Truckee planning commission approves 12-unit Edmonds Lofts, a 100% affordable rental project

The Town of Truckee Planning Commission on July 29 approved permits for the Edmonds Lofts (application no. 00087), a 12‑unit multifamily rental project proposed for an undeveloped town-owned site on Edmonds Drive. The commission voted unanimously to find the project exempt from environmental review under CEQA Guidelines section 15183 and to approve the development permit, plan development and zoning clearance, subject to revised plan‑development modifications and amended conditions of approval.

Adam Peterson, planning division staff, told commissioners the proposal is "a 12 unit multifamily residential development. The project is 100% affordable." He summarized the unit mix and restrictions: two units deed‑restricted at 80% of area median income (AMI) with rent caps and income limits, and 10 units deed‑restricted under the Sierra Business Council/Town of Truckee program with a 120% AMI rent cap and a 180% AMI tenant income ceiling.

The project design submitted by the developer team (Paradigm 8 Partners with Sage Modern) calls for six one‑bedroom units (maximum 582 square feet) and six studio units (maximum 499 square feet), 14 covered parking spaces in a carport, on‑site stormwater treatment, corners reserved for snow storage and connections to electric, water and sewer utilities. The proposal requests plan‑development adjustments to several development standards, including reduced side and rear setbacks (to roughly 3 feet for balconies and carport edges and 8 feet in the rear), increased site coverage (about 73% where the code maximum is 50%) and reduced private storage (14 sq ft proposed for second‑ and third‑floor units versus the 40 sq ft standard).

Commissioners and staff framed the central review question as whether the community benefit—specifically the 100% affordable unit mix—outweighs requested deviations from objective development standards and whether the project otherwise complies with the town's development code and design guidelines. Peterson said the project "meets the minimum density" under Truckee's general plan when equivalent dwelling unit rules for studios and one‑bedrooms are applied.

Developer Brian Helm of Paradigm 8 Partners described the team's goals as maximizing units with minimal subsidy and building a repeatable model for small infill affordable housing. "We're trying to develop a model to provide housing. We're not trying to achieve the sort of below 80% to 50% [deep subsidy]... We're trying to put as much housing on the ground as we can with as minimum subsidy as necessary," Helm said. He added the team aims to start construction in the fall and estimated an approximately 18‑month construction timeline.

Staff and the applicant said the project was routed to town departments and external agencies on June 20 and returned several typical conditions of approval. The Truckee Fire Protection District identified standard fire‑safety requirements and noted the site is in a very high fire hazard severity zone. Other reviewing agencies with conditions included Nevada County Environmental Health, Truckee Donner Public Utilities District and Truckee Sanitary District. Staff noted the project would be subject to the Quimby Act and payment of park mitigation fees to the Truckee‑Donner Recreation and Park District.

Public comment included multiple local housing organizations and nearby property owners. Heidi Allstead, executive director of the Truckee‑Tahoe Workforce Housing Agency, said the agency supports the project and can help lease up units. "This is a really important project for us to be able to help lease up," she said. Jacqueline McCoy, program manager with the housing agency, told the commission the building would put year‑round housing close to jobs, transit and services.

Nearby property owners raised concerns about setback reductions and headlight intrusion from the proposed carport parking. Pat McDonough, who owns two apartment buildings immediately south of the site, said tenants' bedrooms would face the new parking area and that headlights would be disruptive. Martin Wood, speaking for a neighboring property owner, offered to grant a snow‑storage and drainage easement from a separate development to help with snow management and drainage for both sites.

Commissioners asked the applicant to explore mitigation for headlight and operational noise impacts. The developer team agreed to investigate screening options and to coordinate potential solutions with the Truckee Fire Protection District and town staff; commissioners directed staff to finalize screening details in consultation with fire and the community development director.

The commission's approval included several specific conditions discussed at the meeting: an amended condition requiring a parking management plan to be provided to tenants and disclosed at lease‑up (including seasonal street‑parking restrictions); removal of a planned‑development modification related to a proposed retaining wall; and refinements to engineering and driveway grades to meet town standards. Staff also clarified that the development and disposition agreement for the town‑owned parcel would be executed by the town manager and that the agreement was not before the commission for approval.

The project team and several commenters said the development would be all electric with a plan to maximize photovoltaic capacity on the carport roof. The applicant estimated a solar array could produce close to a theoretical 100% annual energy offset for building loads but noted metering and utility interconnection details (separate meters per unit) would shape the final system design. The team said EV charging is under consideration and that the project would include wiring and provisions to add chargers in the future.

The commission voted (Vice Chair Taylor: yes; Commissioner Claren: yes; Commissioner Toups: yes; Commissioner Kauffman: yes) to adopt the resolution, approving the development permit, plan development and zoning clearance with the revised plan development modifications and amended conditions. Development staff will finalize screening language and engineering details in coordination with the fire district and return to the community development director for final clearance as appropriate.

With the approvals in hand, the developers said they will submit building permits and pursue bids and financing with the goal of breaking ground before Truckee's grading moratorium in the fall. The town manager will complete the property disposition terms with the selected developer partners, Paradigm 8 and Sage Modern, before construction begins.