Agenda packet — South Lake Tahoe City Council, May 16, 2023 (part 2 of 3)

Tahoe Valley is predominately flat, and according to the TRPA’s mapped land capability map, mostly comprised of high capability lands (LC 5 – 7) suitable for redevelopment and infill (207.5 acres). The plan area includes three mapped primary areas of environmentally sensitive or SEZ lands accounting for approximately 122.4 acres. SEZs can be found in the vicinity of James Avenue and Seventh Avenue, and just north and south of the “Y” intersection (see Figure 7). According to TRPA’s land capability map, just over a third (36.4%) of the plan area is SEZs with the remaining areas being high capability lands (63.4%).

Table 2 below provides an accounting of mapped land capability district in the plan area.

As noted below, mapped SEZs account for approximately 36.4% of the plan area. However, upon further investigation and field analysis conducted by soil scientists, preliminary information indicates that portions of the SEZs that run through the plan area may have been mapped erroneously and accounts for a smaller area than that depicted in TRPA’s Land Capability Overlay Map. This issue is discussed in further detail in Section 10, Natural and Cultural Resources. 357
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Table 2
Mapped Land Capability District
Land Capability District Total Acreage Percent
1B 122.4 36.4%
5 6.6 2.0%
7 207.5 61.7%
Totals 336.5 100.0%
Source: TRPA Land Capability Overly Maps (1”=400’), 1987, and TRPA GIS, 2014.

Land Coverage
An analysis of TRPA’s LiDAR impervious coverage data estimates that approximately 52.2% (175.7 acres) of the Tahoe Valley plan area is covered with impervious coverage. Hard coverage accounts for 49.5% (167.3 acres) and soft coverage accounts for 2.5% (8.4 acres). Most of the plan area’s existing coverage is parking lots (55.4%); the remainder is equally divided between building structures (22.4%) and paved roadways (21.0%). Just over two-thirds of existing coverage (117.0 acres, 66.6%) is located on highcapability lands with the remaining third located in mapped SEZs (58.7acres, 33.3%). Existing land coverage conditions in the Area Plan is presented in Table 3 below and Figure 8.

Table 3
Existing Land Coverage (acres)
Coverage
Type
Roads Trails Buildings Other Total
Impervious
Total Area Plan
Acreage
Percent
Impervious
Hard 37.0 1.8 39.3 89.2 167.3 336.5 49.7%
Soft 0.0 0.4 0.0 8.0 8.4 2.5%
Totals 37.0 2.2 39.3 97.2 175.7 52.2%
Percent 21.0% 1.2% 22.4% 55.4%
Existing Land Coverage by Land Capability District (acres) Land Capability Total Impervious Percent Impervious
1B 58.7 33.4%
5 3.6 2.0%
7 113.5 64.6%
Totals 175.7 100.0%
Source: TRPA GIS Impervious LiDAR Dataset, 2010.

Water Quality
Lake Tahoe is Federally-designated as an Outstanding National Resource Water pursuant to the provisions found in the Clean Water Act (CWA). The Act states that "[w]here high quality waters constitute an outstanding National resource, such as waters of National Parks, State parks and wildlife refuges, and waters of exceptional recreational or ecological significance, that water quality shall be maintained and protected.” Its designation provides the maximum amount of protection to the water quality of Lake Tahoe under the CWA, ensuring that no permanent degradation of water quality will occur.
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Stormwater Drainage
The City and California Department of Transportation (Caltrans) are responsible for reducing erosion and storm water runoff from roads under their jurisdictions. This includes installing curbs, gutters, rock-lined channels, bio-swales, infiltration basins and other improvements that captures runoff and reduce fine sediment loads to Lake Tahoe.

The Tahoe Valley plan area contains a series of natural and human-made systems constructed by the City to convey and treat drainage. The area to the north of the “Y” intersection is collected and treated by two drainage systems (i.e., Gardner Mountain Catchment and Eloise Catchment) that are comprised of conveyance pipes, rock lined ditches, and basins. The outfall for the two catchments is the Tahoe Keys lagoon located between Whitney Drive and Lassen Drive. The lagoon drains into Pope Marsh before entering Lake Tahoe. The area to the south of the “Y” intersection (Upper Truckee River Catchment) is treated by the Tahoe Valley Erosion Control Project. The system collects and treats runoff from much of the densely developed commercial areas near US 50, both north and south of the “Y” intersection, and from the Bonanza and Barton Hospital neighborhoods. Storm water is conveyed through an ephemeral stream and a series of pipes and rock lined ditches, where it is treated in the vicinity of James Avenue and Tahoe Keys Boulevard, before flowing into a ditch north of Sky Meadows and out to the Truckee River. This drainage basin is a high priority for storm water runoff treatment and the City is currently in the planning stages to update the system and design water quality improvements to reduce pollutant loads discharged to the Upper Truckee River.

Storm water runoff along US 50 and SR 89 is the responsibility of Caltrans. Caltrans in the process of constructing a water quality improvement project that runs from the Y intersection to the Lake Tahoe Airport. The first mile of project running from the Y intersection to E Street was constructed in the summer of 2013. The improvement project will collect and treat runoff along US 50 and also includes the installation of curb, gutter and sidewalks, and the widening of the roadway to accommodate a Class III bike routes. Construction of water quality improvements along SR 89 started in the Fall of 2014 and US 50 from the Y intersection to Trout Creek Bridge is scheduled for 2016.

Figure 9 depicts the existing water quality improvement projects within the plan area.

Best Management Practices
Every property within the Tahoe Valley plan area is subject to the requirements of Chapter 60 of the TRPA Code of Ordinances for drainage treatment, paved parking and drives, slope stabilization, revegetation, and providing snow storage areas. The Code also requires property owners to infiltrate the volume of a 20-year/1 hour storm on their property or meet alternative standards in instances where special circumstances limit infiltration. The City requires, and reviews, BMP installation for all projects for which it has reviewing authority under the Memorandum of Understanding (MOU) with TRPA.. TRPA is responsible for BMP enforcing and permitting retrofits on existing development. The TRPA issues Certificates of Compliance for all projects in the Basin.

According to TRPA’s BMP database, 127 out of 400 parcels in the plan area have received their TRPA Certificate of Compliance, resulting in a 32% BMP compliance rate. The compliance rate for commercial uses located within the Area Plan is 47%. Since the BMP compliance rate is based on issuance of a BMP certificate and not on actual BMP installation, the actual rate of BMP installation is higher than the 32% certificate compliance rate.
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Total Maximum Daily Load (TMDL)
The Total Maximum Daily Load (TMDL) program is a requirement of the Federal Clean Water Act. The program is designed to protect Lake Tahoe, an Outstanding Natural Resource Water, from certain pollutants of concern, including fine sediments, phosphorus and nitrogen.

Table 4

LOAD REDUCTION TARGETS FOR THE TAHOE TMDL
Pollutant 5-Year
Milestone 2016
10-Year
Milestone 2012
15-Year
Milestone 2026
Transparency Standards
(~65-Years)
Fine Sediment
Particles
10% 21% 34% 71%
Total Phosphorus 7% 14% 21% 50%
Total Nitrogen 8% 14% 19% 46%
Source: Final Lake Tahoe Total Maximum Daily Load, August 2011 In 2011, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Estimate Report which was subsequently incorporated into the City’s NPDES permit. The City’s load reduction requirement through 2016 under the NPDES permit is shown in Table 5.

Table 5
CSLT 2016 LOAD REDUCTION REQUIREMENTS
Parameter Baseline Load
(kg/year)
Required Percent
Reduction
Required Load
Reduction (kg/year)
Allowable Load
(kg/year)
Fine Sediment Particle
(mass)
176,450 10% 14,650 158,800
Fine Sediment Particles
(# of particles)

1. 94E+19 10% 1. 94E+18 1. 75E+19
Total Phosphorus 789 7% 55 734
Total Nitrogen 3,361 8% 269 3,092
Source: City of South Lake Tahoe Pollutant Load Reduction Plan, January 2013. 360
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The City authorized development of a Pollutant Load Reduction Strategy Report to assess potential approaches for reducing pollutant loading to Lake Tahoe from urban stormwater runoff. The goal of the Strategy Report was to identify feasible and cost effective actions to meet anticipated targets.

Subsequently, in February 2013, the City Council adopted the City of South Lake Tahoe Pollutant Load Reduction Plan which documents the City’s proposed approach and timeline for meeting the 2016 load reduction targets set forth in the City’s NPDES permit. Lahontan subsequently approved the City’s Load Reduction Plan in June 2013. Proposed strategies outlined in the Load Reduction Plan for meeting the load reduction targets are incorporated in the Area Plan and are discussed in detail in Section 10, Natural and Cultural Resources.

Underground Sources of Potential Water Quality Concerns South Tahoe Public Utility District’s system includes 1,700 sewer laterals (the portion of the sewer system connecting the building to the main). Twenty-two percent (22%) of these are over 40 years old, 39 percent are 30 to 40 years old, 24 percent are 20 to 30 years old, and only eight percent are less than 10 years old. While a lateral can last 50 to 100 years, its life expectancy is determined by its material, original installation, root intrusion or external pressure, soil stability and chemical makeup, high water tables, corrosion (sometimes from the hydrogen sulfide gas present in the sewer system), and forces leading to structural failure.

Source Water Considerations
TRPA-designated “source water protection zones” overlay much of Tahoe Valley. These protection zones consist of a fixed 600-foot radius circle around wells that provide drinking water from an aquifer with five or more service connections. Source Water Protection Zones were broadly mapped by TRPA in 1999. Table 6 shows the wells on TRPA’s Source Water Assessment Map (12-2-99) that are located in the plan area and Figure 10 shows their locations.

Table 6
TRPA Source Water Wells
APN/Well Number Status Name/Owner
02316106W11 Active Washoe Motel
02316133W11 Active CMO Properties
02318201W11 Active Bel Pac South
02318131W11 Active Well #3 (Lukins Bros)
02319107W11 Active Crystal Range Motel
02308110W11 Inactive South Y Well (STPUD)
03214106W11 Active Tahoenian Apartments
03220112W11 Active Matterhorn Motel
03220104W11 Active Tahoe Sundowner
02321141W11 Active Matterhorn Motel
03104403W11 Inactive Helen Ave. #1 (STPUD)
03104404W11 Inactive Helen Ave. #2 (STPUD)
02322139W11 Inactive Little Truckee MHP
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Table 6
TRPA Source Water Wells
APN/Well Number Status Name/Owner
02365518W11 Active Well #4 (Lukins Bros)
02380215W11 Inactive Clement Well (STPUD)
03230202W11 Inactive Julie Well (STPUD)
03224212W11 Inactive Tata Lane #3 (STPUD)
03224211W11 Inactive Tata Lane #2 (STPUD)
03214106W11 Active Turney Building
Source: TRPA Source Water Assessment Map, December 1999.

TRPA Code [Section 60.3.3] defines “possible contaminating activities” as activities equivalent to TRPA primary uses identified by either the California Department of Public Health Services or the Nevada Bureau of Water Quality Planning, regardless of where the project is located, as having the potential to discharge contaminants to surface or groundwaters. Some of the existing and permissible industrial uses in the Industrial District qualify under this definition. New project applications for uses that constitute possible contaminating activities within these zones must make findings based on criteria established in Chapter 60 of the TRPA Code in order to be approved. The following uses are considered possible contaminating uses in Section 60.3.5 of the TRPA Code:

Residential

1. Domestic animal raising
Commercial

1. Service stations

2. Auto repair and service

3. Business support services

4. Laundries and dry cleaning plant

5. Repair services

6. Batch plants

7. Fuel and ice dealers

8. Industrial services

9. Recycling and scrap

10. Storage yards

11. Vehicle storage and parking

12. Vehicle and freight terminals
Public Service

1. Airfields, landing strips, and heliports

2. Collection stations

3. Hospitals

4. Local public health and safety facilities

5. Regional public health and safety facilities

6. Power generating

7. Public utility centers

8. Schools
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Linear Public Facilities

1. Transit stations and terminals
Recreation

1. Beach recreation

2. Boat launching facilities

3. Developed campgrounds

4. Golf courses

5. Marinas

6. Recreational vehicle parks

7. Rural sports
Resource Management

1. Timber stand improvement

2. Grazing

3. Range pasture management
Watershed Improvements

1. Runoff control
Shorezone

1. Construction equipment storage

2. Seaplane operations

3. Tour Boat operations

4. Water-oriented outdoor recreation concessions
Businesses with fuel tanks or other potentially contaminating materials used as part of their operations are required to have spill contingency plans that address how to respond to accidental spills. Plans meeting specific content requirements are required for potentially contaminating activities located within a Source Water Protection Zone.

Cultural Resources
Eight archaeological and historical investigations were previously conducted within the Tahoe Valley plan area. These investigations identified historic sites CA-Eld-721-H and CA-Eld-2240-H. Site CA-Eld-721- H is a portion of the Pony Express Trail that generally follows the alignment of U.S. Highway 50. Site CAEld-2240-H is a historic road that passes through the plan area. In addition, a heritage resources study was conducted specifically for the Area Plan (Lindström and Rucks, 2006). This study did not include a formal archaeological survey or architectural inventory of the Tahoe Valley plan area, but did identify areas that are important to the Native American community and potentially significant historic buildings and structures (e.g., motels/auto courts) within the Area Plan. In addition, the Barton Ranch is located within the plan area at 1080 Emerald Bay Road and is listed on TRPA’s Historic Sites Maps (1984).

The study concluded in more recent times, the “Y” appears to have been a central point for historical interactions between Washoe and non-Washoe and it seems to continue to represent this period of adjustment in Washoe history. Interviews with Washoe participants demonstrated that the “Y” has remained an important travel corridor, meeting place, and access point to post-contact Washoe camps and work opportunities associated with ranching. Although the study indicates no point specific Washoe 363
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“sites” within the plan area, it did recommend that project planning should be sensitive to traditional Native American values and recommends on-going communication with the Washoe Tribe to determine the significance of historic buildings and sites (Lindstrom & Rucks, 2006).

The Mosher Family who owns the Barton Ranch commissioned a report, entitled “Historic Architectural Resources Studies W.D. Barton Ranch,” in February 2009. The report provides information on the historical context of Barton Ranch and its role in Lake Tahoe ranching and Native American significance.

The buildings are associated with the livestock and dairy industries in the Tahoe Basin, an important era in the history of Lake Tahoe. The property is also associated with an important Lake Tahoe family, the Bartons, who were longtime ranches in the area, and who donated the land for the Barton Hospital, which is located within the plan area. The report concluded that the Barton Ranch Complex is eligible for listing on the National and California Registers at the local level of significance and could serve as a historical centerpiece if the adaptive reuse of the ranch can be economically viable and the interest of the property owners are protected (Marvin, 2006)
Recreation
There are no City-owned or -operated recreational facilities within the plan area. Informal recreational activities available within Tahoe Valley include bicycling, running, jogging, walking along city streets and designated routes and paths.

South Tahoe High School (located just east of the Tahoe Valley plan area) has tennis courts, ball fields, and a gymnasium. Tahoe Valley Elementary School (located just north of the Tahoe Valley plan area) has play areas. Nearby forest lands managed by the Forest Service provide opportunities for active and passive outdoor recreation. The plan area is the gateway to the Forest Service’s South Shore Recreation Area, which contains beach access, bike trails, the Tallac Historic Site, a Visitor’s Center (with its Stream Profile Chamber and newly-reconstructed amphitheater), and Camp Richardson Resort. Located within three miles of the “Y” intersection, all of these areas provide for some of the recreation needs of the nearby residential neighborhoods, as well as for visitors, and are accessible by bike routes and bike paths that either run through or adjacent to the plan area (See Figure 6).

Scenic Resources and Community Design
The Tahoe Valley plan area consists of 482 public and privately owned parcels that include residential, commercial, tourist accommodation, industrial, and public service land uses. Land uses to the west, north, and northeast of the plan area consist of residential subdivisions dating from the 1960s through the 1990s. Immediately adjacent to the plan area to the east lies a large open space area (stream environment zone [SEZ]) consisting of the floodplain for the Upper Truckee River, which is near the eastern boundary of the plan area. Commercial uses are the primary land use in the plan area and include clothing stores, factory outlets, automotive supply stores and dealerships, drug and liquor stores, restaurants, and supermarkets. Buildings and other structures in the plan area range in age and physical condition from the 1890s to recent construction. They are provided in strip development along US 50 and SR 89. Identified issues for the plan area’s current form of development include many curb cuts for driveway access, small and fragmented parcels, stand-alone structures, old motels, sprawling parking lots, and lack of coordinated sidewalks, bike paths, landscaping, and other related amenities.

As described above, the existing visual landscape characteristics of the plan area consist of urban development intermixed with forest conditions. Existing urban development transitions into natural and 364
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forest conditions at its southern boundary along the US 50/SR 89 corridor as well as at the northern boundary along SR 89. The eastern boundary transitions to the open stream environment zone area associated with the Upper Truckee River. From within the plan area views of mountains looking east towards Heavenly Mountain Ski Resort (Gunbarrel ski run is visible) as well as views of Tahoe Mountain looking west are visible from US 50 and the “Y” intersection. These views are not currently identified as TRPA designated resources.

TRPA has adopted three separate regional scenic resource thresholds: 1) Travel Route Ratings; 2) Scenic Quality Ratings of individual resources; and 3) Scenic Quality Ratings of individual resources seen from public recreation areas. All are numerical in nature. The first two thresholds apply to scenic resources visible from the Region's state and federal highways and Pioneer Trail and from Lake Tahoe itself. The 2011 Threshold Evaluation concluded that regionally, all three threshold indicators are “at or somewhat better than target.” (TRPA, 2012a).

Roadway Travel Units
The plan area contains a portion of Roadway Travel Route Unit #1, Tahoe Valley, a portion of Roadway Unit #35, Al Tahoe, and Roadway Unit #36A, Airport Area. All three roadway units are currently out of attainment; however, Unit #1 and Unit #36A are near attainment. The 2011 Threshold Evaluation noted that recent installation of curbs, gutters, and sidewalks have improved the road structure component score in Unit #35. Recent constructed improvements along US 50 and SR 89 and those planned in the near future are expected to improve the overall threshold rating scores in the near future. Figure 11 depicts the locations of the Roadway Travel Units and Table 7 below indicates the current threshold rating scores.

TABLE 7

THRESHOLD TRAVEL ROUTE AND SCENIC QUALITY RATINGS
Unit 1982 1991 1996 2001 2006 2011 Needed for
Attainment
1 11.0 11.0 12.0 12.0 12.0 12.0 +3.5
35 7.0 7.5 7.5 7.5 8.0 8.5 +7.0
36A1 0.0 0.0 0.0 10.5 13.0 13.0 +2.5
Source: TRPA 2011 Threshold Evaluation.

1. In 2001, Roadway Unit 36 was segmented into three sub roadway units: 36A, 36B and 36C.

As identified above, the three roadway units along SR 89 and US 50 are identified for scenic quality improvement by the TRPA in the Scenic Quality Improvement Program (SQIP). While the TRPA 2011 Threshold Evaluation recognizes these roadway units have seen some improvements associated with recent development, it calls for continual implementation of the SQIP recommendations at the project level to ensure continual scenic improvements.
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Scenic Quality Ratings
There are only two designated resources within the boundaries of the Area Plan: Scenic Resource #35-1 and #36-7. Both resources are designated views of natural landscapes as seen from US 50. Both resources have low scenic quality rating of 1 because of the dominance of the built environment. Both resources are currently in attainment. While there are no prominent designated scenic resources in the plan area, there is the following scenic resource located adjacent to the plan area that has a moderate rating:
 Scenic Resource 35.2: Views of the Truckee River and associated stream environment zone on both sides of US 50.

Scenic Resource Visible from Public Recreation Area and Bike Trails The 1993 Lake Tahoe Scenic Resource Evaluation established numerical standards for the scenic quality of lands visible from designated public recreation areas and bike trails. Within the plan area there are no designated recreation sites but there are two identified bike trails: the Tahoe Valley route and Tahoe Valley to City Limits route (see Figure 11).

The Tahoe Valley route serves uses located south and east of US 50. The route runs along Helen Street from Winnemucca Street towards the “Y” intersection, then heads south along Melba Street and ends at the US 50 junction. The route runs primarily through residential neighborhoods and connects users to the commercial node at the “Y” intersection.

The Scenic Resources Evaluation identified two views of the natural landscape visible from the bike route:
 Scenic Resource 9-1: Landscape view of scattered forest vegetation interspersed with residential and commercial uses; and
 Scenic Resource 9-2: Infrequent views of mountain backdrop.

This segment of bicycle route is not of high scenic quality with both views rated as fair. Its primary value is as an alternative transportation route along US 50 for visitors and residents. According to the 2011 Threshold Evaluation, these scenic resources are still in attainment.

Open Space
Open space in the plan area includes both undeveloped private lands, environmentally-sensitive public lands, and lands used for stormwater treatment. The plan area contains 36 parcels (20.2 acres) that are currently in open space (Table 1). This accounts for 6 percent of the total land in the plan area.

Public Health and Safety
Flooding
According to the National Flood Insurance Program Map for the City of South Lake Tahoe, the majority of the Tahoe Valley plan area lies outside the 100-year floodplain. Some areas located adjacent to the Upper Truckee River, east of the plan area, are included within Zone X and Zone AE. Zone AE is identified on FEMA maps as subject to inundation by the 1-percent-annual-chance flood event. Zone X are areas of 366
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moderate flood hazard from the principal source of flood in the area. Portions of the plan area impacted by Zone X and Zone AE include a small portion of Helen Avenue, Truckee Drive south of Lake Tahoe Boulevard, and east of James Avenue in the vicinity of Motel 6. The remainder of the plan area is located outside the 100-year floodplain.

Noise
TRPA has adopted noise standards for the Tahoe Basin. The noise thresholds are Community Noise Equivalent Level (CNEL) values for the various land use categories and single event (Lmax) standards for specific noise sources. CNEL is the metric used by TRPA for determining land use compatibility. The maximum CNEL standard for the Tahoe Valley Area Plan is 65, except for the Healthcare District, where 55 CNEL is the standard. The maximum CNEL for the SR 89 and US 50 corridors is 65 CNEL. The CNEL threshold of 65 dBA that applies to industrial areas was adopted as a result of the 1996 threshold evaluation recommendations. No one activity, nor combination of activities, is allowed to exceed the applicable CNEL level. CNELs are calculated pursuant to Chapter 23 of the TRPA Code of Ordinances.

While the airport does not fall within the boundaries of the Area Plan, its associated overflight zones and noise contours do. According to the Comprehensive Land Use Plan (CLUP) for Lake Tahoe Airport (adopted July 1990, amended December 2004), the 65 dB CNEL contour extends into a portion of the plan area.

Fire
Fire Station #3 is located within the plan area at 2101 Lake Tahoe Boulevard. The facility is owned by the City and is one of four that serves South Lake Tahoe. This station services the Tahoe Valley area with response time between three and five minutes. The Fire Department also provides local ambulance service, and has mutual aid agreements with other fire and emergency response agencies in the Tahoe Region.
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SECTION 4
Vision and Guiding Principles
The Tahoe Valley Area Plan reflects the City of South Lake Tahoe’s effort to rekindle the economic vitality and spirit of the Tahoe Valley community. The Tahoe Valley area is ready to recapture its local prominence, and the Area Plan outlines the strategy for the area's resurrection. This section summarizes the community’s vision for the future of the Tahoe Valley. It also summarizes the guiding principles that were used to develop the Land Use Zoning Districts and the Plan’s goals, objectives, and policies.

4.1 Vision Statement
The City aims to focus the energy of local residents, landowners, developers, and public officials to spark the transformation of the Tahoe Valley area and, in turn, the entire City of South Lake Tahoe. The City intends to use the Tahoe Valley Area Plan to create physical, social, and economic links that will improve the Tahoe Valley area and create a sustainable community. The vision for the Tahoe Valley area is as follows:
“We shall transform the Tahoe Valley area into a strong and vibrant business district, creating a community that includes continuous and complimentary developments. We shall embrace outdoor enthusiasts and provide a healthy balance of commerce, employment, entertainment, and livability. Our Area Plan will create smaller, safer pedestrian-friendly districts that encourage patrons to visit multiple destinations for each vehicle trip. Our plan shall encourage retail businesses and services that meet local needs, encourage local ownership, and appeal to visitors seeking to mix with the local community.

Architectural and aesthetic standards shall emphasize a mountain identity through sensitive building design that incorporates open public spaces, and a walkable environment emphasizing unifying elements. Quality building designs shall emphasize character through massing and articulation that are characteristic of a mountain environment. No blank walls will be displayed. Pedestrians, transit riders, and cyclists will be encouraged and accommodated. Parking areas shall be unobtrusive, and serve more than one property.

We shall re-knit the fragmented elements that isolate the Tahoe Valley neighborhoods through a network of sidewalks, trails, and access to transit facilities. The transition between more intensive uses shall include design elements to ensure compatibility. The plan shall weave active and passive recreational staging areas, connecting to recreational opportunities located outside the plan boundaries.

The Transit Center shall play a greater role, to include moving people locally and regionally within and outside of the Tahoe Basin.

Visually prominent and attractive design features shall welcome visitors entering the City from the scenic corridors of US 50 and SR 89. Through the use of environmentally conscious development techniques and restoration activities, the Area Plan will be considered a contributing component of the regional 374
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ecosystem. Private and public development shall contribute to the creation of indoor and outdoor public spaces within these districts.”

4.2 Guiding Principles
As part of the Vision, the following guiding principles create a foundation for a more sustainable, economically prosperous, communal and environmental future for Tahoe Valley:
 Establish a land use plan and policy framework that will guide future development and redevelopment in the Tahoe Valley Plan area toward land uses that support transit ridership and economic development;
 Create a diversity and concentration of resident servicing shops and services that also appeal to the visitor;
 Create public plazas, gathering spaces, and active streetscapes to promote a lively market;  Encourage ground floor retail, large display windows, retail, dining and entertainment to activate the pedestrian streetscape;
 Preserve or replace trees and use native landscaping;  Develop and implement urban design standards for buildings and structures that reflect Tahoe’s mountain identity;
 Include transit and alternative travel modes as an essential part of the Tahoe Valley experience;  Connect Tahoe Valley to adjacent residential neighborhoods with paths, trails, and sidewalks;  Locate multi-family residential development within close proximity to the Tahoe Valley Town Center; and
 Develop new programs and facilities to meet the needs of residents, such as indoor and outdoor theaters.
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SECTION 5
Land Use and Community Design
This section supplements the Land Use Element of the TRPA Goals and Policies, and the Land Use Element of the City of South Lake Tahoe General Plan. This section includes the Area Plan’s Goals and Policies related to land use and establishes land use and zoning regulations.

The overarching vision of the 2030 South Lake Tahoe General Plan and the TRPA Regional Plan and Sustainable Communities Strategy is to create a more sustainable community. One way this will be achieved is through focusing new development and revitalization within the areas designated as Town and Regional Centers in the Regional Plan and as Nodes in the General Plan. For the Tahoe Valley area, the focus is commercial, mixed-use, and multi-family development in a pedestrian, bicycle and transit oriented land use pattern that harmonizes with the overall natural environment. The land use and community design policies in this section seek to encourage pedestrian/bicycle-friendly and transit oriented developments that help reduce resident and visitor dependency on automotive travel and building types and patterns that reflect the mountain and surrounding natural environment.

5.1 Land Use Districts
The following describes the seven zoning districts and special designations that are included in the Tahoe Valley Area Plan and the land use vision for each district. Figure 12 shows the boundaries and location of each zoning district.

ZONING DISTRICTS
Town Center Gateway District (TC-G)
The Gateway District, which includes properties surrounding the “Y” intersection and properties along Lake Tahoe Boulevard and Emerald Bay Road, is a key arrival area for travelers to South Lake Tahoe.

This district is intended to create an attractive mixed-use commercial corridor that provides a welcoming gateway to South Lake Tahoe and conveys the arrival to South Lake Tahoe as a destination. The physical form varies to reflect the commercial mixed-use character of the gateway corridor and to transition from surrounding, lower-density districts to the Town Center Core. Allowable uses include tourist accommodation, retail, commercial, recreation, and office uses, as well as mixeduse residential development.

Town Center Core (TC-C)
This district is the heart of the Tahoe Valley area and intended to become a place of public gathering and retail activity meeting the needs of both area residents and tourists. This district allows for vertical mixed-use projects with a focus on ground376 Land Use and Community Design 44 July 22, 2015
level active storefronts and pedestrian- and transit-oriented development that encourages pedestrian activity and supports multi-modal transportation. Allowable uses include tourist accommodation, retail, commercial, entertainment, and office uses, as well as mixed-use residential development.

Town Center Mixed-Use Corridor (TC-MUC)
This district is intended to facilitate the transformation of the eastern and western portions of Lake Tahoe Boulevard into a multi-modal, mixed-use corridor. Allowable uses include a rich mixture of retail, service, public facility, recreation, entertainment, and housing organized in a compact development pattern, creating an aesthetically-pleasing and safe environment for pedestrians, cyclists, and automobile drivers.

Town Center Neighborhood Professional (TC-NP)
This district is intended to allow a variety of residential and non-residential uses to encourage a greater mix and intensity of uses in a pedestrian and bikeable environment at a scale and form that is appropriate to its neighborhood context and adjacent residential uses. Allowable uses include commercial, public service, healthcare, and office uses, social services, and neighborhood parks, as well as all types of residential development.

