TRUCKEE, Calif. — The Truckee Town Council on Tuesday upheld the Planning Commission’s approval of the proposed Truckee Railyard Hotel, denying an appeal that sought to overturn the project’s approval.

“We believe there are too many unknowns and uncertainties to allow staff to be the only review authority moving forward with such an impactful project in town,” the project appellant told the Town Council.

The proposed development is approximately 81,408 square feet and would combine several uses, including a hotel, residential units, restaurant and bar space, a fitness and wellness center, and meeting space.

The proposed project at 10108 Truckee Way is located on the southwestern corner of the Church Street and Truckee Way roundabout, adjacent to historic downtown Truckee and within the Downtown Extension District of the Railyard Master Plan area.

The applicant is seeking approval for a Development Permit to construct more than 15,000 square feet of gross floor area within the Railyard Master Plan area. The project also includes a Tentative Map for 17 for-sale multifamily residential units, nonresidential uses and common areas.

Appeal challenged project’s consistency

The Planning Commission approved the project on May 19. An appeal was filed May 28, challenging the commission’s findings regarding the Railyard Master Plan’s maximum allowable development, development standards and design guidelines. The appeal also raised concerns about traffic, parking, circulation and potential shading impacts on existing historic buildings.

“We are here tonight to appeal this project because we have significant concerns about its scale and massing, its impact on adjacent historic properties and public spaces, and its shading and solar exposure,” the project appellant said. “We believe the shading analysis is incomplete and inaccurate and does not adequately analyze the final impacts of shading on surrounding areas. The applicant has only a draft master parking plan and no implementation plan.”

During Tuesday’s hearing, the Council considered the project through a de novo review, meaning the application was considered as though it were being heard by the Council for the first time, rather than simply reviewing the Planning Commission’s previous decision. As part of that process, the Council was required to make the findings necessary to approve the project and determine whether to uphold or overturn the appeal.

Town staff supported the project, saying the Downtown Extension District was envisioned as an extension of historic downtown with greater development intensity. Staff noted that a 60-room hotel had been envisioned for the site when the Railyard Master Plan was created.

However, parking remained a concern for the town. Still, staff said potential impacts could be mitigated through conditions requiring a comprehensive parking management plan, measurable transportation demand management strategies and an off-site overflow parking lot. The applicant is also working on a valet parking study and a residential overnight parking plan.

The applicant also made several design changes, including adding ground-floor retail to encourage pedestrian activity and providing an updated solar plan. All mitigation measures from the Railyard Master Plan’s environmental impact report were incorporated into the project’s conditions of approval.

“We truly believe that, as a developer, our goal should be first and foremost, to reduce the impacts on our environment,” the applicant said.

The applicant emphasized the project’s use of mass timber, noting that relatively few hotels have been built with the material in recent years because it can be more expensive than traditional wood construction. Mass timber, however, can reduce reliance on higher-emission construction materials such as concrete and steel.

Still, several members of the public also spoke during the meeting, raising concerns about the project’s parking impacts.

“We are not hearing from strangers tonight. We are hearing from community members whom I respect very deeply, people who I know care deeply about this community and give so much to it. I hope you see that in your councils, too. We care deeply,” said Vice Mayor Courtney Henderson.

After hearing from the applicant, project appellant and members of the public, the Town Council approved the project and denied the appeal, subject to a series of conditions of approval.

Among the conditions, the project’s parking management plan must be resolved before building permits are issued, except for components related to off-site parking. The conditions also prohibit the use of Church Street parking for valet operations, amongst many others.

“We really appreciate input on all levels,” Councilmember David Polivy said.