INCLINE VILLAGE, Nev. – In alignment with the Tahoe Regional Planning Agency mandate, Washoe County Commissioners approved amendments to the Washoe County Code to update the Tahoe Area Plan during its Tuesday, Aug. 26 meeting. 

The code amendments would align the county’s code with the TRPA’s Phase II Housing Amendments, which were approved in 2023. 

The changes deal with parking, building height, coverage and density. Incline Village and Crystal Bay residents raised concerns specifically on the parking amendment, which would take away the parking requirement in certain development cases. 

The deadline for the county to approve the amendments has already passed but the TRPA granted the county an extension while the two agencies worked together on adjusting the amendment to match Washoe County’s needs. 

In Incline Village and Crystal Bay, parking is already limited so residents fear not requiring developers to provide a certain number of parking spots could exacerbate an already existing issue. Washoe County negotiated with the TRPA and is including an amendment in the Washoe Area Plan that would allow county staff to conduct additional analysis on parking requirements in permit applications.

During the meeting, there was nearly an hour of public comment, with Incline Village and Crystal Bay residents expressing concern, especially around evacuation risks if in-filling was allowed in the county. Speakers asked the county to vote no on the amendments, or at least delay approval until after an evacuation study has been completed. 

“From a legal standpoint… these are TRPA mandated amendments. TRPA’s housing amendments preempt local regulatory authority,” said Michael Large, Washoe County District Attorney’s Office. “We don’t have a choice. Whether we vote no or yes on this item today, the housing amendment items will go into effect.”

A no vote would mean that the TRPA amendments would go into effect as the agency wrote them, negating the carve-outs Washoe County staff were able to make into the amendments. The TRPA could also take over all planning control in the Tahoe Area of Washoe County. 

Large went on to say that a fire evacuation study would not impact the housing amendments as they are now, but it could impact future amendments. 

Commissioner Clara Andriola says it doesn’t seem everyone trusts the county when staff says the county is legally bound to approve the amendments but she reiterated that she trusts legal counsel’s advice. 

On the other hand, Commissioner Mike Clark said he wasn’t voted in by the TRPA and urged the county to stand up for the citizens. 

“I’m going to oppose this and I’m going to support the people because the people are the ones paying the taxes, keeping this county running, and we want to make sure our constituents are happy with the service we provide,” said Clark. 

The amendments were passed 3-1, with Clark voting no. Vice Chair Jeanne Herman was absent.