Dear Friends,

Our regulatory plans are supposed to set the requirements for development projects, yet there have been many large developments that relied on project-specific code amendments in order to “meet the code” (for example, amending regulations to allow more height to accommodate a specific project). When developers push forward on such projects, it is natural that the public will push back. Typically, when this occurs the concerned public is labeled as being opposed to change, unsupportive of “progress,” or ‘classic NIMBY’s’ (Not-In-My-Back-Yard). The Homewood Mountain Resort is one example of an important redevelopment project that relied on changing the then-adopted code to get final approval. The Tahoe Keys Marina Redevelopment Project discussed below is also proposing a project-driven code amendment to allow more height.

One would hope that while projects are under development, the permitting entities would help guide the developers toward projects that meet existing adopted plans. When project-specific code amendments are proposed, it erodes public trust in the process, creates more controversy, and increases the likelihood of lawsuits. This is not only frustrating for the public, but also potential developers. Further, it places more burden on the developer to analyze environmental impacts that should have been addressed when the agencies created or amended their own codes.The result has, at times, been the loss of what could have been a beneficial project had the developers been provided the right guidance (and limitations) from the start.

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,

Attention HOAs and other community groups!

As in previous summers, FOWS will again be making presentations at West Shore homeowner meetings throughout the summer. Please contact me at jmtornese@aol.com if a FOWS Board member can speak for about 10 minutes at your HOA meeting to update your members on what’s happening on the West Shore. Alternatively, we can provide a brief written update on the status of West Shore projects which can be distributed to your members at your meeting.

TRPA Housing Amendments

TRPA has continued to work on “Phase 3 Amendments,” which the agency claims will improve housing in the Region. But as with the last two ‘phases’ TRPA has adopted, the amendments aim to increase the density and population in areas like Tahoma without first addressing existing problems, such as traffic congestion and the limits of having only one two-lane road for emergency access and evacuation. TRPA is currently preparing an Environmental Impact Statement (EIS) for the proposed “Phase 3” changes.

FOWS also believes that alternative options for increasing affordable housing have not been adequately considered and analyzed. TRPA has now posted the Scoping Summary Report of public comments on the NOP. The project timeline and other information can be viewed here. FOWS will continue to monitor and report on the proposed amendments.

Placer County Tahoe Basin Area Plan

Phase 1 Amendments: After a judge ruled in favor of Placer County last December, FOWS and other Plaintiffs filed a Notice of Appeal on the Phase 1 litigation in February, which is currently proceeding through the courts.

Phase 2 Amendments: In November 2025, Placer adopted even more onerous amendments (termed “Phase 2”), once again without completing a sufficient environmental impact report per CEQA, especially regarding emergency wildfire evacuation. FOWS and other organizations filed a lawsuit against the approval of the Phase 2 amendments in December 2025. The lawsuits are proceeding through the next steps prescribed by California law.

The TRPA housing amendments are mandated for adoption by all counties. While TRPA is not subject to the California Environmental Quality Act (CEQA), local jurisdictions within California must follow CEQA requirements.

El Dorado County Area Plan

FOWS recently submitted comments on the Notice of Preparation for an Environmental Impact Report for the proposed “Tahoe El Dorado” (TED) Area Plan. Unfortunately, the proposed TED Area Plan would mean significant changes for Tahoma, including:

• Unlimited density (units/acre), unlimited lot coverage, and increased height (up to 42’, which could allow four-story buildings);

• Zoning changes from single-family to multi-family to allow up to four-plex units with unlimited density and up to 70% coverage; and

• Loosened parking requirements to less than one space/unit, which could force new residents to park along neighborhood streets.

While FOWS supports the need for more affordable housing in the Basin, we believe the agencies must first analyze current conditions with respect to wildfire and emergency evacuation and access - before packing more people and vehicles into the Basin and adding to an already dangerous situation. An environmental impact report is currently in preparation with a draft anticipated to be circulated for public review in early 2027. Recent presentations and recordings from the NOP workshops can be accessed here.

Homewood Mountain Resort (HMR)

We are pleased to report that HMR has recorded a recreational Deed Restriction that was required by TRPA as a condition for building the gondola. It limits the mountain to recreational uses only (above the north base). Installation of the new gondola is progressing with the intent to have it operational by year-end.

