Coburn Crossing

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 Updated August 15, 2019

What is Coburn Crossing?

Coburn Crossing consists of 138 rental apartments currently under construction east of the Truckee Cemetery, south of Interstate 80/the Marriott Hotel currently under construction, west of Stockrest Springs Road/Truckee Way. 132 of the apartments are market-rate rentals. Six of the apartments are available to low-income households: three studios (a one-person household earning up to $47,650/year; $1,191/month rent including utilities) and three one bedroom apartments (a two-person household earning up to $54,450/year; $1,361/month including utilities). Coburn Crossing was approved as a market-rate rental apartment project to increase the housing inventory available to those working in the region. It was not proposed or approved as an affordable housing project with income restrictions, excluding the 6 low-income units. The goal was to provide housing that prohibited short-term rentals and focused on a rental apartment housing product that was not readily available in the region. In order to be eligible to rent any of the Coburn Crossing units, you must be a “qualified resident” defined as:

  1. A natural person who works an average of 30 hours or more per week at a business located within the boundaries of the Tahoe-Truckee Unified School District that holds a valid and current business license, or pays sales taxes, or is otherwise generally recognized as a legitimate business, or has a bona fide job offer from a business located within the boundaries of the Tahoe-Truckee Unified School District. For example, if a person worked 60 hours per week for one half of the year at such business within the boundaries of the Tahoe-Truckee unified School District, and worked elsewhere for the other half of the year, such person would constitute a Qualified Resident;
  2. A natural person who at the time of application for a Unit lives within the boundaries of the Tahoe-Truckee Unified School District.

The units must first be rented to households with at least one Qualified Resident meeting the criteria in A above, and second to households that have at least one Qualified Resident meeting the criteria in B above.  A Qualified Resident must occupy the Unit as his or her principal place of residence. The following requirements also apply:

  • Leases are for a period of not less than 6 months
  • All un-hosted short-term rentals, including but not limited to Airbnb and VRBO are prohibited
  • The property manager is required to submit annual tenant verification to the Town to ensure units are leased to Qualified Residents

There has been a lot of interest in Coburn Crossing and the advertised monthly rents. Here is the data used to determine income levels within Nevada County, including Truckee:

With the Nevada County AMI at $85,100 for a four-person household, here is how the rent breaks down for income category:

 

Extremely Low-Income Households at 30% of 2018 Median Family Income

Number of Persons

1

2

3

4

5

6

Income Level

$17,850

$20,400

$23,000

$25,550

$27,550

$29,600

Max. Monthly Gross Rent (1)

$446

$510

$575

$639

$689

$740

Max. Purchase Price (2)

$68,053

$77,775

$87,687

$97,409

$105,034

$112,850

 

 

 

 

 

 

 

Very Low-Income Households at 50% of 2018 Median Family Income

Number of Persons

1

2

3

4

5

6

Income Level

$29,800

$34,050

$38,300

$42,550

$45,950

$49,350

Max. Monthly Gross Rent (1)

$745

$851

$958

$1,064

$1,149

$1,234

Max. Purchase Price (2)

$113,612

$129,816

$146,019

$162,222

$175,184

$188,147

 

 

 

 

 

 

 

Low-Income Households at 80% of 2018 Median Family Income

Number of Persons

1

2

3

4

5

6

Income Level

$47,650

$54,450

$61,250

$68,100

$73,550

$78,950

Max. Monthly Gross Rent (1)

$1,191

$1,361

$1,531

$1,703

$1,839

$1,974

Max. Purchase Price (2)

$181,666

$207,591

$233,516

$259,631

$280,409

$300,997

 

 

 

 

 

 

 

Median-Income Households at 100% of 2018 Median Family Income

Number of Persons

1

2

3

4

5

6

Income Level

$59,550

$68,100

$76,600

$85,100

$91,900

$98,700

Max. Monthly Gross Rent (1)

$1,489

$1,703

$1,915

$2,128

$2,298

$2,468

Max. Purchase Price (2)

$227,034

$259,631

$292,037

$324,444

$350,369

$376,294

 

 

 

 

 

 

 

Moderate-Income Households at 110% of 2018 Median Family Income

Number of Persons

1

2

3

4

5

6

Income Level

$65,550

$74,900

$84,250

$93,600

$101,100

$144,000

Max. Monthly Gross Rent/Payments (1)

$1,912

$2,185

$2,457

$2,730

$2,949

$4,200

Max. Purchase Price (2)

$291,561

$333,149

$374,737

$416,325

$449,684

$640,500

 

We are sharing this information based on some misinformation that has been circulating. Truckee was built on community, and community at its core is people living and working together for a greater purpose. Coburn Crossing is one of many paths the Town is looking at to help solve the housing challenge.  Fired up about housing and want to participate in being part of the solution? Join the Truckee2040 General Plan Update conversation.

Questions? Check out www.coburncrossing.com for rental information. Want to know more about the project approval or how to participate in the community housing dialog? Contact the Truckee Planning Division at truckee2040@townoftruckee.com.

