely
Low) 200 100.0% 180 100.0%
Cost Burden < 30% 25 12.5% 75 41.7%
Cost Burden > 30% 175 87.5% 105 58.3%
Cost Burden > 50% 160 80.0% 105 58.3%
Income between 30%-50%
(Very Low) 155 100.0% 345 100.0%
Cost Burden < 30% 40 25.8% 30 8.7%
Cost Burden > 30% 115 74.2% 315 91.3%
Cost Burden > 50% 45 29.0% 250 72.5%
Income between 50% -80%
(Low) 420 100.0% 235 100.0%
Cost Burden < 30% 220 52.4% 120 51.1%
Cost Burden > 30% 200 47.6% 115 48.9%
Cost Burden > 50% 140 33.3% 30 12.8%
Income 80% to 100%
(Moderate) 330 100.0% 305 100.0%
Cost Burden < 30% 85 25.8% 145 47.5%
Cost Burden > 30% 245 74.2% 160 52.5%
Cost Burden > 50% 200 60.6% 60 19.7%
Income > 100% (Above
Median) 3,135 100.0% 1,055 100.0%
Cost Burden < 30% 2,220 70.8% 810 76.8%
Cost Burden > 30% 915 29.2% 245 23.2%
Cost Burden > 50% 145 4.6% 0 0.0%
Source: 2006-2015 CHAS Data Sets: https://www.huduser.gov/portal/datasets/cp.html#2011-
2015_data
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.
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HA-20
Table HA-25 summarizes the number of persons per room in Truckee. In 2017, 165
households in Truckee were overcrowded, accounting for 2.6% percent of all
households. The 165 overcrowded households were fairly evenly split between
owner- and renter-occupied households.
TABLE HA-25 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 3,171 73.9% 1,222 62.9% 4,393 70.5%
0.51 to 1.00 1,040 24.2% 637 32.8% 1,677 26.9%
1.01 or more 80 1.9% 85 3.9% 165 2.6%
Total
Households 4,291 100.0% 1,944 100.0% 6,235 100.0%
Notes:
1Percent of total owner-occupied units
2Percent of total renter-occupied units
3Percent of total households
Source: U.S. Census Bureau American Community Survey 2013-2017, B25014
3. 2019-2027 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
region is usually represented by a Council of Governments (COG), responsible for
future housing needs. HCD is required to develop a plan to distribute the final
determination of regional housing need to each local government not represented by
a COG. Table HA-26 shows the 2019-2027 Regional Housing Needs Allocation for
the Town of Truckee based on the methodology developed by HCD.
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HA-21
TABLE HA-26 FAIR SHARE HOUSING NEEDS ALLOCATION –2019-2027
Income Category Number of Units % of Total Need
Extremely Low 93 12.3%
Very Low 94 12.5%
Low 140 18.5%
Moderate 128 17.0%
Above Moderate 300 39.7%
Total Need 755 100.0%
Source: Regional Housing Needs Allocation, HCD, 2018.
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 2008-2012 and 2013-2017, this section uses data from the 2011-2015
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 2011-2015 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
In 2017, elderly persons (age 65 and older) comprised 10.7 percent of Truckee’s total
population. Of the total households in Truckee in 2017, 17.9 percent had an elderly
householder. Of the total 1,113 households with an elderly householder, the majority
(85.3 percent) are owner-occupied. Refer to Table HA-27.
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APPENDIX HA – HOUSING PROFILE
HA-22
TABLE HA-27 HOUSEHOLD BY TENURE AND AGE 2017
Householder Age
Owner-
Occupied Renter- Occupied Total
Units % Units % Units %
15-24 years 0 0.0% 0 0.0% 0 0.0%
25-34 years 263 6.1% 692 35.6% 955 15.3%
35-44 years 826 19.2% 513 26.4% 1339 21.5%
45-54 years 1,155 26.9% 355 18.3% 1510 24.2%
55-59 years 643 15.0% 140 7.2% 783 12.6%
60-64 years 455 10.6% 80 4.1% 535 8.6%
65-74 years 674 15.7% 98 5.0% 772 12.4%
75-84 years 220 5.1% 53 2.7% 273 4.4%
85 years and over 55 1.3% 13 0.7% 68 1.1%
Total 4,291 100% 1,944 100% 6,235 100%
Source: U.S. Census Bureau American Community Survey 2013-2017, B25007
As indicated in Table HA-28, the median household income for households with a
householder age of 65 years or more was $69,938 in 2010. In 2017, the American
Community Survey (ACS) estimated that the median household income for
households 65+ years in Truckee was $72,804. The median income for all
households in Truckee was $89,154 in 2017.
TABLE HA-28 ELDERLY MEDIAN HOUSEHOLD INCOME 2010 AND 2017
Householder Age Town of Truckee
2010 Median Income
Town of Truckee
2017 Median Income
65+ years $69,938 $72,804
Source: U.S. Census Bureau American Community Survey 2013-2017, B19049
Based on the ACS data shown in Table HA-29, 16.1 percent of elderly households
earned less than $25,000 and 36 percent earned $25,000 to $74,999, falling within the
very low-, low-, and moderate-income categories.
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APPENDIX HA – HOUSING PROFILE
HA-23
TABLE HA-29 ELDERLY HOUSEHOLD INCOME DISTRIBUTION 2017
Income Householder Age 65+ years in 2017
Number Percentage
<$25,000 176 16.1%
$25,000- $34,999 39 3.6%
$35,000- $49,999 153 14.0%
$50,000- $74,999 202 18.5%
$75,000- $99,999 166 15.2%
$100,000- $149,999 152 13.9%
$150,000- $199,999 64 5.9%
>$200,000 142 13.0%
Total 1,094 100.0%
Source: U.S. Census Bureau American Community Survey 2013-2017, B19037
Of the 1,751 persons 65 years of age or older, 42 (or 2.4%) were identified as living
at or below the poverty level (See Table HA-30). This is lower than the town-wide
poverty rate of 6.9 percent.
TABLE HA-30 POPULATION AT OR BELOW POVERTY LEVEL
Population for whom poverty status is
determined
Population Below
Poverty Level
Total Number Percentage
Total 16,273 1,125 6.90%
Under 18 years 3,757 105 2.80%
Under 5 years 980 13 1.30%
5 to 17 years 2,777 92 3.30%
Related children of householder
under 18 years 3,757 105 2.80%
18 to 64 years 10,765 978 9.10%
18 to 34 years 3,200 442 13.80%
35 to 64 years 7,565 536 7.10%
60 years and over 2,714 102 3.80%
65 years and over 1,751 42 2.40%
Source: U.S. Census Bureau American Community Survey 2013-2017, S1701.
Truckee has one senior housing complex: Truckee Donner Senior Apartments has
60 low-income one- and two-bedroom apartments with a community room, on-site
management, and fitness center.
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APPENDIX HA – HOUSING PROFILE
HA-24
Services available to seniors in Truckee include the following:
Sierra Senior Services provides home-delivered meals, community dining,
and social connection, and coordinates additional support services that
empower seniors to continue living independently.
The Truckee Dial-A-Ride service is offered year-round to the general
public with priority service for seniors and persons with disabilities. Dial-
A-Ride is available for trips within the Town limits, Monday-Friday 8:00 am
to 5:00 pm, and Saturday and Sunday 9:00 am to 5:00 pm. Reservations are
required 24 hours in advance of your trip on the weekdays and by 5pm on
Friday for weekend trips.
The Tahoe Forest Hospital administers senior programs including the
following:
Tahoe Forest Heart to Heart- Pritikin Intensive Cardiac Rehabilitation.
Heart to Heart is a medically monitored exercise and education
program delivered by Cardiac Nurses and Exercise Physiologists
Group exercise class including senior fitness, yoga, and Pilates.
Health Coaching: A personal health coach program that helps set
goals, stay accountable and recognize and overcome barriers.
Take Control of your Health! - Self Management Programs for
Chronic Disease (CDSMP), Diabetes (DSMP), and Chronic Pain
(CPSMP): A free six-week series for individuals with a chronic disease
and/or their caregivers. It provides support, information and skills to
manage chronic conditions on a daily basis to improve health and
quality of life.
The U.S. Census Bureau provides information on the number of persons with
disabilities of varying types. Table HA-31 shows the number of Truckee residents in
2017 with disabilities. According to the U.S. Census, while the elderly comprised 10.7
percent of Truckee’s total population, the elderly make up 22.9 percent of residents
with disabilities. The most common disabilities for elderly residents include hearing
difficulty followed by ambulatory disability.
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APPENDIX HA – HOUSING PROFILE
HA-25
TABLE HA-31 PERSONS WITH DISABILITIES BY DISABILITY TYPE AND AGE
IN 2017
Nevada County Truckee
Number Percent Number Percent
Total Number of People
with Disabilities 14,756 100.0% 1,424 100%
Total Number of People
with Disabilities for Ages
5-64
7,562 51.2% 1,098 77.1%
Disability Type
Hearing Difficulty 1,822 12.3% 496 34.8%
Vision Difficulty 1,458 9.9% 327 23.0%
Cognitive Difficulty 3,180 21.6% 426 29.9%
Ambulatory Difficulty 3,248 22.0% 369 25.9%
Self-Care Difficulty 1234 8.4% 151 10.6%
Independent Living
Difficulty 2,632 17.8% 255 17.9%
Total Number of People
with Disabilities for Ages
65 and Over
7,194 48.8% 326 22.9%
Disability Type
Hearing Difficulty 3,658 24.8% 269 18.9%
Vision Difficulty 1,068 7.2% 52 3.7%
Cognitive Difficulty 1,617 11.0% 0 0.0%
Ambulatory Difficulty 3,741 25.4% 90 6.3%
Self-Care Difficulty 1450 9.8% 0 0.0%
Independent Living
Difficulty 2,442 16.5% 59 4.14%
U.S. Census Bureau American Community Survey 2013-2017, S1810
Note: Total Disabilities do not equal Total Number of People with Disabilities since one person may have
more than one disability.
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APPENDIX HA – HOUSING PROFILE
HA-26
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 2013-2017, as shown in Table HA-32, reported
253 large households, representing 4.1 percent of total households in Truckee. Of
the large households, 172 were owner-occupied and 81 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 99 81 180
Six 11 0 11
Seven or more 62 0 62
Total 172 81 253
Percent of Total Households1 2.8% 1.3% 4.1%
Note:
1 Total Households in 2017 = 6,235
Source: U.S. Census Bureau American Community Survey 2013-2017, B25009
c. Female-Headed Households
Female-headed households are defined as a household with a female head of
household and at least one dependent (child, elderly adult, etc.). Female-headed
households are considered 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 42.5 percent.
TABLE HA-33 TENURE IN FEMALE-HEADED HOUSEHOLDS, 2017
Household Type
Owner-Occupied Renter-Occupied Total
Number % Number % Number % of All
Households1
Female-headed
households 184 42.5% 249 57.5% 433 6.9%
Note: 1Total households in 2017 = 6,235
Source: U.S. Census Bureau American Community Survey 2013-2017, S2501
As shown in Table HA-34, the poverty rate for all families with related children under
18 is 4.3 percent, while the poverty rate for female headed households with related
children under 18 is 22.2 percent.
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APPENDIX HA – HOUSING PROFILE
HA-27
TABLE HA-34 POVERTY IN FEMALE-HEADED HOUSEHOLDS IN 2017
All Families
Married-Couple
Families
Female
household, no
husband present
Total
Percent
below
poverty level Total
Percent
below
poverty level Total
Percent
below
poverty
level
Families 4,210 3.6% 3,602 1.3% 433 24.5%
With related children of
householder under 18 years 2,015 4.3% 1,578 0.7% 342 22.2%
With related children of
householder under 5 years 293 0% 243 0% 50 0%
With related children of
householder under 5 years
and 5 to 17 years
326 3.4% 266 4.1% 50 0%
With related children of
householder 5 to 17 years 1,396 5.4% 1,069 0% 242 31.4%
Source: U.S. Census Bureau American Community Survey 2013-2017, S1702
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.
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 2017 with disabilities. According to the U.S. Census, 4.9 percent of
Truckee residents reported having at least one type of disability.
TABLE HA-35 PERSONS REPORTING DISABILITIES IN 2017
Age Group Total Number
in Age Group
Number of People
with a Disability
% of Age
Group1
Under 5 years 980 86 8.8%
5-17 years 2,812 67 2.4%
18-64 years 10,765 945 8.8%
65 years and older 1,751 326 18.6%
Total 16,308 804 4.9%
Source: Source: U.S. Census Bureau American Community Survey 2013-2017, 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
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APPENDIX HA – HOUSING PROFILE
HA-28
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 also includes disabling conditions found to be closely related to
mental retardation or to require treatment similar to that required for individuals with
mental retardation, but does 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 services
and supports for approximately 269,900 children and adults with developmental
disabilities and 40,300 infants with a developmental delay or established risk
condition. These services are provided through state-operated developmental
centers and community facilities, and contracts with twenty-one nonprofit agencies
called regional centers. In addition, the regional centers are currently providing
diagnosis & evaluation services to approximately 10,700 consumers. . 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.
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. Two tables are provided to show
the age of persons with development disabilities in Truckee and their living
situations.
TABLE HA-36 PERSONS WITH DEVELOPMENT DISABILITIES BY ZIP CODE
Zip code Area 0-17 18+ years Total
96160 <11 <11 >0
96161 31 11 42
96162 <11 <11 >0
Source: Department of Developmental Services
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APPENDIX HA – HOUSING PROFILE
HA-29
TABLE HA-37 LIVING SITUATIONS OF PERSONS WITH DEVELOPMENT
DISABILITIES BY ZIP CODE
Zip
code
area
Home of
Parent/
Family/
Guardian
Independent
/
Supported
Living
Community
Care
Facility
Intermediate
Care Facility
Foster
/
Family
Home Other
Total
Res
96160 <11 0 0 0 0 <11 >0
96161 36 <11 0 0 0 <11 >36
96162 <11 0 0 0 0 0 >0
Source: Department of Developmental Services
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. 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 (CN), General Commercial (CG), and Downtown
Mixed Use (DMU) zoning districts. The number of visible homeless persons in
Truckee varies based on the weather conditions. Emergency shelters are allowed by
right General Commercial (CG) and Service Commercial (CS) zoning districts and
allowed with Use Permit approval in Multi-family Residential (RM), Downtown High
Density Residential (DRH), Neighborhood Commercial (CN), Highway Commercial
(CH), and Downtown Commercial (DC) zoning districts. Emergency shelters,
accessory to a church/place of worship are allowed with a Minor Use Permit in the
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APPENDIX HA – HOUSING PROFILE
HA-30
Downtown Mixed Use (DMU) zoning district Truckee’s Family Resource Center,
which relies on information from Project MANA’s Homeless Outreach Coordinator,
estimates that 20-23 homeless persons are in Truckee in winter. This estimate was
based on the U.S. Department of Housing and Urban Development’s homeless
count. Project MANA’s Homeless Outreach Coordinator estimates around 50
homeless persons in Truckee in the summer. Project MANA is a private nonprofit
organization that collects, stores, and redistributes food throughout the North
Tahoe/Truckee region in Nevada and California.
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
Additionally, United for Action, a coalition of faith based groups, nonprofits, and
the counties, opened an Emergency Cold Weather Warming Shelter in 2015 in
Downtown Truckee.
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 American
Community Survey 2013-2017, 70 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 farm workers 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
TOWN OF TRUCKEE
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APPENDIX HA – HOUSING PROFILE
HA-31
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 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.
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 2015, 380 households in
Truckee were extremely low-income households, which is 5.9 percent of the total
households.
Table HA-38 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 2015 CHAS provided by HUD, 75 percent of extremely low-income
households experience at least one type of housing problem.
Based on conversations with the Regional Housing Authority, the Town of Truckee
has seven Housing Choice Vouchers. The Town is subject to the Housing Authority
and work with them on an as-needed basis. The Town has also approved 25 project-
based vouchers for the Railyard Artist Lofts and would continue to be receptive to
conversations from developers that pursue a similar program.
