Unlocking Housing Solutions in Incline VillageIntroducing IVCBA’s Housing Committee and Upcoming Initiatives

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Introducing IVCBA’s Housing Committee

Incline Village faces significant housing challenges that impact the entire community.  Recognizing the urgent need for sustainable solutions, the Incline Village Crystal Bay Association (IVCBA) established the Housing Committee earlier this year.  Building upon valuable insights from the Washoe Tahoe Housing Partnership (WTHP) Housing Study and Roadmap, the committee aims to engage the community and represent Incline Village’s needs to Washoe County and the Tahoe Regional Planning Agency (TRPA).

The Housing Committee consists of dedicated community members who meet regularly to stay informed about the housing landscape in Incline Village.  Through partnerships, speaker events, and increased awareness, the committee fosters collaborative efforts that lead to tangible housing solutions.  By serving as a conduit for community input, the committee strives to ensure that the voices of Incline Village residents are heard in regional housing discussions.

For more information and resources, please visit the housing webpage at ivcba.org/programs/housing/.

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Housing Speaker Series: “Unlocking Housing in Incline Village”

In response to a community survey expressing a strong desire for more information on housing, the IVCBA Housing Committee is launching the Housing Speaker Series.  This initiative is designed to highlight various strategies and opportunities to increase housing availability in the community.

The inaugural event, will introduce the Housing Committee and feature Placemate—a housing marketplace that connects vacation homeowners with local residents seeking long-term rentals—as it prepares to implement its program in Incline Village.

Series Highlights:

• Community Engagement: The series aims to foster open dialogues between residents, local officials, and housing experts, encouraging collaborative solutions.
• Educational Insights: Attendees will gain valuable information on housing initiatives, programs, and incentives that can benefit the community.
• Actionable Strategies: Each session will present practical approaches that individuals and organizations can adopt to contribute to housing solutions.

All community members are invited to join these informative sessions to work collectively towards enhancing housing opportunities in Incline Village.

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Placemate’s “Lease to Locals” Program

Washoe County has allocated funding to bring Placemate’s successful “Lease to Locals” program to Incline Village.  This initiative incentivizes property owners to convert unused housing—such as second homes—into long-term rentals for local residents.  By offering financial rewards, the program encourages homeowners to provide much-needed rental options for the workforce, including teachers, first responders, and service industry employees.

Implementation in Incline Village:

• Partnership with Washoe County: The program collaborates with local authorities to ensure seamless integration into the community.
• Proven Success: Placemate has demonstrated effectiveness in South Lake Tahoe and Truckee, resulting in increased housing availability for local workers.

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TRPA and Washoe County Housing Updates

Tahoe Regional Planning Agency (TRPA) Initiatives

The Tahoe Regional Planning Agency (TRPA) has introduced policy changes to address Lake Tahoe’s housing challenges while maintaining the highest environmental standards.  New adjustments to height, density, and coverage regulations, particularly in town centers, make it more feasible for developers to create affordable housing.

In 2024, TRPA settled with Mountain Area Preservation (MAP), allowing the agency to continue implementing land-use policies that balance affordable housing needs with conservation efforts.  The ongoing “Tahoe Living: Cultivating Community, Conserving the Basin” initiative actively integrates housing, transit, and emissions reduction, emphasizing sustainable growth for the region.

Washoe County’s Zoning Amendments

Last year, Washoe County amended its Tahoe Area Plan for Incline Village Town Center’s Special Area 1 zoning.  These changes allow for increased height, density, and coverage, aiming to expand housing options and address the shortage for both workforce and local residents.  The amendments strive to promote affordable housing while also creating opportunities for a variety of developments.

Washoe County aims to create policies consistent with the housing and environmental goals of TRPA, with a special focus on the needs of Washoe Tahoe.  The IVCBA Housing Committee plays a crucial role in identifying and communicating these needs to the county, ensuring that community interests are represented.

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Truckee Tahoe Workforce Housing Agency (TTWHA)

The Truckee Tahoe Workforce Housing Agency (TTWHA) is adopting a collaborative approach to increase affordable workforce housing in the Truckee-Tahoe region.  Through partnerships with public and private entities, the agency plans to develop new housing, protect existing affordable units, and advocate for supportive policy changes.

Key Initiatives:

• Promoting Accessory Dwelling Units (ADUs): Simplifying processes to encourage the development of ADUs.
• Securing Land for Housing Projects: Identifying and acquiring suitable land for affordable housing developments.
• Employer-Assisted Housing Benefits: Collaborating with local employers to offer housing benefits that support employee retention.

TTWHA’s current strategic plan (2023–2028) outlines goals ranging from launching pilot projects and establishing a housing resource center to scaling programs and advocating for sustainable policy reforms.  By focusing on funding, community education, and data-driven strategies, the agency seeks to enhance housing access, support the regional workforce, and improve the quality of life for local residents.