Town Center Healthcare District (TC-HC)
The Healthcare District contains the area within the immediate vicinity of Barton Hospital, north and south of South Avenue and between Fourth Street and Winnemucca Avenue. This district will continue to be the core area for healthcare services and other related supporting services.

Commercial Mixed-Use Service (CMX-S)
This district is intended to provide for a mix of small- and medium-scale commercial, support services, and light industrial uses to meet local and regional demand. This district may also include residential uses as part of commercial or light industrial uses to facilitate live/work opportunities. 377
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Open Space (OS)
This district is intended to preserve and maintain open spaces within the Tahoe Valley plan area that provide a visual break from the urban environment as well as views of surrounding mountains, forests, and stream environment zones. Depending upon their ecological sensitivity, open spaces may incorporate paths, boardwalks, pedestrian and bicycle trails, and benches.

TRPA SPECIAL DESIGNATIONS
Town Center Overlay
Town Center contains most of the region’s non-residential services and have been identified as a significant source of sediments and other contaminants that continue to enter Lake Tahoe. Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern, and provides economic opportunities in the region.

Stream Restoration Plan Area
Stream Restoration Plan Areas are Stream Environment Zone along major waterways that have been substantially degraded by prior development. Individual Restoration Plans should be developed for each Stream Restoration Plan Area in coordination with the applicable Local Government and property owners in the Plan area. Restoration Plans may be developed as a component of an Area Plan or as a separate document and should identify feasible opportunities for environmental restoration.

Transfer of Development Rights Receiving Area
The following designations determine which plan areas, or portions thereof, are receiving areas for transfer of the development specified in Chapter 51: Transfer of Development:

1. Existing Development: The existing development designation determines which areas are eligible for the transfer of existing uses in the plan area.

2. Multi-Residential Units: The multi-residential unit designation determines which areas are eligible for the transfer of residential development rights. 378
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5.2 Goals and Policies
This subsection outlines land use and community design goals and policies for the Tahoe Valley Area Plan. These goals and polices implement the vision and guiding principles discussed earlier.

Goal LU-1: Land Use
To shape the Tahoe Valley area into an attractive pedestrian, bike and transit-oriented mixed-use commercial service district.

Policy LU-1.1 – Active Streets
Animate streets by allowing uses such as retail, entertainment, special events, outdoor dining and seating, oriented towards the sidewalk.

Policy LU-1.2 - Connectivity
Create bike, pedestrian and open space connections from the Tahoe Valley Area Plan to the adjacent residential neighborhoods and nearby recreation.

Policy LU-1.3 – Special Events
Designate an area within the Town Center Core as a Special Events Area allowing for temporary events and activities to increase pedestrian and economic activity in these areas.

Policy LU-1.4 – Outdoor Markets
Encourage the operation of Farmers’ and Outdoor Markets in the Town Center Core.

Policy LU-1.5 – Auto-Oriented Commercial Use Consolidation Encourage the consolidation of existing auto-oriented commercial development into pedestrianoriented development.

Policy LU-1.6 – Airport Compatibility
Allowed uses shall be found to be consistent with noise, height and safety, policies of the City’s adopted Comprehensive Land Use Plan for the Lake Tahoe Airport Policy LU-1.7 – Non-conforming Uses
Legally existing uses that are not consistent with this plan will be considered non-conforming and grandfathered in. They will be allowed to continue at their existing density and intensity of use Goal LU-2: Community Services
To transform the Tahoe Valley area into an attractive gateway district that provides both residents and visitors access to high quality local and regional commercial uses, entertainment opportunities, recreation experiences, and tourist accommodation options. 379
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Policy LU-2.1 – Mixed Uses
Promote mixed land uses with the Tahoe Valley area and adopt a use list that permits a wide range of commercial, retail, entertainment, tourist, residential, recreation, and public uses to service residents and visitors. This can be achieved through vertical or horizontal mix of uses within the same structure or in different structures on the same site.

Goal LU-3: Community Design
To improve community character through appropriate site and building design.

Policy LU-3.1 – Distinctive Design
Create connected and walkable districts that have a strong sense of identity while avoiding repetition in building design and siting.

Policy LU-3.2 – Architectural Style
Require the use of “mountain” architectural theme in new development and through remodeling.

Mountain architecture features the use of pitched roofs, natural colors, and natural materials such as rock and wood.

Policy LU-3.3 – Inter-connected Development
Ensure that every project is planned to enhance the physical, visual, and social connections to surrounding parcels and to the larger community.

Policy LU-3.4 – Visual Impact of Parking
Minimize the visual impact of parking by locating it to the rear and/or side of buildings and providing landscape screening.

Policy LU-3.5 – Public Art
Integrate public art into streetscape and landscape areas along US 50 and SR 89, and in the Town Center Core District. Encourage placement of interesting and attractive murals. All proposed public art must be approved by the City of South Lake Tahoe Public Art Review Process.

Policy LU-3.6 – Lighting
Establish pedestrian-scaled and strategically-placed lighting along US 50, SR 89, and Lake Tahoe Boulevard. Lighting must promote pedestrian safety and comfort and enhance architectural and site design. Prevent unnecessary and intrusive lighting that detracts from the beauty and view of the night sky.

Policy LU-3.7 – Building Rehabilitation
Encourage redevelopment through demolition, reconstruction, rehabilitation, remodeling, or other aesthetic improvement of buildings and signage.

Policy LU-3.8 – Building Heights
Maximum building heights established through the Area Plan public process are described in Appendix C, Development and Design Standards.
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Goal LU-4 Revitalization and Redevelopment
To create a sustainable economic and community activity center through revitalization, reuse, and development of existing and buildable vacant sites in the Tahoe Valley Area Plan.

Policy LU-4.1 – Infill and Underutilized Site Development Encourage physical change and economic development within the Tahoe Valley area by promoting infill development on high capability lands and redevelopment and revitalization on underutilized and over covered lands with existing infrastructure.

Goal LU-5 Town Center Core
To shape the Town Center Core into a primary area in the City for a vibrant mixed-use, resident-serving commercial and residential node.

Policy LU-5.1 – Town Center Core
Create a compact, mixed-use, vibrant Town Center Core district focused on the “Y” intersection that includes resident-serving commercial uses, retail and entertainment uses, and workforce and affordable housing.

Policy LU-5.2 – Commercial Activity
Create a pedestrian-oriented land use pattern that is served by transit and alternative transportation options. The Town Center Core should be a unique and recognizable district in South Lake Tahoe with its pedestrian-scale mountain architecture, active streetscapes, mix of uses, and focus on resident serving commercial uses.

Policy LU-5.3 – Commercial Activity
Facilitate the development of commercial projects that include a mix of businesses that will kick off revitalization of the Tahoe Valley area. The first priority is the Town Center Core.

Policy LU-5.4 – Gathering Spaces
Create gathering spaces in the Town Center Core to promote social interaction, cultural and civic uses. The spaces should provide an area for people to gather, interact, relax, reflect, and pass time.

Policy LU-5.5 – Entertainment
Promote the establishment of the Town Center Core District as a central entertainment and recreation attraction for residents and visitors. Promote uses such as movie theaters, skating rinks, and recreation-based retail uses.

Policy LU-5.6 – Building Orientation
Orient buildings directly onto the four corners of the “Y” intersection and adjacent plazas so their entrances face and have frontage to the intersection with parking behind. Where there is adjacent open space, recreation, and/or pedestrian corridors, buildings may orient entrances in that direction but shall not be designed with an inactive “backside” facing the street.

Policy LU-5.7 – Viewshed
Maximize views of the surrounding trees and mountains from the “Y” intersection through appropriate site and building design.
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Policy LU-5.8 – Neighborhood Compatibility
Require taller buildings to be designed to minimize negative visual impacts, particularly on adjacent residential areas, through such techniques as facade articulation, building orientation and location, and stepping back upper floors above two stories.

Policy LU-5.9 – Multi-Family Housing
Prohibit multi-family housing from fronting on either Emerald Bay Road or Lake Tahoe Boulevard within the Town Center Core District (TC-C).

Goal LU-6: Neighborhood Professional District
To provide an area for professional offices, social services, and health-related facilities that can support and complement Barton Hospital.

Policy LU-6.1 – Healthcare
Encourage the concentration of healthcare providers and services in the Neighborhood Professional District (TC-NP) to provide convenience to patrons. This area will provide a mix of residential, tourist, and healthcare uses within a cohesive neighborhood setting that encourages walking and biking.

Goal LU-7: Healthcare District
To support and expand South Lake Tahoe’s Healthcare Industry Policy LU-7.1 – Barton Hospital Campus
Encourage Barton Healthcare to consolidate its facilities within the Healthcare (TC-HC). This district would provide for healthcare services such as an orthopedic center, employee housing, temporary housing for patients’ family members, and a parking garage. Encourage Barton Healthcare to prepare a master plan for the Healthcare District that provides a blueprint for future development and redevelopment that connects existing and future facilities through an integrated pedestrian and bike friendly system
Policy LU-7.2 – Parking
Require the master plan to analyze parking needs in the Healthcare District and incorporate parking management strategies to centralize and consolidate parking to create a “park-once” environment that is efficient, convenient and accessible by all the facilities located within the district.

Goal LU-8: Commercial Mixed-Use Service District
To maintain an area for small-scale industrial and commercial mixed uses in the South Shore community.

Policy LU-8.1 – Industrial Uses
Support the industrial needs of South Shore’s full service community by continuing the secondary industrial area.

Policy LU 8.2 – Storage Containers
Require industrial-style storage containers for on-site storage to be enclosed and screened from the public right-of-way, bike paths, lanes and routes, pedestrian trails and sidewalks, and adjacent open spaces.
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Goal LU-9: Sustainability
To create a sustainable community with reduced private automotive trips, reduced greenhouse gas emissions and a more energy-efficient built environment.

Policy LU-9.1: Sustainable Communities Strategy
Implement the TMPO’s Sustainable Community Strategy in the Tahoe Valley area by integrating land use, transportation, and housing strategies to create walkable town centers, provide alternative transportation options, provide for a variety of housing types in close proximity to services, connect neighborhoods, and protect the area’s natural resources.

Policy LU-9.2: Commercial Floor Area Incentives
Provide incentives such as streamlined permitting and priority access to Commercial Floor Area and Residential Allocations for projects that incorporate green building measures. Also see Policy ED-1.3.

Goal LU-10: Transfer of Development
To focus development in centers in order to maximize incentives and create transit-, bicycle-, and pedestrian-oriented places that serve the needs of both residents and visitors.

Policy LU-10.1: Revitalization and Consolidation of Development Encourage and allow for the revitalization and consolidation of development within centers by allowing for the transfer in of residential units of use and tourist accommodation units that have been converted to commercial floor area pursuant to TRPA Code Section 50.10.

5.3 Development and Design Standards
The Development and Design Standards and permissible use list for the Tahoe Valley Area Plan are included in Appendix C.
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SECTION 6
Economic Development
The Tahoe Valley plan area is largely dominated by obsolete strip commercial development along South Lake Tahoe’s key corridor (US 50). This type of commercial development does not create an attractive environment for achieving the City’s long-term economic development goals. Shortcomings include the area’s multiple curb cuts, relatively small and fragmented parcels, stand-alone structures, older and sometimes obsolete motels struggling to survive, and lack of coordinated sidewalks, bike paths, landscaping, and other amenities. There is a clear need to revitalize the area to increase economic activity. The area is in a unique position to capture more local-resident-serving commercial sales, as well as capture more tourist sales. This local market is a major employment center that provides services including restaurants and eating places, general merchandise, apparel, home furnishings, and appliances stores, and building material groups which primarily (but not exclusively) serve local residents. This subsection outlines economic development goals and policies for the Tahoe Valley Area Plan.

6.1 Goals and Policies
Goal ED-1: Economic Development
To create a commercial, office, residential, and civic hub that will be a community focal point and destination place for South Lake Tahoe residents and visitors.

Policy ED-1.1 – Gateway District
Provide incentives and remove barriers to help redevelop the Gateway District into a mixed-use office, commercial, and residential corridor.

Policy ED-1.2 – Town Center Core
Provide incentives and remove barriers to help redevelop the Town Center Core District into the key focal place of South Lake Tahoe. Focus uses toward commercial retail, dining, groceries, professional offices and outdoor recreational uses.

Policy ED-1.3 – Commercial Floor Area Incentives
Coordinate with TRPA to encourage the conversion of units of use to commercial floor area and promote their transfer to the Tahoe Valley Area Plan.

In addition, projects that meet the City’s economic and environmental goals, and implement one of the following community benefits may earn bonus CFA, subject to availability, from the City’s CFA pool. CFA allocation from the City’s pool is at the discretion of the City Council based on the following criteria for eligibility:

A. Achieve a third party green building certification such as LEED, Energy Star or Green Point Rated;
B. Incorporate housing units in the project;
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C. Incorporate a mix of uses into the project with commercial, residential and office uses; D. Transfer converted CFA from outside of the Area Plan boundary to a project inside the Area Plan boundary;
E. Participate in the implementation of the Tahoe Valley Greenbelt; or F. Develop public facilities such as mini neighborhood parks in the adjacent residential areas.

Policy ED-1.4 – Coverage Incentives
Promote revitalization in the Tahoe Valley area by leveraging the City’s SEZ restoration credits and banked land coverage to help private projects offset their excess coverage mitigation fees and provide a source for land coverage transfers. See Policy NCR 7.2 Policy ED-1.5 – Alternative Land Coverage Management System Property owners within the Town Center Core District, in coordination with the City, may develop alternative comprehensive coverage management systems as alternatives to the parcel-level coverage requirements outlined in subsections 30.4.1 and 30.4.2 of the TRPA Code of Ordinances, provided that the alternative system complies with the provisions of subsection 13.5.3.B.1:

Alternative Comprehensive Coverage Management Systems of the TRPA Code of Ordinances.

Goal ED-2: Neighborhood Professional and Healthcare Districts To support and expand South Lake Tahoe’s healthcare industry.

Policy ED-2.1 – Healthcare
Encourage additional healthcare-related facilities to locate in the Healthcare District.

Policy ED-2.2 – Barton Hospital Campus Master Plan
Encourage and collaborate with Barton Hospital to develop a Campus Master Plan for the Healthcare District that promotes connectivity, walkability, and bikeability (See also Policies LU7.1 and LU-7.2).

Policy ED-2.3 – Barton Hospital Incentives
Provide flexibility for the Barton Hospital to engage in public-private ventures. Upon adoption of a Campus Master Plan, healthcare services in which Barton Hospital owns a majority interest and are located within the Healthcare District will be considered public services provided by a nonprofit organization, and may be exempt from the requirements for CFA entitlements pursuant to TRPA Code Section 50.8.3.

Goal ED-3: Commercial Mixed-Use Service District
To modernize the existing industrial uses in the Commercial Mixed-Use Service District.

Policy ED-3.1 – Retention
Continue to maintain industrial uses in the Commercial Mixed-Use Service District and allow residential uses if they are part of a mixed-use project.

Policy ED-3.2 – Modernization
Support the modernization of the existing industrial uses in the Commercial Mixed-Use Service 387
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District so they are less polluting, less obtrusive to neighboring uses, and consume less energy.

Policy ED-3.3 – South Tahoe Refuse
Assist South Lake Tahoe Refuse with upgrading their existing facilities with state-of-the-art improvements to increase efficiency of service to the community and compatibility with surrounding land uses.

6.2 Implementation Strategies

6.2 Implementation
To following implementation strategies are proposed to promote economic activity and increase pedestrian activity in the Tahoe Valley area.

Economic Development Strategies
Improvements Description Lead Agency
Project Review
Memorandum of
Understanding
(MOU) with TRPA
The City and TRPA shall move forward with implementing
the MOU that was certified by the City in November 2012 and adopted by TRPA in December 2014.

CSLT
TRPA
Special Event Area
Designation
The City shall pursue obtaining a TRPA special event
permit designation for the Town Center Core District.

Temporary activities may occur in the special event area without further TRPA review upon approval of a special
event area. All other temporary events outside the
identified special event area will require a temporary
activity permit.

CSLT
Commercial Floor
Area
Amend the CFA allocation procedures to add additional
criteria for earning CFA from the City unallocated pool.

The City should add criteria that allow projects that
voluntarily achieve a LEED or Energy Star green building certification to access the City’s CFA pool.

CSLT
Land Coverage Leverage the City’s banked coverage and SEZ restoration credits to facilitate redevelopment, land coverage
removal, and SEZ restoration in the Tahoe Valley area.

CSLT
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SECTION 7
Housing
This section supplements the Housing Subelement of the TRPA Regional Plan Goals and Policies, and the Housing Element of the City of South Lake Tahoe General Plan. This section provides the policy context for the Tahoe Valley Area Plan to achieve the vision of creating a range of housing opportunities and choices. These opportunities include increasing the availability of quality workforce and affordable housing, providing for housing opportunities within close proximity to the Tahoe Valley Town Center Core, and allowing for the mixing of land uses to encourage live/work opportunities that allow business to grow and evolve over time.

7.1 Goals and Policies
Goal H-1: Housing Development
Promote the construction of a variety of high quality housing types for all income levels in the Tahoe Valley area.

Policy H-1.1 – Housing Options
Provide for a range of housing options that include affordable, moderate-income, and workforce housing so that people can live and work in the City.

Policy H-1.2 – Housing Incentives
Provide the following incentives to encourage the development of a range of housing options in the Tahoe Valley plan area:
 70 percent land coverage in the TRPA designated Town Center;  A maximum of 25 dwelling units an acre in the Town Center;  Height up to 45 feet in the Town Center Core District and 42 feet elsewhere;  Access to the City’s banked coverage pool to offset excessive coverage mitigation fee and for transfer of coverage (see Policy NCR-7.2); and
 Secondary units allowed on parcels less than an acre in the Town Center Neighborhood Professional District.

Policy H-1.3 – Residential Improvement
New residential development may take the form of both infill of vacant parcels and reuse of existing developed parcels that benefit from “grandfathered” excess land coverage, existing sewer units, and other benefits associated with the redevelopment of existing lots. 390
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Policy H-1.4 – Compatibility with Neighboring Uses
Ensure new and rehabilitated residential developments are designed to be compatible with neighboring uses.

Policy H-1.5 – Redirection of Development
Direct high density residential development to areas of Tahoe Valley that are within walking distance of public transit and services.

Policy H-1.6 – Commercial Mixed-Use Service District
Allow residential uses within the Commercial Mixed-Use District if they are part of a mixed-use project.

Policy H-1.7 – Tahoe Livable Communities Program
Collaborate and support efforts of the California Tahoe Conservancy to remove blighted properties and repurpose associated development commodities. Encourage the use of residential commodities for affordable housing in Tahoe Valley area.

Policy H-1.8 – Regional Housing Needs Assessment
Collaborate with TRPA on the Regional Housing Needs Assessment to develop updated policies and implementation strategies to remove barriers and facilitate the development of affordable housing. Regional housing policies and programs should complement and not conflict with or duplicate state or local housing policies and programs.

Policy H-1.9 – Housing Needs
Encourage the consolidation of parcels within the Tahoe Valley area or the incorporation of parcels adjacent to the Area Plan boundaries for the development of multi-residential units.

Policy H-1.10 – Conversions
Encourage property owners of older motels units located in the Gateway District to convert tourist accommodation units to residential units of use onsite pursuant to TRPA Code Section

50.10.2. Policy H-1.11 – Mixed-Income Neighborhoods
To create a balanced community, the City shall promote mixed-income neighborhoods by encouraging innovative design (e.g., second units, live-work units, etc.).

Goal H-2: Mixed-Use Housing
To facilitate the development of housing for all income levels in association with mixed-use development within the Tahoe Valley Area Plan.

Policy H-2.1 – General
Encourage the creation of residential uses to support and add vitality to commercial and public service projects in the Tahoe Valley area.

Policy H-2.2 – Town Center Core District
Allow residential uses in the Town Center Core District only when mixed with commercial, recreation, entertainment or tourist primary uses. Residential uses shall be located above ground 391
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floor commercial uses or in separate residential structures located away from arterial roadways.

Goal H-3: Energy Efficiencies
To ensure energy efficiencies and appropriate weatherization for all new and existing homes.

Policy H-3.1 – New Construction
Ensure that new construction meets the Title 24 energy conservation requirements of the State of California.

Policy H-3.2 – Green Building
Encourage and promote green building practices during the development review process and implement the City’s Green Building Incentive Program.
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SECTION 8
Transportation and Circulation
The Transportation and Circulation Section is a supplement to the Transportation Element of the Regional Plan, Transportation and Circulation Element of the City of South Lake Tahoe General Plan, the TRPA/TMPO Regional Transportation Plan and Sustainable Communities Strategy.

Consistent with these plans, this section provides the policy context for the Tahoe Valley Area Plan to achieve its vision for future transportation and circulation systems which are critical to the community’s livability, economic viability, and environmental quality.

This section contains goals and policies and implementation strategies that will help create a safe, efficient, and integrated transportation system that provides quality mobility options and connectivity for all sectors of the population. The Area Plan seeks to improve connections to adjacent neighborhoods, increase pedestrian and bicycle connections, improve transit access, conserve energy resources, reduce vehicle miles traveled, reduce greenhouse gas emissions, improve air quality and connect Tahoe Valley to the regional transportation system.

8.1 Goals and Policies
Goal T-1: Roadways
To provide safe and efficient vehicular circulation for the Tahoe Valley Area Plan.

Policy T-1.1 – Level of Service
Strive to maintain a level of service (LOS) D or better on all arterial and collector roads, and signalized intersections. This LOS standard may be exceeded during peak periods, not to exceed 4 hours per day when provisions for multi-modal amenities and/or services (such as transit, bicycling, and walking facilities) are adequate to provide mobility for users.

Policy T-1.2 – “Way-Finding” Signage
Install an integrated way-finding and directional signage program through the Tahoe Valley area directing visitors on foot, bikes, or in vehicles, to recreation, commercial, tourist, transit and parking facilities.

Policy T-1.3 – US 50 and SR 89
Coordinate with Caltrans to ensure that the US 50 and SR 89 water quality improvement projects include the installation of bike lanes, enhanced bike facility treatments such as green paint, buffers and signage, pedestrian sidewalks, sidewalk lighting, and curb and gutter to convey water for treatment.

Policy T-1.4 – Truck Routes
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Minimize truck traffic through residential neighborhoods by requiring trucks to use designated and posted truck routes.

Policy T-1.5 – Vehicle Short Cuts
Minimize vehicular traffic “shortcuts” through residential areas and commercial parking lots through use of street design, traffic controls, and traffic calming measures.

Policy T-1.6 – Traffic Movements on Lake Tahoe Boulevard Discourage left turn movements on Lake Tahoe Boulevard, with the exception of signalized intersections.

Policy T-1.7 – Complete Streets
Develop and adopt complete street roadway design standards for US 50 and the following collector streets: Third Avenue, South Avenue and Tahoe Keys Boulevard.

Policy T-1.8 – Healthcare District
Coordinate with Barton Healthcare on the Campus Master Plan to ensure that any proposed roadway modifications or abandonment in the Healthcare District meet standards for safety, traffic, bike and pedestrian movement.

Policy T-1.9 – Barton Avenue
Ensure that loading and delivery access is maintained along Barton Avenue as part of any roadway improvement project or construction of the Tahoe Valley Greenbelt.

Goal T-2: Parking and Access
To create an accessible, efficient, and an aesthetically-pleasing parking system in the Tahoe Valley Area Plan.

Policy T-2.1 – Shared Parking and Driveway Consolidation Encourage shared-use parking facilities and agreements between businesses/uses on adjacent parcels.

Policy T-2.2 – Parking Structures
Encourage the development of above-ground or underground structured parking, or public/shared parking lots in the Town Center Core to serve surrounding uses at the “Y” intersection. Encourage businesses to include bike parking as part of their parking strategies.

Policy T-2.3 – Driveway Consolidation
Where feasible, reduce the number of ingress/egress points along US 50 and SR 89 by combining and realigning driveways to improve traffic flow and eliminate pedestrian and bicycle conflicts with vehicles.

Policy T-2.4 – New Project Access
Require new projects located on corner parcels to provide their vehicle access from side streets instead of from Lake Tahoe Boulevard or Emerald Bay Road, unless shown that highway access would be safer.

Policy T-2.5 – Mixed-Use Project Parking
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Allow mixed-use projects to reduce their parking requirements provided that a parking demand analysis is submitted and approved by the City.

Goal T-3: Pedestrian Facilities
To create a functional, safe, convenient, and integrated pedestrian system in the Tahoe Valley area and the surrounding neighborhoods.

Policy T-3.1 – Connectivity
Provide adequate pedestrian and bicycle facilities such as continuous sidewalks, bike paths and bike lanes throughout the Tahoe Valley area that connect commercial, health services, entertainment, residential, and recreation areas.

Policy T-3.2 – Pedestrian Priority
Give pedestrian safety and convenience highest priority in site planning and roadway design.

Policy T-3.3 – Pedestrian/Automobile Buffer
Develop landscape strips between sidewalks and arterial roadways to buffer pedestrians from vehicular traffic.

Policy T-3.4 – Sidewalks
Require all projects on an arterial or collector street that include new development, major remodeling, and any significant addition to provide and maintain sidewalks along the public street frontage. Such sidewalks shall comply with ADA requirements.

Policy T-3.5 –Pedestrian Obstacles
Remove and/or relocate any existing impediments to pedestrian movement along sidewalks, such as poles, trees, signs, wires, and other public/private utility infrastructure.

Policy T-3.6 – Pedestrian/Bicycle Crossing at the “Y” Intersection and US 50 Develop strong pedestrian and bicycle links (e.g., crosswalks and refuge islands) between the four corners of the “Y” intersection and along US 50. Coordinate with Caltrans to evaluate alternative crossings, that create safe passage across US 50 for pedestrians and cyclists.

Policy T-3.7 – Pedestrian Access
Develop a strong pedestrian (sidewalks, paths and trails) access system that effectively links adjacent residential neighborhoods to Tahoe Valley’s employment centers, commercial uses, public service uses, and recreational and educational opportunities as an alternative to vehicle trips.

Goal T-4: Bikeways
To develop a safe and efficient bikeway system that promotes biking as an alternative to local vehicle trips.

Policy T-4.1 – Bikeway System
Develop a bikeway system that effectively links residential neighborhoods, employment centers, commercial areas, public uses, and recreational and educational centers, both within and outside of the Tahoe Valley area. Bicycle and pedestrian improvements that are identified in the City General Plan, TRPA Regional Plan, and/or TRPA’s Lake Tahoe Regional Bike and Pedestrian Master 396
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Plan, which are adjacent to or within private development project areas, shall be implemented as conditions of approval.

Policy T-4.2– Bikeway Linkages
Integrate and link existing bike paths with regional paths. Connect the Tahoe Valley trail system to the proposed Meyers – Stateline Greenway bike trail.

Policy T-4.3– Winter Use
Designate, where appropriate, Class I bike trails for winter use. Identify, and study funding mechanisms to plow the trails where pedestrians and bikers need access, or designate for cross country or snowshoe use. Implement snow removal practices along roadways to ensure that bike trail crossings are not blocked by berms.

Policy T-4.4 – Bicycle Storage
Install bicycle racks or lockers at all public parks, gathering areas, and the transit center, and require them in all new private construction developments or remodels that require major design review.

Policy T-4.5 – Bike Route Improvement
Explore designating James Avenue as a commercial service bike route and Eloise Avenue as a recreation bike route. Explore implementing measures to make the bike routes safer and more appealing bicycling experience.

Policy T-4.6 Bicycle Route maintenance
Prioritize the maintenance of roads containing designated bicycle routes and Class II bike lanes.

Policy T-4.7 –Safe Routes to School
Coordinate with the South Lake Tahoe Unified School District, non-profit community groups, and the Tahoe Transportation District to develop a Safe Routes to School Master Plan. Washington Avenue, Third Street, and D Street are potential safe routes to school.

Policy T-4.8 –South “Y” Intersection Enhancements
Coordinate with Caltrans to enhance bicycle safety at the South “Y” intersection by installing combined bike lane/turn lane, intersection crossing markings, and colored pavement to clearly demark auto and bicycling travel lanes.

Goal T-5: Transit
To promote the use and expansion of transit options for South Lake Tahoe citizens.

Policy T-5.1 – Transit Services
Work with the Tahoe Transportation District to ensure that the Tahoe Valley area and its major employment centers, shopping destinations, and residential neighborhoods are served by frequent bus service with shorter headways. Coordinate with the Tahoe Transportation District and Tahoe Area Regional Transit to connect the South Shore transit service to North Shore transit service.

Policy T-5.2 – Bus Turnouts and Shelters
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Coordinate with the Tahoe Transportation District to ensure that bus shelters and bus pullouts are installed at all bus stops throughout the Tahoe Valley area.

Policy T-5.3 – Transit Stops
Require all mixed use residential/retail development projects of more than three acres or containing more than five residential units to designate and reserve locations for transit/school bus stop locations.

Policy T-5.4 – Transit Center
Work with Tahoe Transportation District and Amtrak to ensure that the City-owned Transit Center has the capacity for long-term transit growth.

Policy T-5.5 – West Shore Shuttle Service
Work with the Tahoe Transportation District to ensure continual and frequent shuttle service trips during the summer months from the South Y Transit Center to Camp Richardson, the US Forest Service beaches along SR 89, and Emerald Bay.

