During the Jan. 16, 2025 Douglas County Commissioners meeting, commissioners approved a new ordinance allowing tiny homes, discussed a new ordinance for vacation home rentals in Lake Tahoe, looked at the county’s 2024 Financial Report, and more.

County celebrates retirement of Scott Morgan after 31 years with new award named in his honor

Commissioners honored Assistant County Manager Scott Morgan during his retirement after 31 years serving with the county. During his tenure, Morgan served as the county’s first director of the Douglas County Parks and Recreation Department in 1994, and then as the director of the Community Services in 1996 when it formed in 1996. He continued in that role all the way into 2023, when he moved to the assistant county manager position. 

As a part of the celebrations, a proclamation was read in his honor, and county staff wore festive t-shirts featuring a photo of Morgan from 1995 as a farewell prank.

In his honor, the Board also established the Douglas County Scott Morgan Award for Excellence in Public Service, celebrating Douglas County employees with more 30 years of service who embody the values of integrity, accountability, communication, customer service, leadership, respect and teamwork.

“Scott’s unwavering dedication and leadership have made an enduring impact on our community, and it was fitting to present him with the inaugural award bearing his name,” wrote Jenifer Davidson. “Thank you, Scott, for your outstanding contributions and for inspiring us all! We wish you the best in retirement!”

New Vacation Home Rental ordinance discussed

The board heard the first reading of a new ordinance which amends the Douglas County Code addressing Vacation Home Rentals (VHRs) in residential areas north of Cave Rock State Park. 

According to the county, key changes include revising restrictions on rentals in Glenbrook Communities, revising penalties for licensed property managers, and clarifying penalties for renting without a valid permit, or with a revoked permit. 

The ordinance also proposes stricter rules for property managers who violate County Code, extending the penalty window from 12 to 24 months.

According to supplemental staff information, the cost to renew a VHR permit is around $1,600, and the cost to obtain a new permit is around $2,150. Because a 2023 ordinance eliminated five permits in the area of Glenbrook which expired on Dec. 31, 2024, any permits obtained with the new ordinance (if approved) will be considered new permits, which would provide the county with around $10,700 in fees. However, if the board allows owners to pay renewal fees instead, the estimated fees to the county would then be around $8,000. 

The proposed amendments to the ordinance are summarized by the county as follows: 

  1. The Glenbrook area, consisting of the five HOAs and the non-affiliated parcels, is now defined as the “Glenbrook Communities.” 
  2. VHR permit holders may only rent to individuals who own property within the Glenbrook Communities.
  3. VHR permit holders must obtain the physical address of the renter’s property within the Glenbrook Communities, and a statement from the renter about why they are renting the VHR.
  4. Renters, or a designee, must be personally present within the Glenbrook Communities during each night that the VHR is occupied.
  5. Renters may be held responsible for the actions of any and all occupants of the VHR.
  6. Local licensed property managers are required for any VHR permits issued for properties north of Cave Rock State Park (including the Glenbrook Communities).
  7. Local licensed property managers can be prohibited from managing VHRs if they have failed to follow County Code on two occasions within a 24-month period (increased from 12 months).

Ordinance 2025-1650 ordinance also clarifies that the maximum fine of $20,000 may apply not only to those who never held a VHR permit, but also those property owners whose permit was revoked.

You can read the current ordinance and its suggested changes here. 

Tiny house ordinance approved

A tiny house ordinance was unanimously approved which incorporates tiny houses into county zoning framework. Now zoning code includes specific districts where tiny houses, defined as a dwelling 400 square feet or less (excluding lofts), can be classified as Accessory Dwelling Units (ADUs) or single-family units. 

“This initiative promotes more affordable housing options, with tiny houses costing an average of $100,000 compared to Nevada’s median home price of $467,400,” a county spokesperson wrote. “By integrating tiny houses into the housing stock, Douglas County aims to provide opportunities for downsizers, first-time buyers, and those seeking smaller, more attainable dwellings.”