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Mountain Housing Council (MHC)

The Mountain Housing Council (MHC) is a collaborative organization dedicated to addressing housing challenges in the North Lake Tahoe-Truckee region.  Comprising over 25 stakeholders—including local governments, nonprofit organizations, businesses, and community groups—the MHC focuses on accelerating solutions for affordable housing availability for the local workforce.

Key Focus Areas:

• Convening Partners for Collective Action: Bringing together diverse groups to collaborate on housing initiatives.
• State-Level Advocacy: Influencing policy and securing funding to support housing projects.
• Community Engagement: Engaging residents to participate in creating sustainable housing solutions.

Through policy advocacy, strategic partnerships, and community involvement, the MHC aims to develop innovative housing solutions that meet the community’s diverse needs.

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Tahoe Housing Hub in Tahoe City

Located in Tahoe City, the Tahoe Housing Hub combines advocacy with direct involvement in housing development, especially on small to mid-scale projects.  As a 501(c)(4) organization, it actively advocates for housing policies while providing hands-on support, including planning and building Accessory Dwelling Units (ADUs).

Unique Role:

• Direct Housing Creation: Assisting in the development of housing units to fill immediate needs.
• Policy Advocacy: Engaging at local and regional levels to influence housing policies.
• Complementary Efforts: Working alongside organizations like TTWHA and MHC to address gaps in housing solutions.

By filling critical gaps in direct housing creation, the Tahoe Housing Hub contributes effectively to creating a more inclusive and accessible housing environment in the North Lake Tahoe-Truckee region.

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St. Joseph Community Land Trust in South Lake Tahoe

The St. Joseph Community Land Trust has successfully developed Phase I of its 248 deed-restricted units for low-income families in South Lake Tahoe.  This project serves as an inspiring example of how community-focused initiatives can create affordable housing that enhances residents’ quality of life.

Project Highlights:

• Innovative Construction: Utilizing modular components constructed off-site and assembled on-site, streamlining the building process.
• Community Impact: Providing secure, affordable housing options for low-income families, strengthening the community fabric.

This initiative demonstrates the potential of collaborative efforts to address housing shortages effectively.

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Moving Forward: Community Participation is Key

Working on housing solutions requires collective input and action.  The IVCBA Housing Committee encourages community members to engage with these initiatives, attend the Housing Speaker Series, and explore ways to contribute to sustainable housing solutions.

How to Get Involved:

• Attend the Housing Speaker Series: Participate in informative sessions to learn and share ideas.
• Visit the Housing Webpage: Access resources and stay updated on housing initiatives at ivcba.org/programs/housing/.
• Join the Conversation: Engage with local organizations and provide input on housing needs and solutions.

By working together, the community can make meaningful strides towards enhancing housing opportunities in Incline Village.

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About the Author

Jonathon Gardner is an active member of the Incline Village community and a dedicated advocate for sustainable housing solutions.  Through his involvement with the IVCBA Housing Committee, he works to engage residents and promote initiatives that address the housing needs of the area.

What is an ADU?

ADUs are secondary housing units on single-family residential lots, which can be either attached or detached from the main house. They offer a flexible and relatively low-cost housing option that can help address housing shortages by providing additional rental units or living space for family members.

What does Washoe County say?

From the Washoe County Development Code December 2023:

1. Detached Accessory Dwelling Unit:

   – A detached accessory dwelling unit is a separate dwelling on the same lot as the main dwelling unit.

   – It includes independent living facilities such as a kitchen and bathroom.

   – Maximum size: 1,500 sq. ft. or 50% of the main dwelling unit’s size (whichever is smaller), except in the Medium Density Suburban (MDS) zone where the limit is 1,200 sq. ft.

   – Typical uses: guest houses, second units, “granny flats,” and caretaker’s quarters.

   – Source: Page 304-3.

2. Minor Accessory Dwelling Unit:

   – Defined as a detached accessory dwelling unit under 500 sq. ft.

   – Must include kitchen and bathroom facilities.

   – Maximum size: 500 sq. ft. or 50% of the main dwelling unit’s size (whichever is smaller).

   – Typical uses: guest houses, second units, “granny flats,” and caretaker’s quarters.

   – Source: Page 304-3.

3. General Requirements:

   – One accessory dwelling unit per parcel.

   – Minimum lot area: 12,000 sq. ft.

   – Compliance with setback and height standards of the regulatory zone.

   – Installation of a water meter if using a domestic well.

   – On parcels 0.5 acres or smaller, ADUs require administrative review.

   – Detached accessory dwelling units may be converted to main dwelling units through parcel subdivision.

   – Source: Page 306-8 and Page 306-9.

4. Parking Requirements:

   – One additional off-street parking space is required for an accessory dwelling unit.

   – Additional parking may be required based on Article 410, Parking and Loading.

   – Source: Page 306-8.

5. Attached Accessory Dwellings:

   – Permitted in General Rural (GR), General Rural Agricultural (GRA), and Residential Regulatory Zones.

   – Must abut the habitable space of the main dwelling unit.

   – Maximum size: 1,500 sq. ft. or 50% of the main dwelling unit’s size (whichever is smaller), with exceptions for certain zones.

