TUESDAY, FEB 10  2026 ON ZOOM

In attendance: Linda Offerdahl, Chris Wood, Clare Novak, Elise Fett, Laura Levine, Laura Vitencz, Kathie Julian

Note: River Coyote had the meeting recorded via AI and then sent to the participants. Here’s my summary. (Linda); Clare may make additional comments when she returns.

The purpose of the meeting was to identify possible programs for the Workforce Housing Series in 2026. Priorities are:

1. Potential WF housing on the old IES site; Reno Housing Authority is researching the feasibility for Washoe County. Meeting targeted for April.
2. Presentation by TRPA on its Phase 3 policies that focus on their EIS that impacts workforce housing. Chris Wood has summarized the proposed phase 3 policy changes.
3. Incline Village Realtors would like to partner with the Housing Committee for presentations to businesses and employees on attainable home ownership.

Other things on the list include St. Joesph’s program for helping renters purchase from their landlord. We could also do a program to highlight the work of Tahoe-Truckee Homeless Services.

A vigorous discussion was held on various housing topics, particularly on ADUs. Interest was show in starting a committee to research how ADUs currently work and could work in Washoe Tahoe. Elise Fett and Laura Levine may get this started. 

There was a program in Truckee on what other mountain resort communities are doing. Laura Levine is going to provide a link to that program. We can learn what others have tried, but often these communities have city councils and means of funding that support these plans. So the relevance to Washoe Tahoe may not be there.

We reviewed the various working groups of the Housing committee:

Community Outreach: Clare/Linda: Workforce Housing Series programs, newsletter and webpage through IVCBA.

Programs: IVR Attainable housing for first time home buyers: Laura Levine and Laura Vitencz

Policy and Strategy: Chris Woods and Kathie Julian. Chris attends TRPA Living Communities meetings and condenses their policies into legible summaries. Kathie Julian is a member of the Washoe County APC.

Redevelopment and Development: Clare, Laura Vitencz and Linda will  follow up on the efforts of RHA to utilize the old IES site. 

Finance: This represents programs like Lease to Locals and St. Joeseph Land Trust’s TAHOE program. Placemate also has a program called Rooted Renters. We could work to identify funding for such a program in Incline.

UPDATES and REVIEW OF 2025 (to go into Quarterly Update)

OLD IES SITE

Tahoe Transportation District made the decision last December  to put the IES site up for use by Washoe County. If RHA determines it’s not feasible for WF housing or other public use, it will be available for purchase by a private entity. Priority would be given to a group building something for use by the community.  Read TTD news brief on it.

LEASE TO LOCALS

Washoe County funded the program that was run by Placemate in Truckee. WC’s $350k resulted in 15 properties with 28 people housed. We do not have any follow up data that may be available. We could look into it and identify more funding for it.

WORKFORCE HOUSING SERIES

This is our meeting program format with topics based on the community survey we did in Spring 2024. Top priority was to Unlock Existing Housing. January’s program was on Placemates Lease to Locals. It was attended by approximately 40 people. We counted TRPA’s Phase 2 housing workshop as a meeting. It was attended by 100+. The third meeting was in November.  “Housing Insecurity in Paradise: New Solutions to a Chronic Problem” introduced St. Patrick’s Episcopal Church  Sally Fund. It is designed to raise funds and encourage collaboration between Sierra Community House and Tahoe Family Solutions  with emergency funds for people facing housing insecurity.

HOUSING CHOICE VOUCHER PROGRAM

Reno Housing Authority has a program that allows renters to access financial vouchers for rent. It requires vetting by the landlord. There is a waiting list.  Due to lack of interest by an informal poll of landlords, and lack of a volunteer to compile a list of landlords and reach out to them, this opportunity is on hold.

TRPA ENVIRIONMENTAL IMPACT STUDY  

By Chris Wood, February 13, 2026, for IVCBA Housing Newsletter

TRPA Launches Environmental Impact Study: In a quest to promote development of needed workforce housing in the Lake Tahoe Basin on January 28 TRPA (Tahoe Regional Planning Association) began an Environmental Impact Study of its proposal to incentivize building of affordable housing. It is now seeking community input on what is to be studied in the scope of the Environmental Impact Study (“EIS”). This “scoping period” runs for 6 weeks, ending March 16. Send comments to: housing@trpa.gov; examine details on the web at: www.trpa.gov/major-projects . Public comment can expand what should be studied.

When the scoping period ends a summary report will be created and made available to the public for comment this Summer (2026). Thereafter, a draft EIS will be prepared and circulated for comment. A final EIS is expected in the Fall of 2026 and early 2027.

So far, TRPA has a list of 14 topics to be analyzed in the EIS. In no particular order, these include: 

• “Public safety hazards including wildfire and evacuation”; 
• “Land use, neighborhood compatibility, and growth management”. 
• “Earth resources (soils, land capability, coverage”); 
• “Population, housing, socioeconomics and environmental justice”; 
• “Hydrology and water quality”
• “Transportation”, 
• “Air quality and greenhouse gases”, and
• “Cumulative effects” of all the changes

The EIS is intended to analyze the environmental impacts of potential actions in the proposal to incentivize workforce housing. The EIS the highest level of environmental analysis under the rules governing TRPA.

Incentives For Workforce housing: Because there is a regulatory restriction on the number of “development units” for building in the Lake Tahoe Basin, some of the policies in the housing proposals include moving “development units” to deed restricted residential projects from commercial and tourist development unit pools. Further, new forms of housing would be incentivized like “junior ADUs” (units of 500 sq. ft. or less, within an existing house footprint) and “affordable by design” housing. Moreover, ADUs up to 1200 sq. ft. would also be eligible for program incentives consistent with local jurisdiction policies. 

