Incline Village Library: 845 Alder Ave, Incline Village, NV – 1001 E. Ninth Street, Building A, Reno, NV STOP WASHOE COUNTY COMMISSIONERS FROM REZONING INCLINE VILLAGE

STOP WASHOE COUNTY FROM REZONING INCLINE VILLAGE;  1 PM 8/26/25

I oppose the proposed amendments to the Washoe County Area Plan that would allow increased height, density, and coverage both within and beyond Town Centers, and permit accessory dwelling units (ADUs) on parcels under one acre. These changes are deeply problematic for several reasons:

1. Unmitigated Growth and Impacts
   The amendments would drive additional growth in the Tahoe Basin without addressing the resulting transportation, air quality, water quality, and evacuation impacts. None of these issues have been adequately studied or mitigated.
2. No Guarantee of Affordable Housing
   While the amendments are framed as supporting “affordable housing,” there are no enforceable mechanisms to ensure that outcome. Past policies promising affordability have instead produced more luxury housing.
3. Cumulative Environmental Harms
   The amendments will worsen traffic congestion, greenhouse gas emissions, vehicle miles traveled (VMT), stormwater runoff, and air pollution. These cumulative impacts require a full Environmental Impact Statement (EIS), especially given the significant changes in conditions since TRPA’s 2012 Regional Plan Update.
4. Wildfire and Evacuation Risks
   The proposal fails to meaningfully address wildfire danger or emergency evacuation planning. No modeling tools have been applied, despite the Basin being a very high Fire Hazard Severity Zone. During a wildfire, traffic gridlock could become catastrophic for both residents and visitors.
5. Lack of Environmental Review
   Washoe County has not conducted a meaningful environmental analysis since TRPA’s 2012 plan update, aside from a minimal 2020 checklist. In the meantime, we’ve seen degraded nearshore water quality, harmful algal blooms, rising microplastic levels, a worsening trash crisis, and increased wildfire evacuations—all while TRPA’s thresholds remain unmet and the Basin’s carrying capacity is clearly exceeded.
6. Changed Circumstances
   Since 2012, growth pressures from COVID-related migration, surging tourism (particularly from the Bay Area), and population booms in Reno, Carson City, and Truckee have all significantly altered regional impacts. These constitute new information requiring fresh analysis of traffic, air quality, noise, wildfire risk, and evacuation.

Given these factors, the proposed amendments are not just minor updates—they represent substantial changes that trigger the need for a thorough, independent, science-based review of direct and cumulative impacts. At minimum, this must include analysis of climate change, greenhouse gas emissions, and Basin-wide VMT standards.

For the health, safety, and future of the Tahoe Basin, I urge you to reject these amendments unless and until a full environmental review is completed.