   – One additional off-street parking space is required.

   – Source: Page 306-7.

6. Additional Regulations for Minor Accessory Dwelling Units:

   – Located as close as 5 feet from the side and rear property lines if 12 feet in height or less.

   – For parcels larger than 0.5 acres, no off-street parking space is required.

   – Source: Page 306-9.

Future Plans in Washoe:

Washoe ADU Overview and Amendment Plan (amendments not applicable to Tahoe Planning Area)

What does TRPA say?

TRPA Code of Ordinances Amended December 13, 2023

21.3.2. Accessory Dwelling Units (formerly Secondary Residences)

Accessory dwelling units (ADUs) shall be considered an accessory use to the primary use it serves and may be permitted where the primary use is a permissible use. An accessory dwelling unit shall be considered a residential unit subject to the residential allocation limitations and transfer provisions. An accessory dwelling unit shall be eligible for a residential bonus unit provided it meets the requirements of Section 52.3.4. Accessory dwelling units shall not be considered in the calculation of density.

A. Up to two accessory dwelling units per parcel shall be considered accessory uses where the primary use is a single-family or multi-family use and is a permissible use. These units may include a guest house or an affordable, moderate, achievable, or market-rate rental unit. They may be attached, within, or detached from the main dwelling.

B. One accessory dwelling unit shall be considered an accessory use where the primary use is a commercial use, public service, or recreational use. These units may include an affordable or market-rate rental unit; a caretaker residence; and a manager’s quarters for a tourist accommodation use or multi residential use

other than multi-family.

TRPA Website on ADU Process:

Commonly referred to as secondary dwelling, mother-in-law, or granny units, ADUs are smaller units that share the same lot of a larger, primary residence. Examples include a detached guest house or a garage with a rented apartment above. ADUs have many benefits: they are an affordable type of home to construct because they are built on land that is already owned, they provide an income source to homeowners, they are typically less costly to construct than new multifamily developments, and provide a flexible living option for individuals, family members, couples, or seniors. Because of these benefits, ADUs have been identified in jurisdictions around the country as one solution to increasing the supply of workforce and affordable housing.

Based on outcomes from the Tahoe Living Housing and Revitalization Working Group, a committee of the Advisory Planning Commission, as of September 29, 2021, the TRPA Code allows ADUs on all California residential parcels, subject to local jurisdiction rules and regulations. In Nevada, ADUs are only allowed on parcels larger than one acre. Major elements of TRPA’s ADU regulations include:

• Up to two ADUs per parcel are allowed on all California residential parcels, to accommodate one detached ADU and one attached ADU.
• ADUs must comply with existing coverage regulations.
• ADUs must comply with existing development rights requirements.
• On parcels with a land capability rating of 1-3, only deed-restricted ADUs are allowed.

To stay up to date on future discussions related to housing, subscribe to our housing e-news. Just send an e-mail to enews@trpa.gov with “Housing” in the subject line.

Washoe Tahoe Housing Partnership Roadmap | May 10, 2023

Summary of the ADU information from the WTHP Roadmap:

1. ADU Definition and Benefits (Page 43): The document defines Accessory Dwelling Units (ADUs) as “units that can be developed on existing residential lots, either within an existing dwelling or adjacent to it.” It also mentions Junior Accessory Dwelling Units (JADUs) as units no more than 500 square feet in size contained within an existing single-family structure.
2. ADUs as a Strategy for Increasing Housing Inventory (Page 43): The Roadmap recognizes ADUs as a path to increasing the inventory of homes available to rent for the local workforce.
3. TRPA ADU Program (Page 43): The document mentions that TRPA has embraced ADUs and offers incentives in the form of bonus units for homeowners who build ADUs and rent them to qualified tenants.
4. Recommendations for the 2023 Washoe Tahoe Area Plan Amendment (Pages 43-44): The Roadmap suggests several updates related to ADUs: a. Add ADU and Junior ADU Code language specific to the Tahoe-only area of the County. b. Expand standards and update the definition, changing “detached accessory dwelling” to “accessory dwelling unit.” c. Amend zoning policy to remove the one-acre parcel limit. d. Consider removing affordability restrictions to incentivize construction but restrict short-term use. e. Add clear language about Junior ADUs. f. Consider removing the special use permit requirement and adopt TRPA “bonus unit” incentive.
5. Impact on Incline Village: While the document doesn’t specifically mention Incline Village in relation to ADUs, these recommendations would likely affect Incline Village as part of the Washoe Tahoe area. The removal of the one-acre parcel limit could be particularly impactful, potentially allowing more properties in Incline Village to develop ADUs.
6. Current Limitations (Implied): The recommendations suggest that current regulations in the Washoe Tahoe area, including Incline Village, may be more restrictive than desired for promoting ADU development. The proposed changes aim to make it easier and more attractive for homeowners to build ADUs.
7. Alignment with Regional Goals: The promotion of ADUs aligns with the overall goal of the Roadmap to increase housing opportunities for the local workforce in the Washoe Tahoe area, including Incline Village.

