South Lake Tahoe City Council
June 21, 2022

Deed restrictions placed on properties approved for reduced parking will allow for enforcement of parking management if necessary.

For multi-family properties, the City Code allows a reduction of parking requirements up to 20% with the submittal of a justification for the case-by-case reduction of parking requirements and a parking management plan. A deed restriction is placed on properties the approved parking reductions to insure property owner responsibility for parking management. All parking reductions granted must consider snow removal conditions, during which vehicles parked on the street are towed, as they interfere with snow-removal activities. Therefore, creating too little parking adversely affects residents, which is why case-by-case analysis of the use is important as to whether reductions should be granted. Design standards do not include requirements to provide a garage.

Conclusions
There is no “actual constraint” related to housing associated with South Lake Tahoe’s parking standards.

The City’s parking standards are similar to those in other jurisdictions, and therefore do not represent a development constraint above and beyond that of other local jurisdictions. However, parking standards in most jurisdictions have been arbitrarily established and do not necessarily represent the needs of the people living in the developments. This is especially true for senior and affordable housing developments where occupants are less likely to require more than one parking space.

The cost of land associated with parking, in addition to the costs of construction, paving, and maintenance, drive up the overall cost of development, reducing funds available for the development of affordable housing. The City’s efforts to match parking requirements with parking demand should help decrease the cost of housing construction for all income categories, thereby increasing the viability of affordable housing.

4.4.2.15 Streets
Overview
The City’s current street standards are contained in the City of South Lake Tahoe Public Improvement and Engineering Standards. The City requires that all public streets within the city shall have a minimum width of 24 feet (12 feet per lane). The City ensures that the design, construction, and maintenance of roads are performed in accordance with the 2006 State of California Department of Transportation Standard Specifications.

Conclusions
The City’s street standards are comparable to other jurisdictions and are not an “actual constraint” on the production of housing.
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4.4.2.16 Other Improvements
Overview
All projects require off-site improvements if requested by the City Engineer. Required improvements may include curb, gutter, and sidewalk.

Conclusions
In conclusion, on- and off-site improvement requirements for special-use projects are not an “actual constraint” for affordable housing projects, although they can increase project costs. The amenities that required improvements provide for residents typically justify the expense.

4.4.2.17 City Fees and Other Exactions
Overview
Table 4-61 summarizes the City of South Lake Tahoe planning-related fees. The City fee schedule is available on the City website. Fees are the same for single-family or multifamily projects. Building permit fees are based on the valuation of the project. The valuation is determined by the type of construction and square footage based on the building standards publication. The cost is 2 percent of the computed valuation (minimum $60). The City collects a technology fee of $10 per permit and a general plan maintenance fee of $1 per $1,000 valuation. In addition to City fees, other public agencies collect fees in South Lake Tahoe, including:
 For permits with valuation over $3,850, a California “Strong Motion Instrumentation Program” fee of $13 per $100,000 of valuation is also collected.  The State Building Standards Fee is $1 per $25,000 of valuation.  The Lake Tahoe Unified School District has a developer fee collected on all new residential development of $3.30 per square foot of habitable space.  The STPUD charges$2,745.00 per sewer unit with a minimum of three sewer units per residence ($8,235.00) and a sewer permit fee of $150.
 The STPUD charges $5,000 per water connection, a $6,833 water capacity charge, and a $150 administration fee.
 TRPA administers $1.38 per square foot for single-family units and ADU and $3,034 plus $56 per unit for multi-family development. In addition, TRPA applies a Shoreline Scenic Review Fee and a BMP Fee, based on the project location, and an IT surcharge. As discussed in Section

4.4.1.14, TRPA application fees are waived for nonprofits and public agencies proposing affordable housing projects.

The City Code provides nonprofit developers constructing affordable housing with the opportunity to request a waiver of the planning fees for their project. Fees that apply to housing projects are just one type of City fee that could be waived for a nonprofit. This waiver is granted for nonprofits and public agencies requesting a waiver of permit fees, and it is granted through City Council approval at a hearing. The City finds that the time from application to approval for a fee waiver takes 45 days at most, but this does not 830

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impact the project timeline because other permits are typically under City review concurrently. Such a waiver was granted to Accessible Space Inc. for the Sky Forest Acres project when it filed for a PAS amendment to add multifamily housing as a permissible use. 831

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TABLE 4-61

PLANNING APPLICATION FEE SCHEDULE
South Lake Tahoe
2021
Allocations
Deposit $1,000
Residential Permit Processing $682/Unit
General Permits
Major General Planning Application (variance, special use permit, major design review, wireless communications facilities, small wireless communications facilities) $2,802
Minor General Planning Application (minor variance, minor design review, eligible facilities request)
$887
Permit Revision and/or Permit Extension $522
Categorical Exemption $71
Negative Declaration Review $3,843
Negative Declaration Preparation $6,957
EIR/EIS Cost of consultant + 25%
Other Permits
Fence Permits $253
Home Occupation Permit $128
Minor Sign Review and Approval $140
Major Sign Review and Approval $348
Sign Application Revision $140
Locally Unique Sign Application $2,802
Major Temporary Activity Permit $400
Temporary Use Permit $600
Temporary Arts & Crafts Show $616
Certificate of Compliance (Subdivision Map Act) $773
Tentative Subdivision Map $5,093
Condominiumization of Existing Residential Development $5,238 Vacation Home Rentals
Vacation Home Rental Application $477
Vacation Home Rental Permit – Annual Fee (Varies based on number of occupants) $250 - $1,325 Vacation Home Rental Permit Master Report $60
Hosted Rental Fees
Hosted Rental Permit $250
Hostel Rental Annual Renewal Fee $250
Planning Documents
General Plan Amendment / City Code $8,495
Community Plan / Area Plan / PAS Amendment $8,495
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TABLE 4-61

PLANNING APPLICATION FEE SCHEDULE
South Lake Tahoe
2021
Annexation
Annexation Fully burdened hourly staff cost
Other Services
Zoning Letter $221
Planning Review of Building Permits $111
Admin Fee for Cost of Collection on Liens, Nuisance, etc. 25% Special Event Review/Permit $2,374
Full Size Plan Copies for Customers (plus printing costs) $83 Historic Determination $207
Public Notice Label Preparation $204
Source: City of South Lake Tahoe Planning Division Service Fee 2021 Based on these fee schedules and estimated construction costs for South Lake Tahoe, Table 4-62 presents typical fees and costs for single- and multifamily housing development in the city. When compared to the cost of construction and land, the combined fees levied by the City, TRPA, and other agencies for a single-family unit is 17.7 percent of the estimated development cost and for a multifamily unit is 22.7 percent of the estimated development cost. However, the fees administered by other agencies comprise the majority of these fees. The City fees for a single-family unit is 2.5 percent of the estimated development cost and for a multifamily unit is 2.7 percent of the estimated development costs. The Cityadministered costs do not pose a constraint to residential development in the city.

TABLE 4-62

TOTAL PROCESSING AND IMPACT FEES FOR SINGLE- AND MULTIFAMILY UNITS South Lake Tahoe
Housing Type City
Fees3
Other
Agency
Fees4
Total
Fees
Estimated
Development Cost
per Unit5
Estimated Proportion of
Fees to Development
Costs per Unit
Single-family unit1 $7,376 $44,246 $51,622 $292,000 17.7% Multifamily unit2 $5,672 $41,731 $41,404 $208,500 22.7% Source: City of South Lake Tahoe, 2021.

Notes:
1 A single-family unit is assumed to be 2,000 square feet with a 400-square-foot garage and a 200-square-foot deck. 2 A multifamily unit is assumed to be 1,500 square feet with a 400-square-foot garage. 3 Includes a building permit fee, residential permit processing fee, encroachment fee, fire sprinklers fee, and City technology fee. 4 Includes the Lake Tahoe School District impact fee, State Building Standards fee, General Plan Maintenance Fee, TRPA fees (air quality mitigation, water quality mitigation, excess coverage mitigation, refundable security deposit, and application fee), and the South Tahoe Public Utility District.
5 The construction costs for the single-family unit are $146 per square foot and $139 per square foot for the multifamily unit. 833

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Conclusions
City fees are not an “actual constraint” as they are reasonable and customary. In fact, since developers must pay TRPA fees in addition to City fees, the City’s planning-related fees are much lower than the fees of other comparable cities in California. Nonprofits and public agencies developing affordable housing projects can request a planning fee waiver for approval by the City Council, as stated in Section

6.55.090 of the Zoning Code.

4.4.2.18 Density Bonus
Overview
A density bonus is the allocation of development rights that allows a parcel to accommodate additional residential units beyond the maximum for which the parcel is zoned. Since 2014, multiple bills have revised state density bonus laws to increase bonuses under specific scenarios, including proximity to transit and the type of affordable housing proposed, to increase density bonus percentages and the number of incentives and concessions permitted. In addition, a significantly higher density bonus is now permitted for 100-percent affordable housing projects (see Section 4.4.5.16, TRPA Preemption of State Law, Density Bonus).

Currently, the TRPA offers a 25-percent density bonus to developers of affordable housing. The City processes applications requesting review under SB 35 in compliance with SB 35 and completed updating its Residential Development and Design Standards for compliance with SB 35 in 2021. The City completed the ministerial application review of the Sugar Pine Village project, a 248 unit affordable housing project in compliance with SB 35 in 2021.

The City has also not adopted specific SB 330 regulations, which prevents local jurisdictions from effectively capping new housing or delaying housing development via administrative or regulatory barriers. The City follows State requirements for both SB 35 and SB 330 and documents that via ministerial review of projects that meet SB 35 eligibility requirements. As previously stated in the TRPA Constraints Section, codified densities and density bonuses are typically not achievable due to other site conditions that limit land coverage availability. Increasing the density bonus would not likely change the actual density to which developers could build.

Conclusions
The City’s density bonus poses no “actual constraint” to the development of affordable housing. State law requires jurisdictions to provide a maximum 50-percent density bonus, or no maximum density bonus for 100-percent affordable projects within a half-mile of a major transit stop, and a maximum of four incentives to affordable housing developers. The City processes applications requesting review under SB 35 in compliance with State law, as exemplified by the Sugar Pine Village project. However, TRPA restricts the allowable density bonus to 25 percent in the Tahoe Basin, and without changes to the TRPA’s Code of Ordinances, the City cannot codify increases to the density bonus that it offers developers. Program 1-4 commits the City to continuing to work for basin-wide change, which would allow the City to comply with state density bonus law without conflicting with TRPA regulations. 834

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4.4.2.19 Development, Maintenance, and Improvement of Housing for Persons with Disabilities
Overview
In accordance with SB 520 (Chapter 671, Statutes of 2001), the City has analyzed the potential and actual governmental constraints on the development of housing for persons with disabilities. South Lake Tahoe has adopted the California Building Code, including Title 24 regulations of the code dealing with accessibility for persons with disabilities. The City has not adopted any additional universal design elements in its building code beyond Title 24 requirements. In addition, neither the City nor TRPA have adopted standards that regulate the spacing or concentration of housing for persons with disabilities.

As discussed earlier in this document, Chapter 30 of TRPA’s code includes an opportunity for reasonable accommodation for persons with disabilities. Specifically, development that is required to be compliant with the ADA is exempt from the calculation of land coverage. However, this exemption does not apply to the land coverages associated with parking and other vehicular uses. This accommodation allows for greater ADA accessibility in existing public/commercial facilities and private residences.

In addition, the City’s Residential Development and Design Standards grant an exception for carport structure requirements for persons with disabilities. The City and TPRA do not impose any special requirements or prohibitions on the development of housing for disabled persons beyond the requirements of ADA. However, neither TRPA nor the City have a reasonable accommodations process in compliance with state law. Program 4-1 proposes to amend the City Code to add a reasonable accommodation procedure in compliance with state law, and Program 4-1 calls for the City to work with TRPA to bring the TRPA Code of Ordinances into compliance with state law.

The City defines “family” in the Municipal Code as “an individual, or two or more persons related by blood, marriage or adoption, or a group of not more than five persons who are not related by blood, marriage or adoption or a combined group of related and unrelated persons where the number of unrelated persons does not exceed five in number.” The definition limits the size of a household unit, perpetuating exclusion for households greater than five persons. In addition, the definition should not distinguish between related and unrelated persons and therefore may serve as a constraint to persons with disabilities.

Therefore, Program 4-5 will require the City to update the definition of family to remove potential barriers to subpopulations with special needs.

Conclusions
While the addition of the ADA exemption to the TRPA Code provides some opportunity for reasonable accommodation, the City additionally proposes Program 4-1 to amend the City Zoning Code to specifically allow reasonable accommodation for persons with disabilities in compliance with state law.

Such an ordinance will create a codified process for persons with disabilities to request a modification to or exception from zoning and building laws, and permit processing procedures through a standard application and administrative review process. In addition, as part of Program 4-1 the City will work with TRPA to bring the TRPA Code of Ordinances into compliance with state law by including appropriate reasonable accommodation procedures.
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4.4.2.20 Buy-Out Programs
Overview
The US Forest Service Lake Tahoe Basin Management Unit and the California Tahoe Conservancy (CTC) have legislatively mandated buy-out programs primarily for sensitive lands within the Lake Tahoe Basin, including South Lake Tahoe. Some people believe that these acquisition programs have removed important development potential from the city’s land supply. However, both programs stem from a mandate to retire sensitive parcels ineligible for development in the Tahoe Basin and have provided financial relief to people who might otherwise find limited economic value associated with their undevelopable lots.

These buy-out programs have occasionally resulted in the acquisition of lands that would otherwise be capable of development, such as when they were part of a “package” acquisition that included sensitive lands. These are the minority of the total number held by the agencies. In some cases, the CTC has indicated a willingness to use non-sensitive properties to meet CP and AP objectives. There may be some parcels owned by the CTC that would be appropriate for affordable or workforce housing.

Conclusions
There is an “actual constraint” associated with the buy-out programs. In some cases, they decrease the supply of developable, non-sensitive parcels, which limits the City’s ability to provide affordable housing, and could affect the price of remaining vacant land. However, the CTC makes land available for housing development through their Tahoe Livable Communities (TLC) Program. The TLC Program refocuses the CTC’s land acquisition initiatives to acquire and restore environmentally sensitive lands while transferring the development rights to Town Centers and selling, leasing, or exchanging the CTC’s asset lands to Town Centers. This increases the supply of land, thereby balancing the price of remaining vacant land in the city.

4.4.2.21 Article 34
Overview
Article 34 of the California Constitution requires voter approval for specified low-rent housing projects that involve certain types of public agency participation. Generally, a project is subject to Article 34 if more than 49 percent of its units will be rented to low-income persons. If a project is subject to Article 34, it will require an approval from the local electorate. This can constrain the production of affordable housing, since the process to seek ballot approval for affordable housing projects can be costly and timeconsuming, with no guarantee of success.

The provisions of Article 34 allow local jurisdictions to seek voter approval for “general authority” to develop low-income housing without identifying specific projects or sites. If the electorate approves general parameters for certain types of affordable housing development, the local jurisdiction will be able to move more quickly in response to housing opportunities that fall within those parameters.

Thus far, the City of South Lake Tahoe has not built housing itself, so it has not needed Article 34 authorization. Historically, most affordable housing projects have been built by private developers, who sought financial assistance from the City’s Housing Division. 836

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Conclusions
The lack of Article 34 authorization has not served as a constraint to the development of affordable housing.

4.4.3 Potential Non-Governmental Constraints
Non-governmental constraints include factors outside of governmental control, such as land and construction costs, availability of financing, and local public opinions regarding development. Nongovernmental constraints are primarily market-driven and generally outside of direct governmental control. By understanding these market forces, however, local governments can try to influence and offset the negative impacts upon the maintenance, improvement, or development of housing for all income levels through responsive and effective programs and policies.

4.4.3.1 Land Costs
Land prices in South Lake Tahoe that were relatively stable in the 1980s and early 1990s have significantly increased since about 1998. In Spring 2021, city lots started at $99,000 and cost as much as $1,600,000. The average per-acre cost of lots is $1,203,078. 19 All lots except one were less than half an
acre in size. High land costs within the urban areas are exacerbated because the supply of developable land is more limited, especially for large parcels. Property values of large parcels that allow multifamily dwellings have prices reflective of the range of potential uses.

Rehabilitation and consolidation of existing units to create affordable housing is another alternative to building on vacant land, but it can also be expensive. It is not easy to consolidate residential properties to make a rehabilitation project financially feasible and to create reasonably secure investments for a developer. Rehabilitation of older units can require the relocation of existing residents, loan/grant application processes, and unforeseen construction complications due to the condition of older buildings.

These factors, and the limited building season (which leads to labor shortages and increased labor costs), create higher costs for repairing substandard housing than in other California communities.

4.4.3.2 Availability of Financing and Insurance
The average interest rate for a 30-year fixed-rate mortgage was 2.71 percent in July 2021. 20 Overall,
financing for single-family and multifamily housing (four units or less) is available in the community.

The exceptions have been in cases in which the homes require major repairs, such as lacking permanent foundations, or are located on private, unpaved roads. Since financing for multifamily housing of more than four units is considered commercial, obtaining financing can be more challenging.

Insuring South Lake Tahoe properties, however, is more difficult than obtaining financing. Residents of South Lake Tahoe are likely to pay higher insurance rates since the mountain community is surrounded by national forest. This desirable setting has risks due to the high fire danger. The threat of a large conflagration taking out entire neighborhoods makes insurance companies want to reduce their risk of having to pay a large number of claims at one time. This problem is exacerbated by the number of older dwellings with shake roofs. Some property owners have been noticing that their policies will not be 19 Based on search of properties listed for sale on Zillow.com, April 20, 2021. 20 Calculated with the assumption of a $620,000 home sales price using http://www.zillow.com/mortgage-rates/30-yearfixed/. 837

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renewed unless their roofs are replaced. The City’s fire-safe building codes related to existing development includes installation of sprinklers for residential units (including manufactured units) and requirements for smoke detector installation. The City has initiated a robust defensible space program, which encourages homeowners to develop a buffer on their property between the building and landscaping or any wildland area that surround the structure. This space slows or stops wildfire spread, helps protect structures from catching fire, and it gives firefighters a space to work in while battling fires.

The City hired two defensible space inspectors in 2021 to ensure that homes throughout the community are equipped to avoid wildfire damage. The inspectors review properties systematically throughout the city, and they respond to calls, similar to code enforcement complaints. The City will work with property owners to bring their properties into compliance with defensible space protocols. Finally, as in other areas, concern about health effects related to mold is leading to policy cancellations. People believe that their claims related to water damage, while paid, have led to non-renewal of their policy.

For credit-worthy projects, residential construction loan rates are relatively low. However, since interest rates reflect deliberate monetary policy selected by the Federal Reserve Board, it is not possible to forecast what will happen to interest rates during the upcoming Housing Element planning period. With the COVID-19 pandemic spurring the Federal Reserve Board to drop interest rates, it is very likely that future interest rate increases will occur. If interest rates rise, not only will it make new construction more costly (since construction period loans are short-term and bear a higher interest rate than amortized mortgages), but it will also lower the sales price that buyers can afford to pay. In the affordability examples presented earlier in this document, a 7-percent interest rate was used.

4.4.3.3 Development Costs
Development is a costly venture in the Lake Tahoe Basin. CEQA and TRPA environmental analyses, expensive vacant land, and permitting costs are all constraining factors to development in California. In many communities, large, unconstrained sites are available and have relatively low environmental concerns. South Lake Tahoe differs in that few large parcels exist to accommodate significant numbers of housing units. Developers tend to prefer larger, undeveloped parcels because it is more cost-effective to distribute the costs of development over more housing units. Further, the city’s geography and location increase the expense of bringing materials into the basin, which contributes to the cost of building or rehabilitating housing. Over the long term, utility, building maintenance, and repair costs are higher than in areas with mild climates.

Construction costs alone are currently (2021) $146 per square foot for single-family development and $139 per square foot for multifamily development in the Tahoe Basin. This cost does not include land cost, fees, and entitlement costs, and it does not take into account the sudden spike in prices induced in 2021 by a shortage of labor and materials. The shortage caused in part by the COVID-19 pandemic has resulted in an increase in labor and material costs. Anecdotally, a local developer with experience building affordable housing in the Tahoe Basin estimated that building materials cost three times more than they did in 2019. However, this shortage is based on market fluctuations associated with COVID-19, and labor and materials prices are expected to stabilize upon recovery from the pandemic.

4.4.3.4 Environmental Constraints
South Lake Tahoe’s ability to grow outward is constrained by the political and environmental boundaries surrounding the city. Because of the city’s physical limitations, future housing development will occur almost entirely through infill and redevelopment.
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As discussed in Section 4.5, Resources Inventory, the sites identified in Appendix A and Figure 4-19 all have development potential based on TRPA’s development standards and regulations. None of these sites are further limited by environmental constraints than identified and analyzed in the tables and accompanying narrative.

4.4.3.5 Prevailing Wage
When private development projects receive government subsidies they are classified as public works projects. Any public works project must pay workers the prevailing wage, or the minimum wage rates payable to construction workers who are employed on public works projects in California. The hourly work rates are published quarterly by the California Department of Industrial Relations (DIR). In general, prevailing wage requirements have caused labor costs to increase anywhere between 5 and 30 percent in urban areas and up to 40 percent in rural areas.

Under state law, prevailing wages must be paid to all workers employed on a public works project when the public works project is more than $1,000. When an awarding body has a labor compliance program, the prevailing wages are not required to be paid for any public works project of $25,000 or less when the project is for construction work, or for any public works project of $15,000 or less when the project is for alteration, demolition, repair, or maintenance work.

4.4.3.6 Developer Trends
With higher profitability in the upper-end ownership market, for-profit builders tend to focus more on luxury housing development rather than on the first-time homebuyer market and the rental market. Many of the newer houses in the city are the product of speculative development geared to out-of-area, upperincome buyers. The housing market has not been responsive to the needs of the city’s year-round residents but is driven more by the demand for vacation rentals and second homes. The South Shore Region Housing Needs and Opportunities Report (2019) found that at the time of the report, all underconstruction or planned development in the region was market-rate or luxury development, and no local resident homes under $500,000 were proposed. Affordable housing development in South Lake Tahoe has required cooperation with nonprofits and deep subsidies to be effective. 839

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4.5 Evaluation

4.5.1 2014 to 2021 Accomplishments
The last five years have continued to be a difficult time to develop housing with the increase in second homes in the Tahoe Basin and the lack of consistent State funding for affordable housing development throughout that time period. In addition, City resources have remained limited, making it difficult for the City to administer housing programs and provide funding for housing projects. The City has continued to be proactive when possible in dealing with housing issues. Opportunities to fund City-administered programs have increased significantly in the last two to three years resulting in the establishment or reestablishment of quite a few housing programs.

4.5.2 Review of Existing Housing Element
Table 4-63 summarizes the City’s RHNA for the period from June 2014 through June 2022 (numbers are updated as of the end of 2020) and the number of housing units built or approved during that time period.

During that time frame the City constructed or approved 239 units. Of these units 48 were for lower income households.

TABLE 4-63

PROGRESS DURING PREVIOUS PLANNING PERIOD
South Lake Tahoe
June 15, 2014 through June 15, 2022
Extremely
Low Very Low Low Moderate Above Moderate Total
2014-2022 RHNA 27 27 38 63 181 336
Units Constructed
2014-2022
0 10 38 19 172 239
Source: City of South Lake Tahoe 2021.

The City worked diligently to address the housing needs of special needs groups. Some of the accomplishments are highlighted below:
 In order to streamline residential development permitting and increase development affordability and certainty, the City adopted residential development and design standards that accommodate a variety of housing types to meet various housing needs and provide opportunities for ministerial review.
 The City created incentives for mixed-use development in the Tourist Core and Tahoe Valley Area Plans to encourage production of multiple housing types to meet a variety of household needs and sizes.
 The City worked with TRPA to permit the conversion of commercial use or tourist use development rights to residential use development rights in order to promote construction of new units and increase housing options in the city.
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 The City adopted policies to prioritize affordable housing development on City-owned land and utilizing City-owned commodities. The City donated land and sewer units to St. Joseph Community Land Trust which will result in the construction of three deed-restricted moderateincome homes.  The City partnered with Related California to develop the Sugar Pine Village affordable housing project, which will provide 248 low-income units to residents once constructed.  Through the Multi-Family Inspection Program, the City partnered with Vail Resorts and Lake Tahoe Community College to ensure safe and sanitary housing conditions for students and the local workforce. From 2019 through 2020, the City certified 825 multi-family units. The City also expanded the program to inspect single room occupancy units (SROs) in hotels and motels that were being used for long-term rentals.
 The City participated in the TRPA Housing and Community Revitalization Group, which supported code amendments for ADUs in 2021 in order to increase the affordable housing stock in the city and the Tahoe Basin.
 The City has partnered with the California Tahoe Conservancy to develop 70 “achievable” housing units (125% of Median Income) as part of a mixed-use development on CTC Asset Lands.
 The City provided technical services and worked with non-profits to maintain and preserve Sierra Gardens, an existing subsidized apartment complex.
 The City maintained the Housing Issues Hotline to assist residents with tenant-landlord concerns and substandard housing units.
 The City enforced Measure T, passed in 2018, which prohibits vacation rentals in residential zones with the goal of preserving the existing housing stock for local residents and increase housing options long-term.
 The City partnered with Tahoe Coalition for the Homeless to obtain Community Development Block Program CV-2 and CV-3 funds for rehabilitation of properties purchased with HomeKey program funds.
 The City adopted a process for converting motels to SRO properties to increase the affordable housing stock. Since adoption, the City has certified at least 188 SRO units.  The City incentivized housing development within the Tourist Core and Tahoe Valley Area Plans where transit and commercial amenities are walkable for residents.

The following section reviews and evaluates the City’s progress in implementing the 2014–2022 Housing Element. It reviews the results and effectiveness of policies, programs, and objectives for the previous Housing Element planning period. Table 4-64 provides an evaluation of the 2014–2022 South Lake Tahoe Housing Element’s implementation programs.
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TABLE 4-64
EVALUATION OF 2014–2022 SOUTH LAKE TAHOE HOUSING ELEMENT PROGRAMS Implementation Program Summary Status Evaluation Continue/ Modify/Delete
Program 1-1 MIXED USE DEVELOPMENT. The City shall
continue to create incentives (i.e., alternative parking requirements, streamlined permitting) to encourage production of housing in non-traditional (i.e., commercial) areas where residential use is appropriate to the setting and where mixed-use projects could either address job and housing needs or the desires of second homeowners. The incentives have been
included in the Tourist Core Area Plan and will be included in the Tahoe Valley Area Plan. The City shall provide information regarding the incentives at City Planning Division offices and on the City website, and an information packet will be distributed to local developers.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Tourist Core Area Plan was adopted in 2013;
expected adoption of Tahoe Valley Area Plan in late 2014.

The City encourages mixed-use
development within the Tourist Core and
Tahoe Valley Area Plans and allows
maximum density for mixed-use projects
within Town Centers. For example, in most
parts of the city, the City regulates
development capacity with allocation
limits. The City doesn’t limit the number of
residential allocations permitted in a Town
Center, while developers are capped at
eight allocations per project in other parts
of the city. Furthermore, the City adopted a
policy in 2019 that distributes development
rights at no cost for mixed-use projects
within Town Centers if the residential
component is affordable and rents to local
employees. The Area Plans and Ordinances
are posted on the City website.

The City will update/modify the program to more
clearly display the Area Plans and Ordinances on
the City website as incentives for developers and
continue the program.

Modify and
continue.

Program 1-2 CONDOMINIUMIZATION OF NEW
DEVELOPMENT. The City shall codify City policies related to construction of new market-rate condominiums (currently defined as clusters of at least two attached units). The City shall modify the allocation process so that the criteria for using multifamily allocations from the City’s list for condominium development are based on a minimum density rather than
whether the condominium is attached or detached.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: By the end of 2014
The City has modified the residential
allocation process to reserve residential
allocations for use within the City's Town
Centers and encourages conversion to
condominiums of these units. In addition,
there is no cap on the number of residential
allocations that can be used in a Town
Center. The City did not codify policies
related to the construction of new marketrate condominiums.

With the City’s new policy to set aside residential
allocations for housing projects in Town Centers
to incentivize any type of housing in these areas,
there is no longer a need to modify processes or
City Code.

Delete
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TABLE 4-64
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Program 1-3 REDUCE ALLOCATION BACKLOG. The
City shall meet with the TRPA Governing Board annually to find solutions that reduce the current backlog for residential allocations as needed.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Annually
The City participated in the revision of
Tahoe Regional Planning Agency (TRPA)
policy on the allocation of new residential
development in the Tahoe Basin in 2014.

The City has reduced the backlog for
residential allocations.

This program is no longer needed since there is no
longer an allocation backlog.

Delete.

Program 1-4 VACANT LAND INVENTORY. The City shall
maintain an updated inventory of vacant, buildable land. The City shall make this information available to the public by providing the inventory at the Planning Department counter and on the City’s website.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 14/15 and ongoing
The City continued to maintain a
geographic information system (GIS)
database of all parcels, including vacant
parcels on the City’s website.

The City will continue to maintain the information
on vacant parcels as part of their online GIS
database. This program is no longer needed as a
Housing Element program.

Delete.

Program 1-5 DEVELOPMENT OF SUBSTANDARD/
UNDERUTILIZED SITES. The City shall maintain an
inventory of the underutilized sites with development potential identified in the Housing Element Background Report.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 14/15 and ongoing
The City included information on
underutilized sites in the Tourist Core Area
Plan (2013) and the Tahoe Valley Area
Plan (2015). The City has not updated this
list since inclusion in the Tourist Core Area
Plan and the Tahoe Valley Area Plan.

The City will continue and modify this program to
explore the feasibility of maintaining information
on substandard/underutilized parcels as part of
their online GIS database.

Modify and
continue.

Program 1-6 PARKING BEST PRACTICES. The City shall
continue to research best practices for parking standards, and continue to allow more flexible parking standards for mixed-use and other housing projects on a case-by-case basis. The City’s flexible parking standards could include one or more of the following practices:

The Residential Development and Design
Standards, approved in March 2021, reduce
parking ratios and shared parking
requirements for residential development to
better align parking requirements with the
actual needs of residents. Multifamily
parking ratios and single-family parking
Reduced parking requirements for residential
projects were included in the Residential
Development and Design Standards adopted in
March 2021. The parking management plan could
include public transportation incentives, rental of
parking spaces, restrictions in leases, etc. The City
has incorporated these standards into the Tahoe
Modify and
continue.
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• Continuing to allow parking reductions for affordable and mixed-use projects.
• Promoting shared parking for mixed-use projects located in commercial areas.
• Allowing and encouraging affordable housing developers to unbundle parking and rent parking spaces separately
from the units.
• Allowing affordable housing developers to pay an in-lieu fee to support public transportation access to the project site in place of some of the parking requirements.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing, as projects are processed through the Planning Division.
ratios are differentiated to meet the distinct
parking demands for each type of housing.

The new standards allow for one space for
studio and one-bedroom units and allows
further reduction with a deed restriction
that requires the property owner to
implement a parking management plan and
holds them accountable. Deed restrictions
placed on properties approved for reduced
parking will allow for enforcement of
parking management if necessary. In
addition, the standards require that
employee parking be designated through a
transit management plan, development of
staggered work schedules, and other
flexible parking methods.

Valley Area Plan and will incorporate them into
the Tourist Core Area Plan during the next
planning period.