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APPENDIX HA – HOUSING PROFILE
HA-32
TABLE HA-38 HOUSING PROBLEMS FOR EXTREMELY LOW-INCOME
HOUSEHOLDS 2015
Renters Owners Total
Number % Number % Number %
Extremely Low-Income
(ELI) Households -
Household Income ≤
30% MFI
180 47.4% 200 52.6% 380 100%
ELI Households with
any Housing Problem 105 58.3% 180 90.0% 285 75.0%
ELI Households with
Cost Burden1 > 30% 105 58.3% 175 87.5% 285 75.0%
ELI Households with
Cost Burden1 > 50% 105 58.3% 160 80.0% 270 71.1%
Notes:
1Percentage of household income spent on housing cost
Source: HUD CHAS Data, 2011-2015
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;
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 (2019-2029) – Truckee Pines Apartments and Truckee-Donner
Senior Citizen Community. 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-39
identifies the affordable housing projects located within Truckee that are supported
by LIHTC or USDA funding.
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APPENDIX HA – HOUSING PROFILE
HA-33
TABLE HA-39 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 2/15/2050
Truckee-Donner
Senior Citizen
LIHTC/USDA 59 0 9/30/2052
Truckee Riverview LIHTC 38 0 12/1/2053
Sierra Village
Apartment
LIHTC 56 0 7/12/2055
Frishman Hollow LIHTC 31 0 8/1/2062
Henness Flats LIHTC 92 0 9/18/2061
Total 380 0 --
Source: HCD Nevada County Data Package, 2018
California Government Code Section 65863.10 requires that owners of Federally-
assisted properties must provide notice of intent to convert their properties to market
rate at twelve months prior to, and again at six months prior to the expiration of their
contract, opt-outs, or prepayment. Owners must provide notices of intent to public
agencies, including HCD, the local public housing authority, and to all impacted
tenant households. The six-month notice must include specific information on the
owner’s plans, timetables, and reasons for termination. Under Government Code
Section 65863.11, owners of Federally-assisted projects must provide a Notice of
Opportunity to Submit an Offer to Purchase to Qualified Entities, non-profit or for-
profit organizations that agree to preserve the long-term affordability if they should
acquire at-risk projects, at least one year before the sale or expiration of use
restrictions. Qualified entities have first right of refusal for acquiring at-risk units.
Qualified entities are non-profit or for-profit organizations with the legal and
managerial capacity to acquire and manage at-risk properties that agree to maintain
the long-term affordability of projects. The only qualified entity listed for Nevada
County is the Rural California Housing Corporation.
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-1
APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
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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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
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.
258
6-18
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
725 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 – POTENTIAL HOUSING CONSTRAINTS
HB-3
According to the General Plan, a total of 19,901 dwelling units are anticipated within
the Town limits at build-out. The Department of Finance (DOF) reports 13,322
dwelling units currently developed within the Town as of January 2018. There is a
potential for 6,579 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 1,674 new housing units; 650,000 square feet of non-residential uses;
and approximately 690 lodging units. The Downtown Specific Plan area includes the
Railyard Master Plan and Hilltop Master Plan areas, which are described below. One
other master plan area exists in the Downtown Specific Plan area, which is referred
to as the “Bright” parcel, that has not yet been planned. The Town plans to update
the Downtown Specific Plan in the future to reflect goals, actions, and policies found
in the General Plan.
Railyard Master Plan
The Railyard Master Plan Area is located at the eastern end of historic Downtown
Truckee in the Downtown Specific Plan Area. It is an identified 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 – 70,000 square feet
Grocery Store – 35,000 square feet
Office – 15,000 square feet
Theater Space – 750 seats
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
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-4
the Hilltop Master Plan area include:
Commercial – 52,265 square feet
Multiple Family Residential – 249 units
Single Family – 46 units
Lodging – 60 rooms
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, 725
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 was adopted in September 2014. 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 east of Donner Lake in the Gateway
area of Truckee. The specific plan seeks to 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.
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.
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
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-5
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;
2. Adequate in size and shape to accommodate the use and all fences and
walls, landscaping, loading, parking, yards, and other features required by
the 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.
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HB-6
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 – POTENTIAL HOUSING CONSTRAINTS HB-7 TABLE HB-2 PERMITTED RESIDENTIAL USES Use RR RS RM DRS DRM DRH CN CG CH CS M DMU DC DM DVL RC REC Caretaker and employee housing MUP MUP MUP MUP MUP MUP MUP MUP MUP P Emergency shelters UP UP UP P UP P UP Emergency shelters, accessory to a church/place of worship MUP Live/work units MUP UP UP MUP MUP MUP Manufactured home P P P P P P Mobile home, tiny home or recreational vehicle as a temporary residence during construction P P P P P P P P Mobile home parks UP UP UP UP UP UP Multi-family dwellings, 2 to 10 units P UP P P P Multi-family dwellings, 11 and more units DP UP DP DP UP UP DP Multi-family dwellings, individual ownership, 2 to 10 units UP P UP P P P Multi-family dwellings, individual ownership, 11 and more units UP DP UP DP DP DP Multi-family dwellings, in commercial/ industrial project P P P P P P P Residential care facilities, 1 to 6 clients P P P P P P Residential care facilities, 7 to 12 clients UP UP UP UP UP UP UP UP Rooming and boarding houses UP UP Secondary residential units / Junior Accessory Dwelling Units P P P P P MUP P Senior citizen/disabled congregate care housing UP UP UP UP UP Single-family dwellings P P P P MUP P Single-room occupancy (SRO) housing UP UP UP Supportive housing P P P P P P P P P Transitional housing P P P 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 P Work/live units MUP MUP MUP MUP MUP MUP MUP P = Permitted DP=Development Permit MUP= Minor Use Permit UP=Use Permit * *There are no siting requirements for residential care homes.
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS 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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HB-9
Minimum and Maximum Density
In the Multi-Family Residential (RM) zoning district, Downtown Medium Density
Multi-Family Residential (DRM) zoning district, and Downtown High Density
Multi-Family Residential (DRH) zoning district, the allowed density may be based
on the number of bedrooms in each unit, as shown in Table HB-3.
TABLE HB-4 DWELLING UNIT EQUIVALENTS BASED ON NUMBER OF
BEDROOMS
Number of Bedrooms in Unit Equivalent Number of Dwelling
Units
Studio 0.50 units
1 bedroom 0.67 units
2 bedroom 0.80 units
3 bedrooms or more 1.00 units
Source: Town of Truckee Development Code
Additionally, in order to ensure efficient use of land and an adequate supply of
housing to meet the housing needs of all segments of the community, residential
subdivisions shall be required to achieve minimum densities in line with the Housing
Element requirements or provide additional affordable housing.
All projects must provide a minimum of 50 percent of the maximum allowable
density on-site unless an exception is granted by the review authority, or the review
authority approves a Transfer of Development Rights or project phasing plan.
Projects with 90 percent to 100 percent of the maximum allowable density shall be
exempt from providing additional housing units beyond those required by the
Inclusionary Housing Ordinance. See Table HB-5 for the minimum density
requirement.
TABLE HB-5 MINIMUM DENSITY REQUIREMENT
Minimum Density (% of
maximum allowed density
for the residential zoning
district)
Additional Required Inclusionary
Housing Units (% of maximum density
on top of existing 15% requirement)
90-100% 0%
80-89% 5%
70-79% 10%
60-69% 15%
50-59% 20%
Source: Town of Truckee Development Code
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
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HB-10
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-6 summarizes the parking requirements for residential uses within the
Town of Truckee.
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-11
TABLE HB-6 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
1 space per studio and 1-bedroom unit and 2
spaces per unit with two or more bedrooms in
addition to that required for the single-family
dwelling. No additional parking is required if the
site is located within a half mile of a transit stop,
within the Downtown Specific Plan Area General
Plan Land Use Designation, or a car share vehicle
station is located within one block of the
secondary unit.
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 18, Sect. 18.48 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.
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HB-12
The Town allows for flexibility in parking in the Downtown, including Downtown
Residential Zoning Districts. Off-street parking requirements for uses in the
Downtown may be provided in one or more of the following manners:
Off-street parking consistent with the parking standards;
An in-lieu parking fee;
Off-street parking provided on a non-contiguous, separate parcels or
parcels subject to requirements such as zoning, ownership, landscaping, etc.
On-street parking provided within the street right-of-way in front of the
parcel containing the use subject to requirements such as approval of a
Minor Use Permit, reduced credit, construction, easements, etc.
Other on-street and off-street parking proposals may be authorized
through approval of a Minor Use Permit.
Additionally, the Town adopted a Parking Management Plan specific for the Railyard
Master Plan which requires one space per studio units or one-bedroom unit, 1.5
spaces per each two-bedroom unit, and two spaces per each three-bedroom unit.
Only 50% of the required residential parking is required to be located onsite.
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:
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
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HB-13
The applicant constructs a child care facility as part of a proposed very low-,
lower-, or moderate-income residential project; or
The applicant constructs a transitional 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 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
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-14
can grant a concession or incentive that contributes significantly to the
economic feasibility of the construction of the child care facility.
Transitional Residential Project – The amount of the density bonus shall be
20% of the number of the units designated for the transitional foster youths,
disabled veterans, and/or homeless persons.
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.
There have been several changes in State density bonus law in recent years, and the
Town’s density bonus ordinance is in compliance with these changes with one
exception: the Town’s ordinance does not currently address development bonus for
commercial projects that partner with affordable housing developers. The Housing
Element includes Program H-2.7 to review and update the density bonus ordinance
for full compliance with State law.
3. Zoning for a Variety of Housing Types
a. Emergency Shelters
Pursuant to Senate Bill (SB) 2 (2007), 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.
To comply with SB 2 (2007), emergency shelters are permitted in the General
Commercial (CG) and Service Commercial (CS) zoning districts. There are
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-15
approximately 177.0 acres in the CG zoning district, of which approximately 13.29
acres are vacant. There are approximately 34.7 acres in the CS zoning district, of
which, one 9.6-acre parcel is vacant. Table HB-7 provides the list of vacant sites
available for emergency shelters. Figure HB-1 shows the locations of the sites. As
described in the table and shown in the figure, all of the sites are located close to
Downtown Truckee and have reasonable access to transit and other services. The
vacant sites included in the table provide sufficient opportunity to meet the shelter
needs of Truckee’s homeless population, which is estimated to be about 20-23 people
in the winter and 50 people in the summer. However, it should be noted, that there
is also opportunity for redevelopment or reuse of existing structures in these zones.
TABLE HB-7 VACANT SITES AVAILABLE FOR EMERGENCY SHELTERS
Parcel
Number Site Name Zone Parcel
Size
On a major
road/
transit line
Available
Utilities?
Environmental
constraints/
Terrain
Other
019-450-
042
Reynolds
Site
General
Commer
cial (CG)
7.04
acres Yes/Yes Yes
Wetlands at the
rear of the
property/Mellow
Terrain
N/A
019-300-
060 Stratton Site
General
Commer
cial (CG)
2.02
acres
No/No
Approximat
ely 0.6 miles
from transit
depot
Yes
Truckee River
floodplain/
Mellow Terrain
Adjacent
to
industrial
uses
018-740-
021
Crossroads
Site
General
Commer
cial (CG)
0.88
acres
Yes/Yes
Adjacent to
a transit
stop
Yes Moderate Slope
Access
through a
shopping
center
018-622-
001
Lombard
Site
General
Commer
cial (CG)
0.37
acres
Yes/Yes
0.1 miles
from transit
stop
Yes Mellow terrain
Across
from
shopping
center
0.25 miles
from
hospital
019-460-
022
Tahoe
Forest
Hospital
General
Commer
cial (CG)
3.00
acres Yes/Yes Yes Moderate to
steep terrain
Across the
street
from the
hospital
General Commercial Total 13.29
acres
019-410-
028 Pioneer
Service
Commer
cial (CS)
9.62
acres
Yes/Yes0.1
miles from
transit stop
Yes Mellow terrain 0.1 miles
from
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Parcel
Number Site Name Zone Parcel
Size
On a major
road/
transit line
Available
Utilities?
Environmental
constraints/
Terrain
Other
recreation
center
Service Commercial Total 9.62
acres
Total 22.91
acres
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS HB-17 EXHIBIT HB-1 VACANT SITES AVAILABLE FOR EMERGENCY SHELTERS
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In addition, 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).
Emergency shelters, accessory to a church/place of worship are allowed in the
Downtown Mixed Use (DMU) zoning district with a minor use permit.
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.
b. Transitional and Supportive Housing
Consistent with State law, the Development Code defines “transitional housing” as:
Rental housing 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 (6) months, and in no case more than two (2) years.
Transitional housing units are residential uses subject only to those requirements and restrictions
that apply to other residential uses of the same type in the same zone.
The Development Code defines “supportive housing” as:
Housing with no limit on length of stay, that is occupied by the target population as defined in
Health and Safety Code Section 50675.14, and that is linked to onsite or offsite services that assist
the supportive housing resident in retaining the housing, improving his or health status, and
maximizing his or her ability to live and, when possible, work in the community. Supportive housing
units are residential uses subject only to those requirements and restrictions that apply to other
residential uses of the same type in the same zone.
The Town amended the Development Code in 2012 and again in 2018 to allow
transitional and supportive housing as permitted uses by right in zones where
residential uses are permitted (RR, RS, RM, DRS, DRM, DRH, CN, CG, and DMU)
with the same regulations that apply to other residential uses of the same type in that
zone. In preparing this current Housing Element Update, Town staff discovered that
to comply with State law, the Development Code must be updated to allow
transitional and supportive housing by-right in the DC, DM, RC, and REC zones.
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HB-20
Additionally, AB 2162 (2018) requires supportive housing to be allowed by-right in
any zone that permits multifamily or mixed-use development. Program H-3.3 calls
for updating the Development Code to fully comply with State law requirements for
transitional and supportive housing.
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.
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.
The California Employee Housing Act (California Health and Safety Code Sections
17021.5 and 17021.6) requires that employee housing for six or fewer employees be
deemed a single-family structure with a residential land use designation. Employee
housing cannot 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.
The Town Municipal Code does not contain any provisions that would prohibit
employee housing consistent with State law. The Code does not include employee
housing in the definition of boarding house, rooming house, hotel, or dormitory.
The Town defines “Family” as an individual or group of two or more person
occupying a dwelling and living together as a single housekeeping unit in which each
resident has access to all parts of the dwelling and where the adult residents share
expenses.” The Town does not prohibit employees from living together as a
“Family.” However, the Development Code can be amended to more explicitly allow
employee housing for six or fewer employees as a single-family dwelling that is
permitted in the same manner as other single-family dwellings.
The California Employee Housing Act also requires farmworker housing of up to 12
units or 36 beds in group quarters to be considered an agricultural use and permitted
in any zone that permits agricultural uses. While the Town of Truckee does not have
any agricultural operations, several zones allow agricultural uses, such as crop
production and agricultural processing. Housing Element Program H-3.4 calls for
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HB-21
updating the Development Code to comply with the Employee Housing Act. It
should be noted that the Development Code does not have specific siting or
separation requirements for group quarters.
e. Manufactured Homes
The Development Code allows for manufactured homes in all zones that allow
conventional single-family residential dwellings, except for the DMU, REC, and RC
zones. Development standards, including setbacks, site coverage, and height
requirements, and permit processing for manufactured homes are consistent with
conventional single-family residential homes. Program H-3.5 has been incorporated
to require an update to the Development Code to allow manufactured homes in all
zones allowing single-family residential dwellings with the same development
standards to which single-family residential dwellings on the same lot would be
subject in compliance with Government Code Article 2, Section 6582.3.
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.
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, also known as accessory dwelling 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
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HB-22
clearance and provided certain size, setback and design conditions are met.
Requirements for secondary units in all zones include the following:
There shall be no more than one secondary 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.
Exemptions apply to conversions of existing garages to secondary residential
units within setbacks and to additions to garages.
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.
The second unit must be architecturally compatible with the main unit.
The additional dwelling unit shall be provided with one off-street parking
space for studio and one-bedroom units and two off-street parking spaces
per unit with two or more bedrooms, in addition to that required for the main
dwelling unit, unless one of the following is true: the site is located within a
half-mile of a transit stop or within the Downtown Specific Plan Area
General Plan Land Use Designation; it is part of an existing primary residence
or an existing accessory structure; or a car share vehicle station is located
within one block of the secondary 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.
Additionally, Junior Accessory Dwelling Units (JADU) are allowed within the same
zoning districts (DRS, DRM, RR, and RS). Requirements for JADUs in all zones
include the following:
A maximum of one JADUs is allowed on a single-family parcel developed
with one existing main dwelling.
The JADU is required to be located within the existing walls of the single-
family residence and requires the inclusion of an existing bedroom.