Washoe Tahoe Local Employee Housing Needs and Opportunities | September 2021

Accessory Dwelling Units (ADUs)

Definition and Benefits:

• ADUs are secondary housing units on single-family residential lots, which can be either attached or detached from the main house. They offer a flexible and relatively low-cost housing option that can help address housing shortages by providing additional rental units or living space for family members.

Key Points:

1. Housing Options Expansion: ADUs provide an opportunity to increase the housing supply without significant changes to neighborhood character.
2. Cost-Effective: They are typically less expensive to build than new single-family homes and can provide a source of rental income for homeowners.
3. Zoning and Regulations: Local regulations play a critical role in the development and use of ADUs. Flexibility in zoning laws, including reduced parking requirements and streamlined permitting processes, can encourage the construction of more ADUs.
4. Potential Challenges: Issues such as neighborhood opposition, infrastructure capacity, and the cost of construction can pose challenges to the widespread adoption of ADUs.
5. Recommendations: To facilitate the development of ADUs, it is recommended to provide incentives such as reduced fees, pre-approved design plans, and technical assistance for homeowners interested in building ADUs.

The information about Accessory Dwelling Units (ADUs) can be found on the following pages of the document:

1. Pages 50-51: These pages discuss ADUs, describing them as smaller, independent residential units located on the same lot as a primary dwelling. They are seen as a way to provide additional housing options without requiring significant new infrastructure.
2. Page 55: This page highlights the potential of ADUs to help address the housing shortage by increasing the availability of smaller, more affordable housing units within established neighborhoods.
3. Page 63: This page mentions policy recommendations and considerations for implementing ADUs, including easing zoning restrictions and providing incentives for homeowners to build ADUs.

These sections provide a comprehensive view of the role ADUs could play in addressing housing needs in the Washoe-Tahoe area.

Examples and Case Studies:

• ADUs have been successfully implemented in various regions as a means to increase affordable housing options. They are particularly beneficial in high-demand areas where land is scarce and expensive.

The document “Washoe Tahoe Local Employee Housing Needs and Opportunities” provides detailed examples and case studies on Accessory Dwelling Units (ADUs) and related housing initiatives in various high-cost mountain communities. Here are some key examples and case studies:

1. Santa Barbara Coastal Housing Partnership, CA: This program offers employer memberships that grant access to various Employer-Assisted Housing (EAH) opportunities. They provide short, helpful videos on their website to guide employees through available options.
2. Jackson, WY: The local school district provided land for the Community Housing Trust to develop and manage ownership projects for school employees. This collaboration ensures housing availability for essential workers in the education sector.
3. Big Sky, MT: Habitat for Humanity is constructing homes for school district employees on land provided by the school district. This initiative helps secure housing for teachers and other school staff, making it easier to recruit and retain employees.
4. Sierra Business Council, Truckee, CA: They offer various assistance programs, including first/last month’s rent assistance and the Martis Fund down payment assistance program management. These programs help local employees secure stable housing.
5. Vail Resorts, multiple locations: Vail Resorts has implemented a master lease program and housing development initiatives to provide accommodation for their employees. These efforts ensure that their workforce has access to affordable housing close to their workplace.

Additionally, the document highlights the importance of public-private partnerships in developing local resident and employee housing. It suggests evaluating publicly owned land for potential housing development and collaborating with employers to provide housing solutions for their employees.

For specific details and references, you can find the relevant information on the following pages of the document:

• Page 3: Santa Barbara Coastal Housing Partnership, Jackson, WY, Big Sky, MT, Sierra Business Council, and Vail Resorts examples .
• Page 65-66: Opportunities and challenges in providing local employee housing and potential land and redevelopment opportunities .

Summary of the Key Points:

1. From the Washoe County Development Code (December 2023):

• Defines different types of ADUs: Detached (up to 1,500 sq. ft.), Minor (under 500 sq. ft.), and Attached.
• One ADU allowed per parcel, with a minimum lot area of 12,000 sq. ft.
• Parking requirements: One additional off-street parking space for most ADUs.
• Specific regulations for size, location, and zoning compliance.

2. From the TRPA Code of Ordinances (December 2023):

• Allows up to two ADUs per parcel where the primary use is single-family or multi-family.
• One ADU allowed for commercial, public service, or recreational primary uses.
• ADUs are subject to residential allocation limitations but not included in density calculations.

3. From the TRPA website:

• ADUs are allowed on all California residential parcels, subject to local rules.
• In Nevada, ADUs are only allowed on parcels larger than one acre.
• ADUs must comply with existing coverage and development rights requirements.

4. From the Washoe Tahoe Housing Partnership (WTHP) Roadmap:

• Recommends updating the Washoe Tahoe Area Plan to expand ADU opportunities.
• Suggests removing the one-acre parcel limit and affordability restrictions.
• Proposes adopting TRPA “bonus unit” incentives and removing special use permit requirements.