Program 1-7 UTILIZING DENSITY INCENTIVES. The
City shall work with affordable, workforce, and other multifamily housing proponents to direct them to Community Plan or Area Plan areas where incentives are already in place to allow for the additional coverage that could enable achievement of the densities necessary to make a project “pencil out.” The City has incorporated incentives into the recently adopted Tourist Core Area Plan and will also incorporate incentives into the Tahoe Valley Area Plan, currently in progress. The City shall produce an informational packet which describes all of the incentives for multi-family and affordable housing for extremely low-, very low-, and low-income households, including bonus units, land coverage within Community Plans, and/or density bonuses. The information will be available at the City Planning Division offices and on the City website, and the information packet will be distributed to local developers.

In addition, the City will continue to work with TRPA and other Tahoe Basin agencies toward amending Basin-wide regulations The City continued to encourage
development within the Tourist Core and
Tahoe Valley Area Plans where higher
density is permitted. TRPA issues
allocations for residential units to local
jurisdictions biannually. The City has
adopted a policy to set aside an established
percentage of the allocation for
development in a Town Center. In addition,
the City adopted a policy that governs the
development of City-owned commodities
and land. For example, developers that
request to purchase development rights
from the City must meet City-established
criteria that prioritize development of
affordable housing.

In addition, TRPA has adopted a program
permitting conversion of development
This program has been successful, and the City
will amend this program to continue working with
TRPA to incorporate State law regarding the
density bonus within the framework of the
Regional Plan.

Modify and
continue.
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to allow the City to offer density bonuses consistent with the State Density Bonus Law (GC Section 65915, et seq.).

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: June 2015
rights from commercial uses or tourist
accommodations to residential uses,
permitting residential development on lots
previously slated for commercial uses.

The City has not yet updated Title 6 to
permit density bonuses consistent with
state law, but the City enforces density
bonus regulations pursuant to State law, as
possible. TRPA has separate, different
density bonus regulations, which are not
consistent with State law. TRPA’s density
bonus includes increases in maximum
density by up to 25 percent for qualified
affordable housing developments, by a
factor of 2.5 for a timeshare use, and by a
factor of three in special height districts.

TRPA has also created an income category
for households with an income of up to
160% area median income (AMI). This
new category is termed “achievable”
housing, and TRPA awards bonus units
(i.e., bonus unit allocations) to housing
developments that provide deed-restricted
achievable units.

Given TRPA’s jurisdiction in the City of
South Lake Tahoe, the City is regulated by
TRPA density bonus regulations, despite
the differences in the regulations, and
cannot incorporate state density bonus
regulations that don’t align with TRPA
regulations into area plans. Therefore, City
resources have not been expended to
update Title 6 to include density bonus
regulations. The City intends to work with
TRPA to update the regional density bonus
regulations to become compliant with State
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density bonus law.

The Area Plans and density bonus zoning
regulations are posted on the City’s
website.

Program 1-8 CLARIFYING THE DEVELOPMENT
PROCESS. The City shall continue to provide information on the City website to clarify the development process for developers/builders who are looking to construct housing in South Lake Tahoe and are unfamiliar with the process.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing, updated as needed.

The City continued to meet with
developers and builders to discuss the
development process, including the new
TRPA conversion program.

This program is ongoing and will be continued. Continue.

Program 1-9 CLARIFY HOW RESIDENTIAL-CARE
FACILITIES ARE ALLOWED PER STATE LAW. The
City will amend the zoning code to specify that residential care facilities (group homes) for six persons or fewer are allowed by right in all residential districts.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Amend code by the end of 2015.

As it is currently written, the TRPA Code
of Ordinances defines residential care
facilities (or “residential care”) but does not
specify the number of beds, and TRPA
requires a Special Use Permit (noted with
an “S” in the Code).

The City has continued to work on the
update of Title 6, Development Services, in
the City Code, which will bring residential
care facilities into conformance with State
law once adopted. The City has attempted
to enforce State regulation while preserving
Title 6 to be consistent with TRPA
regulations. The City recognizes that recent
updates to State law continue to depart
from TRPA regulations, and the City
commits to updating Title 6 to be fully
compliant with State law. The City will
adopt changes to State law into Title 6, but
the process for approval by TRPA will
Zoning is jointly adopted by the City and TRPA.

Residential Plan Area Statements have not been
amended. The City will work with TRPA to adopt
this zoning change when TRPA next amends the
Residential Plan Area Statements.

Modify and
continue.
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remain the same.

Program 1-10 SMALL LOT CONSOLIDATION. To ensure
that there is a sufficient supply of multi-family zoned land to meet the City’s RHNA, the City will encourage lot
consolidations to combine small residential lots into larger developable lots by meeting with local developers to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units and making applicants aware of these opportunities at the planning counter. In addition the City will allow administrative processing of lot
consolidation. As developers/owners approach the City
interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following incentives on a project-by-project basis:
• Lessen set-backs. Note that any reduction in setbacks would require a public hearing and noticing.
• Reduce parking requirements.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Establish program in FY 14/15 and as applicants come forward.

The City processes lot consolidation
applications ministerially. In addition,
parking requirements were reduced in the
Residential Development and Design
Standards adopted in March 2021. Setback
exceptions are also included in the
Residential Standards. The City also
modified permit requirements for duplexes
and triplexes to be ministerially reviewed,
and therefore exempt from Design Review.

No specific incentives for lot consolidation
were included that allowed Accessory
Dwelling Units (ADUs).

The City has modified the procedure to encourage
small lot consolidation and intends to encourage
the practice through current procedures and
additional modifications in the future.

Modify and
continue.

Program 1-11 TAHOE VALLEY AREA PLAN. The City is
currently preparing the Tahoe Valley Area Plan. In addition to the City’s vision for the plan area, this plan will implement new regulations from the updated TRPA Regional Plan. As part of the planning process the City will evaluate appropriate sites for housing in the plan area and will consider allowing densities up to 25 units per acre or minimum density standards for some of The City has adopted the Tahoe Valley
Area Plan, which now allows densities of
up to 25 units per acre for multifamily
residential development and 40 units per
acre for tourist accommodation units.

This plan has been adopted. This program is no
longer needed.

Delete.
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the sites in the plan area.

Responsible Party: Planning Division
Funding: Staff time
Timeframe: Adoption expected in late 2014.

Program 2-1 PURSUE STATE AND FEDERAL FUNDS. To
support the creation of quality, affordable housing options for extremely low-, very low-, and low-income households, the City shall seek and when appropriate and feasible pursue grant opportunities for state and federal funds.

Responsible Party: Planning Division
Funding: Section 811 funds, Section 202 funds, state and federal tax credits, CDBG funds, CalHome funds, HOME funds Timeframe: FY 14/15 and every two years thereafter
The City monitored grant opportunities and
worked on strategies to use Community
Development Block Grant (CDBG) and
HOME program income. The City pursued
Senate Bill 2 and LEAP/REAP grant
funding through the state to support
planning work supporting housing
objectives. Senate Bill 2 funds were used to
prepare the Residential Development and
Design standards. The City was also
granted LEAP funds for the Housing
Element update. The City has also entered
into a Memorandum of Understanding
with the Sacramento Area Council of
Governments (SACOG) to obtain REAP
funds that the State mistakenly allocated to
SACOG rather than the City of South Lake
Tahoe.

The City has also applied for and been
awarded Affordable Housing and
Sustainable Communities Program and
Permanent Local Housing Allocation funds
in partnership with Related California for
the Sugar Pine Village affordable housing
project. The project will provide 248 units
to low-income households. The City also
provided pre-development funding for this
project using Redevelopment Agency and
HOME Program Income Funds. The City
This program is ongoing and will be continued. Continue. 849

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also provided a $1.25 million dollar loan
from General Fund to Related California
for the purchase of land coverage for the
project.

In addition, the City is partnering with the
Tahoe Coalition for the Homeless on use of
CDBG Program CV-2 and CV-3 funds for
rehabilitation of properties purchased with
HomeKey program funds. The City
anticipates applying for HOME funds this
year for Sugar Pine Village.

Program 2-2 LINKAGE PROGRAM. The City shall analyze
appropriate fees, thresholds of significance, standards, and criteria for a linkage program, which would connect new development to the housing demand that it creates. Once the City establishes appropriate fees and standards, the City shall consider adopting a linkage ordinance, and the fees collected from the program shall be placed in a housing trust fund to provide housing for the South Lake Tahoe workforce. The City shall consider offering developers of applicable projects one or more of the following options:
• Developers shall build affordable workforce housing units. • Developers shall contribute land for the production of affordable and/or workforce housing.
• Developers shall pay an in-lieu of fee into the housing trust fund to help finance the production of affordable and/or workforce housing.
• The City shall consider offering incentives to developers participating in the program.

Responsible Party: Planning Division
Funding: Staff time, general fund
This program has not yet been considered
by the City. However, the City has
requested to fund consultant analysis of
potential on-going funding (fees, taxes,
etc.) sources for housing projects/programs
as part of the 2021-2022 budget
consideration. The City will have more
information on the status of this effort with
budget adoption in September 2021, but
will continue to pursue options to study the
feasibility of a linkage program regardless
of 2021-2022 budget approval.

This program will be augmented to include a new
Local Funding Feasibility Study and continued.

Modify and
continue.
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Timeframe: FY 15/16
Program 2-3 PARTNERSHIPS FOR WORKFORCE
HOUSING. The City shall continue to work with larger
employers in the City (e.g., Barton Hospital, the Lake Tahoe Community College, and resorts) to develop new affordable seasonal employee housing and workforce housing opportunities for employees through public-private partnerships between the employers, developers, and local government.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City continued to work with many
stakeholders to develop new housing,
including Lake Tahoe Community College,
the Tahoe Prosperity Center, and St. Joseph
Community Land Trust. The City’s
partnership with SJCLT via land donation
will result in three moderate-income homes
expected to begin construction in 2021.

The City’s partnership with the Tahoe
Prosperity Center on the 2019 South Shore
Housing Needs Assessment and Action
Plan generated specific regional actions
resulting in City and TRPA Code
amendments to streamline the development
of housing. The City has also worked with
Vail Resorts and Lake Tahoe Community
College through the Multi-Family
Inspection Program to ensure compliant
housing conditions on properties used to
house employees and students.

This program has been successful and will be
continued.

Continue.

Program 2-4 INTER-JURISDICTIONAL COOPERATION
FOR WORKFORCE HOUSING. The City shall continue to
meet with surrounding jurisdictions in the Tahoe Basin to discuss workforce housing issues and develop cooperative strategies that address identified workforce housing needs.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City continued to work with TRPA
and to remove regulatory barriers to the
development of housing in South Lake
Tahoe. In 2019, the City and TRPA
partnered to produce the Tahoe Prosperity
Center South Shore Region Housing Needs
and Opportunities and Action Plan reports,
which analyzes the current conditions of
the housing market and defines an
implementable partnership framework to
improve housing options for South Shore
residents. The City has been a member of
This program continues to be important regionally
and will be continued.

Continue.
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the TRPA Housing and Community
Revitalization Group, established in 2020.

This new TRPA initiative is developing
housing action priorities to bring to the
TRPA Governing Board, including code
amendments related to secondary
residences (ADUs).

Program 2-5 ANALYSIS OF FEDERAL AND STATE
LANDS. The City shall continue discussing the potential for developing quality workforce and affordable housing on nonenvironmentally sensitive lands owned by the California Tahoe Conservancy (CTC) and the United States Forest Service
(USFS). The City shall ensure that important natural resources are protected and only pursue surplus lands that these agencies have determined do not have a clear and compatible
conservation or recreation purpose consistent with agency goals.

Responsible Party: Planning Division
Funding: General fund
Timeframe: Ongoing
The City has worked with the California
Tahoe Conservancy (CTC) to develop its
asset lands. The City and CTC are
currently processing applications for 248
units of deed-restricted affordable housing,
processed under SB 35. In addition, the
City is working with CTC on development
of an identified asset parcel with mixed-use
development that will include 70 units of
deed-restricted "achievable" housing
(125% of AMI).

This program has been successful and will be
continued.

Continue.

Program 2-6 STUDENT HOUSING. The City shall provide
assistance to the Lake Tahoe Community College to examine the need for, and feasibility of, developing student housing. The City shall help identify opportunities for reuse of existing offcampus properties as permanent student housing. The City and college shall explore alternative management solutions to minimize the role of the College in maintaining student housing.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 15/16
The City continued to support Lake Tahoe
Community College (LTCC) in their
planning for future student and employee
housing.

The Tahoe Prosperity Center Reports state
that LTCC executed a 5-year lease for 30
beds of student housing plus a Residential
Assistant unit on a property about 1 mile
from campus. In addition, LTCC
completed a study in 2019 to evaluate the
feasibility of developing student housing at
the college to help LTCC move forward
addressing student housing needs. The City
This program has been successful and will be
continued.

Continue.
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worked with LTCC through the MultiFamily Inspection Program to ensure compliant housing conditions on properties
used to house students.

Program 2-7 ASSIST NONPROFIT HOUSING
DEVELOPERS. The City shall provide technical and financial support (when feasible) to local, regional, and statewide not-forprofit housing sponsors that facilitate the creation of affordable housing. Such support can include the donation of City-owned sites, the use of existing City housing programs for project clients when appropriate, the prompt processing of needed applications, and the preparation of funding applications.

Responsible Party: Planning Division
Funding: Staff time, surplus property
Timeframe: Ongoing, as projects are processed through the Planning Division. Contact developers annually to inform them of City assistance options.

The City has continued to support housing
developers for developing and maintaining
affordable housing, such as the 76-unit
Sierra Gardens. The City also provided
three City-owned parcels to St. Joseph
Community Land Trust for the
development of three single-family homes
for moderate-income households.

This program has been successful and will be
continued.

Continue.

Program 2-8 FIRST-TIME HOMEBUYER PROGRAM
ADMINISTRATION PARTNERING. To support the creation
of quality, affordable ownership housing, the City has
historically administered the First-Time Homebuyer program.

Currently, the City does not have resources to administer the program. The City will initiate discussions with other agencies or organizations that may be able to take on the administration of a first-time homebuyer program for residents of the city.

Responsible Party: Planning Division
Funding: N/A
Timeframe: FY 14/15
The City discussed the potential for El
Dorado County to administer the FirstTime Homebuyer Program within City limits, but the County did not show
interest. The City is currently working to
identify additional agencies or
organizations interested in administering
Homebuyer Assistance Programs.

This program has not resulted in interest in
administration of a first-time homebuyer program
amongst other agencies or organizations, but the
program remains a priority for the City. The City
will amend this program to seek funding
opportunities for City administration of the FirstTime Homebuyer Program.

Modify and
continue.
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Program 2-9 MITIGATION OF TRPA REGULATIONS. If
not already addressed in the 2012 TRPA Regional Plan update and through the Tourist Core Area Plan, the City shall continue to recommend that TRPA make the following changes to reduce restrictions on affordable, workforce, and mixed-use housing developments:
• Allow mixed-use development in all Community Plans
(CP), Area Plans and Plan Area Statements (PAS) that
allow commercial uses.
• Enable mixed-use projects with an affordable multi-family housing component to be developed at maximum
allowable density as if a stand-alone project rather than reducing the number of units that can be developed
according to the ratio of the project area devoted to
housing.
• Offer fee reductions or fee deferrals for nonprofit
affordable housing projects.
• Allow bonus unit substitution to include deed-restricted workforce housing.
• Facilitate development of second units by allowing them on parcels smaller than one acre, encouraging the use of bonus units for creation of deed-restricted affordable
second units, and reducing fees.
• Allow the subdivision of property for the development of affordable low- and moderate-income rental and owneroccupied housing. • Provide bonus units for all multi-family mixed use
development projects in Town or Regional Centers.
• Based on future changes to current TRPA regulations, the City shall explore potential incentives for affordable
housing developers.
• To clarify that transitional and supportive housing are allowed without a conditional use permit or other
The City worked with TRPA on the
Regional Plan update, the Area Plans, a
Memorandum of Understanding (MOU)
delegating permitting authority, and other
planning efforts to reduce restrictions and
provide incentives for affordable housing.

The City now allows mixed-use
development in all Community Plan and
Plan Area Statement areas that allow
commercial uses. The City continued to
work with TRPA to remove barriers to
affordable housing development. The new
TRPA conversion program expands the
ability to acquire bonus units from TRPA
for affordable housing. TRPA now permits
bonus unit substitution to include deedrestricted employee housing and ADUs and provides bonus units for all multifamily
mixed-use development projects in Town
or Regional Centers. TRPA waived fees for
construction of new affordable housing
projects or addition and modification of
existing affordable housing projects.

TRPA has updated the Code of Ordinances
to allow ADUs on parcels smaller than one
acre if the parcel is restricted to lower-,
moderate-, or achievable-income housing.

TRPA also adopted ADU regulations in
2021 that allow second units on parcels
smaller than one acre with no income
category conditions. In addition, while fees
still apply to non-deed restricted ADUs at
this time, TRPA has committed to
reexamining application fees for affordable
housing projects.

This program has been successful, and the City
will amend this program to continue working with
TRPA to incorporate State law regarding density
bonus, streamlined review for housing, ADUs, and
other standards within the framework of the
Regional Plan.

Modify and
continue.
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discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that allow residential development add definitions of transitional and supportive housing to Chapter 21 of the TRPA Code of Ordinances. These uses
such uses shall be allowed in the same way and subject to the same restrictions that apply to other residential uses of the same type in the same zone. The definitions will be included as defined in Government Code Sections
65582(f), (g) and (h).
• To clarify that emergency shelters are allowed without a conditional use permit or other discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that
allow Social Service Organization uses, add a definitions of emergency shelter to Chapter 21 of the TRPA Code of
Ordinances.
• Create a simple process for the conversion of TAUs to RUUs in motels providing long term (30 days or longer)
occupancies where the property meets all minimum
building, housing and property maintenance code
standards as well as limited development standards
without requiring the property to meet all TRPA Code
development standards.
• Create a simple process for the conversion of motels to single room occupancy (SRO) properties providing long
term (30 days or longer) rent where the property meets all minimum building, housing and property maintenance
code standards as well as limited development standards without requiring the property to meet all TRPA Code of Ordinances development standards. A definition of SRO
will be added to the TRPA Code of Ordinances and single room occupancy units shall be allowed with a conditional use permit. The areas of the City where SROs will be
allowed shall be determined based on the conclusions
from the TRPA process and a public process to determine the appropriate criteria for allowing motel conversion to Through TRPA’s Housing and Community
Revitalization Group, the City continued to
reform noticing and coverage requirements
in TRPA Code for secondary residences
(ADUs). TRPA also allows property
subdivision for affordable housing
development. TRPA also created a process
to convert tourist accommodation units
(TAUs) to residential units of use (RUUs)
in motels. TRPA has also adopted a simple
process for the conversion of motels to
single-room occupancy (SRO) properties
providing long-term (30 days or longer)
rent.

TRPA has not yet clarified that transitional
and supportive housing are allowed
ministerially in areas allowing residential
development, and the definitions for each
have not been added to the TRPA Code of
Ordinances. The City recognizes that recent
updates to State law continue to depart
from TRPA regulations, and the City
commits to updating Title 6 to be fully
compliant with State law.

The Plan Area Statements, Area Plans, and
Community Plans have not been explicitly
updated to clarify that emergency shelters
are allowed ministerially in areas that allow
Social Service Organization uses nor has
the definition been added to the TRPA
Code of Ordinances. However, the City
and TRPA have made a formal agreement
to interpret the Code to permit emergency
shelters pursuant to State law.
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SROs.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: June 2014 for TRPA Regional Housing Needs
Study, June 2015 for follow up on actions not addressed by the study or actions to be taken by the City as a result of the study, and ongoing
Program 2-10 PUBLIC EDUCATION. The City shall
continue to provide information that describes the myths and realities of multi-family and affordable housing development.

Information is available on the City website, and, when needed, the City makes this presentation/slide show available to housing advocates and to developers involved in local affordable housing projects. The City shall continue to encourage local housing advocates to make presentations to local builders and
developers, Chamber of Commerce, civic groups, and the local community. Additionally, the City shall publicize the Affordable Housing Resources page of the City’s website as a source of information on housing programs (e.g., brochure available at the planning counter).

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City continued to work with property
owners and the public at large concerning
affordable housing opportunities, including
ADUs and TRPA bonus units for
affordable housing. The City provided the
general public with information about
affordable housing through the Permit
Center, planning inquiries, and the City’s
website.

This program is ongoing and will be continued. Continue.

Program 2-11 PUBLICIZE AVAILABLE PROGRAMS. The
City shall continue to publicize programs such as energy efficiency programs and state and federal funding programs currently available to South Lake Tahoe residents by making brochures available at the Planning Division offices, posting information on the City’s website, and distributing information to an e-mail contact database.

Responsible Party: Planning Division
Funding: Staff time, general fund
The City continued to work with property
owners and the public at large concerning
affordable housing opportunities, including
ADUs and TRPA bonus units for
affordable housing. The City provided the
general public with information about
affordable housing through the Permit
Center, planning inquiries, and the City’s
website.

This program is ongoing and will be continued. Continue. 856

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Timeframe: Ongoing
Program 3-1 REHABILITATION LOAN PROGRAM
ADMINISTRATION PARTNERING. The City shall continue
to regularly complete an application for rehabilitation funds to serve City residents. The City has historically administered the Rehabilitation Loan Program to both single- and multi-family dwellings occupied by lower-income households. Currently, the City does not have resources to administer the program. The City will initiate discussions with other agencies or
organizations that may be able to take on the administration of rehabilitation loans for residents of the city.

Responsible Party: Planning Division
Funding: N/A
Timeframe: Ongoing
The City discussed the potential for El
Dorado County to administer the
Rehabilitation Loan Program within city
limits, but the County did not show
interest. The City has not identified
agencies or organizations interested in
administering a Rehabilitation Loan
Program.

The City is interested is pursuing establishment of
a rehabilitation loan program independent from the
County. This program will be amended and
continued.

Modify and
continue.

Program 3-2 MULTIPLE FAMILY DWELLING
INSPECTION AND MAINTENANCE PROGRAM.

Continue the Multiple Family Dwelling Inspection and
Maintenance Program on multi-family projects of six units or more (or smaller projects if approved by City Council) to identify blighted and deteriorated housing stock and to provide for the rehabilitation of housing that does not meet minimum building, housing and property maintenance code standards, and site maintenance standards as well as citywide design standards, or is not safe to occupy, and further, to preserve and enhance the quality of life for residents of the city living in multi-family dwelling units.

Responsible Party: Building Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City continued to carry out a robust
multifamily inspection program that
applies to all properties with six or more
units. From 2019 through 2020, the City
certified 825 multifamily units. The City
also expanded the program to inspect
single-room occupancy units in hotels and
motels that were being used for long-term
rentals with Ordinance 1088 in 2015.

This program has been successful and has been
expanded.

Continue.
857

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Program 3-3 MOBILE HOME PARKS ORDINANCES. The
City shall modify the mobile home parks ordinances to:
• Address conversion of mobile home parks to other uses (quantifying what constitutes a change of use, the
definition of “cessation,” such as all or part of a park, immediately or gradually when relocation payment is
required, etc.).
• Reduce the 10-acre new park requirement to a size
appropriate for development of a quality park with
amenities for its residents (possibly five acres).
• Consider taking over the Title 25 mobile home park
inspection program/enforcement, while ensuring that the City can afford to do so within state-prescribed fees.
• Address design and amenities required in new and
enlarged parks, such as fencing requirements.

Responsible Party: Planning Division and Building Division Funding: Staff time, general fund
Timeframe: FY 14/15
The City continued to work on the update
of Title 6, Development Services, in the
City Code, and plans to reexamine mobile
home park requirements, including design
and amenities, once adopted. The new
Residential Development and Design
Standards adopted in March 2021 reduced
the minimum parcel size for mobile home
parks from 10 to 5 acres.

The City is not considering taking over the
Title 25 mobile home park inspections.

This program was partially completed and will be
amended to remove the completed portions and
consideration of mobile home inspection
responsibilities and continued.

Modify and
continue.
858

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Program 3-4 ACQUISITION OF AT-RISK PROPERTIES.

The City shall continue to provide technical and financial assistance to the St. Joseph Community Land Trust and other nonprofit housing organizations that might be interested in, and have the capacity to, step in to acquire and rehabilitate any of the at-risk (185 units) or substandard properties to maintain, or create, long-term, affordable rental housing.

Responsible Party: Planning Division
Funding: Staff time
Timeframe: 2-14 and ongoing
The City continued to provide technical
services and work with non-profits to
maintain and preserve existing subsidized
rental housing in the City, such as Sierra
Gardens. In 2016, the City authorized the
change in ownership structure for the Sierra
Garden Apartments with a California Debt
Limit Allocation Committee application to
refinance and rehabilitate the units. In
2019, the City approved an exception to the
City’s subordination policy to allow loan
refinancing for the subsidized Evergreen
Apartments. Cash-out refinancing was used
for property improvements. The City also
purchased a property and donated it to the
St. Joseph Community Land Trust to
develop with three moderate-income deed
restricted homes. These units are currently
in the permitting process.

This program has been successful and will be
continued. Recent updates to State law will result
in modifications to this program.

Modify and
continue.

Program 3-5 ANALYSIS OF BARRIERS TO MOTEL
CONVERSIONS. The City shall analyze the barriers to
converting motel properties to deed-restricted, affordable housing that meets health and safety standards for long term residences.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 15/16
The City conducted an analysis for motel
conversion to single-room occupancy units
and adopted a Single-Room Occupancy
(SRO) ordinance to allow the use of hotel
units as long-term rentals if they meet
specified
criteria. Since adoption, the City has
certified at least 188 SRO units.

Furthermore, the City also established a
process for inspections of SRO units as part
of Ordinance 1088 in 2015.

This program has been completed. Delete.
859

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Program 3-6 HOUSING CONDITION SURVEY. Continue
to enforce City building, fire, health, and zoning codes to remedy existing pockets of blight and deterioration to conserve and improve the condition of existing housing stock in
coordination with rehabilitation and other infrastructure improvement programs. Conduct a Housing Condition Survey prior to completion of the 6th cycle Housing Element update.

Responsible Party: Planning Division and Building Division Funding: Staff time, general fund
Timeframe: Ongoing and by 2022 for Housing Condition
Survey.

The City continued to enforce the City
Codes, including Housing, Health and
Safety, and City Codes, primarily through
the multifamily dwelling inspection
program and housing hotline. A new
Housing Condition Survey was carried out
in 2019 and was used to inform the
preparation of the 2022 Housing Element
update.

This program has been successfully implemented
and will be continued.

Continue.

Program 4-1 REASONABLE ACCOMMODATION AND
LAND COVERAGE. The City shall review and amend its
Code of Ordinances or prepare a written procedure to provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable
accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing. This procedure will include but will not be limited to the existing City procedure to grant exception for carport structures for persons with disabilities. This procedure will be a ministerial process subject to approval by the Director of Development Services.

The City shall also continue to work with TRPA to address any needs for accommodation by persons with disabilities for additional land coverage for necessary site improvements beyond the additional land coverage allowances for ADA
improvements in Chapter 30 of the TRPA Code of Ordinances.

Responsible Party: Building Division, Planning Division Funding: Staff time, general fund
Timeframe: The City shall adopt a reasonable accommodation ordinance or procedure and create a public information brochure on reasonable accommodation for disabled persons and provide that information on the City's website in FY 14/15.

The City continued to work on the update
of Title 6, Development Services, which
will include a new section on reasonable
accommodation, once adopted by the
TRPA Code of Ordinances to be compliant
with both regional regulations and State
law.

This program has been successful, and the City
will amend this program to continue working with
TRPA to incorporate State law regarding the
reasonable accommodation procedures within the
framework of the Regional Plan.

Modify and
continue.
860

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Program 4-2 UNIVERSAL DESIGN. The City shall adopt
specific universal design standards for new construction and rehabilitation to encourage accessibility to the greatest extent possible.

Responsible Party: Planning Division and Building Division Funding: Staff time, general fund
Timeframe: FY 14/15
The City continued to work on the update
of Title 6, Development Services, which
will include universal design standards
and/or visitability standards once adopted.

This program has not been fully implemented due
to regulatory barriers to implementation.

Delete.

Program 4-3 FAMILY HOUSING. The City shall provide
regulatory incentives (e.g., parking reductions) to developers of single-family and multi-family housing projects that include three- and four-bedroom units.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City continued to seek additional
incentives for development of three- and
four-bedroom units. The City adopted the
Residential Development and Design
standards in March 2021, which allows for
parking reduction on multifamily
properties where a deed restriction
requiring implementation of a parking
management plan is in place.

This program has been successful and will be
continued.

Continue.

Program 4-4 EMPLOYEE HOUSING ACT
COMPLIANCE. To comply with the State Employee Housing
Act (Health and Safety Code Sections 17021.5 and 17021.6), the City will amend the zoning code to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Section 17021.5). The zoning code will also be amended to treat employee housing consisting of no more than 12 units or 36 beds as an agricultural use and permitted in the same manner as other agricultural uses in the same zone (Section 17021.6) in zones where agricultural uses are permitted.

Responsible Party: Planning Division
Funding: Staff time, general fund
The City continued to work on the update
of Title 6, Development Services, which
will include the definition of agricultural
uses as it relates to employee housing
regulations, once adopted into the TRPA
Code of Ordinances, and which should be
compliant with both regional regulations
and State law.

The City will amend this program to continue
working with TRPA to incorporate State law
regarding the definition of agricultural uses to be
considered an allowable use within the framework
of the Regional Plan to be compliant with State
law regarding employee housing.

Continue.
861

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Timeframe: FY 2015
Program 4-5 SPECIAL NEEDS HOUSING. Work with
housing providers to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, those with extremely low incomes, and homeless individuals and families. The City will seek to meet these special housing needs through a combination of regulatory incentives, zoning standards, new housing construction programs, and supportive services programs.

Program 1-7 contains incentives the City plans to implement. In addition, the City may seek funding under the federal Housing Opportunities for Persons with AIDS, California Child Care Facilities Finance Program, and other state and federal programs designated specifically for special needs groups such as seniors, persons with physical and developmental disabilities, and persons at risk for homelessness.

The City shall also hold discussions with surrounding
jurisdictions to determine how to address the needs of homeless residents, and identify potential sites and funding sources for an emergency shelter.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 14/15 for discussions with surrounding
jurisdictions and ongoing
The City issued an MOU and Operating
Agreement with Tahoe Coalition for the
Homeless for the operation of three
properties purchased by Tahoe Coalition
for the Homeless with HomeKey funds to
provide housing for homeless persons.

The City also partnered with Tahoe
Coalition for the Homeless to prepare
CDBG CV-2 and CV-3 grant applications
for rehabilitation of Bear’s Den Inn, which
provides beds for the homeless.

The City also partnered with Related
California for the Sugar Pine Village
affordable housing project, which will
provide 248 units affordable to low-income
households.

This program has been successful and will be
continued.

Continue.
862

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Program 5-1 HOUSING ISSUES HOTLINE. The City shall
continue to use the bilingual Housing Issues Hotline and/or other effective means to ensure the dissemination of fair housing information and available services. The City shall continue to disseminate fair housing information through radio ads, local newspapers, distribution of printed materials, and/or at community meetings. The City shall provide appropriate
follow-through in response to housing concerns and complaints through either Building Division inspections or appropriate housing referrals to:
• Existing affordable housing projects within the city. • The El Dorado County Community Services/Housing
Choice Voucher Program (when available).
• The State of California’s Landlord/Tenant Dispute line or Mobile Home Park Ombudsman.
• The Legal Services Center (low-cost legal assistance in resolving housing issues).
• The Women’s Center for transitional housing
opportunities for women escaping violent situations.
• The El Dorado County Health Department.
• The California Department of Fair Housing and
Employment.