The code also allows adjustments to building codes if a structure is classified as a tiny home, allowing more creative usage of small spaces. 

“So just to clarify, the only benefit to identifying any home as a tiny home is that you get adjustments in the building code,” Commissioner Nathan Tolbert said during the meeting. “If you were going to build a house that’s 20 by 20 and you have to put a stairway into your loft, that stairway has to be 36 inches wide, whereas identifying as a tiny home allows you to reduce to 17 inches wide to gain creative use of a tiny space.”

Something to note, however: the ordinance only allows tiny homes that are on a concrete foundation, but tiny homes still attached to trailers or other mobile platforms are not allowed. Any tiny homes on wheels utilizing this ordinance must have their running gear, tongues, axles and wheels removed at the time of installation. 

This is an important factor as, traditionally, tiny homes were designed on the basis they were a “stick-built home on wheels,” as opposed to a recreational vehicle or manufactured home. 

The ordinance came as a result of a state law passed in 2021 which became effective on January 1, 2024, according to the supplemental report. State law requires a county whose population is under $100,000 is required to adopt a tiny house ordinance that does at least one of the following in addition to option (a): 

(a) Designates at least one zoning district in which a tiny house may be located and classified as an accessory dwelling unit;

(b) Designates at least one zoning district in which a tiny house is allowed to be located and classified as a single-family residential unit; or

(c) Designates at least one zoning district in which a tiny house may be located in a tiny house park.

This ordinance complies with the law under the (a) and (b) provisions. 

For a county with a population over 100,000 or more, or a city with a population of 150,000, they must include all three provisions. 

In essence, the ordinance now allows tiny homes in any areas where manufactured homes were previously zoned for, and tiny homes can now be designated as ADUs in zoning areas where ADUs are allowed. 

There are a number of other requirements, such as the provision of a garage or carport of each tiny house which must aesthetically match the tiny home; a requirement to be connected to utilities; 

2024 Financial Report reviewed

The Board received the Douglas County Nevada Annual Comprehensive Financial Report for 2024, which was prepared by the Douglas County Finance Department led by CFO Kathy Lewis.  The report was audited by the firm of Eide Bailly LLP, Certified Public Accountants & Business Advisors. 

In the report, Lewis briefly went over the history of Douglas, its goals, and major initiatives currently under way. 

The Muller Parkway Extension, a divided four-lane road from U.S. 395 at the south of Gardnerville to U.S. 395 at the north end of Minden, covering around six miles. The project cost is estimated at $15 million and is scheduled for completion at the end of this year.

In addition, the county plans to build a new courthouse to contain the courts, the District Attorney’s Office, and other court-related programs, as well as a renovation of the existing Judicial Law Enforcement Center (JLEC) building for use by the Sheriff’s Office. Project costs are estimated at $53 million.

“The courthouse and JLEC remodel projects will correct space deficiencies within the existing JLEC facility (which in 1982 was planned for 20 years of growth) and develop additional hearing rooms and space for the consolidation of the East Fork Justice Court and the Tahoe Justice Court, staff and associated agencies,” Lewis wrote. The estimated completion is 2026. 

Financial highlights from the report include: 

  1. The American Rescue Plan Act funds ($9.5 million) were completely spent by the end of June 2024.
  2. The County’s assets and deferred outflows of resources exceeded its liabilities and deferred inflows of resources at fiscal year-end by $317,773,632. (net position).
  3. The County’s net position increased by $15,253,960 (5%). The increase is primarily attributable to an increase in Charges for Service, Operating Grants, increase in property, room, sales, and construction taxes, and investment income. The increase in operating grants was from the County’s ability to spend the remaining ARPA funds. The increase in taxes is expected increase due to Nevada’s property tax laws that allow for a capped growth in taxes collected each year.
  4. The County’s General Fund unassigned fund balance was $15,887,480, or 23% of General Fund operating expenditures and transfers. This balance represents coverage of 84 days of operating expenditures.
  5. The County’s outstanding long-term debt obligations (bonds and notes payable) on June 30, 2024, totaled $43,857,978, a decrease of $2,622,050 from the prior year. The decrease is due to routine debt service payments and amortizations, offset by the issuance of new leases, subscriptions and water bonds.
  6. The County’s capital assets decreased by $3,688,505 from the prior year, with governmental activities assets decreasing by $1,021,191 and business-type activities decreasing by $2,667,314. Overall decrease is from routine capital asset transactions and depreciation.

