Joint Town Council and Planning Commission Workshop
December 09, 2025 Page 1 of 5
Joint Town Council and Planning Commission Workshop
Minutes
December 09, 2025, 5:00 PM
Town Hall – Administrative Center | 10183 Truckee Airport Road, Truckee, CA
1. Call to Order: Mayor Zabriskie called the meeting to order at 5:01 p.m.
2. Roll Call:
Town Council: Council Members; Romack, Henderson, Polivy; Vice Mayor Klovstad; and Mayor Zabriskie.
Planning Commission: Commissioners; Kaufman, Toups, Clarin; Vice Chair Taylor; and Chair Cavanagh.
Staff Present: Jen Callaway, Town Manager; Andy Morris, Town Attorney; Kelly Carpenter, Town Clerk; Hilary Hobbs, Neighborhood Services and Sustainability Director; Becky Bucar, Public Works Director/Town Engineer; Nicole Casey, Administrative Services Director; Danny Renfrow, Police Chief; Jenna Gatto, Town Planner; Yumie Dahn, Principal Planner; Laura Dabe, Senior Planner; Chelsea Crager, Senior Planner; Adam Petersen, Senior Planner; and Kayley Metroka, Administrative Technician.
3. Pledge of Allegiance: Recited in unison.
4. Public Comment:
Verbal comment received from: Courtney Morell and Paul Crawford.
5. Workshop Items
5.1 2027-2035 Housing Element Workshop – Residential Sites Inventory.
Recommended Action: That Council and Planning Commission hold a community workshop on the 2027-2035 Housing Element residential sites inventory and provide direction on the community-identified candidate rezone sites.
Denyelle Nishimori, Community Development Director; Jenna Gatto, Town Planner; Yumie Dahn, Principal Planner; Laura Dabe, Senior Planner; Chelsea Crager, Senior Planner; Adam Petersen, Senior Planner; and Chantal Birnberg, Associate Planner, presented from the staff report (presentation on file with Town Clerk).
Questions for Staff:
Do any of the examples in the presentation include mixed use components? What are the opportunities for mixed use or rezoning out of commercial? If we rezone out of commercial, can we enable higher mixed-use opportunities? o These densities here are residential so if there was a commercial component, that would be an additional intensity on top of this density.
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Joint Town Council and Planning Commission Workshop
December 09, 2025 Page 2 of 5
Community members gathered in table groups and presented the lists below, offering direction and input on possible rezoning sites.
Table A:
• Area on the east side of West River = ok for more than 3 stories. Underutilized sites. • Reynolds site (by 7-11) (wetland issue)
• Gray’s Crossing Cottages (secondary access issue)
• Old Alpine Country Lodge Site (by Taco Bell)
• Lot next to Henness Flats, duplicate
• Downtown Caltrans Site
• TTSA/TSD
• Gateway Village (allocate more density)
• Old Forest Service land north of Bridge St.
Table B:
• Used a broad brush stroke, proximity to resources/services; preserve quality open space areas
• Gateway area
• Sierra College
• Downtown/Railyard-higher density
• Joerger Ranch
• Henness Flats
• Alder Creek
Table C:
• Objective criteria (infrastructure, access, proximity to services) • Gateway (could be higher density)
• Bank of America parking pad
• West River corridor (north side of West River)
• Parts of Railyard (complexity)
• Next to Henness
• Alder Creek Middle
• Joerger Ranch (airport restrictions)
• Lower density = one West River, one East River
Table D:
• Supportive density in many zones
• Gateway corridor to Northwoods
• West River where the commercial properties are located • Sierra College
• Land by Cottonwood (Hilltop)
• Airport area by the sports park
• 89N – Gray’s Crossing, land opposite Coburn Crossing
• Mixed feeling about height, but ok higher in Gateway/West River • Support density with walkability; want density to support the community character Table F:
• Want housing solutions
• We don’t care where; we just want it to be built and to create access to affordable housing
• We are part of Truckee and want to be here for future generations • Can off-set environmental impacts (i.e.-planting trees for ones removed) • We also want to contribute (i.e.-construction)
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Joint Town Council and Planning Commission Workshop
December 09, 2025 Page 3 of 5
• Want housing close to shops/services/schools (many people do not have cars); if not, add shops/services to housing later
Table E:
• Indian Jack
• Henrickson (super high density/high density/taller buildings) • Joerger CL zone
• Tahoe Donner’s HOA issues
• CMU- five stories/high density
• Can you add density to a site previously identified in the HE? • Hospital (SF around the hospital to high density)
Planning Commission Discussion:
Guiding principles
o Increase of height – keep it consistent with neighboring properties or at base of sloping hill
o Mixed use
o Walk to services and jobs
o Consider environmental constraints
o Consider infrastructure when increasing density
o Higher trafficked roads have better infrastructure
o Maintain opportunities for commercial development
West River Street – north and west side of the street Gateway – generally more height and density in Gateway, maybe in Gateway Village o Developer wanted 32 dua
o Gateway is one of the oldest neighborhoods and has absorbed a lot of density o Hospital – mixed use with doctor’s offices on ground floor with residential on upper floors
Sierra College
Cottage site upzoning – don’t emphasize
Alder Creek/Frishman Hollow site – take a look at it for rezoning Additional site next to Henness Flats
Bridge Street Extension/Indian Jack Road
Joerger Ranch
o A little more housing in this area, added to one of the uses o Cognizant of need for commercial space – mixed use
Reynolds Site/7-11 on Palisades
Parking was one of the main concerns with density
Council Discussion:
ADUs- will they be considered in lower income, or do does fit in a different income category?
o Most in moderate- some instances in lower- will look at history. Gray’s C Cottages- impossible due to the lack of access? o It might be a little more challenging.
o Why wouldn’t we push the state to fix this problem?
o We are having conversations with CalFire and other agencies… Joerger Ranch – approach for the airport?
o The airport compatibility plan will come into play.