Responsible Party: Planning Division
Funding: General Fund
Timeframe: Ongoing
The City continued to provide the bilingual
Housing Issues Hotline. The City did not
share fair-housing information through
radio ads, local newspapers, distribution of
printed materials, and/or at community
meetings.

This program is ongoing and will be continued. Amend to address current State fair
housing law and
continue.

Program 6-1 GREEN BUILDING INCENTIVE
PROGRAM. The City shall continue to implement its green building incentive program that rewards developers for building green projects.

Responsible Party: Planning Division, Building Division The City incorporated the Green Building
Incentive Program into the Tourist Core
Area Plan and the Tahoe Valley Area Plan.

The City continued to provide priority
access to residential allocations for earning
green building certifications throughout the
This program is ongoing and will be continued. Continue. 863

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Funding: Staff time, general fund
Timeframe: Ongoing
planning period.

Program 6-2 ENERGY CONSERVATION. The City shall
continue to require applicants for building permits to
demonstrate compliance with the state energy conservation requirements at the time building plans are submitted.

Additionally, the City will consider including weatherization and energy conservation as eligible activities should housing rehabilitation efforts resume. The City will provide information and refer eligible property owners to other programs offered by Liberty Utilities and nonprofit organizations. The City will also refer interested individuals to energy rebate and conservation assistance programs offered by others and maintain information on these programs at City Hall.

Responsible Party: Planning and Building Divisions
Funding: Permit Fees
Timeframe: Ongoing
The City continued to enforce the Building
Code and Green Code energy conservation
regulations throughout the planning period.

The City also provided information
regarding energy conservation programs at
the Permit Center.

The City adopted a Climate Action Plan
(CAP) in 2020, which includes new policy
urging the City to adopt a REACH Code.

The City will prepare an economic impact
analysis of the implications for housing
costs with a stricter Building Code. The
City expects to prepare for this change
upon adoption of the next Building Code
Update. The City is currently considering
incorporating the action items from
adopted CAP as appropriate:
• Partner with TRPA, neighboring
jurisdictions, Lake Tahoe Unified
School District, and energy providers
(e.g., Liberty Utilities, NV Energy,
Southwest Gas) to educate residents,
second homeowners, students, lodging
facilities, and visitors about energy
efficiency and conservation practices.
• Perform outreach and provide an
educational program that highlights
existing resources that low-income
residents can use to improve energy
efficiency and save money.
• Launch a comprehensive social
This program has been successful and will be
modified to adopt appropriate CAP action items as
they relate to housing.

Modify and
continue.
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marketing campaign that leverages
available tools from the social
sciences to influence behaviors that
reduce energy demand and promote
conservation.
• Work with Liberty Utilities and
Southwest Gas to continue developing
and promoting free energy audit and
retrofit programs, which currently
support low-income households.
• Explore the feasibility and benefits of
developing a regional energy network
with other jurisdictions in the Tahoe
Basin to administer the program.
• Identify key regional partners and
establish a robust self-sustaining local
or regional energy efficiency program.
• Ensure that adequate outreach is
conducted to low-income
communities for these programs. With
the utilities, expand these services to
all residents and businesses, making
sure to include second homeowners.
• Begin the program by providing
incentives, such as rebates for home
and building controls, and then
explore a transition to retrofit
requirements, such as replacing old
natural gas boilers with new highefficiency models and installing solar water heating.
• Promote the installation of energyefficient air-source heat pumps and 865

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explore the viability of ground source
heat pumps for the region.
• Explore and evaluate natural gas–fired
heat pumps as an alternative heat
source. Work with Liberty Utilities
and Southwest Gas to provide rebates
and incentives.
• Obtain third-party HVAC
commissioning and verification of
energy savings in HVAC systems.
• Partner with HOAs to develop
residential retrofit programs to bring
homes up to code. Create a program
that incentivizes existing homes to get
up to energy code.
• Develop a policy roadmap to achieve
decarbonization of the applicable
existing building stock by 2030,
without additional cost burden or
displacement risk to vulnerable
community members. In the
meantime, renewable natural gas will
be incorporated into the pipeline to aid
in the overall transition.

Program 7-1 MAINTAINING NEIGHBORHOOD
CHARACTER. The City shall work with project proponents
and community special interest groups to integrate affordable and workforce housing into existing neighborhoods—including smaller duplex and triplex projects—while addressing local concerns and maintaining the character and environmental quality of the surrounding area.

Responsible Party: Planning Division
The adopted Tahoe Valley Area Plan
specifically addresses the requirement to
develop consistent with existing
community character through policy and
design standards. The City also adopted a
new chapter of Title 6 - Chapter 6.85
Residential Development and Design
Standards in March 2021 to create
objective design standards for the City in
This program has been successful, and the City
will amend this program to continue working with
TRPA to implement these standards within the
framework of the Regional Plan.

Modify and
continue.
866

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Funding: Staff time, general fund
Timeframe: Ongoing
compliance with State law. These standards
were developed with public engagement to
ensure the standards are widely accepted by
the community. Single-family homes,
duplexes, and triplexes, as defined by Title
6, are approved ministerially if compliant
with the objective design standards.

In addition, the City adopted an ADU
Ordinance in March 2021, providing
standards for the development of ADUs on
single- and multifamily properties
throughout the city.

Furthermore, voters passed Measure P in
2020, which prohibits vacation rentals in
residential zones as of 2021. Permits for
vacation rentals are required to be renewed
annually, and the City will continue to
deny these permits on a rolling basis until
all vacation rentals in residential zones
have been revoked. The intent of this
change to City policy is to help maintain
neighborhoods for residential purposes.

Program 7-2 AMENITIES FOR NEW RESIDENTIAL
DEVELOPMENT. The City shall modify design guidelines to address and/or include requirements for residential projects of eight units or more to include appropriate amenities. The City shall ensure that the modified guidelines do not unduly impact the cost of development and approval certainty, or otherwise unfairly burden the developer.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: FY 15
The City adopted the Residential
Development and Design standards in
March 2021, which requires amenities be
provided for residential development with
eight or more units.

This program has been completed. Delete.
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Program 8-1 IMPLEMENTATION TRACKING MATRIX.

The City shall use the Implementation Tracking Matrix (see Table HE-2) to continually track the progress of Housing Element programs.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Ongoing
The City tracked progress of the 2014
Housing Element.

The City will continue to track implementation via
the annual progress report to HCD and the
Implementation Tracking Matrix. This does not
need to be included as a Housing Element
implementation program moving forward.

Delete.

Program 8-2 STAFF MEETINGS. The City staff members
involved in the implementation of Housing Element programs shall review progress in addressing housing issues, especially issues relating to workforce housing during weekly Planning and Building Division staff meetings.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Weekly
Throughout the planning period, the City
discussed projects implementing the
Housing Element during Development
Review Team Meetings and weekly staff
meetings.

City staff will continue to address housing issues
as needed during meetings. This does not need to
be included as a Housing Element implementation
program moving forward.

Delete.

Program 8-3 REPORTING HOUSING ELEMENT
IMPLEMENTATION. The City shall annually review and
report on the implementation of Housing Element programs and the City’s effectiveness in meeting the programs’ objectives.

Responsible Party: Planning Division
Funding: Staff time, general fund
Timeframe: Annually
The City annually submitted the Annual
Progress Report to review and report on
Housing Element implementation and the
City’s progress toward programs’
objectives.

The City will continue to track implementation via
the annual progress report to HCD and the
Implementation Tracking Matrix. This does not
need to be included as a Housing Element
implementation program moving forward.

Delete.
868
APPENDIX A:

SITES INVENTORY
869
Address/ Intersection Zip Code APN PAS/CP Zoning
Minimum Density Allowed (units/ acre)
Maximum Density Allowed (units/acre)
Preferred AH
MultiUnit Incentive
Total Parcel Size (Acres)
Total Parcel Size (SF)
Developable Acreage from Lot Coverage Allowances 5
Maximum Units Allowed
Existing Use/Vacancy
Infrastructure Ownership Additional Ownership Info for Some Sites Repeat Site? Site Status1 Lower Income Capacity Moderate Income Capacity Above Moderate Capacity Total Capacity Notes 661 James Ave 96150 023-141-21 Tahoe Island Residential n/a 8 Yes Yes 0.50 21832.10 0.15 4.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1644 Emerald Bay Rd 96150 023-142-03 Gardner Mountain Residential n/a 1 unit per parcel No No 1.00 43752.51 13125.75 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1707 Emerald Bay Rd 96150 023-151-21 Tahoe Island Residential n/a 8 Yes Yes 0.79 34501.85 0.24 6.3 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1711 James Ave 96150 023-151-35 Tahoe Island Residential n/a 8 Yes Yes 0.48 20826.83 0.14 3.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1715 Glorene Ave 96150 023-152-04 Gardner Mountain Residential n/a 1 unit per parcel No No 0.99 42913.18 12873.95 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1660 Emerald Bay Rd 96150 023-152-06 Gardner Mountain Residential n/a 1 unit per parcel No No 1.00 43689.61 13106.88 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1766 Emerald Bay Rd 96150 023-162-02 Gardner Mountain Residential n/a 1 unit per parcel No No 1.00 43772.85 13131.85 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1782 Emerald Bay Rd 96150 023-162-03 Gardner Mountain Residential n/a 1 unit per parcel No No 1.01 44090.44 13227.13 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1730 Roger Ave 96150 023-162-04 Gardner Mountain Residential n/a 1 unit per parcel No No 0.99 42998.58 12899.58 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1780 Roger Ave 96150 023-162-06 Gardner Mountain Residential n/a 1 unit per parcel No No 0.97 42436.84 12731.05 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1628 Glorene Ave 96150 023-321-04 Gardner Mountain Residential n/a 1 unit per parcel No No 1.00 43682.77 13104.83 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1680 Glorene Ave 96150 023-331-22 Gardner Mountain Residential n/a 1 unit per parcel No No 0.71 31097.77 9329.33 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1794 Glorene Ave 96150 023-341-12 Gardner Mountain Residential n/a 1 unit per parcel No No 0.48 21111.89 6333.57 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12101 12Th St 96150 023-554-10 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.57 25026.27 7507.88 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11359 Herbert Ave 96150 025-021-79 Glenwood Residential n/a 1 unit per parcel No No 1.00 43550.40 13065.12 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1n/a 96150 025-201-20 Glenwood Residential n/a 1 unit per parcel No No 0.40 17217.50 5165.25 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11308 Gilmore Lake Rd 96150 025-291-08 Glenwood Residential n/a 1 unit per parcel No No 0.43 18925.13 5677.54 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1n/a 96150 025-580-14 Lakeview Heights Residential n/a 1 unit per parcel No No 1.13 49124.20 14737.26 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11442 Price Rd 96150 025-670-04 Glenwood Residential n/a 1 unit per parcel No No 0.38 16480.40 4944.12 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13490 Pony Express Way 96150 025-670-21 Glenwood Residential n/a 1 unit per parcel No No 0.99 43071.01 12921.30 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13024 Oakland Ave 96150 026-115-02 Al Tahoe Residential n/a 1 unit per parcel Yes No 0.36 15704.48 4711.34 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11101 Johnson Blvd 96150 027-241-30 Bijou Pines Residential n/a 1 unit per parcel No No 0.56 24403.77 7321.13 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11140 Johnson Blvd 96150 027-251-01 Bijou Pines Residential n/a 1 unit per parcel No No 0.93 40717.63 12215.29 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11152 Johnson Blvd 96150 027-251-18 Bijou Pines Residential n/a 1 unit per parcel No No 0.82 35572.58 10671.77 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13902 Crest Rd 96150 028-111-04 Lakeview Heights Residential n/a 1 unit per parcel No No 0.62 26800.56 8040.17 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13916 Crest Rd 96150 028-111-06 Lakeview Heights Residential n/a 1 unit per parcel No No 0.44 19328.84 5798.65 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 14043 Saddle Rd 96150 028-152-40 Lakeview Heights Residential n/a 1 unit per parcel No No 0.38 16706.88 5012.06 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 14022 Crest Rd 96150 028-153-05 Lakeview Heights Residential n/a 1 unit per parcel No No 0.42 18350.45 5505.14 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 14011 Crest Rd 96150 028-154-02 Lakeview Heights Residential n/a 1 unit per parcel No No 0.78 34043.67 10213.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11468 Ledge Ct 96150 028-161-10 Lakeview Heights Residential n/a 1 unit per parcel No No 0.86 37568.35 11270.50 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11476 Ledge Ct 96150 028-161-11 Lakeview Heights Residential n/a 1 unit per parcel No No 0.82 35621.61 10686.48 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 14273 Saddle Rd 96150 028-161-14 Lakeview Heights Residential n/a 1 unit per parcel No No 0.39 17028.83 5108.65 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1n/a 96150 029-105-28 Tahoe Meadows Residential n/a 1 unit per parcel No No 0.59 25892.90 7767.87 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13781 Azure Ave 96150 029-106-05 Tahoe Meadows Residential n/a 1 unit per parcel No No 0.37 16007.85 4802.35 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13587 Rocky Point Rd 96150 029-300-14 Lakeview Heights Residential n/a 1 unit per parcel No No 0.48 20997.48 6299.24 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13675 Regina Rd 96150 030-352-30 Lakeview Heights Residential n/a 1 unit per parcel No No 0.35 15375.90 4612.77 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11648 Sherman Way 96150 030-403-02 Lakeview Heights Residential n/a 1 unit per parcel No No 0.45 19504.22 5851.27 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11226 Bonanza Ave 96150 032-152-06 Bonanza Residential n/a 1 unit per parcel No No 1.00 43669.77 13100.93 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11356 Bonanza Ave 96150 032-162-06 Bonanza Residential n/a 1 unit per parcel No No 0.63 27334.72 8200.42 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11424 Emerald Bay Rd 96150 032-171-01 Bonanza Residential n/a 1 unit per parcel No No 1.00 43672.65 13101.79 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11440 Emerald Bay Rd 96150 032-171-02 Bonanza Residential n/a 1 unit per parcel No No 1.00 43681.44 13104.43 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11983 H St 96150 032-171-03 Bonanza Residential n/a 1 unit per parcel No No 0.90 39066.79 11720.04 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11404 Bonanza Ave 96150 032-173-02 Bonanza Residential n/a 1 unit per parcel No No 1.00 43656.69 13097.01 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11384 Bonanza Ave 96150 032-173-06 Bonanza Residential n/a 1 unit per parcel No No 0.50 21828.16 6548.45 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11392 Bonanza Ave 96150 032-173-07 Bonanza Residential n/a 1 unit per parcel No No 0.50 21821.01 6546.30 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13708 Lake Tahoe Blvd 96150 027-072-32 Tourist Core Area Plan TSC-MU n/a 25 Yes Yes 0.52 22651.20 0.36 13.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 14 14 The realistic capacity of this site is based on the active development permit under review by the City. 2160 Barton Ave 96150 023-241-42 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.98 42762.57 0.69 14.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 14 14 The realistic capacity of this site is based on the active development permit under review by the City. 941 Silver Dollar Ave 96150 031-290-12 3 Highland Woods Residential n/a 12 No No 2.08 90517.91 0.62 24.9 Vacant Yes - Current NO – Privately Owned n/a n/a Available 20 20 The realistic capacity of this site is based on the active development permit under review by the City.

Above Moderate Units
2070 Lake Tahoe Blvd 96150 25 023-231-003 Tahoe Valley Area Plan TC-C n/a and 023-381-001
Yes The realistic capacity of this site is
based on the active development permit under review by the City.

Yes YES – Other Publicly 70
Owned

3.67 159865.20 2.6 91.8 Vacant Yes - Current n/a n/a Available 70 870
Address/ Intersection Zip Code APN PAS/CP Zoning
Minimum Density Allowed (units/ acre)
Maximum Density Allowed (units/acre)
Preferred AH
MultiUnit Incentive
Total Parcel Size (Acres)
Total Parcel Size (SF)
Developable Acreage from Lot Coverage Allowances 5
Maximum Units Allowed
Existing Use/Vacancy
Infrastructure Ownership Additional Ownership Info for Some Sites Repeat Site? Site Status1 Lower Income Capacity Moderate Income Capacity Above Moderate Capacity Total Capacity Notes 2494 Conestoga St 96150 031-284-004 Highland Woods Residential n/a 12 No No 0.18 7695.00 0.05 2.1 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 2 2 The realistic capacity of this site is based on the development permit on this site with allocations accepted by the City. 1232 Heather Lake Rd 96150 025-252-004 Bijou Residential n/a 15 Yes Yes 0.27 11624.00 0.08 4.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12688 William Ave 96150 031-132-003 Sierra Tract Commercial Residential n/a 15 No No 0.24 10307.00 0.07 3.5 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 2 2 The realistic capacity of this site is based on the development permit on this site with allocations accepted by the City. 1044 Williams Ave 96150 031-092-004 Sierra Tract Commercial Residential n/a 15 No No 0.17 7387.00 0.05 2.5 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 2 2 The realistic capacity of this site is based on the development permit on this site with allocations accepted by the City. 3054 Fresno Ave 96150 026-104-005 Al Tahoe Residential n/a 15 Yes No 0.14 6000.00 0.1 2.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 2738 Roger Ave. 96150 023-162-012 Gardner Mountain Residential n/a 1 unit per parcel No No 0.24 10384.00 3115.20 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11280 Julie 96150 032-311-001 Bonanza Residential n/a 1 unit per parcel No No 1.16 50547.00 15164.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13700 Regina Road 96150 030-353-005 Lakeview Heights Residential n/a 1 unit per parcel No No 0.24 10445.00 3133.50 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13820 Forest Ave. 96150 027-141-010 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.12 5296.00 0.04 1.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12588 Knox Ave 96150 031-153-001 Sierra Tract Commercial Residential n/a 15 No No 0.11 5006.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11329 Keller 96150 028-070-028 Lakeview Heights Residential n/a 1 unit per parcel No No 0.23 10019.00 3005.70 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13376 Woodland 96150 025-226-003 Glenwood Residential n/a 1 unit per parcel No No 0.27 11547.00 3464.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11165 Lodi Avenue 96150 031-181-008 Sierra Tract Commercial Residential n/a 15 No No 0.11 4999.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11316 Heather Lake Rd 96150 025-261-009 Glenwood Residential n/a 1 unit per parcel No No 0.27 11580.00 3474.00 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12689 Osborne Ave 96150 031-166-015 Sierra Tract Commercial Residential n/a 15 No No 0.12 5016.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1821 Stateline Ave 96150 029-010-015 Lakeside Park Residential n/a 1 unit per parcel No No 0.87 37736.00 0.26 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11169 Stockton Ave 96150 031-182-010 Sierra Tract Commercial Residential n/a 15 No No 0.11 4999.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1910 San Jose 96150 026-081-004 Al Tahoe Residential n/a 1 unit per parcel Yes No 0.11 5006.00 1501.80 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12279 Texas Ave 96150 023-753-004 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.13 5622.00 1686.60 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11911 F Street 96150 032-252-030 Bonanza Residential n/a 1 unit per parcel No No 0.15 6513.00 1953.90 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1438 Christi 96150 022-171-042 Tahoe Keys Residential n/a 1 unit per parcel No No 0.17 7352.00 2205.6 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11110 Charles Ave 96150 031-162-019 Sierra Tract Commercial Residential n/a 15 No No 0.11 5006.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12258 Coloardo Ave 96150 023-744-028 Tahoe Keys Residential n/a 1 unit per parcel No No 0.17 7348.00 2204.4 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 14273 Saddle Rd 96150 028-161-014 Lakeview Heights Residential n/a 1 unit per parcel No No 0.39 17048.00 5114.40 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13421 Woodland 96150 025-682-001 Glenwood Residential n/a 1 unit per parcel No No 0.20 8747.00 2624.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13525 Saddle Rd 96150 025-510-097 Glenwood Residential n/a 1 unit per parcel No No 0.82 35869.00 10760.70 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12572 Palmira 96150 031-076-009 Sierra Tract Commercial Residential n/a 15 No No 0.11 4992.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1946 Linda Ave 96150 023-683-001 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.15 6519.00 1955.70 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11101 Johnson Blvd 96150 027-241-030 Bijou Pines Residential n/a 1 unit per parcel No No 0.56 24405.00 7321.50 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11152 Johnson Blvd 96150 027-251-018 Bijou Pines Residential n/a 1 unit per parcel No No 0.82 35610.00 10683.00 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11927 Kokanee Wy 96150 022-251-029 Tahoe Keys Residential n/a 1 unit per parcel No No 0.24 10349.00 3104.7 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 100 Ski Run Blvd 96150 025-580-014 Lakeview Heights Residential n/a 1 unit per parcel No No 1.13 49177.00 14753.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12768 Springwood Dr 96150 031-341-012 Highland Woods Residential n/a 12 No No 0.15 6745.00 0.05 1.9 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1648 James Ave 96150 023-141-029 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.13 5457.00 1637.10 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13112 Fresno Ave 96150 026-074-003 Al Tahoe Residential n/a 1 unit per parcel Yes No 0.12 5011.00 1503.30 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13387 Aloha Rd 96150 025-201-008 Glenwood Residential n/a 1 unit per parcel No No 0.26 11535.00 3460.50 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1936 Tanglewood Dr 96150 031-313-017 Highland Woods Residential n/a 12 No No 0.29 12739.00 0.09 3.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1644 Tata Ln 96150 023-442-011 Gardner Mountain Residential n/a 1 unit per parcel No No 0.23 9972.00 2991.60 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13792 Aspen Ave 96150 027-144-016 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.11 5000.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11251 Margaret Ave 96150 032-282-017 Bonanza Residential n/a 1 unit per parcel No No 0.12 5015.00 1504.50 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1662 Tahoe Keys Blvd 96150 022-023-003 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.18 7762.00 2328.60 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1805 Lakeview Ave 96150 026-031-012 Al Tahoe Residential n/a 1 unit per parcel Yes No 0.11 5000.00 1500.00 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13760 Terraace Dr 96150 028-052-004 Lakeview Heights Residential n/a 1 unit per parcel No No 0.23 10016.00 3004.80 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11917 F St 96150 032-252-029 Bonanza Residential n/a 1 unit per parcel No No 0.15 6518.00 1955.40 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1905 Linda Ave 96150 023-682-026 Tahoe Island Residential n/a 1 unit per parcel Yes Yes 0.15 6724.00 2017.20 1.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12499 Pinter Ave 96150 031-211-014 Sierra Tract Commercial Residential n/a 15 No No 0.11 4988.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 12568 Knox Ave 96150 031-153-006 Sierra Tract Commercial Residential n/a 15 No No 0.12 5020.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13683 Primrose Ln 96150 029-371-020 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.11 4994.00 0.03 1.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1 Total Above Moderate Units 51.9 215 215
Moderate Units
871
Address/ Intersection Zip Code APN PAS/CP Zoning
Minimum Density Allowed (units/ acre)
Maximum Density Allowed (units/acre)
Preferred AH
MultiUnit Incentive
Total Parcel Size (Acres)
Total Parcel Size (SF)
Developable Acreage from Lot Coverage Allowances 5
Maximum Units Allowed
Existing Use/Vacancy
Infrastructure Ownership Additional Ownership Info for Some Sites Repeat Site? Site Status1 Lower Income Capacity Moderate Income Capacity Above Moderate Capacity Total Capacity Notes 2200 Barton Ave 96150 023-241-44 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.95 41320.39 0.66 14.2 Vacant Yes - Current NO – Privately Owned n/a n/a Available 9 92252 Barton Ave 96150 023-251-25 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.25 10954.42 0.18 3.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 21072 4Th St 96150 023-391-08 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.70 30583.99 0.49 10.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 7 73461 Spruce Ave 96150 025-241-08 Bijou Residential n/a 15 Yes Yes 1.05 45623.20 0.31 15.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41232 Heather Lake Rd 96150 025-252-04 Bijou Residential n/a 15 Yes Yes 0.27 11611.43 0.08 4.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11260 Heather Lake Rd 96150 025-252-08 Bijou Residential n/a 15 Yes Yes 0.27 11618.17 0.08 4.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 1941 Merced Ave 96150 026-045-20 Al Tahoe Residential n/a 15 Yes No 0.26 11121.32 0.08 3.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13100 Fresno Ave 96150 026-077-01 Al Tahoe Residential n/a 15 Yes No 0.28 12014.40 0.08 4.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13068 Nevada Ave 96150 026-102-26 Al Tahoe Residential n/a 15 Yes No 0.28 12010.03 0.08 4.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13616 Alder Ave 96150 027-124-04 Bijou Residential n/a 15 Yes Yes 0.34 14987.64 0.10 5.2 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13604 Tamarack Ave 96150 027-313-17 Bijou Residential n/a 15 Yes Yes 0.29 12632.40 0.09 4.4 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13591 Spruce Ave 96150 027-321-02 Bijou Residential n/a 15 Yes Yes 0.51 22217.21 0.15 7.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 23604 Spruce Ave 96150 027-322-03 Bijou Residential n/a 15 Yes Yes 0.28 12028.05 0.08 4.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13593 Terry Ln 96150 027-322-18 Bijou Residential n/a 15 Yes Yes 0.30 12860.01 0.09 4.4 Vacant Yes - Current NO – Privately Owned n/a n/a Available1 11049 Takela Dr 96150 027-364-17 Bijou Pines Residential n/a 15 No No 0.25 11010.21 0.08 3.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13622 Pioneer Trl 96150 028-121-24 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.55 24104.98 0.17 8.3 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 23618 Pioneer Trl 96150 028-121-25 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.61 26566.34 0.18 9.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 21094 Echo Rd 96150 029-362-08 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.43 18924.57 0.13 6.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 13718 Montreal Rd 96150 029-364-03 Pioneer/Ski Run Residential n/a 15 Yes Yes 0.32 13996.18 0.10 4.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 1 11069 O Malley Dr 96150 031-241-14 Sierra Tract Commercial Residential n/a 15 No No 3.11 135483.25 0.93 46.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 13 13972 Silver Dollar Ave 96150 031-290-29 3 Sierra Tract Commercial Residential n/a 15 No No 0.94 40894.45 0.28 14.1 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 4 1122 Emerald Bay Rd 96150 032-141-04 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.26 11189.55 0.18 3.9 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 2 1161 Bonanza Ave 96150 032-141-10 Bonanza Residential n/a 15 No Yes 0.50 21853.00 0.15 7.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 21149 Bonanza Ave 96150 032-141-11 Bonanza Residential n/a 15 No Yes 1.00 43666.91 0.30 15.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41117 Bonanza Ave 96150 032-141-18 Tahoe Valley Area Plan Residential n/a 15 No Yes 0.95 41502.81 0.67 14.3 Vacant Yes - Current NO – Privately Owned n/a n/a Available 10 101242 Emerald Bay Rd 96150 032-151-04 Bonanza Residential n/a 15 No Yes 1.00 43702.50 0.30 15.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41258 Emerald Bay Rd 96150 032-151-05 Bonanza Residential n/a 15 No Yes 1.00 43702.47 0.30 15.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41286 Emerald Bay Rd 96150 032-151-07 Bonanza Residential n/a 15 No Yes 0.50 21803.91 0.15 7.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 2 21306 Emerald Bay Rd 96150 032-161-01 Bonanza Residential n/a 15 No Yes 0.93 40462.25 0.28 13.9 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41320 Emerald Bay Rd 96150 032-161-02 Bonanza Residential n/a 15 No Yes 0.98 42664.04 0.29 14.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41332 Emerald Bay Rd 96150 032-161-03 Bonanza Residential n/a 15 No Yes 0.98 42576.36 0.29 14.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41344 Emerald Bay Rd 96150 032-161-04 Bonanza Residential n/a 15 No Yes 0.98 42589.96 0.29 14.7 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41368 Emerald Bay Rd 96150 032-161-06 Bonanza Residential n/a 15 No Yes 0.89 38953.07 0.27 13.4 Vacant Yes - Current NO – Privately Owned n/a n/a Available 4 41357 Bonanza Ave 96150 032-161-08 Bonanza Residential n/a 15 No Yes 0.82 35891.59 0.25 12.4 Vacant Yes - Current NO – Privately Owned n/a n/a Available 3 31307 Bonanza Ave 96150 032-161-12 Bonanza Residential n/a 15 No Yes 0.85 37243.70 0.26 12.8 Vacant Yes - Current NO – Privately Owned n/a n/a Available 3 31189 Emerald Bay Rd 96150 032-192-06 Tahoe Valley Area Plan Residential n/a 15 Yes Yes 0.50 21803.91 0.35 7.5 Vacant Yes - Current NO – Privately Owned n/a n/a Available 5 51248 Melba Dr 96150 032-201-08 Bonanza Residential n/a 15 No Yes 0.75 32881.37 0.23 11.3 Vacant Yes - Current NO – Privately Owned n/a n/a Available 3 31300 Johnson Blvd 4 96150 025-010-041 Bijou/Al Tahoe Residential n/a 15 No Yes 7.60 330948.00 2.28 114.0 Vacant Yes - Current NO – Privately Owned n/a n/a Available 34 34962 San Jose 96150 026-082-014 Al Tahoe Residential n/a 15 Yes No 0.12 5227.20 0.04 1.8 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 1 1958 San Jose 96150 026-082-013 Al Tahoe Residential n/a 15 Yes No 0.12 5227.20 0.04 1.8 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 1 13141 Riverside Ave 96150 026-082-015 Al Tahoe Residential n/a 15 Yes No 0.12 5227.20 0.04 1.8 Vacant Yes - Current NO – Privately Owned n/a n/a Entitled 1 1833 Emerald Bay Rd 96150 023-171-009 Tahoe Valley Area Plan TC-G n/a 25 Yes Yes 0.50 21780.00 0.35 12.5 Vacant Yes - Current YES – State-Owned STATE OF

CALIFORNIA & CALIFORNIA TAHOE CONSERVANCY
n/a Available 9 9
Total Moderate Units 33.6 165 1651860 Lake Tahoe Blvd 96150 032-291-028 2 Tahoe Valley Area Plan TC-MUC n/a 25 Yes Yes 10.03 436906.80 7.02 250.8 Vacant Yes - Current YES – State-Owned STATE OF

CALIFORNIA
No Entitled
1029 Tata Ln 96150 032-291-031 2 Tahoe Valley Area Plan TC-MUC n/a 25 Yes Yes 1.60 69696.00 1.12 40.0 Underutilized Commercial
Yes - Current YES – State-Owned STATE OF

CALIFORNIA
No Entitled
3584 Pioneer Trl 96150 028-081-007 2 Tourist Core Area Plan TSC-MUC n/a 25 Yes Yes 0.83 36154.80 0.58 20.8 Vacant Yes - Current NO – Privately Owned PACIFIC

DEVELOPMENT GROUP CA INC
Yes 6 Available
3574 Pioneer Trl 96150 028-081-006 2 Tourist Core Area Plan TSC-MUC n/a 25 Yes Yes 0.75 32864.00 0.53 18.9 Vacant Yes - Current NO – Privately Owned PACIFIC

DEVELOPMENT GROUP CA INC
No Available
Lower Units
248 248 Pending application for 248 lower
income units on this site. Parcels are under common ownership and would be consolidated. The current use on the underutilized parcel is a parking lot on a portion of the site.These five parcels are under common ownership and have an active development permit under review with the City. 70 70
872
Address/ Intersection Zip Code APN PAS/CP Zoning
Minimum Density Allowed (units/ acre)
Maximum Density Allowed (units/acre)
Preferred AH
MultiUnit Incentive
Total Parcel Size (Acres)
Total Parcel Size (SF)
Developable Acreage from Lot Coverage Allowances 5
Maximum Units Allowed
Existing Use/Vacancy
Infrastructure Ownership Additional Ownership Info for Some Sites Repeat Site? Site Status1 Lower Income Capacity Moderate Income Capacity Above Moderate Capacity Total Capacity Notes n/a 96150 028-081-015 2 Tourist Core Area Plan TSC-MUC n/a 25 Yes Yes 0.43 18730.80 0.30 10.8 Vacant Yes - Current NO – Privately Owned PACIFIC

DEVELOPMENT GROUP CA INC
No Available
3594 Pioneer Trl 96150 028-081-004 2 Tourist Core Area Plan TSC-MUC n/a 25 Yes Yes 0.26 11325.60 0.18 6.5 Vacant Yes - Current NO – Privately Owned PACIFIC

DEVELOPMENT GROUP CA INC
No Available
n/a 96150 028-081-002 2 Tourist Core Area Plan TSC-MUC n/a 25 Yes Yes 0.93 40364.53 0.65 23.2 Vacant Yes - Current NO – Privately Owned PACIFIC

DEVELOPMENT GROUP CA INC
No Available
3908 Lake Tahoe Blvd 96150 029-170-002 2 Tourist Core Area Plan TSC-NMX n/a 25 Yes Yes 0.82 35719.00 0.57 20.5 Vacant Yes - Current YES – Other Publicly Owned

SOUTH TAHOE REDEVELOPMENT AGENCY
No Available 14 14
3900 Lake Tahoe Blvd 96150 029-170-001 2 Tourist Core Area Plan TSC-NMX n/a 25 Yes Yes 0.34 14898.00 0.24 8.6 Vacant Yes - Current YES – Other Publicly Owned

SOUTH TAHOE REDEVELOPMENT AGENCY
No Available 5 5
Total Lower Units 16.0 337 337
Total Units 101.5 337 165 215 717
1 Available means the site has not been entitled for development2 This site is adjacent to other sites on this list with the same owner and is a candidate for lot consolidation.3 This site is within an airport overlay zone with a safety ranking of 2, 3, or 4 and will require City of South Lake Tahoe Airport Land Use Commission review for development approval.4 Requires design review.5 This is either based on the 30-percent or 70-percent lot coverage allowance that applies to each parcel. Parcels in TCAP and TVAP permit 70-percent lot coverage. All other parcels have a 30-percent lot coverage allowance. These percentages are equal to or more conservative than historic development trends in terms of percent of a parcel that has been developed historically.6 The City allows ministerial review on this property with their objective Residential Development and Design Standards. If the project proposes single-family, duplex, or triplex residential units then it is subject to ministerial review. If the project proposes a multi-family residential development, it must be proposed in one of three architectural styles (which are common to South L These two parcels are under common ownership
873
APPENDIX B:

HOUSING ELEMENT PUBLIC
COMMENTS AND RESPONSES – MARCH 2022
874
Comment Commenter Response
AB686, AFFH Concerns:

In reviewing the Sites Inventory it is clear that the majority of the Lower Income sites are clustered in a few large sites near US Highway 50 and California Highway 89, while
Moderate Income sites are on smaller sites directly along California Highway 89 and throughout the community. Sites within existing residential neighborhoods are reserved for Moderate and Above Moderate sites.