 


 Updated December 12, 2016   

December 2016 Amended/Recirculated IS/MND

The Initial Study/Mitigated Negative Declaration has been amended and recirculated. The public review period for the Recirculated Amended Mitigated Negative Declaration starts December 12, 2016 and extends through the end of the public comment period of the January 24, 2016 Town Council hearing. Two technical corrections were sent to the State Clearinghouse on December 9, 2016 for the “Population and Housing” and “Tribal and Cultural Resources” components of the Initial Study checklist. No substantive changes or analysis have been incorporated.

2016-12 Recirculated Amended Initial Study/Proposed Mitigated Negative Declaration – Public Draft

Appendices (unchanged from November 15, 2016 update): 

Biological & Wetland Delineation 

Geotech 

Greenhouse Gas Study 

Noise 

Plans

Project Summary

Traffic Study

 

Notice of Intent to Adopt Initial Study/Mitigated Negative Declaration (NOI)

 


Updated November 15, 2016  

Updated Project Description Triumph Development is proposing to construct a mixed-use project that includes a 71,090 s.f. three-story hotel with 114 rooms and five three-story apartment buildings with a total of 138 rental units at 10470 East Jibboom Street.  The hotel is proposed to have an exercise room, pool room, small market, prep kitchen with breakfast center, laundry room, business center, break room, meeting room and offices. The apartment buildings are proposed to have a total of 33 studios, 54 one-bedroom units, 42 two-bedroom units, nine three-bedroom units, and common amenities such as barbecue and picnic areas, a bocce ball court, a volleyball court, playground, and rooftop decks. Of the 138 apartment units, six units are proposed to be income-restricted workforce housing units for the hotel and 132 units are proposed to be deed restricted for full-time residents only. A total of 361 parking spaces, including 123 hotel parking spaces and 238 apartment spaces are proposed. A reduction of the total parking for the apartments is proposed with a parking management plan. East Jibboom Street is proposed to be extended through the project site to Donner Pass Road with pedestrian improvements with a roundabout at the Stockrest Springs Road/Donner Pass Road intersection. A Class I trail is also proposed along the southern property line. The parcel is proposed to be subdivided into two parcels – a residential parcel of 7.6 acres and a hotel parcel of 2.8 acres. Additionally, Chapter 2, Page 16 of the Downtown Specific Plan, which states, within the Cemetery/267 North site, “Residential units may be located above or adjacent to commercial uses at a density not exceeding four units per acre” is proposed to be amended to ensure consistency with the General Plan 2014-2019 Housing Element, which requires that high-density multi-family residential projects on this site have a minimum density of 16 dwelling units per acre and the Development Code which allows high-density residential in the Downtown Visitor Lodging (DVL) zoning district. 

Planning Commission Hearing The Triumph Development Hotel and Residential project has been continued to a future meeting of the Planning Commission. At this time, staff anticipates that the project will be heard at a December Planning Commission meeting, which will be noticed once date and time are confirmed. At this hearing, the Planning Commission will provide a recommendation to be forwarded to the Town Council. 

Recirculated Amended Initial Study/Proposed Mitigated Negative Declaration The Initial Study/Mitigated Negative Declaration has been amended and recirculated. The 30-day public review period for the Recirculated Amended Mitigated Negative Declaration starts November 15, 2016 and extends through December 15, 2016.

To view the document and the appendices, see links below:

Recirculated Amended Initial Study/Proposed Mitigated Negative Declaration – Public Draft

Appendices: 

Biological & Wetland Delineation (unchanged)

Geotech (unchanged)

Greenhouse Gas Study (unchanged)

Noise (unchanged)

Plans

Project Summary

Traffic Study (unchanged)

 


Updated October 14, 2016 

The Planning Division has received an application for a 76,500 s.f. 127-room hotel and five three-story apartment buildings with 138 rental units located at 10470 E Jibboom Street (APN 19-420-43), adjacent to the Truckee Cemetery. The applicants are requesting a Development Permit to build a non-residential structure greater than 7,500 s.f. and disturbance of 26,000 s.f. or more and a Tentative Map to subdivide the project into two parcels of 2.76 acres for the hotel and 7.57 acres for the residential component. The apartment buildings are designed to have a total of 33 studios, 54 one-bedroom units, 42 two-bedroom units, nine three-bedroom units, and common amenities such as barbecue and picnic areas, a bocce ball court, a volleyball court, playground, and rooftop decks. East Jibboom Street is proposed to be extended from the current end of the road south of the Truckee Cemetery, through the project property, to Donner Pass Road. A roundabout is also proposed at the future intersection of Donner Pass Road/Stockrest Springs Road/East Jibboom Street. A total of 350 parking spaces are proposed; 121 allocated to the hotel and 229 to the apartments.

To view plans submitted by the applicant, click here.

The CEQA document for the project has been released. To view the document and the appendices, see links below:

Initial Study/Proposed Mitigated Negative Declaration - Public Draft

Appendices: 

Biological & Wetland Delineation

Geotech

Greenhouse Gas Study

Noise

Plans

Project Summary

Traffic Study

The 30-day public review period for the Mitigated Negative Declaration starts on Friday, October 14, 2016 and extends through Monday, November 14, 2016. 

Written public comment may be submitted to:

Town of Truckee Planning Division
Attn: Yumie Dahn
10183 Truckee Airport Road
Truckee, CA  96161
ydahn@townoftruckee.com

For questions regarding this project, please contact Yumie Dahn, Associate Planner, at 530-582-2918 or ydahn@townofturkcee.com

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