5. From the Washoe Tahoe Local Employee Housing Needs and Opportunities report:

• Highlights ADUs as a flexible, cost-effective way to increase housing supply.
• Recommends providing incentives like reduced fees and pre-approved design plans.
• Presents case studies from other high-cost mountain communities implementing housing solutions, including ADU programs and employer-assisted housing initiatives.

ADUs in Washoe Tahoe

1. From the TRPA website: The most direct information about ADUs in Nevada comes from this source, which states: “In Nevada, ADUs are only allowed on parcels larger than one acre.”

This is a significant restriction compared to the California side of Lake Tahoe, where ADUs are allowed on all residential parcels.

2. From the TRPA Code of Ordinances: While not specific to Nevada, the TRPA regulations apply to the entire Tahoe Basin, including the Nevada side. According to these regulations:

• Up to two ADUs per parcel are allowed where the primary use is a single-family or multi-family use.
• One ADU is allowed where the primary use is commercial, public service, or recreational.
• ADUs are subject to residential allocation limitations and transfer provisions.
• ADUs are eligible for residential bonus units if they meet certain requirements.

3. From the Washoe County Development Code: While this code applies to Washoe County, which includes the Nevada side of Lake Tahoe (including Incline Village), it doesn’t specifically differentiate between Nevada and California. It provides general regulations for ADUs in the county, including:

• Maximum sizes for different types of ADUs
• Parking requirements
• General requirements like minimum lot size (12,000 sq. ft.)

4. From the Washoe Tahoe Housing Partnership Roadmap: This document recommends changes to ADU regulations in the Washoe Tahoe area, which would affect the Nevada side. Key recommendations include:

• Removing the one-acre parcel limit
• Expanding standards and updating definitions
• Considering the removal of affordability restrictions to incentivize construction

It’s important to note that these are recommendations and not current regulations.

In summary, ADUs in Washoe Tahoe, are currently more restricted than on the California side, with the notable limitation of only being allowed on parcels larger than one acre. However, there are efforts and recommendations to expand ADU opportunities in the Nevada portion of the Tahoe area. The actual implementation of any changes would require updates to local and regional regulations.

Submitted via monthly Newsletter from TRPA

Tahoe Regional Planning Agency (TRPA) staff have been assisting local jurisdiction partners on updates to their area plans, which is a critical step to implement regional changes for affordable housing options. Area plans are a signature element of the 2012 Regional Plan and allow local jurisdictions to implement Regional Plan policies at the community scale.

Today, there are six active area plans in the basin. In order to adapt to new environmental, economic and equity priorities, area plans need to be updated from time to time, and TRPA is processing several amendments in the upcoming months. These amendments will also implement the Phase 2 Housing Amendments that provide building incentives for deed-restricted housing.

Meet Michelle Brown: Long Range Planner

Michelle jokes that she has made full circle. A California native and graduate from Cal Poly Humboldt (then Humboldt State University), Michelle started her career in natural resource and land use management with the Lake Tahoe Basin Management Unit, United States Forest Service (USFS). Her tenure with the USFS took her from Lake Tahoe to northwestern California to northwestern Colorado researching rare and endangered plant species. Her botanical career path eventually came to a fork in the road and she decided to take the road less traveled as a senior planner in a small eastern North Carolina town. Working for a small municipality she wore many hats and managed a range of programs, such as urban forestry, brownfields, local foods, and bicycle and pedestrian routes.

Her family has lived in Tahoe for nearly four decades, and she returned to the west coast to be closer to her siblings. On the TRPA Long Range Planning team she plays a key role in updating Area Plans, and in managing and updating TRPA’s deed-restriction program. Michelle explains, “I hope to make it easier for folks who live and work here to call Tahoe home”.

In her free time Michelle enjoys good food and wine to fuel her adventures hiking, cross country skiing, and kayaking in the Lake Tahoe Region.

TRPA is seeking volunteer models!

nterested in being part of a housing photoshoot or have a home in the basin we could highlight in our eNews and outreach materials? TRPA is seeking volunteers.

Reach out to Kaley Arboleda, karboleda@trpa.gov, if you are interested in participating.

Applications Open for Community-Based Organization Mini Grants

The Tahoe Regional Planning Agency has introduced a mini grant program to encourage community-based organizations to have a more central role in the planning process. This call for participation focuses on representing priority communities impacted by the housing crisis. TRPA identified priority communities through the Lake Tahoe Transportation Equity Study last year and is applying their demographics to the Tahoe Living initiative.Application deadlines are coming up:Apply for a Community-Based Organization Mini Grant – by December 2.Note: TRPA amended the application packet to allow 501c3s and other types of tax-exempt organizations to apply. 

Learn More

News and Resources

Article: One possible housing crisis solution? A new kind of public housing for all income levels, NPR, October 7, 2024

Webinar: The Impact of Parking Mandates in Washington, Parking Reform Network, November 13

SUBSCRIBE TO TRPA HOUSING NEWS >

Placemate is a housing marketplace focused on connecting vacation homeowners with local residents seeking long-term rentals in popular vacation towns. By facilitating matches between property owners and vetted locals, it aims to address the housing shortage faced by local workers in these areas.