HCD guidelines for housing elements state: “sites identified to accommodate the lower income RHNA must be
distributed throughout the community in a manner that
affirmatively furthers fair housing.” Currently the housing element for South Lake Tahoe appears to be out of
compliance with this guideline. The Lower Income sites are along major thoroughfares and highways, not distributed within existing neighborhoods. I recommend other sites
throughout the community and within existing residential neighborhoods be allocated Lower Income.

Maxwell Davis The areas where lower income sites are located are closer to amenities and transit. Furthermore, these are the most walkable areas of the community, deemed Town Centers, and the City has multiple programs in place to incentivize development in these areas. These are also the areas of the community with zones that allow for higher density development, which is more financially feasible for affordable housing development. HCD's Housing Element Site Inventory Guidebook (Memorandum dated June 10, 2020) identifies that zoning appropriate to accommodate low‐ and very low‐ income RHNA for must allow for a density of at least 20 units per acre and parcel size should be between 0.5 acre and 10 acres for affordable housing projects to be financially feasible.

Affordability by density will be met on these sites, however lower‐ income housing will also be promoted throughout the City through promotion of ADUs (Program 2‐9), incentives to provide long‐term rentals of second homes and spare rooms to low‐ and moderate‐income households (Program 3‐9), and encouragingproperty managers and landlords of existing rental units to advertise them to Section 8 Voucher holders (Program 5‐1).

Through the sites identified for new lower‐income development and these programs, the City has adequate sites to accommodate lower income development across the city in a manner that will promote access to services and resources as well as increase mobility opportunities.

AB1397, Reuse of sites:

AB1397 requires reused and non‐vacant sites in a previous housing element to be rezoned for by‐right development of20% low‐income projects. If the proposed site is vacant and reused from the previous two cycles, it must also be
rezoned for by‐right approval. Sixty of the sites in the 6th Housing Element are reused. These sites were present in the 5th Cycle Housing Element and were in zones in the 4th Cycle as areas for development(though the 4th cycle did not explicitly state all APNs). The city must include a program to rezone these sites.

Maxwell Davis Per conversation with City zoning should already be in place for this parcel due to the objective design standards. The City's objective Residential Development and Design Standards, adopted in 2021, allow housing on this parcel with ministerial review, so the parcel's zoning is compliant with State law and does not require additional zoning changes at the City level.

B-1
875
Comment Commenter Response
Height restrictions: The city restricts building heights to two stories in most of the city and acknowledges that “This height limitation, combined with land coverage and setback restrictions, limits the feasibility of affordable housing and mixed‐use projects” It is unlikely that most affordable housing projects would be feasible when limited to two
story buildings.The city cannot list sites for low income housing that are impossible for low income housing.

Therefore, the city must remove the height maximums and setback restrictions that make low income housing
financially infeasible.

Maxwell Davis Sites identified in the Site Inventory as suitable for low and very low income housing are located within Area Plan districts which allow height greater than two stories. One of the sites is located within the Tourist Core Area Plan Tourist Center Neighborhood Mixed‐Use district which allows development up to 36' (3 stories), one is located in the Tourist Core Area Plan Tourist Center Mixed‐ Use district which allows development up to 56' (4 stories), and two are located in the Tahoe Valley Area Plan Town Center Mixed‐ Use Corridor district which allos development up to 42' (3 stories).

Height is not a constraint to development in these areas.

Parking: The city acknowledges that "The cost of land
associated with parking, in addition to the costs of
construction, paving, and maintenance, drive up the overall cost of development, reducing funds available for the
development of affordable housing" and that parking
minimums are "arbitrarily established". Therefore, having concluded that parking minimums are both arbitrary and
financially burdensome, the city must include a program to remove or reduce them.

Maxwell Davis Parking standards are not an actual constraint on the development of housing. See revised text providing clarification on page 4‐162.

Text added:The City of South Lake Tahoe has developed parking standards with the intent to better align parking requirements with the actual needs of residents. The parking requirement for studio and one bedroom units has been reduced to one parking space and additional parking reductions can be approved for multi‐family projects where the property owner assumed responsibility for parking management (City Code Section 6.85.030.6.c.xiii) to prevent environmental impacts associated with parking in non‐ paved areas and safety impacts associated with parking long term on public streets during snow removal operations. Deed
restrictions placed on properties approved for reduced parking will allow for enforcement of parking management if necessary.

B-2
876
Comment Commenter Response
City government has a duty and obligation to identify
constraints to the development of housing for all income groups, and City officials have a duty to overcome these constraints and not simply say that TRPA or some other
Federal or State agency will not let us do it.

David M. Jinkens, Good
Government Advocate
The Tahoe Regional Planning Agency was established through a Bi‐ State Compact between the governments of California and Nevada which was ratified by the US Congress in 1969. The Bi‐ State Compact as revised in 1980 gives TRPA authority to adopt environmental quality standards and to enforce ordinances designed to achieve these standards. As an incorporated city within the jurisdiction of the TRPA, the City of South Lake Tahoe must work within the regulatory environment of the TRPA as well as the State of California and Federal goverment. Constraints to housing development due to TRPA regulations are identified in the Housing Element and acknowldgement of the City's obligation to work towards agreeable changes to TRPA regulations to reduce these constraints is included in Program 2‐8.

In Lieu Payments‐ Should a State or Federal governmental agency wish to acquire developable residential,
commercial, or industrial lands land within the City limits for any purpose, City officials will insist that the State or Federal government pay the City an in‐lieu tax for its
removal from the property tax roll and the funds from
these in lieu payments shall be deposited in an affordable housing fund to support implementation of the Housing
Element.

David M. Jinkens, Good
Government Advocate
The requestor's suggestion is beyond the City's authority. General law cities like the City of South Lake Tahoe require statutory authority to impose taxes under California Constitution Article XIII, § 24. State‐owned property is exempt from local taxes under California Constitution Article XIII, §3(a). There is no state law provision requiring the state to pay a city fees in lieu of property taxes. Under federal law (31 U.S.C. § 6902 et seq. , counties are the recipients of in‐lieu fees for federally owned property (known as "Payment in Lieu of Taxes" or PILTs) and counties are not required to distribute these fees to other governmental agencies within their boundaries. See Lawrence County v. Lead‐Deadwood Sch. Dist. No. 40‐1 , 469 U.S. 256 (1985).

Safety of Acquired Lands – In order to protect the safety and welfare of existing affordable and workforce housing (and all existing housing) from the threat of catastrophic fire, the City shall require that all publicly owned vacant lands within the city are annually inspected by a fire
professional and action taken to remove dangerous fuels from these vacant parcels in a timely manner and in a
manner acceptable to the Fire Department.

David M. Jinkens, Good
Government Advocate
In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housingdevelopment in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

B-3
877
Comment Commenter Response
Compliance with the General Plan and Housing Element –
All acquisition of residential and other lands within the City limits by another Federal. State, or local agency will require the party to have the proposed acquisition reviewed by the Planning Commission and City Council that will determine and make appropriate written findings that the acquisition is consistent with the City’s General Plan and Housing
Element.

David M. Jinkens, Good
Government Advocate
The requestor's suggestion is beyond the City's authority. State and federal governmental agencies have independent authority to acquire and dispose of property and the City does not have discretion to approve or deny these actions. Development proposals from these governmental agencies, on the other hand, may be subject to City discretionary review and permitting depending on the circumstances.

Adequate Fire Protection Required – All providers of
domestic water service will be required to submit a plan and timeline for ensuring that there is adequate water
pressure (as established by the NFPA) to charge existing fire hydrants so that in the event of a fire emergency impacting residential and affordable housing units, first fire
responders will have adequate water to fight the fire. This adequate fire flow protection for our community is a safety imperative.In this regard, the City of South Lake Tahoe will assist water agencies to seek Federal and State funds to make the much‐ needed improvements.

David M. Jinkens, Good
Government Advocate
In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housing
development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

Policy HS‐2.4, Fire Flow Adequacy, addresses this comment.

B-4
878
Comment Commenter Response
Undergrounding of All Utilities in Residential Areas‐ In order to provide the highest degree of protection for
existing and proposed housing in the City limits, the City will actively pursue Federal and State grants and loans to ensure that all electrical, telephone, and cable facilities are placed underground. No cell towers or cell facilities will be installed in or near residential areas unless a
comprehensive environmental impact assessment is done
on the overall facilities plan and the safety of these facilities is determined, and appropriate mitigation measures are
taken to ensure the safety of persons living here. The goal here is to see that these radiation producing facilities are placed underground. Undergrounding is a viable alternative to above ground cell towers and facilities.

David M. Jinkens, Good
Government Advocate
The Public/Quasi‐Public Facilities and Services Element of the adopted City General Plan addresses energy and
telecommunications infrastructure. Policies PQP‐8.2 and PQP‐8.6 address underground utilities and Policy‐8.4 directs the City to coordinate with utility providers to design systems to minimize environmental, aesthetic, and safety impacts.

Under the federal Telecommunications Act, local agencies like the City are limited in their ability to deny applications for wireless communication facilities where they are needed to close a significant gap in service, and are prohibited from regulating these facilities based on environmental impacts from radiofrequency (RF) emissions. 47 U.S.C. §§ 332(c)(7)(B)(i), (iv); MetroPCS, Inc. v.

San Francisco , 400 F.3d 715, 732‐34 (9th Cir. 2005).

In the table of actions and programs item 2‐8 deals with the 1st time homebuyer program administration and it states that no entities expressed an interest in administering this program. We have had a few conversations where we
discussed that this would be an appropriate role for SJCLT and we have been awaiting the RFP to respond. I have been meaning to ask about the status since we were hoping that the program would be up and running in time for the
Riverside Project sales.

What is the status? Why does this indicate that no entity had expressed interest when we have been discussing this? Jean Diaz, St. Joseph
Community Land Trust
When this program was adopted in 2014, the idea was to
approach the County for assistance since they administer first time homebuyer programs as well. That was done and they were not interested. I certainly acknowledge that we have had more recent discussions with SJCLT about the potential for SJCLT administering a moderate‐income homebuyer program and some funding has been secured so this text could be revised to better reflect that. On page HE‐9, the City proposes to continue this effort through the next Housing Element cycle (2022‐2027).

Program 2‐7 (Moderate Income Homebuyer Program) is proposed in this Housing Element Update to address this comment.

Make the following edits shown to Policy 1‐3: The City shall work with the California Department of Housing and
Community Development, and through the California
Legislature, and through other appropriate legal means to remove unreasonable barriers to the implementation of the goals, policies, and programs of the City’s Housing Element and to maintain consistency with state law.

David M. Jinkens, Good
Government Advocate
In response to this comment the suggested revision to Policy 1‐3 has been made.

B-5
879
Comment Commenter Response
Make the following edits shown to Policy 1‐7: The City shall direct high‐density residential development (to the extent that they are available) to sites within walking distance of public transit and services. The City shall consider minimum density requirements in these areas.

David M. Jinkens, Good
Government Advocate
The commentor's suggested edit is appreciated. However, the additional text is not necessary since all development is limited by the availability of sites. Sites identified in the Sites Inventory have been selected based on their access to amenities such as public transit and other services. Policies and Programs included in the Housing Element are intended to increase the availability and feasibility of sites to be developed to meet the City's housing needs.

Protect Existing Affordable Housing Opportunities – The City shall make every reasonable effort to protect existing affordable housing opportunities within the City limits from their conversion to other uses by either a private party or other governmental agency.

David M. Jinkens, Good
Government Advocate
The City has included the following Policies and Programs in the Housing Element to support this comment:

Policies 3‐4, 3‐7, Programs 3‐2: Multi‐family Dwelling and Single‐ Room Occupancy Inspection and Maintenance Program, Program 3‐3: Mobile Home Parks Ordinances, Program 3‐4: Preservation and Acquisition of At‐Risk Properties, Program 3‐6: Replacement of Lost Units From Residential Demolitions and Program 3‐10, Mobile Home Park Preservation.

To further respond to this comment, the City has revised Program 3‐10 to add a new bullet as follows: "Work with HCD Mobilehome and Special Occupancy Parks Program to gather and maintain data on resident complaints, inspections and code violations." Edit to Policy 2‐4: The City shall inform and educate the public regarding the myths and realities of multifamily housing and affordable housing. The City shall also ensure that multi‐family housing development have responsibleonsite management.

David M. Jinkens, Good
Government Advocate
California Code of Regulations, Title 25, Article 5, Section 42 requires that properties with sixteen or more units have an on‐site manager. In addition, the City conducts the Multi‐family Inspection Program that requires an annual inspection of all properties with six or more units. The purpose of the inspection is to ensure compliance with building, fire, property maintenance and health and Safety Code requirements.

B-6
880
Comment Commenter Response
Make the following edits shown to Policy 1‐9: The City shall take all reasonable and legal means to ensure that existing affordable and workforce housing opportunities areprotected and preserved, and discourage the demolition ofexisting affordable housing sites. All Federal and State landacquisitions within the City limits must be reviewed todetermine their compliance with the City’s adoptedGeneral Plan and Housing Element and this review mustinclude written findings by the Planning Commission andCity Council. .support the efforts of the California TahoeConservancy in the Tahoe Livable Communities program toremove blighted properties and repurpose associateddevelopment commodities. The City shall encourage theuse of residential commodities for affordable housinglocated in or near Town Centers.

David M. Jinkens, Good
Government Advocate
The commentor's suggested edit is appreciated and in response the City has included the following new policy in the Housing Element:Policy 3‐9: The City shall take all reasonable means to ensure that existing affordable and workforce housing opportunities are protected and preserved, and discourage the demolition of existing affordable housing sites without adequate mitigation.

State and federal governmental agencies have independent authority to acquire and dispose of property and the City does not have discretion to approve or deny these actions. Development proposals from these governmental agencies, on the other hand, may be subject to City discretionary review and permitting depending on the circumstances.

Make the following edits shown to Policy 1‐10: The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and funding to ensure that all public lands adjacent to existing housing ismade fire safeand community development.

David M. Jinkens, Good
Government Advocate
In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housing
development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

In addition, the City has made the following revision to Policy 1‐ 10:Policy 1‐10: The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and implementation of General Plan policies and programs to supporthousing affordability, community development and safety.

Add a new policy: The City shall pursue funding and
collaborative efforts to ensure that all overhead utilities are placed underground including cell facilities to better
protect residents from fire and exposure to radiation from cell facilities.

David M. Jinkens, Good
Government Advocate
The Public/Quasi‐Public Facilities and Services Element of the adopted City General Plan addresses energy and
telecommunications infrastructure. Policies PQP‐8.2 and PQP‐8.6 address underground utilities and Policy‐8.4 directs the City to coordinate with utility providers to design systems to minimize environmental, aesthetic, and safety impacts.

B-7
881
Comment Commenter Response
Add a new policy: The City shall require that all public land acquisitions within the City limits by Federal and/or State agencies pay an in‐lieu of property tax for removing these parcels off of the tax rolls with the funds from these in lieu payments being deposited with the City in a Housing
Element Implementation Fund.

David M. Jinkens, Good
Government Advocate
The requestor's suggestion is beyond the City's authority. General law cities like the City of South Lake Tahoe require statutory authority to impose taxes under California Constitution Article XIII, § 24. State‐owned property is exempt from local taxes under California Constitution Article XIII, §3(a). There is no state law provision requiring the state to pay a city fees in lieu of property taxes. Under federal law (31 U.S.C. § 6902 et seq., counties are the recipients of in‐lieu fees for federally owned property (known as "Payment in Lieu of Taxes" or PILTs) and counties are not required to distribute these fees to other governmental agencies within their boundaries. See Lawrence County v. Lead‐Deadwood Sch.

Dist. No. 40‐1 , 469 U.S. 256 (1985).

Edit Program 1‐3 to add one additional bullet as shown
below:The City shall continue to research best practices for parking standards and continue to allow more flexible
parking standards and shared parking for mixed‐use and
other housing projects. Additional updates to parking
standards could include one or more of the following
practices:
•Encouraging affordable housing developers to unbundle
parking and rent parking spaces separately from the units. •Allowing housing developers to pay an in‐lieu fee to
support public transportation access to the project site in place of some of the parking requirements.
•In no case, however, shall the City waive the
requirements for off‐street parking if in doing so there areinsufficient parking spaces onsite to accommodate thedevelopment and create overflow parking problems on Citystreets.

David M. Jinkens, Good
Government Advocate
See revised text on page 4‐162 providing clarification on adopted City parking standards.

Text added:The City of South Lake Tahoe has developed parking standards with the intent to better align parking requirements with the actual needs of residents. The parking requirement for studio and one bedroom units has been reduced to one parking space and additional parking reductions can be approved for multi‐family projects where the property owner assumes responsibility for parking management (City Code Section 6.85.030.6.c.xiii) to prevent environmental impacts associated with parking in non‐ paved areas and safety impacts associated with parking long term on public streets during snow removal operations. Deed
restrictions placed on properties approved for reduced parking will allow for enforcement of parking management if necessary.

B-8
882
Comment Commenter Response
Question on Policy 2‐8: This policy needs further
explanation and discussion) Who is the college supposed to serve and for whom is housing on campus being built?
David M. Jinkens, Good
Government Advocate
Policy 2‐5 supports LTCC planning and development of housing for students, faculty and employees. The LTCC 2020‐2030 Campus Master Plan includes potential sites for residential student living and mixed residential living and LTCC has conducted more detailed analysis of options to finance the development of student and workforce housing in the "Due Diligence and Concept Developmetn of P3 Opportunitites for Resdiential Student Living" (August 30, 2019).

Edit to Program 2‐9: The City shall continue to provide information that describes the myths and realities of
multifamily and affordable housing development. This will include promoting ADUs as a housing option in the city
where appropriate and ere it does not disrupt or overload existing neighborhoods). The City will also continue to publicize programs, such as energy‐efficiency programs and state and federal funding programs currently available to South Lake Tahoe residents. Information is available on the City’s website and, when needed, the City makes....

David M. Jinkens, Good
Government Advocate
In March 2021 the City adopted an ordinance to allow ADUs on parcels zoned to allow single‐family or multifamily dwelling residential uses and that includes a proposed or existing dwelling (City Code Section 6.85.050. The policy as originally written is consistent with the recently adopted ordinance.

Edit to Policy 3‐2: The City shall continue to ensure that housing in the city is decent, safe, and sanitary for its occupants and ensure that Federal and State lands adjacent to existing housing is made fire safe and regularlymaintained.

David M. Jinkens, Good
Government Advocate
In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housing
development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

In addition, the City has made the following revision to Policy 1‐ 10:Policy 1‐10: The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and implementation of General Plan policies and programs to support housing affordability, community development and safety.

B-9
883
Comment Commenter Response
Edit and question on Program 3‐4: The City shall continue to provide technical and financial assistance to the St.

Joseph Community Land Trust and other nonprofit housing organizations that might be interested in, and have the capacity to, step in to acquire and rehabilitate any of the assisted or substandard properties to maintain, or create, long‐term, affordable rental housing. (preferred agents should not be mentioned in this plan) Housing sorehabilitated should be made available on a priority basis toexisting City residents in need, David M. Jinkens, Good
Government Advocate
In response to this comment, the City revised Program 3‐4 as follows:The City shall continue to provide technical and financial assistance to the St. Joseph Community Land Trust and other nonprofit housing organizations that might be interested in, andhave the capacity to, step in to acquire and rehabilitate any of the assisted or substandard properties to maintain, or create, long‐ term, affordable rental housing. The City may consider adopting a policy that prioritizes local residents for housing rehabilitationservices.

Deed restrictions/oversight ‐ as the City moves forward with deed restrictions we must keep in mind that creating a deed restriction and enforcing a deed restriction, are two different things. We are in the process of cataloging deed restrictions in the Incline Village portion of Tahoe where deed restrictions are willingly ignored because there’s no fear of enforcement. Given this regional history of not enforcing deed restrictions, we recommend working with
the TRPA to ensure the required staffing (including the creative opportunity for a consulting contract) is in place to manage any current and future deed restrictions.

Tahoe Prosperity Center In response to this comment the City has included the following new Housing Element policy:Policy 2‐10: The City shall ensure that deed restrictions placed on affordable housing are monitored and enforced.

B-10
884
Comment Commenter Response
The Housing Element states that “height standards are an ‘actual constraint’ related to housing, especially with Mixed‐ use projects that contain residential and commercial uses since they are limited to two stories.” Since the impact is on the financial feasibility of a mixed use project, perhaps the City could use funds to help these types of projects pencil.

It’s our understanding that redevelopment at the Crossings didn't pencil for this very reason. Given the dire need for local housing, the City could consider using funds to offer an incentive to developers ‐ fund the financing gap, a zero interest loan, or some other creative means. If the City offered the right incentives, these types of projects could be a particularly valuable type of development in select parts of the City ‐ for example the two parcels at 3900 and 3908 Lake Tahoe Blvd appear to be a prime potential
location for mixed use.

Tahoe Prosperity Center Sites located within Area Plan districts which allow greater height do not have a constraint associated with height standards. Mixed use and housing projects are incentivized in Town Centers through increased allowable land coverage, increased density and the ability to obtain residential allocations, RUUs and land coverage rights from the City. Program 1‐4 directs the City to provide more information regarding available incentives and Program 1‐1 directs the City to continue to create incentives for mixed use and housing projects.

It’s noted in the report that City building code enforcement is not an “actual constraint” to providing housing, and this surprises us. We’ve had numerous conversations with
realtors and developers who feel that because of minimal code enforcement, we have an environment where there’s
no incentive for owners of old, poorly maintained housing to either fix or sell their properties. We’d like to see increased enforcement of building codes on the owners of dilapidated properties, whether they be apartments, SRO’s, or even single family homes. Increased enforcement
combined with City program 3.1, the rehabilitation loan program, could be a great stick AND carrot approach to
incentivizing improvements and providing a path for
property owners to do it.

Tahoe Prosperity Center Housing Element Program 3.5 addresses continued enforcement of building, fire, health and zoning codes to improve the condition of existing housing stock. In addition, the City addresses maintenance of the quality of the existing housing stock in Program 3‐1. In response to this comment, the City clarified text in Program 3‐1 as follows: "The City shall develop a housing rehabilitation program to serve city residents in order to incentivize improved housing conditions, harden homes against wildfire threats, and make energy efficiency upgrades while maintaining affordability."
B-11
885
Comment Commenter Response
The report shows that since the last housing element, only 19 of the targeted 63 RHNA units were built in the
“moderate income” category. This is the second biggest
miss, next to the "extremely low income" category. This moderate income category is what the term “missing
middle” refers to, and we’d like to encourage a particular focus on this income category so we don’t continue to lose our non‐service industry workforce. As Barton Hospital and others have pointed out, even good paying medical and
legal jobs aren’t being filled because there’s virtually no housing available at even the moderate price point. We
recommend the City to again consider ways to incentivise the very important but frequently overlooked segment of the market with things like no permit fees, by‐right
development, ministerial review of design standards, bonus units (beyond TRPA) if a project stays fully in moderate AMI, streamlined permitting (similar to by‐right, but a true accelerated plan review within 30 days), and anything else that might ensure we reach those RHNA goals in the next couple of years.

Tahoe Prosperity Center In response to this comment the City has revised Program 2‐1 as follows:Program 2‐1: Pursue State and Federal Funds
To support the creation of quality, affordable housing optionf for extremely low‐, very low‐, low‐, and moderate‐income
households, the City shall continue to seek and pursue grant opportunities for state and federal funds, when appropriate and feasible.Implementation of this policy along with Program 2‐11 is intended to provide funding for the City to create additional incentives to develop housing for all income categories.In March 2021 the City adopted objective residential development and design standards that reduce permitting requirements for housing projects up to four units, requiring ministerial review only.

These standards also provide the opportunity to larger housing projects to be reviewed ministerially if they are designed consistent with the objective development and design standards specified (City Code Chapter 6.85).

In light of the extraordinary changes to our housing market in the last two years, this might be a good time to readdress the concept of a Vacancy tax for 2nd homeowners. This
could spur 2nd homeowners to action, serving two
potential purposes: a) create a sustainable pool of funds that could be earmarked specifically for housing initiativesin the City, and b) incentivize owners of older 2nd homes that are rarely if ever used, to put their home to better use whether that be listing their house on the market to
increase supply, or renting to a local.

Tahoe Prosperity Center The City is commiting to evaluating the feasibility of creating a vacancy tax as well as other local housing revenue mechanisms in Program 2‐11.

B-12
886
Comment Commenter Response
Two related tools that were listed in the South Shore Action Plan and have had proven impact in other communities, but are not listed in this report, are inclusionary zoning and residential/commercial linkage policies. We recommend
considering both of these types of policies, including in‐lieu fees, for future development, to help ensure the RHNA
numbers are met across the income spectrum.

Tahoe Prosperity Center In response to this comment the City has revised Program 2‐11 as follows:Program 2‐11: Local Funding Source Feasibility Study and Linkage ProgramThe City shall conduct a feasibility study to explore local funding options to support affordable housign projects and programs.

Examples of options to pursue include vacancy tax, housing transfer tax, sales tax, transient occupancy tax, linkage fees, impact fees, inclusionary housing in‐lieu fees, and housing investment or trust funds...

Under Student Housing ‐ for whom is student housing
intended?
Housing Element Workshop,February 7, 2022
Policy 2‐5 supports LTCC planning and development of housing for students, faculty and employees. The LTCC 2020‐2030 Campus Master Plan includes potential sites for residential student living and mixed residential living and LTCC has conducted more detailed analysis of options to finance the development of student and workforce housing in the "Due Diligence and Concept Development of P3 Opportunitites for Resdiential Student Living" (August 30, 2019).

I know the RHNA numbers are set, but are there more
higher‐income housing than lower‐income units projected in the RHNA? Did you say higher income units were set
because some of the higher income housing could be usedas commercial? Or why is the higher income housing so much higher than the lower income housing?
Housing Element Workshop,February 7, 2022
The City recognizes that the numbers that the state provided in the above moderate category are higher than what we expected compared to the other categories. Through our data analysis and public outreach, we’ve heard to address a higher need for lower income housing than what the State addresses. Therefore, our sites inventory has a larger amount of units identified for lower income housing. Policies and programs included in the Housing Element are focused on creating more housing opportunities and housing units for very low, low and moderate‐income residents.

Consider a vacancy tax to incentivize homeowners to rent long term
Housing Element Workshop,
February 7, 2022
The City is commiting to evaluating the feasibility of creating a vacancy tax as well as other local housing revenue mechanisms in Program 2‐11.

Why does the draft Housing Element state that code
enforcement is not a constraint to housing? Code
enforcement should be a higher priority. Address
dilapidated properties to avoid overall effects on the
community.

Housing Element Workshop,February 7, 2022
Housing Element Program 3.5 addresses continued enforcement of building, fire, health and zoning codes to improve the condition of existing housing stock.

B-13
887
Comment Commenter Response
Rehabilitation Programs need more focus on how they
could be implemented.

Housing Element Workshop,February 7, 2022
The City has added more specifics per HCD comment to timing of this program. The City will explore the best ways to support housing rehabilitation as part of Program 3‐1. In addition, the City has clarified the language in Program 3‐1 as follows:
"The City shall develop a housing rehabilitation program to serve city residents in order to incentivize improved housing conditions, harden homes against wildfire threats, and make energy efficiency upgrades while maintaining affordability."
Fair housing issues ‐ landlord/tenanta mediation neededfor issues with landlords charging illegal fees ‐ e.g. related to credit check, issues with evictions. More efforts are needed to make sure renters are aware of their rights.

