Development News for Truckee, California

Truckee Planning Commission Reviews Draft Housing Element, Discusses RHNA Compliance and Buffers

The Planning Commission reviewed the public review draft of the 2027-2035 Housing Element, a required component of the General Plan that guides housing policy. The draft was released on May 18th, and the public review period ends on June 17th. The town council will review it on June 23rd, with a target submission of the first draft to the California Department of Housing and Community Development (HCD) in early July. The housing element includes background research, an assessment of fair housing, analysis of governmental and non-governmental constraints, a sites inventory, funding resources, and a summary of community outreach. Key data points from the community profile include a decline in the prime working-age population and an increase in senior citizens, with the population remaining predominantly non-Hispanic white. Employment has diversified, shifting towards professional and industrial sectors. Median income for owner-occupied households was $101,000 and for renter-occupied households was $67,000 in 2022. Single-family detached homes still constitute the majority of the housing inventory, but multifamily units have increased slightly. Home prices increased by 37% from 2020 to 2023, with owner-occupied households experiencing cost burden. Renter cost burden has shifted upward. The town is required to provide sites for a Regional Housing Needs Allocation (RHNA) of 1500 units for the 2027-2035 cycle, with half designated for lower-income units. The consultant determined the town has met RHNA requirements, resulting in a surplus. However, the sites inventory is dynamic and requires ongoing monitoring. The element includes programs to address community needs such as adequate sites, assisting housing development, removing governmental constraints, conserving existing affordable housing, preserving at-risk housing, and promoting equal housing opportunity. Several program updates were discussed, including removing the rezoning requirement due to meeting site inventory requirements, adding a buffer requirement, revisiting the Hilltop master plan, and proposing new programs for first-time homebuyer and mobile home support. Zoning amendments for by-right housing and special needs housing are also proposed. Public comments from MAP and John Marx focused on strengthening inclusionary housing ordinances and adjusting rezoning thresholds. A key discussion point was the buffer for adequate sites to meet RHNA requirements, with concerns raised about whether a 30% buffer is excessive, though staff and consultants noted it as a standard practice to avoid rushed rezoning decisions and maintain compliance. The complexity of mobile home park regulations and their inclusion in housing stock was also debated. Issues regarding ADU restrictions for short-term rentals, the need for updated employment numbers, and the slow progress on the Hilltop master plan were raised. The inclusion of ski leases and seasonal rentals within the housing element and potential regulatory approaches were discussed, with suggestions for an incentive-based program for seasonal workers and registration for ski leases. The difficulty of coordinating regional planning efforts and the town's responsibility for housing individuals who may not work locally were also significant discussion points.