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HB-23
A separate entrance from the main entrance to the structure, with an
interior entry to the main living area, is required.
The gross floor area of the junior accessory dwelling unit is required to not
exceed 500 square feet, and must be contained entirely within an existing
single-family residence.
The following cooking facilities are required:
o A sink with a maximum waste line diameter of 1.5 inches;
o A cooking facility with appliances that do not require electrical
service greater than 120 volts, or natural or propane gas; and
o A food preparation counter and storage cabinets that are of
reasonable size in relation to the size of the junior accessory
dwelling unit.
A junior accessory dwelling unit may include separate sanitation facilities,
or may share sanitation facilities with the existing structure.
No additional parking shall be required for a junior accessory dwelling unit.
A junior accessory dwelling unit requires the recordation of a deed
restriction, and includes the following:
o A prohibition on the sale of the junior accessory dwelling unit
separate from the sale of the single-family residence, including a
statement that the deed restriction may be enforced against future
purchasers; and
o A restriction on the size and attributes of the junior accessory
dwelling unit in compliance with this Section.
With exception of the parking standards, the Town’s ordinance is in compliance with
Government Code Section 65852. The Housing Element includes Program H-1.7
to revise the parking standards for second units consistent with State law.
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 2016 California Building
Code, which adopts by reference the International Building Code. The 2016
California Building Code establishes construction standards applied to all buildings
including residential construction. The Town amends the code as needed to reflect
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-24
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
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-7 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-8 illustrates the total typical development fees for
single-family and multi-family applications.
In 2018, the Town updated the calculation method for Town-collected facilities and
traffic impact fees from a per unit basis to a per square footage basis. The purpose
of this update was to reduce costs for smaller residential projects, including
secondary residential units.
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HB-25
TABLE HB-8 COMPARATIVE DEVELOPMENT FEE SUMMARY
Fee Charges Truckee Grass Valley Roseville
Environmental
Initial Determination Included in fees/costs for land
use permit application $1,470 Included in fees/costs for land use
permit application
Notice of
Determination
Included in fees/costs for land
use permit application $124 + Fish & Wildlife Fees Included in fees/costs for land use
permit application
Notice of Exemption
(CEQA)
Included in fees/costs for land
use permit application $124 + County Filing Fee $816 (with Initial Study)
$347 (without Initial Study)
EIR Processing Included in fees/costs for land
use permit application $27,175 deposit $20,000 deposit
Planning
General Plan
Amendment $7,500 deposit $6,345
$10,000 (10 acres or less)
$17,000 deposit (11+ acres)
$15,000 deposit policy amendment
Zoning Code Text
Amendment $6,500 deposit $2,645 $10,000 deposit
Tentative Tract Map
$2, 500deposit for 4 or less
parcels
$3,000 (4 or fewer lots)
$4,170 (5 to 10 lots)
$5,589 (11 to 25 lots)
$7,665(26 to 50 lots)
$11,225 (51 + lots)
$6,000 deposit (4 or fewer lots)
$11,000 deposit (5 to 99 lots)
$16,000 deposit (100 to 499 lots)
$24,000 deposit (500 + lots)
$6,500 deposit for 5 or more
parcels
Planned Development $7,500 deposit $6,998 (plus $100/dwelling
unit) $11,000 deposit
Conditional Use
Permits and Variances
$3,000 deposit minor use permit
$6,500 deposit use permit
$550 limited use permit
$439 minor use permit
$2,600 major use permit
$9,000 deposit
$3,000 deposit
variance
$435 minor variance
$1,5740 major variance
$1,128 administrative variance
$3,911 variance to development
standards
Building
Building Plan Check
and Inspection
Base fee for 1,000 s.f.:
$5,305 + $16.66/s.f.
Base fee for 2,000 s.f.:
$6,634 + $240.26/s.f.
Base fee for 3,000 s.f.:
$9,032 + $149.26/s.f.:
Base fee for 4,500 s.f:.
$11,272+ $116.33/s.f.
Base fee for 7,500 s.f.:
$14,764 + $118.65/s.f.
Base fee for 10,000 s.f.:
$17,729 + $163.69/s.f.
Base Fee - $1,563
Up to 1,600 sq. ft. - $0. 65/sq.
ft.
After 1,600 sq. ft. - $0.46/sq.
ft.
Building fee is based on valuation
of the project
Plan Check $170/hour 65% of building permit fee --
Electrical $186 $137 Based on valuation of the job
Mechanical $186 $137 Based on valuation of the job
Plumbing $186 $130 Based on valuation of the job
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HB-26
Fee Charges Truckee Grass Valley Roseville
Permit Issuance $186 -- Based on valuation of the project
Engineering and Subdivision
Engineering Hourly
Rate $167/hour -- --
Subdivision
Improvement
Agreement
$3,641 -- 100% of improvements
Grading and
Improvement Plan
Check
5% of valuation: 1st $50,000 of
estimated construction costs $650/sheet deposit
$2,700 inspection deposit
Billed hourly; Deposit: 5% of
engineer’s cost estimate ($1,000
minimum) 3%: $50,000 to $250,000
1% of valuation over $250,000
Encroachment Permit $283
$260 +$5/day short
term/blanket permit
$46 new long-term permit
5% of project cost ($60 minimum)
Notes:
-- Not listed in Fee Schedule
Source: Town of Truckee, City of Grass Valley, City of Roseville
TABLE HB-9 TYPICAL DEVELOPMENT FEES – TOWN OF TRUCKEE (2019)
Development Fee New Single-Family
(per unit)1
New Multi-Family
(per unit)2
Town of Truckee Building Permit $8,952 $5,829
School Facilities Mitigation Fee $7,360 $4,428
Recreational Facilities Mitigation Fee $3,860 $2,316
Fire Protection Facilities Mitigation
Fee $2,050 $1,476
Traffic Facilities Mitigation Fee $5,011 $3,228
Facilities Mitigation Fee $2,860 $1,874
Truckee Sanitary District $1,650 $1,650
Truckee Tahoe Sanitation Agency $5,000 $5,000
Truckee Donner PUD (electrical) $2,954 $2,9543
Truckee Donner PUD (water) $4,990 $3,510
Total $43,314 $33,416
Notes:
1 Based on a hypothetical new single-family unit with 2,000 square feet living area + 500 s.f. garage
2 Based on a hypothetical multi-family unit with 1,200 square feet living area and under 11 units.
3 Fees for multi-family units are based on actual costs and may vary significantly from this amount.
Source: Town of Truckee, 2019.
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HB-27
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 fee costs are approximately 6 to 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 a fee study conducted by the Hansford Economic consulting in 2018
as part of a Mountain Housing Council analysis. .
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-9 summarizes the Town’s
processing time for residential project approval.
TABLE HB-10 PROCESSING TIME FOR RESIDENTIAL PROJECT APPROVAL
Process Permit Required Time Frame
Single-Family Dwellings Zoning Clearance 4 to 6 weeks
Secondary Dwelling Unit Zoning Clearance 4 to 6 weeks
Subdivisions (4 or fewer parcels) Tentative Map 3 to 6 months
Subdivisions (5 or more parcels) Tentative Map 4 to 14 months
Multi-Family Dwellings (4 to 10
units without subdivision) Zoning Clearance 2 to 6 months
Multi-Family Dwellings (4 to 10
units with subdivision)
Zoning Clearance and
Tentative Map 2 to 6 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-28
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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HB-29
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; and a 4.0 magnitude
earthquake centered 12.2 miles from Truckee in 2017.
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. All of the sites in the sites inventory have been reviewed
relative to flooding constraints. Two sites are partially within the 100-year flood zone,
which limits the developable area of these sites. This has been factored into the
development capacity calculation, as described in the sites inventory discussion
(Appendix HC).
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.
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
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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 to Nevada
and Placer Counties and the Town of Truckee, covering 125 square miles. The TFPD
employs 50 full-time employees and 7 part-time employees and operates eight fire
stations throughout the Truckee area, four of which are staffed 24 hours a day. One
is the administration station and three are residential stations with three full time
employees living in attached apartments.
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
All of the sites in the inventory have access to adequate water infrastructure. 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 of the
General Plan, which far exceeds the RHNA for the 2019-2027 projection period.
Development projects are assessed fees for new water provision facilities. The
District acquires its water from aquifers hundreds of feet 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
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HB-31
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 have a water meter installed and are charged a metered
rate. Per State law, upon completion of an amended or adopted housing element, a
local government is responsible for immediately distributing a copy of the housing
element to area water and sewer providers. In addition, water and sewer providers
must grant priority for service allocations to proposed developments that include
housing units affordable to lower-income households. The 2019-2027 Housing
Element will be provided to TDPUD upon adoption.
ii. Sewer
All of the sites in the inventory have access to adequate sewer infrastructure. 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
gallons 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. The 2019-2027 Housing Element will be provided to the Truckee Sanitary
District and Tahoe-Truckee Sanitation Agency upon adoption.
iii. Dry Utilities
All of the sites in the inventory have access to electric, natural gas, telephone, cable
television, and internet. The Truckee Donner Public Utility District is the primary
provider of electricity for Truckee with the eastern portion of Glenshire served by
Liberty Energy. Southwest Gas is the provider for natural gas. There are small
neighborhoods in Truckee that use individual propane service. However, all of the
sites in the inventory have access to natural gas through Southwest Gas. Telephone,
cable television, and internet are provided by various private companies, including
satellite services and Suddenlink.
11. 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).
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HB-32
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
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.
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HB-33
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.
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
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-34
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.
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 3.5% of the number of FTEE.
Twenty or more but less than 40 FTEE - project must construct and
complete workforce housing units for 7.5% of the FTEE generated by the
project.
Forty or more FTEE - project must construct and complete workforce
housing units for 14% of the FTEE generated by the project. Rental units are
preferred for workforce housing units. 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
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-35
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 the 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 2,178 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.
B. Non-Governmental Constraints
1. 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 March 2019, ranges in price from $90,000 to $850,000
per acre (landandfarm.com).
2. 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-10 summarizes the estimated construction
costs based on typical development projects in Truckee.
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APPENDIX HB – POTENTIAL HOUSING CONSTRAINTS
HB-36
TABLE HB-11 CONSTRUCTION COST ESTIMATES
Development Type Cost per Square Foot1
Single-Family Residential $400-$600
Townhomes/Condominiums $200-$500
Multi-Family Residential Rentals $195
Source: Town of Truckee, Building Division,2019, Triumph Development
Notes:
1 Cost estimates include gradation, infrastructure, site improvements and building construction.
3. 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 March 2019, interest rates for a 30 year fixed mortgage, including non-
conforming jumbo loans, range from approximately 3.5-4.5%.
4. Development Timelines
The time from when an application receives entitlements to the time a building
permit is submitted varies. During that period, developers are securing land and
financing and coordinating construction documents and contractors. For smaller
projects, building permits can be submitted as quickly as within a month of receiving
entitlements, if the developers are working on the building permit documents
concurrently with the entitlement process and few changes are needed. However, for
larger projects, such as Coburn Crossing, financing and construction documents can
be more complicated. For Coburn Crossing, the building permit was submitted 16
months after entitlements were approved. Other projects such as the Coldstream
Affordable Housing project received entitlements in November 2017 to secure
funding. The developers have not yet submitted a building permit application, but
infrastructure work has commenced. The Artist Lofts application was approved in
May 2016, but was unable to secure funding and a time extension was approved in
2018. The developers re-applied and were awarded financing in 2019 and submitted
a building Permit in May 2019. Additionally, there are projects that receive
entitlements but do not get built. For projects that receive entitlements and submit
building permits, there is a broad range; staff estimates that the average range is one
month to 30 months.
APPENDIX HC – POTENTIAL HOUSING RESOURCES
TOWN OF TRUCKEE
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-1
APPENDIX HC – POTENTIAL HOUSING 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 2019-2027 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 facilities,
TOWN OF TRUCKEE
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-2
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.
1. Meeting the Town’s 2019-2027 RHNA
The current RHNA prepared by HCD allocate housing needs for the period from
December 31, 2018 through August 15, 2027. The RHNA identifies 755 units as the
Town of Truckee’s share of the region’s housing need for the 2019-2027 planning
period (Table HC-1). This need provides the basis for evaluating the availability of
adequate sites for housing during the planning period.
TABLE HC-1 RHNA 2019-2027
Very Low-
Income
Low-
Income
Moderate
-Income
Above
Moderate
-Income Total
2019-2027
RHNA Need 187 140 128 300 755
Note: 1Extremely low-income need is assumed to be 50 percent of the very low-income allocation, or 93
units
a. Units Under Construction
Since the RHNA period began on December 31, 2018, units that are under
construction but not yet occupied as of that date are counted toward the RHNA. As
indicated in Table HC-2, the Town of Truckee has 138 units currently under
construction at Coburn Crossing. The project is 132 market-rate rental units deed-
restricted for local residents only and includes six deed-restricted “workforce
housing” units to be rented to households earning no more than 80 percent of area
median income (i.e., low-income units).
TABLE HC-2 UNITS CURRENTLY UNDER CONSTRUCTION
APN Site
Name
Number
of Units
Affordability Mechanism
019-420-090 Coburn
Crossing
138
rental
units
Low Income – 6
units
Above Moderate -
132
Workforce
housing
requirement
Total 138 Low-Income – 6 units
Above Moderate – 132 units
Source: Town of Truckee
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-3
EXHIBIT HC-1 COBURN CROSSING UNDER CONSTRUCTION
Source: Proset Construction, 2019.
b. Approved Units
Table HC-3 shows residential development projects that have been approved but are
not yet under construction. As indicated in the table, the Town of Truckee has 202
approved units that are expected to be built during the RHNA period. These include
100 deed-restricted very low-income units, 27 deed-restricted low-income units, and
75 above moderate-income units. The locations of these units are shown in Exhibit
HC-3.
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-4
TABLE HC-3 APPROVED UNITS
APN Site Name Number
of Units
Affordability Mechanism Notes
018-740-055 The Boulders
Condominiums
Phase IV-C
27 Above Moderate-Income
– 27 units
N/A No restriction.
Approved
October 20, 2015.
019-420-071 Artist Lofts 77 Very Low Income – 76
units
Above Moderate/
Manager’s Unit – 1 unit
Development
Agreement
Deed restricted,
minimum 55
years; LIHTC
Approved August
21, 2018.
018-560-016 Coldstream -
Mixed Use
Commercial
48 Very Low Income – 24
units
Low Income – 24 units
Development
Agreement
Deed restricted in
perpetuity.
Approved
November 21,
2017.
019-700-015
to -020
Pioneer East 8 Above Moderate – 8
units
N/A No restrictions.
Approved
November 13,
2018.
018-621-
010, -001, -
002, -004
Grocery Outlet 3 Low Income – 3 units Workforce
Housing
Ordinance
Deed restricted in
perpetuity.
Approved
November 13,
2018.
019-970-001 Stoneridge 39 Above Moderate - 39 N/A No restriction.
Approved April
12, 2005.
Total 202 Very Low Income – 100 Units
Low-Income – 27 units
Above Moderate Income - 75
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-5 EXHIBIT HC-2 APPROVED RESIDENTIAL UNITS
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-6 This page is intentionally blank.
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HC-7
By counting as credit units under construction and approved units, the remaining
RHNA need for the 2019-2027 Planning Period is 415 dwelling units, as shown in
Table HC-4. This includes a remaining need for 194 lower-income units, 128
moderate-income units, and 93 above moderate-income units.
TABLE HC-4 REMAINING RHNA OBLIGATION
Extremely
Low-
Income
Very
Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate
-Income
Total
2019-2027
RHNA
Need
93 94 140 128 300 755
Units under
construction 0 0 6 0 132 138
Approved
units 0 100 27 0 75 202
Remaining
RHNA
93 -6 107 128 93 415 Combined lower-income: 194
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 the RHNA
Table HC-5 summarizes the sites in the Town of Truckee available to accommodate
the Town’s RHNA utilizing current zoning and development standards. Tables HC-
6 to HC-26 describes the realistic capacity of each available site considering all
applicable land use controls and site improvement requirements; existing uses; and
infrastructure and environmental constraints.