Policy T-5.6 – Intelligent Signage
Coordinate with Caltrans and California Highway Patrol to install and operate electronic message signs in the Tourist Center Core District to convey traffic and parking conditions at recreation facilities located on SR 89 between the Y intersection and Emerald Bay.

Goal T-6: Sustainable Communities Strategy
To provide a transportation and circulation system that promotes reduction in greenhouse gases, creation of multimodal networks and promotion of a mix of land uses.

Policy T-6.1 – SCS Implementation
Implement the TMPO Sustainable Communities Strategy in the Tahoe Valley Area Plan by integrating land use, transportation, and housing strategies to create a walkable Town Center, provide alternative transportation options, provide for a variety of housing types in close proximity to services, connect neighborhoods, and protect the area’s natural resources.

8.2 Implementation
This subsection outlines transportation and circulation improvements that implement the vision, guiding principles and the goals and policies of the Tahoe Valley Area Plan (See Table 8.1).

Future improvements to the area’s transportation and circulation system will provide opportunities for residents and visitors to walk, bike or use public transit throughout the area. While slight adjustments to the existing roadway system may be possible, the greatest potential for improving the overall transportation and circulation system will be achieved through the development of a comprehensive multi-modal network. Continuing to make connections between the completed and proposed trails and sidewalks and strengthening the connections to public transportation options will create the foundation for a complete transportation network. This will improve TRPA’s thresholds for Vehicles Miles Travelled (VMT), air quality, water quality and noise, support the local economy, improve public health and support a connected, walkable and bikeable community.
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A variety of improvements to the area’s transportation and mobility system intended to encourage safety, connectivity, and access to the area’s surrounding recreational opportunities are proposed by various agencies and are in various phases of design, permitting or environmental review, and are listed below:

Transportation and Circulation Strategies
Improvements Description Lead Agency
US 50 and SR 89
Improvements US 50 Airport to “Y” Junction Water Quality Improvement Project: As part of this water quality improvement project, Caltrans installed a 3- to 4-foot shoulder for a Class II bike lane and provided curbs, gutters and sidewalks.

CALTRANS
(completed
capital project)
US 50 “Y” to Trout Creek Water Quality Improvement Project:

As part of this water quality improvement project, Caltrans will install Class II bike lanes, and replace traffic signals, curbs, gutters and sidewalks. The project is currently in the design phase and construction is expected to begin late 2016 and be completed by 2019.

CALTRANS
(existing capital
project)
SR 89 “Y” to Cascade Road Water Quality Improvement Project:

As part of this water quality improvement project, Caltrans will install a Class III bike route. Construction began in 2014 and is expected to be completed by October 2015.

CALTRANS
(existing capital
project)
RTP #74: US 50 Signal Synchronization and Adaptive Signals Project. Upgrade signal timing equipment at signalized
intersections along US Highway 50 to improve traffic flow.

CALTRANS
(existing capital
project)
RTP #81: Signalization Upgrade. Upgrade signal timing
equipment at City of South Lake Tahoe signalized intersections to improve traffic flow.

CALTRANS
(existing capital
project)
Tahoe Keys Intersection Improvements: Install a right turn lane on US 50 at the Tahoe Keys Intersection.

CALTRANS
(existing capital
project)
CSLT
South “Y” Intersection Bike Lane Stripping. Coordinate with Caltrans to consider upgrading the current bike lane stripping at the South “Y” intersection to install a combined bike lane/turn lane, intersection crossing markings, and colored pavement to enhance public safety and clearly demark auto and bicycling travel lanes
CSLT with

CALTRANS
coordination
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Transportation and Circulation 67 July 22, 2015
Transportation and Circulation Strategies
Improvements Description Lead Agency
Bike Paths, Lanes
and Routes
Improvements
The Tahoe Valley Greenbelt: The project focuses on two key elements: (1) construction of a comprehensive regional storm water treatment system (see Tahoe Valley Erosion Control Project description); and (2) construction of a recreation and open space community amenity. This project will create a distinct and unique recreation and open space amenity
southeast of the “Y” intersection. The project will include SEZ restoration, installation of pedestrian-bicycle pathways, pedestrian amenities and interpretive signage along with storm water improvements. The Greenbelt will serve as a visual amenity for adjacent residential and commercial uses and provide a bicycle and pedestrian link from residential
neighborhoods to the Tahoe Valley commercial core. There are existing bicycle paths and stormwater facilities in the area, which would be upgraded and enhanced as part of this project.

CSLT
CTC
South Tahoe Greenway: The proposed South Tahoe Greenway Shared Use Trail will create the backbone of the bicycle and pedestrian network in South Lake Tahoe and will take a major step forward in furthering sustainability goals of South Shore communities. The Greenway will connect residents and visitors to community and recreation destinations from Meyers to the Stateline, providing a high quality alternative to private automobile use. The highest priority 1.8-mile segment will link urban neighborhoods in the core of South Lake Tahoe to
shopping, social services, schools, and recreation destinations.

Continuing the trail system northward to the state line provides important connections to the largest concentration of visitor services in the region, including shopping, lodging and transit.

Completion of this link also connects the recreation resources at Van Sickle Bi-State Park to the network. A southern trail extension to Meyers, not part of the current project, would complete the transportation link. A spur trail to link the Tahoe Valley area to the Greenway is proposed at the west end of South Street.

CSLT
Bike Path Rehabilitation: This project focuses on rehabilitating and laying new asphalt on an existing Class I bike path that runs from Trout Creek to the Y intersection. Project completion is expected in October 2014.

CSLT
Bicycle Transportation Signage System: The City is coordinating LTBC
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Transportation and Circulation 68 July 22, 2015
Transportation and Circulation Strategies
Improvements Description Lead Agency
with the Lake Tahoe Bicycle Coalition to develop and implement a consistent, functional bicycle transportation signage system that serves the commuting needs of employees, students, business owners, shoppers and tourists in the South Shore. The intent of the program to implement a consistent way-finding signage system that can direct cyclist and pedestrian traffic to services, places of employment, and recreation opportunities in a safe and efficient manner.

CSLT
Safe Pedestrian and Bicyclist Crossings: Coordinate with Caltrans to evaluate alternative crossings that create safe passage across US 50 and SR 89 for pedestrians and cyclist.

CSLT with

CALTRANS
coordination
Bike Lane: Sign and stencil Class III bike routes as depicted in Figure 13 of the Tahoe Valley Area Plan.

CSLT
Pedestrian
Improvements
Pedestrian Improvements: Install sidewalks along US 50 and SR 89 as part of the US 50 and SR 89 Water Quality Improvement Projects.

CALTRANS
(existing capital
project)
Transit Service South Lake Tahoe Bus Shelters: The Tahoe Transportation District is continuing a program of constructing new shelters in the South Shore. The structures will enhance rider comfort and safety while adding visibility to encourage transit use.

TTD
Seasonal Bus Service: Continue bus service from the Tahoe Valley Transit Center to Emerald Bay during the summer season.

TTD
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Transportation and Circulation 70 July 22, 2015 403
Public/Quasi-Public Facilities and Services 71 July 22, 2015 SECTION 9
Public/Quasi-Public Facilities and
Services
The Public/Quasi-Public Facilities and Services Section is a supplement to the Public/Quasi-Public Facilities and Services Element of the City of South Lake Tahoe General Plan and the Public Services and Facilities Element of the TRPA Regional Plan. This section provides the policy context for future public and quasipublic facilities and services within the Tahoe Valley area.

9.1 Goals and Policies
This subsection outlines public/quasi-public facilities and services goals and policies for the Tahoe Valley area.

Goal PS-1: Public Facilities
To improve public facilities in the Tahoe Valley area.

Policy PS-1.1 – Co-Locate Public Facilities
Locate appropriate public service facilities in commercial areas so as to add pedestrian/bicycle traffic and serve as a catalyst for private development, provided they do not detract from commercial activity in those areas.

Policy PS-1.2 – Barton Hospital Campus Master Plan
Encourage Barton Healthcare to prepare a Campus Master Plan for the Healthcare District that provides a blueprint for future development and redevelopment that connects existing and future facilities through an integrated pedestrian and bike friendly system. With an adopted Campus Master Plan, healthcare services in which Barton Hospital owns a majority interest and are located within the Healthcare District will be considered public services provided by a nonprofit organization, and therefore will be exempt from the requirements for CFA entitlements Goal PS-2: Water and Wastewater
To maintain adequate water and sewer service for all properties within the Tahoe Valley area.

Policy PS-2.1 – Lukins Brothers Water
Coordinate with South Tahoe Public Utility District and Lukins Brothers Water in upgrading water systems in the Tahoe Valley area.

Goal PS-3: Power
404
Public/Quasi-Public Facilities and Services 72 July 22, 2015 To promote the use of alternative energy to power structures in the Tahoe Valley area.

Policy PS-3.1 – Solar Energy
Encourage new and remodeled structures to design for peak solar orientation, include solar panels, and incorporate design techniques to reduce energy consumption.

Goal PS-4: Broadband
To promote economic prosperity by providing digital infrastructure in the Tahoe Valley area.

Policy PS 4.1 – Fiber Optic
Coordinate with the business community, Caltrans, and other public service and facility providers to plan for and construct fiber-optic conduit in the Tahoe Valley area. 405
Natural and Cultural Resources 73 July 22, 2015
SECTION 10
Natural and Cultural Resources
The Natural and Cultural Resources Section is a supplement to the Natural and Cultural Resources Element of the City of South Lake Tahoe General Plan and to the Conservation Element of the TRPA Regional Plan. Consistent with these plans, this section provides the policy context for the Tahoe Valley Area Plan to achieve its vision for future natural and cultural resource protection.

The City’s many resources contribute to its economy and are important elements in the quality of life of South Lake Tahoe residents and quality of the recreation experience for visitors. The preservation of these resources is essential for a prosperous and sustainable future. This section contains goals and policies and implementation strategies that focus on the preservation and enhancement of scenic, water quality, air quality, soil conservation, and stream environment zones.

10.1 Goals and Policies
This subsection outlines natural and cultural resource goals and policies for the Tahoe Valley Area Plan.

These goals and polices implement the vision and guiding principles discussed earlier.

Goal NCR-1: Natural Resources
To design neighborhoods, sites, and buildings that complement the natural environment.

Policy NCR-1.1 – TRPA Coordination
Coordinate with TRPA on annual monitoring, reporting, and recertification of the Tahoe Valley Area Plan to ensure that projects permitted by the City are consistent with the goals, policies, and standards of the Tahoe Valley Area Plan, the Regional Plan, and the Sustainable Communities Strategy.

Goal NCR-2: Energy Conservation
To improve design and construction practices so that new buildings last longer, are energy efficient, cost less to operate, and provide better working environments.

Policy NCR-2.1 – Green Buildings
Ensure that the design, construction, and operation of new construction and major renovations are consistent with the California Green Building Code and other state standards for energy efficiency. Promote and encourage property owners to use incentives provided for in the City’s Green Building Incentive Program.

Goal NCR-3: Scenic Resources
To achieve threshold attainment for Scenic Roadway Unit #1, Unit #35, and Unit #36A within the Tahoe Valley Area Plan.
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Natural and Cultural Resources 74 July 22, 2015
Policy NCR-3.1 – Scenic
Improve the visual quality of the built environment consistent with the general recommendations for site planning found in the TRPA Scenic Quality Improvement Program (SQIP) for Scenic Roadway Unit #1, Unit #35, and Unit #36A and ensure consistency with the Development and Design Standards contained in Appendix C.

Policy NCR-3.2 – New Scenic Resources
Designate the views of Tahoe Mountain, Monument Peak, and Heavenly Valley as scenic resources.

Policy NCR-3.3 – Viewshed Protection
Implement design standards and guidelines (Appendix C) to preserve, improve, and enhance the scenic quality of the natural environment and take full advantage of scenic views in the Tahoe Valley area through building orientation, setbacks, and design. Buildings greater than two stories shall not result in the net loss of views to an identified scenic resource.

Policy NCR-3.4 – Open Space
Maintain existing open spaces, SEZs, and stormwater drainage basins as view corridors to provide visual relief from the urban environment.

Goal NCR-4: Stream Environment Zones
To protect Stream Environment Zone (SEZ) restoration projects and areas of undisturbed SEZ within the Tahoe Valley area.

Policy NCR -4.1 – Stream Environment Zones
Increase the area of naturally functioning SEZ by preserving existing SEZ and restoring/rehabilitating disturbed SEZ in the Tahoe Valley area, prioritizing the Greenbelt area.

Policy NCR -4.2 – Redirection and Transfer of Development Direct new development away from SEZs and encourage the removal and transfer of existing development from disturbed SEZs that can be feasibly restored. Encourage property owners to use TRPA’s transfer incentives available in Chapter 51 of the TRPA Code. Development rights and existing development that are transferred from SEZs and other sensitive lands are eligible to earn residential bonus units, commercial floor area, and tourist accommodation bonus units, when transferred to Centers.

Policy NCR-4.3 – Stream Environment Zone Mapping and Restoration Utilize the updated Bailey Mapped Land Capability Map to more accurately delineate the SEZs within the Tahoe Valley area (See Figure 15). Coordinate with public agencies and private property owners to prioritize and target the removal of development and land coverage from the delineated SEZs and from the TRPA designated Stream Restoration Plan Areas.

Goal NCR-5: Water Quality
To protect and enhance Lake Tahoe’s unique transparency, color and clarity, and improve the water quality in the South Shore’s rivers, creeks, marshes, and groundwater. 407
Natural and Cultural Resources 75 July 22, 2015
Policy NCR-5.1 – System
Construct the Tahoe Valley Water Quality Improvement Project as part of the Greenbelt Project to treat stormwater from Tahoe Valley and adjacent residential areas, in order to reduce fine sediment loads to the Upper Truckee River and Lake Tahoe, and restore disturbed SEZs.

Policy NCR-5.2 – Low Impact Development (LID) Techniques Incorporate site design elements to mimic and enhance natural hydrologic functions such as preserving and protecting environmentally sensitive site features and providing runoff storage, infiltration and groundwater recharge BMPs to reduce the transport of runoff and pollutants from the site at which they are generated.

Policy NCR-5.3 – Best Management Practices
Ensure installation and maintenance of Best Management Practices (BMPs) as required by the City’s NPDES Permit and memorandums of understanding with TRPA.

Policy NCR-5.4 – Best Management Practices Retrofit Certification Coordinate with TRPA to support private property BMP certification with a near-term focus on commercial and multi-family land uses that have drainage directly connected to Lake Tahoe and/or the Upper Truckee River, or are in the same catchment as Environmental Improvement Program (EIP) projects or public water quality improvement projects.

Policy NCR-5.5 – Environmental Improvement Program (EIP) Coordinate with TRPA to implement the EIP water quality improvement projects in the Tahoe Valley area, with priority on Total Maximum Daily Load (TMDL) pollutant load reduction opportunities.

Policy NCR-5.6 – Lake Tahoe Total Maximum Daily Load
Collaborate with Lahontan Water Quality Control Board and refine the Pollutant Load Reduction Strategy for load reduction targets beyond the year 2016 and update the Pollutant Load Reduction Plan as necessary to achieve the Lake Tahoe TMDL load reduction targets. The Tahoe Valley Area Plan hereby incorporates by reference all monitoring, operations, maintenance, and reporting required by the City’s NPDES permit, the adopted Pollutant Load Reduction Plan and the Stormwater Management Plan, which will also be utilized by TRPA in the 4-year Area Plan recertification process pursuant to TRPA Code Sections 13.8.2 and 13.8.5.

Policy NCR-5.7 – Source Water Protection
Prevent contamination of source water in the Tahoe Valley area by requiring projects located in a Source Water Protection Zone, as defined by Chapter 60 of the TRPA Code, to incorporate appropriate source water protection and site-specific best management practices including pretreatment technologies.

Policy NCR-5.8 – Drainage Incentive
Allow projects within the Tahoe Valley area, to provide in-lieu funding for an area-wide municipal stormwater treatment if sufficient treatment capacity exists within an area-wide water quality treatment system, subject to the requirements of TRPA Code Section 13.5.3.B.3. Properties participating in an area-wide system would be considered as meeting their water quality mitigation and BMP requirements of the TRPA Code. Require that full pretreatment of drainage 408
Natural and Cultural Resources 76 July 22, 2015
occurs on a private property before it is accepted into a City system.

Policy NCR-5.9 – Off Site Improvements
Ensure that all new development or redevelopment projects, and projects subject to a special use permit install and maintain off-site water quality improvements, including but not limited to curb, gutter, drainage facilities, stabilized road shoulders, at the direction of the City engineer.

Goal NCR-6: Historic and Archeological Resources
To preserve cultural and historic resources in the Tahoe Valley area.

Policy NCR-6.1 – Resource Protection
Preserve identified historic and cultural resources where feasible. Where it is found that a resource has no economically viable future use, require mitigation for the loss of the resource that would preserve public access to its historic or cultural significance .

Policy NCR-6.2: Archeological Investigations
The City shall require archeological investigations for all applicable discretionary projects, in accordance with CEQA regulations, for areas not previously surveyed and/or that are determined sensitive for cultural resources (e.g., undeveloped parcels near water features). The City shall require the preservation of discovered archeologically-significant resources (as determined based on TRPA, State, and Federal standards by a qualified professional) in place if feasible, or provide mitigation (avoidance, excavation, documentation, curation, data recovery, or other appropriate measures) prior to further disturbance.

Policy NCR-6.3: Human Remain Discovery
The City shall require/condition projects and other ground disturbance activities to notify the City if human remains are discovered and halt work. The County Coroner will be notified according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. If the remains are determined to be Native American, the coroner will notify the Native American Heritage Commission and Washoe Tribe, and the procedures outlined in CEQA Section 15064.5(d) and (e) shall be followed.

Goal NCR-7: Excess Coverage Mitigation
To maximize opportunities to remove and mitigate excess land coverage and facilitate environmental redevelopment in the Tahoe Valley area and to benefit environmental thresholds.

Policy NCR-7.1 – Land Coverage
Provide redevelopment incentives in centers that promote reduction, relocation and transfer of land coverage to reduce onsite land coverage. The City will endeavor to reduce overall coverage in order to benefit the objectives of the Tahoe Valley Area Plan.

Policy NCR-7.2 – Land Coverage Transfer Incentives
To promote SEZ restoration in the Tahoe Valley plan area and the Upper Truckee Hydrologic watershed, all projects transferring and removing coverage from designated sending areas to offset existing excess coverage pursuant to Section 30.6 of the TRPA Code or to go up to the maximum coverage of 70 percent within land capability districts 4-7, inclusive, may be awarded coverage from the City’s coverage pool, subject to availability. Bonus coverage from the City may 409
Natural and Cultural Resources 77 July 22, 2015
be earned pursuant to the transfer ratios in the following table:

Sending Area Bonus Coverage Earned (per sq. ft.)
TRPA Designated Stream Restoration Plan Area 1
Tahoe Valley Greenbelt and Associated SEZs 1
Other SEZs in the Upper Truckee Watershed
Hydrologically Related Area Located within the City
Limits

0.5 Policy NCR-7.3 – Landscape Treatment
Encourage onsite landscaping in all private and public redevelopment projects. Landscape features should be integrated with BMPs to treat stormwater runoff and be consistent with fire standards for defensible space.

Policy NCR-7.4 – Transfer of Coverage
Give priority to projects transferring hard and soft coverage from SEZs and other sensitive land to high capability lands within the Town Center Core District.

Policy NCR-7.5 – Stormwater Enhancement
Collaborate with the California Tahoe Conservancy in identifying priority parcels in sensitive lands for public acquisition and coverage removal to facilitate construction of the Tahoe Valley Water Quality Improvement Project.

Goal NCR-8: Air Quality
To achieve air quality improvement and emission reductions in the Tahoe Valley Area Plan.

Policy NCR-8.1 – Construction Emissions
Incorporate measures to reduce construction-generated emissions to the extent feasible on a project-specific basis. Such measures may include, but are not limited to, the following:
 Implement measures recommended by the El Dorado County Air Quality Management District.
 Prohibit open burning of debris from site clearing unless involved with a fuels reduction project.
 Utilize low emission construction equipment and/or fuels and use existing power sources (e.g., power poles), wherever feasible.
 Restrict idling time for construction equipment and vehicles.  Apply water to control dust as needed to prevent dust impacts.

10.2 Implementation
This subsection outlines Natural and Cultural Resources improvements that implement the vision, guiding principles and the goals and policies of the Tahoe Valley Area Plan. Figure 16 depicts proposed EIP and TMDL water quality improvement projects within the plan area and its vicinity to be implemented to improve the water quality, soils and SEZ thresholds. 410
Natural and Cultural Resources 78 July 22, 2015

SCENIC RESOURCES
As discussed in Section 3, Existing Conditions, TRPA Threshold Evaluations noted that the majority of roadway units with improved threshold scores fall partially or wholly within urbanized areas. Removal of degraded structures, improvement in architectural quality of new and remodeled structures, increased landscaping, creation of open space and landscape drainage basins, installing curb, gutters and pedestrian sidewalks and consolidating highway curb cuts, and improved signage have all contributed to a transformation in many of these units. These improvements affect both travel route and scenic quality ratings.

Within the Tahoe Valley plan area, continued improvements in the built environment are anticipated through the implementation of the recommendations of the Scenic Quality Improvement Program, implementation of the design standards of the Area Plan that are intended facilitate the upgrade of the overall architectural quality, the preservation of open space and viewsheds, and installation of curbs and gutters along US 50 and SR 89. The following implementation strategies are also intended to promote scenic threshold attainment:

Scenic Quality Improvement Strategies
Improvements Description Lead Agency
US 50 and SR 89 Install curbs, gutters, sidewalks, street lights and landscaping to provide a “clean edge” along the roadway.

CSLT with

CALTRANS
coordination
(existing capital
project)
Development and
Design Standards
Implement the development and design standards and guidelines during project review to enhance the built environment, promote pedestrian mobility and provide for scenic viewshed protection.

Incorporate design standards that enhance the scenic quality of the natural and built environment in Tahoe Valley for the following elements:
 Architectural Style
 Building Materials
 Building Colors
 Building Height
 Access Drives
 Parking
 Lighting
 Landscaping
 Signs
CSLT
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Natural and Cultural Resources 79 July 22, 2015
Scenic Quality Improvement Strategies
Improvements Description Lead Agency
 Utility Lines
Land Use Designate SEZ restoration sites and stormwater drainage basins as Open Space in the Tahoe Valley area.

CSLT
Scenic Quality
Resources
Designate the following as scenic resources:
 The mountain and ridgeline viewshed of Tahoe Mountain as viewed from the “Y” intersection.
 The mountain and ridgeline viewshed of Monument Peak
and Heavenly Ski Resort from the South “Y” intersection.

CSLT
TRPA
Business Façade
Improvement
Program
Implement a program to provide low-interest loans to local businesses and Business Improvement Districts to install aesthetically improved building facades.

CSLT
SQIP Implement the SQIP recommendations in non-attainment scenic roadway units during project review.

CSLT

STREAM ENVIRONMENT ZONES
There has been extensive disturbance of SEZs in the planning area. The opportunities to implement area-wide BMPs, improve drainage systems, and increase SEZ restoration to benefit stream environment zone function exist in the planning area, but are dependent upon verifying and delineating accurate SEZ boundaries. The City hired Cardno/Entrix and Terra Sciences, experts in the field of soil science and hydrology, to review the existing mapped SEZs and verify the land capability districts for the Tahoe Valley Area Plan. The consultants analyzed previous land capability verifications, site assessments and land capability challenges that have occurred in the planning area, conducted a visual inspection of SEZs (reviewing vegetation, landforms, topography and aerial photography, and examined soil samples to closely examine near-surface soil conditions). The experts concluded that the SEZ boundaries adopted in the 1987 Land Capability Map are not accurate to the Area Plan scale. Based on analysis of soils, these efforts have resulted in a new SEZ and land capability district map, which is included as Figure 15 (Terra Science Inc., 2014). Though not mentioned in the Terra Science report, it is acknowledged that there are two ephemeral streams contained within the new SEZ boundaries. It should also be noted that even with an updated land capability map, property owners are still required to obtain parcel level site assessments and/or land capability verifications from TRPA prior to project submittal.

The following programs and key strategies are intended to promote SEZ restoration threshold attainment in the Tahoe Valley area.

Stream Zone Restoration Strategies
Improvements Description Lead Agency
SEZ Restoration
The Tahoe Valley Greenbelt: Restore disturbed SEZ as
CSLT
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Natural and Cultural Resources 80 July 22, 2015
part of the construction of the Tahoe Valley Greenbelt
and Tahoe Valley Water Quality Improvement Project.

CTC
Tahoe Valley Land Capability Map: Amend and utilize an
updated Bailey Mapped Land Capability Map that more
accurately delineates the boundaries of the SEZs that are located in the Tahoe Valley area (Figure 15). Utilize the updated Land Capability Map and coordinate with the
California Tahoe Conservancy to prioritize the removal of development and coverage from delineated SEZs.

CSLT
CTC
Coordinate with the California Tahoe Conservancy to
prioritize and target the removal of development and
land coverage in delineated SEZs and from TRPA
designated Stream Restoration Plan Areas.

CSLT
CTC

WATER QUALITY
The Tahoe Valley Area Plan responds to the needed improvements in water quality by continuing to require installation of on-site BMPs, construction and maintenance of water quality improvement projects within the Tahoe Valley plan area and implementation of the City’s TMDL Pollutant Load Reduction Plan. The following programs and key strategies are intended to promote water quality threshold attainment:

Water Quality Improvement Strategies
Improvements Description Lead
Agency
US 50 and SR 89
Water Quality
Improvement
Project
US 50 Airport to “Y” Junction Water Quality Improvement Project:

The project will collect and treat runoff along US 50. The project will provide a 3- to 4-foot shoulder for a Class II bike lane, and will provide curb, gutter and sidewalk. The project was completed in the fall of 2014.

CALTRANS
(existing
capital
project)
SR 89 “Y” to Cascade Road Water Quality Improvement Project:

The project will collect and treat runoff along SR 89 from the “Y” junction to Cascade Road. The project will provide curbs, gutters, and sidewalks, and a 4-foot shoulder for a Class III bike route.

Construction began in the Fall of 2014 and is expected to be completed by the Winter of 2015.

US 50 “Y” to Trout Creek Water Quality Improvement Project: The project will collect and treat stormwater runoff from the “Y” junction to Trout Creek. It will include 6-foot shoulders for Class II bike lanes, and replace traffic signals, curbs, gutters and sidewalks. The project is currently in the design phase and 413
Natural and Cultural Resources 81 July 22, 2015
Water Quality Improvement Strategies
Improvements Description Lead
Agency
construction is expected to begin late 2016 and be completed by Winter of 2019.

Tahoe Valley Water
Quality
Improvement
Project
The Tahoe Valley Water Quality Improvement Project: This project includes much of the densely developed commercial areas near U.S. Highway 50, both north and south of the “Y” is a priority for treatment as storm water runoff discharges directly to the Upper Truckee River, which drains to Lake Tahoe. The project includes design of water quality improvements to reduce pollutant loads discharged to the Upper Truckee River. This project is proposed to be implemented along with the Greenbelt project.

CSLT
Tahoe TMDL Register Completed WQIPs (2004-2012) from the Pollutant Load Reduction Plan. The City has completed seven WQIPs. The Urban Planning Catchments (UPCs) that encompasses the seven
completed project areas will be registered with the Lake Clarity Crediting Program. Of the seven WQIP projects completed by the City that will be registered, one is located within Tahoe Valley and treats runoff from within the plan area and from adjacent residential neighborhoods. The WQIP is Glorene and 8th Street.

CSLT
Stormwater System The City will complete annual stormwater system, construction and commercial, industrial, and municipal site inspections required in the NPDES MS4 permit.

CSLT
BMP Compliance Focus BMP installation and compliance on commercial and multifamily projects that are adjacent, have connected impervious surfaces, or the same catchment as EIP or public projects.

TRPA
Ensure BMPs are incorporated in all projects reviewed under the City’s MOU to capture a 20-year, one-hour storm or alternative BMPs if infiltration is not possible.

CSLT
Coordinate with TRPA to support and/or enforce private property BMP certification with a near-term focus on approximately 290 acres of commercial land uses that directly discharge stormwater to Lake Tahoe
CSLT
TRPA
Road Operations The City will continue to track abrasive applications and materials recovered by sweeping and vactoring in order to identify areas with high pollutant loads, and implement other actions to reduce pollutant loads.

CSLT
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SECTION 11
Recreation and Open Space
The Recreation and Open Space Section is a supplement to the Recreation and Open Space Element of the City of South Lake Tahoe General Plan and Recreation Element of the TRPA Regional Plan. Consistent with these plans, this section provides the policy context for the Tahoe Valley Area Plan to improve recreational opportunities.

Tahoe Valley serves as a hub for numerous outdoor recreation activities. A variety of recreational opportunities, such as boating, campgrounds, beaches, and mountain bike trails are easily accessible from the plan area. Public beaches, campgrounds, trail heads, interpretive centers, and boat launching facilities are all located in close proximity to Tahoe Valley and are accessible by bike paths and routes that run through the plan area and by transit from the South Y Transit Center. In addition, Tahoe Valley has numerous established businesses that cater to the recreation user by providing recreation based commercial services such as the sale and rental of biking, kayaking, and paddle board equipment. To further expand and enhance the recreation opportunities in the plan area and its surroundings, the goals, policies, and implementation strategies of this section promote the preservation and creation of open space, construction of bike and trail connections, increased transit service, and establishment of recreation based businesses within the plan area. Furthermore, the plan promotes ecotourism that unites conservation, communities, and sustainable travel. This means that those who implement and participate in ecotourism activities should follow the following ecotourism principles:

 Minimize impact.
 Build environmental and cultural awareness and respect.  Provide positive experiences for both visitors and hosts.  Provide direct financial benefits for conservation.
 Provide financial benefits and empowerment for local people.  Raise sensitivity to host countries' political, environmental, and social climate.