Housing Element Workshop,February 7, 2022
The City of South Lake Tahoe has created a Housing Issues Hotline to assist residents with landlord‐tenant concerns. The Housing Issues Hotline is a phone number residents can call and get information, locate resources, request assistance, or potentially file a complaint regarding the condition of your rental unit. The City also provides inspection and compliance services to address substandard housing issues and provides resource references for tenants to address other concerns, including legal assistance. The City offers information on fair housing issues in Spanish at the planning counter as well. In response to this comment, the City has revised Program 5‐1 to add one additional bullet as follows: " [The City will] continue the Housing Issues Hotline service to assist residents with substandard housing and fair housing concerns." Would like the City to institute a rental housing inspection program for ALL rental housing. Another attendee agreed and said this program should be highest priority.

Housing Element Workshop,February 7, 2022
California Code of Regulations, Title 25, Article 5, Section 42 requires that properties with sixteen or more units have an on‐site manager. In addition, the City conducts the Multi‐family Inspection Program that requires an annual inspection of all properties with six or more units. The purpose of the inspection is to ensure compliance with building, fire, property maintenance and health and Safety Code requirements. In addition, Housing Element Program 3.5 addresses continued enforcement of
building, fire, health and zoning codes to improve the condition of existing housing stock.

Address demographic trends in the community as future
planning take place. School enrollment and number of
registered voters in the City has been declining
Housing Element Workshop,February 7, 2022
School district enrollment data was added to the Housing Element as new Section 4.2.2.9. Information about voter registration in South Lake Tahoe was not readily available for inclusion in the Housing Element.

B-14
888
Comment Commenter Response
Partnerships with large employers to address how they can participate in solutions to housing being a barrier to
attracting and retaining employees. Program ideas include:
o Partnerships with property management
companies to provide employers notification and first right of refusal as units become available.
o Making first Ɵme homebuyer programs available
to employees.

Housing Element Workshop,February 7, 2022
The commenter's suggestions have been added as examples of additional programs to pursue in Program 2‐2.

Assistance to employees that initially need to rent when they move to town but ideally want to purchase a home for the long term.

Housing Element Workshop,February 7, 2022
The commenter's suggestions have been added as examples of additional programs to pursue in Program 2‐2.

Renter displacement is a concern Housing Element Workshop, February 7, 2022
The City agrees that the recent trend of increased renter displacement and homes are sold is a concern. The City has initiated the Lease to Locals program, which provides incentives to second homeowners to rent their home long term, in order to increase the availability of rental properties in the City.

Consider changing how VHRs are defined to longer than 30 days, possibly 6 months.

Housing Element Workshop,February 7, 2022
The current definition of a VHRs as the rental of a dwelling for a period of less than 30 consecutive calendar days stems from California Revenue and Taxation Code 7280 which allows the collection of transient occupancy tax on lodging rented for thirty days or less. If the definition of VHR includes rentals for longer than thirty days, transient occupancy tax would not be able to be collected on these lodging services. Transient Occupancy Tax revenues would not be available to administer an expanded VHR program. The City's focus is on providing incentives, through the Lease to Locals Program, to property owners that rent their properties for long term. These incentives are only available to owners that rent their home or a room in their home for at least one year.

B-15
889
Comment Commenter Response
Issue of mistmatch between median income and the cost of market‐rate housing. What Housing Element programs
work to create more affordable units?
Housing Element Workshop,February 7, 2022
Many programs in the draft Housing Element work together towards creation of affordable housing. Programs 1‐1 and 1‐4 direct the City to develop incentives for the development of new housing units. Programs 2‐1 through 2‐13 direct the City to support and reduce barriers to the development to housing specifically for low‐income, moderate‐income and workforce residents. Programs 3‐1 through 3‐10 focus on the preservation and rehabilitation of existing housing units and increasing the availability and affordability of these units.

B-16
890
Comment Commenter Response
People are afraid to report landlords who don't keep things up to code because they won't have a place to live
Housing Element Workshop,
February 7, 2022
The City is sensitive to this concern that residents have when responding to housing condition complaints. In response to this comment the City has included the following text in the discussion of Fair Housing and Displacement Risk.

As discussed in Section 4.2.6.2.3, complaints about poor home condition due to deferred maintenance or absentee landlords is one of the primary issues reports to El Dorado County Fair Housing. However, with the scarcity of affordable housing, some tenants may be hesitant to submit maintenance requests to their landlord or property manager for fear of retaliation, such as unjust eviction or rent increases. Lower‐income renters are particularly at risk of displacement as a result of poor housing conditions if retaliation occurs, as there are limited alternative housing options.

The City is aware of this concern residents may have and aims to proactively address substandard housing conditions through theMulti‐Family Inspection Program, which will result in the City requiring maintenance by the homeowner rather than a request from the tenant. Additionally, the City has included Program 3‐1 to provide rehabilitation assistance which will reduce barriers to maintenance and is intended to enable landlords and property managers to proactively address safety issues and reduce the burden on tenants to submit a request.

Many Programs contained in the Housing Element are designed to address the shortage of affordable housing units in the City, which as the commentor noted, increases concerns of being displaced.

Enhanced fire safety policies, would that belong in the Housing Element?
Housing Element Workshop,February 7, 2022
In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housing
development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

B-17
891
Comment Commenter Response
Does the City have any control over setting the RHNA? Housing Element Workshop, February 7, 2022
In response to this comment, the City has added a discussion of the RHNA process and how it is determined in Section 4.3.1.1.1, Survey of Available Land, of the Housing Element (page 4‐109).

The Housing Element now describes that the RHNA is set by the State and the City does not have input when the RHNA is set.

Program 2‐6, Assist Nonprofit Housing Developers –
priority
Gavin Feiger, Planning
Commission Meeting,February 10, 2022
Program 2‐6 has been included in the Housing Element with an ongoing timeframe that is continuous.

Program 2‐11 LOCAL FUNDING SOURCE FEASIBILITY STUDY
AND LINKAGE PROGRAM – LOVE, extra priority
Gavin Feiger, Planning
Commission Meeting,February 10, 2022
Program 2‐11 has been included in the Housing Element with a timeframe that calls for completion of the funding feasibility analysis by September 2022 and adoption of an ordinance by September 2023.

Rehabilitation/conservation – like, prioritize this whole category
•» Program 3‐4, PreservaƟon and AcquisiƟon of At‐Risk
Properties – like, extra priority
•Program 3‐5 PRESERVATION OF HOUSING CONDITIONS –
like
•Program 3‐6 REPLACEMENT OF LOST UNITS FROM
RESIDENTIAL DEMOLITIONS – like, extra priority
•Like all of these
Gavin Feiger, Planning
Commission Meeting,February 10, 2022
These programs have been included in the Housing Element with ongoing timeframes that will be continuous.

Energy Conservation Opportunities – yes, prioritize all to help implement CAP and meet renewable energy
resolution.

Gavin Feiger, Planning
Commission Meeting,February 10, 2022
These programs have been included in the Housing Element with ongoing timeframes that will be continuous.

Program 6‐1 GREEN BUILDING INCENTIVE PROGRAM –
include coverage free or discounted from City pool if
available?
Gavin Feiger, Planning
Commission Meeting,February 10, 2022
In response to this comment Program 6‐1 has been revised as follows::Program 6‐1: Green Buidling Incentive Program
The City shall continue to implement its Green Building Incentive Program that rewards developers for building green projects. The City shall also evaluate opportunities to provide additionalincentives for green building projects.

B-18
892
Comment Commenter Response
POLICY 6‐1 The City shall ensure that new construction
meets Title 24 energy conservation requirements and shall retrofit older summer seasonal housing to be made suitable for year‐round occupancy. – include reference to Reach
code for when it is finalized?
Gavin Feiger, Planning
Commission Meeting,February 10, 2022
In response to this comment, Policy 6‐1 has been revised as follows:Policy 6‐1: The City shall ensure that new construction meets or exceeds Title 24 energy conservation requiremetns and shall require retrofits of older summer seasonal housing to be made suitable for year‐round occupancy.

Missing Middle: Policy 2‐5 states "The City recognizes that it will become difficult to attract employees if they cannot afford to purchase or rent housing in South Lake Tahoe. The City shall encourage and support programs and activities that create a robust local economy that provides residents with good paying employment and the means to purchase
or rent housing in the city." Not sure how the City can do this, but with all of the market‐rate being approved, and seemingly that is the trend, need to directly assist renters.

Like Program 2‐7, but for renters. The community also
seemed to ask for this based on the input and poll results Zach presented. If not a whole new program, maybe it
could be added to 2‐7, or somehow integrated with 2‐11.

Gavin Feiger, Planning
Commission Meeting,February 10, 2022
The City added a new Program 2‐15 to address this comment as follows:"The City shall seek funding to establish a rental assistance program. The rental assistance program would provide financialassistance for initial rental deposits for lower‐income householdsin South Lake Tahoe. Renters in the program would graduallyrepay the deposit to the City in installments as part of a pre‐established payment plan." B-19
893
Comment Commenter Response
Program 1‐3, Parking Best Practices – I would like to
prioritize this, like the intent to allow more shared parking and flexible parking standards. I like the direction you went with the new residential design standards.
• Encouraging affordable housing developers to
unbundle parking and rent parking spaces separately from the units.
• Allowing housing developers to pay an in‐lieu fee to
support public transportation access to the project site in place of some of the parking requirements
•Like both of these, but what about geƫng rid of parking minimums for some projects like affordable housing or
commercial in Town Centers? Also, straightforward parking exemption form/tool. Make TVAP parking policies City‐
wide, reduced or no parking minimums for bonus units or in bonus unit boundary areas.

Gavin Feiger, Planning
Commission Meeting,February 10, 2022
Parking standards are not an actual constraint on the
development of housing. See revised text providing clarification on page 4‐162.

Text added:The City of South Lake Tahoe has developed parking standards with the intent to better align parking requirements with the actual needs of residents. The parking requirement for studio and one bedroom units has been reduced to one parking space and additional parking reductions can be approved for multi‐family projects where the property owner assumed responsibility for parking management (City Code Section 6.85.030.6.c.xiii) to prevent environmental impacts associated with parking in non‐ paved areas and safety impacts associated with parking long term on public streets during snow removal operations. Deed
restrictions placed on properties approved for reduced parking will allow for enforcement of parking management if necessary.

Program 2‐2, Partnerships for Workforce Housing – I would like to prioritize this, but not as proposed. Its a good idea, but how is it implementing proposed Policy 2‐7 (which
states "The City shall encourage employers with a large seasonal workforce located in or near South Lake Tahoe to develop or acquire employee housing for their workers,
especially the quantified objective to Facilitate the
development of 40 workforce and seasonal housing units to facilitate housing mobility and reduce displacement due to overcrowding and overpayment"). The program only seemsto be proposing a loan for first/deposit. Policy 2‐7 is the same policy from 2014‐2022 and the review for this update says the program has been successful but only points to 3 homes built in the whole 8 years and no direct link to
workforce besides a mention of LTCC being a partner.Student housing provides a better example of what I’d like to see with Program 2‐5 implementing Policy 2‐8.

Gavin Feiger, Planning
Commission Meeting,February 10, 2022
The City added more specific strategies or tools as options in Program 2‐2 to address this comment: "Additional partnerships with large employers will be considered, such as:•Partnering with property management companies to provideemployers notification and first right of refusal as units becomeavailable.•Making the homebuyer programs available to employees.•Providing financial assistance or other support to employees thatinitially need to rent upon relocation to the city." In addition, the City added a new Program 2‐15 to seek funding to provide financial assistance to low‐income renters in the city.

B-20
894
Comment Commenter Response
One other missing program ‐ Inclusionary Zoning and/or
requirements. As we approve all of these market‐rate units, it would be great to get a few affordable units too.

I just saw that Truckee is considering an exchange of STR permits for deed‐restricted units. Their language is "Town Council also directed staff to develop a program that would incentivize the private sector to contribute to workforce housing by setting aside a limited pool of short‐term rental registration certificates. Potentially, a developer could approach the town to propose deed restricting one or more housing units for workforce housing in exchange for the ability to access an agreed‐to number of short‐term rental certificates."While our STR situation is different here, I thought it was a creative approach to getting some affordable housing out the high‐demand residential that is largely what is being proposed.

Gavin Feiger, Planning
Commission Meeting,February 10, 2022
In response to this comment the City has revised Program 2‐11 as follows:Program 2‐11: Local Funding Source Feasibility Study and Linkage ProgramThe City shall conduct a feasibility study to explore local funding options to support affordable housign projects and programs.

Examples of options to pursue include vacancy tax, housing transfer tax, sales tax, transient occupancy tax, linkage fees, impact fees, inclusionary housing in‐lieu fees, and housing investment or trust funds...

Due to restrictions on VHRs in residential areas and multi‐family units a program to allow them in exchange for deed restricting units would require voter approval to modify regulations of Measure T.

Potential for workshop around GP Annual Report to discuss implementation of Housing Element each year.

Gavin Feiger, Planning
Commission Meeting,February 10, 20232
In response to this comment the following program has been added to the Housing Element:

Program 1‐8: The City shall annually conduct a public workshop or public meeting to discuss progress on housing programs and to solicit feedback.

Mobile home parks have high levels of poverty and poor
conditions
Ed Mosur (public comment),
Planning CommissionMeeting, February 10, 2022
Comment included in the record. To respond to this comment, the City has revised Program 3‐10 to add a new bullet as follows:
"Work with HCD Mobilehome and Special Occupancy Parks
Program to gather and maintain data on resident complaints, inspections and code violations."
Housing Element plans haven’t come to fruition Ed Mosur (public comment), Planning CommissionMeeting, February 10, 2022
Comment included in the record.

B-21
895
Comment Commenter Response
Multi‐family projects being subdivided as condominiums
and becoming VHRs
Ed Mosur (public comment),
Planning CommissionMeeting, February 10, 2022
VHRs are prohibited in non‐commercially zoned areas, but are allowed in commercially zoned areas which have been identified as appropriate for lodging and short term rentals through voter approval of Measure T.

TRPA policy needs to follow state law Ed Mosur (public comment), Planning CommissionMeeting, February 10, 2022
The Housing Element analysis acknowledges that some TRPA regulations are a barrier to the development of affordable housing. The City has included Program 2‐8 in the Housing Element directing continued efforts to advocate for changes to TRPA regulations that would reduce these barriers.

Enforcement of formerly permitted VHRs, especially in
multi‐family properties, is needed
Ed Mosur (public comment),
Planning CommissionMeeting, February 10, 2022
In response to this comment, Program 3‐7 has been revised as follows:Program 3‐7 MONITORING IMPACTS OF VACATION HOME RENTALS ON LONG‐TERM RENTAL SUPPLY
South Lake Tahoe voters approved Measure T in late 2018 to prohibit vacation home rentals in many areas of the city where they were previously allowed. Full implementation
of Measure T began in 2021 when all existing vacation home rental permits in residential areas expired. The City shall continue enforcement of Measure T regulations and will monitor the effects of limiting vacation home rentals during
the course of the Housing Element planning period as the impacts unfold after 2021. The City will report to the City Council on any identifiable impacts to the supply and cost of long‐term rental housing by the end of 2023.

Acquiescence to realtors a big part of problem Ed Mosur (public comment), Planning Commission
b
Comment included in the record.

B-22
896
Comment Commenter Response
Sites Inventory – Are low‐income sites all high density multi‐ family?
Natalia Wieczorek, PlanningCommission Meeting,
February 10, 2022
The areas where lower income sites are identified are areas of the community with zones that allow for higher density development, which is more financially feasible for affordable housing development. HCD's Housing Element Site Inventory Guidebook (Memorandum dated June 10, 2020) identifies that zoning appropriate to accommodate low‐ and very low‐ income RHNA for must allow for a density of at least 20 units per acre and parcel size should be between 0.5 acre and 10 acres for affordable housing projects to be financially feasible.

Incentives for developers on high density parcels. Increased density or available coverage.

Natalia Wieczorek, Planning
Commission Meeting,February 10, 2022
Mixed use and housing projects are incentivized in Town Centers through increased allowable land coverage and increased density.

The City also provides incentives that allow affordable housing developers to obtain residential allocations, RUUs and land coverage rights from the City. Program 1‐4 directs the City to provide more information regarding available incentives and Program 1‐1 directs the City to continue to create incentives for mixed use and housing projects.

Tiny Homes and ADUs considered affordable housing
stock?
Natalia Wieczorek, Planning
Commission Meeting,
February 10, 2022
Pursuant to Government Code section 65400, an ADU or a tiny home may be used to meet either the lower‐income or moderate‐ income RHNA if it meets the following criteria:

1.The unit meets the State’s definiƟon of a housing unit. A housing unit is “a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall.”

2.The unit is reported to the California Department of Finance upon development.

3.The unit is assigned a price that fits within the HCD income limits for El Dorado County for either lower‐income housing ormoderate‐income housing.

B-23
897
Comment Commenter Response
Since Tax map doesn’t show inequality that really exists does that affect the City’s ability to obtain funding?
Natalia Wieczorek, PlanningCommission Meeting,
February 10, 2022
In response to this comment, the following Program has been added to the Housing Element:

Program 2‐14: The City shall participate in state processes to provide input on the TCAC Opportunity Areas mapping with the goal of improving the mapping accuracy in identifying low, moderate and high opportunity areas.

Public transit is not discussed in Housing Element – Housing and Transit are tied together.

Natalia Wieczorek, PlanningCommission Meeting,
February 10, 2022
Public transit, and associated mobility opportunities, are discussed in Section 4.2.6.2.2 of the Assessment of Fair Housing.

Additionally, the City has included an action in Program 5‐1 to meet biannually with the Tahoe Transportation District to assess if any new and unmet transit needs have developed and, if so, will provide assistance in applying for state and federal funding for expanded services. In response to this comment, the City has expanded Program 5‐1 to include the following text regarding transit accessibility: The City shall ensure that projects needed to develop infrastructure improvements to support housing andresidents without vehicles will continue to be included in the City'sCapital Improvement Plan.

Potential for program to address illegal VHR code
enforcement
Natalia Wieczorek, PlanningCommission Meeting,
February 10, 2022
In response to this comment, Program 3‐7 has been revised as follows:Program 3‐7 MONITORING IMPACTS OF VACATION HOME RENTALS ON LONG‐TERM RENTAL SUPPLY
South Lake Tahoe voters approved Measure T in late 2018 to prohibit vacation home rentals in many areas of the city where they were previously allowed. Full implementation
of Measure T began in 2021 when all existing vacation home rental permits in residential areas expired. The City shall continue enforcement of Measure T regulations and will monitor the effects of limiting vacation home rentals during
the course of the Housing Element planning period as the impacts unfold after 2021. The City will report to the City Council on any identifiable impacts to the supply and cost of long‐term rental housing by the end of 2023.

B-24
898
Comment Commenter Response
Fire safety should be addressed or referenced to the Safety Element in the Housing Element
Keith Roberts, PlanningCommission Meeting,February 10, 2022 In response to this and other comments regarding fire safety the City has included the following new policy in the Housing Element:

Policy 3‐8: City shall implement actions identified in Safety Element policies HS‐2.1 through HS‐2.8 for all housing
development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.

City involvement in TRPA Working Group Natalie Yanish, Contractor’s Association of Truckee Tahoe(public comment), Planning
Commission Meeting,
February 10, 2022
In response to this comment the following revision to Program 2‐8 has been made:

If not already addressed in the 2012 TRPA Regional Plan update and through the Tourist Core Area Plan, the City shall continue to advocaterecommend for that TRPA make the following changes to TRPA regulations in order to reduce restrictions on affordable, workforce, and mixed‐use housing developments. The City shall use its representation as a voting member on the TRPA GoverningBoard and the TRPA Advisory Planning Commission and itsparticipation in specific working group efforts such as the TahoeLiving: Housing & Community Revitalization Working Group toadvance the following changes to TRPA regulations: ...

Incentives to builders to address housing needs are
appreciated due to the cost of building in Tahoe
Natalie Yanish, Contractor’s
Association of Truckee Tahoe(public comment), Planning
Commission Meeting,February 10, 2022
Mixed use and housing projects are incentivized in Town Centers through increased allowable land coverage and increased density.

The City also provides incentives that allow affordable housing developers to obtain residential allocations, RUUs and land coverage rights from the City. Program 1‐4 directs the City to provide more information regarding available incentives and Program 1‐1 directs the City to continue to create incentives for mixed use and housing projects.

CATT is resource to provide technical advice on remodeling and upgrading existing housing
Natalie Yanish, Contractor’s
Association of Truckee Tahoe(public comment), Planning
Commission Meeting,February 10, 2022
Comment included in the record.

B-25
899
Comment Commenter Response
There are many different types housing units being
constructed. Sugar Pine Village as large scale with property management and ADUs as small scale examples. Each unit
counts.

Natalie Yanish, Contractor’s
Association of Truckee Tahoe
(public comment), Planning
Commission Meeting,February 10, 2022
Comment included in the record.

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PART II

CITY OF SOUTH LAKE TAHOE

HOUSING ELEMENT POLICY DOCUMENT
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TABLE OF CONTENTS
INTRODUCTION.....................................................................................................................................HE-1 NEW CONSTRUCTION..........................................................................................................................HE-2 GOAL HE-1 ..........................................................................................................................................HE-2 AFFORDABLE HOUSING......................................................................................................................HE-8 GOAL HE-2 ..........................................................................................................................................HE-8 REHABILITATION/CONSERVATION..................................................................................................HE-18 GOAL HE-3 ........................................................................................................................................HE-19 SPECIAL-NEEDS HOUSING ...............................................................................................................HE-26 GOAL HE-4 ........................................................................................................................................HE-26 EQUAL OPPORTUNITY HOUSING AND DISCRIMINATION PREVENTION....................................HE-29 GOAL HE-5 ........................................................................................................................................HE-29 ENERGY CONSERVATION OPPORTUNITIES ..................................................................................HE-32 GOAL HE-6 ........................................................................................................................................HE-33 NEIGHBORHOOD PRESERVATION ..................................................................................................HE-35 GOAL HE-7 ........................................................................................................................................HE-35 QUANTIFIED OBJECTIVES ................................................................................................................HE-36

LIST OF TABLES
TABLE HE-1 SUMMARY OF QUANTIFIED OBJECTIVES ..........................................................................HE-36 TABLE HE-2 IMPLEMENTATION TRACKING MATRIX ..............................................................................HE-39 903

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Introduction
Under California law, the housing element must include the community’s goals, policies, quantified objectives, and housing programs for the maintenance, improvement, and development of housing.

This Housing Element includes seven goal statements. Under each goal statement, the element sets out policies that amplify each goal statement. Implementation programs are listed at the end of the corresponding group of policies and briefly describe the proposed action, the City departments with primary responsibility for carrying out the program, the funding source, the time frame for accomplishing the program, and for some programs, the quantified housing objectives associated with that program.

The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Policy Document:

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Implementation Program: An action, procedure, program, or technique that carries out a policy. Specifies primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. These time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the time frame of the Housing Element.

Housing element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community’s ability to satisfy these needs. The quantified objectives of the housing element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over a five-year time frame.

The following list shows the definition of housing income limits as they are applied to housing units in South Lake Tahoe.
 Extremely Low-Income Housing: Affordable to households whose combined income is equal to or less than 30 percent of the median income for El Dorado County.  Very Low-Income Housing: Affordable to households whose combined income is between 31 percent and 50 percent of the county median income.
 Low-Income Housing: Affordable to a household whose combined income is between 51 percent and 80 percent of the county median income.
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 Moderate-Income Housing: Affordable to a household whose combined income is between 81 percent and 120 percent of the county median income.
 Above Moderate-Income Housing: Affordable to a household whose combined income is above 120 percent of the county median income.
 Workforce Housing: For South Lake Tahoe, workforce housing is intended to meet the needs of working family households earning between 60 and 180 percent of the median-household income.

New Construction
New construction in South Lake Tahoe is limited by the Tahoe Regional Planning Agency’s (TRPA’s) residential allocation system, which regulates the number of new housing units that can be within the Tahoe Basin. In the 2021-2022 distribution cycle, the City received 66 residential allocations (33 allocations per year) for distribution within the city limits. Consistent with adopted policy, 1/3 of the allocations are reserved for multi-family development while 2/3 are reserved for single-family development. 55 allocations remain in the Town Center pool to incentivize residential development in Town Centers and close to transit. While TRPA’s growth-control mechanisms act as a constraint on the production of new housing, they are the foundation of the Regional Plan. TRPA and the local governments in the region have worked together in recent years to address housing-related constraints. The City strives to find environmentally appropriate solutions to its housing problems.

Goal HE-1 To increase housing opportunities for South Lake Tahoe residents of all economic levels.

POLICIES
Policy 1-1 The City shall adopt programs, ordinances, incentives, land use plans, and other regulatory mechanisms that provide opportunities for the private sector to address the housing needs of citizens of all economic levels.

Policy 1-2 The City shall work with TRPA to expeditiously process residential development proposals that conform to the City’s Housing Element policies.

Policy 1-3 The City shall work with the California Department of Housing and Community Development, the California Legislature, and through other appropriate legal means to remove unreasonable barriers to the implementation of the goals, policies, and programs of the City’s Housing Element and to maintain consistency with state law.

Policy 1-4 The City shall encourage the consolidation of parcels to facilitate more effective multifamily residential development.

Policy 1-5 The City shall encourage development that reuses infrastructure associated with existing underutilized sites to help developers benefit from “grandfathered” excess land coverage, existing sewer units, air quality mitigation fee reductions, and other benefits associated with the redevelopment of existing lots.
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Policy 1-6 The City shall encourage the production of housing as part of mixed-use projects in commercial nodes, in Town Centers, in Regional Centers, and in any other high-density.

Policy 1-7 The City shall direct high-density residential development to sites within walking distance of public transit and services. The City shall consider minimum density requirements in these areas.

Policy 1-8 The City shall support the establishment of Pedestrian and Transit-Oriented Development districts in which developers of mixed-use and high-density residential developments shall receive incentives (i.e., increased density, height, commercial floor area, residential allocations, and the ability to subdivide into condominiums).

Policy 1-9 The City shall support the efforts of the California Tahoe Conservancy in the Tahoe Livable Communities program to remove blighted properties and repurpose associated development commodities. The City shall encourage the use of residential commodities for affordable housing located in or near Town Centers.

Policy 1-10 The City shall actively seek opportunities to obtain federal, state, and local funding for affordable housing and community development and implementation of General Plan policies and programs to support housing affordability, community development and safety.

PROGRAMS
Program 1-1 MIXED-USE DEVELOPMENT
The City shall continue to create and implement incentives (i.e., alternative parking requirements, streamlined permitting) to encourage production of housing in areas where residential use is appropriate to the setting and where mixed-use projects could address job and housing needs. Incentives have been included in the Tourist Core Area Plan and Tahoe Valley Area Plan as well as for affordable residential development throughout the City.

The City provides information regarding the incentives at City Planning Division offices and on the City’s website.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Make initial website updates by 2023 and review opportunities to create and implement additional
incentives annually after that starting in 2024.

Quantified Objective: Encourage the construction of 50 units in Town Centers to facilitate housing mobility opportunities.
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Program 1-2 DEVELOPMENT OF SUBSTANDARD/UNDERUTILIZED SITES The City will provide information on substandard or underutilized parcels as part of the City’s online GIS database. The City will update the database annually.

Responsible Party: Planning Division
Funding Staff time, general fund
Time Frame: By September 2023 and annually after that
Quantified Objective: Support rehabilitation efforts for at least 4 substandard or underutilized parcels to encourage place-based
revitalization, particularly in low resource areas.

Program 1-3 PARKING BEST PRACTICES
The City shall continue to research best practices for parking standards and continue to allow more flexible parking standards and shared parking for mixed-use and other housing projects. The City’s objective Residential Development and Design Standards allow parking requirement reductions for studio and one bedroom units and multi-family projects that commit to parking management measures. The City will continue to strive to balance requests for parking requirement reductions to encourage housing development with environmental and safety impacts associated with a lack of sufficient parking. Additional updates to parking standards could include one or more of the following practices:
 Encouraging affordable housing developers to unbundle parking and rent parking spaces separately from the units.
 Allowing housing developers to pay an in-lieu fee to support public transportation access to the project site in place of some of the parking requirements.

Responsible Party: Planning Division
Funding Staff time, general fund
Time Frame: Ongoing, as projects are processed through the Planning Division.

Program 1-4 USING LOCAL INCENTIVES
The City shall work with affordable, workforce, and other multifamily housing proponents to direct them to Community Plan or Area Plan areas where incentives are already in place to allow for the additional coverage that could enable achievement of the densities necessary to make a project “pencil out.” Increased densities would allow for a larger stock of affordable housing to prevent displacement risk for residents. The City will also seek opportunities to incentivize the construction of new housing to serve large renter households.

The City shall produce an informational handout and have one, central hub on the City website that describes all of the City-offered incentives for multifamily and affordable housing for extremely low-, very low-, and low-income households, including bonus units, land coverage within Community Plans, and/or density bonuses in addition to incentives 908

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and options offered by TRPA. The handout will briefly summarize the local incentives, highlight incentives for the construction of large units to serve larger rental households, and provide links to the City’s website. The information will be available on the City’s website and also at the City Planning Division offices. The City will reach out to developers annually to market these incentives.

In addition, the City will continue to work with TRPA and other Tahoe Basin agencies as part of Program 2-8 toward amending Basin-wide regulations to allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to the City’s workplan to coordinate with TRPA. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing & Community Revitalization Working Group to advance these changes to TRPA regulations.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Create informational handout and website updates by 2023. Conduct outreach to local developers at least
annually. Add this program to the City’s efforts to work with TRPA by September 2022. See Program 2-8 for
timing objectives regarding Basin-wide regulation
amendments.

Quantified Objective: Incentivize the development of 20 lower-income units (including 5 units with 5 or more bedrooms) to reduce
displacement risk; targeting development in the area east of Ski Run Blvd.

Program 1-5 CLARIFYING THE DEVELOPMENT PROCESS
The City shall continue to provide information on the City’s website to clarify the development process for developers/builders who are looking to construct housing in South Lake Tahoe and are unfamiliar with the process.

Responsible Party: Planning Division and Building Division Funding: Staff time, general fund
Time Frame: Ongoing, updated as needed.

Program 1-6 CLARIFY HOW RESIDENTIAL-CARE FACILITIES ARE ALLOWED UNDER

STATE LAW
The City will work with TRPA to amend the City and TRPA zoning regulations to specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts when TRPA and City next amend the Residential Plan Area Statements.

This will be added to the City’s workplan to coordinate with TRPA.

Responsible Party: Planning Division
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Funding: Staff time, general fund
Time Frame: Add this program to the City’s efforts to work with TRPA by September 2022. Within the TRPA regulatory
framework, the City will make amendments to City
regulations by December 2023. The City will work with
TRPA with a goal of amendments to TRPA regulations
by 2025. If this action is not completed in the assigned timeline, the City will continue to pursue this action in each subsequent year. See Program 2-8 for timing
objectives regarding Basin-wide regulation
amendments.

Program 1-7 SMALL LOT CONSOLIDATION
To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s Regional Housing Needs Allocation (RHNA), the City will continue to encourage lot consolidations to combine small residential lots into larger developable lots by proactively reaching out to local developers (as part of Program 1-4) and meeting with local developers to discuss development opportunities and advertise incentives for lot consolidation to accommodate affordable housing units and making applicants aware of these opportunities at the planning counter. In addition, the City will continue to allow administrative processing of lot consolidation. As developers/owners approach the City interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following local incentives on a project-by-project basis given property owners’ and developers’ needs:
 Continue to discuss consolidation opportunities with property owners of adjacent parcels identified in Appendix A. This incentive is currently in place.  Implement a process to guide property owners through the lot consolidation (lot line adjustment) application process, and waive the fee for this particular entitlement when the resulting project includes deed-restricted affordable units.  Continue to assist property owners in identifying and applying for financial resources for projects which incorporate affordable units. This incentive is currently in place.