Relationship Between Density and Income Category
State law allows jurisdictions to use a “default” density standard to identify sites
deemed appropriate for lower-income housing development. The default density
standard for Truckee is 15 units per acre, meaning any site with zoning that allows at
least 15 units per acre is deemed appropriate for accommodating Truckee’s lower-
income RHNA. State law does not provide the same guidance for moderate-income
housing; however, sites zoned to allow a variety of housing types at medium densities
(e.g., duplexes, triplexes, multifamily) are considered available to accommodate
moderate-income housing. The lower-density zones are assumed appropriate only to
meet the above moderate-income RHNA.
The Town’s Development Code Section 18.08.050 includes several provisions
encouraging projects to maximize the allowed density on a residentially-zoned site in
order to ensure efficient use of land and an adequate supply of housing to meet the
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-8
housing needs of all segments of the community. First, all projects are required to
provide a minimum of 50 percent of the maximum allowed density on the site, with
exceptions made for site constraints or other potential impacts. Second, projects that
propose less than 90 percent of the maximum allowed density are required to provide
additional inclusionary housing units. The Code also allows density calculations
based on the number of bedrooms in each unit. Units with fewer than three
bedrooms are counted as less than 1.00 unit; studio are calculated as 0.5 dwelling unit
equivalents (DUE), one-bedroom units as 0.67 DUE, and two-bedroom units as 0.80
DUE. Perceivably a development made up of 100 percent studio units could build
two times the allowed density in a residential zone. In addition, the Town grants
density bonuses for affordable units in compliance with State density bonus law.
Table HC-5 provides a summary of recent residential project approvals and their
approved density in comparison to the maximum allowed density.
TABLE HC-5 APPROVED DENSITY OF RECENTLY APPROVED PROJECTS
Project Year
Approved
Approved
Density
Allowed
Density
Percentage
of
Maximum
Density
Palisades
Multi-Family
APN 019-
520-005
2016 Four units on
0.41 acres (9.8
du/acre)
RM-10
(Multi-Family
Residential,
10 dwelling
units per acre)
Allowed
density: 10
du/acre; 4
dwelling units
98%
Coburn
Crossing
APN: 019-
420-090
2017 138 units on
7.86 acres
(17.6 dwelling
units per acre)
DVL
(Downtown
Visitor
Lodging)
Allowed
density: 16-18
du/acre;
125-141
dwelling units
98%
Coldstream
Affordable
Housing
2017 48 units on
1.80 acres
This project is
part of the
Coldstream
N/A
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-9
APN 018-
560-016
(26.7 dwelling
units per acre)
Specific Plan
Village
Mixed-Use
Commercial
zoning
district, which
required 48
multi-family
units.
Artist Lofts
019-420-071
and a portion
of the right-
of-way
2018 77 units on
1.06 acres
(72.6 dwelling
units per acre)
This project is
part of the
Railyard
Master Plan
Downtown
Extension
district which
allows for a
maximum
allowed
development
of 285
housing units
within the 8.4
acres of land.
No
requirements
for specific
densities or
distribution
are provided.
N/A
Each site was examined closely to determine the feasible development capacity given
site constraints and maximum allowed densities. In some cases, feasible densities
were based on interest expressed by property owners.
Size of Sites
State law (Government Code Section 65583.2) contains guidance the appropriate size
of sites to accommodate the lower-income RHNA. A site smaller than one-half acre
or larger than 10 acres is not deemed adequate to accommodate the lower income
housing need unless the jurisdiction can demonstrate that sites of equivalent size
were successfully developed during the prior planning or provide other evidence that
the site is adequate to accommodate lower income housing.
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-10
The sites inventory, shown in Table HC-10 below, includes one higher-density site
that is smaller than one-half acre. The 0.33-acre Jibboom Street site, which is
estimated to accommodate three units, is counted in the inventory as a moderate-
income site because of the small site size.
Capacity on Mixed-Use Sites
There are several mixed-use or non-residential zones that allow residential
development. The Downtown Mixed Use (DMU) zoning district allows stand-alone
residential units up to 24 units per acre as a permitted use with no requirement for
mixed use or commercial uses. The General Commercial (CG) and Neighborhood
Commercial (CN) zoning districts allow standalone residential uses up to 12 units
per acre with a conditional use permit. The Manufacturing (M), Downtown
Manufacturing (DM), Downtown Commercial (DC), Service Commercial (CS),
Neighborhood Commercial (CN) and General Commercial (CG) zoning districts
also allow for multi-family dwellings in commercial/industrial projects up to four
units per acre. All land uses and project proposed in the CN, CG, CS, and M zoning
districts having a single tenant or business with 20,000 s.f. or more of floor space is
required to include a mixed-use component, including a minimum of two residential
units for the first 40,000 s.f. of floor space, or fraction thereof, of the project and
one additional residential unit for each 10,000 s.f. of floor space, or fraction, thereof.
The residential floor space within a mixed use development does not count toward
the maximum allowed floor area ratio for the project. Additionally, the Town’s
Development Code provides incentives to encourage the development of mixed-use
projects in the CN, CG, CS, DMU, DC, M, and DM zoning districts. Incentives
include reductions in parking, increases in allowed floor area ratio for the non-
residential component of the project, increases in site coverage, reductions in open
space, and flexibility in requirements for recreation amenities, laundry facilities, and
private exterior space.
Of the sites available for lower-income households, 453 of the 782 units (58 percent)
are within mixed-use zoning districts. However, the entire remaining lower-income
RHNA (194 units) can be accommodated on the sites allowing exclusively residential
uses.
Capacity on Non-Vacant Sites
Pursuant to Assembly Bill (AB) 1397 (Statutes of 2018), if the Town were relying on
the non-vacant sites for more than 50 percent of the lower-income RHNA, a higher
level of analysis would be required. The sites inventory, included in Table HC-10
below, includes several non-vacant sites that in total provide for 50 percent of the
lower-income capacity in the sites inventory. However, the sites inventory includes a
significant amount of surplus capacity relative to the Town’s lower-income RHNA.
The entire lower-income RHNA could be accommodated on the vacant sites. The
following sections (Past Experience and Analysis of Existing Uses) provide more
background on the Town’s ability to convert non-vacant land to residential uses.
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HC-11
Past Experience
The Town’s past experience converting existing uses to higher density residential
development includes the adoption of the Railyard Master Plan and Coldstream
Specific Plan, and approval of Coburn Crossing.
Railyard Master Plan
The Railyard Master Plan Area, approximately 75 acres, was historically
occupied by railyards and lumber mills and was previously owned by Union
Pacific Railroad before purchase by a private developer.
Since 1995, the Town has undertaken a number of planning efforts to
facilitate development of the Railyard Master Plan Area. These efforts were
first formalized in the 1996 Town of Truckee General Plan, which
established a number of policies to be implemented through the
preparation of a Specific Plan for the Downtown area, including the
Railyard Area. The planning process for the 1997 Downtown Truckee
Specific Plan (DTSP) was initiated in 1995 and represented a two-year long
collaborative effort by local citizens, Town officials, and Town staff.
Recognizing that the Railyard Area contains the majority of the
undeveloped land in the Downtown Specific Plan Area, the DTSP included
policies that required the preparation of a Master Plan for the Railyard Area
that would promote its development as an attractive, pedestrian-oriented
activity center visually and physically connected with the historic
Downtown Core.
Efforts to prepare a Master Plan for the Railyard Area were initiated in 2002
when the Town received a grant from the Sustainable Communities Grant
and Loan Program and hired Dinsmore Sierra, LLC to lead community
outreach efforts and prepare a Master Plan for the reuse of the Railyard
Area. These efforts accelerated in 2004, when Truckee Development
Associates, LLC (led by Holliday Development) purchased a significant
portion of the Railyard from Union Pacific Railroad and formed a
partnership with the Town, called the Truckee Railyard Partnership
(Partnership), to jointly plan the future of the Railyard Master Plan Area.
This cooperative effort culminated in 2006 with a Master Plan that
highlighted a preferred plan for the development of the Truckee Railyard
Area (referred to as the 2006 Master Plan throughout this document).
The Railyard Master Plan also included coordination with Union Pacific
Railroad to integrate railyard operations and the balloon into the project.
Extensive soil remediation was also required and completed in 2013 to meet
the Regional Water Quality Board’s requirements.
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-12
The Railyard Master Plan envisions 570 residential units, primarily in the
Downtown Extension (DE) District and Industrial Heritage (IH) District.
The Town approved a 77-unit affordable housing project on approximately
one acre in the Downtown Extension District in 2016, with an
amendment/extension in 2018. The applicants submitted a building permit
in 2018 and have secured financing through Low Income Housing Tax
Credit financing.
Coldstream Specific Plan (PC-1)
The Coldstream Specific Plan Area consists of approximately 178.9± acres
of land situated within the Town of Truckee. Since the early 1950s,
approximately 150 acres of the area was an aggregate harvesting site. The
land has gone through multiple ownerships, with A. Teichert and Son, Inc.
acquiring the lease for aggregate harvesting in 1966. Mining of the site
continued until 1984, with reclamation of the property beginning in 1985
and being completed shortly thereafter.
Materials harvested from the former mine site supplied a number of
important private projects and public improvements within the Truckee
and North Tahoe region, including the construction of Interstate 80, Tahoe
Donner, and the Squaw Valley Olympic site.
The Town of Truckee, in partnership with Teichert Land Company,
adopted the Coldstream Specific Plan in September 2014, a mixed-use
community that directly contributes to a comprehensive program of
environmental preservation, restoration, enhancement, and recreation.
Along with 30,000 s.f. of retail and commercial uses, the plan includes
approximately 300 residential units. The project proponent also purchased
the 23-acre Highway Commercial (CH) zoned property located at the
western end of Deerfield Drive with the encouragement of Town Staff for
inclusion in the Coldstream Specific Plan in order to comprehensively plan
the entire area. The addition of the CH property into the Coldstream
Specific Plan was intended to eliminate the incompatibility of a highway
commercial property located at the end of Deerfield Drive and to provide
the opportunity for an integrated master plan for the area.
In 2016, a 48-unit affordable housing project was approved on a 1.8-acre
parcel within the Coldstream Specific Plan area. The applicants have
submitted improvement plans for site work and off-site improvements,
which are currently under review by the Town.
Coburn Crossing
The project area consists of one 7.86-acre parcel within the Town of
Truckee. The site was used as a dump site between the late 1800s and
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-13
approximately 1930, and was part of a larger dump that extended onto the
neighboring United States Forest Service (USFS) site to the east and
Truckee Townhomes property to the southwest. Investigative and remedial
activities were completed in 2004 at the Truckee Townhomes site by
Mactec Engineering and Consulting and Nichols Consulting Engineers,
Chtd.
A 138-unit residential apartment, including six low income housing units,
was approved in 2016, with construction commencing in August 2018. The
applicants have indicated that they anticipate that residents would be
allowed to move in during the fall of 2019.
Analysis of Existing Uses
Of the six non-vacant lower income sites identified in Table HC-5, two of the sites
are owner-occupied (Railyard Downtown Extension and Sutton), three sites are
occupied by illegal/unpermitted uses (Arnold DMU, Arnold DRH, and Winter
Creek), and one site has an existing lease with a restaurant (Hilltop – JAR North).
Several of the property owners have submitted applications or preliminary
applications for residential projects on their sites in the last three years including the
Truckee-Tahoe Lumber site in the Railyard Downtown Extension, Sutton, Winter
Creek, and Arnold DMU and Arnold DRH sites. The following is a description of
the existing uses and property owner intent for each of the six non-vacant lower-
income sites. More information about each of the sites is located in Tables HC-7 to
HC-26.
Site #5 Railyard Downtown Extension site. Tahoe-Truckee Lumber
Company (TTL) occupies approximately two acres of the Railyard
Downtown Extension site. TTL is currently constructing a site elsewhere
in Truckee for relocation of the lumber yard company. The existing
buildings on the downtown TTL property would likely be reused or
redeveloped into a new use. It is unclear what the anticipated use will be
upon TTL’s relocation. However, informal discussions with staff include
potential residential projects. TTL submitted a formal application in 2018
to explore redevelopment of their site.
Site #15 Sutton site. The easternmost parcel of the three-parcel Sutton
site is occupied by the owner’s contractors yard, which was approved in
1972. The remaining two parcels are vacant. The owners submitted a
preliminary application in 2016 for a potential residential project that
encompassed all three sites.
Site #4 Winter Creek Multi-Family site. Winter Creek has an existing
illegal contractors yard that was primarily used for staging for construction
of single-family homes in the adjacent subdivision. The owners submitted
a preliminary application in 2019 to consider a potential 20-30-unit multi-
TOWN OF TRUCKEE
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APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-14
family project. The adjacent subdivision has completed buildout and the
illegal contractors yard may be nearing the end of its usefulness.
Sites #1 and 2 Arnold DMU and Arnold DRH sites. The Arnold DMU
and Arnold DRH sites are occupied by existing illegal retail and industrial
uses. The owners have submitted two preliminary applications (one in 2018
and one in 2019) for potential redevelopment of both parcels with a
residential project. A letter from the owner of the properties has been
submitted acknowledging their interest.
Sites #17 Hilltop – JAR North site. An existing restaurant in a historic
building on the Hilltop – JAR North site is located on a portion of the
parcel and is integrated into the existing vision for the redevelopment of
that site, as identified by the master plan adopted for the area. The future
development of the Hilltop Master Plan would likely include subdividing to
allow the restaurant to remain.
Lower-Income Sites Counted in Previous Housing Elements
AB 1397 also established additional requirements for lower-income sites. A non-
vacant site that has been included in a prior housing element and a vacant site
included in two or more consecutive housing elements is only deemed adequate to
accommodate a portion of the current lower-income housing need if the site is
subject to a rezone program within three years of the beginning of the planning
period to allow residential use by right for housing in which at least 20 percent of the
units are affordable to lower-income households. Table HC-10, below, identifies
which sites have been included in previous housing elements. There are five lower-
income sites that have been counted in previous housing element cycles and are
subject to Program H-1.1, which commits the Town to rezoning the sites by August
15, 2022 to allow affordable housing on these sites by-right.
Replacement Housing Requirements
None of the identified sites in Table HC-5 have been occupied by or restricted for
the use of lower-income households at any time during the previous five years.
Government Code, Section 65583.2, subdivision (g) does not apply to these sites and
no replacement housing units are required.
Availability of Infrastructure
All of the sites included in the inventory are within the Town limits and have access
to adequate water, sewer, and dry utilities. A general description of infrastructure
availability is included in Appendix HB (Housing Constraints).
