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Planning Commission recommends code changes for mixed‑use zones, asks staff to refine ‘handcraft’ definition
Summary
The Truckee Planning Commission on Dec. 17 voted 5‑0 to forward a package of development code and zoning map amendments implementing the 2040 General Plan—creating CMU and NMU zones and changes to mixed‑use rules—while directing staff and two commissioners to refine a proposed artisanal/handcraft use and lowering minimum commercial‑use requirements.
The Truckee Planning Commission on Dec. 17 voted 5‑0 to recommend that the Town Council approve a package of development code and zoning map amendments implementing the 2040 General Plan for mixed‑use zoning districts, by‑right housing and related clean‑up amendments, with several commissioner‑driven edits and follow‑up work.
Staff (Planning Department) presented the package as the first round of general plan implementation measures. The set includes creation of new Corridor Mixed‑Use (CMU) and Neighborhood Mixed‑Use (NMU) zoning districts, by‑right housing provisions, zoning map updates to align zoning with the 2040 land‑use diagram, and definitions and use‑table changes to support mixed‑use development. Staff said previous commissioner requests had already led to edits—clarifying FAR and gross floor area definitions, adding animal‑keeping language, and creating a hospital emergency/medical services definition and limited allowance within the hospital campus area.
A central commission discussion focused on two topics: whether manufacturing uses (and a newly proposed “artisanal manufacturing” or handcraft use) should be allowed in NMU and CMU, and how to set minimum commercial‑use requirements in mixed‑use projects. Staff said larger‑scale manufacturing is typically incompatible with neighborhood serving commercial uses because of potential noise, dust, odor and heavy vehicle impacts, and that the town’s existing pathways (accessory uses, home occupations, live‑work units, and minor or major use permits) provide mechanisms to allow smaller‑scale, low‑impact production where appropriate. Staff noted an earlier draft proposed a 5,000‑square‑foot maximum for a new artisanal definition but recommended a smaller threshold and suggested requiring a retail component so the use remains “neighborhood‑serving.”
Commissioners and public commenters offered examples and local context. Steve Morris, a small‑business owner interested in a Donner Lake area space, told the commission he supported a narrowly defined artisanal production use and asked that rules allow a small retail showroom and permit a single additional helper in production. Jeanne McCarthy, owner of McCarthy Sign Company (whose building and live‑work arrangement in Donner Lake predates the new code), said her 1,596‑square‑foot workshop has operated without neighborhood complaints for 16 years and urged that similar established small operations be allowed to remain legal. Ted Owens of Tahoe Forest Health System said staff had worked with the hospital to address previous concerns and welcomed the medical services language added for parcels within the hospital campus boundary.
After extended deliberation, the commission approved a motion recommending approval of the development code amendments, zoning map amendments and general plan cleanup actions to the Town Council with specific edits: revise the proposed minimum commercial requirement to 25 percent of total floor area in Corridor Mixed‑Use (CMU) projects and 33 percent in Neighborhood Mixed‑Use (NMU) projects; direct staff to edit the land‑use table and Handcraft Industries / small‑scale manufacturing definition to create a tiered or clarified path for small artisanal production that includes a retail component and a lower floor‑area cap (staff noted recent small spaces of about 1,100–1,900 square feet as community examples); and add a narrower “office support services” / micro business center use to NMU. The commission also asked that two commissioners (Coral and Dave) work with staff to produce recommended code language for the artisanal/handcraft definition and related table edits and deliver a draft to staff by Jan. 10 so it can be included in the Council submittal schedule.
The commission’s motion directed staff to recommend the proposed amendments be found exempt from CEQA (CEQA Guideline §15061(b)(3)) and related state regulations. The motion passed 5‑0.
Ending: The measure advances a large set of general‑plan implementation changes to Town Council with commissioner‑driven refinements designed to preserve neighborhood‑serving commercial uses while creating clearer pathways for small‑scale artisanal production and co‑working/office support uses; staff and commissioners will continue drafting specific code language and definitions for council review.