Gateway – when we have sites that are zoned dense and we are increasing that density.
We need to be cognizant when we look at that level.
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Joint Town Council and Planning Commission Workshop
December 09, 2025 Page 4 of 5
Regarding the open space lots of Joerger- why would we consider this or not consider this?
o That was included in the Joerger Ranch specific plan area. In the CMU- would it work for the no-minimum and increase the maximum? o I think it would count because we count the gateway village area. Senior low-income issue? Is that an acceptable use within that parcel? If a site has been in a previous element, it can stay in to create financial feasibility? o Yes. Typically that is for assisted living.
What percent of sites and densities have actually made it into fruition today? o This is the first year we have this many projects in the pipeline. How do we deal with town zoning standards that are exceeding HOA CC&Rs. o We do not enforce HOA standards and CC&RS.
I did not hear anybody hear about increasing density in the railyard area. There are development agreements that supersede what the town can do. Should we keep our ask to investigate properties on the lower end? Is there any reason we should limit what we are looking at for time?
o We are looking for a list so we can start analyzing.
We could do the re-zoning
Public Comment:
Brian Helm: Some of these sites are small and challenging to build on and want to point out the unintended consequences we put in RM16, RM18, and RM24. For example: the site couldn’t make it because of parking or some other constraint and that becoming a penalty or mitigation against the site for it triggering the replacement density.
Jan Holan: There were concerns about high density on East and West River Street that has been identified in the General Plan and R2SC to downzone. We had issues with the fact that we couldn’t build our local housing project because we weren’t meeting the density. Do we really want 3-4 story buildings?
Arnie Duey: If we are just doing this to meet the state requirement, maybe we can look at the old airport to give them something. I don’t think it’s a great place to build, but it would check the box.
Connie Gallippi: Want to encourage the railyard area because there is a significant amount of land that is primed for development, next to services, amenities, and transit.
Mayor Zabriskie closed public comment.
Council Direction:
Places to keep density, not necessarily all throughout town. Sites: Across Coburn Crossing – Forest Service land and old airport land. Design standards – maintain Truckee funk and character. Impacting future of the town – no unintended consequences. West River Street – north and west side, not increasing density on river. Look at all sites – PC and the two above.
20% of sites have come to fruition.
The State has conflicting goals.
Put sites back on the map that may be challenging because of State requirements. We should not zone ourselves out of the projects that we want. Look at it more from a zoning district level, broader opportunity.
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Joint Town Council and Planning Commission Workshop
December 09, 2025 Page 5 of 5
Scenic and parking problems with density.
HOA conflict.
Support increased density in the Railyard, bases of topographical features in town (okay with going up to 5 if the environment allows it).
Does not support rezoning manufacturing/industrial zoning districts without 1:1 replacement.
Want jobs.
Support rezoning commercial zoned properties.
Prefer zoning districts not individual parcels.
Do not think of this as a paper exercise.
Want actual properties that can be developed.
Gateway – more analysis; more density.
West River Street, north and west, non-river side – more density, more height. Gray’s Crossing Cottages – don’t spend time on that.
Supportive of Planning Commission’s criteria: mix of uses, bike-ability, jobs, services, amenities.
Infrastructure is key; egress.
Supports Planning Commission’s criteria.
More commercial than necessary, preserve industrial.
Look at Railyard area.
Wants to create opportunities for developers.
Doesn’t think Joerger Ranch or Indian Jack are feasible. Sierra College – what do they have in mind; restrictions on what they can do. Alder Creek area, Frishman Hollow site.
Supports Planning Commission’s criteria.
Should be more than just a paper exercise, it should be part of the effort to increase housing.
Zoning district upzoning, tricky with individual parcels. Supportive of up to 5 stories – it depends on how you design the building. Open to looking at open space on either side of 267 in Joerger Ranch if there is adequate landscaping.
Donner Pass Road, west of Villager Nursery – look like shopping centers in central California – should be redeveloped in the future.
6. Adjournment
To the Special Meeting of the Truckee Town Council, December 9, 2025, 7:00 p.m. at Town Hall, 10183 Truckee Airport Road, Truckee, CA.
To the Regular Meeting of the Truckee Planning Commission, December 16, 2025, 5:00 p.m. at Town Hall, 10183 Truckee Airport Road, Truckee, CA.
Respectfully submitted by: Approved:
Kayley Metroka, Administrative Technician Jan Zabriskie, Mayor
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