11.1 Goals and Policies
This subsection outlines recreation goals and policies for the Tahoe Valley Area Plan. These goals and polices implement the vision and guiding principles discussed earlier.

Goal REC-1: Recreation System
To create a recreation system for the enjoyment of both local residents and tourists. 418
Recreation and Open Space 88 July 22, 2015
Policy REC-1.1 – Hierarchy and Interconnection
Develop an interconnected system of open spaces, community parks, plazas, bike and pedestrian trails, and other types of public and private spaces as part of new development and redevelopment of existing sites.

Policy REC-1.2 – Coordination with Commercial Uses
Require public trails and plazas to be incorporated into the development and redevelopment of commercial, industrial, public, and multi-family projects.

Policy REC-1.3 – Private Improvements
Encourage the private sector to make recreational improvements on their land. Improvements may include establishing community event areas, providing paths and walkways that connect to adjacent sidewalks and bike paths, establishing appropriate space for the outdoor display of for sale or rental recreation equipment.

Policy REC-1.4 – Access
Enhance the existing trail and bike system that connects the Tahoe Valley area to recreation opportunities in the South Shore.

Policy REC-1.5 – Eco-Tourism Incentives
Provide the following incentives to businesses and facilities that promote the South Shore as an eco-tourism recreation destination:
 Priority plan check, over all other project applications, by all City Departments; and  Recognition at a televised City Council meeting and on the City Website.

Goal REC-2: Open Space
To preserve, protect, and maintain open spaces in the Tahoe Valley plan area.

Policy REC-2.1 – Preservation
Preserve and maintain open spaces within the Tahoe Valley plan area that provide a visual break from the urban environment as well as views of surrounding mountains, forests, and stream environment zones. Depending upon their ecological sensitivity, open spaces may incorporate paths, boardwalks, pedestrian and bicycle trails, and benches.

Policy REC-2.2 – Public Access
Ensure that public access does not jeopardize restoration activities and water quality and stormwater treatment projects on publicly-owned open space lands.

Policy REC-2.3 – Multi-Use
Encourage the multi-use of open spaces in the Tahoe Valley area for storm water treatment, pedestrian and bicycle connectivity, passive recreation uses and as a visual break from the developed environment.
419
Recreation and Open Space 89 July 22, 2015
Policy REC-2.4 – Tahoe Valley Greenbelt
Construct the Tahoe Valley Greenbelt Project as multi-use area incorporating stormwater treatment facilities, pathways, and open space. Allow for the accommodation of active and passive recreation uses that include but are not limited to installing bike/pedestrian paths, pedestrian amenities, and interpretive signage.

Policy REC-2.5– Adjacent Uses
Encourage commercial uses located adjacent to the Tahoe Valley Greenbelt to provide direct access to the greenbelt and use it as a visual amenity.

Policy REC-2.6– Coordination
Coordinate with the California Tahoe Conservancy to ensure that implementation of the Tahoe Valley Greenbelt is consistent with recreation and restoration goals and objectives of the California Tahoe Conservancy and the State of California.

Goal REC-3: Recreation Opportunities
To connect Tahoe Valley to a network of parks, open spaces, and recreation sites that serve the needs of South Lake Tahoe residents and tourists.

Policy REC-3.1 – Recreation Hub
Promote the Town Center Core District as a recreation hub by allowing for a mix of uses that promote outdoor recreation concessionaires, recreation based commercial services, and temporary activities. Connect the recreation hub to recreation opportunities by upgrading existing bike and pedestrian trails, constructing new connections, and increasing transit service.

Improve access to recreation opportunities by installing way-finding and interpretive signage within the Town Center Core District and improve access along bike trails.

Policy REC-3.2 – Neighborhood/Pocket Parks
Develop neighborhood/pocket parks within the Neighborhood Professional District and surrounding residential areas.

Goal REC-4: Plazas
To provide area within commercial centers for people to meet, socialize, relax, and interact.

Policy REC-4.1 – Plaza Location
Require all large development within the Town Center Core District to provide informal public gathering areas and places for community activities.

Policy REC-4.2 – Plaza Amenities
Require all plazas to include seating, tables, and other amenities attractive to shoppers and pedestrians. Larger plazas should include trees, native landscaping, hardscape, year-round restrooms, formal eating areas, places for community activities, and possibly areas for spectator recreational activities such as climbing walls.

Goal REC-5: Temporary Events
To provide areas for temporary events in the Town Center Core District. 420
Recreation and Open Space 90 July 22, 2015
Policy REC-5.1 – Temporary Event Locations
Encourage temporary events and activities within public and private plazas in the Town Center Core District to increase pedestrian and economic activity in commercial areas.

11.2 Implementation
This subsection outlines recreation improvements that implement the vision, guiding principles and the goals and policies of the Tahoe Valley Area Plan.

In addition to the implementation strategies proposed in the transportation section to enhance recreation opportunities, the following recreation projects or programs are planned:

Recreation and Open Space Improvement Strategies
Improvements Description Lead Agency
Way-Finding
Signage Program
Expand the City’s Way-Finding program to direct pedestrian and bicycle traffic to recreation opportunities along the southwest shore of Lake Tahoe.

CSLT with

CALTRANS
and
CTC
coordination
Parks Construct the Tahoe Valley Greenbelt and provide pedestrian and bicycle connectivity, passive recreation uses and provide a visual amenity for adjacent land uses.

CSLT with
CTC
coordination
Commercial Floor
Area
Amend the CFA allocations procedures to add additional criteria for earning CFA from the City unallocated pool. The City should add criteria that allow projects that promote the South Shore as an ecotourism recreation destination to access the City’s CFA pool.

CSLT
421
Recreation and Open Space 91 July 22, 2015 422
Recreation and Open Space 92 July 22, 2015 423
Safety and Noise 93 July 22, 2015
SECTION 12
Safety and Noise
The Safety and Noise Section is a supplement to the Health and Safety Element of the City of South Lake Tahoe General Plan, and the Natural Hazards Element of the TRPA Regional Plan. Consistent with these plans, this section provides the policy context for the Tahoe Valley Area Plan for future health and safety.

Safety hazards are naturally induced, such as seismic, geologic, flooding, snow, avalanche, and wildland fire hazards. Other hazards are human-made including aircraft crash hazards and hazardous materials. In addition, the planning process should account for other issues related to community health and safety, including noise exposure. Protection from the risks of natural and human-made hazards is essential in establishing a sense of well-being for residents and visitors.

12.1 Goals and Policies
This subsection outlines safety and noise goals and policies for the Tahoe Valley Area Plan. These goals and polices implement the vision and guiding principles discussed earlier.

Goal HNS-1: Safety
To protect the community from injury and damage resulting from natural catastrophes and hazardous conditions.

Policy HNS-1.1 – Overflight Zones
Require all new projects located within the overflight safety area to meet the standards and requirements of the Lake Tahoe Comprehensive Land Use Plan (CLUP), or Airport Compatibility Land Use Plan (ACLUP), in effect at the time the project is reviewed.

Policy HNS-1.2 – Floodplains
Support the restoration of floodplains through the use of incentives to relocate existing development to higher capability lands.

Policy HNS-1.3 –Fire Protection
Require any new structure or addition, to an existing structure to implement fire prevention techniques consistent with the current California Building and Fire Codes in order to obtain a building permit.

Policy HNS-1.4 – Defensible Space and Fire-Safe Landscaping Require property owners to maintain defensible space through annual landscape maintenance, including the removal of dead/dying material and pruning/thinning of flammable vegetation.

Ensure that landscape plans in new and rehabilitated structures conform to defensible space requirements of Section 4291 of the California Public Resources Code. 424
Safety and Noise 94 July 22, 2015
Policy HNS-1.5 – Water Lines
Require all public water providers to maintain adequate water supply systems and flows to meet fire suppression needs throughout the City.

Policy HNS-1.6 – Minimum Fire Flow Requirements
Require that all new construction meet the minimum fire flow requirements as set forth in the current California Building and Fire Codes.

Policy HNS-1.7 – Healthcare Campus District
Collaborate with Barton Healthcare System to ensure adequate access is provided for emergency vehicles in any new construction or reconstruction of facilities in the Healthcare District.

Policy HNS-1.8 – Tahoe Valley Greenbelt
Ensure adequate access for paramedic and fire vehicles to the Tahoe Valley Greenbelt. Ensure the greenbelt can be accessed from adjacent streets and that bike and pedestrian paths can accommodate emergency vehicles.

Goal HNS-2: Noise
To protect residents from the harmful and annoying effects of exposure to excessive noise.

Policy HNS-2.1 – Maximum Community Noise Equivalent Level Maintain a maximum community noise equivalent level (CNEL) of 65 CNEL for the Tahoe Valley Area, except for the Neighborhood Professional and Healthcare Campus Districts, where the standard is 55 CNEL. Require any new project that is determined to have the potential to exceed the noise standards submit a noise analysis as part of the environmental review process. Noise measurements conducted for noise analyses must follow TRPA protocols for the CNEL measurements. These projects must incorporate design features to ensure compliance with noise standards.

Policy HNS-2.2 – Transportation Noise
Require the mitigation of new transportation noise sources to the levels shown in Table HS-2 of the City General Plan at all outdoor activity areas and interior spaces of existing noise-sensitive land uses.

Policy HNS-2.3 – Project Review
Require an acoustical analysis as part of the environmental review process when noise-sensitive land uses are proposed in areas exposed to existing or anticipated exterior noise levels exceeding the levels shown in Table HS-1 and HS-2 of the City General Plan, so noise mitigation may be included in the project design. All acoustical analyses shall:
 Be the financial responsibility of the applicant;
 Be prepared by a qualified person experienced in the fields of environmental noise assessment and architectural acoustics;
 Include representative noise level measurements with sufficient sampling periods and locations to adequately describe local conditions and the predominant noise sources;  Estimate existing and projected cumulative (20-year) noise levels in terms of Ldn or CNEL and/or the standards shown in Table HS-1, and compare those levels to the policies in this 425
Safety and Noise 95 July 22, 2015
section;
 Recommend appropriate mitigation to achieve compliance with the adopted policies and standards of this section, giving preference to proper site planning and design over mitigation measures which require the construction of noise barriers or structural modifications to building which contain noise-sensitive land uses;  Estimate noise exposure after the prescribed mitigation measure(s) has been implemented; and
 Describe a post-project assessment program that could be used to evaluate the effectiveness of the proposed mitigation measure(s).

Policy HNS-2.4 – Construction Noise
Require an analysis of potential vibration impact be conducted for all construction activities that include impact equipment and activities such as pile driving, soil compaction, or vibratory hammers that occur within 200 feet of existing structures. The analysis will address the potential for adverse vibration levels based on the criteria contained in Table 4.6-12 of the City General Plan Draft EIR. The City will ensure that construction operations are designed to avoid or mitigate for vibrations above 0.02 in/sec. (0.5 mm/sec.)
Policy HNS-2.5 – Land Use Compatibility
Incorporate measures to ensure noise/land use compatibility on a project-specific basis. Such measures may include, but are not limited to , the following:
 Construction ofberms and/or acoustical shielding;
 Establishment of setback requirements for new development in specific areas exposed to roadway noise;
 Noise-reducing acoustical treatment of existing and proposed buildings; and  Use of building layout and project features for noise-screening purposes. 426
Safety and Noise 96 July 22, 2015 427
Incentive and Mitigation Program 97 July 22, 2015
SECTION 13
Incentive and Mitigation Programs
This section sets forth incentives and mitigation fee programs applicable to the Tahoe Valley Area Plan..

13.1 Incentive Programs
Specific incentives are available to support implementation of the plan’s vision and support attainment of TRPA’s Thresholds. Some of these incentives are found in the plan itself, others are found in the TRPA Code of Ordinances, and additional incentives are provided through City programs.

Alternate Water Quality Fee Program
An Area Plan may propose to establish area-wide water quality treatments and funding mechanisms in lieu of certain site-specific BMPs, subject to the requirements outlined in TRPA Code Section 13.5.3.B.3.

All properties within the Tahoe Valley area plan that participate in an area-wide treatment system implemented by the City will be considered as meeting the stormwater infiltration requirement of TRPA Code Chapter 60: Water Quality for drainage storage and treatment. Onsite BMP source treatment such as paving and revegetation are still required as part of this program where feasible.

Public and private entities which contribute financially are eligible to participate.

Alternate Traffic and Air Quality Fee Program
The purpose of this program is to implement the transportation improvements depicted on Figure 13 in the Transportation and Circulation Element and to provide a substitute to Subsection 65.2.4.C of the TRPA Code of Ordinances for collection of fees for offsite traffic and air quality mitigation.

Projects contributing to the construction of pedestrian and bicycle infrastructure depicted in Figure 13 will be credited with meeting the necessary mitigation equal to the value of the contribution. Fees or assessments paid equivalent to the requirements of TRPA Code Section 65.2.4 to construct the improvements, will be considered in lieu of the requirements of TRPA Code Section 65.2.4.

Public and private entities demonstrating equivalent contributions to the construction of the listed improvements may credit such contributions to TRPA Code Section 65.2.4 requirements.

Land Coverage
Maximum Coverage in a TRPA Designated Town Center
A conforming Area Plan is eligible for the transfer of coverage program pursuant to TRPA Code Section

30.4.2. Maximum coverage for facilities located in the TRPA designated Town Center, as depicted in the 428
Incentive and Mitigation Program 98 July 22, 2015
Zoning Map (Figure 12), is 70 percent of the project area located within Land Capability Districts 4 – 7, inclusive. Coverage shall be transferred pursuant to TRPA Code Section 30.4.2 and 30.4.3.

Maximum Land Coverage in the Commercial Mixed-Use District A conforming Area Plan is eligible for the transfer of coverage program pursuant to TRPA Code Section

30.4.2.B.2. Maximum coverage for commercial and mixed-use facilities located in the Commercial Mixed-Use District, as depicted in the Zoning Map (Figure 12) is:

1. For parcels upon which there is no development legally existing as of July 1, 1987, maximum land coverage shall be 70 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive;

2. For parcels upon which there legally exists development as of July 1, 1987, maximum land coverage shall be 50 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive; and

3. Land coverage shall be transferred to eligible parcels and eligible uses, in accordance with TRPA Code Sections 30.4.2 and 30.4.3.

Alternative Comprehensive Land Coverage Management Program The purpose of this program is to promote project feasibility, revitalization, coverage reduction and SEZ restoration in the Tahoe Valley area. Property owners within the Town Center Core District, in coordination with the City and TRPA, may develop alternative comprehensive coverage management systems as alternatives to the parcel-level coverage requirements outlined in subsections 30.4.1 and

30.4.2 of the TRPA Code of Ordinances, provided that the alternative system complies with the provisions of subsection 13.5.3.B.1: Alternative Comprehensive Coverage Management Systems of the TRPA Code of Ordinances.

Bonus Land Coverage Incentive
The purpose for this program is to promote SEZ restoration in the Tahoe Valley Area Plan and the Upper Truckee Hydrologic Watershed. All projects transferring or removing coverage from designated sending areas may earn bonus coverage, subject to availability, from the City’s coverage pool. Bonus coverage may be earned pursuant to the transfer ratios in the following table:

Sending Area Bonus Coverage Earned (per sq. ft.)
TRPA Designated Stream Restoration Plan Area (see
Figure 12, Zoning Map)
1 Tahoe Valley Greenbelt and associated SEZs 1
Other SEZs in the Upper Truckee Watershed
Hydrologically Related Area Located within the City
Limits

0.5 The following land coverage provisions in TRPA Code Section 30.6.4 are applicable throughout the Region:
429
Incentive and Mitigation Program 99 July 22, 2015
 Non-motorized public trails are exempt from coverage subject to accessibility, trail route design, trail design, and designation provisions.
 Coverage exemptions for non-permanent structures up to 120 square feet subject to BMPs, land capability verification, location, and aggregate limitation provisions.  Coverage exemptions for new residential pervious decks subject to size, design, BMPs, location, and aggregate limitation provisions.
 Coverage exemptions for legally existing decks that meet all approval criteria are met.  Coverage exemptions for compliance with the Americans with Disability Act.

Transfer of Nonconforming Land Coverage in Centers
Pursuant to Subsection 30.4.2.C of the TRPA Code of Ordinances, existing development relocated to a Center where the sending site is restored and retired, may maintain nonconforming land coverage. The receiving site shall be developed in accordance with all applicable TRPA ordinances, and the site shall be either the same size or larger than the prior site. If the new project site is smaller, the amount of nonconforming coverage transferred shall be reduced on a proportional basis. The balance of nonconforming coverage may be banked and transferred elsewhere.

Offsite Excess Coverage Mitigation
A project may mitigate its excess land coverage by reducing coverage offsite in a different hydrologically related area provided the restoration occurs on more sensitive lands than the project area.

Onsite Removal and Retirement of Excess Coverage
Pursuant to Section 30.6.3 of the TRPA Code of Ordinances, onsite removal of remaining excess coverage in a Center may earn multi-residential bonus units, tourist accommodation bonus units, and/or commercial floor area.

Commercial Floor Area Allocation
The City of South Lake Tahoe provides a pool of Commercial Floor Area (CFA) at a reasonable cost and subject to availability in order to create an investment stimulant for creating change. CFA is provided as an incentive, not an entitlement, in order to encourage property owners to move forward with projects that are beneficial to the environment, community and the economy.

Projects eligible for an allocation of CFA from the City’s pools must meet the following criteria:

1. Be within an adopted community or area plan;

2. Meet the criteria for CFA allocations required by the applicable community or area plan;

3. Meet all applicable design standards;

4. Include the construction of improvements that will benefit the public and community which are more extensive than required by the applicable community plan or City Code; and 430
Incentive and Mitigation Program 100 July 22, 2015

5. Provide an economic benefit to the community with enough significance to merit the allocation of the City’s CFA resource.
15,000 square feet of CFA is available for use in Tahoe Valley. CFA can be used to support infill, community-serving retail opportunities, and reuse of existing assets (such as land coverage and CFA), as well as for smaller-scale improvements that add ambiance, diversity, and commercial district vitality and that benefit quality of life.

Approximately 160,347 square feet of CFA is available from the TRPA Pool as development transfer match to Town Centers and the Regional Center. See Transfer of Development Rights to the Tahoe Valley Area Plan and Transfer of Existing Development to the Tahoe Valley Area Plan program descriptions below.

Tourist Accommodation Bonus Units
A total of 82 tourist bonus units are available for use by projects from TRPA’s Special Projects Pool in accordance with TRPA Code Section 50.6.4.D.

In addition to the TRPA Code provisions listed above, tourist bonus units may also be earned as a transfer match for the transfer of existing development to Centers in accordance with TRPA Code Section 51.5.3: Transfer of Existing Development to Centers. See Transfer of Existing Development to the Tahoe Valley Area Plan program description below.

Residential Bonus Units
A total of 488 residential bonus units remaining from the 1987 Regional Plan and a total of 600 new residential bonus units for use in Centers only were made available under the 2012 Regional Plan and are available for use region wide. Residential bonus units may be earned and used by projects in accordance with Section 52.3: Multi-Residential Incentive Program of the TRPA Code. Residential bonus units used for affordable housing under this section do not require residential allocations. Residential bonus units used for moderate income housing require a residential allocation. The City of South Lake Tahoe has a Certified Moderate Income Housing Program pursuant to Section 50.5.2.B and 52.3.6 of the TRPA Code, thus moderate income housing units are eligible to earn allocations from TRPA’s unused allocation pool subject to TRPA’s allocation procedures.

Pursuant to TRPA Code Section 21.3.2.B, residential bonus units can also be earned under the City’s Local Government Housing Program certified by TRPA. The program allows for the conversion of illegal secondary units into deed restricted affordable housing units.

In addition, residential bonus units may also be earned and used for projects in accordance with TRPA Code Section 51.3.3.C: Transfer of Development Rights to Centers or TRPA Code Section 51.5.3: Transfer of Existing Development to Centers. See Transfer of Development Rights to the Tahoe Valley and Transfer of Existing Development to the Tahoe Valley Area Plan program descriptions below. 431
Incentive and Mitigation Program 101 July 22, 2015
Secondary Units
Secondary units are permitted on parcels located in the Town Center Professional Neighborhood District that are less than one acre in size where single family residential units are permitted. All secondary units must meet City development standards for minimum lot size, setbacks, and parking. Transfer of Existing Development to Tahoe Valley
Pursuant to TRPA Code Section 51.5.3, residential bonus units, CFA and tourist bonus unit are available as development transfer match for existing development (residential, tourist accommodation and commercial uses) that is transferred to Centers. Receiving parcels in the plan area may earn residential bonus units, tourist bonus units or CFA at an enhanced transfer ratio based on the land capability of the sending parcels. Transfers of existing residential units are eligible for an additional enhanced transfer ratio based on the sending parcel’s distance from Centers and primary transit routes. Residential bonus units earned under this program do not require an allocation to construct a residential unit.

Transfer of Development Rights to Tahoe Valley
Residential bonus units from the TRPA Pool are available as development transfer matches for transferring development rights to Centers. Receiving parcels in the plan area may earn residential bonus units at an enhanced transfer ratio based on the land capability of the sending parcel, and its distance from Centers and primary transit routes. Residential bonus units earned under this program do not require an allocation to construct a residential unit. The transferred development right is eligible to receive an allocation from TRPA’s unused allocation pool pursuant to Section 51.3.3.C.4 of the TRPA Code.

Persons At One Time
Projects are eligible for the Persons At One Time (PAOT) allocations pursuant to TRPA Code Section 50.9:

Regulation of Additional Recreation Facilities of the TRPA Code of Ordinances.

City of South Lake Tahoe Green Building Program
In November 2010, the City Council adopted the City of South Lake Tahoe Green Building Program (Resolution 2010-92). The program encourages the incorporation of energy efficiency in City buildings and facilities, and provides clear incentives for private property owners to retrofit residential, commercial, and industrial buildings to save energy and reduce the carbon foot print. 432
Incentive and Mitigation Program 102 July 22, 2015
Residential projects that incorporate green building measures will be given priority for plan check, by all City Departments, over projects that meet only mandatory requirements. For projects that propose to voluntarily achieve a third party certification such as LEED, Energy Star or Green Point Rated would be eligible for the following:
 Projects would receive priority plan check, over all other projects, by all City Departments.  Residential projects would have priority on the residential allocation waiting list – 10% of residential allocations would be offered to Green Building projects before other projects on the waiting list.
 Projects would receive recognition at a televised City Council meeting and on the City Website.  Commercial projects that voluntarily achieve LEED certification or an Energy Star Label would be eligible for the following:
o Projects would receive priority plan check, over all other projects, by all City Departments.
o Projects would be eligible for CFA allocation from the City’s unallocated CFA pool. o Projects would receive recognition at a televised City Council meeting and on the City Website.

Change in Use
Commercial changes in use are exempt from project review if the following criteria are met:

1. The change in use is within the commercial use classification;

2. The change in use is to an allowed use;

3. The property is included in an approved parking assessment district;

4. The change does not increase the parking requirement to a greater requirement than 1 space for 200 square feet., or the number established upon creating the district;

5. The proposed activity is consistent with the Tahoe Valley Area Plan and is not considered a project under TRPA Code Chapter 2: Applicability of the Code of Ordinances; and

6. The change in use does not have the potential to intensify pollutant loads over and above the capability of treatment by existing installed BMPs.

Offsite Parking
Use of offsite and shared parking is permissible pursuant to the parking standards in Appendix B of this Plan.

Conversion of Use
Pursuant to TRPA Code of Ordinances: Election of Conversion of Use, the following conversion incentives are available:
433
Incentive and Mitigation Program 103 July 22, 2015
 Up to 200 existing Tourist Accommodation Units (TAUs) basin wide can be converted to Existing Residential Units of Use for multi-unit projects, in this region wide pilot program, subject to the following conditions:

1. Each converted unit maximum size is 1,250 square feet of residential floor area; and

2. The conversion must happen on the same parcel.
 Conversion of an existing residential unit of use or tourist accommodation unit to a residential, tourist or commercial use may be permitted when the units are transferred from sensitive lands.  Conversion of an existing residential unit of use or tourist accommodation units to a residential, tourist, or commercial use may be permitted if the conversion results in the elimination of a non-conforming use.
 Conversion of an existing residential unit to tourist or commercial use or an existing tourist accommodation unit to a commercial use or multi-family unit may be permitted onsite or for transfers if the project meets the TRPA standards applicable for a project proposed on an undeveloped project area.
 Conversion of an existing residential unit of use to a tourist or commercial use or an existing tourist accommodation unit of use to a commercial use or a residential use may be permitted onsite or for transfer if the converted use is include as part of a project that has linked status pursuant to Chapter 15 of the TRPA Code.
 Conversion of existing tourist accommodation units of use to residential may be permitted onsite if the converted units will be used for deed-restricted affordable housing. 434
Incentive and Mitigation Program 104 July 22, 2015
435
References A1 July 22, 2015

APPENDIX A
References
California Tahoe Conservancy (CTC). 2014. Authorization to Modify Asset Lands Program Guidelines Staff Summary. March 20, 2014.

City of South Lake Tahoe. 2005. US 50/SR 89 South Lake Tahoe Wye Roundabout Assessment. Prepared by LSC Transportation Consultants, Inc., April 14, 2005 _____ . 2011. General Plan Update: Final Environmental Impact Report. Prepared for the City by PMC, February 2011. Certified by the City Council May 17, 2011. _____ . 2012. Pollutant Load Reduction Strategy. Prepared for the City by NHC, November 2012. ----------. 2013. Pollutant Load Reduction Plan. Prepared for the City with assistance from NHC, Adopted by the City Council on January 2013.

Federal Aviation Administration. 2014. Airport Data and Contact Information. http://www.faa.gov/airports/airport_safety/airportdata_5010/menu/index.cfm (accessed May 2014) Lindstrom, PH.D., Susan & Rucks, M.A., Penny. 2006. Tahoe Valley “Y” Community Plan, City of South Lake Tahoe, El Dorado County, California, Historic Resources Study. March 2006.

Marvin, Judith. 2009. Historical Architectural Resources Studies W.D. Barton Ranch, 1080 Emerald Bay Road, South Lake Tahoe, CA, APN 23-081-11. February 2009.

South Tahoe Public Utility District (STPUD). 2007. Urban Water Management Plan 2005 Update Final Report. Prepared by Kennedy/Jenks Consultants.
_____ . 2013. South Tahoe Public Utility Website, District Information. http://www.stpud.us/districtinfo.html (accessed May 2014) Tahoe Regional Planning Agency. 2012. Regional Plan Update: Final Environmental Impact Statement.

Prepared for the TRPA by Ascent, October 24, 2012. Certified by the TRPA Governing Board December 12, 2012.
_____ 2012a. 2011 Threshold Evaluation, December 2012. Accepted by the TRPA Governing Board on December 12, 2012.
436
References A2 July 22, 2015
Tahoe Transportation District (TTD). 2013. Draft Economic Analysis of the US 50/South Shore Community Revitalization Project. Prepared by Economic & Planning Systems, Inc., March 1, 2013.

Terra Science Inc. 2014. Stream Environment Zone Report for Tahoe Valley Area Plan, July 2014. 437
TRPA Height Findings B1 July 22, 2015

APPENDIX B
TRPA Height Findings
Height up to 56 feet in Town Centers is permitted with the adoption of a conforming Area Plan. To ensure compatibility with adjacent uses, viewshed protection, and mitigation for potentially significant scenic impacts resulting from three- or four-story buildings in the Town Centers, a project shall meet findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances.

37.7.1 Finding 1
When viewed from major arterials, scenic turnouts, public recreation areas, or the waters of Lake Tahoe, from a distance of 300 feet, the additional height will not cause a building to extend above the forest canopy, when present, or a ridgeline. For height greater than that set forth in Table 37.4.1-1 for a 5:12 roof pitch, the additional height shall not increase the visual magnitude beyond that permitted for structures in the shoreland as set forth in subsection 66.3.7, Additional Visual Magnitude, or Appendix H, Visual Assessment Tool, of the Design Review Guidelines.

37.7.3. Finding 3
With respect to that portion of the building that is permitted the additional height, the building has been designed to minimize interference with existing views within the area to the extent practicable.

37.7.5. Finding 5
The portion of the building that is permitted additional building height is adequately screened, as seen from major arterials, the waters of lakes, and other public areas from which the building is frequently viewed. In determining the adequacy of screening, consideration shall be given to the degree to which a combination of the following features causes the building to blend or merge with the background.

A. The horizontal distance from which the building is viewed; B. The extent of screening; and
C. Proposed exterior colors and building materials.

APPENDIX C
Development and Design
Standards
This section sets out the development and design standards and permissible uses for the Tahoe Valley Area Plan land use districts and have been designed to achieve the desired community vision and urban form.

Applicability: All projects within the Tahoe Valley Area Plan boundaries shall meet the standards provided below. In addition, all projects are required to meet the City-wide Design Standards when applicable. Should a conflict occur between the City-wide standards and the Tahoe Valley Area Plan standards, the standards of this Area Plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan.