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-15 TABLE HC-6 AVAILABLE SITES FOR RESIDENTIAL USE # APN Site Name Zoning General Plan Max. Density (DU/ Acre) Acres Realistic Capacity* (by Income Category) Res. Only or Mixed Use Vacant or Underutilized Known Constraints Included in Previous Housing Elements 1 019-300-041 Arnold DMU DMU (Downtown Mixed-Use) Downtown Specific Plan 24 6.25 (develop. area approx. 3 acres) 45 (lower income) Mixed Use Underutilized (illegal retail/ manufacturing uses) River floodplain, steep riverbank Yes (two cycles)* 2 019-300-042 Arnold DRH DRH-24 (Downtown High Density Residential) Downtown Specific Plan 24 1.77 27 (lower income) Residential Underutilized (illegal retail/ manufacturing uses) None Yes (two cycles)* 3 019-460-022 Tahoe Forest Hospital Gateway CG (General Commercial) Commercial 12 3.00 30 (moderate income) Mixed Use Vacant Moderate to steep slope Yes (two cycles) 4 019-820-001 Winter Creek Multi-Family RM-15 (Multi-family Residential) High Density Residential 15 1.71 25 (lower income) Residential Underutilized (illegal contractors yard) None Yes (two cycles)* 5 019-030-008 Railyard – Downtown Extension (Mixed Use) Downtown Master Plan Downtown Specific Plan Area 28.1 1.3 208 (lower income) Mixed Use Underutilized (Tahoe-Truckee Lumber to relocate) None No 019-030-010 0.1 019-111-007 0.2 Vacant 019-420-068 1.2 019-420-071 3.2 019-420-072 0.8 Right-of-way 0.6 Total 7.4
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-16 # APN Site Name Zoning General Plan Max. Density (DU/ Acre) Acres Realistic Capacity* (by Income Category) Res. Only or Mixed Use Vacant or Underutilized Known Constraints Included in Previous Housing Elements 6 019-420-069 (portion) Railyard –Trout Creek Downtown Master Plan Downtown Specific Plan Area 12.5 6.8 85 (moderate income) Residential Vacant None No 7 019-420-070; Railyard – Industrial Heritage (Mixed Use) Downtown Master Plan Downtown Specific Plan Area 28.2 2.5 200 (lower income) Mixed Use Vacant None No 019-420-069 (portion) 4.6 Total 7.1 8 019-620-002 (portion) Joerger Ranch Parcel 4 Workforce Multi-family Housing (RMW-20) Planned Community 3 20 4 80 (lower income) Residential Vacant None Yes (rezoned to meet fourth cycle shortfall)* 9 018-560-016 (portion); 08-560-010 (portion); 018-760-013 (portion); 018-760-012 (portion); 018-760-011 (portion); 018-760-015 (portion) Coldstream - Lakeside Residential Lakeside Residential (LR) Planned Community 1 3.0 37.7 112 (above moderate income) Residential Vacant None No 10 018-560-016 Coldstream - Village Green Residential Village Green Residential (VGR) Planned Community 1 4.8 20.4 97 (above moderate income) Residential Vacant None No
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-17 # APN Site Name Zoning General Plan Max. Density (DU/ Acre) Acres Realistic Capacity* (by Income Category) Res. Only or Mixed Use Vacant or Underutilized Known Constraints Included in Previous Housing Elements 11 018-560-016 Coldstream Village Mixed Use Commercial (Mixed Use) Village Commercial Mixed Use (MUC) Planned Community 1 4.2 9.1 38 (above moderate income) Mixed Use Vacant None No 12 019-460-042 Upper McIver Multi-family residential, 16-18 du/acre (RM-18) High Density Residential, 16-18 du/acre 18 5.5 88 (lower income) Residential Vacant Steep slopes Yes (rezoned to meet fourth cycle shortfall)* 13 019-102-016 Jibboom Street Downtown Mixed Use (DMU) Downtown Specific Plan Area 24 0.3 3 (moderate income) Mixed Use Underutilized (historic garage) None No 14 019-410-046 Frishman Hollow II Multi-family residential, 10 du/acre (RM-10) High Density Residential, 6-12 du/acre 10 5 50 (moderate income) Residential Vacant Drainage to the west; moderate slope No 15 019-160-026 Sutton Site Downtown High Density Residential, 24 du/acre (DRH-24) Downtown Specific Plan Area 24 1.3 21 (lower income) Residential Vacant River floodplain, steep riverbank, airport compatibility No 019-160-012 0.5 019-680-016 0.4 Underutilized industrial site Total 2.2 (0.9 develop. area)
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-18 # APN Site Name Zoning General Plan Max. Density (DU/ Acre) Acres Realistic Capacity* (by Income Category) Res. Only or Mixed Use Vacant or Underutilized Known Constraints Included in Previous Housing Elements 16 019-450-047 Cascade Association Multi-family residential, 15 du/acre (RM-15) High Density Residential, 6-12 du/acre 12 9.6 (develop area 2.0 acres) 24 (moderate income) Residential Underutilized (undeveloped portion of site with senior housing located on a portion of the parcel) Wetland No 17 019-300-018 Hilltop - JAR Hilltop North Downtown Master Plan Downtown Specific Plan Area 17.6 5 88 (lower income) Residential Underutilized – surface parking for adjacent restaurant use None No 18 019-300-019 Hilltop - Davies and Fitch Downtown Master Plan Downtown Specific Plan Area 11.7 8.05 94 (moderate income) Residential Vacant None No 19 019-410-043 Gales Property East Multi-family Residential, 10 du/acre (RM-10) High Density Residential, 6-12 du/ac 10 4.3 42 (moderate income) Residential Vacant None No 20 019-410-042 Gales Property West Multi-family Residential, 10 du/acre (RM-10) High Density Residential, 6-12 du/ac 10 9.7 97 (moderate income) Residential Vacant None No 21 019-620-005 Aspen Meadows Multi-family Residential, 10 du/acre (RM-10) High Density Residential, 6-12 du/ac 10 6.95 37 (moderate income) Residential Vacant Wetland Yes Total by Income Category Lower 782 Moderate 462 Above Moderate 247 Total 1,491 Source: Town of Truckee Notes: 1 Realistic Capacity: Considers all applicable land use controls and site improvement requirements; existing uses; and infrastructure and environmental constraints
TOWN OF TRUCKEE HOUSING ELEMENT APPENDIX HC – POTENTIAL HOUSING RESOURCES HC-19 * Indicates a lower-income site that will be subject to by-right zoning for affordable housing per AB 1397 (see Program H-1.1). EXHIBIT HC-3 AVAILABLE SITES FOR RESIDENTIAL USE
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-20
TABLE HC-7 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #1 ARNOLD DMU PROPERTY
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Insert Aerial
Address: 10925 W. River St
APN: 019-300-041
Site Size: 6.25 ac
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,
and most uses on the site are not in compliance with current Town code requirements (therefore illegal uses). Any future
application on this site would require review of the existing uses and potential removal and compliance of the sites under current
standards. The owner has submitted two applications for preliminary review for a residential project on this site. The owner of
the property has submitted a letter in support of a housing project on this site (see Exhibit HC-4). 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-21
TABLE HC-8 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #2 ARNOLD DRH PROPERTY
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Insert Aerial
Address: 10855 W. River St
APN: 019-300-042
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. The owner has submitted two applications for preliminary review for a
residential project on this site. The owner of the property has submitted a letter in support of a redeveloping the site for housing
(see Exhibit HC-4. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-22
EXHIBIT HC-4 LETTER FROM OWNER OF ARNOLD DMU (SITE #1) AND ARNOLD DRH (SITE #2)
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-23
TABLE HC-9 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #3 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-24
TABLE HC-10 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #4 WINTER CREEK MULTI-FAMILY
Insert Aerial
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 has been illegally used as a contractors
yard since the mid-2000s. A preliminary application was submitted for this site in 2019 for a 20-30 multi-family residential project.
The site can easily accommodate 15 units per acres. Based on the lack of constraints, it is estimated that at least 25 units could
be accommodated on the site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-25
TABLE HC-11 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #5 RAILYARD – DOWNTOWN EXTENSION
DISTRICT
`
Addresses: 10111, 10121, 10198, and 10242 Church Street, other addresses unavailable
APNs: 019-030-008; 019-030-010; 019-111-007; 019-420-068; 019-420-071; 019-420-072; Right-of-Way
Site Size: 7.4 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Railyard Master Plan
District: DE (Downtown Extension)
Density: 25.6 du/ac average density
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 spaces per unit
1 bedroom: 1 spaces per unit
2 bedroom: 1.5 spaces per unit
3-bedroom: 2 spaces per unit
Work/Live units: same standards as above, plus 3 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: Underground utilities on Donner Pass Road, Church Street, and Truckee Way
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 and amended in November 2016.
Infrastructure and improvements have been installed within Donner Pass Road, Church Street, and Truckee Way west of the
balloon track. 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. 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 .
It is estimated that up to 208 new units could be accommodated on the site with a mix of residential, live/work, and work/live
units. The average density for this district of the Master Plan assumed is 28.1 du/acre which means that this Master Plan assumes
higher densities in some locations with lower densities in others; for example, a project with 77 units on one acre has already
been approved in this district. The 77 units were subtracted from the total and one acre was subtracted from the total area. The
land has been subdivided but Nevada County has not yet issued updated Assessor Parcel Numbers. 285 residential units are
allowed in this district. There are 7.4 acres remaining to be developed. A small northern portion of the site is owned by Truckee-
Tahoe Lumber Company that is currently constructing a new site elsewhere in Truckee for relocation of the lumberyard. The
majority of the site is vacant.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-26
TABLE HC-12 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #6 RAILYARD- TROUT CREEK DISTRICT
Address: Not Available
APN: 019-420-069 (portion)
Site Size: 6 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Railyard Master Plan
District: TC (Trout Creek District)
Density: 12.5 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 15%
Parking Multi-family units and Live/Work units (includes guest parking):
Studio: 1 spaces per unit
1 bedroom: 1 spaces per unit
2 bedroom: 1.5 spaces per unit
3-bedroom: 2 spaces per unit
Work/Live units: same standards as above, plus 3 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: Underground utilities on Donner Pass Road, Church Street, and Truckee Way
Terrain: Gentle (<10%)
Flooding: Trout Creek
Biological: Wetlands (State Jurisdictional Waters)
Noise: Union Pacific Railroad
Other Environmental: Airport Safety Zones C and 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 and amended in November 2016.
Infrastructure and improvements have been installed within Donner Pass Road, Church Street, and Truckee Way west of the
balloon track. A mixture of multi-family and single-family residential homes is proposed in this district. 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 majority of the site, the western two-thirds of the site is
located in Zone D of the Airport Land Use Compatibility Plan, which would not restrict the allowable density. The remaining
one-third of the site on the east is in Zone C which restricts allowable densities for residential uses to 0.2, mixed use projects are
limited to an average of 75 people per acre or 225 people per single acre. However, since the site is located in a site-specific
exception area, Site 1 – the Truckee Railyard Redevelopment Area, which considers the entire Railyard Master Plan area as a
mixed-use project. The total intensity for the Master Plan area is 300 people per acre on average for the entire area and 1,200
people per any single one-acre portion of the area. Any new structure is limited to no more than four aboveground habitable
floors. The site has suitable terrain and access to Church Street. It is estimated that up to 85 units could be accommodated on
the site (or 12.5 du/acre).
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-27
TABLE HC-13 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #7 RAILYARD- INDUSTRIAL HERITAGE DISTRICT
Address: Not Available
APN: 019-420-070; 019-420-069 (portion)
Site Size: 7.1 acres (approximately)
General Plan: Downtown Specific Plan – Master Plan
Zoning: DMP (Downtown Master Plan)
Railyard Master Plan
District: IH (Industrial Heritage District)
Density: 28.2 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 spaces per unit
1 bedroom: 1 spaces per unit
2 bedroom: 1.5 spaces per unit
3-bedroom: 2 spaces per unit
Work/Live units: same standards as above, plus 3 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
Source: Railyard Master Plan
Existing Use: Railyard operations
Infrastructure: Underground utilities on Donner Pass Road, Church Street, and Truckee Way
Terrain: Gentle (<10%)
Flooding: Trout Creek
Biological: Wetlands (State Jurisdictional Waters)
Noise: Union Pacific Railroad
Other Environmental: Airport Safety Zones C and 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 and amended in November 2016.
Infrastructure and improvements have been installed within Donner Pass Road, Church Street, and Truckee Way west of the
balloon track. A mixture of multi-family residential, artisan industry space, commercial space, retail, live/work and work/live
uses is proposed in this district. 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 majority of
the site, the western two-thirds of the site is located in Zone D of the Airport Land Use Compatibility Plan, which would not
reduce the allowable density. The remaining eastern portion of the site (approximately a third of the site area) is located in 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 225 people per single acre. However, since the site is located in a site-specific
exception area, Site 1 – the Truckee Railyard Redevelopment Area, which considers the entire Railyard Master Plan area as a
mixed-use project. The total intensity for the Master Plan area is 300 people per acre on average for the entire area and 1,200
people per any single one-acre portion of the area. Any new structure is limited to no more than four aboveground habitable
floors. The site has suitable terrain and access to Donner Pass Road to accommodate an average density of at least 28.2 units
per acre in compliance with Town development standards. It is estimated that up to 200 units could be accommodated on the
site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-28
TABLE HC-14 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #8 JOERGER RANCH - PARCEL 4
Insert Aerial
Address: Not Available
APN: 019-620-002 (portion)
Site Size: 4 acres
General Plan: Planned Community
Zoning: RMW-20 (Workforce Multi-family Residential, 18-20 du/acre)
Zoning Density: Not Applicable
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage N/A
Open Space N/A
Parking Minimum of 1 parking space per unit. Guest parking 15% of
total required spaces
Maximum of 2 parking space per unit (garage or surface)
Covered spaces: 20 ft x 10 ft
Uncovered spaces:
Standard- 20 ft x 9 ft
Compact- 16 ft x 8 ft
FARs N/A
Height Limit 35 feet
Source: Joerger Ranch Specific Plan
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 a Specific Plan was adopted in March 2015. 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 18-20 units per acre. While the Specific Plan sought to find the most compatible location away from highway
and airport noise and close to residential and other compatible uses, 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 18-20 units per acre.
Four acres of the site has been designated for residential uses, and it is estimated that 80 units could be accommodated on the
site. Additional residential units may be allowed in the southern portion of the site with secondary discretionary approvals.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-29
TABLE HC-15 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #9 COLDSTREAM LAKESIDE RESIDENTIAL ZONE
DISTRICT
Address: Not Available
APN: 018-560-016 (portion); 08-560-010(portion); 018-760-013 (portion); 018-760-012 (portion); 018-
760-011 (portion); 018-760-015 (portion)
Site Size: 37.7 acres (approximate)
General Plan: Planned Community
Zoning: Lakeside Residential
Zoning Density: 3 du/acre
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage 60%
Open Space N/A
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 N/A
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: 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 were adopted as
part of the Coldstream Specific Plan in September 2014. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-30
TABLE HC-16 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #10 COLDSTREAM VILLAGE GREEN
RESIDENTIAL ZONE DISTRICT
Address: Not Available
APN: 018-560-016
Site Size: 20.4 acres
General Plan: Planned Community
Zoning: VGR (Village Green Residential)
Zoning Density: 4.8 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage N/A
Open Space N/A
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 N/A
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: 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 were adopted as
part of the Coldstream Specific Plan in September 2014. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-31
TABLE HC-17 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #11 COLDSTREAM VILLAGE MIXED USE
COMMERCIAL DISTRICT
Address: Not Available
APN: 018-560-016
Site Size: 9.4 acres
General Plan: Planned Community
Zoning: MUC (Village Mixed Use Commercial)
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, 48 units have already been approved. 38 units remain. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-32
TABLE HC-18 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #12 UPPER MCIVER DAIRY
Insert Photo
Address: 10161 Levon Avenue
APN: 019-460-042
Site Size: 5.5 acres
General Plan: High Density Residential 16-18 du/ac
Zoning: RM-18 (Multi-Family Residential)
Zoning Density: 18 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 N/A
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 Levon Ave.
Terrain: Gentle (<10%) to Steep (>30%)
Flooding: None
Biological: Forest Cover
Noise: Existing and Future Freeway Noise
Other Environmental: NoneSteep slopes and dense forest.
Analysis of Realistic Unit Capacity
The site has excellent access to Levon 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. 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 88 units could be
accommodated on the site
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-33
TABLE HC-19 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #13 JIBBOOM STREET
Address: 10012 Jibboom Street
APN: 019-102-016
Site Size: 0.33 acres
General Plan: Downtown Specific Plan Area
Zoning: DMU (Downtown Mixed Use)
Zoning Density: 24 du/ac
Development Standard
(Proposed Zoning)
Requirement Provisions
Maximum Lot Coverage N/A
Open Space N/A
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 N/A
Height Limit 50 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Underutilized – historic garage
Infrastructure: Utility lines on Jibboom Street
Terrain: Gentle (<10%) to Steep (>30%)
Flooding: None
Biological: None
Noise: None
Other Environmental: None
Analysis of Realistic Unit Capacity
The site is located in the historic district. There are significant slopes on the northern side of the property with areas for
development along Jibboom Street. Historic design review would be required for any project within the historic district. The
historic garage would be required to be maintained unless findings for demolition review are made. 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 3 units could be accommodated on the site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-34
TABLE HC-20 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #14 FRISHMAN HOLLOW II
Insert Photo
Address: Not Available
APN: 019-410-046
Site Size: 5.0 acres
General Plan: High Density Residential, 6-12 du/ac
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 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).