The platform also offers a “Lease to Locals” program, incentivizing property owners to convert their short-term rental properties into long-term housing for local communities.

Over the past few months, some members of the housing committee and others from several organizations, including Washoe County, have met to discuss the implementation of a new program that Washoe County is funding to address housing shortages in Washoe Tahoe. The project is in its final stages before being released into the community. We expect the project to come online in the next couple of months.

The case involving the Mountain Area Preservation (MAP) Foundation and the Tahoe Regional Planning Agency (TRPA) illustrates the intricate balance between environmental conservation and development needs at Lake Tahoe. 

In early 2024, MAP, an environmental advocacy group, initiated legal action against TRPA, challenging amendments to its Regional Plan that MAP claimed violated the Tahoe Regional Planning Bi-State Compact.  These amendments, which relaxed restrictions on height, density, and coverage for projects in town centers, raised concerns about potential overdevelopment and its associated environmental impacts, including increased pollution and wildfire risks.

By mid-2024, the parties reached a settlement that emphasized collaborative policy-making.  The agreement included adjustments to housing policies to prioritize lower-income and workforce housing.  Furthermore, TRPA agreed to prepare an Environmental Impact Statement (EIS) for future housing phases, ensuring thorough environmental assessments moving forward.

By: Jonathon Gardner

Looking at the housing and population data in the area, we are trying to address the housing situation under the assumption that there are jobs that serve Incline Village that don’t pay sufficiently to live in the village. 

There is a lot of information available. I have read everything I could possibly get my hands on about housing in Incline Village.  I read the Washoe Tahoe Housing Partnership, which presents lots of data, countless examples, and test cases from other regions similar to Incline. The fact is, and will always be, that there will always be more demand than supply in the world’s most beautiful and accessible places.

Taking that as a given, we are trying to create viable solutions for our community’s essential workers, e.g., Teachers, Police, Fire, Landscaping, and more.  There are several ways to address this problem from community outreach and information gathering (linking those who need homes to those who have them) to more targeted efforts like physically building more livable space (new construction or redevelopment). 

Over the past several months, we worked with a local developer to redevelop a property to accommodate (4) more economical units. Still, we were stopped by TRPA because we did not want to vary from what is written in their codes. 

We have also been working with Placemate and a committee that was selected to represent the interests of the village with the county. After many hours, we developed a contract that we believed would benefit our village.  The Placemate program will help connect property owners with long-term renters by providing a small monetary incentive to the property owner. 

The Housing Committee is also working toward providing a platform to dive deeper into topics related to housing by hosting the Housing Speaker Series.  The first in the series will focus on unlocking housing in Incline Village.  These meetings will be recorded and available on the website for future viewing and discussion.  If you are interested in helping build a sustainable community, please visit IVCBA.org. 

*For more information on Housing, Our Speaker Series, the Housing Committee and updated news, have a look at our Housing Resource page: https://ivcba.org/programs/housing/

Written By: Jonathon Gardner

Originally published by Tahoe Regional Planning Agency, 9/20/2024, Written by Julie Regan

More than a decade ago, the Tahoe Regional Planning Agency (TRPA) needed to bring the basin together to gain consensus on environmental priorities and the sustainability of our communities. Through the Regional Plan Update, thousands of community members collaborated on a unified vision for the future of Lake Tahoe. Major strides in environmental improvement have been achieved from all sectors since.

Today, there is region-wide consensus that housing and transportation are among the greatest issues of our time. The severe decline of affordable housing options in the Lake Tahoe Region is affecting environmental quality and the vibrancy of our communities. Safe, thriving communities help provide the infrastructure, workforce, and investment needed to ensure Lake Tahoe’s built environment supports a sustainable natural environment. A common topic in the public discourse around housing is that transportation solutions are integral to good housing solutions.

It is estimated that more than 40 percent of Tahoe’s workers commute from outside the basin. A Placer County study estimated the average worker living outside the Tahoe/Eastern Placer area travels nearly 40 miles each way for work, or roughly 80 miles daily. The result is more harmful vehicle emissions in the basin, and on peak days Tahoe’s two-lane roads are often congested with commuters, residents, and visitors alike which can impede transit and create unsafe conditions for cyclists and walkers. Meanwhile, workers and families who would rather live in the basin aren’t able to support local businesses and enjoy the quality of life that many take for granted.

READ MORE >

Photo Credit: TRPA

Community Workshops Set to Begin in September, Submitted by TRPA, Jeff Cowan

Lake Tahoe, Nev./Calif. – The Tahoe Regional Planning Agency (TRPA) today announced the launch of “Tahoe Living: Cultivating Community, Conserving the Basin,” the next phase of the agency’s affordable and workforce housing program. Cultivating Community is a comprehensive, multi-year project to help address the housing crisis in the Lake Tahoe Basin while maintaining and improving environmental protections, according to TRPA.