Permissible Uses
Table 1 lists the permitted primary land uses by district for the Tahoe Valley Area Plan and land use definitions are provided in Table 2. The regulations for the district are established by letter designations listed below. The designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review. Uses not listed in the Table are prohibited.

Portions of the Tahoe Valley Area Plan lie within the safety zones established by the Lake Tahoe Airport Comprehensive Land Use Plan (CLUP). Uses within these zones may be further restricted by the CLUP. Users of this Area Plan should refer to the CLUP to determine if additional restrictions are applicable to the property they are interested in or consult with the City of South Lake Tahoe Planning Division.
(A) designates allowed uses subject to zoning compliance. An allowed use is one that can be established as the primary use of a building.
(S) designates uses that are permitted subject to approval of a Special Use Permit. A Special Use Permit requires discretionary approval by the City Planning Commission or Zoning Administrator following review and a determination that the nature of the proposed use, at the location proposed, is not detrimental to the public welfare or injurious to property or improvements in the neighborhood. To obtain a special use permit, the applicant must generally show that the contemplated use is compatible with the zoning ordinance and land use standards. Findings that such use would be essential or desirable to the public convenience or welfare, and will not impair the integrity and character of the zoned district or be detrimental to the public health, safety, morals or welfare are required.
(TRPA) designates uses that require TRPA review and permitting 440
Development and Design Standards C-2 July 22, 2015
(-) designates uses that are not permitted.
441
Development and Design Standards C-3 July 22, 2015
Table 1

PERMITTED USES BY LAND USE DISTRICT
Permitted Uses Key:
“A” – Allowed Use
“S” – Special Use
“T” – Temporary Use
“TRPA” – TRPA Review Required
“-“ – Use Not Permitted TC-C

TC-MUC TC-G TC-NPTC-HCCMX-S OS

RESIDENTIAL
Employee Housing A A - A A S -
Mobile Home Dwelling - - S S S S -
Multiple Family Dwelling A A A A A S6 -
Multi-Person Dwelling - - - A A S -
Nursing and Personal Care - - - A8 A8 - -
Residential Care - - - A8 A8 - -
Single Family Dwelling (includes condominiums) A2 A2 A2 A7 S S6 -

TOURIST ACCOMMODATION
Bed & Breakfast Facilities - - A A - - -
Hotel, Motel, Other Transient Dwelling Units A A A S S - - Time Sharing A A A - - - -

RETAIL COMMERCIAL
Auto, Mobile Home, and Vehicle Dealers S - - A -
Building Material & Hardware S A S - - A -
Eating & Drinking Places A A A - - A -
General Retail and Personal Services A A A - - A -
Nursery - S S - - A -
Outdoor Retail Sales S S S - - A -
Service Stations1 S S S - - A -

ENTERTAIMENT COMMERCIAL
Amusement & Recreation A A A - - A -
Outdoor Amusements S S S - - - -
Privately Owned Assembly & Entertainment A8 S8 S8 - - -

SERVICE COMMERCIAL
Animal Services - S S A - A -
Auto Repair and Service - A
Business Support Services A A A A - A -
Health Care Services A A A A A A -
Laundries & Dry Cleaning Plant1 - A -
442
Development and Design Standards C-4 July 22, 2015
Table 1

TC-MUC TC-G TC-NPTC-HCCMX-S OS
Professional Offices A3 A A A - A -
Repair Services1 S A A - - A -
Sales Lot - - - - - A -
Schools – Business & Vocational S8 S8 S8 S8 S8 A8 -
Secondary Storage S S S S S A -

LIGHT INDUSTRIAL COMMERCIAL
Food & Kindred Products - - - - - A -
Fuel & Ice Dealers1 - - - - - A -
Industrial Services - - - - - A -
Recycling & Scrap - - - - - A -
Small Scale Manufacturing S S S S - A -
Light Manufacturing - - - - - A -

WHOLESALE/STORAGE COMMERCIAL
Storage Yards1 - - - - - A -
Vehicle & Freight Terminals - - - - - A -
Parking Lots1 S S S S S A -
Warehousing - - S4 - - A -
Wholesale & Distribution - - - - - A -

GENERAL PUBLIC SERVICE
Airfields, Landing Strips & Heliports1 - - - - S5 - -
Collection Stations1 - - - - - A8 -
Cultural Facilities A A A A S A -
Daycare Centers/Preschool A3 A A A A S -
Government Offices A A A A S A -
Hospitals1 - - - - A8 -
Local Assembly & Entertainment A A A S - S -
Local Public Health and Safety Facilities1 A A A A A A A Membership Organizations A A A - A -
Post Office A3 A A - - A -
Public Owned Assembly & Entertainment A8 A8 A8 - - - -
Public Utility Centers1 S - - - - A -
443
Development and Design Standards C-5 July 22, 2015
Table 1

TC-MUC TC-G TC-NPTC-HCCMX-S OS
Regional Public Health and Safety Facilities - - - - - S - Religious Assembly A -A A A A S -
School – College1 - - - S - - -
Schools – Kindergarten through Secondary1 - - - S - - - Social Service Organizations - A A A A A -
Threshold Related Research Facilities A3 A A A - A -

LINEAR PUBLIC FACILITIES
Pipelines & Power Transmission S S S S S A S
Transit Stations & Terminals S S S S S A
Transmission & Receiving Facilities S S S S S A S
Transportation Routes A A A A A A A

RECREATION
Day Use Areas A A A A S A A
Outdoor Recreation Concessions A S A - - - -
Participant Sport Facilities S - - - - S -
Recreation Centers - - - - S A -
Riding and Hiking Trails A A A A A A A
Visitor Information Centers S S S - - - -

RESOURCE MANAGEMENT
Forest and Timber Resource Management A A A A A A A
Tree Farms A A A A A A A
Vegetation Resource Management A A A A A A A
Water Quality Improvements and Watershed
Management A A A A A A A
Wildlife and Fisheries Resource Management A A A A A A A

OPEN SPACE
Allowed in all areas of the Region A A A A A A A
Note: All major design review projects that are visible from TRPA’s designated Scenic Highway Corridor (US Highway 50, State Route 89) will require a Planning Commission public hearing. 444
Development and Design Standards C-6 July 22, 2015

1. Land use category is identified in TRPA Code Section 60.3 as a “possible contaminating activity,” triggering special requirements pursuant to TRPA Code Section 60.4 if located within Source Water Protection Zone (see Figure 9).

2. Condominiums only.

3. As part of a mixed-use project only.

4. Limited to existing warehouse uses within the Town Center Gateway District (TC-G). .

5. New non-emergency sites prohibited.

6. Allowed as part of a mixed-used project.

7. Secondary units requires City Design Review.

8. Portions of the Tahoe Valley Area Plan lie within the safety zones established by the Lake Tahoe Airport Comprehensive Land Use Plan (CLUP). Uses within these zones may be further restricted by the CLUP. Users of this Area Plan should refer to the CLUP to determine if additional restrictions are applicable to the property they are interested in or consult with the City of South Lake Tahoe Planning Division. 445
Development and Design Standards C-7 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS

RESIDENTIAL
Employee Housing Residential units owned and maintained by public or private entities for purposes of housing employees of said public or private entity.

Mobile Home Dwelling
A home built entirely in the factory on a non-removable steel chassis that is transported to the building site on its own wheels and was installed prior to June 15, 1976, when the Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect.

Multiple Family Dwelling
More than one residential unit located on a parcel. Multiple-family dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. Vacation rentals are included, up to but not exceeding a four-plex, provided they meet the Local Government Neighborhood Compatibility Requirements as defined in the TRPA Code of Ordinances. One detached secondary residence is included.

Multi-Person Dwelling
A building designed primarily for permanent occupancy by individuals unrelated by blood, marriage, or adoption in other than single-family dwelling units or transient dwelling units. A multi-person dwelling includes, but is not limited to, facilities such as dormitories and boarding houses, but not such facilities as hotels, motels, and apartment houses.

Nursing and Personal
Care
Residential establishments with in-patient beds providing nursing and healthrelated care as a principal use, such as skilled nursing care facilities, extended care facilities, convalescent and rest homes, and board and care homes.

Residential Care
Establishments primarily engaged in the provision of residential social and personal care for children, the aged, and special categories of persons with some limits on ability for selfcare, but where medical care is not a major element. The use includes, but is not limited to, children's homes, halfway houses, orphanages, rehabilitation centers, and self-help group homes.

Single Family Dwelling
(includes
condominiums)
One residential unit located on a parcel. A single-family dwelling unit may be contained in a detached building such as a single-family house, or in a subdivided building containing two or more parcels such as a town house condominium. Vacation rentals are included provided they meet the Local Government Neighborhood Compatibility Requirements as defined in the TRPA Code of Ordinances. A caretaker residence is included.

TOURIST ACCOMMODATION
Bed & Breakfast
Facilities
Residential-type structures that have been converted to or constructed as tourist accommodation facilities where bedrooms without individual cooking facilities are rented for overnight lodging, and where at least one meal daily is provided. The use does not include "Hotels and Motels," which are defined separately; nor rooming and boarding houses (see "Multi-Family Dwellings").

Hotel, Motel, Other
Transient Dwelling Units
Commercial transient lodging establishments, including hotels, motor- hotels, motels, tourist courts, or cabins, primarily engaged in providing overnight lodging for the general public whose permanent residence is elsewhere. This use does not include Bed and Breakfast Facilities or Vacation Rentals.

Time Sharing
A right to exclusively use, occupy, or possess a tourist accommodation unit, according to a fixed or floating time schedule on a periodic basis occurring annually over a period of time in excess of three years.

RETAIL COMMERCIAL
446
Development and Design Standards C-8 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Auto, Mobile Home, and
Vehicle Dealers
Retail trade establishments selling new and used automobiles, boats, vans, campers, trucks, mobile homes, recreational and utility trailers, motorcycles, golf carts, snowmobile and jet skis (except bicycles and mopeds; see "General Merchandise"). Such businesses are considered a primary use when the establishment sells more than six vehicles per calendar year. The use also includes establishments selling new automobile parts, tires, and accessories (including tire recapping establishments), as well as establishments dealing in used automobiles exclusively. Includes automobile repair shops only when maintained by an establishment selling new vehicles on the same site. Does not include establishments dealing exclusively in used parts (see "Recycling and Scrap") or outside sales (see "Secondary Storage" or "Sales Lots").

Building Material &
Hardware
Retail trade establishments within buildings primarily engaged in selling lumber and other building materials, including paint, wallpaper, glass, hardware, nursery stock, and lawn and garden supplies. The use includes all such stores selling to the general public, even if contractor sales account for a larger proportion of total sales. Outside storage or display is included as part of the use. Establishments primarily wholesaling plumbing, heating and air conditioning equipment, and electrical supplies are classified in "Wholesale and Distribution."
Eating & Drinking Places
Restaurants, bars, and other establishments selling prepared foods and drinks for on-premise consumption, as well as facilities for dancing and other entertainment that are accessory to the principal use of the establishment as an eating and drinking place. The use also includes drive-in restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.

General Retail and
Personal Services
An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; saunas and hot tubs; laundromats (self-service laundries); dry cleaning pick-up stores and small-scale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; offsite rental of sporting equipment; and wedding chapels. The use may also include the accessory retail sales of products related to the services provided.

Nursery
Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.

Outdoor Retail Sales
Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right-of-way, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the right-of-way and do not stop 447
Development and Design Standards C-9 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
in any location except on customer demand. Outside storage or display is included as part of the use.

Service Stations
Retail trade establishments primarily engaged in the sale of gasoline, which may also provide lubrication, oil change and tune-up services, and the sale of automotive products incidental to gasoline sales. The use may also include as accessory uses towing, mechanical repair services, car washing and waxing, and trailer rental. The use does not include storage of wrecked or abandoned vehicles, paint spraying body and fender work, and retail sale of gasoline as an accessory use to food and beverage retail sales when limited to not more than two pumps.

ENTERTAIMENT COMMERCIAL
Amusement &
Recreation
Establishments providing amusement or entertainment for a fee or admission charge, such as: arcades and coin-operated amusements; billiard and pool halls; bowling alleys; card rooms; clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; gymnasiums; health and athletic clubs; ice skating and roller skating facilities; indoor sauna, spa, or hot tub facilities; motion picture theaters; reducing salons; and tennis, handball, racquetball, indoor archery and shooting ranges, and other indoor sports activities.

Outdoor Amusements
Commercial establishments for outdoor amusement and entertainment such as: amusement parks; theme and kiddie parks; go cart and miniature auto race tracks; and miniature golf courses. Outside storage or display is included as part of the use.

Privately Owned
Assembly and
Entertainment
Commercially operated facilities for public assembly and group entertainment with a capacity of greater than 300 people, such as: auditoriums; exhibition and convention halls; theaters, meeting halls and facilities for "live" theatrical presentations or concerts by bands and orchestras; amphitheaters; meeting halls for rent; and similar public assembly uses.

SERVICE COMMERCIAL
Animal Services
Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, animal kennels . The use does not include publicly operated animal control and wildlife care (see "Local Public Health and Safety Facilities").

Auto Repair and Service
Service establishment engaged in repair, alteration, painting, washing, or waxing of automobiles as a principal use. The use also includes storage and maintenance yards for rental of cars, trucks, or trailers. Outside storage or display is included as part of the use. The use does not include: automobile parking (see "Transportation"); repair shops subordinate to and maintained by a vehicle dealership; service stations (which are separately defined); or automobile wrecking years )see "Recycling and Scrap").

Business Support
Services
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.
448
Development and Design Standards C-10 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Health Care Services
Service establishments primarily engaged in furnishing medical, mental health, surgical, and other personal health services such as: medical, dental, and psychiatric offices; medical and dental laboratories; outpatient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included. Nursing homes and similar long-term personal care facilities are classified in "Nursing and Personal Care," and mental health-related services, including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists or unlicensed individuals, are included under Professional Offices.

Laundries & Dry
Cleaning Plant
Service establishments primarily engaged in high-volume laundry and garment services, such as power laundries (family and commercial); garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; and carpet and upholstery cleaners. The use does not include coin-operated laundries or dry cleaning pick-up stores without dry cleaning equipment (see "General Retail and Personal Services").

Professional Offices
A place where the following kinds of business are transacted or services rendered: engineering, architectural and surveying; real estate agencies; educational, scientific and research organizations; financial services; writers and artists; advertising agencies; photography and commercial art studios; publishing with offsite printing facilities; broadcasting studios; employment services; off premise concessions (OPC); reporting services; computer services; management, public relations, and consulting services; organizational offices; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services"). Incidental offices are considered accessory uses to a primary use.

Repair Services
Service establishment where repair of consumer products is the principal business activity, such as: electrical repair shops; television, radio, and other appliance repair; watch, clock, and jewelry repair; boat repair; small engine repair; and reupholstery and furniture repair. An outdoor storage yard associated with these uses is considered under "Secondary Storage." The use does not include businesses serving the repair needs of heavy equipment (see "Industrial Services").

Sales Lot
Outdoor sales area for permanent display of motor vehicles, recreational vehicles, mobile homes, construction equipment, farm machinery, or other heavy equipment; outdoor equipment rental yards (not including recreational equipment rental); and large-scale, permanent outdoor sales activities such as livestock auctions and sales. Outside storage or display is included as part of the use.

Schools – Business &
Vocational
Business and vocational schools offering specialized trade and commercial courses.

Secondary Storage
The outdoor storage of various materials or the public display of merchandise on the same site as a principal building or use that supports the activities or conduct of the principle use and does not increase the intensity of the use.

This does not apply to primary uses that include outside storage and display as part of the use.

LIGHT INDUSTRIAL COMMERCIAL
449
Development and Design Standards C-11 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Food & Kindred
Products
Manufacturing establishments producing or processing foods and beverages for human consumption and certain related products for distribution within the region, such as meat and poultry processing, dairy products processing, beverages and liquors processing, and miscellaneous food preparation from raw products. Outside storage or display is included as part of the use.

Fuel & Ice Dealers
Retail trade establishments primarily engaged in the sale to consumers of ice, bottled water, fuel oil, butane, propane, and liquefied petroleum gas (LPG), bottled or in bulk, as a principal use. Outside storage or display is included as part of the use.

Industrial Services
Service establishments providing other businesses with services, including maintenance, repair, service, testing, publishing, and rental. This includes establishments such as: welding repair, armature rewinding, and heavy equipment repair, vehicle repair; research and development laboratories, including testing facilities; soils and materials testing laboratories; equipment rental businesses that are entirely within buildings (for equipment rental yards, see "Sales Lots"), including leasing tools, machinery and other business items; and other business services of a "heavy service" nature. Outside storage or display is included as part of the use.

Recycling & Scrap
Establishments engaged in assembling, breaking up, sorting, temporary storage, and distribution of recyclable or reusable scrap and waste materials, including auto wreckers engaged in dismantling automobiles for scrap.

Outside storage or display is included as part of the use. The use does not include terminal waste disposal sites, which are prohibited and temporary storage of toxic or radioactive waste materials.

Small Scale
Manufacturing
Establishments primary engaging in retail sales and secondarily as a fine art or craftsman demonstration workshop of light industrial nature such as sculptor, potter, weaver, carver, jeweler, or other similar art that requires artistic skill .

Outside storage or display would require approval of a Special use Permit.

Light Manufacturing
Establishments considered to be light manufacturing or cottage industry that produce jewelry, silverware and plated ware; musical instruments; toys; sporting and athletic goods; pens, pencils, and other office and artists' materials; buttons, costume novelties, miscellaneous notions; brooms and brushes; caskets; and other miscellaneous manufacturing industries. The use also includes artisan and craftsman-type operations that are not home occupations and that are not secondary to on-site retail sales. The use also includes small-scale blacksmith and welding services and the manufacture of trusses. Outside storage or display is included as part of the use.

WHOLESALE/STORAGE COMMERCIAL
Storage Yard
Service establishments primarily engaged in the business of storing operative cars, buses, or other motor vehicles, construction equipment, materials or supplies, fire wood lots, or industrial supplies. Outside storage or display is included as part of the use.

Vehicle & Freight
Terminals
Transportation establishments furnishing services incidental to transportation, such as: freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Outside storage 450
Development and Design Standards C-12 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
or display is included as part of the use.

Parking Lots
Service establishments primarily engaged in storing operative cars, buses, or other motor vehicles. The use includes both day use and long-term public and commercial garages, parking lots, and structures.

Warehousing
Transportation establishments furnishing services incidental to transportation, such as: freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Outside storage or display is included as part of the use.

Wholesale &
Distribution
Establishments engaged in the storage of merchandise for sale to retailers; to industrial, commercial, institutional, farm, or professional business users; or to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. The use includes such establishments as: merchant wholesalers; agents, merchandise or commodity brokers, and commission merchants; and assemblers. Outside storage or display is included as part of the use.

GENERAL PUBLIC SERVICE
Airfields, Landing Strips
& Heliports
Transportation facilities that are used for the landing or take-off of aircraft, including helicopters, such as airports, heliports, helipads, and seaplane bases.

The use also includes any appurtenant areas used for airport buildings and accessory facilities, including terminals, aircraft sales and rentals, and fueling facilities. Outside storage or display is included as part of the use.

Collection Stations
Establishments engaged in the temporary accumulation and storage of recyclable or discarded materials, including toxic and hazardous wastes, which are subsequently transported to recycling centers or solid waste disposal sites for further processing on a regular and consistent schedule. Outside storage or display is included as part of the use. The use does not include automobile wrecking yards or any recycling processing facilities, which are listed under Recycling and Scrap or regional solid waste transfer stations, which are listed under Recycling and Scrap or Regional Public Health and Safety Facilities.

Cultural Facilities
Permanent public or quasi-public facilities generally of a noncommercial nature, such as art exhibitions, planetariums, botanical gardens, libraries, museums, archives, and arboretums.

Daycare
Centers/Preschool
Establishments used for the care of seven or more children residing elsewhere.

Government Offices
Buildings containing office for public agencies, including administrative offices, and meeting rooms that are incidental and accessory to another government use such as transit terminals, vehicle storage, campground, or storage yards.

Hospitals
A public health and safety facility primarily engaged in providing diagnostic services and extensive medical treatment, including surgical and other hospital services. Such establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care. 451
Development and Design Standards C-13 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Local Assembly &
Entertainment
Facilities for public assembly and entertainment for the local community, not to exceed a capacity of 300 people, such as community centers, meeting halls, and multi-purpose centers.

Local Public Health and
Safety Facilities
Facilities operated by public or quasi-public entities for the local protection of the public, such as: fire stations and other fire prevention facilities; police and sheriff substations; satellite highway maintenance and snow removal facilities; water tanks, pumps, wells and related facilities; monitoring facilities; sewage pumps and related facilities; and emergency services. Outside storage or display is included as part of the use.

Membership
Organizations
Permanent meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, such as: business associations; professional membership organizations; labor unions and similar organizations; civic, social and fraternal organizations; political organizations; and other membership organizations. The use does not include country clubs in conjunction with golf courses (see "Golf Courses"); religious organizations ("see Religious assembly"); and lodging (see "Multi-person Dwelling").

Post Office Establishments providing mail service and delivery, such as postal substations and neighborhood delivery centers.

Public Owned Assembly
& Entertainment
Facilities owned and operated by a public or nonprofit entity for public assembly and group entertainment with a capacity of greater than 300 people, such as: public auditoriums; exhibition and convention halls; civic theaters, meeting halls and facilities for live theatrical presentations or concerts by bands, choirs, and orchestras; meeting halls for rent; community centers; and similar public assembly uses.

Public Utility Centers
Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment plants and settling ponds. Outside storage or display is included as part of the use. The use does not include office or service centers (see "Professional Offices or Government Offices").

Regional Public Health
and Safety Facilities
Regional facilities operated by public or quasi-public entities for protection of the public, such as: water and sewage facilities; transportation maintenance/storage facilities; police and sheriff substations and headquarters, including secondary county short-term incarceration facilities; and solid waste transfer stations that TRPA finds to be regionally serving.

Secondary county short-term incarceration facility means a county jail (not a state or federal prison facility) that is not the primary jail for the county.

Religious Assembly
Religious organization assembly or institutional facility operated for worship or promotion of religious activities, including churches and incidental religious education. Other establishments maintained by religious organizations, such as full-time educational institutions, hospitals, and other potentially related operations (such as a recreational camp) are not considered a religious assembly and are classified according to their respective activities. 452
Development and Design Standards C-14 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Schools - College
Junior colleges, colleges, universities, and professional schools granting associate arts degrees, certificates, undergraduate and graduate degrees, and requiring for admission at least a high school diploma or equivalent general academic training.

Schools – Kindergarten
through Secondary
Kindergarten, elementary, and secondary schools serving grades up to 12, including denominational and sectarian.

Social Service
Organizations
Public and quasi-public establishments providing social services and rehabilitation services, counseling centers, welfare offices, job counseling and training centers, or vocational rehabilitation agencies, serving persons with social or personal problems requiring special services and the handicapped and the disadvantaged. The use includes organizations soliciting funds to be used directly for these and related services. The use also includes establishments engaged in community improvement and neighborhood development.

Threshold Related
Research Facilities
Public or non-profit research establishments primarily engaged in implementing social, political, and scientific research relating to the Lake Tahoe Environmental Thresholds or the Lake Tahoe ecosystem. The use includes laboratories, monitoring stations, scientific interpretive centers, research and training classrooms, and related support facilities. Overnight multi-person facilities, outside storage, and caretaker facilities may be considered as accessory to this use. The use does not include facilities unrelated to threshold-related research, such as: general college administrative offices and classrooms (see Schools-College); and government administrative offices (see Government Offices and Facilities); or nonthreshold-related research (which may be conducted under the Professional Office use).

Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers");and power plants (see "Power Generating Plants").

Transit Stations &
Terminals
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.

Transmission &
Receiving Facilities
Communication facilities for public or quasi-public, commercial, and private electronic, optic, radio, microwave, electromagnetic, and photo-electrical transmission and distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits. Outside storage or display is included as part of the use. The use does not include uses described under Broadcasting Studios. 453
Development and Design Standards C-15 July 22, 2015
Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Transportation Routes Public right-of-ways that are improved to permit vehicular, pedestrian, and bicycle travel.

RECREATION
Day Use Areas
Land or premises, other than Participant Sports Facilities, designated by the owner to be used by individuals or the general public, for a fee or otherwise, for outdoor recreation purposes on a daily basis such as regional and local parks, picnic sites, vista points, snow play areas, rafting facilities, and playgrounds.

Outdoor Recreation
Concessions
Facilities that are dependent on the use of outdoor recreation areas, such as onsite food and beverage sales, onsite recreational equipment rentals, parasailing, rafting, and onsite recreation instruction. The use also includes outfitter, guide service establishments, or rental service whose base facilities are located on or near a recreation area, such as horse packing outfitters, snowmobiling outfitters, or bike rental facilities. This use includes offsite rental of sporting equipment whose base facilities is a commercial use.

Outside storage or display is included as part of the use.

Recreation Centers
Indoor recreation establishments operated by a public or quasi-public agency providing indoor sports and community services, such as swimming pools, ice skating rinks, multi-purpose courts, weight rooms, and meeting and crafts rooms.

Riding and Hiking Trails Planned paths for pedestrian, bike, and equestrian traffic, including trail heads.

Visitor Information
Centers Nonprofit establishments providing visitor information and orientation.

RESOURCE MANAGEMENT
Forest and Timber
Resource Management
Activities associated with the protection, restoration, and management of timber such as reforestation, regeneration harvest, sanitation salvage cut, selection cut, special cut, thinning and timber stand improvement.

Vegetation Resource
Management
Activities associated with the protection, restoration, and management of vegetation including fire detection and suppression, fuels treatment and management, insect and disease suppression, prescribed fire and burn management.

Water Quality
Improvements and
Watershed
Management
Activities associated with the protection, restoration, and management of watersheds including erosion control, runoff control and stream environment zone restoration.

Wildlife and Fisheries
Resource Management
Activities associated with the protection, restoration, and management of wildlife and fisheries resources.

Range Management Activities associated with range management including range pasture management, range improvement and grazing.

OPEN SPACE
Allowed in all areas of
the Region
Land with no land coverage and maintained in a natural condition or landscaped condition consistent with best management practices, such as deed-restricted properties and designated open space area. 454
Development and Design Standards C-16 July 22, 2015
Community Noise Equivalent Level
The maximum community noise equivalent level (CNEL) for this Area Plan are as follows:

TABLE 3

COMMUNITY NOISE EQUIVALENT LEVEL (CNEL)
DISTRICT TC-C TC-MUC TSC-G CMX-S TC-NP TC-HC OS US 50 SR 89 CNEL 65 65 65 65 55 55 65 65
Development Standards
The development standards for the Tahoe Valley Area Plan are intended to provide physical development requirements to implement the Plan’s vision, goals, and policies; implement the goals and policies of the adopted General Plan and the TRPA Regional Plan, and enable the Tahoe Valley Area Plan to be found as a conforming Area Plan by the TRPA Governing Board.

The standards were developed based on a review of the TRPA Regional Plan Update policies, the TRPA Area Plans Framework, the City General Plan, the Draft Tahoe Valley Community Plan, and the City of South Lake Tahoe Code and Design Manual.

Form-based coding techniques are used for development standards. The standards of each district lists density and lot coverage limits, lot dimensional requirements, building location standards, height requirements, parking and access provisions, and minimum open space and landscaping requirements. Furthermore, substitute design standards address building orientation and design, pedestrian access, and bicycle parking. Buildings are required to be oriented toward and include a public entrance on a public street and the Tahoe Valley Greenbelt. Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.

Tables 4 through 9 prescribe the development standards for the Area Plan. Individual letters in parentheses refer to additional regulations that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

LOT AND DENSITY
Maximum allowed densities are consistent with the limits set in the Regional Plan Update. The Regional Plan Update allows maximum densities of 25 units per acre for multi-family residential development and 40 units per acre for tourist accommodation units with the adoption of an Area Plan. Existing lot size and dimension requirements are proposed to be carried forward. Lot coverage standards reflect the allowances established in the Regional Plan Update. 455
Development and Design Standards C-17 July 22, 2015
TABLE 4

DEVELOPMENT STANDARDS

DISTRICT TC-C TC-MUC TC-G TC-NP TC-HC CMX-S OS
Maximum Density
Mobile Home
Dwelling - - 8 8 - 8 -
Multiple Family
Dwelling (units/acre) 25 25 25 25 25 25 -
Multi-Person Dwelling
(persons/acre) - - - 25 25 25 -
Nursing and Personal
Care (persons/acre) - - - 25 25 - -
Residential Care
(persons/acre) - - - 25 25 - -
Single Family Dwelling
(parcels less than one
acre)
1 unit per parcel
2 units per
parcel,
provided
one unit is
an
authorized
secondary
residence
(A)
1 unit per
parcel 1 unit as
part of a
mixed use
-
Single Family Dwelling
(parcels greater than
or equal to one acre)
2 units per parcel, provided one unit is an authorized
secondary residence -
Employee Housing
As per the limitations
set forth for multifamily residential uses
above
- As per the limitations set forth for
multi-family residential uses above -
Bed and Breakfast
Facilities (units/acre) - - 10 10 - - -
Hotel, Motel, Other
Transient Dwelling
Units
(units/ acre)
40 40 40 40 40 - -
Time Sharing 40 40 40 - - - -
Minimum Lot Size (sq ft)
Commercial/Public
Service 10,000(B) 10,000(B) 10,000(B) 10,000(B) 10,000(B) 10,000(B) - Residential 6,000(B, C) 6,000(B, C) 6,000(B, C) 6,000(B, C) 6,000(B, C) 6,000(B, C) - Minimum Lot Width (ft)
Commercial/Public
Service 80(B) 80(B) 80(B) 80(B) 80(B) 80(B) -
Residential 60 (B) 60 (B) 60 (B) 60 (B) 60 (B) 60 (B) - Minimum Lot Depth (ft) 100(B) 100(B) 100(B) 100(B) 100(B) 100(B) - 456
Development and Design Standards C-18 July 22, 2015
TABLE 4

DEVELOPMENT STANDARDS

DISTRICT TC-C TC-MUC TC-G TC-NP TC-HC CMX-S OS
Land Coverage
Maximum Land
Coverage-Base +
Transferred (% of
project area located
within land capability
districts 4-7)
70 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive. Coverage in other land capability districts are regulated by TRPA Code Section 30. (D)(F)
(E)(F)
See
TRPA
Code
Section

30.(F)
Alternative
Comprehensive Land
Coverage
Management System
(G)
A. Secondary Units. Lots less than an acre in size in the Town Center Neighborhood Professional District may have an authorized secondary unit pursuant to the following:

1. The unit is not intended for sale and may be rented for residential uses only.

2. The lot contains an existing single-family dwelling.

3. The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling.

4. The total area of floor space for a secondary unit shall not exceed 640 square feet.

5. One covered or uncovered parking is required for the secondary unit.

6. Height, building setbacks, minimum lot size, architectural review and other zoning requirements generally applicable to residential construction in the zone in which the property is located shall apply.