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-35
TABLE HC-21 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #15 SUTTON SITE
Address: 10419, 10477, and 10531 East River Street
APN: 019-160-026; 019-160-012; 019-680-016
Site Size: 2.2 acres
General Plan: Downtown Specific Plan Area
Zoning: DRH-24 (Downtown High Density Residential)
Zoning Density: 24 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 N/A
Height Limit 35 feet or 3.5 stories, whichever is less
Source: Town of Truckee Development Code
Existing Use: Undeveloped on the eastern portion of the site (APNs 019-160-026 and 019-160-012); contractor
yard on 019-680-016
Infrastructure: Utility lines on East River Street
Terrain: Gentle (<10%) to Steep (20%+)
Flooding: Truckee River
Biological: Truckee River Floodplain
Noise: Union Pacific Railroad
Analysis of Realistic Unit Capacity
The site is located along the Truckee River. There are steeper slopes on the east side of the property and a floodplain that
constrains the site. However, there are two buildable areas on the west side and the east side of the site. The project site would
be impacted from the Union Pacific Railroad, which is located directly across the street from the future project. 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 East River Street and utilities. The easterly parcel has an existing contractor’s yard, which could
be redeveloped for residential uses, in conjunction with the remainder of the property. The applicants submitted a preliminary
review application for a residential project on the entirety of this site. Based on these constraints and preliminary site planning
analysis of the site, it is estimated that at least 21 units could be accommodated on the site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-36
TABLE HC-22 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #16 CASCADE ASSOCIATION
Address: 10040 Estates Drive
APN: 019-450-047
Site Size: 9.6 acres (2 acres of developable area)
General Plan: High Density Residential, 6-12 du/ac
Zoning: RM-15 (Multi-Family Residential)
Zoning Density: 15 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: Senior housing located on the northern portion of the site; Undeveloped 2 acres located at the
south side
Infrastructure: Utility lines on Riverview Drive
Terrain: Gentle (<10%)
Flooding: Wetland
Biological: Forest cover; wetlands along southern property line
Noise: Brockway Road noise
Other Environmental: None
Analysis of Realistic Unit Capacity
The majority of the site is developed with a 60-unit senior housing project. Two acres south of the existing road easement is
vacant. Wetland to the south of the site would impact development of the site. The site has excellent access to Estates Drive
and utilities. The terrain is gentle. The existing residential project would likely not be redeveloped in the near term. However,
the property owners have expressed interest in developing the southerly portion of the site. A preliminary application was
submitted in 2019 where it was indicated that a high density residential project is being considered. The owner of the property
has submitted a letter in support of a housing project on this site (See Exhibit HC-5). Based on these constraints and preliminary
site planning analysis of the site, it is estimated that at least 30 units could be accommodated on the.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-37
EXHIBIT HC-5 LETTER FROM OWNER OF CASCADE ASSOCIATION (SITE #16)
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-38
TABLE HC-23 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #17 HILLTOP- JAR HILLTOP NORTH
Insert Photo
Insert Aerial
Address: 10142, 10145, 10147, 10149, 10154, and 10156 Rue Hilltop
APN: 019-300-018 (portion)
Site Size: 5.0 ac
General Plan: Downtown Specific Plan – Hilltop Master Plan
Zoning: DMP (Downtown Master Plan)
Hilltop Master Plan: 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, which envisions a mixed-use development. 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. An existing restaurant and associated parking are located on site. The Hilltop Master Plan
integrates the existing restaurant into the future development of the project. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-39
TABLE HC-24 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #18 HILLTOP- DAVIES AND FITCH
Insert Photo
Insert Aerial
Address: 10335 Brockway Rd
APN: 019-300-019
Site Size: 8.1 ac (350,658 SF)
General Plan: Downtown Specific Plan – Hilltop Master Plan
Zoning: DMP (Downtown Master Plan)
Hilltop Master Plan: DRM(Downtown Medium Density Residential)
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. 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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-40
TABLE HC-25 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #19 GALES PROPERTY EAST
Insert Photo
Insert Aerial
Address: Not Available
APN: 019-410-043
Site Size: 4.6 ac
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 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. Based on the lack of constraint, it is estimated that at least 42 units could be accommodated on
the site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-41
TABLE HC-26 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #20 GALES PROPERTY WEST
Insert Photo
Address: Not Available
APN: 19-410-42
Site Size: 9.7 ac
General Plan: High Density Residential
Zoning: RM-10 (Multi-Family Residential)
Zoning Density: 10 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. Based on 8.8 acres of non-constrained land, it is estimated that at least 88 units could be
accommodated on the site.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-42
TABLE HC-27 CAPACITY ANALYSIS FOR CURRENTLY AVAILABLE SITES - SITE #21 ASPEN MEADOWS
Insert Photo
Insert Aerial
Address: 11496 Brockway Rd
APN: 019-620-005
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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-43
d. Sites Summary
Table HC-26 summarizes the Town’s ability to accommodate its RHNA needs. The
Town has a surplus capacity of land to meet the RHNA for all income categories.
TABLE HC-28 SITES SUMMARY
Very
Low-
Income1
Low-
Income
Moderate
-Income
Above
Moderate
-Income
Total
2019-2027 RHNA
Need 187 140 128 300 755
Units under
construction 3 3 0 132 138
Approved units 100 27 0 75 202
Available Sites for
Residential Use 782 462 247 1,491
RHNA Surplus +588 +334 +281 +1,203
Notes:
1Extremely low-income need is assumed to be 50 percent of the very low-income allocation
or 93 units
Source: Town of Truckee
B. Other Resources
1. 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
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HC – POTENTIAL HOUSING RESOURCES
HC-44
Rent Subsidies
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)
C. Energy Conservation Resources
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 Energy Conservation Incentive Programs to residential and business
customers for installing water and energy saving measures, including: appliances,
building measures, lighting, water heating, and water leaks.
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. .
Additionally, Town Council recently passed a resolution establishing 100%
renewable electricity community wide by 2030.
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Truckee has also made efforts to make town facilities more sustainable by
implementing practices that encourage waste diversion, recycling, green
procurement, energy efficiency, renewable energy, and green building practices at
Town-owned facilities.
The Town supports 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 Town of Truckee is promoting energy conservation in a variety of ways,
including the following:
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.
Provide flexibility in standards when a project achieves greater energy
efficiency than standard development through the incorporation of green
building techniques, scoring at least a silver rating on Leadership in Energy
and Environmental Design (LEED) or other equivalent rating system or
when a project achieves a minimum 30 percent greater energy efficiency than
the minimum required by California Code of Regulations Title 24.
Other ways the Town can promote energy conservation include:
Developing incentives, such as expedited plan check, for developments that
are utilizing green building.
Promoting funding opportunities for green buildings, including available
rebates and funding through the California Energy Commission and
financing options such as Property Assessed Clean Energy loans.
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Providing resource materials regarding green building and energy
conservation.
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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 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 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.
Joerger Ranch Northwest
Quadrant, Barsell Property, and
McIver Dairy were all rezoned to
accommodate 16-18 dwelling
units per acre. On December 3,
2018, HCD sent a letter to the
Town finding the Town has
satisfied the requirements for the
4th cycle planning period.
This program was
completed.
Delete
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; 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.
The Coldstream Specific Plan was
adopted on September 23, 2014.
The Railyard Master Plan was
adopted in November 2016.
Street improvements for Phase 1
of the Railyard have been
substantially completed and the
Phase 1 Final Map will be
recorded in early 2019. With the
approval of the Artist Lofts in the
Railyard Master Plan Area, which
allows for 90 units (71 restricted
to low-income, 5 restricted to
moderate-income, and 14 market
rate units), the Town of Truckee
has completed its 5th cycle
RHNA requirements. The HCD
provided a letter on January 3,
2019 stating that the Town of
Truckee has satisfied the
requirements for the Housing
Element.
In the 2014-2019 planning period,
approximately 20 building permits
for secondary residential units
This program was
completed.
This program will
be modified to
address the land
inventory for the
2019-2027 RHNA
period.
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Quantified Objective: 24 secondary residential
units.
have been finaled with five issued
but not finaled in 2019.
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.
This requirement was added into
the Development Code in
November 2010 (Ordinance
2017-07).
The monitoring of this
requirement is ongoing.
The Town continues to review
the Inclusionary Housing
Ordinance to make it more
effective.
This program was
completed and the
policy is ongoing.
Continue as a
policy.
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.
This requirement was added into
the Development Code in
November 2010 (Ordinance
2017-07) and June 2018
(Ordinance 2018-08).
The monitoring of this
requirement is ongoing.
This program was
completed and the
policy is ongoing.
Continue as a
policy.
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.
The Density Bonus Ordinance
was updated in June 2018
(Ordinance 2018-08).
New regulations
were implemented
by the State.
This program will
be modified to
include
requirements from
the State Density
Bonus Law for
noticing and
commercial projects
that partner with
affordable housing
developers.
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
The Town made modifications to
remove minimum size
requirements and occupancy
standards for long-term rentals
and adopted modifications to the
Development Code to comply
with recent State legislation. As
part of a Housing Work Plan, the
Continue to review
the Secondary
Residential Unit
Ordinance to
encourage the
development of
secondary residential
units.
Continue
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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.
Town is looking at other ways to
encourage second unit
construction, including
discussions with HOAs.
New residential subdivision
projects are not permitted to
prohibit secondary residential
units as a condition of approval.
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.
Quantified objective: 49 units
The Town Council adopted an
inclusionary housing ordinance
(Ordinance 2007-05) in May
2007. An updated study for the
affordable housing fee was
completed in 2017 and the
affordable housing in-lieu fee was
updated in November 2017 and
November 2018. Implementation
is ongoing.
One inclusionary housing unit has
been constructed in the 2014-
2019 planning period. 76
affordable housing units are also
approved to meeting a portion of
the Railyard Master Plan area's
inclusionary housing
requirements.
The Town has hired a consultant
to review other supplemental
funding sources.
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.
The Town will
modify Inclusionary
Housing Ordinance
to include analysis
expanding the
ordinance to
include
requirements for
"achievable
housing."
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.
The Workforce Housing Program
was included in the Development
Code in March 2009. The Town
Council reviewed changes to
simplify and incorporate potential
alternative equivalent proposals,
which were adopted on June 8,
2018 (Ordinance 2018-08).
Implementation is ongoing.
One workforce housing unit was
constructed in the 2014-2019
planning period with nine
additional unit approved but not
yet constructed. 76 affordable
housing units are also approved
to meeting a portion of the
Each year, the Town
Council reviews the
Workforce Housing
Ordinance to
determine if
amendments are
needed.
Continue
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Quantified objective: 107 units.
Railyard Master Plan area's
workforce housing requirements.
The Town has hired a consultant
to review other supplemental
funding sources.
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.
The objective specifies facilitating
the development of 54 housing
units affordable to extremely low-
income households.
The Town of
Truckee approved
the Artist Lofts in
2018, which includes
two units at 30%
AMI. The Town
continues to support
and partner with
affordable housing
projects.
Continue
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 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 (Ordinance
2010-05).
Continue to review
policies in order to
find opportunities to
remove potential
barriers.
Delete
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.
Implemented on an ongoing
basis.
The Town will
evaluate the need for
specific goals to
make the program
more effective.
Continue
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.
The Town has held several
housing workshops in early 2017
to discuss and educate the
community on alternative housing
types. An educational document
will be created for secondary
residential units, junior accessory
dwelling units, and other housing
The Town will
evaluate the need for
specific goals to
make the program
more effective.
Continue
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types/densities in 2019. The
Town of Truckee is a member
and funding partner of the
Mountain Housing Council, a
regional stakeholders group
working on housing solutions.
The Mountain Housing Council
has studied and discussed
alternative housing types.
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.
The Town reviewed the
Development Code and found
that employee housing is not
located within the definition of a
boarding house, 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. "Family" is
defined as "An individual or
group of two or more persons
occupying a dwelling and living
together as a single housekeeping
unit in which each resident has
access to all parts of the dwelling
and where the adult residences
share expenses" which allows a
group of employees to live
together as a family.
This program was
completed.
Delete
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.
Completed on an ongoing basis.
Reassessment and reprioritization
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 goals.
Ongoing. The Town has
conducted a Housing Study in
2017 that identified the potential
amount of housing that is needed
The Town is
currently undergoing
an overall General
Plan update where
densities and land
uses will be re-
evaluated.
Continue
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to be available. The Town also
created a Housing Action Plan in
2017 that includes looking at
funding sources for housing and
creating incentives for second
units. The Town of Truckee is a
member and funding partner of
the Mountain Housing Council, a
regional stakeholders group
working on housing solutions.
The Mountain Housing Council
has also identified specific actions
that should be considered by local
jurisdictions.
The evaluation of unused
densities was completed through
the AB1600 Traffic fee update.
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 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.
Quantified objective: 2 units, subject to funding
availability.
Funded through CDBG (HUD)
monies when available.
The Town made one Owner-
Occupied Rehabilitation (OOR)
loan in the planning period:
• CalHome Reuse 2017: 1 loan,
80% AMI
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.
However, one loan
was made in 2017.
The program will
be modified to
consider exploring
alternative funding
sources. The Town
Council will be
considering adding
a housing staff
person in the
2019/2020 fiscal
budget to work on
housing-related
tasks and programs.
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.
The Town hires a consultant to
monitor affordable, income-
restricted housing units in the
Town. The Community
Development Department's
Annual Report annually updates
the inventory.
The inventory is
updated through the
Community
Development
Department Annual
Report.
Continue
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.
The Town continues to
implement the Downtown
Specific Plan, which includes
historic design guidelines.
The Town is
currently undergoing
an overall General
Plan update, which
will include an
Continue as a
policy.
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The Mills Act provides property
tax reductions for rehabilitation
of historic properties.
update to the
Downtown Specific
Plan.
Mills Act contracts
continue to be
offered in the Town
with expectations for
increasing oversight
by the Community
Development
Department.
This program was
completed and the
policy is ongoing.
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
18.080.030, Ordinance 2010-05).
The Town will
evaluate if additional
requirements or
programs are
necessary to
implement this
program.
Continue as a
policy.
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.
The Town is working on a Capital
Improvement Project along
Donner Pass Road (Envision
DPR) which will include
landscaping, sidewalk
improvements, and
undergrounding of utilities near
two of the Town's mobile-home
parks.
The Town will
evaluate if additional
requirements or
programs are
necessary to
implement this
program.
Continue
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.
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
Ongoing. Continue as a
policy.
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Housing and Community
Development.
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. The Code
Compliance Officer and the
Police Department track and
enforce resolution of unsafe
units.
Ongoing. Continue as a
policy.
Goal H-3 Remove or mitigate avoidable constraints to the maintenance, improvement and development of all housing,
especially 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, 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.
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
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.
Additionally, the Town has
implemented a streamlined review
(staff level review) of minor items
such as roof materials and
fencing.
As part of General
Plan Update and
Housing Work Plan,
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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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.
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.
Continue
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.
Implemented on an on-going
basis and on a project by project
basis and through existing polices.
Parking requirements
can be reduced for
mixed-use or shared
parking projects. A
parking study may be
required to review
peak demand
periods.
Continue
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 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.
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).
This program was
completed and the
policy is ongoing.
Continue as a
policy.
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
The Development Code allows
for flexibility in standards if a
project achieves greater energy
efficiency than standard
developments through
incorporation of green building
techniques, scoring at least a
silver rating on Leadership in
Energy and Environmental
Ongoing Continue.
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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.
Design or other equivalent rating
system or the project achieves a
minimum of 30% or greater
energy efficient than the
minimum required by the
California Code of Regulations
Title 24. The Development Code
also provides incentives for
mixed-use developments to
reduce air pollution, energy
consumption, and encourage
pedestrian activity. The design
guidelines Development Code
encourage sustainable building
design strategies, both passive and
active, that encourage energy
efficiently, improve indoor air
quality and encourage water and
resource conservation.
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.
Completed through the 2011
Development Code update
(Development Code Section
18.46, Ordinance 2011-10).
This program was
completed and the
policy is ongoing.
Continue as a
policy.
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.
All projects are required to
demonstrate compliance with the
Trails and Bikeways Master Plan.
This program was
completed and the
policy is ongoing.
Continue as a
policy.
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.
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 and
requirements of the public
provider.
Ongoing Continue
Goal H-5 Provide housing 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
outside organization, including Nevada County, to
The Town employs a housing
consultant/grants coordinator to
assist in and monitor the Town’s
affordable housing programs and
Both first time
homebuyer
programs and
housing
Continue
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pursue and administer housing programs as
appropriate.
grants. The Town’s currently
approved Community
Development Block Grant
(CDBG) Program Income for
Homeownership 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. The following loans have
been made during this planning
period:First-time homebuyer
loan:• BEGIN Reuse 2016: 2
loans, both 120% AMI• CDBG
Program Income 2017: 1 loan,
80% AMI• CalHome Reuse 2017:
1 loan, 80% AMIOwner-
Occupied Rehabilitation (OOR):•
CalHome Reuse 2017 1 loan,
80% AMIIn addition Section 8
Housing Project Based Vouchers
were applied for at the Truckee
Artist’s Lofts through the
Regional Housing Authority of
Nevada and Sierra County. The
development is slated to begin
construction in 2020 and the
housing authority will be issuing
the vouchers and monitoring
their program at this development
rehabilitation
funding are 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 the
Town works to
partner with
developers.
