Douglas County Commissioners pause on changes to VHR ordinance until January 2025

DOUGLAS COUNTY, Nev. - During its meeting Thursday, the Douglas County Board of Commissioners discussed two agenda items concerning vacation home rentals (VHRs) in the county.

There have been many changes to the VHR ordinance since it was created in 2005. On the agenda this time was the density of VHR permits allowed in the Tahoe Township neighborhoods. Commissioner Danny Tarkanian had asked for a report on the density of VHRs in all neighborhoods along the old Lincoln Highway (US50 from Cave Rock to Elks Point). There are currently 107 permitted homes in that stretch, with the Zephyr Heights/Zephyr Knolls area at the highest density of VHRs at 15.5 percent. Both the VHR Advisory Board and VHR Program Manager Ernie Strehlow suggest 15 percent is a good density number.

Tarkanian said road width, fire truck access, parking, and extra traffic in the areas should reduce the number of VHRs allowed.

The areas discussed:

Lakeridge - 5 properties currently permitted, 4.6% density; 5 complaints (1 Trash, 3 ads, 1 occupancy)

Skyland - 16 properties currently permitted, 6.9% density; 10 complaints (4 parking, 1 BBQ, 4 ad violation, 1 noise)

Zephyr Cove - 8 properties currently permitted, 11.1% density; 0 complaints

Marla Bay - 17 properties currently permitted, 14.7% density; 4 complaints ( 1 old ad, 1 noise, 2 trash)

Elks Point - 11 properties currently permitted, 14.7% density; 6 (1 unpermitted, 5 parking)

Cave Rock Single Family - 11 properties currently permitted, 14.7% density

Zephyr Heights/Zephyr Knolls - 39 properties currently permitted, 15.5% density; 19 complaints (2 old ads, 6 parking, 8 noise, 1 occupancy, 1 unpermitted, 1 trespassing)

In their December meeting, the commissioners voted 3-2 to ban VHRs in neighborhoods north of Cave Rock - Cave Rock Cove, Logan Creek, Shakespeare
Point, Uppaway, and HOA neighborhoods of Glenbrook. Legal action was filed this week against the decision (see here).

The balance of all interests involved always makes decisions tough.

Commissioner Mark Gardner said they need to step back and let the current ordinance work, "give it time to play out." There are five dual permittees that will each have to vacate one of their VHRs due to a past lawsuit settlement.

"We need to see if there are any unintended consequences," said Gardner. He asked for monthly or quarterly updates, but that enforcement is critical to make the ordinance work.

Both he and Commissioner Sharla Hales said the VHR Advisory Board have quickly responded to all directions from the board, and that they'll do a great job with the new directives they've been tasked with.

Douglas County has never reached the 600 maximum permits allowed, and density rules are expected to work. El Dorado County used a 500-foot buffer between VHRs to handle their density rules, and they too have not reached the maximum allowed.

Hales, Gardner, and Commission Chair Wes Rice voted against the density changes to the ordinance for now, with Tarkanian and Commissioner Walt Nowasad voting for the change. The three want to have the advisory board evaluate and discuss first.

"If you kick it to the advisory board you take the risk off your shoulders," said Tarkanian.

The board directed the VHR Advisory Board to work on recommendations by 2025, earlier if an issue is time-sensitive. The recommendations include density issues and for them to create limitations for neighborhoods.

The second agenda item on VHRs followed the same flow, and no further action to review or propose changes to Douglas County Code, Section 20.622, Lake Tahoe Vacation Home Rentals until January 2025 to allow the most
recent changes to the Vacation Home Rental Program and code enforcement practices to take effect.

There is still the possibility of a ballot measure to ban the VHRs at Tahoe Township, and signatures were just turned into the County this week for verification. It is unknown at this time if enough were submitted to put the issue on the November ballot.