7. Secondary units shall have the colors, materials and textures and architecture similar to the main dwelling unit.

8. A secondary unit shall be considered a residential unit subject to TRPA’s residential allocation limitations and transfer provisions.

9. A secondary unit shall be subject to the land coverage and Best Management Provisions of the TRPA Code.

B. Reduced Minimum Lot Size and Dimensions. Smaller lots may be approved as part of a condominium, or other airspace subdivision pursuant to City Code Section 6.55.190 C. Mobile Home Parks. Minimum lot size for mobile home parks is 10 acres pursuant to City Code Section 6.55.180.

D. Method of Transferring Coverage. Land coverage shall be transferred to eligible parcels and eligible uses, in accordance with Sections 30.4.2 and 30.4.3 of the TRPA Code. 457
Development and Design Standards C-19 July 22, 2015
E. Commercial and Mixed-Use Facilities in the Commercial Mixed-Use Service District.

The maximum land coverage (base coverage plus transferred coverage) shall be as follows:

3. Land coverage shall be transferred to eligible parcels and eligible uses, in accordance with Section 30.4.3 of the TRPA Code.

Multi-Residential Facilities (Five or More Units), Public Service Facilities, and Recreation Facilities. The maximum land coverage (base coverage plus transferred coverage) allowed on a parcel for tourist accommodation facilities, multi-residential facilities of five units or more, public service facilities, and recreation facilities shall be limited to 50 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive. Subdivisions into parcels of four or fewer residential units are not eligible for the maximum land coverage permitted under this subparagraph unless a deed restriction requiring maintenance of the units as affordable or moderate income housing, as defined by TRPA, is approved by TRPA and recorded against the property.

F. Linear Public Facilities and Public Health and Safety Facilities. The maximum land coverage for linear public facilities and public health and safety facilities is limited to the minimum amount needed to achieve their purpose, except as provided for nonmotorized public trails in subsection 30.4.6.D.3 of the TRPA Code. Such transfers may be permitted, provided TRPA makes the following findings:

1. The project complies with required findings for additional public service facilities if required pursuant to Section 50.8;

2. There is no feasible alternative that would reduce land coverage;

3. The project, because of its unusual configuration or service requirement, requires special consideration;

4. The facility primarily serves the needs of persons other than those who are or will be residents of the lands in question, or the owners of the land in question;

5. Coverage shall be transferred pursuant to section 30.4.3 of the TRPA Code except for the following use:
a. Uses defined as a hospital that legally exists on the effective date of this area plan (El Dorado County APNs 023-081-03 and 023-081-09), coverage shall be transferred pursuant to following transfer provisions:
i. Coverage transferred up to 70 percent shall be transferred pursuant to section 30.4.3 of the TRPA Code.
ii. Coverage greater than 70 percent shall be transferred at a ratio of 1:1 from sensitive lands and at a ratio of 2.5:1 from nonsensitive lands up the minimum amount needed. 458
Development and Design Standards C-20 July 22, 2015
iii. Coverage transferred from non-sensitives lands shall be transferred from parcels that have not installed permanent BMPs.

G. Alternative Comprehensive Land Coverage Management System: Property owners within the Town Center Core District, in coordination with the City and TRPA, may develop alternative comprehensive coverage management systems as alternatives to the parcel-level coverage requirements outlined in subsections 30.4.1 and 30.4.2 of the TRPA Code of Ordinances, provided that the alternative system complies with the provisions of subsection 13.5.3.B.1: Alternative Comprehensive Coverage Management Systems of the TRPA Code of Ordinances and is adopted as part of this Area Plan.

H. Bonus Coverage Transfer Match Facilities that transfer or remove coverage from designated sending areas may earn bonus coverage, subject to availability, from the City’s coverage pool. Bonus coverage may be earned pursuant to the transfer ratios in the following table:

Sending Area Bonus Coverage Earned (per sq. ft.)
Stream Restoration Plan Area 1
Tahoe Valley Greenbelt and associated SEZs 1
Other SEZs in the Upper Truckee Watershed
Hydrologically Related Area located within the
City Limits

0.5 BUILDING PLACEMENT
Minimum building setbacks and street frontage improvements are established to create walkable and bikeable districts. Along Highway 50, Lake Tahoe Boulevard, and State Route 89, buildings are required to be setback 25 feet from the back of the curb. The setback area is to consist of a 10 foot sidewalk/use area in which a minimum of six feet clear must be reserved for pedestrian movement and the other area must be improved as part of a wider sidewalk or provide outdoor dining/seating or display area or landscaping.

Along Third Street and Tahoe Keys Blvd, buildings are required to be setback 20 feet. The setback is to consist of a five-foot sidewalk, while the remaining area would be improved as part of a wider sidewalk or provide outdoor dining/seating or display area or landscaping.

Along all other street frontages, with exceptions as noted in the standards, buildings are required to be setback 20 feet.

BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G CMX-S TCNP TC-HC #
Minimum Setbacks (ft.)
Street Frontage, Hwy 50 and SR
89 and Lake Tahoe Blvd
(measured from back of curb or
outer edge of road or drainage
improvements if no curb)
25’ must include a 10 ft.
sidewalk/use area with a
minimum 6 ft. wide clear
sidewalk for pedestrian
movement and the balance
of the area improved as part
of wider sidewalk, outdoor
dining/seating area, or
landscaping.(A)
25’, must
include a
sidewalk
and split rail
fence if
parking is
located
between
street
frontage
and a
building (A)
- 
460
Development and Design Standards C-22 July 22, 2015
TABLE 5

BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G CMX-S TCNP TC-HC #
Street Frontage, 3rd Street
(measured from back of curb or
outer edge of road or drainage
improvements if no curb)
-
20’, must
include a
sidewalk and the
balance of the
area is required
to be improved
as part of wider
sidewalk,
outdoor
dining/seating
area, or
landscaping. (A)
-
20’, must include a
sidewalk and the
balance of the area is
required to be improved
as part of wider
sidewalk, outdoor
dining/seating area, or
landscaping. (A)

Street Frontage, all other streets
(measured from back of curb or
outer edge of road or drainage
improvements if no curb)
20’(A) 
Interior Side
Nonresidential Uses: 0; 10’ adjacent to residential
district
Residential Uses: 10’
10’ 
Rear
Nonresidential Uses: 0; 10’ adjacent to residential
district
Residential Uses: 10’
10’ 
Minimum Building Frontage at
Street Setback Line (% of linear
street frontage)
75’(B) 50’(B) - 30’(B) - 
Corner Build Area (ft) 50’(C) 50’(C) - - - 
Maximum Projection into Awnings and overhangs to provide a covered walkway, n/a  461
Development and Design Standards C-23 July 22, 2015
TABLE 5

BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G CMX-S TCNP TC-HC #
Setback public plaza, or outdoor eating area may project up to 10 ft. into the required setback.

A. Street Frontage Improvements. New development shall provide street frontage improvements in accordance with the following:

1. Street Trees. A minimum of two trees and four shrubs shall be planted for every 50 linear feet of street frontage.

2. Lighting. Pedestrian scaled lighting on sidewalks and pathways consistent with City pedestrian lighting standards. Lighting standards that include attachments from which banners identifying the area or announcing community events may be hung are encouraged.

3. Alternatives through Director Review. Alternatives to the minimum setback requirement for the four parcels located at the South “Y” intersection may be approved if the Development Services Director finds that:
a. The increased setback is needed to maintain a sun angle plane to reduce icing on US 50, SR 89 and public sidewalks, or
b. The increased setback is needed to maintain visual open space, visual access, or preserve or increase views of the mountain ridgelines.

Request to deviate from this standard through the Alternative Director Review process will require a noticing of affected property owners and a public hearing before the Zoning Administrator.
462
Development and Design Standards C-24 July 22, 2015
B. Build-to Line. Buildings shall be constructed at the required setback for the percent of linear street frontage identified in Table 5. This requirement may be modified or waived by the Director of Development Services upon finding that:

1. Entry courtyards, plazas, entries, or outdoor eating areas are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, or dining area; or

2. The building incorporates an alternative entrance design that creates a welcoming pedestrian entry feature facing the street.

1. Where buildings placed on a corner would negatively impact a designated scenic view, visual open spaces, visual access or views of mountain ridgelines.; or

2. Where building placed on a corner would negatively affect the sun angle plane to reduce icing on US 50, SR 89 and public sidewalks, or FIGURE C-1

CORNER BUILD AREA
HEIGHT
Maximum height limits proposed in the Regional Plan Update have been refined to reflect the nature of development in each sub district. Buildings are required to step back within a daylight plane along street frontages and adjacent to residential areas to address massing, protect 463
Development and Design Standards C-25 July 22, 2015
viewsheds, and allow light and air, and limit winter shading in public areas and adjacent residential areas. Minimum heights are proposed for ground floors in order to establish a consistent building frontage along the street and to accommodate a wide range of uses. Roofs are required to be sloped to support alpine character in design. Limited areas of flat roofs are allowed as long as they are not visible from the public right-of-way.

TABLE 7

HEIGHT AND ROOF STANDARDS
DISTRICT TC-C TC-MUC TC-G CMX-S TC-NP TC-HC #
Building Height Maximum
(feet) 45’
42’, 36’
for
properties
with Hwy
50 frontage
east of
Tahoe
Keys Blvd.
36’
See TRPA
Code
Section 37.4
36’ 42’ 
Building Height Maximum
(stories) 3(A) 3(A) 2(A) - 2(A) 3(A) 
Building Stepbacks
Upper Story along Street
Frontage (ft.), applicable
above the second story
10’ from second story building face - - 
Ground Floor Minimum
Height, Non-Residential Uses
(ft)
15’ 15’ 15’ - 
Roof Slope 5:12 to 12:12 (B)
Roof Height The height of the sloped roof must be a
minimum 40% of the height of the -
464
Development and Design Standards C-26 July 22, 2015
TABLE 7

HEIGHT AND ROOF STANDARDS
building. (B)
Adjacent to Residential
District
Structures shall not interrupt a line of a 1:1 slope extending upward from 25 feet above existing grade of the setback line adjacent to the residential district. (C)

A. Viewshed Protection. To ensure compatibility with adjacent uses and viewshed protection, buildings must not project above the forest canopy, ridge lines, or otherwise detract from the viewshed and the review authority must make findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances in approving any project consisting of three or more stories (see Appendix B).

B. Roof Design. Buildings shall have a definitive “top” that steps, slopes, or otherwise breaks the rectangular form of the building. Dormer windows and other roof appurtenances (chimneys, towers, or other special features) are encouraged within the sloping roof area. A portion of the roof area may be flat. Flat roof area is limited to 50 percent of the building footprint and shall not be within the predominant view of the public right-of-way. Covered parking and parking structures are exceptions and may be permitted to have flat roofs, but must be concealed through architectural design or landscaping. Rooftop equipment shall be concealed from view and/or integrated within the building architecture.

C. Transition Height. To ensure compatibility with adjacent residential uses, buildings that are permitted additional height shall have additional buffering in addition to the required setback. Provisions may include, but are not limited to the following:
 Reduced height
 Increase side yard or rear yard setback
465
Development and Design Standards C-27 July 22, 2015
 Building orientation
 Landscaping buffering with oversized trees
D. Chimneys and Other Rooftop Appurtenances. Chimneys, flues, vents, antennas, and similar appurtenances may be erected to a height ten percent of the otherwise permissible height maximum height of a building, or a height of six feet, whichever is less.

BUILDING FORM
Building form standards limit blank walls, require a minimum amount of building transparency (i.e. windows and doors providing views into work areas, display areas, sales areas, or similar active spaces) along street frontages, and require the modulation of building facades to create visual interest and engage pedestrians.

TABLE 8

BUILDING FORM STANDARDS
DISTRICT TC-C TC-MUC TC-G CMX-S TC-NP TC-HC #
Maximum Length of Blank
Wall 25(A) 25(A) 25(A) - - 
Required Transparency (% of
building wall area) 75(A) 75(A) 60(A) - - 
Building Modulation
Any building over 50 feet wide shall be
broken down to simulate a series of
buildings no wider than 50 feet each
-
A. Building Transparency and Blank Wall Limits; Required Openings for Non-Residential Uses. Exterior walls facing and within 20 feet of a front or street side property line or pedestrian walkway shall include windows, doors, or other openings for at least the percentage stated in Table 8 of the building wall area located between 2.5 and seven feet above the level of the sidewalk or adjacent ground grade. No wall may run in a continuous horizontal plane for more than 25 feet without an opening or transparency on the ground floor of a building.

1. Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
466
Development and Design Standards C-28 July 22, 2015

2. Exceptions for Parking Garages. Multi-level garages are not required to meet the building transparency requirement of this subsection. Instead, they are subject to the building setback standards in Table 5, Building Placement Standards and the following standard:
a. Parking Garage Rooftop Planting. Uncovered parking on the top level of a parking structure shall have rooftop planters with a minimum dimension of 24 inches along perimeter walls of the top floor that face public streets or other public areas.

3. Alternatives through Director Review. Alternatives to the building transparency requirement may be approved if the Development Services Director finds that:
a. The proposed use has unique operational characteristics with which providing the required openings is incompatible, such as in the case of a cinema or theater; and
b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Request to deviate from this standard through the Alternative Director Review process will require a noticing of affected property owners and a public hearing before the Zoning Administrator.

PARKING, LOADING, LANDSCAPING AND OPEN SPACE
The proposed parking and loading location standards are intended to enhance walkability and reduce the visual dominance of surface parking lots in the area by setting them back from the street. Parking in each district is required to be setback from the back of curb with access from a side street or alley wherever possible. To support a “park once” atmosphere where visitors park once and patronize multiple businesses, new parking facilities are to be designed to accommodate cross-access to/from adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development.

Standards are established for the minimum amount of open space and landscaping. Residential open space is required in all residential and mixed-use development. A key component of the vision for the Tahoe Valley area is to provide areas for public gathering. To implement this vision, public open space is required with substantial developments (developments over 50,000 square feet of nonresidential floor area on sites greater than two acres in size) in the TSC-C district.
467
Development and Design Standards C-29 July 22, 2015
TABLE 9

PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS DISTRICT TC-C TC-MUC TC-G CMX-S TCNP
TCHC
#
Minimum Setback (measured from
back of curb or outer edge of road
or drainage improvements if no
curb)
25(A), Parking shall be located
underground, behind a building, or on
the interior side or rear of the site. 20(A) 20 (A) 
Setback from Buildings and Public
Plazas (ft.)
Above ground parking shall be setback
from buildings and public plazas with a
walkway and/or landscaping.
- - 
Access Location
From adjacent parking areas, side street or alley wherever possible 
Shared Access See additional regulations (B) 
Curb Cuts Minimized and in areas least likely to affect pedestrian circulation.

Loading/Service Areas Side or rear of lot; must be screened from public ROW  Underground Parking Visibility Maximum height of underground parking area visible from the street (parking podium) is 3 feet from finished grade.  Parking, Driveway and Loading
Standards
See South Lake Tahoe City Code, Chapter 5, Land Use
Development Standards, Article VIII. Parking, Driveway and Loading Spaces.

Minimum Residential Open Space
(sq. ft. per unit) 100(C) 100(C) 100(C) - 150(C)
Minimum Public Open Space, sites
two acres or more in size (D) - - - -
Minimum Amount of Landscaping
(% of site) 10 10 10 5 10
A. Limitations on Location of Parking. Parking may be located within the required setback, subject to the following requirements.
468
Development and Design Standards C-30 July 22, 2015

1. Underground and Partially Submerged Parking. Parking completely or partially underground, may be located within the required setback.

2. Surface Parking. Above ground surface parking may be located within the required setback with Development Services Director approval provided:
a. Buildings are built close to the public sidewalk to the maximum extent feasible;
b. The parking area is screened along the public right-of-way with public art, hedge, trellis, and/or landscaping; and
c. The site is small and/or constrained such that locating parking outside the required setback is not feasible.

B. Shared Access. To encourage shared parking and shared access points on public streets, new parking facilities shall be designed to accommodate cross-access to/from adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development. When cross-access for vehicles is deemed impractical by the Development Services Director, the requirement for cross-access may be waived if bicycle and pedestrian connections are provided between adjacent development.

C. Residential Open Space. Residential open space may be common or private open space.

Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development.

Landscaped courtyard entries that are oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas.

1. Minimum Dimensions.
a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimension less than 10 feet.

Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.
b. Common Open Space. Minimum horizontal dimension of 20 feet.

2. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practical combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust free surfacing. The maximum slope shall not exceed 10 percent. Seating areas and plazas should be located in areas with good solar exposure.

3. Accessibility.
a. Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway.
469
Development and Design Standards C-31 July 22, 2015
b. Common Open Space. The space shall be accessible to all the living units on the lot.

D. Public Open Space. Developments with 50,000 square feet or more of nonresidential floor area on sites two acres or more in size shall provide public open space according to the following standards:

1. Minimum Area. Forty square feet for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of floor area, plus 20 square feet for every 1,000 square feet of nonresidential floor area over 100,000 square feet.

2. Minimum Dimensions. Minimum horizontal dimension of 40 feet.

3. Usability. A surface shall be provided that allows convenient use for outdoor living, recreation, and public gathering. Such surface may be any practical combination of high quality plant and hardscape materials such as bricks, stone, concrete, permeable paving, or tile. Surfaces shall be sloped for positive drainage and constructed to withstand snow removal and de-icing maintenance. The maximum slope shall not exceed 10 percent. Seating areas and plazas should be located in areas with good solar exposure.

4. Accessibility. On-site public space shall be visible from a public street and from on-site areas normally frequented by nearby retail uses.

5. Amenities. On-site public space shall include benches or other seating. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, public art, trash receptacles, information kiosks, or performance areas.

Substitute Design Standards
Substitute Design standards address site design and amenities, building orientation and design, pedestrian access, bicycle parking, landscaping, lighting, signage, parking, driveway and loading spaces.

Buildings are required to be oriented toward and include a public entrance on a public street.

Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.

On-site access and circulation standards require a system of pedestrian walkways that connect all buildings on a site to each other, to on-site parking areas, and open space or pedestrian amenities. Regular connections are to be provided to the public sidewalk as well as to adjoining commercial and residential areas. Walkway standards establish requirements for minimum width, paving, grade separations, bollards, landscaping, lighting, or other means to clearly delineate pedestrian areas for both day and night use.

Standards are for the amount, design, and location of bicycle parking is incorporated. The standards have different requirements for long- and short-term bicycle parking that reflect the varying needs of visitors, locals, and employees.
470
Development and Design Standards C-32 July 22, 2015
Landscape standards reinforce the resort destination experience in the Area Plan by guiding the desired design of planting and hardscape materials while providing for opportunities to accommodate stormwater runoff.

Lighting standards for streets and exterior spaces are necessary to provide safety and security as well as provide, in limited areas, the night lighting that will allow for a festive atmosphere enhancing the qualities of an active civic place.

All projects within the Tahoe Valley Area Plan shall meet the standards listed below and the standards in the Citywide Design Standards and the Parking, Driveway and Loading Space Standards in Chapter 5 of the City Code and the Sign Standards in Chapter 25 of the City Code.

Should a conflict occur between the standards of this Area Plan and the standards of the City Code, the standards of the Area Plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan.

A. Site Design and Amenities.

1. Site design shall consider adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when development is adjacent to sensitive uses such as residential development.

2. Outdoor parking areas shall be designed to decrease visual impacts associated with large expanses of pavement and vehicles. They can be divided into smaller parking areas and/or include landscaping within and around them. Consider using perimeter landscaping and landscaped islands as bio-swales with a lower grade than the paved surface to reduce irrigation requirements and meet stormwater retention requirements.

3. Site design shall consider pedestrian safety during snow conditions. Sidewalks, plazas and other pedestrian areas should be designed for maximum solar exposure, with snow melt systems, or for efficient snow removal.

4. Trash and recycling receptacles shall be provided and conveniently located in areas with heavy pedestrian use.

5. Ski and snowboard racks shall be provided in areas where there will be a need to temporarily store them. Racks should be located at areas adjacent to ski related facilities, public areas, transit stops, and destination locations.

6. For developments with multiple commercial or service tenants, include directional/directory maps on-site to orient and direct pedestrians.

7. Buildings should be sited to maximize views from public streets.

B. Building Orientation and Entrances.

1. Primary building entrances for all buildings shall be located facing a public street.

2. Building entrances shall be emphasized with special architectural and landscape treatments, shall provide covered overhead protection in the form of recessed arcades or protruding canopies, and shall ensure protection from unloading roof snow.
471
Development and Design Standards C-33 July 22, 2015

3. Entrances located at corners shall generally be located at a 45 degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

FIGURE C-2: BUILDING ORIENTATION AND ENTRANCES
C. Building Design and Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance and materials and colors that reinforce the Regional’s natural and mountain identity.

1. Exterior Building Materials and Colors.
a. A unified palette of quality materials shall be used on all sides of buildings.
b. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.
c. A variety of natural and natural-appearing materials (e.g., wood siding, rock wainscoting, rough sawn timber, log timbers, natural stained lumber) should provide contrast on building facades. Stucco should be used sparingly and blended with the natural materials to provide interest and variety. Rough textured materials are preferred.
d. Natural earth tone colors (e.g, browns, greens, dark tans) should be chosen to blend in with the setting and to minimize reflectivity. Bright colors should be used for accent only and should be applied to a maximum of 10 percent of the building façade. For all structures visible from the Scenic Threshold Travel Routes (i.e., US 50, SR 89, and Pioneer Trail) or designated Class I or II bike paths, colors shall be consistent with the Munsell Color palette set forth in the TRPA Approved Earth Tone Colors.
472
Development and Design Standards C-34 July 22, 2015
e. Roofs, including mechanical equipment and skylights, shall be constructed of non-glare finishes and earth tone colors that minimize reflectivity. All mechanical equipment shall be screened and not visually evident.

2. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.
a. Building façades shall be articulated and include active facades, with building projections or recesses, doorways and windows, textured materials, differentiated piers and columns, awnings, and other details that provide architectural articulation and design interest while providing views into and out of the building .
b. Cornices, upper floor balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.
c. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building. d. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing. Particular attention shall be given to the detailing within the pedestrian’s range of touch and view, such as the use of special store-front detailing and façade ornamentation to reinforce the pedestrian character of the street.

3. Green Building. New buildings and retrofits to existing buildings are long term investments and should feature quality design/materials, flexible design to deal with changing demands and be built green. The City encourages residential, commercial and industrial properties to consider incorporating green building measures. Property owners who participate in the City Green Building Incentive Program (See Appendix D) are eligible for the following incentives:
a. Projects will receive priority plan check by City Departments. b. Residential projects will receive priority on the residential allocation waiting list.
c. Commercial projects area eligible for CFA allocations form the City’s CFA pool.
d. Projects will receive recognition by the City Council.

D. Pedestrian Orientation and Access. On-site pedestrian circulation and access must be provided according to the following standards.

1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
473
Development and Design Standards C-35 July 22, 2015

2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Interior Pedestrian Walkway Design.
a. Walkways shall have a minimum clear unobstructed width of six feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, pervious paving, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method. c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

E. Bicycle Parking.

1. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.
a. Parking Spaces Required. The number of short term bicycle parking spaces shall be at least 10 percent of the number of required automobile parking spaces, with a minimum of two spaces per establishment, for commercial, mixed-use, and multi-family structures.
b. Location. Short-term bicycle parking must be located within 50 feet of a main entrance to the building it serves. Bicycle parking shall be visible from the street or from the main building entrance, or a sign must be posted at the main building entrance indicating the location of the parking. Bicycle parking shall be located outside of the public right of way except with an encroachment permit in the TSC-C and TSC-MUC districts, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times.
c. Anchoring and Security. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
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Development and Design Standards C-36 July 22, 2015
d. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

FIGURE C-3

SHORT-TERM BICYCLE PARKING

2. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve employees, residents, commuters, and others who generally stay at a site for four hours or longer.
a. Parking Spaces Required.
i. Residential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential and group residential projects.
ii. Parking Lots and Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per 50 vehicle spaces. b. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.
c. Covered Spaces. At least 50 percent of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.
d. Security. All long-term bicycle parking must be located in a secure area such as the following:
i. An enclosed bicycle locker;
ii. A fenced, covered, locked or guarded bicycle storage area; 475
Development and Design Standards C-37 July 22, 2015
iii. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
iv. Other secure area approved by the Development Services Director.
e. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

F. Snow Storage: See SLCC Section 6.10.140.

G. Landscape Design: See SLCC Section 6.10.150.

H. Exterior Lighting: See SLCC Section 6.10.160.

I. Water Conservation: See SLCC Section 6.10.170.

J. Street Right-of-Way Improvements: The improvement of the public right-of-way is necessary for the safety and convenience of the residents, improving the quality of the community and the lake and unifying the appearance of the community with the establishment of a consistent set of improvement standards.

1. Standard: All new road construction projects or the repair of existing improvements within the publicly owned right-of-way shall comply with the City of South Lake Tahoe Public Improvement Engineering Standards.

2. Standard: Road fixtures, including but not limited to retaining walls, safety barriers, traffic signals and controllers, light standards, and other structures, shall be designed and installed in compliance with the with the City of South Lake Tahoe Public Improvement Engineering Standards.

3. Standard: Color of road fixtures (other than signals, their auxiliary equipment and sign standards). Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.

4. Standard: Signal poles and their ancillary equipment and sign structures. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.

5. Standard: Retaining walls and other erosion control devices. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards and Chapter 36, City Grading Ordinance, for specific details.

6. Standard: Street improvements required. Public and private projects shall be required to construct off-site improvements including curb, gutter, sidewalk and other improvements required by the city engineering division, consistent with the standards contained within the City of South Lake Tahoe Public Improvement 476
Development and Design Standards C-38 July 22, 2015
Engineering Standards, including street right-of-way improvements and landscaping standards, SLTCC 5-24, or at the discretion of the city engineer provide in-lieu fees when:
a. A project located in the TC-C, TC-G, and TC-MUC involves a vacant lot and/or is a demolition and reconstruction project, or redevelopment or remodel with construction valuation of 50% or more than the structure valuation construction. The following are applicable:
i. The project is processed as a special use permit and is determined by the city engineering division that the off-site improvements are necessary for the orderly development of the area; or
ii. A public project, not subject to the special use permit process, is determined by the city engineering department to need off-site improvements for the orderly development of the area. (Ord. 903; Ord. 1002)
K. Scenic Highway Corridors: See SLCC Section 6.10.190.

L. Parking, Driving and Loading: See SLCC Section 6.10.290 through 6.10.410.

M. Signage: See SLCC Chapter 6.40.
477
TRPA Height Findings B2 July 22, 2015
478
CSLT Green Building Program D1 July 22, 2015

APPENDIX D
CSLT Green Building Program

RESIDENTIAL PROJECTS
Level 1 – “Priority Plan Check”
For residential projects, including new construction, additions and remodels, City staff has drafted a list of “Recommended Green Measures for Residential Projects.” These measures are feasible to implement and do not require significant additional investment beyond the mandatory measures of building codes and the CalGreen Code. Additionally, they have a good “bang for the buck” and the City would like to encourage applicants to incorporate them into their residential projects.