Responsible Party: Planning Division, Housing Division and Public Works Department
Funding: Staff time, general fund
Time Frame: Establish program to guide property owners through the lot consolidation process and waive the fee for
designated affordable units by September 2023, and
then implement the program as applicants come
forward. Reach out to local developers annually as part of Program 1-4.
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Quantified Objective: Encourage lot consolidation to support the development of 50 affordable housing units to facilitate housing
mobility, prioritizing lots in near Town Centers.

Program 1-8 HOUSING ELEMENT IMPLEMENTATION PROGRESS
The City shall annually conduct a public workshop or public meeting to discuss progress on housing programs and to solicit feedback.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Meet annually as part of the development of the Housing Element Annual Report to HCD.
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Affordable Housing
There is a general disparity between wages and the cost of housing in South Lake Tahoe. Many of the city’s year-round residents who live and work in the city find it difficult to afford housing. While the city’s year-round population is growing slowly, the city continues to be a popular resort destination and touristbased employment continues to expand. Low-wage service industry jobs create a need for affordable1 lowincome housing. Middle-income residents also experience difficulty affording safe and decent housing.

The shortage of affordable housing is an issue facing many communities in California and throughout the nation, especially resort communities with high-end real estate and low-paying jobs. There is no single best strategy for providing affordable housing in resort locations. Cities can address the problem with a mix of incentives and restrictions. Unlike other communities, South Lake Tahoe’s ability to provide incentives for affordable housing, such as additional height and land coverage, and reduction of TRPA mitigation fees, is limited by TRPA regulations. The City and TRPA have addressed some of these issues through changes to TRPA regulations for certain housing types like accessory dwelling units (ADUs) and increases in ways development commodities can be received, in particular for affordable projects. The City can continue to address the affordable housing shortage through the creative use of funds, development of new partnerships with both the public and private sectors, and by working with TRPA on recommendations for changes to TRPA housing regulations and policies.

Goal HE-2 To encourage construction and maintenance of affordable and workforce housing in South Lake Tahoe.

POLICIES
Policy 2-1 The City shall ensure a stable community by helping tenants to become homeowners and preserving the ability for residents to afford housing in the community where they grew up.

Policy 2-2 The City shall enable opportunities for deed-restricted affordable housing ownership to ensure long-term affordability.

Policy 2-3 The City shall encourage a range of housing options so that people who work in South Lake Tahoe can choose to live in the city.

Policy 2-4 The City shall inform and educate the public regarding the myths and realities of multifamily housing and affordable housing.
1 Under state and federal statutes, “affordable housing” is defined as housing that costs no more than 30 percent of gross household income. The California Department of Housing and Community Development’s (HCD) definition of affordable housing applies to housing for moderate-income households and below. TRPA’s definition of “affordable housing” includes the state and federal definition but refers exclusively to deed-restricted housing for lower-income households (income not in excess of 80 percent of the county’s median income) and very low-income households (income not in excess of 50 percent of the county’s median income). In general, this section uses HCD’s definition of “affordable housing;” however, when discussing TRPA-related programs, “affordable housing” is based on TRPA’s definition. 912

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Policy 2-5 The City recognizes that it will become difficult to attract employees if they cannot afford to purchase or rent housing in South Lake Tahoe. The City shall encourage and support programs and activities that create a robust local economy that provides residents with good paying employment and the means to purchase or rent housing in the city.

Policy 2-6 The City shall ensure that deed-restricted affordable housing is created using attractive, long-lasting, low-maintenance materials.

Policy 2-7 The City shall encourage employers with a large seasonal workforce located in or near South Lake Tahoe to develop or acquire employee housing for their workers.

Policy 2-8 The City shall support the efforts of the Lake Tahoe Community College in planning for and developing affordable student, faculty, and employee housing on campus.

Policy 2-9 The City shall strive to provide housing opportunities that are affordable for workers earning between 60 and 180 percent of the area median income. The City recognizes that police and fire personnel, schoolteachers, nurses, and other public service employees are an essential component of the local workforce.

Policy 2-10 The City shall ensure that deed restrictions placed on affordable housing are monitored and enforced.

PROGRAMS
Program 2-1 PURSUE STATE AND FEDERAL FUNDS
To support the creation of quality, affordable housing options for extremely low-, very low-, low-, and moderate-income households, the City shall continue to seek and pursue grant opportunities for state and federal funds, when appropriate and feasible. The City will prioritize use of these funds to encourage construction of lower- and moderate-income housing in Town Centers near services and amenities and integrate lower- and moderateincome housing into neighborhoods determined to be Racially or Concentrated Areas of Affluence (RCAA).

Responsible Party: Housing Division
Funding: Section 202 funds, state and federal tax credits, Community Development Block Grant (CDBG) funds,
CalHome funds, HOME funds, Permanent Local Housing
Allocation (PLHA), Affordable Housing Sustainable
Communities (AHSC), Infill Infrastructure Grant (IIG)
Time Frame: By September 2023 and every year thereafter Quantified Objective: Support the development of 60 lower-and moderateincome units through pursuit of state and federal funds.

Program 2-2 PARTNERSHIPS FOR WORKFORCE HOUSING
The City shall continue to work with larger employers in South Lake Tahoe (e.g., Barton Hospital, Lake Tahoe Community College, Lake Tahoe Unified School District, and 913

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resorts), St. Joseph Community Land Trust, and other organizations to develop new affordable housing opportunities for employees through public-private partnerships between the employers, developers, and local government, prioritizing sites close to employment centers. The City will work with the larger employers on a pilot program to develop a model policy for employers to provide first month’s rent and rental deposit, which would be re-paid through payroll deduction, to remove barriers to access for lowerand moderate-income households and thus promote housing mobility. Outreach efforts will be made with employers to provide education and to gather information to help create the program. The City will establish the guidelines for the policy that each employer would comply with to standardize how the employer, landlords and employee/tenant would enter into an agreement. The City will also recruit employers to participate once the policy is established.

Additional partnerships with large employers will be considered, such as:
• Partnering with property management companies to provide employers notification and first right of refusal as units become available. • Making the homebuyer programs available to employees. • Providing financial assistance or other support to employees that initially need to rent upon relocation to the city.

Responsible Party: Housing Division
Funding: Staff time, general fund, housing funding sources identified through Program 2-12
Time Frame: Ongoing and establish model policy to implement pilot program by 2024.

Quantified Objective: Facilitate the development of 40 workforce and seasonal housing units to facilitate housing mobility and reduce displacement due to overcrowding and overpayment.

Program 2-3 INTER-JURISDICTIONAL COOPERATION FOR HOUSING The City shall continue to meet with surrounding jurisdictions in the Tahoe Basin, TRPA, and other organizations to discuss housing issues and develop cooperative strategies that address identified housing needs. This shall include meeting regularly with regional groups and other specific efforts. The outcomes of these future meetings should build regional capacity to identify State and regional grant opportunities and inform the City’s future Housing Element policies and programs.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Attend meetings quarterly and report back to the City Council on potential actions the City can take to follow up on the meetings. The City will then take action on
these items within the planning period because they will inform the next housing element. In addition, the City
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will apply for at least one grant per year, consistent with Program 2-1.

Program 2-4 ANALYSIS OF STATE LANDS
The City shall continue discussing the potential for developing quality workforce and affordable housing on non-environmentally sensitive lands owned by the California Tahoe Conservancy (CTC), through the Tahoe Livable Communities program, and other state and federal agencies as opportunities arise. The City shall meet with CTC on a regular basis to discuss opportunities for land transfers or partnerships to develop quality workforce and affordable housing. The City shall ensure that important natural resources are protected and only pursue surplus lands that these agencies have determined do not have a clear and compatible conservation or recreation purpose consistent with agency goals. The City shall also coordinate housing efforts with local, regional, and statewide fire safety and transit efforts to ensure housing is safe and accessible.

Responsible Party: Planning Division and Housing Division Funding Staff time, General fund
Time Frame: Assess opportunities for coordination with other state and federal agencies at least annually and meet with
CTC quarterly to encourage property ownership
exchanges.

Quantified Objective: 300 workforce housing (including TRPA-defined achievable) units to reduce displacement risk for lowerand moderate-income households Program 2-5 STUDENT AND FACULTY HOUSING
In support of the Lake Tahoe Community College (LTCC) opportunities study regarding development of student and faculty housing, the City shall continue to provide assistance to the Lake Tahoe Community College (LTCC) to examine the need for, and feasibility of, developing student and faculty housing. The City shall help identify opportunities to overcome the barriers to permanent student and faculty housing identified in the study. The City will continue to work with LTCC to monitor housing conditions on properties used to house students.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Work together on an ongoing basis, hold meetings at least annually
Program 2-6 ASSIST NONPROFIT HOUSING DEVELOPERS
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neighborhoods. Such support can include the donation of City-owned sites, the use of existing City housing programs for project clients when appropriate, the prompt processing of needed applications, and the preparation of funding applications.

Responsible Party: Housing Division
Funding: Staff time, surplus property, housing funding sources identified through Program 2-12
Time Frame: Ongoing, as projects are processed through the Planning Division. Contact developers annually to inform them of City assistance options.

Quantified Objective: Support the development of 50 lower-and moderateincome units to prevent displacement.

Program 2-7 HOMEBUYER ASSISTANCE PROGRAM ADMINISTRATION PARTNERING The City has initiated discussions with other agencies and organizations that may be able to take on the administration of a first-time homebuyer and/or moderate income homebuyer program for residents of the city. The City released a Request for Proposals in March 2022 for partnership with an external consultant to administer a moderate-income homebuyer program, and the City will initiate solicitation and contracting with other agencies and organizations to assist the City in administering the program. As part of this program, the City will conduct outreach to lower-income communities to promote the program and lower-income household homeownership opportunities in high resource areas.

Responsible Party: Housing Division
Funding: PLHA funds, staff time, general fund, housing funding sources identified through Program 2-12
Time Frame: Establish program by September 2023 and ongoing; Once program is established, conduct outreach to lowerincome communities annually Quantified Objective: Assist 10 eligible households locate potential homeownership opportunities to reduce displacement
risk and facilitate mobility throughout the community.

Program 2-8 MITIGATION OF TRPA REGULATIONS
The City shall continue to advocate for changes to TRPA regulations to reduce restrictions on affordable, workforce, and mixed-use housing developments. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing & Community Revitalization Working Group to advance TRPA Code Amendments and Area Plans that will reduce the following barriers to housing development. There are three categories for actions that will take place as part of this program, divided by the approval requirements and associated timing: 1) Amendments to the TRPA Code of Ordinances, 2) New Area Plan for areas currently regulated by Plan Area Statements, and 3) New Area Plan for areas currently regulated by Plan Area 916

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Statements and amendments to existing area plans. Timing is included in each category below.
1) Amendments to the TRPA Code of Ordinances
Amendments to the TRPA Code of Ordinances are adopted by ordinance upon the TRPA Governing Board finding that the amendments will not have a significant effect on the environment, will not adversely affect implementation of the Regional Plan, and will not cause the environmental threshold carrying capacities to be exceeded. Code Amendments are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Implementation Committee at public hearings and final adoption by the Governing Board at a public hearing. The City will initiate a proposal for the following Code of Ordinance amendments pursuant to TRPA Rules of Procedure Section 4.8 by December 2024. Adoption of all amendments by TRPA is expected within two years of the City initiating the proposal by December 2026. The bullets below show the actions that will happen within two years of initiating the proposal.  Allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 1-4.
 Provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing as feasible in accordance with State law. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 4-1.  Enable mixed-use projects with an affordable multifamily housing component to be developed at maximum allowable density as if a standalone project rather than reducing the number of units that can be developed according to the ratio of the project area devoted to housing in all areas where mixed-use projects are permitted.  Accessory Dwelling Units and Junior Accessory Dwelling Units - Facilitate development of ADUs by reducing fees for ADUs. - Allow bonus units to be used for ADU development without restriction on affordability.
- Allow conversion of existing space to an ADU (e.g., JADU or existing approved accessory living facility over a garage) and exempt this type of unit from requiring an allocation, Potential Residential Units of Use, or bonus units. - Continue to work with HCD on their review of the City’s ADU ordinance. If revisions are found to be necessary, the City will make revisions to bring their ADU ordinance into compliance with State law. The City will revise their ADU 917

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ordinance within one year of receipt of the HCD response letter to their ADU ordinance.
- The timing for this action is dependent on receiving HCD review of the City’s ADU ordinance so may not align exactly with the timing described in the introductory paragraph for Sub-list 1) of actions.
2) New Area Plan for areas currently regulated by Plan Area Statements Area Plans are a component of the TRPA Regional Plan. Area plans are created by local governments and may be approved by TRPA if they contain policies and development ordinances that are consistent with and further the goals and policies of the Regional Plan.

The TRPA Code of Ordinances specifies required Area Plan content sufficient to demonstrate that the Area Plan, together with TRPA ordinances that remain in effect, are consistent with and conform to TRPA’s Goals and Policies and all other elements of the Regional Plan. Area Plans allow for the adoption of standards that supersede standards of the Regional Plan in comprehensive coverage management, parking strategies, area-wide water quality treatment, development right transfer ratios, site design, building design, landscaping, lighting, and signage. Area Plans may also include residential density and building heights in Town Centers up to maximums specified in TRPA Code. Area Plans must be developed consistent with procedures established by TRPA and are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Implementation Committee at public hearings with final adoption by the Governing Board at a public hearing. Area Plans must be approved by the City prior to TRPA consideration.

Adoption by both the City and TRPA is required for the Area Plan to be effective.

The City will initiate the development of a new Area Plan that encompasses all of the residential areas currently regulated by Plan Area Statements by December 2022 with a target for City adoption by December 2023. Adoption by TRPA is anticipated within six months of City adoption. The new Residential Area Plan will include:
 Increase allowed maximum residential density in zones that currently allow eight dwelling units per acre to allow 15 dwelling units per acre. 3) New Area Plan for areas currently regulated by Plan Area Statements and amendments to existing area plans
The following regulatory changes will also be incorporated into the New Residential Area Plan and will be addressed through amendments to the existing Tourist Core and Tahoe Valley Area Plans. Amendments to existing Area Plans are subject to the same procedures and adoption criteria as new Area Plans.

The City will initiate the development of a new Area Plan that encompasses all of the residential areas currently regulated by Plan Area Statements and amendments to existing Area Plans by December 2022 with a target for City adoption by December 2023.

Adoption by TRPA is anticipated within six months of City adoption. The new Residential Area Plan and existing Area Plan amendments will include:
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 Specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 1-6.  Amend definitions to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 4-2.  To clarify that transitional and supportive housing are allowed without a conditional use permit or other discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that allow residential development, add definitions of transitional and supportive housing to Chapter 21 of the TRPA Code of Ordinances. These uses shall be allowed in the same way and subject to the same restrictions that apply to other residential uses of the same type in the same zone. The definitions will be included as defined in Government Code Sections 65582(g), (i), and (j). In addition, per Assembly Bill (AB) 2162, the law requires that supportive housing be allowed without discretionary review in areas zoned for residential use in zones where multifamily and mixed uses are permitted, including in nonresidential zones permitting multifamily uses. This will be added to the City’s workplan to coordinate with TRPA.  To clarify that emergency shelters are allowed without a conditional use permit or other discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that allow Social Service Organization uses, add a definition of emergency shelter to Chapter 21 of the TRPA Code of Ordinances, and update the TRPA Code of Ordinances and the City Code as needed to be compliant with AB 139. Per AB 101, California law requires that low-barrier navigation centers for the homeless be allowed without discretionary review in areas zoned for mixed-use and nonresidential zones permitting multifamily uses. This will be added to the City’s workplan to coordinate with TRPA.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Meet with TRPA staff at least annually to work on the items in this program with the goal of achieving them in accordance with the timeframes defined in the program’s actions above. If these timeframes are not met, the City will continue to pursue each action every year during the planning period. In addition, meet with the Housing &
Community Revitalization Working Group quarterly and
the TRPA Governing Board and the TRPA Advisory
Planning Commission monthly to advance the
components of this program.
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Program 2-9 PUBLIC EDUCATION
The City shall continue to provide information that describes the myths and realities of multifamily and affordable housing development. This will include promoting ADUs as a housing option in the city. The City will also continue to publicize programs, such as energy-efficiency programs and state and federal funding programs currently available to South Lake Tahoe residents. Information is available on the City’s website and, when needed, the City makes the presentation/slide show on myths and realities of multifamily and affordable housing development available to housing advocates and to developers involved in local affordable housing projects. The City shall continue to encourage local housing advocates to make presentations to local builders and developers, Chamber of Commerce, civic groups, and the local community. Additionally, the City shall publicize the Affordable Housing Resources page of the City’s website as a source of information on housing programs, in addition to providing information in response to inquiries via phone, email, and at the Permit Center.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Ongoing
Program 2-10 MOVEABLE TINY HOMES
The City will consider City Code amendments to allow tiny homes on wheels/on a chassis and work with TRPA to provide this type of housing as an option in residential areas of the City.

Responsible Party: Planning Division, Building Division and Housing Division
Funding: Staff time, general fund
Time Frame: 2022
Program 2-11 LOCAL FUNDING SOURCE FEASIBILITY STUDY AND LINKAGE

PROGRAM
The City shall conduct a feasibility study to explore local funding options to support affordable housing projects and programs. The City released a Request for Proposals in March 2022 for partnership with an external consultant to conduct this feasibility study, and the City will initiate solicitation and contracting with other agencies and organizations to assist the City in conducting this study. Examples of options to pursue include vacancy tax, housing transfer tax, sales tax, transient occupancy tax, linkage fees, impact fees, inclusionary housing in-lieu fees, and housing investment or trust funds. In addition, the City shall analyze thresholds of significance, standards, and criteria for a linkage program, which would connect new development to the housing demand that it creates. The City shall consider a linkage program ordinance that would require development to mitigate housing impacts. Revenues collected for the ordinance shall be placed in a housing fund to provide housing and associated childcare for the South Lake Tahoe workforce, particularly in high opportunity areas such as Town Centers and east of Ski Run Boulevard. 920

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Based on the results and recommendations from the study, the City will choose one or more implementation measures which may include one of the following options below:
 Developers build affordable workforce housing units.
 Developers contribute land for the production of affordable and/or workforce housing.  Developers pay an in-lieu of fee into the housing trust fund to help finance the production of affordable and/or workforce housing.
 The City will consider offering incentives to developers participating in the program.

Responsible Party: Planning Division and Housing Division Funding: The Feasibility Study is funded through the Regional Early Action Planning (REAP) grant. The linkage
program will be funded through staff time the general
fund, and State and federal grants. Complete
implementation of this program is dependent on
successfully obtaining funds from the State.

Time Frame: Complete feasibility study in September 2022; Adopt linkage ordinance by September 2023
Quantified Objective: Encourage housing mobility and reduce displacement risk by facilitating the development of 25 units, as
needed, linked with new demand.

Program 2-12 INTER-AGENCY HOUSING PROGRAM COORDINATION
The City shall work with housing providers, managers, and non-profits to build capacity to administer and monitor affordable housing programs. These efforts should include:
 Identify the primary management organization or person that would lead administration of programs. Identifying funding to support this work.  Consider contracting with additional organizations to provide housing services and information for special-needs groups within the City.
 Meet with organizations to identify sites for affordable housing and provide technical assistance, when requested, in identifying funding to subsidize units.  Conduct outreach to local housing developers annually to advertise sites identified for affordable housing.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, grants. Complete
implementation of this program is dependent on
successfully obtaining funds from the State.
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Time Frame: Identify primary management organization or person by 2024. Attend meetings quarterly. Conduct outreach to
housing developers annually once sites are identified.

Program 2-13 STREAMLINE AFFORDABLE HOUSING
The City has updated its zoning regulations to comply with Senate Bill 35 to streamline affordable housing development. The City will continue to implement and advertise streamlined ministerial review for housing projects in compliance with objective development and design standards.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Ongoing
Program 2-14 TAX CREDIT ALLOCATION MAP PROCESS
The City shall participate in state processes to provide input on the TCAC Opportunity Areas mapping with the goal of improving the mapping accuracy in identifying low, moderate and high opportunity areas.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Contact the State annually to discuss revisions to TCAC methodology and mapping to align with local
characteristics.

Program 2-15 RENTAL ASSISTANCE PROGRAM
The City shall seek funding to establish a rental assistance program. The rental assistance program would provide financial assistance for initial rental deposits for lower-income households in South Lake Tahoe. Renters in the program would gradually repay the deposit to the City in installments as part of a pre-established payment plan.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund, grants. Complete
implementation of this program is dependent on
successfully obtaining funds from the State.

Time Frame: Pursue program funding by September 2023. If funds are secured and allocated by the City Council, establish this program by September 2024 and then administration will
be ongoing
Rehabilitation/Conservation
While it is important to encourage the development of new affordable housing, reinvestment in the existing supply of housing is equally important. A large percentage of the city’s existing housing stock needs some 922

4. HOUSING
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form of rehabilitation. Based on findings from the 2019 Housing Conditions Survey, almost five percent, or 200 units, of the properties that were surveyed (a total of 4,009) needed rehabilitation. Three-quarters of all properties identified for rehabilitation needed minor repairs. The most common problem found during the survey was cracked driveways or driveways needing major repairs, primarily due to the harsh winter conditions which can accelerate driveway erosion.

Goal HE-3 To preserve and enhance the existing supply of housing.

POLICIES
Policy 3-1 The City shall encourage private reinvestment in residential neighborhoods and private rehabilitation of housing.

Policy 3-2 The City shall continue to ensure that housing in the city is decent, safe, and sanitary for its occupants.

Policy 3-3 The City shall support good property management practices, long-term maintenance, and improvement of existing housing through follow-up to complaints left on the Housing Issues Hotline and code enforcement activities.

Policy 3-4 The City shall take all reasonable steps to ensure that proposed redevelopment, mobile home park closures, or subdivisions do not result in the displacement of persons of low and moderate incomes. In the case of displacement, project applicants shall be required to relocate low- and moderate-income tenants and/or replace the lost low- and moderateincome housing units.

Policy 3-5 The City shall consider the feasibility of converting substandard mobile home parks and motels to higher-density affordable housing and/or mixed-use developments when such conversions could create additional affordable housing opportunities.

Policy 3-6 The City shall continue inspection programs for multifamily projects with more than six units and motels providing long-term (30 days or longer) occupancies. The purpose of these programs is to identify substandard units, fulfilling housing needs and to provide for the rehabilitation of units that do not meet minimum building, housing, property maintenance code standards, and city-wide design standards, or are not safe to occupy.

Policy 3-7 The City shall incentivize the reuse of existing housing stock for long-term rentals to increase rental options in the city for residents and the local workforce. A grant program will be pursued to fund a long-term rental incentives program.

Policy 3-8 City shall implement actions identified in Safety Element policies HS-2.1 through HS-2.8 for all housing development in the City in order to mitigate potential fire hazards and damage to structures in the event of a wildfire.
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Policy 3-9 The City shall take all reasonable means to ensure that existing affordable and workforce housing opportunities are protected and preserved, and discourage the demolition of existing affordable housing sites without adequate mitigation. See also Program 3-6.

PROGRAMS
Program 3-1 REHABILITATION LOAN PROGRAM ADMINISTRATION PARTNERING The City shall develop a housing rehabilitation program to serve city residents in order to incentivize improved housing conditions, harden homes against wildfire threats, and make energy efficiency upgrades while maintaining affordability and reducing displacement risk against substandard housing conditions. Within 3 months of developing the program, the City will provide printed informational flyers in City buildings and post information on the City’s website for all residents to access. The City will also prioritize marketing of this program in areas of concentrated rehabilitation need, such as the Tahoe Sierra neighborhood, and areas of concentrated poverty, such as the area east of Ski Run Boulevard by making flyers available in community gathering spots such as libraries or grocery stores at least annually.

Responsible Party: Housing Division
Funding: CDBG, HOME, USDA, FEMA, general fund, housing
funding sources identified through Program 2-12.

Complete implementation of this program is dependent
on successfully obtaining funds from the State.

Time Frame: Pursue program funding by September 2023. If funds are secured and allocated by the City Council, establish this program by September 2024 and then administration will
be ongoing. If these timeframes are not met, the City will continue to pursue program implementation every year
during the planning period.

Quantified Objective: Facilitate place-based revitalization and increased community resiliency opportunities by assisting at least 20 eligible households annually through rehabilitation
loans.

Program 3-2 MULTIPLE-FAMILY DWELLING AND SINGLE-ROOM OCCUPANCY

INSPECTION AND MAINTENANCE PROGRAM
Continue the Multiple-Family Dwelling Inspection and Maintenance Program on multifamily projects of six units or more (or smaller projects if approved by City Council) and single-room occupancy (SRO) units in hotels and motels to identify substandard housing stock and to provide for the rehabilitation of housing that does not meet minimum building, housing, and property maintenance code standards, and site maintenance standards as well as citywide design standards, or is not safe to occupy, and further, to preserve and enhance the quality of life for residents of the city living in multifamily dwelling units. The City continues to successfully conduct inspections each year on all 924

4. HOUSING
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housing units that are subject to these program requirements. Units inspected under this program are distributed geographically in all areas of the city.

Responsible Party: Housing Division and Building Division Funding: Staff time, general fund
Time Frame: Ongoing
Quantified Objective: Promote place-based revitalization and reduce displacement due to substandard conditions by
inspecting 1,000 multi-family and 200 single room
occupancy properties annually to facilitate quality
housing options.

Program 3-3 MOBILE HOME PARKS ORDINANCES
The City shall modify the mobile home parks ordinances to:
 Address conversion of mobile home parks to other uses (quantifying what constitutes a change of use, the definition of “cessation,” such as all or part of a park, immediately or gradually when relocation payment is required, etc.).  Require mitigation of housing loss associated with mobile home park conversions and/or demolitions.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: September 2025
Program 3-4 PRESERVATION AND ACQUISITION OF AT-RISK PROPERTIES The City shall continue to provide technical and financial assistance to the St. Joseph Community Land Trust and other nonprofit housing organizations that might be interested in, and have the capacity to, step in to acquire and rehabilitate any of the assisted or substandard properties to maintain, or create, long-term, affordable rental housing. The City may consider adopting a policy that prioritizes local residents for housing rehabilitation services.

The City will monitor the list of all dwellings in the city that are subsidized by government funding or low-income housing developed through local regulations or incentives. The list will include, at least, the number of units, the type of government program, and the date on which the units are at risk to convert to market rate. The City did not identify any units at risk of converting to market rate within 10 years of the beginning of the sixth-round Housing Element planning period. The City has over 300 subsidized units, and the City will work to reduce the potential conversion of any units to market rate through the following actions:
 Monitor the status of affordable projects, rental projects, and mobile homes in South Lake Tahoe. Should the property owners indicate the desire to convert properties, 925

SOUTH LAKE TAHOE GENERAL PLAN
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consider providing technical and financial assistance, when possible, to ensure longterm affordability.  If conversion of units is likely, work with local service providers to subsidize the atrisk units to ensure continued affordability. Funding sources may include state or local sources.
 Pursuant to California law (Government Code Sections 65853.10, 65863.11, and 65863.13), owners of deed-restricted affordable projects are required to provide notice of restrictions that are expiring to all prospective tenants, existing tenants, and the City at 3 years, 12 months, and 6 months before the scheduled expiration of rental restrictions. In addition, the City or owner will provide notice to HUD, the California Department of Housing and Community Development (HCD), the El Dorado County Housing Authority, and the local legal aid organization. Owners shall also refer tenants of at-risk units to educational resources regarding:
- Tenant rights
- Conversion procedures
- Information regarding Section 8 rent subsidies
- Any other affordable housing opportunities in the city In addition, notice shall be required prior to conversion of any units to market rate for any additional deed-restricted lower-income units that were constructed with the aid of government funding, that were part of a project granted a density bonus, or that were part of a project that received other incentives.

If a development is offered for sale, HCD must certify persons or entities that are eligible to purchase the development and to receive notice of the pending sale. Placement on the eligibility list will be based on experience with affordable housing.

When necessary, the City shall continue to work with property owners of deed-restricted affordable units who need to sell within 45 years of initial sale. When the seller is unable to sell to an eligible buyer within a specified time period, equity-sharing provisions are established (pursuant to the affordable housing agreement for the property), whereby the difference between the affordable and market values is paid to the City to eliminate any incentive to sell the converted unit at market rate. Funds generated would be used to develop additional affordable housing in the city. The City shall continue tracking all residential projects that include affordable housing to ensure that the affordability is maintained for at least 45 years for owner-occupied units and 55 years for rental units, and that any sale or change of ownership of these affordable units prior to satisfying the 45- or 55-year restriction shall be “rolled over” for another 45 or 55 years to protect “at-risk” units.

Responsible Party: Housing Division
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Funding: California Housing Finance Agency (CalHFA) Help Program; Multifamily Housing Program; HOME,
CalHFA (preservation acquisition financing); mortgage
insurance for purchase/refinance (HUD)
Time Frame: Ongoing communication with owners, service providers, and eligible potential purchasers; work with owners of
deed-restricted units on an ongoing basis—particularly at the time of change of ownership. Track through the
Annual Report to HCD.

Program 3-5 PRESERVATION OF HOUSING CONDITIONS
Continue to enforce City building, fire, health, and zoning codes to remedy existing properties that are experiencing deterioration or are in need of fire resiliency protection or energy efficiency upgrades, and improve the condition of existing housing stock in coordination with rehabilitation and other infrastructure improvement programs. In order to reduce displacement risk resulting from substandard housing conditions, the City will provide information on rehabilitation assistance programs to eligible households found in violation of City codes particularly in lower resource areas of the city.

Responsible Party: Planning Division and Building Division Funding: Staff time, general fund. Complete implementation of this program is dependent on successfully obtaining
funds from the State.

Time Frame: Ongoing. Outreach to eligible households in lower resource parts of the City found in violation of City codes will be conducted by the end of 2022.

Quantified Objective: Reduce displacement risk and facilitate place-based revitalization by targeting marketing of rehabilitation programs to properties experiencing deterioration, in
particular in lower resource areas, or that are in need of fire resiliency protection or energy efficiency upgrades and connecting at least 35 eligible households with
assistance.

Program 3-6 REPLACEMENT OF LOST UNITS FROM RESIDENTIAL DEMOLITIONS In accordance with California Government Code Section 65583.2(g), the City will require replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.

This requirement applies to:
 Non-vacant sites
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 Vacant sites with previous residential uses that have been vacated or demolished.

Responsible Party: Planning Division
Funding: General Fund
Time Frame: Ongoing, the replacement requirement will be implemented immediately and applied as applications on
identified sites are received and processed.

Program 3-7 MONITORING IMPACTS OF VACATION HOME RENTALS ON LONG-TERM

RENTAL SUPPLY
South Lake Tahoe voters approved Measure T in late 2018 to prohibit vacation home rentals in many areas of the city where they were previously allowed. Full implementation of Measure T began in 2021 when all existing vacation home rental permits in residential areas expired. The City shall continue enforcement of Measure T regulations and will monitor the effects of limiting vacation home rentals during the course of the Housing Element planning period as the impacts unfold after 2021. The City will report to the City Council on any identifiable impacts to the supply and cost of long-term rental housing by the end of 2023.

