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Frishman Hollow

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Updated February 28, 2020

The Frishman Hollow II application was approved by the Planning Commission at its February 27, 2020 meeting. The staff report for the meeting can be found here. 

Updated January 27, 2020

Staff has prepared an Initial Study/Mitigated Negative Declaration to evaluate the potential environmental impacts associated with the proposed project. The document is now available for review in the Community Development Department, Planning Division (10183 Truckee Airport Road) and below. 

Identified potential significant environmental impacts include air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, transportation, and tribal cultural resources. However, the Town has incorporated mitigation measures to reduce or eliminate the potential impacts. Additionally, the proposed project is not on any of the lists enumerated under Section 65962.5 of the Government Code as related to hazardous materials. The Planning Commission will review this project at a future public meeting. The meeting will be noticed in accordance with Development Code Section 18.180.030. The public review period for the Initial Study/Mitigated Negative Declaration begins on January 27, 2020 and ends February 25, 2020. The Planning Commission hearing will be February 27, 2020 at 6:00 PM at Town Hall (10183 Truckee Airport Road).

The following documents were prepared for the project. Please see the Planning Commission staff report link above for documents or contact Yumie Dahn, Associate Planner, at (530) 582-2918 or ydahn@townoftruckee.com for copies of these documents.

  • Frishman Hollow Phase II Initial Study and Mitigated Negative Declaration
  • Appendix A - Air Quality and GHG Modeling
  • Appendix B - Biological Study
  • Appendix C - Preliminary Drainage Report
  • Appendix D - Noise Study
  • Appendix E - Traffic Study
  • Notice of Intent to Adopt Initial Study/Mitigated Negative Declaration
  • Notice of Completion

Project information is available for review at the Community Development Department, 10183 Truckee Airport Road, Truckee, California, 96161, Monday through Friday from 8:00am to 4:00pm; however, scheduling an appointment is recommended.  The staff report for the project will be available a minimum of five days prior to the referenced hearing date.  If you have any questions regarding this notice or any element of the project proposal, please contact Yumie Dahn, Associate Planner, at (530) 582-2918 or ydahn@townoftruckee.com.

Please submit comments to the Community Development Department, 10183 Truckee Airport Road, Truckee, California, 96161. Email comments may be accepted as public comments provided the name, physical address, mailing address, and telephone number of the person making the comment are included in the e-mail.  The email must be sent to ydahn@townoftruckee.com. All comments must be received by the end of the public review period.

Updated January 23, 2020

The applicants are proposing 68 affordable housing units and 136 parking spaces in Phase 2 of Frishman Hollow, outside the Rue Ivy loop. Four buildings are proposed (two buildings with 30 units each on the south side of the property and two fourplexes on the north side of the property). A new community gathering picnic area, play area, and community garden are also proposed. The project is located at 11188 and 11200 Rue Ivy (APNs 019-410-041 and -046).

Phase 1 was approved in 2006 and consists of 32 affordable housing units (31 affordable to very low income households and one manager's units affordable to a low income household) and 65 parking spaces.  The applicants have provided updated information on the affordability of the units:


Frishman Hollow II Affordability Matrix

   50%  60%  70%  80%  Manager
 Studios  6  3  1  2  
 1-Bedroom  6  3  1  2  
 2-Bedroom  12  5  2  4  1
 3-Bedroom  9  3  3  5  
Subtotal  33 14  7  13  1
Total  68

 

The proposed additional 68 units would bring the total unit count to 100 units: 

 

Existing

Proposed (Phase 2)

Total Units

Total Bedrooms

Phase 1

Building A1

Building A2

Building B1

Building B2

Studio

 

6

6

 

 

12

12

1 Bedroom

 

6

6

 

 

12

12

2 Bedroom

16

14

14

 

 

44

88

3 Bedroom

16

4

4

4

4

32

96

Total

32

30

30

4

4

100

208

 

A Development Permit is required for multi-family residential units, 11 or more units, over 7,500 s.f. of gross floor area, and disturbance of 26,000 s.f. or more. The Development Permit Amendment is required to amend the original Frishman Hollow project. A Use Permit is required for disturbance of slopes of 20 percent or greater.

The applicants are requesting a density bonus as allowed by State law and four concessions for setback reductions, height increases for two buildings, parking in the right-of-way,  as described within their Density Bonus Request. Parking reductions are required as part of a density bonus request.