It is our understanding that HMR and the North Tahoe Fire Protection District have not yet reached agreement on the requirements to fulfill equipment and staffing commitments.

US Forest Service Changes that will affect the West Shore

• After announcements about a major reorganization and reduction in offices around the nation, there has been much discussion about how this will impact the Tahoe region and our forests in general.

  • https://www.tahoedailytribune.com/news/regional-voices-discuss-forest-service-reorganization-impacts-on-the-tahoe-basin/

  • https://www.sierrasun.com/news/climate-dispatch-the-trump-administration-is-decimating-the-united-states-forest-service-dont-let-them/

• Proposals to eliminate the Roadless Rule have also raised local concerns. The Rule prohibits most commercial logging and road construction within designated "Inventoried Roadless Areas" to preserve ecosystems and prevent habitat fragmentation.

  • View a map showing the areas, including those on the West Shore, that would be affected by this action.

  • A recent Town Hall meeting was held to discuss the proposal.

• An investigation of pesticide use by the USFS led to increased awareness of USFS plans to use the pesticide commonly known as “Roundup” throughout the Caldor Fire burn area, including around ski resorts and neighborhoods by Meyers. After extensive public outcry (including this letter by FOWS), the USFS recently announced that there will be no pesticide applications in the Tahoe-portion of the Caldor Fire burn area, at least through 2027. Although just outside of the Tahoe Basin, a subsequent investigation revealed the chemical was already applied at the base of Sierra-At-Tahoe, prompting additional concerns about agency transparency and where and when the herbicide will be applied.

Tahoe Keys Marina - Proposed Redevelopment Project

The Tahoe Keys Marina (TKM) is proposing a significant redevelopment project that would demolish the existing structures and replace them with a significantly larger development, including a 52,600 square foot indoor boat storage facility and space for restaurants, retail, concessions, and boat sales. The project would also require a code amendment to allow more height for the project than is currently allowed (more information here).

While the project notes “[a] significant element of the Project is bringing the site into compliance with water quality best management practices (BMPs) and assisting in controlling aquatic invasive species (AIS),” FOWS and others, including the Sierra Club Tahoe Area Group, North Tahoe Preservation Alliance, and TahoeCleanAir.org, are concerned that the project proposes to skip a comprehensive environmental review and instead rely on a “Mitigated Negative Declaration” (read FOWS comment letter). Comments were accepted through June 1, and the City plans to consider the adoption of the Initial Study/Mitigated Negative Declaration of Environmental Impact for the Project at the City’s Planning Commission Meeting on June 11 (at 3:00 p.m. or soon thereafter).

Other updates

• Palisades at Tahoe Specific Plan: The Placer County Board of Supervisors has approved the revised Specific Plan which incorporated changes made per an Agreement with Sierra Watch and the League to Save Lake Tahoe. FOWS extends congratulations to both organizations. Notably, Sierra Watch has led the community effort to align the proposed plan ever since an application for a much larger development was first submitted in 2011.

• The Boatworks at Tahoe: The application remains active but there are no new updates. However, the Sierra Sun recently reported financial complications and the possibility of a foreclosure sale.

Other Items of Interest

• Concerns remain about where the Tahoe Basin will get its power from next year and additional impacts to ever-increasing Liberty Energy bills after NV Energy advised that they will discontinue service to Liberty in 2027 (to provide power for anticipated AI centers). Liberty recently issued this response.

• For the first time ever, a rare and endangered Sierra Nevada Red Fox was recorded on a west shore wildlife camera.

• Clean Up The Lake (CUTL) announced the release of its Aquatic Invasive Species (AIS) Video Identification Toolkit, a high-resolution, field-ready resource designed to help divers, shoreline users, and water professionals accurately identify invasive species in Lake Tahoe and freshwater systems worldwide.

• The California Tahoe Conservancy is implementing a project to improve forest health and wildfire resilience on 25 acres of public land in Tahoma.

• This recent article discusses inadequate disaster response and funding, the lack of adequate evacuation plans, and the dichotomy of promoting more tourism while also lacking the public resources to address the impacts of tourism.