TED Area Plan NOP
Published on February 27, 2026
Environmental Document Details: Notice of Preparation (NOP)
Project Description:
The Tahoe El Dorado (TED) Area Plan is a comprehensive land use and zoning document that regulates land use in the Plan Area consistent with the Lake Tahoe Regional Plan (Regional Plan) and the County’s General Plan and Zoning Ordinance. This holistic plan is designed to strike the delicate balance between conserving the natural environment, supporting economic vitality, and meeting community needs.
The TED Area Plan encompasses approximately 96,600 acres of land and includes the entire unincorporated area of the County within the Lake Tahoe Basin (Basin). The Plan Area is bound by the Alpine County line to the south, the Placer County line to the north, and the Nevada state line to the east. This substantial planning area represents a diverse landscape of natural terrain, environmentally sensitive lands, recreational facilities, compact commercial nodes, and small residential communities. The Plan Area includes the following distinct communities: Camp Richardson/Cascade, Fallen Leaf Lake, Meeks Bay/Rubicon, Meyers, Greater Meyers, and Tahoma. The Plan Area does not include the city of South Lake Tahoe.
Building on decades of prior work towards environmental stewardship and community investment, the TED Area Plan positions the region to advance this progress and address evolving community needs. It creates pathways to expand affordable and workforce housing opportunities, ensuring that the local workforce can continue to live and work in the Basin. This is critically important for both residents and a thriving tourism economy. The TED Area Plan outlines the County’s strategy for how it will address housing needs and achieve the environmental thresholds established by TRPA in a way that fits within the existing community fabric of the area and continues to prioritize the outstanding recreational opportunities and natural environment that are important to residents and visitors alike. The TED Area Plan proposes alternative standards to TRPA’s recently adopted Phase 2 Affordable Housing Amendments that are demonstrated to be as effective to facilitating affordable, moderate, and achievable housing (as defined in Chapter 90 of the TRPA Code), which includes: establishing a village center in Tahoma (with a town center overlay); proposing a new multi-plex residential zone; expanding the town center boundary in Meyers; developing a new multi-family zone that allows for up to 15 dwelling units/acre; and providing County-owned land, coverage, and/or development rights incentives through a commodities policy.
The TED Area Plan addresses key policy areas including transportation, recreation, housing, conservation, and public services and facilities. A primary goal of the plan is to consolidate land use regulations into a single document for the portion of unincorporated County areas within the Basin, reduce regulatory confusion, simplify compliance with local and regional requirements, and enhance the efficiency of plan administration. This goal is achieved by ensuring consistency between State laws, the County’s General Plan and Zoning Ordinance, and TRPA’s land use regulations including the Regional Plan and Code of Ordinances. Once adopted, the proposed TED Area Plan would replace the Meyers Area Plan. TRPA Plan Area Statements will be dissolved as standalone planning tools; however, the policies and allowed uses in the Plan Area Statements will be retained. It also revises the official zoning map of the County and replaces Section 130.27.120 and Chapter 130.26 of the County Zoning Ordinance. The TED Area Plan would amend the TRPA Regional Plan Conceptual Regional Land Use map.
Additionally, the TED Area Plan seeks to streamline permitting and environmental review for conforming projects, establish land use policies and design standards tailored to fit within the context of the Plan Area, address the unique needs and character of each community, and protect sensitive land and natural resources.
Additional details are provided in the Draft Area Plan, which is available for download at: www.tedareaplan.com.
Upcoming Workshops: The County is hosting one virtual and two in-person community workshops in March 2026 to present the Public Review Draft TED Area Plan and gather additional input. The plan will be available for review on the website on February 27, 2026. For more details on the upcoming workshops, please click the following link:
https://www.tedareaplan.com.
Wednesday, March 4 – Meeks Bay
6:00-7:30 p.m.
Meeks Bay Fire Station 67
8041 Highway 89
Meeks Bay, CA 96145
Wednesday, March 11 – Meyers
6:00-7:30 p.m.
California Conservation Corps - Tahoe Center Multipurpose Room
1949 Apache Avenue
South Lake Tahoe, CA 96150
For those who can’t attend a workshop in person, there will be a virtual workshop held on Thursday, March 12 at 6:00-7:30 p.m. Here is a link to register for the virtual workshop: bit.ly/4quxGoH.
Providing Comments: All written public and agency comments on the NOP must be received by 5:00 PM on April 1, 2026, and should be directed to: County of El Dorado Planning and Building Department – Tahoe Planning and Building Division, Attention: Thea Graybill, 924 B Emerald Bay, South Lake Tahoe, CA 96150. Please include the name of the contact person of your agency, if applicable. Comments may be submitted via email to TEDAreaPlan@edcgov.us. Comments submitted via email must either be included in the body text of the message or as an attachment in Microsoft® Word or Adobe® PDF format. Comments may also be delivered in person to the Planning and Building Department at the address listed.