Recommended Green Measures for Residential Projects
 Appliances – All kitchen appliances meet Energy Star rating if an Energy Star designation is available for that appliance.
 Reduction in cement uses – Foundation mixes contain at least 20% reduction in cement by replacing cement with products such as flyash, slag, silica fume, or rice hull ash.  Renewable/Recycled materials – At least 20% of all hard floor covering in the home must be a recycled content material or be of rapidly renewable materials such as bamboo, cork, natural linoleum flooring, engineered wood products, or minimum of 50% recycled content tile.  Low VOC flooring – At least 80% of the total area of resilient flooring installed must be certified under the Resilient Floor Covering Institute (RCFI) FloorScore program and at least 80% of the total area of carpet meet the CRI Green Label Plus requirements for carpet.  Radon Resistant construction – Radon resistant construction that meets the criteria of the Basic Techniques for Radon Resistant Construction recommended by the US EPA, is included in the project and the owner has been provided with information on radon risks, the radon resistant construction in the home, and radon testing options.
 Sustainable deck products – All decks surfaces utilize Forest Stewardship Council (FSC) certified wood, salvaged wood, or recycled content plastic or composite decking. Plastic or composite decking materials must be approved by the Office of the State Fire Marshall for use in the Wildland Urban Interface area.
 Low water consumption landscaping – The project does not include lawn area greater than 5% of the lot area and all landscaping is irrigated with a drip irrigation system that includes soil moisture control sensors.
 Kitchen faucet – Maximum flow rate at sink faucets is not greater than 1.5 gallons per minute at 60 psi.
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CSLT Green Building Program D2 July 22, 2015
Projects that incorporate these measures will be given priority for plan check, by all City Departments over projects that meet only mandatory requirements. An applicant will be required to submit the checklist along with supporting materials, and a signed testimony that the project complies with the measures with the building permit application. Compliance with the recommended green measures would be verified during the plan check and building inspections. A fine would be imposed on projects that, at the time of building occupancy, have not incorporated the green measures but received priority plan check. Funds from the fine would be placed in an account that would be used for City sustainability efforts.

Level 2 – “Priority Plan Check and Recognition”
As part of this program, it is important to utilize the nationally recognized green building certification systems so that the City’s green building success is recognized beyond the City limits. Builders and building owners may also find this important in their marketing efforts. An article in the January 2010 issue of Find Homebuilding magazine emphasized this point when stating that, “builders are looking to certification programs not only because they want to build better homes but also because they want to differentiate themselves from those who aren’t building homes of similar quality.” Certification provides proof that the home has been built to a widely recognized standard. The article goes on to state that, “certification becomes a powerful marketing tool for builders as well as homeowners who plan to sell their home one day.”
Therefore, the second level of voluntary measures requires third party green building certification.

Residential buildings that obtain LEED, Energy Star or GreenPoint Rated certification would be eligible for the following:
 Projects would receive priority plan check, over all other projects, by all City Departments.  Projects would receive recognition at a televised City Council meeting and on the City Website.

Proof of final certification will be required prior to issuing a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security equal to $10,000 in order to receive a certificate of occupancy for the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into the City fund to be used for City sustainability efforts. If the project is not requesting residential allocation(s) they can still qualify for the other incentives and would need to provide a signed testimony and documentation demonstrating their intent to obtain green building certification with their building permit application and provide final certification prior to occupancy.

COMMERCIAL PROJECTS
There is only one level of incentives provided for Commercial projects, “Priority Plan Check, Allocation, and Recognition.”
Buildings that obtain LEED certification or an Energy Star Label would be eligible for the following:
 Projects would receive priority plan check, over all other projects, by all City Departments.  Residential projects would have eligible for CFA allocation from the City’s unallocated CFA Pool. 480
CSLT Green Building Program D3 July 22, 2015
 Projects would receive recognition at a televised City Council meeting and on the City Website.

When submitting a Design Review application for a new commercial project, applicants can include a request for Commercial Floor Area (CFA) form the City’s unallocated CFA pool. Currently, these requests would require consideration by the City Planning Commission and eligible projects are required to meet the following criteria:

1. Be within an adopted Community or Area Plan,

2. Meet the criteria for CFA allocation required by the applicable Community or Area Plan,

3. Meet all applicable design standards,

4. Include the construction of improvements that will benefit the public and community which are more extensive than required by the applicable Community or Area Plan or City Code, and

5. Provide an economic benefit to the community with enough significance to merit the allocation of the City’s CFA resource.

This policy for allocation of CFA from the unallocated pool was adopted by the City Council on June 7, 2007. In order to provide CFA as an incentive for green building certification, the policy would be amended to include LEED or Energy Star green building certification as one of the criteria. As part of the Design Review application, the applicant would indicate which certification program they will pursue.

Prior to issuing a building permit, documentation that demonstrates pursuit of the certification is required (application for Designed to Earn the Energy Star, or LEED Project Registration). Proof of final certification will be required prior to issuing a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security in order to obtain occupancy of the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into a City fund to be used for City sustainability efforts. If the project is not requesting commercial floor area they can still qualify for the other incentives.

GREEN BUILDING CERTIFICATION CRITERIA
Green building certification is required to obtain residential level 2 incentives or commercial incentives.

Certification programs that have been found to be nationally recognized and achieve green building goals of the City are the LEED, GreenPoint Rated, and Energy Star programs.

Other green building certification programs are gaining recognition and there will likely be new ones in the future. In order to accommodate this trend, there would be an application process for other green building certification programs to be added to the list of LEED, GreenPoint Rated and Energy Star programs that qualify for the level 2 residential incentives and commercial incentives. The application would be considered by the Planning Commission with a recommendation from the Sustainability Commission.

EDUCATION AND OUTREACH
It is important that knowledge of green building within the community in general be increased.

Knowledge of green building and its benefits can reduce utility bills, increase the quality of construction, increase indoor quality, and increase comfort of buildings. 481
CSLT Green Building Program D4 July 22, 2015
The City has identified, and for the most part implemented, the following education and outreach strategies:
 City publication of Residential and Commercial Green Building Guides – Summer 2010  Hold a workshop on the CalGreen Code mandatory requirements – Fall 2010  Prepare a list of green building materials and products for local building and hardware stores and encourage them to carry them in their inventories – Fall 2010  Establish Green Building Information Center at the Services Center building to provide clearinghouse information on Green Building – Continuous Effort  South Lake Tahoe Green Building Website with information on green building certification programs and local architects, engineers, contractors, etc. with Green Building credentials or experience – Winter 2010
 Advertising at the Services Center for Green Building education and events put on by other organizations
482
Stakeholder Workshop
Tahoe Valley Area Plan: 2023 Updates
Participant Feedback - Wednesday, February 1, 2023
Increasing Housing Opportunities: Density
 Concern over the toll higher densities will have on utilities.  Higher densities would be more realistic with allowable height increases.  Must consider balancing between housing needs and wants a. Concerns that higher densities and the lack of a larger building envelope would lead to developers creating units that are too small to be desirable by renters.  Parking: reduced parking could lead to larger structure, but there may be a greater need for more parking in multi-family/multi-person dwellings  Setting a minimum density requirement: general support and realization that parcels in town center should be utilized to a higher potential.

Increasing Housing Opportunities: Permissible Uses
 General agreement that multi-family, multi-person, and employee housing are functionally the same and should be allowed consistently.  May be necessary to change use definitions to consolidate these uses.  Participants were supportive of onsite employee housing and making this easier. Ie. accessory, mixed-use
Increasing Housing Opportunities: Boundary Changes
 Agreement that housing should be incentivized in other areas, but still close to amenities and town center.
 Regarding the parcels shown along EBR, there was concern over the highway frontage:
safety, traffic
a. Interest in requiring a buffer, green median between new residential developments and EBR.
b. When possible, require access to be off Bonanza, side streets.  Need for biking/walking access
 Required mixed-use (commercial/residential) was suggested along EBR, no consensus on support.
 Provide affordable housing mitigation based on jobs/wages a. Fee or employee housing unit required per CFA or x number of employees Activating Town Centers: Boundary Changes
 Improvement of public transit consistency and connectivity, route should be reliable and consistent.
 Change of density impact area
483
 VMT mitigation should be analyzed to allow for more credit towards projects in the Town Center.
 Suggestion to establish certain parcels as retired SEZ/open space to mitigation expansion of commercial uses.
 Suggestion to incorporate additional parcels on Melba Dr. (existing: multifamily and mobile home parks), so that the Gateway district connects EBR and Melba Activating Town Centers: Outdoor Dining
 Retain parking by redesigning outdoor area/patios, ie. raised patios above parking.  Minimize use of gas outdoor heaters or find eco-friendly alternatives such as electric heaters.

Activating Town Centers: Special Event Area
 Support for designating event area, review and permitting would be deferred to a community entity.
a. No suggestions regarding an oversight committee
b. Possible business district forming in the future could take on role.  Proposal to incorporate land of Tahoe Valley Campground in the future for special event use, expansion of the greenway.
 Interest in using James Ave. as an event area.

Increasing Transportation Opportunities: Infrastructure  Underground roads/pedestrian connectivity at the Y
 Improvement of pedestrian crossings at the Y
 Install traffic calming measures along EBR to further encourage alternative transportation, provide safer pedestrian crossings.
 Proposed parking hub at Tahoe Valley Campground area or T.J. Maxx shopping center, opportunity for “park once” implementation.

Increasing Transportation Opportunities: Parking
 Desire to remove/limit “Parking for Customers Only” practice. a. Explore incentives to encourage shared parking between businesses. b. Research how to reduce barriers to shared parking, ie. liability is a concern for business owners.
 Extending Lake Link or similar micro transit system to the Y, connect to current Lake Link area.
 Utilize vacant lots as parking areas in both commercial and residential areas  Implement a parking hub similar to the design of the Kings Beach parking district. 484
Planning Commissions 2/23/2023 Area Plan Workshop

1. Density – Supportive
 Consider higher density or density bonuses.
i. Higher density for affordable housing only (TRPA 31.4.1.)  Support for minimum density standard.

2. Parking
 Support reduction in parking and evaluate parking maximums.  Support for parking in-lieu fees to fund transit. Needed more details (i.e., cost, how is transit funded)
 A consensus is that increased transportation options are required to reduce the parking demand ratio.
 Support parking hub concept.
 Support for unbundling parking costs from the rental cost.

3. Outdoor dining
 Support outdoor dining but need to determine the impacts (i.e., VMTs, parking)  Required standards regarding:
i. Location: ensure it does not become haphazard or encroach/impact on public/pedestrian paths.
ii. Design standards: ADA compliance, awning/overhangs, seasonality considerations
 Suggestion that if City is interested in increasing outdoor dining, the City should provide the CFA from the City Pool.

4. Multi-family
 Concerned with MFD becoming high-end condos or conversion of existing MFD to condos.
 What strategies can City deploy to discourage the development of lux condos?  Supportive of affordable/moderate condo units
 Higher density/coverage for MFD outside of town centers (NS)  Public comment: higher density only for affordable units (EM)  Higher density should be afforded for all MFD within walking distance of transit and transit stops.

5. Coverage
 Higher coverage for MDF outside area plans
 Support exempting coverage for EV chargers. Treat similar to pervious paver/pervious deck exemption

6. Bicycle Parking
 More is needed; revise the standard.

7. Expansion of Area Plan Boundary
 Support for expanding TVAP boundary, beyond what is currently proposed. i. Look at including parcels within X radius of existing/proposed transit.  Ask if expanding south of Pioneer along Ski Run (fyi: S.A. #1 along Ski Run allows MFD)

8. Height
 Supportive of height increases (e.g., TVAP adjacent to the town center)  Ask if a height increase is being proposed for TCAP (TRPA is considering allowing more height in TCAP for affordable housing)

9. Transportation & Circulation
 Heavenly Resort should provide transit (how does City engage Heavenly to provide this service?
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Planning Commissions 2/23/2023 Area Plan Workshop
 Traffic calming supported along EBR into town.
i. Understanding of Caltrans jurisdiction but include in policies.  Need for pedestrian passage across/over EBR.
 Look at ways to connect bike traffic from Eloise to LTB 486
2023 TAHOE VALLEY AREA PLAN AMENDMENTS,

PROJECT DESCRIPTION
The City of South Lake Tahoe intends to amend the Tahoe Valley Area Plan (TVAP). The purpose of the amendments ranges from general improvements and a need for greater consistency with recently amended TRPA regulations, state regulations, and City goals, to increasing housing opportunities and community equity in appropriate areas.

Summarized below are the more significant policy and regulatory amendments that the City intends to consider.

LAND USE, COMMUNITY DESIGN, AND HOUSING
Residential Density
In order to improve the effectiveness of Housing policies and achievement of Housing goals within the adopted TVAP, the City is considering increasing allowed density for multi-family developments to 65 units per acre, as well as setting miniminum density of 8 units per acre for multifamily developments in and around town centers. Currently, within an area plan, a mixed-use project that includes tourist accommodation units and residential units can be proposed at 65 units per acre (40 units per acre for tourist units and 25 units per acre for multi-family uses). TRPA has determined that TAUs have larger environmental impact with respect to Vehicle Miles Traveled (VMTs) and carrying capacity of the Tahoe Basin. Thus the increase in density for multi-family uses would not have a significant effect on the environment or result in an increase of VMTs over baseline conditions. The currently low maximum densities for multi-family residential development do not allow for affordable housing projects to be eligible and competitive for grants and financing available through state and federal programs. Financialy feasible residential projects at the current allowable density ranges tend to be resulting in development of low density, large market rate units. Allowing higher densities for multifamily developments will provide more opportunity for much needed housing in areas close to amenities, and make affordable housing more feasible for developers.

The City is proposing a maximum density of 65 units per acre for multi-family residential development and a minimum density of eight units per acre. This potential amendment will not change the total full build out potential of the Region due to limitations on development established by TRPA growth management regulations nor will they change the criteria necessary to earn bonus units under the existing Transfer of Development Rights (TDR) program.

The proposed amendment also does not include changes to coverage or height limitations, requiring the additional density to be accommodated within the 487

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2023 TVAP Amendments: Project Description
current building envelope. The amendment would allow more concentration of development within Town Centers and increase feasibility of infill and environmental redevelopment projects in these areas.In addition, the City is requesting that the allowed density bonus referenced in TRPA Code of Ordinaces

31.4.1 be applicable to all properties where multi-family residential is an allowed use, including properties within Area Plans.

To promote affordability by design, the amendments will also consider establishing a maximum unit square footage for projects that utilize policy and development incentives established by the City and TRPA.

Proposed amendments will include a requirement to mitigate any reduction in density from existing conditions.

These changes are directed by Programs 2-8 and 1-4 of the City’s General Plan Housing Element and anticipated to be under review by the state Housing and Community Development Department with expected implementation by December 2023.

Consistency with California State Law
Amendments will incorporate requirements of recent California state laws.  AB 68: Accessory dwelling units (ADUs) shall be allowed and applicable design standards added. The Area Plan will include a reference to the ADU Ordinance contained in the City Code to expand its applicability to properties within Area Plans, and TRPA Code of Ordinance requirements for ADUs.
 AB 682: Shared housing or co-living projects are eligible for density bonuses when a number of the units are low or very low income. These changes will be incorporated along with the applicability of density bonuses.

Residential Design Standards
Currently all projects within the TVAP are required to meet the same design standards, which were developed with commercial and mixed use projects in mind. Appendix C should be amended to include standards applicable to purely residential projects. Proposed standards would be consistent with City Code

6.85, Residential Development and Design Standards. These standards were adopted in compliance with California SB 35 and SB 330.

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 the city proposes to establish criteria for residential projects that would allow for modification of the TCAP standards. These modifications would address any needs for 488

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2023 TVAP Amendments: Project Description
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.

Currently, affordable housing projects require a higher level of decision maker consideration than market rate housing projects (TRPA Code Section 2.2).

Proposed amendments would include new criteria for residential project review levels that treat affordable housing equal to market rate housing, exempting residential projects up to three units and residential projects that comply with objective development and design standards from discretionary and public hearing procedures.

Permissible Uses
The City will reevaluate Appendix C’s Table 1, Permitted Uses By Land Use District, and Table 2, List of Primary Uses and Use Definitions, and consider the following adjustments.
 Incorporate employee housing under multiple-family dwelling and multiperson dwelling, definitions. By allowing affordable housing projects in commercial zones the City wil further align with AB-2011 and SB-6.  Define shared housing or co-living projects in compliance with AB-682 and allow them where multiple-family dwelling and multi-person dwelling uses are allowed.
 Specify that residential care facilities (group homes) of all sizes are allowed by right in all residential districts (CA Health & Safety Code 1267.8, 1267.9, & 1267.16, 1568.083 - 1568.0831, 1569.82 – 1569.87, 1518, 1520.5, 1566 - 1566.8, 1567.1, 1267.9; 1760 – 1761.8, and 11834.23).
 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 (CA Employee Housing Act).
 Specify that transitional and supportive housing are allowed without a conditional use permit or other discretionary action in districts that allow residential development (CA Health and Safety Code Section 50675.2).  Identify where legal nonconforming uses exist and consider if these uses should be allowed.
 Clarify use definitions; for example, indoor sauna, spa, and hottub facilites are currently included in the use description for both Amusements & Recreation and Personal Services.
 Designate between large and small Amusement & Recreation uses.

Currently the use category has no distinction for facilites of different sizes 489

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2023 TVAP Amendments: Project Description
or capacities. The City is considering adding clarifying language such as what is included in Privately owned assembly and entertainment, which specifies the use is for facilites with a capacity of greater than 300 people.

Housing related permissible use changes are directed by Programs 2-8 and 1-4 of the City’s General Plan Housing Element and anticipated to be under review by the state Housing and Community Development Department with expected implementation by December 2023.

REVITALIZATION AND ECONOMIC DEVELOPMENT
To increase implementation of economic development, revitalization, and environmental improvement goals and policies within the adopted TVAP, the City is pursuing amendments to increase opportunities for events, outdoor dining, accessory uses and sustainable infrastructure in appropriate locations.

Designated Special Events Area
The City is pursuing designating The Crossings, the TJ Maxx/Blue Zone center, and the Tahoe Valley Greenbelt as special event areas. Events meeting specific critera would be allowed without obtaining a Special Event permit.

Commerical Floor Area and Outdoor Dining
The City would like to reduce barriers associated with establishing outdoor dining in appropriate areas. Although outdoor seating is currently not considered Commercial Floor Area (CFA), outdoor dining is. Outdoor dining and seating provide opportunities to create more active streetscapes but are distinguished from indoor seating by their less intensive use due to seasonal weather in the Tahoe Region. The City is proposing to exempt outdoor dining areas from CFA requirements similar to the current application of the regulation to outdoor seating.

Advertising for Accessory Uses
The City is proposing to amend sign regulations to allow independent signage for accessory uses. No changes to the maximum sign area or number of signs allowed for a property are proposed.

Coverage Exemptions for Sustainable Infrastructure
A goal of the City of South Lake Tahoe is to remove barriers to sustainable infrastructure and achieve compliance with AB 1236 which requires ministerial permitting for EV charging stations and limits the ability to deny a permit to specific findings of adverse impact to public health or safety. Coverage has been a limiting factor where existing developments wish to install electric vehicle charging stations. Exempting EV charging infrastructure from counting towards 490

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2023 TVAP Amendments: Project Description
coverage would allow for increased access to charging stations. Mitigation measures such as retiring coverage elsewhere in the watershed or allowing a percentage over maximum coverage for EV charging stations to be transferred to the site will be explored.

Policy Amendments
City staff is recommending to amend or add the following policies:
 Clarify when CFA is required for recreation based primary uses and what areas of recreational facilities are exempt from CFA
 Identify that Barton facilities in the town center – healthcare district are public service uses and exempt from CFA requirements
 Encourage vertical mixed-use projects in the Town Center – Core District

DEVELOPMENT AND DESIGN STANDARDS
In order to provide more clarity on expectations for architectural design of new construction and more enforcable objective standards, the City is proposing amendments that will incorporate aspects of the South Lake Tahoe Design Guidelines into the TVAP Development and Design Standards.

Commercial Design Standards
Through amendments to Appendix C, objective design standards are proposed for new construction and major façade improvements. These design standards will heavily draw from the South Lake Tahoe Design Guidelines (2016), which will be directly referenced in the TVAP. These standards will target include, but are not limited to:
 Requiring building modulation to be achieved by requiring a change in surface/wall depth, change in building height, covered outdoor seating area, columns/pilars, or similar elemnts of visual interest at a certain frequency. Providing specific objective standards.
 Specifying % of building façade area where use of natural materials is required.
 Requiring dumpster enclosures to match the colors and materials of the primary structure.

Existing standards that are proposed to be modified are:
 More flexibility for roof pitch, allowing a minimum of 3:12 (previously 5:12).
 Flexibility in corner build and building frontage standards where these standards are not desirable, such as where an SEZ or other natrual features that should be retained exists.
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2023 TVAP Amendments: Project Description
Parking
A recent California law prohibits local governments from enforcing minimum parking requirements for residential and commerical projects within one-half mile of a major transit stop. While the City of South Lake Tahoe currently does not have major transit stops as defined by the California Public Resource Code Section 21064.3, in anticipation of improved transit services, we will evaluate our current parking standards for compliance with the intention of this law. The City also intends to require a greater number of bicycle parking spaces and provide additional parking reductions where projects are located in Town Centers and provide contribution to transit service and/or pedestrian and bicylce infrastructure improvements.

GENERAL IMPROVEMENTS
Boundary Amendments
The City will explore amending boarders of the TVAP and zoning districts within the TVAP, where appropriate. The primary goal of these adjustments is to include high capability
parcels in close
proximity to Town
Centers where
multifamily residential
uses are allowed so that
they may be eligible to
utilize substitute
standards and incentives
to develop or redevelop.

Parcels under
consideration for
incorporation into the
TVAP are largely located
in Plan Area Statement
114, Bonanza, including
Special Area #1.

Three proposed areas
for incorporation are
highlighted in yellow.
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2023 TVAP Amendments: Project Description
The proposed Town
Center is outlined in blue
and includes two of the
added areas.

Code Corrections and Consistency
General improvements that will be made to the TVAP include correcting City Code and TRPA Code references, incorporating amendments implemented by 493

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2023 TVAP Amendments: Project Description
TRPA through Ordinance 2021-01, and referencing new TRPA policies that support these proposed amendments. TRPA Code of Ordinances 31.4.6 will be referenced to ensure that legal, non-conforming tourist and residential densities can be maintained and managed pursuant to that section. The TVAP will codify the TRPA interpretation that commerical and residential/tourist mixed-use projects are allowed to use the full parcel area in determining density, regardless of commerical floor footage on the parcel. Commercial floor area shall also be the maximum allowable in that district.

Right of Way Improvements and Complete Streets Consistency Transportation and Circulation Policies will be amended to reflect current areas of focus, and align with and progress the City’s Complete Streets Program. We will incorporate recent mobility improvement concepts from TRPA’s Active Transportaton Plan and Lake Tahoe Unified School District’s Safe Routes to School Master Plan. In this effort, the City intends to work alongside TRPA as the Active Transportation Plan is updated.

Implementation efforts will be updated to account for completed projects, and identify new areas of support, such as implementation of TRPA’s SR 89 Recreation Corridor Management Plan.

Green Incentive Program Updates
The City will be reviewing the green building incentives to ensure the current incentive are still feasible for staff and identifying previous measures which are now required rather than optional based on California Building cCode updates and city ordinances. Staff will also look to incorporate new policies and certification programs that have been implemented or seen success since the plans initial adoption.

During the City’s public outreach and public review processes additional amendments may be identified for consideration. City staff will work closely with TRPA staff to ensure continuity and open communication throughout the process. 494
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
Meeting Date: May 16, 2023
Agenda Item #: 15
Agenda Item: Tourist Core Area Plan: 2023 Amendments
Executive Summary: The Tourist Core Area Plan, adopted by City Council on October 15, 2013, established a policy framework and provides land guidance that focuses on achieving redevelopment and re-investment opportunities in the plan area. City staff has successfully implemented policies and standards of each area plan since their adoptions; however, the plans require updates to reflect current City goals, increase consistency with recently amended TRPA regulations and state regulations, increase housing opportunities and community equity in appropriate areas, and generally improve the design and development standards.

Requested Action / Suggested Motions: Receive a presentation, hold a discussion, and provide feedback on the amendments under consideration for the Tourist Core Area Plan.

Responsible Staff Member: Madison Dederick, Assistant Planner Responsible Staff Member: Madison Dederick, Assistant Planner Reviewed and Approved By:

Hilary Roverud, Director of Development Services
Susan Blankenship, City Clerk
Olga Tikhomirova, Director of Finance
Heather Stroud, City Attorney
Attachments:
01-Staff Report - TCAP Amendments.docx
02-Tourist Core Area Plan.pdf
03-TCAP Stakeholder Feedback.docx
04-PC Meeting Feedback 2023-02-23.docx
05-TCAP Presentation.pptx
06-TCAP Project Description.docx
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City Council Agenda Report May 16, 2023 Page 1 of 6
City of South Lake Tahoe
Report to City Council
Meeting Date: May 16, 2023
Title: Tourist Core Area Plan: 2023 Amendments
Location: Citywide
Responsible Staff Member: Madison Dederick, Assistant Planner Background:

The purpose of an Area Plan is to provide local governments an opportunity to consolidate and simplify regulations, eliminate regulatory inconsistencies between the Regional Plan and local plans, and increase redevelopment and property investment incentives to revitalize the Region’s aging commercial centers and infrastructure. The City of South Lake Tahoe currently has two adopted area plans, the Tourist Core Area Plan (TCAP) and the Tahoe Valley Area Plan (TVAP), both of which are due for amendments to bring the plans up to date with the City’s current strategic goals, new state laws, and TRPA Regional Plan goals.

Tourist Core Area Plan: Located
adjacent to the Nevada and California
Stateline, the Tourist Core area is the
center of tourist services and
recreation access and has traditionally
been the area with the highest
concentration of commercial and
tourist services. The Tourist Core Area
Plan (Attachment 2), adopted by City
Council on October 15, 2013,
established a policy framework and
provides land guidance that focuses on
achieving redevelopment and reinvestment opportunities in the plan area. The plan aims to enhance the
built environment with high-quality
development, improve transportation
options and the circulation network,
Image: Boundary of the Tourist Core Area Plan
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City Council Agenda Report May 16, 2023 Page 2 of 6
increase access to recreation opportunities, and promote a mix of land uses.

Public Engagement
On February 1, 2023, staff held a stakeholder workshop for the Tourist Core Area Plan. The goals and concepts of the amendments were presented, and staff received feedback from participants that would inform and direct the amendments moving forward (Attachment 3).

Participants included local business and property owners, housing advocates, public agencies, non-profit groups, and design professionals.

After incorporating stakeholder feedback and furthering the amendment concepts, a public workshop was held at the February 23, 2023, Planning Commission meeting for both the TCAP and TVAP. Here staff received feedback from commissioners and the public. Notes from this meeting are included in Attachment 4 (both area plans).

The City Council will receive a presentation (Attachment 5), hold a discussion, and provide feedback on the amendments under consideration for the Tourist Core Area Plan.

Issue and Discussion:

City staff has successfully implemented policies and standards of each area plan since their adoptions; however, the plans require updates to reflect current City goals, increase consistency with recently amended TRPA regulations and state regulations, increase housing opportunities and community equity in appropriate areas, and generally improve the design and development standards. Attachments 6 provides a comprehensive and more detailed project description of the amendments that are being explored. The following provides a brief summary of the primary changes under consideration for the Toursit Core Area Plan.  Housing Opportunities: To increase and incentivise housing opportunities, changes to density standards and unit size eligibility criteria are being considered. The current maximum multi-family residential density is 25 units per acre; staff is exploring increasing this to 65 units per acre, as well as establishing a minimum density of 8 units per acre to minimize underutilization of land in town centers. Currently, within an area plan, a mixeduse project that includes tourist accommodation units (with kitchens) and residential units can be proposed at 65 units per acre (40 units per acre for tourist units and 25 units per acre for multi-family uses). TRPA has determined that TAUs have a larger environmental impact with respect to Vehicle Miles Traveled (VMTs) and the carrying capacity of the Tahoe Basin. Thus the increase in density for multi-family uses would not have a significant effect on the environment or result in an increase of VMTs over baseline conditions. The minimum density standard would apply to all districts within the TCAP except for the Open Space district where residential uses are not allowable. Staff is also assessing a height increase from 56 feet to 65 feet in the TSC-MU district so parcels 497
City Council Agenda Report May 16, 2023 Page 3 of 6
would be able to accommodate 4 story mixed-use developments while maintaining a pitched roof design.

Currently, multi-family is an allowed use in all districts except for the Recreation and Open Space districts, however single-family and employee housing is allowed in the Recreation district. Staff is analysing the locations where multi-family, multi-person, and employee housing residential uses are allowed with the goal to create more consistency across these uses that are functionally the same.

To promote affordability by design, the amendments will also consider establishing a maximum unit size for projects that utilize policy and development incentives established by the City and TRPA and will incorporate recent changes to City Code establishing standards for accessory dwelling units. The City Council is also discussing the potential for an inclusionary housing requirement which has potential to create affordable housing units. It is important to note that TRPA is working with the Tahoe Living Working Group on revising regional height, density and coverage standards throughout the region with a goal of reducing barriers to developing housing for local residents. These TRPA amendments are currently projected to be completed by the end of 2023 and City staff is participating in this process to ensure consistency with locally developed housing strategies and land use policies that have been discussed in local engagement efforts.