Out of the county’s governmental funds, which had a total fund balance of $104 million, the county spent the most on Public Safety (just under $40 million), seconded by Culture and Recreation (around $26 million) and central government (around $23 million). 

In addition, the county brought in around $71.3 million in total revenues for the general fund, the majority made up of taxes ($30 million), and intergovernmental shared revenues ($25 million). 

The full report can be viewed here. 

South Shore Area Plan changes

The board unanimously approved two zoning map ordinances and a resolution relating to the South Shore Area Plan (SSP). 

These included:

 An ordinance amending county code with updates relating to signage regulations, height restrictions, and updating references to the Tahoe Regional Planning Agency (TRPA) code, changes which affect properties along U.S. 50 from the state line to Kingsbury area; 

An ordinance reclassifying the entirety of the 201 Manor Drive parcel as Tahoe Mixed-Use with a  Town Center overlay, aligning with SSAP revision; 

A resolution formally adopting proposed changes do the SSAP including expanding the plan to incorporate Kingsbury Manor Mobile Home Park, revising signage regulations, adding an energy conservation strategy, and aligning with TRPA housing regulation.

According to the county, Douglas County Principal Planner Kate Moroles-O’Neil provided information during the presentation on the process of amending the South Shore Area Plan. “

The South Shore Area Plan is a Douglas County document, but any change to it has to be adopted by TRPA in order to become effective,” Moroles-O’Neil said. “The County is the actual applicant and TRPA is the governing agency. Pursuant to [code] any amendment to a plan or ordinance contained within an improved area plan approved by the board shall be forwarded to TRPA and reviewed by the TRPA Advisory Planning Commission and the TRPA Governing Board for conformity with the requirements of the TRPA regional plan.” 

Click here to view Douglas County’s project page for South Shore Area Plan amendments.

Appointments: 

  • Robert Pifer, Steven Davis, Roy Golightly, Steven Gregory, and Michael Collie appointed to the Sierra Estates GID
  • Teresa Chaves, Shiralee Batten, Marit Monsos, Richard Kline, and Ross Ritman appointed to the Zephyr Knolls GID
  • Kenneth Miller appointed to the Regional Transportation Commission
  • Frank Godecke and David Hussman appointed to the Water Conveyance Advisory Committee
  • Peter Handy and Cynthia Mohiuddin appointed to the Douglas County Law Library Board
  • Andrea Rajeski, Douglas Sonneman, and Vernon Dale Pelz Jr. appointed to the Senior Services and Public Transit Advisory Board
  • Linda Mae Hivert, Jim Lee Jr., and Richard Chapman appointed to the Douglas County Airport Advisory Committee
  • Kelly Gardner, Melissa Lynn Ward, and Brenda Robertson appointed to the Parks and Recreation Advisory Board
  • James McKalip and Daniel St. John appointed to the Planning Commission
  • Theresa Oliveira appointed to the Library Board of Trustees
  • Bayan Lewis and Ron Elges appointed to the 911 Surcharge Advisory Committee
  • Rick Myers, Carol (Denise) Huiner, and Molly Dahl appointed to the Genoa Historic District Commission
  • Doug Johnson appointed to the Carson Water Subconservancy District

For these and other agenda items, see the full agenda packet here. 

Kelsey is a fourth-generation Nevadan, investigative journalist and college professor working in the Sierras. She is an advocate of high desert agriculture, rescue dogs, and analog education.