To increase housing choices TRPA’s proposal would zone for “missing middle” housing for, e.g., teachers, firefighters, police and medical staff. All new development would be approved if it contributed proportionately to the housing need in the basin. TRPA would “scale” its fees to reflect the size and impact of housing. And, like single family homes, fourplex residential structures would be exempt from environmental review standards. 

Further, the limited (impermeable) land coverage allowed in the LT Basin would be directed toward multifamily and workforce housing rather than single-family homes. At the TRPA Advisory Planning Commission (“APC”) meeting February 11, TRPA proposed that the “goal is for less coverage” in the LT Basin. 

TRPA would also continue to move toward neighborhood-scale storm water treatment to limit human generated runoff into the Lake. Local jurisdictions would be allowed to increase height and density if they demonstrate progress toward unlocking vacant housing stock. TRPA is proposing creation of a housing authority to facilitate funding and oversee housing programs and policies.

Negative environmental impacts will be paired with mitigation proposals, one of which could include “no growth” and no population increase, as discussed at the February 11 APC meeting. Other APC member comments emphasized analyzing the cumulative impact of all changes if they succeed and “the interconnectedness” of each change.

Other topics for consideration in the EIS that were raised at the January 28 TRPA Board of Directors meeting, where the EIS project was approved and the scoping period opened, include a look at restricting short term rentals (STRs) and/or putting them on the same terms with hotels and motels. Speakers also focused on the need for means to enforce Deed Restrictions.

Originally published in the TRPA ENews Housing update

Efforts to address housing affordability in the Tahoe Basin are entering an important new stage, and we want you to be part of what comes next. 

This month, the Tahoe Regional Planning Agency (TRPA) is kicking off Environmental Impact Statement (EIS) scoping for the Cultivating Community, Conserving the Basin project. This process will take a close look at how proposed housing policy changes can protect the natural environment while continuing to support local residents that are the fabric of our community.

Read on to learn how you can share your input, stay informed, and follow along as this work moves forward. Your voice matters, please stay engaged and help spread the word.

–Long Range Planning Department

Upcoming Opportunities for Input

TRPA has initiated an environmental impact statement for proposed policies to improve housing affordability, water quality, and environmental conditions in the Tahoe Basin.

A public scoping period is now open for the public to provide input on any impacts that should be considered in the environmental analysis. The public scoping period for the EIS will remain open through March 16, 2026. Please submit written comments to housing@trpa.gov or provide spoken comment at the February 11 Advisory Planning Commission meeting.

LEARN MORE >

News | Feb 10, 2026 – by Katelyn Welsh  – kwelsh@tahoedailytribune.com

In solving challenges surrounding short-term rentals, Placer County staff and an advisory group will continue to refine proposed solutions after the Board of Supervisors offered feedback on draft amendments to the county’s STR program and related ordinance amendments. The supervisors provided the input at the board’s meeting at Granlibakken Tahoe on Tuesday, Feb. 3.

To start, county staff offered an update on the county’s Short Term Rental (STR) Advisory Group which has investigated a variety of topics related to STRs in a data-driven approach since its first meeting in February 2024.

The group was formed to include a variety of stakeholders such as property owners, managers, residents and others to ensure the STR program considers economic, community, and environmental concerns.

Over the course of meetings, the group found that property owners not acquiring a permit is the biggest non-compliance with the county’s STR program.

Another insight is finding that only a small percentage of the STRs are suitable for workforce housing and that in most cases, STR owners are people who want to use their home and would not make them available for the workforce.

Overall, the group felt that increasing the quality of the STR operator through education and enforcement, rather than increasing regulations or rules, was a better approach.

County staff have utilized the group’s research and conversations to propose STR program changes and draft ordinance modifications presented to the board for feedback.

There were four main proposals outlined and described in further detail below that came from the STR advisory group’s input:

• 180-day waiting period
• owner education requirements
• two-tier permit structure
• permit exchange program

The proposed 180-day waiting period would apply to new property owners who must wait the six month period before applying and receiving an STR permit. The waiting period is intended to ensure that the new owners are informed of ordinances and responsibilities, obtain defensible space inspections, and address other considerations.

In staff’s proposal, educational requirements would be a parameter for property owners to obtain a new STR permit.

A two-tier permit structure was proposed to align with the Tahoe Basin Area Plan which seeks to focus lodging in town centers or resort areas. The idea is to divide permits between tier-1 units (two bedrooms and under) and tier-2 units (three bedrooms and above). As new hotels are developed, STR permits would retire, starting with tier-1 units at a one-to-one ratio with new hotel units.

The staff’s proposed STR permit exchange program would act similarly and as an extension to the Least to Locals program, incentivizing tier-1 property owners to permanently retire their STR permit and rent the unit long-term to local workers.

While supervisors were open to the permit exchange program and viewed educational requirements as a good idea, remaining items would need more fine-tuning before receiving full support, particularly the waiting period. There was concern that the period could be too long or unfair to properties that have a well-informed property manager or a history as an STR.

On the two-tier permit structure, Supervisor Cindy Gustafson said the intention made sense, but cautioned that with many different types of condos in the area (some located in resort areas and others not), they need to be careful with how the tiers are applied. Supervisor Bonnie Gore also addressed the two-tier program and said it needs more research.

Following feedback from the board, Deputy County Executive Officer Stephanie Holloway and Senior Management Analyst Nicholas Martin said they will assess refining the waiting period to consider the type of applicant, the applicant’s STR experience and the property’s history.

In response to other feedback, staff said they would incorporate the educational component and ensure the property’s local contact is also in the loop, not just the owner.

Per other inquiries from the board, staff will bring the discussion to the advisory group centered around STR economics. The two-tiered permit structure will also return to staff and the advisory group for more refinement and consideration.

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