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 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.
The Town continues to support
non-profit entities that provide
housing or housing services in
Truckee.
Ongoing Modify to exclude
specific entities.
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.
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 Consider reestablishing the
Town’s First-Time Homebuyers down payment
The Town uses CDBG (HUD)
Program Income Funds for
Ongoing Continue, but
modify to support
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assistance loans to income eligible first-time
homebuyers. The program would provide
assistance to income eligible households working
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.
Homeownership Assistance
(Down Payment Assistance). The
Town is also utilizing CalHome
and BEGIN Program Income for
First-Time Homebuyers loans.
existing first-time
homebuyer
programs.
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.
The Town is working on the
2019-2027 Housing Element and
a General Plan update and has
implemented a "House Truckee
First!" strategy to work with
developers to create housing in
Truckee. The Town has also hired
a consultant to study the
feasibility for additional funding
sources for housing, including a
potential parcel tax or
reallocation/increase of transient
occupancy tax.. The Town of
Truckee is a member and funder
of the Mountain Housing
Council, a regional stakeholders
group working on housing
solutions. The Mountain Housing
Council is researching the
potential for a regional or local
housing entity to help oversee
affordable housing activities.
Ongoing Continue with
modifications for
specific possible
funding sources.
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.
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 55 years. Affordable
units required under the Town’s
Inclusionary or Workforce
Housing Ordinances must remain
affordable at their required
income-levels in perpetuity.
Ongoing Continue, but
include as a policy.
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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.
The Town of Truckee is a
member and funding partner of
the Mountain Housing Council, a
regional stakeholders group
working on housing solutions.
The Mountain Housing Council
has created a land inventory of
lands owned by public agencies
within the North Tahoe-Truckee
region.
This program was
completed.
Modify to include
ways to encourage
affordable housing
on lands owned by
public agencies.
Goal H-6 Provide equal housing opportunities for all residents of Truckee.
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.
An annual review completed with
the Community Development
Department’s Annual Report.
Ongoing Continue
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.
Due to limited staff and funding,
no agreement was pursued during
the planning period.
The Town has never received a
fair housing complaint. Should a
complaint be received the Town
would address the issue and
ultimately refer the complaint to
HUD. All multi-family rental
developments are required to
have a tenant selection process
that is available to the public as
well as comply with fair housing
requirements.
Various non-profit
organizations have
housing related
counseling available
to their clients.
Continue with
modifications to
include all housing
opportunities.
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.
The Town Council adopted
amendments to the Development
Code to meet this objective on
June 8, 2018 through Ordinance
2018-08.
This program was
completed.
Delete
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APPENDIX HE – COMMUNITY OUTREACH
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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 multiple
community housing workshops and focused public outreach efforts to local
stakeholders in the General Plan Advisory Committee (GPAC). A joint public
hearing of the Town Council and the Planning Commission on the status of the
Housing Element was also held. The Town of Truckee also anticipates holding
another Planning Commission hearing and a Town Council public hearing.
Housing Needs Study
In 2015, the Town Council identified that addressing the community’s housing
challenges was a Council priority. In order to determine the scope of the housing
challenges, the Town Council approved funding a portion of the North Tahoe-
Truckee Regional Housing Needs Study, in conjunction with regional partners –
Placer County, Nevada County, and the Martis Fund. The study focused on gathering
information regarding existing conditions of the for-sale, for-rent, and vacation rental
markets; analysis of existing programs and regulations of local jurisdictions;
estimation of workforce housing needs; comparisons with other resort community
programs; and recommendations on how to move forward.
2017 Community Housing Workshops
At the August 23, 2016 Town Council meeting, the Town Council reviewed the
completed Truckee North Tahoe Regional Workforce Housing Needs Assessment
and directed staff to plan multiple housing workshops to take a more in-depth look
at the housing issue and to get the process moving sooner rather than later.
The Town Council held three community housing workshops on January 31, 2017,
March 1, 2017, and April 19, 2017. The January 31, 2017 workshop provided an
overview of the housing study, the policies and programs that the Town has
implemented already, and breakout stations to obtain community ideas and potential
solutions and to answer any questions. The breakout stations provided opportunities
to discuss regulations, non-governmental partnerships and actions, innovative ideas,
funding sources, and incentives. This workshop was essentially a brainstorming
session. Approximately 80-90 community members attended this workshop.
At this Housing Workshop, the Town Council committed to pursuing two activities:
1) Participation in the proposed housing council (subject to Placer County’s
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commitment to participate), including dedicating $50,000 per year for three years
from the General Fund Housing Designation; and 2) Dedication of staff to work
proactively with the Truckee Donner Public Utility District (TDPUD) and the two
developers that have signed an MOU with the TDPUD on three housing
development sites within the Gray’s Crossing Specific Plan area to maximize the
opportunities for “locals” housing while resolving the financial challenges within the
Gray’s Crossing Community Facilities District.
At the second community housing workshop, held on March 1, 2017, staff provided
a brief overview of the takeaways from Housing Workshop #1, with the majority of
the time allocated toward breakout table sessions. Staff facilitated five table sessions
on tiny homes/second units, funding, short-term rentals, residential development
opportunities, and impact fees/incentives/development standards. These items were
identified as important issues from Housing Workshop #1 that warranted deeper
discussion. The intent of the table sessions was to flesh out programs, determine
constraints, and create realistic solutions. Three sessions of 35 minutes, 25 minutes,
and 25 minutes were allotted. People were assigned topics for the first session, but
were encouraged to go to the topics that interested them the most for the second
two sessions. Approximately 70-80 community members attended this workshop.
On April 19, 2017, the Town Council conducted a third housing workshop. This
workshop was a status update on the information collected in the first two housing
workshops and a discussion on potential next steps and programs. The workshop
format resembled more of a regular Town Council meeting with a staff presentation,
public comment, and Council discussion. The Town Council reviewed the programs
that were discussed in the two previous housing workshops by community members
and provided the following direction to staff:
1. Move forward with modifying impact fees.
2. Analyze the potential impact of second units on the housing stock.
3. Incentivize construction of second units.
4. Incentivize conversion of second homes to long-term rentals.
5. Analyze potential funding sources.
The Town Council also directed staff to look at the midterm actions sooner rather
than later:
Review the Development Code for ways to encourage second units.
Review zoning to incentivize residential opportunity sites.
Overall, the Town Council and the community acknowledged that the lack of
available housing in Truckee will not be solved by one program or policy and multiple
strategies should be explored and implemented.
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Housing Work Plan
Based on the findings from the 2017 Housing Workshops, the Town Council created
a housing work plan that included consideration of a variety of approaches to address
housing that ranged from simple to complex with near-term actions that could be
accomplished quickly in addition to strategies to address long-term challenges.
The intent of the work plan was to continue building on the existing foundation to
address the housing challenges in the Truckee community. The work plan identified
the program, the objective, an estimate of staff time, start time, and anticipated report
back to Town Council.
As part of this work plan, the Town Council approved the allocation of $50,000/year
for three years to help fund a regional housing council as well as staff time. The
Mountain Housing Council (MHC) was kicked off on April 29, 2017 at a community
meeting. The MHC is made up of 29 members of a range of regional agency, non-
profit, and business stakeholders. Details regarding the Town’s participation in the
Mountain Housing Council is described in this section.
Other tasks described within the Housing Work Plan included analyzing residential
opportunity sites in the Gray’s Crossing Specific Plan area, modifying the traffic and
facilities impact fees from a per unit basis to a square footage basis, reviewing
secondary residential unit requirements for potential opportunities for streamlining,
analyzing ways to convert second homes to long-term rentals, analyzing potential
funding sources for affordable housing, and reviewing existing workforce and
inclusionary housing requirements.
Mountain Housing Council
With the funding from local jurisdictions and other regional partners, the Mountain
Housing Council (MHC) was started in 2017 with the purpose of creating housing
solutions in the Truckee-North Tahoe region.
The MHC created several subcommittees to analyze and review housing topics and
develop potential strategies for potential barriers. Topics included:
Defining Achievable Housing: The MHC created a definition of
“achievable housing” which included a common language to discuss both
income-restricted affordable housing and housing for households up to
195% of the Nevada County Area Median Income that are traditionally
excluded from state and federal government programs.
Mapping: The MHC worked with other public agencies and local
jurisdictions in the Truckee-North Tahoe Region to identify publicly owned
sites that could potentially be available for housing opportunities.
Fees: The MHC analyzed the cost of construction of housing and the
potential to reduce fees.
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Short-term Rentals: The MHC wrote a white paper on the impact of short-
term rentals on the community.
Accessory Dwelling Units (ADUs): The MHC is currently working on
ADU programs that would help educate homeowners on the benefits and
process of ADUs. MHC, in conjunction with local permitting jurisdictions,
are collaborating on a potential model ADU program to help streamline the
process for homeowners.
Advocacy: The MHC formed an advocacy team to advocate on state and
federal policy solutions to increase achievable local housing solutions for
the region. The team monitors and lobbies on legislation, agency processes,
and funding opportunities that affect the region’s ability to access and
implement achievable local housing solutions. The goal of the team is to
create and broaden relationships with state and federal decision makers and
organizations outside the North Tahoe-Truckee region in an effort to build
influence, change policy, and attract funding to the region with the ultimate
goal of creating and building achievable local housing projects in the region.
The Town of Truckee has participated in all of the subcommittees discussed and
continues to support the MHC financially and with other Town resources and
staffing.
House Truckee First Workshops
In February 2018, the Town Council initiated a comprehensive General Plan update.
As part of the General Plan update process, the Town Council identified housing as
one of the key priorities for the community. Therefore, the Town Council initiated
a “House Truckee First Strategy” to consider housing opportunities through a
comprehensive lens and to prioritize housing within the General Plan Update work
program. Following this direction, staff worked with all interested developers/land
owners with housing projects of 10 or more dwelling units—including those seeking
different zoning, higher density, alternative affordable housing proposals, and those
where General Plan, Master Plan/Specific Plan or zoning amendments would be
needed. Staff used the feedback from these meetings and discussions along with
previous community input and Council discussion to develop a workshop that could
be run several times. These workshops helped inform the Housing Element update,
which was scheduled to be completed ahead of the timeline for the General Plan
update process.
Staff held three House Truckee First workshops, one on November 28, 2018 at
Town Hall (over 60 people attended), one on February 7, 2019 at the Church Street
Community Center (over 75 people attended), and one on April 25, 2019 in
partnership with the Family Resource Center that was geared toward Latino
community members (over 35 people attended).
The workshops began with a staff presentation covering a variety of topics from a
General Plan Update overview to statistics on housing issues and a summary of what
the Town has been doing to address housing needs. Workshop at tendees were asked
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to participate in interactive polling using cell phones and tablets where responses
appeared on the presentation screen instantaneously. The remainder of the time was
dedicated to small group exercises to identify the desired housing types for various
locations around town. Participants were broken into five groups, one of which was
conducted in Spanish. Each group was given maps of four different focus areas:
Downtown, Gateway Area, Brockway Corridor, and North 89 Corridor.
Each map highlighted three to five of the 17 “opportunity sites,” which were vacant
or underutilized sites identified by staff as having the greatest potential for new
housing. The map areas included Downtown, Gateway Area, Brockway Corridor,
and 89 North Corridor. For the workshop, participants were shown pictures of
housing types that corresponded to color-coded stickers (aka “dots”). The “Multi-
family” housing dot corresponds with a 2-3 story building and the “Urban Housing”
dot corresponds with a 4-6-story building.
Although participants were asked to provide specific feedback on the opportunity
sites, participants were encouraged to ask questions/to identify other potential land
uses of interest, and to explore other opportunity areas. Many unique comments were
provided about adding more parking Downtown, preserving open space, and
focusing on workforce housing.
In addition to analyzing the summary data by each focus area, staff considered major
themes that emerged from the complied workshop polling and group exercises.
Although workshops do not necessarily reflect all community perspectives and may
present biased data depending on who attends, how they choose to participate and
how information is shared by the staff facilitators, the major themes that emerged
provide insight into community values (i.e., numbers of dots is not a quantitative
measurement, but can be used to deduce variations/commonalities, themes, etc.).
Community values inform the Housing Element and General Plan Update process
and are important to developing next steps. The most telling values came from the
polling exercise where community, home and beautiful were the top three most
commonly-used words to describe Truckee at both workshops. These words
appeared to set a framework for how participants responded. For example, when
asked about which housing opportunity types the Town should create, single-family
homes and short-term rentals received the lowest votes. There were no votes against
market-rate multi-family housing (2-3 stories). This suggests an interest in
broadening Truckee’s housing types to support those without housing opportunities.
This was reinforced through responses to the question of what inspired people to
attend the workshop. Many responses emphasized wanting to be part of a
solution/caring, improving housing opportunities for the future, and a vested
interest (need housing, know others that need housing). Other key takeaways from
the workshops overall include:
The most popular housing type participants voted for in the polling and
with the group exercises was multi-family, 2-3 stories. A total of 99 yes
votes were counted in the polling and 294 dots were used in the group
exercise. The second closest category was townhomes/duplexes and the
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least popular category was vacation rentals (32 polling votes) and large lot
single-family (60 dots in the group exercises).
The least amount of interest in/support for housing was Site 4: Old County
Corporation Yard (15 dots), closely followed by Site 12: Upper McIver (15
dots) and Site 9: Riverview Corporation Yard (17 dots).
The most popular housing opportunity sites were Site 15: Gales and
Frishman Hollow II (129 dots) and Site 5: Hilltop Master Plan Area (120
dots).
Many participants placed dots on existing vacant single-family lots with
expressed interest in seeking greater diversity of housing options within
existing neighborhoods (e.g., townhomes, duplexes, second units, multi-
family).
The creation of new affordable home ownership opportunities was
expressed through interest in mobile homes, small lot single-family,
duplexes, tiny homes, and co-housing.
Mixed-use was most popular in areas of existing commercial development
along corridors (e.g., Reynolds property along Brockway, Gateway, Donner
Pass Road).
More parking is needed Downtown.
Housing and jobs in close proximity is important (e.g., several comments
were made about Hospital employee housing near the hospital, Sierra
College student/faculty housing on campus, integrated housing and
commercial).
General Plan Advisory Commission (GPAC)
The Council approved the creation of a robust community-based public engagement
process. The creation of a General Plan Advisory Committee (GPAC) was one of
several opportunities for public participation supported by Council to involve a
variety of stakeholders, community perspectives, and interests. The GPAC is a
temporary Council advisory committee tasked with making recommendations on
amendments to the Truckee General Plan to the Truckee Planning Commission and
Town Council. The membership consists of volunteer community members
representing a wide variety of backgrounds, perspectives and interests.
On September 11, 2018, Town Council adopted Resolution 2018-64 appointing the
following representatives to the General Plan Advisory Committee:
(1) One Town Councilmember and one alternate: David Tirman and Jessica
Abrams (alternate)
One Planning Commissioner and one alternate: David Polivy and Jerusha
Hall (alternate)
Two housing advocate representatives: Seana Doherty/Stacy Caldwell,
jointly representing the Mountain Housing Council, and David Horan
One alternative transportation representative (bike, pedestrian,
transit): Jan Holan
Two non-profit representatives: Paco Lindsay and Chelsea Waltersheid
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One small business with five or less employees: Meg Urie Rab
One small business owner/representative (6 - 25 employees): Tom Just
One large business owner/representative (more than 25
employees): Jim Winterberger
One Downtown property owner or employee: Andie Keith
Three Truckee residents/homeowners at large: Kathleen Eagan/Ravn
Whitington/Keri Hamby
One environmental advocate representative: Alexis Ollar, representing
Mountain Area Preservation
One youth or youth advocate representative: Jointly shared by Summer
Hatcher/Isabella Terrazas/Brian Wolfe
One builder or developer representative: Paul Curtis
Two energy/sustainability/water representatives: Anna
Klovstad/Erin de Lafontaine
One Latino advocate representative: Heather Urrea Sullivan
April 25, 2019 GPAC Meeting
At the April 25, 2019 GPAC Meeting, several housing-related topics were discussed,
including the Town’s Inclusionary and Workforce Housing Ordinances, current
housing policies and regulations, and potential future housing programs. Prior to the
meeting, the GPAC was provided a brief background on the current Housing
Element goals, policies, and programs and existing housing ordinances.