TRPA will kick off public engagement with community workshops September 9 on South Shore and September 10 on North Shore. The agency is encouraging everyone to register for a workshop and get involved at TahoeLiving.org. 

The goal is to update regional environmental and growth management policies with a focus on disadvantaged communities, according to TRPA Executive Director Julie Regan. 

“TRPA’s land use policies have succeeded in setting high standards for development and ensuring conservation and community revitalization happen together here in the Tahoe Basin,” Regan said. “Some unintended consequences of that success are seriously impacting local workers who often struggle to find housing or are living in unacceptable conditions. This initiative will lead the basin forward with policies that protect our environment, improve community connections, and revitalize our communities.”

Over the last few years, new policies have come forward through TRPA’s Tahoe Living program that balance a limited amount of new development with environmental and community needs. Cultivating Community, Conserving the Basin will go further and address the limitations of the existing development rights system, which has increasingly allowed larger homes and resorts to outcompete smaller, more affordable housing options. 

“Revamping our development rights system is key to creating more affordable housing in the region,” TRPA Chief Operating Officer and Deputy Executive Director John Hester said. “Lake Tahoe has a long history of innovation and regional collaboration. We need to bring these strengths to bear on one of the most pressing issues facing mountain towns everywhere—how to cultivate community while continuing to protect the natural environment that we all want to share.”

How to Get Involved

The project’s first community workshops will be held September 9 and 10 and will provide an opportunity for residents, workers, and other stakeholders to learn more about Cultivating Community and share input on the most pressing housing issues in the region. The project team will make Spanish interpretation available at both the South and North Shore workshops. Activities for children and refreshments will be provided.

South Shore Workshop:
Monday, September 9 at 6:30 p.m.
Bijou Community School Multipurpose Room 
3501 Spruce Ave.
South Lake Tahoe, CA 96150

North Shore Workshop:
Tuesday, September 10 at 6 p.m.
Kings Beach Elementary School Cafeteria
8125 Steelhead Ave.
Kings Beach, CA 96143

RSVP at tinyurl.com/tahoe-living. To stay involved and learn more about the project, please visit TahoeLiving.org. 

Contacts:
Jacob Stock
Senior Planner
Tahoe Regional Planning Agency
jstock@trpa.gov
(775) 589-5221 

Jeff Cowen
Public Information Officer
Tahoe Regional Planning Agency
jcowen@trpa.gov
(775) 589-5278

By Michael Cabanatuan, Reporter San Francisco Chronicle, June 16, 2024 – Submitted by IVCBA Member – Photo Credit SF Chronicle

Not long ago, homeowners on the California and Nevada sides of Lake Tahoe faced vastly different

realities when it came to buying insurance on their Sierra Nevada homes.

In California, prices soared even as insurers pulled back, refusing to write new policies or renew existing policies for many customers. Right across the state line in Nevada, homeowners enjoyed lower rates in a more competitive market.

But those days are gone, say Nevada’s division of insurance, insurance brokers and real estate agents.

In woodsy shoreline communities like Incline Village and Stateline on the Nevada side of scenic Lake Tahoe, increasing numbers of homeowners are facing insurance nonrenewals and soaring premiums — and few if any insurers willing to write new policies.

“It has definitely crossed the state line,” said Denise Bremer, head of the Incline Village Association of Realtors, which is seeing the crisis spread and affect home sales. “I sell on both sides and it started in California a few years ago, but in the past year we’ve seen it creep over to the Nevada side. It’s become a lot more common for single-family homeowners to get nonrenewals.”

Todd Rich, chief deputy commissioner of the Nevada Division of Insurance, said the state is “seeing an uptick in carriers non-renewing homeowners’ insurance, mostly due to wildfire risk in Northern Nevada.”

Nonrenewals and unaffordable price hikes on either side of the state line leave homeowners and potential buyers in a quandary. Without insurance, they’re unable to get or keep home loans, and could potentially default on their mortgages or have to give up on buying a home.

Californians are left with three choices — get costly coverage from an unregulated insurer; sign up for the pricey FAIR Plan, the “insurer of last resort” in the state for wildfire risk; or “go bare,” forgoing insurance and taking their chances, said Steve Young, senior vice president and general counsel for the Independent Insurance Agents and Brokers of California.

FAIR Plan makes a difference

But Nevada consumers are missing one of those options. The state lacks a FAIR Plan, something offered not only by California but about 30 other states and the District of Columbia. (States, not the federal government, oversee property insurance, so regulations vary considerably from state to state.)

Scott Menath, president of the Nevada Independent Insurance Agents, runs Menath Insurance Agency, which sells insurance on both sides of the California-Nevada line. On the surface, he said, the situation in Nevada appears to be “slightly better,” with some insurers — like State Farm, which has announced nonrenewals of fire insurance coverage throughout California — still selling homeowners policies on the Nevada side of the lake.

But overall, he said, California is better off, because it has the FAIR Plan. The privately run, state-created program allows homeowners to get wildfire insurance even if they cannot find it elsewhere — an increasingly common scenario in large swaths of wildfire-prone territory throughout the state.

