TRPA Regional Plan
The TRPA’s Regional Plan is a “package” of documents and initiatives that regulate land use in the Lake Tahoe Basin. The Regional Plan is intended to regulate development in a way that ensures the threshold standards will be achieved and maintained. According to TRPA, the Regional Plan “package” includes:
The first Regional Plan was adopted in 1987. The most comprehensive update since that time occurred in 2012, when TRPA adopted significant amendments that allowed more development than the original 1987 Regional Plan. FOWS and other organizations and individuals raised extensive concerns about the amendments in the years leading up to their December 2012 adoption, and partnered with the Sierra Club to file a lawsuit against the approval; however, the courts eventually decided in TRPA’s favor.
Bi-State Compact
The TRPA Bi-State Compact between California and Nevada (first approved in 1969 and strengthened in 1980) created the TRPA, a bi-state agency with regional land use authority for the Lake Tahoe Basin. The Compact calls for TRPA to adopt environmental standards (termed “Environmental Threshold Carrying Capacities”) that protect Lake Tahoe’s unique natural resources, and to adopt a Regional Plan that would regulate development consistent with achieving and maintaining those standards.
Environmental Threshold Carrying Capacities
An “environmental threshold carrying capacity” means an environmental standard necessary to maintain a significant scenic, recreational, educational, scientific or natural value of the region or to maintain public health and safety within the region. TRPA’s adopted standards address air quality, water quality, soil conservation, vegetation preservation, noise, fisheries, wildlife, scenic resources, and recreation. TRPA’s environmental standards were adopted in 1982 and have undergone minor amendments since.
Local Area Plans
One of the key revisions in the 2012 Regional Plan update was to allow local governments more authority to approve projects. This is done through the adoption of local “Area Plans” and associated agreements. The Placer County Tahoe Basin Area Plan was approved by the TRPA in January 2017. A new area plan for the El Dorado County portion of the West Shore has not been pursued by the county. Learn more about Area Plans.
Strategic Plan and Initiatives
In 2014, TRPA adopted a Strategic Plan, which identifies ten “Strategic Initiatives” to be completed between 2015-2020. Many of these initiatives lay the foundation for future amendments to the Regional Plan. TRPA’s website provides details about Initiatives. As of 2020, several Initiatives have been completed, while others remain in progress. Due to the potential for positive and/or negative impacts from several ongoing initiatives, FOWS provides updates on these processes in our newsletters.
FOWS Concerns
More people, more buildings, and more cars: TRPA’s 2012 Regional Plan Update (RPU) creates a “Town Center” zoning district for Tahoe City, which allows for major increases in height (up to four stories or 56’), density (up to 400% more people per acre in some areas), pavement (allowing twice as much pavement and buildings covering the land in some areas), traffic, and other impacts. We don’t want to see Tahoe City transformed into an overly dense, urbanized replica of metropolitan resorts, like the one portrayed in the “Vision” developed by the North Lake Tahoe Resort Association (NLTRA) and Tahoe City Public Utility District (TCPUD) in 2012. Further, increases in residents and visitors in Tahoe City will mean more traffic and pollution along the West Shore’s roadways.
More “Mixed-Use” Zoning: TRPA’s imposition of a new, more dramatic “mixed-use” land use within Tahoe Basin communities has the potential to completely change small, rural communities around the Basin. TRPA's mixed-use zoning directs commercial uses, retail uses, tourist uses (e.g. hotels), and other uses into areas that may now be primarily residential neighborhoods.On a positive note, the recently released revised NOP has reduced the original areas in Homewood and Sunnyside that would have been subject to the new mixed-use zoning. Instead, the mixed-use areas would be confined to the commercial areas of Sunnyside and Homewood, where many such uses are already allowed. The Area Plan's changes would allow single-family and multi-family residential uses in these areas.
Height: TRPA’s RPU maintained the maximum height of buildings in West Shore communities (which lie outside of the Tahoe City Town Center) at two stories tall, yet boosted the allowable building height in Tahoe City and Kings Beach "Town Centers" to 56-feet tall (approx. four stories). TRPA's RPU also includes numerous exceptions that would allow taller buildings, even in areas zoned for two stories. TRPA has approved such exceptions in the past, with the Homewood Mountain Resort being a key example. FOWS remains concerned with the height and densities that could result from the Tahoe Basin Area Plan, and will continue to participate in the Area Plan process.
What Can I Do?
Every West Shore resident should understand this project and its potential impact on our community, so thank you for reading this and staying active! More ways to help:
Write letters to Placer/El Dorado County Board of Supervisors and the TRPA Governing Board.
Attend Placer/El Dorado County and TRPA public meetings and workshops. Check our site for updates on upcoming meetings.
Read our newsletters and connect with us on facebook to stay informed on opportunities to take action.
Get in touch with us. Let us know your concerns and what can we do to help you understand this project.
Support us through membership, volunteering, or donation.