Responsible Party: Planning Division
Funding: General Fund
Time Frame: Monitor impacts resulting from vacation home rental moratorium and summarize in report to City Council by
end of 2023.

Program 3-8 MULTI-FAMILY ACQUISITION AND REHABILITATION PROGRAM The City will partner with organizations, employers, and non-profits to establish a multifamily acquisition and rehabilitation program to increase quality of housing for low income residents and ensure long term affordability. The City will encourage acquisition of multifamily housing in areas of concentrated affluence and outside of areas with concentrations of existing affordable housing to promote housing mobility and affordability in high income neighborhoods. The City will also target acquisitions to increase housing options for lower-income households and reduce overcrowding in existing housing units.

Responsible Party: Planning Division
Funding: General Fund, staff time, housing funding sources identified through Program 2-12. Complete
implementation of this program is dependent on
successfully obtaining funds from the State.

Time Frame: Establish program by September 2024; Ongoing communication with organizations, employers, and
service providers that could administer program, with
contact at least once per year. If the program is not
established by September 2024, the City will continue to 928

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pursue program establishment every year during the
planning period.

Quantified Objective: Reduce displacement risk for lower- and moderateincome households by facilitating rehabilitation of 20 multi-family units.

Program 3-9 LANDLORD/TENANT MATCHING PROGRAM
Continue the program to incentivize long term rental of second homes and spare rooms to promote the availability of low and moderate income rental housing for existing employees in the city. The City has been conducting a multi-faceted marketing campaign through press releases, internet-based outreach, media outreach/interviews, direct mailing to property owners and with advertisements published in the local paper of general circulation. The City will conduct specific outreach and marketing to owners of existing large housing units to participate in the rental incentive program in order to expand housing opportunities for larger renter households. The City will seek acquisition of housing in areas of concentrated affluence and outside of areas with concentrations of existing affordable housing to promote housing mobility and affordability in high income neighborhoods.

Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing. Marketing will be conducted by the end of 2022.

Quantified Objective: Restrict 10 low- and moderate-income units each year.

Program 3-10 MOBILE HOME PARK PRESERVATION
The City shall promote the longevity and quality of life at existing and new mobile home parks by:
 Codifying regulations for mobile home park conversions.  Evaluating TRPA’s restrictions on the reuse of any residential units of use that originate from a mobile home park, and considering their reuse for workforce housing.  Reviewing City regulations for new and enlarged mobile home parks to consider adding design, fencing, and amenity requirements and requiring an affordability assessment.
 Conducting an inventory of mobile home parks to identify those that are most desirable or feasible for long-term preservation.
 Work with HCD Mobilehome and Special Occupancy Parks Program to gather and maintain data on resident complaints, inspections and code violations. 929

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 Targeting mobile home parks for park-wide infrastructure improvements or select coach rehabilitation or replacement.

Responsible Party: Housing Division
Funding: Staff time, general fund
Time Frame: Ongoing; conduct inventory by 2024
Quantified Objective: n/a
Special-Needs Housing
Within the general population, there are several groups of people who have special housing needs. These special needs can make it difficult for members of these groups to locate suitable housing. In South Lake Tahoe, special-needs groups include single female-headed households, seasonal workers, students, seniors, disabled persons (including those with developmental disabilities), homeless persons, and large families.

Disabled persons often require special housing features to accommodate physical limitations. The City has processes in place for persons with disabilities to request reasonable accommodation for exceptions for placement of carports and when needed at City facilities. While the City has shown a commitment to the creation of housing that is accessible to persons with disabilities, the City continues to evaluate other types of accommodation needed by those with disabilities.

Although there are a number of services available to homeless residents of South Lake Tahoe, there is a lack of emergency shelters. However, the Tahoe Coalition for the Homeless (TCH) operates three motels as permanent supportive housing, and motel vouchers provide some relief for homeless residents seeking shelter from harsh winter weather.

Goal HE-4 To provide a range of housing services for households with special needs within South Lake Tahoe.

POLICIES
Policy 4-1 The City shall ensure equal access to housing by requiring reasonable accommodation for individuals with disabilities. The City shall also provide a more comprehensive process for individuals with disabilities to make requests for reasonable accommodation in regard to relief from the City’s various land use, zoning, or building laws, rules, policies, practices, and/or procedures.

Policy 4-2 The City shall work with surrounding jurisdictions to address the causes of homelessness and the needs of transient homeless persons on a regional basis. The City shall support TCH and El Dorado County Community Services and in its countywide programs that address the needs of homeless persons.

Policy 4-3 The City shall encourage the development of rental units for large families in roughly the same proportion as the percentage of large family renter households within the total renter population.
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Policy 4-4 The City shall provide priority permit processing of projects that are targeted toward special-needs groups, such as seniors, the disabled (including the developmentally disabled), and the homeless, including priority for building plan check, subdivision map review, improvement plans for roadways and utilities, and environmental impact analysis.

Policy 4-5 The City shall consider special-needs housing in City-partnered affordable housing projects based on existing demand. The City shall incorporate universal design concepts whenever possible to meet the needs and special requirements of our community.

Policy 4-6 The City shall strive to address the unique housing needs of seniors, large families, single female-headed households, the homeless, persons with disabilities (including developmental disabilities), extremely low-income persons, seasonal employees, and students.

PROGRAMS
Program 4-1 REASONABLE ACCOMMODATION AND LAND COVERAGE
The City shall complete the process of reviewing and amending its Code to provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing as feasible in coordination with TRPA.

This will be added to the City’s workplan to coordinate with TRPA. This procedure will include, but will not be limited to, the existing City procedure to grant exception for carport structures for persons with disabilities and other uncodified City process for reasonable accommodation. This procedure will be a ministerial process subject to approval by the Director of Development Services. The City shall also continue to work with TRPA to facilitate reasonable accommodation requests within the framework of the Regional Plan to address any needs for accommodation by persons with disabilities for additional land coverage for necessary site improvements beyond the additional land coverage allowances for Americans with Disabilities Act (ADA) improvements in Chapter 30 of the TRPA Code of Ordinances.

Responsible Party: Building Division, Planning Division Funding: Staff time, general fund
Time Frame: The City shall adopt a reasonable accommodation ordinance and create a public information brochure on
reasonable accommodation and provide that information
on the City’s website by September 2023. Add this
program to the TRPA workplan by September 2022. See
Program 2-8 for timing objectives regarding Basin-wide
regulation amendments.

Program 4-2 EMPLOYEE HOUSING ACT COMPLIANCE
To comply with the State Employee Housing Act (Health and Safety Code Sections 17021.5, 17021.6, and 17021.8), the City will continue working with TRPA on definitions 931

SOUTH LAKE TAHOE GENERAL PLAN
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in their regulations and amend the City’s zoning code to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Section 17021.5). This will be added to the City’s workplan to coordinate with TRPA. The City is in compliance with the rest of the Employee Housing Act (Sections 17021.6 and 17021.8) as there are no agricultural zones or uses in the City.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: If possible, within the TRPA regulatory framework, the City will make amendments to City regulations by 2023.

Add this program to the City’s workplan to coordinate
with TRPA by September 2022. See Program 2-8 for
timing objectives regarding Basin-wide regulation
amendments.

Program 4-3 SPECIAL-NEEDS HOUSING
Continue to work with housing providers to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, those with extremely low incomes, and homeless individuals and families. The City will seek to meet these special housing needs through a combination of incentives, zoning standards, new housing construction programs, and supportive services programs. The City will conduct outreach to affordable housing developers and service providers annually to identify and pursue development opportunities, in tandem with developer outreach conducted as part of Program 1-4. Program 1-5 contains additional incentives the City plans to implement. The City may also seek funding under the federal 202 Senior Housing Program-Supporting Housing for the Elderly, California Child Care Facilities Finance Program, California Homebuyer’s Downpayment Assistance Program, and other state and federal programs designated specifically for special-needs groups such as seniors, extremely low-income households, persons with physical and developmental disabilities, and persons at risk for homelessness as determined by the needs in the community.

The City shall continue to hold discussions with surrounding jurisdictions to determine how to address the needs of homeless residents and identify potential sites and funding sources for an emergency shelter. The City shall also meet with at least one organization that provides services to persons with developmental disabilities and/or the Alta California Regional Center by June 2023 to identify specific strategies to address displacement risk and homeless services specifically for persons with developmental disabilities.

Responsible Party: Planning Division and Housing Division Funding: Staff time, general fund
Time Frame: Annually for discussions with surrounding jurisdictions and outreach with affordable housing developers and
service providers and ongoing
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Quantified Objective: Incentivize the development of 10 units for specialneeds groups to reduce displacement risk.

Program 4-4 CHILDCARE AND INTERGENERATIONAL FACILITIES
Consider establishing a program to address the following housing needs in the city:
 Affordable housing developments that include on-site childcare.  Promoting intergenerational facilities.

After studying these options, determine whether a program will be established and establish and publicize program if initiated.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Study program by early 2026; determine whether program will be established and initiate by the end of
2026.

Program 4-5 DEFINITION OF FAMILY
Update the definition of “family” in the City’s zoning regulations to be compliant with State law.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Complete by September 2023.

Equal Opportunity Housing and Discrimination Prevention According to California law, all households in South Lake Tahoe have the right to rent or purchase housing without discrimination. The City has continued to ensure equal housing opportunity through the enforcement of fair housing practices and the dissemination of fair housing information throughout the community. The Housing Issues Hotline has proven to be an effective means for addressing housing issues and ensuring fair housing in the city. In compliance with AB 686, the City will increase its efforts to address fair housing issues.

Goal HE-5
To provide decent housing and quality living environments for all South Lake Tahoe residents, regardless of age, race, religion, gender, sexual orientation, marital status, ancestry, national origin, disability, or economic level.

POLICIES
Policy 5-1 The City shall promote housing opportunities for all persons regardless of source of income, age, race, religion, gender, sexual orientation, marital/familial status, national origin, disability, economic level, or other barriers that prevent choice in housing. 933

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Policy 5-2 The City shall cooperate with community-based organizations that provide services or information to victims of housing discrimination.

Policy 5-3 The City shall provide a Spanish language translator at community housing events and provide informational materials to the community in Spanish.

PROGRAMS
Program 5-1 FAIR HOUSING
To comply with AB 686, the City will implement the following actions:
 Implement the following previously identified programs to affirmatively further fair housing:
− Place-based revitalization strategies: Programs 1-2, 3-1, 3-2, and 3-5 − Strategies to facilitate housing mobility: Programs 11-1, 1-7, 2-2, 2-7, and 2-11 − Strategies to expand affordable housing in high opportunity areas, such as Town Centers and east of Ski Run Boulevard: Programs 1-1, 1-7, 2-2, 2-6, 2-7, and 2- 11 − Strategies to reduce or prevent displacement risk: Programs 1-1, 1-4, 2-2, 2-4, 2- 6, 2-11, 3-2, 3-5, 3-8, 4-1, and 4-4
 Continue to use the City’s Housing website to distribute information on fair housing information and available services, updating annually, or as needed. The City will also distribute printed materials at least annually at community meetings, prioritizing distribution in higher need areas, and make available in City buildings.  As fair housing complaints are received at the City, refer cases to the appropriate fair housing agency or address through inspections, as appropriate. Meet annually with fair housing providers to discuss local fair housing issues and concerns, identifying strategies to increase fair housing enforcement in key areas, particularly in higher need areas of the city, as needed.
 Continue the Housing Issues Hotline service to assist residents with substandard housing and fair housing concerns. Assist at least 30 residents annually through the hotline service. If fewer than 30 residents use the hotline service, provide assistance to all that do.
 Ensure that projects needed to develop infrastructure improvements to support housing and residents without vehicles will continue to be included in the City's Capital Improvement Plan. In addition, ensure that the transportation infrastructure projects in the Capital Improvement Plan prioritize areas where sites with lower-income units are identified and incorporate place-based strategies to establish equity amongst 934

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infrastructure improvements. Identify at least 3 infrastructure projects that support these strategies, as needed, in each update to the Capital Improvement Plan.  Meet with Lake Tahoe Unified School District by May 2023 to determine what, if any, outside factors impede student performance that can be alleviated, such as stable housing opportunities, childcare opportunities for working parents, access to beforeand after-school resources and events, and more. If such a need for such a program or specific issues are identified, the City will pursue solutions, which may include:
- Meeting with developers to identify sites suitable for housing affordable on a teacher salary;
- Facilitating coordination between school districts and transit agencies to increase the availability of bussing and transportation (including safe routes to schools and potentially covering transportation costs), as needed, for students to/from school, childcare, athletic events, or other school programs;
 By December 2022, send mailers or virtual information to landlords and property managers about the Housing Choice Voucher (Section 8) program and avoiding discriminatory practices based on income or other protected classes. Include information about the benefits on advertising their units to voucher holders. Resend information annually and coordinate with the Public Housing Authority of El Dorado County to track whether the number of available units has increased. The intent of this outreach is to encourage landlords and property managers to increase the supply of units available to Section 8 participants by at least 30 and reduce complaints about source of income discrimination by at least 50 percent over the course of the planning period.
 Conduct targeted outreach to underrepresented and underserved groups by recruiting them to participate in the planning process and apply to committees by, at least annually, coordinating with service providers, sending recruitment information to community groups or organizations, and posting information in public locations such as grocery stores. Encourage at least three representatives from underserved groups to apply for each open committee.
 Promote the availability of multilingual resources by ensuring that City-provided services and materials are available in languages other than English or that they make clear the availability of interpretation or translation services. Translate materials and make them available by December 2022.
 The City will take the following actions to reduce displacement risk due to environmental disasters, and to aid in measures to reduce flood and fire insurance costs that present displacement risk:
- Maintain information on organizations and programs that are available to landowners to assist them in meeting defensible space goals and taking other steps that may decrease flood and fire insurance rates to reduce disaster displacement risk. These programs may include the National Fire Protection Association's 935

SOUTH LAKE TAHOE GENERAL PLAN
HE-32 JUNE 2022
Firewise USA program and CalFire's Landowners Assistance and wildfire preparedness informational tools. Provide links to these resources on the City's website by October 2022 and update annually, or as programs change or new programs become available.

Responsible Party: Planning Division, Housing Division, and Public Works Department
Funding: Staff time, General Fund
Time Frame: Refer to each strategy in the Affirmatively Furthering Fair Housing (AFFH) program for specific timeframes.

Quantified Objective: See individual strategies bulleted in Program 5-1 above with specific targets. As needed, target at least two
funding sources annually to support strategies to
affirmatively further fair housing.

Program 5-2 TRANSIT ACCESSIBILITY
Meet with the Tahoe Transportation District by December 2022, and biannually thereafter, to assess if any new unmet transit needs have developed and, if so, will provide technical assistance in applying for state and federal funding for expansions and will assist in identifying at least two funding sources annually that could be used fund expansions.

Responsible Party: Planning Division, Housing Division, and Public Works Department
Funding: Staff time, General Fund
Time Frame: Meet with the transportation district by December 2022 and biannually thereafter. Identify funding sources
annually.

Quantified Objective: See individual strategies bulleted in Program 5-1 above with specific targets. As needed, target at least two
funding sources annually to support strategies to
affirmatively further fair housing.

Energy Conservation Opportunities
Energy efficiency has direct application to affordable housing. The more money spent on energy, the less available for rent or mortgage payments. High energy costs have particularly detrimental effects on lowincome households that do not have enough income or cash reserves to absorb cost increases and must choose between basic needs such as shelter, food, and energy.

Many of South Lake Tahoe’s homes were originally built for summer-only occupancy and are now being resided in year-round. Consequently, energy conservation retrofits are an important component of City rehabilitation loan programs. Such retrofits can benefit residents through reduced monthly utility costs. 936

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Goal HE-6 To ensure energy efficiency and appropriate weatherization for all new and existing housing.

POLICIES
Policy 6-1 The City shall ensure that new construction meets or exceeds Title 24 energy conservation requirements and shall require retrofits of older summer seasonal housing to be made suitable for year-round occupancy.

Policy 6-2 The City shall encourage the use of energy conservation devices and passive design concepts that make use of natural climate to increase energy efficiency and reduce housing costs.

Policy 6-3 The City shall encourage and promote green building practices during the development review process and implement the City’s Green Building Incentive Program. 937

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PROGRAMS
Program 6-1 GREEN BUILDING INCENTIVE PROGRAM
The City shall continue to implement its green building incentive program that rewards developers for building green projects. The City shall also evaluate opportunities to provide additional incentives for green building projects.

Responsible Party: Planning Division, Building Division Funding: Staff time, general fund
Time Frame: Ongoing
Program 6-2 ENERGY REGULATIONS
The City shall continue to require applicants for building permits to demonstrate compliance with the state energy conservation requirements at the time building plans are submitted. The City will also explore potential “Reach” codes that include energy efficiency measures beyond state requirements for new construction. In addition, the City will continue to implement appropriate Climate Action Plan strategies as they relate to housing.

Responsible Party: Planning and Building Divisions
Funding: Permit Fees, staff time, general fund
Time Frame: Adopt Reach code by September 2023; other activities are ongoing
Program 6-3 ENERGY CONSERVATION ASSISTANCE FOR LOW-INCOME HOUSEHOLDS The City shall consider including weatherization and energy conservation as eligible activities should housing rehabilitation efforts resume.

Responsible Party: Planning and Building Divisions
Funding: Staff time, general fund
Time Frame: Ongoing
Program 6-4 ENERGY CONSERVATION
The City will provide information and refer eligible property owners to other programs offered by Liberty Utilities and nonprofit organizations and will refer interested individuals to energy rebate and conservation assistance programs offered by others and maintain information on these programs at City Hall.

Responsible Party: Planning and Building Divisions
Funding: Staff time, general fund
Time Frame: Ongoing
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Neighborhood Preservation
The Lake Tahoe Basin is renowned for its unique natural beauty. The character of South Lake Tahoe’s built environment should complement the Basin’s distinctive natural environment. This character is essential to the city’s sense of place and economic vitality as a tourist attraction. New development needs to be sensitive to the city’s distinctive character.

There is sometimes public anxiety based on the misperception that affordable housing will devalue the neighborhoods in which they are established. Careful design and enforcement of design standards can ensure compatibility with surrounding neighborhoods and reduce opposition. Recent affordable housing projects in South Lake Tahoe have helped to dispel misperceptions of affordable and multifamily housing by maintaining high-quality, Tahoe-sensitive design standards.

Goal HE-7
To provide for a variety of housing types, sizes, price ranges, and densities compatible with the existing character and integrity of residential neighborhoods.

POLICIES
Policy 7-1 The City shall continue to promote quality design and appearance of all new multifamily and affordable housing projects so that they blend in with the existing community fabric, add value to the community’s built environment, and strengthen acceptance by the local community.

Policy 7-2 The City shall encourage compatibility of physical design, building structure, and lot layout relationships between existing and new construction to help the new developments complement the surrounding neighborhoods.

Policy 7-3 The City shall strive to raise and enforce current design standards for all rental properties in the community.

Policy 7-4 The City shall ensure that adequate provisions are made in new housing developments for amenities, such as tot lots, play yards, childcare, computer centers, etc., appropriate to the targeted resident population.

Policy 7-5 To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design (e.g., accessory dwelling units, co-housing, halfplexes, zipper lots, zero-lot lines, alley-loaded parking, six-pack subdivisions, live-work units).

Policy 7-6 The City shall improve infrastructure to foster private investment and rehabilitation of older neighborhoods.

Policy 7-7 The City shall consider using HOME funds to support the development of mixed-income housing.
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PROGRAMS
Program 7-1 MAINTAINING NEIGHBORHOOD CHARACTER
The City shall work with project proponents and community special interest groups to integrate affordable and workforce housing into existing neighborhoods—including smaller duplexes, triplexes, and accessory dwelling units—while addressing local concerns and maintaining the character and environmental quality of the surrounding area. The City will also work with TRPA to implement these objectives within the framework of the Regional Plan.

Responsible Party: Planning Division
Funding: Staff time, general fund
Time Frame: Meet with TRPA at least twice per year and ongoing Quantified Objectives
One of the requirements of state law (California Government Code Section 65583[b]) is that the Housing Element contain quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that the total housing need identified by a community may exceed available resources and the community’s ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The City has established a target for the maximum number of housing units for each income category that can be constructed, rehabilitated, and conserved over a five-year time period based on available resources (see Table HE-1).

TABLE HE-1

SUMMARY OF QUANTIFIED OBJECTIVES
Objective
Category/Program
Extremely
Low Very Low Low Moderate AboveModerate Total

QUANTIFIED OBJECTIVES
New Construction1 35 35 50 42 127 289
Rehabilitation2 2 3 15 - - 20
Conservation/Preservation3 40 123 263 - - 426
TOTAL 77 161 328 42 127 735

1. Corresponds to the RHNA

2. Corresponds to quantified objectives in Program 3-1 3. The 426 units to be conserved/preserved correspond to the assisted units in the City (see Table 4-50 in the Background Report).
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4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)

NEW CONSTRUCTION
1-1 MIXED-USE DEVELOPMENT
The City shall continue to create and implement incentives (i.e., alternative parking requirements, streamlined permitting) to encourage production of housing in areas where residential use is appropriate to the setting and where mixed-use projects could address job and housing needs.

Incentives have been included in the Tourist Core Area Plan and Tahoe Valley Area Plans as well as for affordable residential development throughout the City. The City provides information regarding the incentives at City Planning Division offices and on the City’s website.

M    $ Policy 1-6 1
1-2 DEVELOPMENT OF SUBSTANDARD/UNDERUTILIZED SITES
The City will provide information on substandard or underutilized parcels as part of the City’s online GIS database. The City will update the database annually.

M   $ Policy 1-5 1
1-3 PARKING BEST PRACTICES
The City shall continue to research best practices for parking standards and continue to allow more flexible parking standards and shared parking for mixed-use and other housing projects. The City’s objective Residential Development and Design Standards allow parking requirement reductions for studio and one bedroom units and multi-family projects that commit to parking management measures. The City will continue to strive to balance requests for parking requirement reductions to encourage housing development with environmental and safety impacts associated with a lack of sufficient parking. Additional updates to parking standards could include one or more of the following practices:
• Encouraging affordable housing developers to unbundle parking and rent parking spaces separately from the units. • Allowing housing developers to pay an in-lieu fee to support public transportation access to the project site in place of some of the parking requirements.

M
  $ Policies 1-3,
1-7 3
1-4 USING LOCAL INCENTIVES
The City shall work with affordable, workforce, and other multifamily housing proponents to direct them to Community Plan or Area Plan areas where incentives are already in place to allow for the additional coverage that could enable achievement of the densities necessary to make a project “pencil out.” Increased densities would allow for a larger stock of affordable housing to prevent displacement risk for residents. The City will also seek opportunities to incentivize the construction of new housing to serve large renter households.

The City shall produce an informational handout and have one, central hub on the City website that describes all of the City-offered incentives for multifamily and affordable housing for extremely low-, very low-, and low-income households, including bonus units, land coverage within Community Plans, and/or density bonuses in addition to incentives, highlight incentives for the construction of large units to serve larger rental households, and options offered by TRPA. The handout will briefly summarize the local incentives and provide links to the City’s website. The information will be available on the City’s website and also at the City Planning Division offices. The City will reach out to developers annually to market these incentives.

In addition, the City will continue to work with TRPA and other Tahoe Basin agencies as part of Program 2-8 toward amending Basin-wide regulations to allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to the City’s workplan to coordinate with TRPA. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing & Community Revitalization Working Group to advance these changes to TRPA regulations.

M   $ Policies 1-1,
1-6, 1-7, 1-8
2 942

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4. HOUSING
HE-40 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
1-5 CLARIFYING THE DEVELOPMENT PROCESS
The City shall continue to provide information on the City’s website to clarify the development process for developers/builders who are looking to construct housing in South Lake Tahoe and are unfamiliar with the process.

S M  $ Policy 1-1 1
1-6 CLARIFY HOW RESIDENTIAL-CARE FACILITIES ARE ALLOWED PER STATE LAW The City will work with TRPA to amend the City and TRPA zoning regulations to specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts when TRPA and the City next amends the Residential Plan Area Statements. This will be added to the City’s workplan to coordinate with TRPA.

M  $ Policy 1-3 3
1-7 SMALL LOT CONSOLIDATION
To ensure that there is a sufficient supply of multifamily zoned land to meet the City’s Regional Housing Needs Allocation (RHNA), the City will continue to encourage lot consolidations to combine small residential lots into larger developable lots by proactively reaching out to local developers (as part of Program 1-4) and meeting with local developers to discuss development opportunities and advertise incentives for lot consolidation to accommodate affordable housing units and making applicants aware of these opportunities at the planning counter. In addition, the City will continue to allow administrative processing of lot consolidation. As developers/owners approach the City interested in lot consolidation for the development of affordable housing, the City will offer one or more of the following local incentives on a project-by-project basis given property owners’ and developers’ needs:
• Continue to discuss consolidation opportunities with property owners of adjacent parcels identified in Appendix A. This incentive is currently in place.
• Implement a process to guide property owners through the lot consolidation (lot line adjustment) application process, and waive the fee for this particular entitlement when the resulting project includes deed-restricted affordable units. • Continue to assist property owners in identifying and applying for financial resources for projects which incorporate affordable units. This incentive is currently in place.

M   $ Policy 1-4 1
1-8 HOUSING ELEMENT IMPLEMENTATION PROGRESS
The City shall annually conduct a public workshop or public meeting to discuss progress on housing programs and to solicit feedback. M  $ Policy 1-1 5

AFFORDABLE HOUSING
2-1 PURSUE STATE AND FEDERAL FUNDS
To support the creation of quality, affordable housing options for extremely low-, very low-, low-, and moderate-income households, the City shall continue to seek and pursue grant opportunities for state and federal funds, when appropriate and feasible. The City will prioritize use of these funds to encourage construction of lower- and moderate-income housing in Town Centers near services and amenities and integrate lower- and moderate-income housing into neighborhoods determined to be Racially or Concentrated Areas of Affluence (RCAA).

M   $ $ $ Policy 2-2 1
943
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4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
2-2 PARTNERSHIPS FOR WORKFORCE HOUSING
The City shall continue to work with larger employers in South Lake Tahoe (e.g., Barton Hospital, Lake Tahoe Community College, Lake Tahoe Unified School District, and resorts), St. Joseph Community Land Trust, and other organizations to develop new affordable housing opportunities for employees through public-private partnerships between the employers, developers, and local government, prioritizing sites close to employment centers. The City will work with the larger employers on a pilot program to develop a model policy for employers to provide first month’s rent and rental deposit, which would be re-paid through payroll deduction, to remove barriers to access for lower- and moderate-income households and thus promote housing mobility. Outreach efforts will be made with employers to provide education and to gather information to help create the program. The City will establish the guidelines for the policy that each employer would comply with to standardize how the employer, landlords and employee/tenant would enter into an agreement. The City will also recruit employers to participate once the policy is established.

Additional partnerships with large employers will be considered, such as:
• Partnering with property management companies to provide employers notification and first right of refusal as units become available. • Making the homebuyer programs available to employees. • Providing financial assistance or other support to employees that initially need to rent upon relocation to the city.

M   $ Policies 2-7,
2-8 2
2-3 INTER-JURISDICTIONAL COOPERATION FOR HOUSING
The City shall continue to meet with surrounding jurisdictions in the Tahoe Basin, TRPA, and other organizations to discuss housing issues and develop cooperative strategies that address identified housing needs. This shall include meeting regularly with regional groups and other specific efforts. The outcomes of these future meetings should build regional capacity to identify State and regional grant opportunities and inform the City’s future Housing Element policies and programs.

M   $ Policies 2-3,
2-4 2
2-4 ANALYSIS OF STATE LANDS
The City shall continue discussing the potential for developing quality workforce and affordable housing on non-environmentally sensitive lands owned by the California Tahoe Conservancy (CTC), through the Tahoe Livable Communities program, and other state and federal agencies as opportunities arise. The City shall meet with CTC on a regular basis to discuss opportunities for land transfers or partnerships to develop quality workforce and affordable housing. The City shall ensure that important natural resources are protected and only pursue surplus lands that these agencies have determined do not have a clear and compatible conservation or recreation purpose consistent with agency goals. The City shall also coordinate housing efforts with local, regional, and statewide fire safety and transit efforts to ensure housing is safe and accessible.

M   $ Policy 2-2 3
2-5 STUDENT AND FACULTY HOUSING
In support of the Lake Tahoe Community College (LTCC) opportunities study regarding development of student and faculty housing, the City shall continue to provide assistance to the Lake Tahoe Community College (LTCC) to examine the need for, and feasibility of, developing student and faculty housing. The City shall help identify opportunities to overcome the barriers to permanent student and faculty housing identified in the study. The City will continue to work with LTCC to monitor housing conditions on properties used to house students.

M   $ Policy 2-8 5
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4. HOUSING
HE-42 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
2-6 ASSIST NONPROFIT HOUSING DEVELOPERS
The City shall provide technical and financial support (when feasible) to local, regional, and statewide not-for-profit housing sponsors that facilitate the creation of affordable housing, prioritizing projects that locate affordable housing in Town Centers near services and amenities and prioritizing projects that integrate affordable housing into affluent neighborhoods. Such support can include the donation of City-owned sites, the use of existing City housing programs for project clients when appropriate, the prompt processing of needed applications, and the preparation of funding applications.

M   $
Surplus
Property
Policies 2-2,
2-5 5
2-7 HOMEBUYER ASSISTANCE PROGRAM ADMINISTRATION PARTNERING The City has initiated discussions with other agencies and organizations that may be able to take on the administration of a first-time homebuyer and/or moderate income homebuyer program for residents of the city. The City released a Request for Proposals in March 2022 for partnership with an external consultant to administer a moderate-income homebuyer program, and the City will initiate solicitation and contracting with other agencies and organizations to assist the City in administering the program. As part of this program, the City will conduct outreach to lower-income communities to promote the program and lower-income household homeownership opportunities in high resource areas.