The meeting was formatted into group breakout sessions on a variety of housing
topics with a report back at the end of the meeting. The meeting was open to the
public and approximately 25 community members attended and participated in the
discussions Four different topics were discussed: Inclusionary/Workforce housing,
Development Code regulations, housing opportunities, and densities and housing
types. The following is a summary of the discussions. The input provided at the
meeting was used to confirm, modify, or add new policies and programs to the
Housing Element.
Topic: Inclusionary and Workforce Housing Ordinances
1. Are the ordinances resulting in much-needed housing? Does relying
on market-rate developments to provide affordable housing make
sense?
General consensus was that the ordinances are not resulting in the
quantities of housing needed and that while market-rate
developments are part of the solution, they should not be solely
relied upon to provide affordable housing.
One community member stated that the regulations do not spur
development; every project/place has unique circumstances and
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it is difficult to apply the ordinances to every scenario. Need to
build in more creativity.
One community member stated that it is difficult for developers
to make projects pencil. Ordinances are too complex and have too
much flexibility for developers to figure out what they can do.
Intent of ordinances has been lost over time and the rules should
be less important than the intent.
One GPAC member stated that the public needs to understand
how to apply standards. Summaries of the regulations would make
it easier to understand.
One community member suggested that changes to the ordinance
could help, allowing affordable housing to be built either on- or
off-site, and that land dedication should be given the same
equivalency.
The group discussed the fact that for-profit developers are not the
same as affordable housing developers. One GPAC member
pointed to the Railyard as a good example of a land donation for
the purpose of building affordable housing.
One community member stated that the land donation option
should be taken further and that the donation should satisfy a
developer’s affordable housing obligations.
One GPAC member noted that the cost of building units is a
burden, but that housing needs to happen concurrent with
development or the community will fall behind.
The group agreed that affordable housing should be integrated
into market-rate housing (for example, ADUs on SFR parcels).
Should not rely entirely on market-rate housing; recession was a
good example of why that doesn’t work.
Market-rate housing is not the only piece of the puzzle, but does
play a part.
Second homeownership has always been a big part of Truckee,
but should not be the primary driver. Planning for a resort
community was a mistake.
Should discourage large homes and second homes.
2. Should the 15% inclusionary requirement be modified upwards or
downwards? Should achievable housing be considered?
Mixed opinions on 15% inclusionary. Some community members
thought the cost was too high; others (including some GPAC
members) believed it should be higher but that it should come
with more options for ways to address the requirements (more
“tools in the tool kit”).
One public member suggested that inclusionary housing should
not only address affordability, but also the needs of senior citizens.
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The consensus was that achievable housing should be looked into
(180-195% AMI).
3. Should the workforce housing sliding scale be modified upwards or
downwards? Does the policy make sense?
One GPAC member stated that development projects have
moved forward that have added to the housing needs without
providing additional housing.
One community member suggested that a local worker assistance
program should be considered (providing housing subsidies for
certain local employment sectors, such as police officers or
teachers) and that the fee scale should address differences
between local and national businesses (e.g., different fees for a
chain business that has 10 or more locations).
The Aspen credit program was mentioned as an example of a
possible incentive to build housing; however, it was also noted
that the Town should be careful about modeling programs based
on Colorado jurisdictions due to differences in situations.
Impacts from regional employers on Truckee’s housing should be
addressed.
One GPAC member noted the small number of inclusionary and
workforce units identified in the briefing memo table as being
constructed since 2014 and stated that if the constraints are too
great, the private sector can’t figure out how to make a profit.
One GPAC member stated that workforce housing policies were
initially successful, but over the past 15 years there was the
recession, increased costs, and a loss of political and community
will to solve problems. Policies must be implemented in order for
them to be successful. Inclusionary and workforce housing
policies have been gutted. Tools in toolkit are not effective if not
implemented.
4. Are there mechanisms that could result in construction of affordable
housing that are tied to market-rate housing construction?
Coburn was identified as an example of an alternative solution to
housing, but it was noted that the units are not inclusionary.
Land dedication should be an option.
Special district costs/fees should be lowered.
In-lieu fees should be collected with a plan to use them at a time
when the economy is slow to maximize the opportunities.
Need to provide more certainty in the process.
Need to close gap in funding for affordable housing.
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One community member stated that we need to incentivize
construction through providing certainty in process and timelines,
and recognize realities of the market and the need to make a profit
(costs have gone up but supply not increasing).
A straightforward checklist for developers was suggested.
Incentives were suggested, including the Aspen credit program;
the housing coordinator could act as a liaison between the
developer and housing non-profits and act as a pass-through for
funds.
Money could be put in a trust to put toward other projects,
including smaller projects (such as the construction of ADUs).
Staff could monitor and match developers with interested
property owners.
Need to connect the dots between non-profit and for-profit
developers.
Need to move away from the monetary driver and toward
people/community needs.
Topic: Development Code Regulations
1. Does the GPAC support the concept of the sliding scale requirement
for projects below their 90% density requirement? Are there other
“carrots” or “sticks” that could be used to require that projects achieve
the required densities?
Count ADUs as density, only if used for long-term housing
though.
Focus on locals housing, consider getting rid of income range
restrictions.
Require ADUs to be constructed with single-family homes.
Focus on policies which result in smaller ADUs.
2. Does the GPAC support the average 1,500 square foot limit for multi-
family housing? How about the exemption for projects which provide
over 30% of the units as affordable housing? Does this maximum
average unit size incentivize “affordable by design” housing?
Switch to bedroom counts or a ratio of the number of bedrooms
or to a range of sizes.
Remove the size limits on multi-family housing.
Create locals and workforce housing in multi-family zones.
Focus on making multi-family housing profitable to developers.
Consider increasing the 1,500 s.f. limit up to 1,800 s.f for multi-
family units.
3. Do ADUs (i.e. secondary residential units, “granny flats”) have the
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potential to provide non-restricted, “affordable by design” housing?
Are there concerns about their impact on existing neighborhoods?
What housing types should be allowed for ADUs (i.e., tiny homes, pre-
fabricated homes, kit-style homes)?
HOAs are an impediment and the Housing Element Update
should include policies to work with HOAs to allow ADUs.
Do not support tiny homes on wheels unless permanent hookups
are provided/available. Tiny homes on wheels should be located
in tiny home villages.
Kit home ADUs may be ok, but it will be important that they
blend in.
4. What issues should be focused on in permitting and regulating ADUs?
Size? Size limits are important to keep ADUs affordable.
Required parking? Consider increasing the amount of pavement
and driveway widths to allow for ADUs.
Fees to construct? Impact fees should be tiered or reduced for
ADUs.
Short-term rentals (STRs) and/or rental restrictions? STR
restrictions should also be looked at.
HOA restrictions? It would be helpful to have HOA restrictions
minimized.
5. The Development Code (i.e., the Town’s zoning ordinance) includes a
number of ways to incentivize housing in mixed-use developments—
increased building sizes, reduced parking, increased site coverage, less
open space, etc. Does the GPAC believe these incentives are
beneficial? Are there other incentives which should be built into the
Development Code?
Explore a variety of funding sources to fund multi-family housing.
The Development Code incentives don’t appear to be resulting in
meaningful housing.
6. Other comments
We need a performance chart and staff presentation on the
effectiveness of the Housing Element.
The Housing Element should state the intent of the policy.
Exactions make development too expensive.
We need more by-right zoning.
We need set standards to help with by-right housing and to create
specific zones that are “paint by numbers.”
Topic: Housing Opportunities
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1. What types of programs should the Town explore to generate additional
affordable housing?
Raise transient occupancy taxes (TOT)—take it to the voters and use
for housing.
Make ADUs easier to construct. Use TOT to incentivize ADUs.
Increase the number of affordable for sale properties.
Consider a parcel tax for affordable and workforce housing.
Allow ADUs for “locals” as an alternative to the 15% inclusionary
housing requirement.
Need more mobile home parks and tiny home villages.
2. Does the GPAC believe that regulations on STRs will translate into
unlocking existing housing units?
Using TOT for housing is a wise decision.
We don’t currently restrict STRs but we should. One of the units must
be owner occupied. Or consider a limit on how many STRs can be
located in the town.
Provide incentives to homeowners to rent to locals and not to rent
their homes on a short-term basis.
3. Does it make sense to add a Housing Coordinator position to Town staff?
If so, what might they do?
Yes, this is a good idea.
We also need an entity that will provide funds and create efficiencies.
4. Are there funding mechanisms directed toward affordable housing that
could make sense for Truckee? (For example: a sales tax directed toward
affordable housing, fee applied to building permits, a parcel tax, or a tax on
the collection of transient occupancy taxes)
Use TOT and dedicate funds to housing.
Parcel tax
Differential tax for second-home ownership
Congestion pricing in Tahoe and use this money.
5. Does the GPAC support deed restriction programs aimed at providing
locals housing? How might this work?
Support deed restriction programs. Density bonus program could
work for deed restrictions.
Mix market rate and affordable housing.
A Vail InDEED type program. Look at using Martis Fund program.
6. Does the GPAC support the creation of a housing authority or some other
entity to facilitate housing? If so, what would the GPAC like to see the
housing entity focus on? For-sale housing? For-rent housing?
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Disadvantaged communities? Seasonal workers? Others?
Look at building more duplexes and triplexes in addition to ADUs.
Work with the HOAs on both initiatives.
Yes, a regional housing “entity” is needed to capture regional
dollars.
Look at going after grant dollars.
7. What role can or should Truckee larger employers play in providing
housing (public and private)?
Create a “Variance for Excellence” program—special exemptions
for projects which are “excellent”.
Consider higher densities—properties in the Downtown could go
to 356 units/acre
8. What other policies or programs are possible or desirable?
Second unit partnership—gather a list of people who want an
ADU and marry them up with a developer who needs to meet a
requirement.
Work with Nevada County Department of Environmental Health
and Lahontan Regional Water Quality Control Board to create
fewer restrictions on ADUs.
Look at opportunities along Donner Pass Road for creative
housing solutions.
Employer role: Could we “tax” larger employers?
Provide incentives to employers to add housing to their projects.
Develop a matching down payment assistance program for
employers
Use in-lieu fees for housing
Develop a marketplace for affordable housing credits.
Topic: Densities and Housing Types
1. What housing types are most appropriate and most needed in
Truckee? In what locations (generally)?
Require workforce housing as part of mixed-use projects.
Amend height limits—it’s difficult to achieve density without
taller buildings.
High-density should be in the Downtown core and the
commercial corridors, in areas with pedestrian-friendly
infrastructure.
Should be mindful of density increases and lifting height limits on
ridges.
Increase densities in tandem with infrastructure improvements.
High-density must be consistent with Truckee’s character.
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Work to connect housing types with demographics and lifecycles
Between Highway 89 and Downtown on West River Street
DPR corridor is not pedestrian friendly
2. What densities are most appropriate for Truckee? In what locations
(generally)?
Townhomes in neighborhoods
Downtown corridor/Gateway/Railyard
Tiny home villages—could be developed between the churches on
Brockway Road and on the Indian Jack property. Remove the
requirement to place tiny homes on foundations. Allow pre-fab but
high quality design.
Build more high-density housing at the west end of town, near Donner
Lake.
Look at Moraine Road as an example of allowing a mix of densities in
neighborhoods.
Allow increased density on the edge of Glenshire to accommodate
Reno commuters
Smaller lots consistent with historic development (pre-auto)
Housing for the missing middle/achievable housing
3. Are there specific housing types that don’t work in Truckee? Or in certain
parts of Truckee? Or densities?
Single-family zoning
Allow for a mix of housing types
Large areas of homogenous single-family zoning.
Change RS zoning to allow for duplexes.
Super high-density housing also doesn’t work.
4. What housing types are the most successful?
Mobile home parks/tiny homes to serve low-income population.
Mixed density
5. What housing types might the future hold? Should we be contemplating
those?
ADUs
Kit homes
Tiny homes on minimal foundations
Change code to allow for RV/mobile home type development to
accommodate tiny home villages
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May 23, 2019 GPAC Meeting
At the May 23, 2019 GPAC Meeting, the GPAC reviewed the draft 2019-2027
Housing Element. Prior to the meeting, the GPAC was provided the preliminary
draft 2019-2027 Housing Element, including all draft appendices (Housing Profile,
Potential Housing Constraints, Potential Housing Resources, Past Performance,
Community Outreach, and Glossary).
Staff presented the goals, policies, and programs, with particular focus on the
changes from the previous Housing Element. The discussion was an open forum for
GPAC with comment taken from the public regarding each section of the Housing
Element. The GPAC identified the following items for additional consideration or
amendment:
Include a definition of “Achievable Housing” in the Glossary.
Include language in Program H-2.11 to also monitor other publicly owned
land, not just Town-owned land.
Include a program that will preserve existing mobile home and RV parks.
Include a program regarding environmental justice.
Widen the definition of “discrimination” to include gender and sexual
orientation.
Based on this discussion, the changes proposed by GPAC were incorporated into
the Draft 2019-2027 Housing Element.
May 14, 2019 Joint Town Council and Planning Commission Hearing
A joint Town Council and Planning Commission meeting was held on May 14, 2019,
to update the Council and the Commission on the status of the 2019-2027 Housing
Element update and to obtain feedback on Housing Element policies and programs.
The meeting was notified on the Town’s website and was e-notified to members of
the public that had expressed specific interest in housing and the Housing Element.
The workshop focused on key housing policy topics:
Review of the inclusionary and workforce housing requirements.
Creation of an affordable housing credit bank.
Exploration of how “achievable housing” (housing for moderate and
above-moderate incomes) fits in with the Town’s policy.
Exploration of a duplex/triplex/fourplex zoning overlay for existing single-
family parcels in combination with deed restrictions.
Development of a deed restriction purchase program to incentivize
homeowners to deed restrict their property to help reach the goal of
maintaining and sustaining homes for residents within Truckee.
Engage in a regional housing entity.
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Create and hire a full-time Housing Coordinator position to facilitate the
creation of new affordable housing opportunities in Truckee.
Support the creation of affordable housing through the annual Town
Capital Improvement Project and operating budget process.
Review Town-owned property for feasibility to create housing.
Analyze potential rezoning of additional land beyond the Regional Housing
Needs Assessment for workforce or affordable housing prior to the
adoption of the General Plan 2040 based on community interest.
Work with homeowners associations and special districts to incentivize the
construction of secondary residential units.
Study various funding sources to create a stable housing funding base,
including, but not limited to, transient occupancy tax and parcel tax.
The Town Council and the Planning Commission discussed each of these topics and
saw benefit in pursuing all of these items within the Housing Element. Both review
authorities also supported pursuing SB2 (2017) funding to analyze and rezone
potential housing sites, above-and-beyond the requirements for the Regional
Housing Needs Assessment, based on community need.
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
Following the adoption of the 2019-2027 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.
APPENDIX HF – GLOSSARY
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.
Achievable Housing. A term created by the Mountain Housing Council to
broaden the range of housing needs within the Truckee Tahoe region that includes
housing affordable to households earning between Moderate Income (≥80% Area
Median Income) and 195% Area Median Income.
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 and
one-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.
By-right. For the purposes of housing element law, by-right shall mean the local
government’s review shall not require:
A conditional-use permit
A planned unit development permit
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Other discretionary, local-government review or approval that would
constitute a “project” as defined in Section 21100 of the Public Resources
Code.
This provision does not preclude local planning agencies from imposing design
review standards. However, the review and approval process must remain
ministerial and the design review must not constitute a “project” as defined in the
Section 21100 of the Public Resources Code. For example, a hearing officer (e.g.,
zoning administrator) or other hearing body (e.g., planning commission) can review
the design merits of a project and call for a project proponent to make design-
related modifications, but cannot deliberate the project’s merits or exercise
judgment to reject or deny the “residential use” itself.
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.”)
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.
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HF-3
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.
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)
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HF-4
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.
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.
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HF-5
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
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.
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HF-6
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.”)
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.
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APPENDIX HF – GLOSSARY
HF-7
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.
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.”)
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HF – GLOSSARY
HF-8
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
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.
TOWN OF TRUCKEE
HOUSING ELEMENT
APPENDIX HF – GLOSSARY
HF-9
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
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)
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HOUSING ELEMENT
APPENDIX HF – GLOSSARY
HF-10
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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HOUSING ELEMENT
APPENDIX HF – GLOSSARY
HF-11
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