“The lack of a FAIR Plan is a problem,” Menath said. “California from a consumer standpoint offers more options.”

Menath said he “absolutely” supports the creation of a FAIR Plan or perhaps a type of program in which Nevada consumers unable to get insurance are randomly assigned to different insurance companies.

California’s FAIR Plan offers limited coverage at higher costs and has been overwhelmed with new customers. Insurance industry experts fear it could be oversubscribed and unable to pay out claims in the event of a massive wildfire. In that case, insurance companies would have to cover the excess based on the share of policies they hold statewide.

“They fear there will be a catastrophic loss and there will be an assessment,” said Haley Andrews, vice president of Gaines Insurance Agency in El Dorado Hills near Sacramento, which sells policies to a lot of Tahoe Basin residents.

“For a lot of companies that’s a big scary question mark. It’s why you’re seeing a lot of companies withdrawing” and not renewing policies, in an effort to reduce their risk in the event of one or more huge wildfires, she said.

As in California, Nevada homeowners who receive nonrenewal notices face often frustrating hunts to find affordable replacement coverage.

Chris Plastiras, an Incline Village resident and owner of Lakeshore Realty, recently received an insurance nonrenewal notice. He owns eight properties in the area — two commercial, four investment, his real estate office and his home — and initially feared the notice applied to all, but was momentarily relieved to find out he was losing coverage only at his home.

He found one other insurer willing to pick him up — for a 300% increase. He’s still looking.

Bremer said increases of 200% to 300% are common. Properties deemed to be at particularly high risk can go even higher, Menath said.

“Yes, you can probably find (replacement) insurance, but it’s going to cost you,” Plastiras said.
Some insurers are offering policies to new customers but putting caps on payouts or requiring unusually high deductibles on losses, he said. Others are saying they’ll cover only 50% of a customer’s loss.

“It’s causing some people to sell their properties” because they don’t want to take the risk or can’t afford the higher costs, he said.

Crisis affecting housing market

Plastiras, who has sold real estate in the area for 45 years, said the insurance crisis is already beginning to affect the housing market.

“We are seeing some values declining due to insurance risk, a decrease in the pricing structure,” he said. “We’re kind of in our infancy as far as where this lands.”

Ricardo Lara, California’s insurance commissioner, recently said that the insurance crisis is having a “devastating” impact on the real estate market in the state.
While the surge of nonrenewals is hitting owners of single-family residences hard, the impact is even worse on homeowners associations for condominiums and townhouses on the Nevada side of Tahoe, Bremer and Plastiras said. Some are finding it nearly impossible to find new policies, and others have had to double or triple their monthly HOA fees to cover the costs.

While the home insurance crisis is hitting the Lake Tahoe area — long deemed an area at risk of wildfire — particularly hard now, it’s starting to spread through Nevada, she said.

“I’m hearing from colleagues that it’s in Battle Mountain, it’s in Vegas, it’s in Elko,” she said. “It’s creeping down to the Washoe Valley now. It’s not just the border. It’s a statewide issue now.”

Rich, in the state insurance division, said Nevada regulators are aware of the issues and have been consulting with regulators in other Western states, fire professionals and state and federal legislators to try to come up with solutions. The division is examining the FAIR plans, which vary by state, in California, Oregon, Colorado and Washington.

‘Clearly a national issue’

“This is clearly a national issue, and now Nevada is feeling the impact; however, we are not in the same position as California,” where the crisis is deeper and more widespread, he said.

Mark Friedlander, a spokesperson for the Insurance Information Institute, a national trade organization, said the problem is surfacing in various regions of the country. He blamed five factors: people hiring attorneys who are quick to sue instead of settle; inflation in home reconstruction costs; an increasing number of people moving into areas susceptible to wildfires, hurricanes and tornadoes; a “challenging” regulatory environment in many states; and concerns about risk exposure.

“Some insurers have pulled back on certain markets to rebalance their risk exposure so they don’t carry too much risk in one area,” he said.

Some Nevada organizations hope their Legislature manages to deal with the situation before the end of the year. But the state’s lawmakers convene only every other year, and this is an off-year. Any action on insurance, including the state’s own FAIR plan, would require waiting — or a special session.

A town hall meeting with state and local officials and residents is scheduled for June 28 in Incline Village to discuss the home insurance issue, according to Nevada Assemblywoman Heidi Kasama, R-Las Vegas, who has held hearings on the topic.

“I am deeply concerned for the challenges our property owners are experiencing,” she wrote in an email to the Chronicle. “However, I would also be cautious about government intervention in the private marketplace.”

While Nevada struggles to handle the insurance crisis, which some hoped wouldn’t cross the California state line, industry professionals are cautioning others in the West.

“We’re trying to warn other states — Colorado, Utah, Arizona,” Bremer said. “Hey, it’s coming for you.”

Reach Michael Cabanatuan: mcabanatuan@sfchronicle.com;