M    - - - - Policy 2-1 2
2-8 MITIGATION OF TRPA REGULATIONS
The City shall continue to advocate for changes to TRPA regulations in order to reduce restrictions on affordable, workforce, and mixed-use housing developments. The City shall use its representation as a voting member on the TRPA Governing Board and the TRPA Advisory Planning Commission and its participation in specific working group efforts such as the Tahoe Living: Housing & Community Revitalization Working Group to advance TRPA Code Amendments and Area Plans that will reduce the following barriers to housing development. : There are three categories for actions that will take place as part of this program, divided by the various approval requirements and associated timing: 1) Amendments to the TRPA Code of Ordinances, 2) New Area Plan for areas currently regulated by Plan Area Statements, and 3) New Area Plan for areas currently regulated by Plan Area Statements and amendments to existing area plans. Timing is included in each category below. 1) Amendments to the TRPA Code of Ordinances
Amendments to the TRPA Code of Ordinances are adopted by ordinance upon the TRPA Governing Board finding that the amendments will not have a significant effect on the environment, will not adversely affect implementation of the Regional Plan, and will not cause the environmental threshold carrying capacities to be exceeded. Code Amendments are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Implementation Committee at public hearings and final adoption by the Governing Board at a public hearing. The City will initiate a proposal for the following Code of Ordinance amendments pursuant to TRPA Rules of Procedure Section 4.8 by December 2024. Adoption of all amendments by TRPA is expected within two years of the City initiating the proposal by December 2026. The bullets below show the actions that will happen within two years of initiating the proposal. • Allow the City to offer density bonuses and other allowances consistent with the state density bonus law (Government Code Section 65915, et seq.). This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 1-

4. M     $ Policy 2-2 1
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4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
• Provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing as feasible in accordance with State law. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 4-1. • Enable mixed-use projects with an affordable multifamily housing component to be developed at maximum allowable density as if a standalone project rather than reducing the number of units that can be developed according to the ratio of the project area devoted to housing in all areas where mixed-use projects are permitted. • Accessory Dwelling Units and Junior Accessory Dwelling Units o Facilitate development of ADUs by reducing fees for ADUs. o Allow bonus units to be used for ADU development without restriction on affordability. o Allow conversion of existing space to an ADU (e.g., JADU or existing approved accessory living facility over a garage) and exempt this type of unit from requiring an allocation, Potential Residential Units of Use, PRUU or bonus units o Continue to work with HCD on their review of the City’s ADU ordinance. If revisions are found to be necessary, the City will make revisions to bring their ADU ordinance into compliance with State law. The City will revise their ADU ordinance within one year of receipt of the HCD response letter to their ADU ordinance. o The timing for this action is dependent on receiving HCD review of the City’s ADU ordinance so may not align exactly with the timing described in the introductory paragraph for Sub-list 1) of actions. 2) New Area Plan for areas currently regulated by Plan Area Statements Area Plans are a component of the TRPA Regional Plan. Area plans are created by local governments and may be approved by TRPA if they contain policies and development ordinances that are consistent with and further the goals and policies of the Regional Plan. The TRPA Code of Ordinances specifies required Area Plan content sufficient to demonstrate that the Area Plan, together with TRPA ordinances that remain in effect, are consistent with and conform to TRPA’s Goals and Policies and all other elements of the Regional Plan. Area Plans allow for the adoption of standards that supersede standards of the Regional Plan in comprehensive coverage management, parking strategies, area-wide water quality treatment, development right transfer ratios, site design, building design, landscaping, lighting, and signage. Area Plans may also include residential density and building heights in Town Centers up to maximums specified in TRPA Code. Area Plans must be developed consistent with procedures established by TRPA and are considered for recommendation by the TRPA Advisory Planning Commission and Regional Plan Implementation Committee at public hearings with final adoption by the Governing Board at a public hearing. Area Plans must be approved by the City prior to TRPA consideration. Adoption by both the City and TRPA is required for the Area Plan to be effective.

The City will initiate the development of a new Area Plan that encompasses all of the residential areas currently regulated by Plan Area Statements by December 2022 with a target for City adoption by December 2023. Adoption by TRPA is anticipated within six months of City adoption. The new Residential Area Plan will include:
• Increase allowed maximum residential density in zones that currently allow eight dwelling units per acre to allow 15 dwelling units per acre.
3) New Area Plan for areas currently regulated by Plan Area Statements and amendments to existing area plans 946

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4. HOUSING
HE-44 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
The following regulatory changes will also be incorporated into the New Residential Area Plan and will be addressed through amendments to the existing Tourist Core and Tahoe Valley Area Plans. Amendments to existing Area Plans are subject to the same procedures and adoption criteria as new Area Plans.

The City will initiate the development of a new Area Plan that encompasses all of the residential areas currently regulated by Plan Area Statements and amendments to existing Area Plans by December 2022 with a target for City adoption by December 2023. Adoption by TRPA is anticipated within six months of City adoption. The new Residential Area Plan and existing Area Plan amendments will include:
• Specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts. This will be added to the City’s workplan to coordinate with TRPA. See more information about this item in Program 1-6. • Amend definitions to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone. This will be added to the City’s workplan to coordinate with TRPA.

See more information about this item in Program 4-2.
• To clarify that transitional and supportive housing are allowed without a conditional use permit or other discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that allow residential development, add definitions of transitional and supportive housing to Chapter 21 of the TRPA Code of Ordinances. These uses shall be allowed in the same way and subject to the same restrictions that apply to other residential uses of the same type in the same zone. The definitions will be included as defined in Government Code Sections 65582(g), (i), and (j). In addition, per Assembly Bill (AB) 2162, the law requires that supportive housing be allowed without discretionary review in areas zoned for residential use in zones where multifamily and mixed uses are permitted, including in nonresidential zones permitting multifamily uses. This will be added to the City’s workplan to coordinate with TRPA. • To clarify that emergency shelters are allowed without a conditional use permit or other discretionary action in Plan Areas, Area Plan areas, and Community Plan areas that allow Social Service Organization uses, add a definition of emergency shelter to Chapter 21 of the TRPA Code of Ordinances, and update the TRPA Code of Ordinances and the City Code as needed to be compliant with AB 139. Per AB 101, California law requires that low-barrier navigation centers for the homeless be allowed without discretionary review in areas zoned for mixed-use and nonresidential zones permitting multifamily uses. This will be added to the City’s workplan to coordinate with TRPA. .
2-9 PUBLIC EDUCATION
The City shall continue to provide information that describes the myths and realities of multifamily and affordable housing development. This will include promoting ADUs as a housing option in the city. The City will also continue to publicize programs, such as energy-efficiency programs and state and federal funding programs currently available to South Lake Tahoe residents. Information is available on the City’s website and, when needed, the City makes the presentation/slide show on myths and realities of multifamily and affordable housing development available to housing advocates and to developers involved in local affordable housing projects. The City shall continue to encourage local housing advocates to make presentations to local builders and developers, Chamber of Commerce, civic groups, and the local community. Additionally, the City shall publicize the Affordable Housing Resources page of the City’s website as a source of information on housing programs, in addition to providing information in response to inquiries via phone, email, and at the Permit Center.

M  $ Policy 2-4 4
2-10 MOVEABLE TINY HOMES
The City will consider City Code amendments to allow tiny homes on wheels/on a chassis and work with TRPA to provide this type of housing as an option in residential areas of the City. M  $ Policy 2-3 1 947
JUNE 2022 HE-45

4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
2-11 LOCAL FUNDING SOURCE FEASIBILITY STUDY
The City shall conduct a feasibility study to explore local funding options to support affordable housing projects and programs. The City released a Request for Proposals in March 2022 for partnership with an external consultant to conduct this feasibility study, and the City will initiate solicitation and contracting with other agencies and organizations to assist the City in conducting this study. Examples of options to pursue include vacancy tax, housing transfer tax, sales tax, transient occupancy tax, linkage fees, impact fees, inclusionary housing in-lieu fees, and housing investment or trust funds. In addition, the City shall analyze thresholds of significance, standards, and criteria for a linkage program, which would connect new development to the housing demand that it creates. The City shall consider a linkage program ordinance that would require development to mitigate housing impacts. Revenues collected for the ordinance shall be placed in a housing fund to provide housing and associated childcare for the South Lake Tahoe workforce, particularly in high opportunity areas such as Town Centers and east of Ski Run Boulevard.. Based on the results and recommendations from the study, the City will choose one or more implementation measures which may include one of the following options below::
• Developers build affordable workforce housing units.
• Developers contribute land for the production of affordable and/or workforce housing. • Developers pay an in-lieu of fee into the housing trust fund to help finance the production of affordable and/or workforce housing. • The City consider offering incentives to developers participating in the program.

M  $ $ Policies 2-2,
2-6 1
2-12 INTER-AGENCY HOUSING PROGRAM COORDINATION
The City shall work with housing providers, managers, and non-profits to build capacity to administer and monitor affordable housing programs.

These efforts should include:
• Identify the primary management organization or person that would lead administration of programs. Identifying funding to support this work.
• Consider contracting with additional organizations to provide housing services and information for special-needs groups within the City. • Meet with organizations to identify sites for affordable housing and provide technical assistance, when requested, in identifying funding to subsidize units.
• Conduct outreach to local housing developers annually to advertise sites identified for affordable housing.

M    $ Policies 2-3,
2-4 3
2-13 STREAMLINE AFFORDABLE HOUSING
The City has updated its zoning regulations to comply with Senate Bill 35 to streamline affordable housing development. The City will continue to implement and advertise streamlined ministerial review for housing projects in compliance with objective development and design standards.

M  $ Policies 2-2,
2-4, 2-6 1
2-14 TAX CREDIT ALLOCATION MAP PROCESS
The City shall participate in state processes to provide input on the TCAC Opportunity Areas mapping with the goal of improving the mapping accuracy in identifying low, moderate and high opportunity areas.

M  $ Policies 2-2,
2-3, 2-9 4
2-15 RENTAL ASSISTANCE PROGRAM
The City shall seek funding to establish a rental assistance program. The rental assistance program would provide financial assistance for initial rental deposits for lower-income households in South Lake Tahoe. Renters in the program would gradually repay the deposit to the City in installments as part of a pre-established payment plan.

M   $ $ Policies 2-1,
2-3, 2-4 2
Grants
948

4. HOUSING

4. HOUSING

4. HOUSING
HE-46 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)

REHABILITATION/CONSERVATION
3-1 REHABILITATION LOAN PROGRAM ADMINISTRATION PARTNERING The City shall develop a housing rehabilitation program to serve city residents in order to incentivize improved housing conditions, harden homes against wildfire threats, and make energy efficiency upgrades while maintaining affordability and reducing displacement risk against substandard housing conditions. Within 3 months of developing the program, the City will provide printed informational flyers in City buildings and post information on the City’s website for all residents to access. The City will also prioritize marketing of this program in areas of concentrated rehabilitation need, such as the Tahoe Sierra neighborhood, and areas of concentrated poverty, such as the area east of Ski Run Boulevard by making flyers available in community gathering spots such as libraries or grocery stores at least annually.

M   $ Policy 3-3 1
3-2 MULTIPLE-FAMILY DWELLING AND SINGLE-ROOM OCCUPANCY INSPECTION AND MAINTENANCE PROGRAM Continue the Multiple-Family Dwelling Inspection and Maintenance Program on multifamily projects of six units or more (or smaller projects if approved by City Council) and single-room occupancy (SRO) units in hotels and motels to identify substandard housing stock and to provide for the rehabilitation of housing that does not meet minimum building, housing, and property maintenance code standards, and site maintenance standards as well as citywide design standards, or is not safe to occupy, and further, to preserve and enhance the quality of life for residents of the city living in multifamily dwelling units. The City continues to successfully conduct inspections each year on all housing units that are subject to these program requirements each year. Units inspected under this program are distributed geographically in all areas of the city.

M   $ Policy 3-6 2
3-3 MOBILE HOME PARKS ORDINANCES
The City shall modify the mobile home parks ordinances to:
• Address conversion of mobile home parks to other uses (quantifying what constitutes a change of use, the definition of “cessation,” such as all or part of a park, immediately or gradually when relocation payment is required, etc.). • Require mitigation of housing loss associated with mobile home park conversions and/or demolitions.

M S  $ Policy 3-4 3
3-4 PRESERVATION AND ACQUISITION OF AT-RISK PROPERTIES
The City shall continue to provide technical and financial assistance to the St. Joseph Community Land Trust and other nonprofit housing organizations that might be interested in, and have the capacity to, step in to acquire and rehabilitate any of the assisted or substandard properties to maintain, or create, long-term, affordable rental housing. The City may consider adopting a policy that prioritizes local residents for housing rehabilitation services.

The City will monitor the list of all dwellings in the city that are subsidized by government funding or low-income housing developed through local regulations or incentives. The list will include, at least, the number of units, the type of government program, and the date on which the units are at risk to convert to market rate. The City did not identify any units at risk of converting to market rate within 10 years of the beginning of the sixth-round Housing Element planning period. The City has over 300 subsidized units, and the City will work to reduce the potential conversion of any units to market rate through the following actions:

M  $ $ Policy 3-4 5
949
JUNE 2022 HE-47

4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
• Monitor the status of affordable projects, rental projects, and mobile homes in South Lake Tahoe. Should the property owners indicate the desire to convert properties, consider providing technical and financial assistance, when possible, to ensure long-term affordability. • If conversion of units is likely, work with local service providers to subsidize the at-risk units to ensure continued affordability. Funding sources may include state or local sources.
• Pursuant to California law (Government Code Sections 65853.10, 65863.11, and 65863.13), owners of deed-restricted affordable projects are required to provide notice of restrictions that are expiring to all prospective tenants, existing tenants, and the City at 3 years, 12 months, and 6 months before the scheduled expiration of rental restrictions. In addition, the City or owner will provide notice to HUD, the California Department of Housing and Community Development (HCD), the El Dorado County Housing Authority, and the local legal aid organization. Owners shall also refer tenants of at-risk units to educational resources regarding:
− Tenant rights
− Conversion procedures
− Information regarding Section 8 rent subsidies
− Any other affordable housing opportunities in the city In addition, notice shall be required prior to conversion of any units to market rate for any additional deed-restricted lower-income units that were constructed with the aid of government funding, that were part of a project granted a density bonus, or that were part of a project that received other incentives.

If a development is offered for sale, HCD must certify persons or entities that are eligible to purchase the development and to receive notice of the pending sale. Placement on the eligibility list will be based on experience with affordable housing.

When necessary, the City shall continue to work with property owners of deed-restricted affordable units who need to sell within 45 years of initial sale. When the seller is unable to sell to an eligible buyer within a specified time period, equity-sharing provisions are established (pursuant to the affordable housing agreement for the property), whereby the difference between the affordable and market values is paid to the City to eliminate any incentive to sell the converted unit at market rate. Funds generated would be used to develop additional affordable housing in the city. The City shall continue tracking all residential projects that include affordable housing to ensure that the affordability is maintained for at least 45 years for owner-occupied units and 55 years for rental units, and that any sale or change of ownership of these affordable units prior to satisfying the 45- or 55-year restriction shall be “rolled over” for another 45 or 55 years to protect “at-risk” units. 3-5 PRESERVATION OF HOUSING CONDITIONS
Continue to enforce City building, fire, health, and zoning codes to remedy existing properties that are experiencing deterioration or are in need of fire resiliency protection or energy efficiency upgrades and improve the condition of existing housing stock in coordination with rehabilitation and other infrastructure improvement programs. In order to reduce displacement risk resulting from substandard housing conditions, the City will provide information on rehabilitation assistance programs to eligible households found in violation of City codes particularly in lower resource areas of the city.

M S    $ Policies 3-2
and 3-3 3
3-6 REPLACEMENT OF LOST UNITS FROM RESIDENTIAL DEMOLITIONS In accordance with California Government Code Section 65583.2(g), the City will require replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, M  $ Policy 3-4 4
950

4. HOUSING

4. HOUSING

4. HOUSING
HE-48 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.

This requirement applies to:
• Non-vacant sites
• Vacant sites with previous residential uses that have been vacated or demolished. 3-7 MONITORING IMPACTS OF VACATION HOME RENTALS ON LONG-TERM RENTAL SUPPLY South Lake Tahoe voters approved Measure T in late 2018 to prohibit vacation home rentals in many areas of the city where they were previously allowed. Full implementation of Measure T began in 2021 when all existing vacation home rental permits in residential areas expired. The City shall continue enforcement of Measure T regulations and will monitor the effects of limiting vacation home rentals during the course of the Housing Element planning period as the impacts unfold after 2021. The City will report to the City Council on any identifiable impacts to the supply and cost of long-term rental housing by the end of 2023.

M  $ Policy 3-3 2
3-8 MULTI-FAMILY ACQUISITION AND REHABILITATION PROGRAM The City will partner with organizations, employers, and non-profits to establish a multi-family acquisition and rehabilitation program to increase quality of housing for low-income residents and ensure long term affordability. The City will encourage acquisition of multi-family housing in areas of concentrated affluence and outside of areas with concentrations of existing affordable housing to promote housing mobility and affordability in high income neighborhoods. The City will also target acquisitions to increase housing options for lower-income households and reduce overcrowding in existing housing units.

M    $ $ Policy 3-7 2
3-9 LANDLORD/TENANT MATCHING PROGRAM
Continue the program to incentivize long term rental of second homes and spare rooms to promote the availability of low- and moderate-income rental housing for existing employees in the city. The City has been conducting a multi-faceted marketing campaign through press releases, internet-based outreach, media outreach/interviews, direct mailing to property owners and with advertisements published in the local paper of general circulation. The City will conduct specific outreach and marketing to owners of existing large housing units to participate in the rental incentive program in order to expand housing opportunities for larger renter households. The City will seek acquisition of housing in areas of concentrated affluence and outside of areas with concentrations of existing affordable housing to promote housing mobility and affordability in high income neighborhoods.

M   $ Policy 4-6 4
951
JUNE 2022 HE-49

4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
3-10 MOBILE HOME PARK PRESERVATION
The City shall promote the longevity and quality of life at existing and new mobile home parks by:
• Codifying regulations for mobile home park conversions. • Evaluating TRPA’s restrictions on the reuse of any residential units of use that originate from a mobile home park, and considering their reuse for workforce housing.
• Reviewing City regulations for new and enlarged mobile home parks to consider adding design, fencing, and amenity requirements and requiring an affordability assessment.
• Conducting an inventory of mobile home parks to identify those that are most desirable or feasible for long-term preservation. • Work with HCD Mobilehome and Special Occupancy Parks Program to gather and maintain data on resident complaints, inspections and code violations.
• Targeting mobile home parks for park-wide infrastructure improvements or select coach rehabilitation or replacement.

M   $ Policy 3-4 4

SPECIAL NEEDS HOUSING
4-1 REASONABLE ACCOMMODATION AND LAND COVERAGE
The City shall complete the process of reviewing and amending its Code to provide individuals, family members, caregivers, and/or anyone acting on behalf of the person with disabilities reasonable accommodation in rules, policies, practices, and procedures that may be necessary to ensure equal access to housing as feasible in coordination with TRPA. This will be added to the City’s workplan to coordinate with TRPA. This procedure will include, but will not be limited to, the existing City procedure to grant exception for carport structures for persons with disabilities.

This procedure will be a ministerial process subject to approval by the Director of Development Services. The City shall also continue to work with TRPA to facilitate reasonable accommodation requests within the framework of the Regional Plan to address any needs for accommodation by persons with disabilities for additional land coverage for necessary site improvements beyond the additional land coverage allowances for Americans with Disabilities Act (ADA) improvements in Chapter 30 of the TRPA Code of Ordinances.

S M  $ Policy 4-1 2
4-2 EMPLOYEE HOUSING ACT COMPLIANCE
To comply with the State Employee Housing Act (Health and Safety Code Sections 17021.5, 17021.6, and 17021.8), the City will continue working with TRPA on definitions in their regulations and amend the City’s zoning code to treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Section 17021.5). This will be added to the City’s workplan to coordinate with TRPA. The City is in compliance with the rest of the Employee Housing Act (Sections 17021.6 and 17021.8) as there are no agricultural zones or uses in the City.

M  $ Policy 4-6 2
4-3 SPECIAL NEEDS HOUSING
Continue to work with housing providers to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, those with extremely low incomes, and homeless individuals and families. The City will seek to meet these special housing needs through a combination of incentives, zoning standards, new housing construction programs, and supportive services programs. The City will conduct outreach to affordable housing developers and service providers annually to identify and pursue development opportunities, in tandem with developer outreach conducted as part of Program 1-4.

Program 1-5 contains additional incentives the City plans to implement. The City may also seek funding under the federal 202 Senior Housing Program-Supporting Housing for the Elderly, California Child Care Facilities Finance Program, California Homebuyer’s Downpayment Assistance Program, and other state and federal programs designated specifically for special-needs groups such as seniors, extremely low-income M   $ Policies 4-2,
4-4, 4-6 2
952

4. HOUSING

4. HOUSING

4. HOUSING
HE-50 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
households, persons with physical and developmental disabilities, and persons at risk for homelessness as determined by the needs in the community.

The City shall continue hold discussions with surrounding jurisdictions to determine how to address the needs of homeless residents and identify potential sites and funding sources for an emergency shelter. The City shall also meet with at least one organization that provides services to persons with developmental disabilities and/or the Alta California Regional Center by June 2023 to identify specific strategies to address displacement risk and homeless services specifically for persons with developmental disabilities. 4-4 CHILDCARE & INTERGENERATIONAL FACILITIES
Consider establishing a program to address the following housing needs in the city:
• Affordable housing developments that include on-site childcare. • Promoting intergenerational facilities.

After studying these options, determine whether a program will be established and establish and publicize program if initiated.

M  $ Policy 4-6 5
4-5 DEFINITION OF FAMILY
Update the definition of “family” in the City’s zoning regulations to be compliant with State law. M  $ Policy 4-1 1

EQUAL OPPORTUNITY HOUSING & DISCRIMINATION PREVENTION
5-1 FAIR HOUSING
To comply with AB 686, the City will implement the following actions:
• Implement the following previously identified programs to affirmatively further fair housing:
• Place-based revitalization strategies: Programs 1-2, 3-1, 3-2, and 3-51 • Strategies to facilitate housing mobility: Programs 1-1, 1-7, 2-2, 2-7, and 2-11-1, 1-10, 2-2, and 3-1 • Strategies to expand affordable housing in high opportunity areas, such as Town Centers and east of Ski Run Boulevard: Programs 1-1, 1-7, 2-2, 2-6, 2-7, and 2-11
• Strategies to reduce or prevent displacement risk: Programs 1-1, 1-4, 2-2, 2-4, 2-6, 2-11, 3-2, 3-5, 3-8, 4-1, and 4-41 • Continue to use the City’s Housing website to distribute information on fair housing information and available services, updating annually, or as needed. The City will also distribute printed materials at least annually at community meetings, prioritizing distribution in higher need areas, and make available in City buildings.
• As fair housing complaints are received at the City, refer cases to the appropriate fair housing agency or address through inspections, as appropriate. Meet annually with fair housing providers to discuss local fair housing issues and concerns, identifying strategies to increase fair housing enforcement in key areas, particularly in higher need areas of the city, as needed. • Continue the Housing Issues Hotline service to assist residents with substandard housing and fair housing concerns. Assist at least 30 residents annually through the hotline service. If fewer than 30 residents use the hotline service, provide assistance to all that do. • Ensure that projects needed to develop infrastructure improvements to support housing and residents without vehicles will continue to be included in the City's Capital Improvement Plan. In addition, ensure that the transportation infrastructure projects in the Capital Improvement Plan prioritize areas where sites with lower-income units are identified and incorporate place-based strategies to establish M    $ Policies 5-1,
5-2, 5-3 1
953
JUNE 2022 HE-51

4. Housing
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
equity amongst infrastructure improvements. Identify at least 3 infrastructure projects that support these strategies, as needed, in each update to the Capital Improvement Plan.
• Meet with Lake Tahoe Unified School District by May 2023 to determine what, if any, outside factors impede student performance that can be alleviated, such as stable housing opportunities, childcare opportunities for working parents, access to before- and after-school resources and events, and more. If such a need for such a program or specific issues are identified, the City will pursue solutions, which may include:
− Meeting with developers to identify sites suitable for housing affordable on a teacher salary; − Facilitating coordination between school districts and transit agencies to increase the availability of bussing and transportation (including safe routes to schools and potentially covering transportation costs), as needed, for students to/from school, childcare, athletic events, or other school programs;
• By December 2022, send mailers or virtual information to landlords and property managers about the Housing Choice Voucher (Section 8) program and avoiding discriminatory practices based on income or other protected classes. Include information about the benefits on advertising their units to voucher holders. Resend information annually and coordinate with the Public Housing Authority of El Dorado County to track whether the number of available units has increased. The intent of this outreach is to encourage landlords and property managers to increase the supply of units available to Section 8 participants by at least 30 and reduce complaints about source of income discrimination by at least 50 percent over the course of the planning period. • Conduct targeted outreach to underrepresented and underserved groups by recruiting them to participate in the planning process and apply to committees by, at least annually, coordinating with service providers, sending recruitment information to community groups or organizations, and posting information in public locations such as grocery stores. Encourage at least three representatives from underserved groups to apply for each open committee.
• Promote the availability of multilingual resources by ensuring that City-provided services and materials are available in languages other than English or that they make clear the availability of interpretation or translation services. Translate materials and make them available by December 2022.
• The City will take the following actions to reduce displacement risk due to environmental disasters, and to aid in measures to reduce flood and fire insurance costs that present displacement risk:
− Maintain information on organizations and programs that are available to landowners to assist them in meeting defensible space goals and taking other steps that may decrease flood and fire insurance rates to reduce disaster displacement risk. These programs may include the National Fire Protection Association's Firewise USA program and CalFire's Landowners Assistance and wildfire preparedness informational tools. Provide links to these resources on the City's website by October 2022 and update annually, or as programs change or new programs become available. 5-2 TRANSIT ACCESSIBILITY
Meet with the Tahoe Transportation District by December 2022, and biannually thereafter, to assess if any new unmet transit needs have developed and, if so, will provide technical assistance in applying for state and federal funding for expansions and will assist in identifying at least two funding sources annually that could be used fund expansions.

M    $ Policies 5-1,
5-2 1

ENERGY CONSERVATION OPPORTUNITIES
6-1 GREEN BUILDING INCENTIVE PROGRAM
The City shall continue to implement its green building incentive program that rewards developers for building green projects. The City shall also evaluate opportunities to provide additional incentives for green building projects.

M S  $ Policy 6-3 4
954

4. HOUSING

4. HOUSING

4. HOUSING
HE-52 JUNE 2022
South Lake Tahoe General Plan
TABLE HE-2
Implementation Tracking Matrix
Program
Responsibility
M (Main) & S
(Support)
Target Time Frame Funding
Related
Policies
Tracking Implementation Priority
Planning Division
Building Division
Finance Department
FY 22/23FY 23/24FY 24/25FY 25/26
Ongoing
Annually
Staff Time/General Fund
CDBG Funds
HOME Funds
Other Funds
Date
Completed Ongoing
1 to 5
(High to
Low)
6-2 ENERGY REGULATIONS
The City shall continue to require applicants for building permits to demonstrate compliance with the state energy conservation requirements at the time building plans are submitted. The City will also explore potential “Reach” codes that include energy efficiency measures beyond state requirements for new construction. In addition, the City will continue to implement appropriate Climate Action Plan strategies as they relate to housing.

M S   $
Permit Fees
Policies 6-1,
6-2 4
6-3 ENERGY CONSERVATION ASSISTANCE FOR LOW-INCOME HOUSEHOLDS The City shall consider including weatherization and energy conservation as eligible activities should housing rehabilitation efforts resume. M S  $ Policies 6-1, 6-2 4
6-4 ENERGY CONSERVATION
The City will provide information and refer eligible property owners to other programs offered by Liberty Utilities and nonprofit organizations and will refer interested individuals to energy rebate and conservation assistance programs offered by others and maintain information on these programs at City Hall.

M S  $ Policies 6-1,
6-2 4

NEIGHBORHOOD PRESERVATION
7-1 MAINTAINING NEIGHBORHOOD CHARACTER
The City shall work with project proponents and community special interest groups to integrate affordable and workforce housing into existing neighborhoods—including smaller duplexes, triplexes, and accessory dwelling units—while addressing local concerns and maintaining the character and environmental quality of the surrounding area. The City will also work with TRPA to implement these objectives within the framework of the Regional Plan.

M  $ Policy 7-5 4
955
956
ORANGE COUNTY • BAY AREA • SACRAMENTO • CENTRAL COAST • LOS ANGELES • INLAND EMPIRE 101 Parkshore Drive, Suite 112
Folsom, California 95630
t 916.245.7500
www.placeworks.com
957
June 2022 | General Plan EIR Addendum

ADDENDUM TO THE GENERAL PLAN EIR
SCH No. 2009092049

FOR THE
2022–2027 HOUSING ELEMENT UPDATE
City of South Lake Tahoe
Prepared for:

City of South Lake Tahoe
Zachary Thomas, Housing Manager
1052 Tata Lane
South Lake Tahoe, California 96150
530.542.7400
Prepared by:

PlaceWorks
Miles Barker, Project Planner
101 Parkshore Drive, Suite 112
Folsom, California 95630
916.276.0616
[email protected]
www.placeworks.com
958
959
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 202 2 – 202 7 HOUSING ELEMENT UPDATE

CITY OF SOUTH LAKE TAHOE
Table of Contents
June 2022 Page i
Section Page

1. ADDENDUM TO THE ADOPTED GENERAL PLAN EIR............................................................... 1

1.1 BACKGROUND ................................................................................................................................................1

1.2 GENERAL PLAN EIR.....................................................................................................................................1

1.3 PROJECT SUMMARY......................................................................................................................................2

1.4 PURPOSE OF AN EIR ADDENDUM.......................................................................................................37

2. CEQA ANALYSIS .......................................................................................................................... 40

2.1 ENVIRONMENTAL ANALYSIS ................................................................................................................40

2.2 FINDING..........................................................................................................................................................46 Table Page
TABLE 1-1 SUMMARY OF PROGRAM CHANGES BETWEEN EXISTING HOUSING ELEMENT AND 2022–2027 HOUSING ELEMENT................................................................................................................3 960
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2022 – 2027 HOUSING ELEMENT UPDATE

CITY OF SOUTH LAKE TAHOE
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1.Addendum to the Adopted General Plan EIR

1.1 BACKGROUND
The proposed 2022–2027 Housing Element (proposed project) will replace the existing 2014–2022 Housing Element and serve as the City of South Lake Tahoe’s (City’s) guiding policy document that meets future housing needs for all the city’s economic levels. The Housing Element is one of eight elements of the City’s General Plan.

The General Plan is the foundational development policy document for the City of South Lake Tahoe. It defines the framework by which the physical, economic, and human resources of the city are to be managed and used over time. The General Plan acts to clarify and articulate the intentions of the City with respect to the rights and expectations of the public, property owners, and prospective investors and business interests. The General Plan informs these citizens of the goals, objectives, policies, and standards for development of the city and the responsibilities of all sectors in meeting these. In addition to the City’s General Plan, Tahoe Regional Planning Agency (TRPA) regulations also govern development in the City of South Lake Tahoe. While the General Plan Environmental Impact Report (EIR) did not specifically address the Housing Element, the policies in the General Plan address the physical impacts resulting from development in South Lake Tahoe.

As a policy document, the Housing Element does not result in physical changes to the environment but encourages the provision of affordable housing within the housing development projected within the existing land use designations in the Land Use Element of the General Plan. None of the policies in the proposed project would change the existing land use pattern, as established by the General Plan and evaluated in the General Plan EIR. All future construction within South Lake Tahoe must comply with the General Plan, zoning ordinance, state and federal permits, TRPA regional regulations, and local development standards. In addition, future discretionary actions (e.g., use permits, site plan review) require independent and project-specific environmental review to comply with the California Environmental Quality Act (CEQA).

This document serves as the environmental documentation for the City’s proposed 2022–2027 Housing Element update. This addendum to the City of South Lake Tahoe’s General Plan EIR, certified in 2011 (State Clearinghouse Number 2009092049), demonstrates that the analysis in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed project, and the proposed project would not trigger any of the conditions described in CEQA Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration.

1.2 GENERAL PLAN EIR
The General Plan EIR addresses potentially significant impacts related to land use, population, housing and socioeconomics, hazards, transportation and circulation, air quality and climate change, noise, hydrology and water quality, geology, soils, and land capability and coverage, biological resources, cultural resources, public services, utilities and service systems, scenic resources, and recreation. 962
ADDENDUM TO THE GENERAL PLAN EIR FOR THE 2022 – 2027 HOUSING ELEMENT UPDATE

CITY OF SOUTH LAKE TAHOE

1. Addendum to the Adopted General Plan EIR