Frequently Asked Questions
Where will all the overnight visitors, restaurant guests and employees park when visiting Hotel Avery?
Parking includes 40 full onsite parking spaces plus 5 temporary drop-off parking spaces – this is 5% more than the previously planned project. The garage holds 27 spots that includes a stacking system. There will be 13- spots in front of the hotel plus 5 temporary drop-off spots. The Town hired a parking and transportation consulting firm called LSC to do a detailed parking analysis to determine the required parking based on the hotel and restaurant uses. We are currently awaiting the parking analysis and recommendations from the consultant. Employee parking will be planned offsite as will any requirement for overflow parking. Parking is planned to be 100% on-site valet for all lodging guests and first-come, first-serve based on on-site parking availability for dining guests. If on-site parking is full, dining guests will be directed to an overflow lot within the downtown core area.
How will an increase in traffic be managed?
LSC Transportation Consultants will also be analyzing traffic impacts and suggesting mitigation measures designed to offset any impacts. This may include measures such as dedicated left and right turn lanes on South River Street onto Brockway Road, however, the traffic analysis will need to be completed first before any final determinations can be made regarding traffic mitigations. The hotel operation also plans to have a van shuttle that could take guests to and from the local ski areas to help mitigate traffic impacts.
What is Hotel Avery doing to meet the workforce and affordable housing requirements generated by the project?
Subject to the completion of a feasibility analysis, the Hotel Avery intends to have one on-site dedicated employee unit within the hotel. The unit would be a one-bedroom unit with living and kitchen area within the hotel building. The unit would more than meet the Town requirement for .59 of a workforce housing unit. Because the Hotel Avery also includes 9 condo-hotel units which are designed to be a part of the nightly hotel rental pool, the Town is nonetheless considering the units as residential subject to the 15% inclusionary housing requirement. Given the physical constraints of the Hotel Avery parcel, it is not feasible to provide inclusionary housing on-site nor at an off-site location due to prohibitive local land and construction costs. Therefore, the Hotel Avery plans to pay an in-lieu fee equivalent to the 1.35-unit inclusionary housing requirement which the Town can then leverage with other pooled funds to help facilitate the construction of inclusionary housing at another suitable location.
How will a building in this location impact view and will it fit in with the landscape and downtown architecture?
The project owners are dedicated to creating a project that is a beautiful part of downtown. The design incorporates attractive mountain architecture mixed with modern features that includes an efficiently designed floor plan. The hotel will help connect the public with the Truckee River by providing public access to the river. This will help ensure an even greater opportunity for the broader public to enjoy the Truckee River within a short walking distance of the historic downtown Commercial Row.
How high is the building? Will it impact views?
The Hotel Avery is three full stories tall with a partial basement and building foundation level that can be seen from the river side of the building. The majority of the building stands at approximately 42 feet, with the highest roof peak at approximately 49.6 feet. The building will not impede the view of downtown from the Cottonwood Restaurant & Bar. The scale of the floorspace of the restaurant will be comparable in size to Moody’s Bistro in Truckee.
Why this project in this location?
The project site has been vacant for decades but previously included a barn and residential uses. The Downtown Specific Plan identified the site as a prime mixed-use opportunity and included a zoning designation of Downtown Mixed Use (DMU). Historically, the precedent in Truckee has been that corner locations located at strategic entry points to the downtown core have been the site of lodging properties. The Hotel Avery project owners embrace this heritage and envision the hotel to be a high quality, beautifully designed property that will make the Town proud. Hotel Avery is planned to completely align with the goals and policies of the Town’s General Plan, the Truckee Downtown Specific Plan, and the River Revitalization Strategy, which includes emphasis on infill development, engagement of the Truckee River and pedestrian orientated development.