Special Town Council Meeting June 23, 2026 Page 1 of 3
Special Town Council Meeting Minutes
June 23, 2026, 4:00 PM
Town Hall | Council Chambers | 10183 Truckee Airport Road, Truckee, CA and 4644 Montebello Place, Whistler, British Columbia, V0N1B4 Canada
1. Call to Order: Mayor Klovstad called the meeting to order at 4:01 p.m.
2. Roll Call: Council Members; Romack, Zabriskie, Vice Mayor Henderson, and Mayor Klovstad.
Abstained: Council Member Polivy recused himself from this meeting due to his business being within proximity of the Residences at Jibboom Project.
Staff Present: Chris Hardy, Chief Information Security and Technology Officer; Denyelle Nishimori, Community Development Director; Kelly Carpenter, Town Clerk; Andy Morris, Town Attorney; Hilary Hobbs, Assistant Town Manager; Paul Bancroft, Neighborhood Services and Sustainability Director; Jen Callaway, Town Manager; Alfred Knotts, Assistant Public Works Director; Becky Bucar, Public Works Director; Jessica Thompson, Senior Engineer; Slater Stewart, Senior Engineer; Nathan Black, Engineering Technician; Gio Espinosa, IT Technician; James Blattler, Emergency Services Manager; Lynn Baumgartner, Housing Program Coordinator; Nicole Casey, Administrative Services Director; Scott Mathot, Engineering Manager; and Sarah Ring, Deputy Town Clerk.
3. Pledge of Allegiance: Recited in unison.
4. Public Comment: None.
5. Discussion Items
5.1 Adopt Resolution 2026-34 Denying the Appeal and Upholding Approval of the Residences at Jibboom Project Amendment (Planning Application 2026- 00000044/APL).
Recommended Action: That Council: (1) adopt Resolution 2026-34 Denying the Appeal and Upholding Approval of the Residences at Jibboom Project Amendment; (2) determine the project to be exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects); (3) Uphold the Planning Commission's decision approving the Residences at Jibboom Project Amendment application for Development Permit Amendment, Use Permit Amendment, Minor Use Permit Amendment, Zoning Clearance Amendment, Tentative Map, Historic Design Review Amendment and Sign Plan Amendment, and granting 10 waivers of development standards for the project pursuant to State Density Bonus Law (Planning Application 2025- 00000147/DP-AMD, UP-AMD, MUP-AMD, ZC-AMD, TM, HDR-AMD, SP-AMD); (4) deny the appeal of the Planning Commission’s decision approving the Residences at Jibboom Project Amendment; and (5) approve the Residences at Jibboom Project Amendment application for a Development Permit Amendment, Use Permit Amendment, Minor Use Permit Amendment, Docusign Envelope ID: 38357B21-3BDF-8FB7-82FE-5313606D083E
Special Town Council Meeting June 23, 2026 Page 2 of 3
Zoning Clearance Amendment, Tentative Map, Historic Design Review Amendment and Sign Plan Amendment, and grant 10 waivers of development standards pursuant to State Density Bonus Law based on the findings and subject to the conditions of approval.
Adam Petersen, Senior Planner, presented from the staff report (presentation on file with the Town Clerk).
Appellant, Dan Cockrum, presented.
Applicant, Sean Whelan, presented (presentation on file with Town Clerk). • Martin Wood, Ascend Architecture, and Paul Farroh were present for technical questions if needed.
Ryan Patterson, Project Attorney with Patterson O'Neill presented the applicant's legal arguments to the Council from the appellant's presentation.
Council Questions:
• Council questioned staff, the applicant, and legal counsel regarding:
o The completeness of the administrative record.
o Emergency access, wildfire evacuation, and Truckee Fire Protection District review.
o Geotechnical review and steep slope analysis.
o Applicability of the Housing Accountability Act and State Density Bonus Law. o Historic preservation review and objective versus subjective design standards. o CEQA exemption findings.
o Project processing timelines, permit review, final map processing, and conditions of approval.
o Affordable housing requirements included in the project. • Town legal counsel confirmed that the record contained the information necessary to support the required findings and advised that public opposition alone did not provide a legal basis for denial under the Housing Accountability Act.
Written comment received from:
Evan Brown Megan Biega Michael Olinger
Alaina Reichwald Heather Boger Pat Moody
Ben Stewart Heidi Kuzma Patricia Chin
Brian Biega Hollund Rudolph Robb Olson
Carmen-Rosa Wishart Jasper Stephens Ron Davidson
Chris Hinkel Jeannine Gallant Ruth Hall
Chris StMartin Jeff Bender Ryan Stenson
David Mack Jennifer Bloomfield Samuel Grossberg
Edward Bellew Jon Criss Sandra Pinkowski
Elisa DiNallo Joseph Deon Steve Collins
Emily Clark Joseph McGinity Susie Simonpietri
Hank Wempe Judy DePuy Vanessa Dodds
Maxwell Gordon Kathleen Lee Wes Beyer
William Pringle
Docusign Envelope ID: 38357B21-3BDF-8FB7-82FE-5313606D083E
Special Town Council Meeting June 23, 2026 Page 3 of 3
Verbal comment received from:
Julie Cadjew Ruth Cross Will Pringle
Jeannine Gallant Randy Sharp Megan Viega
Michael Olinger Clara Marquez Vince Sosnkowski
Dana Cockrum Rolf Godon Brian Viega
Shari Polovneff George Zaffle
Riley Rust Ava Cockrum
Mayor Klovstad called for a recess at 6:26 p.m.
Mayor Klovstad resumed the meeting at 6:30 p.m.
• Appellant, Dan Cockrum, presented his rebuttal.
Council Deliberation:
• Council discussed the applicability of the Housing Accountability Act, State Density Bonus Law, and the Council's obligation to base its decision on objective findings supported by the administrative record.
• Council considered concerns raised regarding wildfire evacuation, emergency access, steep slopes, historic compatibility, and CEQA compliance, and discussed staff's responses and legal counsel's advice that the record supported the required findings for approval.
• Council acknowledged the community's concerns while also discussing the Town's housing needs, the project's consistency with the General Plan and Housing Element, and the importance of providing additional infill housing.
Council Direction:
The staff recommendation was moved by Council Member Romack, seconded by Council Member Zabriskie, and adopted with the following vote:
Ayes: Council Member Romack, Council Member Zabriskie, Vice Mayor Henderson, and Mayor Klovstad.
Noes: None.
Absent: None.
Abstained: Council Member Polivy.
The motion passed 4 - 0.
6. Adjournment: 7:04 p.m.
To the special meeting of the Truckee Town Council June 23, 2026, 6:30 p.m. at Town Hall, 10183 Truckee Airport Road, Truckee, CA.
Respectfully submitted by: Approved:
Sarah Ring, Deputy Town Clerk Anna Klovstad, Mayor
Docusign Envelope ID: 38357B21-3BDF-8FB7-82FE-5313606D083E