 Buildings A1 and A2 Entry ElevationA Elevation

 Buildings B1 and B2 Entry ElevationsB Elevation

The project will be reviewed by the Planning Commission. The hearing date have not yet been scheduled. Comments on this project may be sent by email to Yumie Dahn, Associate Planner, at ydahn@townoftruckee.com or by mail to the Town of Truckee Planning Division, 10183, Truckee Airport Road, Truckee, CA 96161.

The environmental review document will be released in the near future. The public review period will be at least 30 days before the public hearing and public notice of the hearing will be sent out at least 10 days before the public hearing.

When submitting public comments, please include your name and physical address. Comments received become part of the Town's permanent record. Copies will be distributed to the Planning Commission and posted to the Town website. Due to public records act laws, Town staff cannot redact personal information from comments received, including email addresses. If you prefer not to have your email address included, please submit your comments via letter to the Planning Division either by mail or as an attachment to an email.

For questions regarding this project, please contact Yumie Dahn, Associate Planner, at ydahn@townoftruckee.com

Updated October 22, 2019

The Planning Division has received an application requesting approval of an additional 68 mixed affordable income (50% to 120% area median income) residential units in Phase 2 of Frishman Hollow. Four buildings are proposed (two buildings with 30 units each on the south side of the property and two fourplexes on the north side of the property). A new community gathering picnic area, play area, and community garden are also proposed. The project is located at 11188 and 11200 Rue Ivy (APNs 019-410-041 and -046).

Project Location

 

The existing development (Phase 1) was approved in 2006 and includes 32 affordable housing units in eight fourplex buildings and 65 parking spaces. Phase 1 also includes a common building with manager’s office, resident gathering room with a full kitchen, computer study room, common laundry facilities, and a restroom, a central playground area, and a pedestrian bridge to Alder Middle School, which would be accessible to Phase 2 residents.


Front Elevation (Buildings A1 and A2)

 

Entry Elevation (Buildings B1 and B2)

 

The proposed additional 68 units would bring the total unit count to 100 units: 

 

Existing

Proposed (Phase 2)

Total Units

Total Bedrooms

Phase 1

Building A1

Building A2

Building B1

Building B2

Studio

 

6

6

 

 

12

12

1 Bedroom

 

6

6

 

 

12

12

2 Bedroom

16

14

14

 

 

44

88

3 Bedroom

16

4

4

4

4

32

96

Total

32

30

30

4

4

100

208

 

A Development Permit is required for multi-family residential units, 11 or more units, over 7,500 s.f. of gross floor area, and disturbance of 26,000 s.f. or more. The Development Permit Amendment is required to amend the original Frishman Hollow project. A Use Permit is required for disturbance of slopes of 20 percent or greater.

The density of the proposed project is consistent with the current RM-10 (Multi-family Residential, 10-dwelling units per unit) zoning with the use of State mandated density bonuses and dwelling unit equivalents. However, the Town is pursuing a rezone on the property from RM-10 to RM-18 (Multi-family Residential, 16 to 18 dwelling units per acre) to ensure compliance with other State mandated requirements for rezoning, as directed by the Town Council. The unit count would not be changed with the rezone. A General Plan Amendment to the Land Use Map (Figure LU-1) for this site from High Density Residential, 6-12 dwelling units per acre to High Density Residential, 16-18 dwelling units per acre would also be required to maintain consistency with the zoning. 

Phase 2 of the project proposes 136 additional parking spaces for a total of 201 parking spaces on site (65 Phase 1 parking spaces + 136 Phase 2 parking spaces = 201 parking spaces). The State requires accommodation for reductions in parking standards for affordable housing projects.

Site Plan

The project will be reviewed by the Planning Commission. The hearing date have not yet been scheduled. Comments on this project may be sent by email to Yumie Dahn, Associate Planner, at ydahn@townoftruckee.com or by mail to the Town of Truckee Planning Division, 10183, Truckee Airport Road, Truckee, CA 96161.

When submitting public comments, please include your name and physical address. Comments received become part of the Town's permanent record. Copies will be distributed to the Planning Commission and posted to the Town website. Due to public records act laws, Town staff cannot redact personal information from comments received, including email addresses. If you prefer not to have your email address included, please submit your comments via letter to the Planning Division either by mail or as an attachment to an email.

For questions regarding this project, please contact Yumie Dahn, Associate Planner, at ydahn@townoftruckee.com