Dear Friends:

We have often heard people ask why vacation home rentals (VHRs) are not regulated as tourist units by the TRPA. FOWS has long been concerned about the failure of the TRPA Regional Plan and subsequent Area plans to adequately assess and mitigate the impacts.

Here is a brief history of how VHRs came to fall under the same definition as residential homes (this information is summarized in this March 2004 TRPA staff report [beginning on p. 65]:

• 2002: Citizens complained to local jurisdictions and TRPA about the neighborhood impacts of VHRs. At that time, TRPA did not have an official definition of vacation rentals.

• December 2003: The TRPA Governing Board (GB) directed TRPA staff to bring back a proposal that would define VHRs as residential or tourist accommodation units and other directives. The staff report include an extensive list of the impacts of VHRs (begins on p. 37).

• March 2004: Per staff’s proposal, the GB voted to amend TRPA’s Code to include vacation rentals in the definition of residential use, thus precluding the RP’s zoning and cap on tourist units from applying to VHRs.

The use of online rental platforms such as VRBO and AirBnB began to significantly increase around the mid-2000’s and the number of VHRs in the Basin followed suite but remain defined and regulated as residential units by TRPA. While local governments have worked hard to improve the regulation of VHRs, the unmitigated transportation impacts of increased VHRs can be seen during most typical peak traffic periods.

As always in our bi-monthly newsletters, we will keep you updated on West Shore activities and opportunities to participate in land use planning activities. We look forward to your continued feedback and support, and encourage you to contact us with any additional ideas or questions you may have.

Sincerely,

Long time Sierra Club leader Laurel Ames passed away on May 21, 2025. FOWS worked with Laurel for many years and appreciated her passion for Lake Tahoe, her enthusiasm and perseverance, and her ongoing efforts to protect Lake Tahoe. A Celebration of Life will be held for her at Valhalla in South Lake Tahoe on November 1 from 2-5 p.m.

** Looking for Land Use Technicians (paid) **

FOWS is also looking for part-time/as-needed paid consultants who are passionate about Lake Tahoe and the West Shore and experienced with land use planning and Tahoe’s regulatory environment. Projects would involve reviewing regulatory documents and proposals and/or environmental analyses related to specific subjects (i.e. water quality, transportation). Work would be part-time and on an as-needed basis. Please contact Judi Tornese if you are interested in learning more.

Placer County Tahoe Basin Area Plan (TBAP)

The TRPA Board approved the adoption of their “Phase 2 Housing Amendments” in March, which allow greater density, height, and other changes. For these Phase 2 amendments to take effect in Placer County, the TRPA Code requires the county’s Board of Supervisors to vote to amend Placer’s Tahoe Basin Area Plan (TBAP) to incorporate TRPA’s amendments. On 9/11/2025, the County’s Planning Commission recommended the Board of Supervisors (BOS) adopt the amendments. The amendments are tentatively scheduled to advance to the BOS on November 18, 2025.

All briefs associated with the lawsuit filed by FOWS and other organizations against Placer County’s October 2023 amendments have been submitted on both sides and the hearing is scheduled for December 11, 2025, at the old Courthouse in Auburn.

Notably, a similar lawsuit has recently been filed against Washoe County for their 8/26/2025 adoption of TRPA’s increased heights, densities, and other changes based on the county’s failure to consider the 'serious threats to public safety and wildfire evacuation.’

The TRPA housing amendments are mandated for adoption by all counties.

TRPA Housing Amendments

The 3rd ‘phase’ of housing amendments (termed “Cultivating Community, Conserving the Basin” by the TRPA) is currently under development. According to TRPA, this phase “aims to increase housing accessibility and prevent displacement of residents by adapting TRPA’s development rights and fees system to better serve the needs of local workers, families, and seniors.” However, many discussions involve ideas that will result in more development and traffic, just as has been seen with the first two phases. For example, policies support more density, more coverage, and potential increases in the development caps beyond those currently allowed, with a lack of consideration and comprehensive analysis of existing conditions, public safety impacts, and potential mitigation options. FOWS will continue to monitor the next phase.

Homewood Mountain Resort (HMR)

HMR's first report, as required by the Community Access Plan recently approved by TRPA, was provided to TRPA in August. The report has been kept confidential as documented in this TRPA memo, however it is our understanding that the report did not include data involving TRPA's monitoring of public access and other related information.

Tree removal has started this year to prepare for installation of the gondola in Spring 2026.

US Forest Service Electric-bikes and Trails Project

After the USFS recently approved a plan that will allow Class 1 e-bikes on many dirt trails around the Tahoe Basin National Forest Lands, FOWS joined others like Sierra Club to file Objections based on a variety of concerns including user conflicts among hikers, bikers and e-bikers and lack of adequate enforcement personnel. No additional updates have been received since the USFS held a meeting with Objectors in January.

Wildfire Evacuation/Emergency Access Concerns

A recent article titled “Lake Tahoe’s Wildfire Evacuation Plan Is a Disaster Waiting to Happen” was provided to Moonshine Ink by Ron Grassi, a FOWS Board Member. While agencies continue to focus on how to pack more people into the Basin, they have yet to examine or provide information on the carrying capacity of the Tahoe Basin, nor how upwards of over 250,000 visitors (in addition to residents) could be reached and safely evacuated on a peak summer day in the event of a "no-notice", fast-moving wildfire. 

Other updates

• Tahoe El Dorado Area Plan (“TED”): There are no new updates at this time. The release of a draft Area Plan is anticipated later this year/early 2026.

• Meeks Bay Resort: The USFS recently reported that in August work officially began on the restoration project. The Forest Service is currently working to secure design contracts to advance the restoration phase of the project. At the same time, Caltrans is moving forward with planning for a bridge replacement project on nearby highway 89, with implementation planned for 2027. The Forest Service hopes to align with that timeline but is uncertain due to contracting challenges.

• Lake Tahoe West Project: A public comment period on the Environmental Assessment was held earlier in the summer. On 9/30, stakeholders were notified by the USFS that emergency authority determinations are being used, meaning certain forest-management activities are exempt from an objection period. The project aims to improve forest health and public safety through methods such as forest thinning, prescribed fire, aspen/meadow restoration, construction of forest access roads, and related activities.

** Volunteers needed! **

FOWS is seeking volunteers to help us improve our use of social media for education and outreach. Please contact us if you are interested and available!