Staff is also exploring the inclusion of new criteria for residential project review levels that treat affordable housing equal to market-rate housing, exempting residential projects up to three units and residential projects that comply with objective development and design standards from discretionary and public hearing procedures. Currently, under TRPA Code Section 2.2, affordable housing projects require a higher level of decision-maker consideration than market-rate housing projects.
 Activating Town Centers: To activate the area plan town centers, staff is considering ways to reduce barriers to operating appropriate outdoor dining and also evaluating allowable uses for consistency with the goals of each area plan and historical uses in the area.  Transportation and Circulation Opportunities: Another general focus of the area plan amendments is to establish policies and standards that will increase transportation opportunities to, from, and within the plan areas. Since each of the area plans respective adoptions, several of the identified transportation improvement projects have been completed or are well underway. The amendments will include updating the implementation actions to reflect new priorities to improve connectivity, transit options, and access to destinations. City staff is also developing options to allow projects to have reduced onsite parking requirements in exchange for contributions to the implementation of connectivity and transit initiatives.
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City Council Agenda Report May 16, 2023 Page 4 of 6
 TCAP Boundary Expansion: Two tourist accommodation parcels (APNs: 029-352-010 & 029-371-016) located adjacent to the TCAP are being considered for incorporation in the plan so that they may benefit from the increased density and coverage allowed in area plans in order to facilitate additional redevelopment and housing opportunities in the vicinity of the town center.
 TCAP Rezoning: Staff will be incorporating a previously applied for zoning amendment application to rezone a parcel (APN: 029-441-024) from recreation to tourist center mixeduse to accommodate higher density housing opportunities. 499
City Council Agenda Report May 16, 2023 Page 5 of 6
Financial Implications:

There are no financial implications associated with City Council receiving this presentation.

Environmental Considerations:

The action of receiving a presentation is exempt from environmental review pursuant to CEQA Guidelines §15061(b)(3). The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential to cause a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

Policy Implications:

General Plan
Updating the City’s area plans is consistent with General Plan Goal LU2, to focus future commercial, multifamily residential, tourist, civic, and social gathering space development in community plan areas in order to maximize incentives and create transit, bicycle, and TSC-MU Zoning would allow:
• Residential Uses
• Tourist Accommodation
Uses
• General Retail and
Personal Service
• Professional Offices
• Resource Management
and Open Space Uses
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City Council Agenda Report May 16, 2023 Page 6 of 6
pedestrian-oriented places that serve the needs of both residents and visitors. Policies under this General Plan goal that are specific to the Tahoe Valley and Tourist Core include:

Policy LU-2.2: The City shall periodically update and implement the four Community Plans as a way to focus development commodities and revitalization efforts.

Policy LU-2.9: The City shall define two Nodes, one at the Tahoe Valley Y Intersection and the other at Stateline and make them a focus of future development and revitalization efforts in the city. To this end, the City shall work with the Tahoe Regional Planning Agency to encourage allocations of development commodities (e.g., Commercial Floor Area, Residential Units of Use) to these areas.

Policy LU-2.10: The City, in coordination with the Tahoe Regional Planning Agency, shall encourage compact, mixed‐use, transit‐oriented, and higher‐density development within the Stateline Node and Tahoe Valley Gateway District by providing the maximum incentives for these types of projects. Incentives should include an increase in allowed coverage, increased commercial floor area allocations, financing opportunities available through Redevelopment Plans, and exemptions from coverage limitations for affordable and moderate-income housing.

Policy LU-2.13: The City shall create active and inviting social and economic centers in the two Nodes that include a variety of housing types, mixed‐use development, recreational or social gathering spaces, cultural uses, civic uses and facilities, and commercial services.

The amendments are also consistent with Land Use Policy LU-1.2 to create walkable, mixeduse centers that provide a range of housing opportunities and choices.

Tourist Core Area Plan
Amending the area plan is consistent with adopted goals and policies of the TCAP, including Land Use Policies LU-1.2, which promotes a mixed-use land use pattern that combines tourist accommodation, residential, commercial and public facilities, and LU-2.2 which promotes animated streets by allowing for outdoor dining and seating oriented towards the sidewalk.

Policy LU‐2.12 –Stateline Node Purpose: The City shall ensure that the Stateline Node will be an area in the city for tourist serving commercial uses, Tourist Accommodation Units, workforce housing (e.g., housing affordable to local workers in all industries), and affordable housing. The City should work with property owners to transform the Node into a pedestrian center served by transit that connects community resources, visitor facilities, recreation, and Lake Tahoe.
501
Tourist Core Area Plan
Linking Neighborhoods  Building Community  Promoting Recreation October 15, 2013
502

503

TOURIST CORE AREA PLAN
City of South Lake Tahoe
Adopted by South Lake Tahoe City Council on October 15, 2013.

Adopted by Tahoe Regional Planning Agency on November 11, 2013. ‘
Prepared by:

City of South Lake Tahoe

504
505
Credits
South Lake Tahoe City Council
Tom Davis, Mayor
Hal Cole, Mayor Pro Tem
JoAnn Conner
Brooke Laine
Angela Swanson
South Lake Tahoe Planning Commission
Judy Brown
Joy Curry
Jason Drew
Patricia Hickson
Tamara Wallace
City of South Lake Tahoe
Nancy Kerry, City Manager
Hilary Roverud, Development Services Director
Jim Marino, Assistant Public Works Director
Stan Hill, Engineer
John Hitchcock, Planning Project Manager
Judy Finn, Associate Planner
Melinda Adams, Planning Technician
Lydia Zuniga, Commission Liaison
Eric Freelander, GIS Analyst
Tahoe Regional Planning Agency
Joanne Marchetta, Executive Director
John Hester, Planning Director
John Marshall, General Counsel
Arlo Stockham, Long Range Planning Manager
Paul Nielsen, Current Planning Manager
Morgan Beryl, Manager Lake Tahoe Sustainable Communities Program Shane Romsos, Science, Monitoring and Evaluation Coordinator Brian Judge, Principal Planner
Shay Navarro, Senior Planner
Adam Lewandowski, Senior Planner
Karen Fink, Senior Planner
Keith Norberg, Senior Planner
Pat Dobbs, Associate Planner
Lief Larson, Associate Planner
Julie Kolowith, Associate Planner
Louis Cariola, Associate Environmental Specialist
Amy Fish, GIS Manager
Douglas County
Brandy McMahon, Senior Planner
Consultants
Martha Miller, Principal, Dyett and Bhatia
John Francis, Planner, Dyett and Bhatia
Steve Noll, Principal, Design Workshop
506
Eric Roverud, Associate, Design Workshop
Seana Doherty, Principal, Fresh Tacks Communications
James Johnson, Project Associate, Fresh Tracks Communications A special thanks to numerous individuals and organizations that have all played an important role in shaping the vision and delivering the contents of this Area Plan. The omission of those names here does not diminish the acknowledgement that each of them deserve.

Strategic Growth Council
The work upon which this publication is based was funded in whole or in part through a grant awarded by the Strategic Growth Council.”

Disclaimer
The statements and conclusions of this report are those of the GRANTEE and/or Subcontractor and not necessarily those of the Strategic Growth Council or of the Department of Conservation, or its employees. The Strategic Growth Council and the Department make no warranties, express or implied, and assume no liability for the information contained in the succeeding text.” 507
Table of Amendments
Ordinance 1060, October 14, 2013. City Council Adoption.

Ordinance 2013-08, November 20, 2012. TRPA Governing Board Adoption.

Ordinance 2014-2, January 14, 2014 City Council Amendments to Sections 1, 7, 10, Appendix C, and Figure 5-1:Zoning Map.

Resolution 2020-024, March 10, 2020 City Council Amendments to Appendix C and all Figures.

Ordinance 2020-03, April 22, 2020
Ordinance 2020-1147, September 8, 2020
Ordinance 2020-04, October 28, 2020
TRPA Governing Board Amendments to
Appendix C and all Figures.

City Council Adoption of Tourist Core
Area Plan/Specific Plan & Bijou/Al Tahoe
Community Plan Boundary Amendment
TRPA Governing Board Adoption
Area Plan/Specific Plan & Bijou/Al Tahoe
Community Plan Boundary Amendment
Ordinance 2021-1158, November 16, 2022 City Council Adoption of Amendments to Table 1: Permitted Uses by Zoning District
Ordinance 2022-02, February 23, 2022 TRPA Governing Board Adoption to Table 1:

Permitted Uses by Zoning District
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509
Tourist Core Area Plan
Table of Contents i October 15, 2013
Table of Contents
Section 1 INTRODUCTION

1.1 Plan Preparation........................................................................................................... 1-1

1.2 Organization ................................................................................................................. 1-2

1.3 Plan Adoption ............................................................................................................... 1-3 Section 2 LEGAL AUTHORITY AND REGULATORY SETTING

2.1 Tahoe Regional Planning Agency................................................................................ 2-1

2.2 State of California......................................................................................................... 2-4

2.3 City of South Lake Tahoe............................................................................................. 2-5 Section 3 EXISTING CONDITIONS

3.1 Context and Background.............................................................................................. 3-1

3.2 Trends and Issues........................................................................................................ 3-1

3.3 Existing Conditions....................................................................................................... 3-2 Land Use ...................................................................................................................... 3-2 Natural Resources and Conservation .......................................................................... 3-3 Transportation ............................................................................................................ 3-12 Recreation .................................................................................................................. 3-14 Public Facilities and Services..................................................................................... 3-14 Section 4 VISION AND GUIDING PRINCIPLES

4.1 Visions Statement ........................................................................................................ 4-1

4.2 Guiding Principles ........................................................................................................ 4-1

4.3 Goals ............................................................................................................................ 4-2 Section 5 LAND USE AND COMMUNITY DESIGN

5.1 Goals and Policies........................................................................................................ 5-1

5.2 Land Use and Zoning................................................................................................... 5-5 Section 6 TRANSPORTATION

6.1 Goals and Policies........................................................................................................ 6-1

6.2 Proposed Improvements .............................................................................................. 6-3 Section 7 NATURAL AND CULTURAL RESOURCES

7.1 Goals and Policies........................................................................................................ 7-1

7.2 Implementation Strategies............................................................................................ 7-3 Section 8 RECREATION

8.1 Goals and Policies........................................................................................................ 8-1

8.2 Implementation Strategies............................................................................................ 8-3 Section 9 PUBLIC/QUASI-PUBLIC FACILITIES AND SERVICES

9.1 Goals and Policies........................................................................................................ 9-1 Section 10 IMPLEMENTATION

10.1 Capital and EIP Programs.......................................................................................... 10-1

10.2 Economic and Sustainability Programs...................................................................... 10-6

10.3 Incentive Programs .................................................................................................... 10-6

10.4 Monitoring and Reporting Programs ........................................................................ 10-12 510
Tourist Core Area Plan
Table of Contents ii October 15, 2013
Appendix A – References
Appendix B – TRPA Height Findings
Appendix C – Development and Design Standards
Appendix D – City of South Lake Tahoe Green Building Program Figures
1-1 Location Map
2-1 TRPA Conceptual Regional Land Use Map
2-2 General Plan Land Use Diagram
3-1 Existing Land Uses
3-2 Land Capability Map
3-3 Land Coverage Map
3-4 Land Coverage Reduction Map
3-5 Water Quality Improvement Projects Map
3-6 Scenic Resources Map
3-7 Existing Transportation Network Map
3-8 Existing Recreation Facilities Map
3-9 Existing Public and Quasi Public Service Facilities Map 5-1 Tourist Core Area Plan Zoning Map
6-1 Proposed Transportation Network Map
7-1 Proposed Scenic Resources Map
7-2 Proposed Water Quality Improvement Projects Map
7-3 Proposed Registered Catchments
8-1 Proposed Recreation Facilities Map
C-1 Corner Build Area
C-2 Building Orientation and Entrances
C-3 Short-Term Bicycle Parking
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Tourist Core Area Plan
Introduction 1-1 October 15, 2013
Section 1

INTRODUCTION
The Tourist Core Area Plan (Area Plan) defines a vision for the future of the area of the City that has previously been guided by the Stateline/Ski Run Community Plan. This is an area of special attention in the Tahoe Basin for a number of reasons. It is the center of tourist services and recreation access, spanning the Nevada and California Stateline and has traditionally been the area with the highest concentration of services and density. The Tourist Core is located within the City of South Lake Tahoe and is centered on US Highway 50 and Ski Run Boulevard from Fairway Avenue to the California and Nevada Stateline (Figure 1-1). In order to be responsive to the unique needs and opportunities of the Region and local communities, the Tahoe Regional Planning Agency (TRPA) 2012 Regional Plan encourages and authorizes local jurisdictions to develop and adopt individual Area Plans that provide more specific development objectives and standards that are adapted to the needs of the specified area.

This Area Plan provides more detailed direction than the City of South Lake Tahoe’s General Plan and TRPA’s 2012 Regional Plan. It addresses land use regulations, development and design standards, transportation, recreation, public services and environmental improvements for the area. It encourages general improvement and enhancement for the built environment. This Area Plan provides a framework that will change the existing conditions into opportunities for redevelopment with a focus on achieving on the ground environmental improvements consistent with the City’s General Plan and environmental thresholds goals of the 2012 Regional Plan.

1.1 PLAN PREPARATION
This Area Plan was prepared by the City of South Lake Tahoe in collaboration with TRPA to implement the City’s General Plan and TRPA’s 2012 Regional Plan. The Tourist Core Area Plan is developed on the foundation of the existing adopted Stateline/Ski Run Community Plan and incorporates other planning efforts such as the South Shore Vision Plan.

The South Shore Vision Plan was initiated in September, 2011 with the formation of an advisory group to help guide development of a vision plan for the south shore’s major tourist destination area. The advisory group included representatives of the South Tahoe Alliance of Resorts (STAR), regional planning agencies, local governments, and property owners along the US Highway 50 corridor. A joint public workshop between the City Council and the Douglas County Commissioners was held on November 4, 2011 to take public comments on the Vision Plan.

Advisory group meetings were facilitated by the consulting firm Design Workshop which consolidated all the input provided by the representatives into the South Shore Vision Plan. The Vision Plan identifies a vision for the primary tourist destination area in the region and recommends key strategies to encourage redevelopment to achieve environmental, physical and economic improvements.
512
Tourist Core Area Plan
Introduction 1-2 October 15, 2013

1.2 ORGANIZATION OF AREA PLAN
All of the land within the Lake Tahoe Basin falls under the jurisdiction of the Tahoe Regional Planning Agency. This includes all the land within the local jurisdiction of the City of South Lake Tahoe. Local jurisdictions are permitted to develop, adopt, and implement regulations so long as they are consistent with the TRPA’s 2012 Regional Plan. The 2030 South Lake Tahoe General Plan is the City's primary policy document guiding land use, transportation, infrastructure, community design, environmental, and other decisions in a manner consistent with the planning statues for the State of California. The Tourist Core Area Plan is designed to supplement the City’s General Plan by designating zoning districts and providing specific guidance for the area.

Therefore, this plan supports the goals and policies outlined in the 2030 South Lake Tahoe General Plan as well as the TRPA 2012 Regional Plan.

Policies and regulations in the TRPA Code of Ordinances apply to all development within the Tahoe Region. In some cases, the regulations, such as parking, design, and lighting standards adopted in the Area Plan will supersede the regulations in the TRPA Code of Ordinances. If compliant with this Area Plan, proposed projects will be reviewed and approved by the City of South Lake Tahoe pursuant to the provisions of a Memorandum of Understanding (MOU) with TRPA. However, projects determined to be of regional concern will require TRPA review and approval. Projects meeting any of the following criteria will require approval by the TRPA Governing Board or Hearings Officer:
 Located within the Shorezone of Lake Tahoe
 Located within a Resort Recreation District
 Located within the Conservation District
 Any new building floor area meeting the criteria in the following table:

THRESHOLDS FOR GOVERNING BOARD REVIEW OF PROJECTS IN CENTERS Regional Center Town Center Not in Center
Residential ≥100,000 sq. ft ≥50,000 sq. ft. ≥25,000 sq. ft.

Non-residential ≥80,000 sq. ft. ≥40,000 sq. ft. ≥12,500 sq. ft.

All projects permitted by the City of South Lake Tahoe under the MOU are appealable to the TRPA Governing Board. Specifically, the TRPA Code of Ordinances allows final decisions on projects delegated to a lead agency to be appealed to the TRPA by any “aggrieved person”.

Furthermore, TRPA requires quarterly monitoring and annual review of an approved Area Plan.

On at least a quarterly basis, the City is required to submit copies of building permits issued under the MOU to TRPA for review. At a minimum the permits shall contain and make clear the necessary development information that TRPA needs to measure compliance with the terms of the Area Plan, such as additional land coverage, commercial floor area, residential units, or tourist accommodation units. Annual review and recertification of the Area Plan is conducted by TRPA and is based on TRPA review of a sample of development permits issued within the Area Plan boundaries. TRPA must certify that permits are issued in conformance with the Area Plan and implementing ordinances. Based on the annual review, TRPA may take one of the following actions: 1) recertify the Area Plan; 2) recertify the Area Plan with conditions; or, 3) revoke all or part of the MOU for non-compliance.
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Tourist Core Area Plan
Introduction 1-3 October 15, 2013

1.3 PLAN ADOPTION
The Tourist Core Area Plan was adopted by the South Lake Tahoe City Council on October 14, 2013 and by the TRPA Governing Board on November 11, 2013. The Area Plan was amended on January 14, 2014 to incorporate amendments requested by the TRPA Governing Board.

This Tourist Core Area Plan supersedes the Stateline/Ski Run Community Plan for the purposes of land use regulation for both the agencies and will provide management direction for all projects proposed within the Plan’s boundaries.
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Tourist Core Area Plan
Introduction 1-4 October 15, 2013
515
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 1-1
Location Map
September 2020
LEGEND
Tourist Core Area Plan
City Limits
State Boundary
0 0.25 0.5 1
Miles I
NEVADA

CALIFORNIA
Douglas Co.

El Dorado Co.

Stateline
Tahoe Keys
Tahoe Valley
Sierra Tract
Gardner Mt.

Bijou/Al Tahoe

LAKE TAHOE
Heavenly
Resort
Heavenly
village
Ski Run
Marina
Van Sickle
State Park
Tahoe Mt.
e
Lakeside
Marina
Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, and the GIS User Community Pioneer Trail
US Highway 50 - Lake Tahoe Blvd.

US Highway 50
State Route 89
516
517
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-1 October 15, 2013 Section 2

LEGAL AUTHORITY AND REGULATORY

SETTING
The City of South Lake Tahoe plans and regulates within the policy and regulatory framework of both the Tahoe Regional Planning Agency (TRPA) and the State of California. This section describes the policy and regulatory framework that pertains to the Tourist Core Area Plan and its relationship to TRPA’s 2012 Regional Plan, the City’s General Plan and other relevant plans.

The purpose of the Tourist Core Area Plan is to define land use guidelines for planning decisions.

The Tourist Core Area Plan presents principles, goals, policies and implementation strategies designed to encourage redevelopment, create a vibrant walkable pedestrian oriented community and provide for environmental improvements. The Area Plan is used by the Community Development Services staff, the City Planning Commission, and the City Council to review specific development proposals in the Tourist Core. The Plan also provides direction to property owners, community groups, and interested individuals in formulating and review of development and redevelopment projects.

The Tourist Core Area Plan, once adopted, will is become a part of TRPA’s 2012 Regional Plan and the City of South Lake Tahoe General Plan. It will replaced the Stateline/Ski Run Community Plan. which has been adopted by the City of South Lake Tahoe and TRPA and currently provides guidance for land use decisions in the area.

2.1 TAHOE REGIONAL PLANNING AGENCY
2012 TRPA REGIONAL PLAN
In December 2012, the TRPA Governing Board adopted an updated Regional Plan. The TRPA Regional Plan Goals and Policies serve as a guide for all future land use decisions within the Lake Tahoe Region. Priorities of the updated Regional Plan that apply to this Area Plan include:
 Accelerating water quality restoration and other Threshold gains by supporting environmental redevelopment opportunities, restoration of disturbed lands and Environmental Improvement Program (EIP) investments.
 Transitioning to more permitting by local governments to create “one-stop-shopping” for homeowner improvements in order to return TRPA to the more regional role the Compact originally intended.
 Creating walkable communities and increasing alternative transportation options. 518
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-2 October 15, 2013 Important policies addressed in the 2012 Regional Plan include:
 Retaining the established regional growth control system. Under this system, rampant overdevelopment was stopped and open spaces preserved. Most of the policies from the 1987 Regional Plan stayed in place with adoption of the 2012 Regional Plan.  Creating a more efficient planning system that integrates TRPA requirements into the plans and permits of other government agencies.
 Encouraging property owners to transfer development rights from sensitive or outlying areas to Town Centers with the goal of restoring these lands.  Eliminating regulatory barriers to the environmental redevelopment of rundown buildings.  Simplifying burdensome regulations for homeowners while achieving threshold gain.  Integrating with the TRPA Regional Transportation Plan to support sidewalk and bike trail projects that reduce automobile dependency and increase walkability and safety.  Continuing to deliver restoration projects under the EIP that achieve erosion control on roadways and restore forests and wetlands.

TRPA’s Regional Plan Conceptual Land Use Map classifies the Tourist Core as Tourist and designates the area with two Overlay Districts: Town Center and Regional Center. The Tourist Core is also assigned a special designation as a receiving area for the transfer of development rights for existing development and multi-residential units, a scenic restoration area and a preferred affordable housing area.

TRPA’s Regional Conceptual Land Use Map is depicted in Figure 2-1.

The following description identifies the intention and purpose of TRPA’s land use classification, overlay districts and special designations:

Tourist: Are urban areas that have the potential to provide intensive tourist accommodations and services or intensive recreation. These lands include areas that are:
 Already developed with high concentrations of visitor services, visitor accommodations, and related uses;
 Of good to moderate land capability (land capability districts 4-7);  With existing excess land coverage; and,
 Located near commercial services, employment centers, public services and facilities, transit facilities, pedestrian paths, and bicycle connections.

Town Center Overlay Districts: As areas that contain most of the regions non-residential services Town Centers are targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern and provides economic opportunities in the region. This district functions as a pedestrian- and transit oriented , mixed-use activity center that encourages mix of uses that promotes convenience, economic vitality, and a pleasant quality of life and improved access to a greater range of facilities and services for surrounding residential neighborhoods and visiting tourists.

Regional Center Overlay Districts: Areas that includes a variety of land uses in the core of South Lake Tahoe, including the gondola and base lodge facilities for Heavenly Mountain Resort.

Development patterns in the Regional Center have been, and should continue to be, more intensive than Town Centers and less intensive than the High Density Tourist District Overlay 519
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-3 October 15, 2013 District (located in Stateline, NV). The Regional Center is targeted for redevelopment in a manner that improves environmental conditions, creates a more sustainable and less auto-dependent development pattern and provides economic opportunities in the region. This district functions as a pedestrian- and transit oriented, mixed-use regional tourist and recreation activity center that encourages mix of uses that promotes convenience, economic vitality and improved access to a greater range of facilities and services for tourist and permanent residents.

Transfer of Development Rights Receiving Areas: Indicates areas that are eligible to receive the transfer of existing residential, tourist and commercial uses and potential residential units of use pursuant to Chapter 51 of the TRPA Code of Ordinances. Receiving Areas designated for Existing Development are eligible to receive the transfer of existing uses that are permissible uses in the Tourist Core. Receiving Areas designated for Multi-Residential Units are eligible to receive the transfer of potential residential units of use and parcels within this designation area are eligible to receive one or more development right.

Scenic Restoration Area: Indicates one or more highway units or shoreline units in the Tourist Core that are not in compliance with the Scenic Threshold rating and that this area is therefore subject to the scenic quality provisions of Chapter 66: Scenic Quality of the TRPA Code of Ordinances.

Preferred Affordable Housing Areas: Areas with the preferred affordable housing designation are eligible for subdivision of post-1997 residential projects pursuant to TRPA Code of Ordinances subparagraph 39.2.5.F

AREA PLANS
The 2012 TRPA Regional Plan and TRPA Code of Ordinances, Chapter 13, Area Plans, include new provisions that allow for local, state, and federal agencies, in coordination with TRPA staff, to prepare coordinated Area Plans for the implementation of land use goals, policies, and ordinances. The Area Plans, which must include implementing ordinances and zoning designations, are required to be consistent with the 2012 Regional Plan. Once an Area Plan has been found in conformance with 2012 Regional Plan, local, state, or federal agencies may assume development review authority by Memorandum of Understanding (MOU) with TRPA.

Chapter 13 of the TRPA Code of Ordinances defines the required content of Area Plans and establishes that Area Plans may be approved by TRPA if they contain policies and development standards that are consistent with and further the goals and policies of the 2012 Regional Plan.

With an adopted conforming Area Plan, local governments can opt to take over limited permitting authority from TRPA. Upon adoption, the provisions of the Area Plan supersede the underlying Plan Area Statements or Community Plans. Chapter 13 requires that the Area Plan incorporate minimum development and community design standards consistent with Chapter 13.For TRPA to make a general finding of conformance the Area Plan shall at a minimum address and incorporate the following:
 Identify all zoning designation;
 Be consistent with the Regional Plan growth management system;  Demonstrate consistency with the Regional Plan Conceptual Land Use Map;  Recognize and support planned, new or enhanced Environmental Improvement Projects;  Promote environmentally beneficial redevelopment and revitalization within centers;  Preserve the character of established residential areas outside a center;  Protect and direct development away from Stream Environment Zones; 520
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-4 October 15, 2013  Identify facilities and implementation measures to enhance pedestrian, bicycling and transit opportunities; and
 Where applicable TRPA will use the local governments load reduction plans for registered catchments as the default water quality standards.

In addition, for Area Plans that include designated Town Centers or a Regional Center the following provisions must be covered in the Area Plan:
 Include building and site design standards that reflect the unique character off each area;  Include policies and strategies to promote walking, bicycling, transit use and shared parking;
 Address the form of development that promotes pedestrian activity and transit use.  Ensure adequate capacity for redevelopment;
 Identify an integrated community strategy for coverage reduction and enhanced storm water management; and
 Provide for threshold gain.

2.2 STATE OF CALIFORNIA
In addition to the TRPA requirements, the Tourist Core Area Plan is designed to meet the California requirements related to specific plans.

California State law requires every city and county in California to prepare a comprehensive, long-term general plan for the physical development of the county or city, and any land outside its boundaries which bears relation to its planning. The general plan acts as a constitution for future development, and expresses the community’s development goals and policies relative to the distribution of future land uses, both public and private. Government Code Section 65302 requires that the general plan address at a minimum the following seven topics or elements to the extent they are relevant to the community:
 Land Use
 Circulation
 Housing
 Conservation
 Open Space
 Noise
 Safety
Through State law and code, the general plan must be implemented consistently through zoning, subdivision approvals, specific plans, public works projects, redevelopment plans, and many other implementation programs.

Under California State law, cities and counties may adopt specific plans for the “systematic implementation of the general plan” (Government Code Section 65450 et. Seq.). The law requires the following:
521
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-5 October 15, 2013  A specific plan shall include a text and a diagram or diagrams which specify all the following in detail:
 The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
 The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste, disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
 Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
 A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the above bullets.  The specific plan shall include a statement of the relationship of the specific plan to the general plan.

California Government Code Section 65452 provides that the specific plan may address any other subjects which in the judgment of the planning agency are necessary or desirable for the implementation of the general plan.

The Tourist Core Area Plan was prepared to be consistent with the requirements of a specific plan under California State law and implements development goals and policies by establishing zoning districts, standards and criteria for development and sets the distribution, location and extents of planned land uses consistent with the adopted City General Plan.

2.3 CITY OF SOUTH LAKE TAHOE
In 1999, the City of South Lake Tahoe adopted a General Plan under the requirements of California Planning Law. In conjunction with that adoption, the City adopted TRPA’s system of Plan Area Statements and Community Plans in lieu of its previous traditional zoning system. The action eliminated inconsistencies between the City’s and TRPA’s land use plans. Subsequently, the City adopted three of four anticipated community plans including the Stateline/Ski Run Community Plan in March 1994. The Community Plan provides land use and development guidance to the Stateline/Ski Run Area.

In 2011, the City of South Lake Tahoe updated its General Plan and amended its Land Use Element to include a policy that directs the City to periodically update and implement the three adopted Community Plans within the City’s jurisdiction as a way to focus development commodities and revitalization efforts (see Policy LU-2.2, City of South Lake Tahoe General Plan, May 17, 2011).

The adoption of the Tourist Core Area Plan in 2013 meets the directive of LU-2.2 of the City’s General Plan and the requirements of TRPA’s Regional Plan The Tourist Core Area Plan replaced the Stateline/Ski Run Community Plan and provide future land use and development guidance.

The City of South Lake Tahoe General Plan designation for the Tourist Core is Tourist Center (TSC). This designation provides for the most intensive land uses including major 522
Tourist Core Area Plan
Legal Authority and Regulatory Setting 2-6 October 15, 2013 commercial/visitor centers and mixed-use residential. This designation is applied to areas currently developed as major commercial/visitor centers, areas of excess land coverage, and areas that are near commercial, employment, transit, and public services.

The City’s General Land Use Diagram is depicted in Figure 2-2.

The overall purpose of the Tourist Center is to:
 Provide for the orderly, well-planned, and balanced growth of the Tourist Center and support the area’s role as an important regional commercial, tourist destination and recreation center that provides full services and gathering places for visitors and residents.
 Promote the Tourist Center as a pedestrian- and transit-oriented, mixed-use activity center and a gateway to outdoor tourism recreational destination and expand its role as an economic center for South Lake Tahoe.
 Encourage a mix of uses that promotes convenience, economic vitality, and a pleasant quality of life and improve access to a greater range of facilities and services for visitors and surrounding residential neighborhoods.
 Establish development and design standards that improve the pedestrian- and transitorientation and visually quality of development and create a unified, distinctive, and attractive charter along mixed-use streets.
523
Special Designations
LEGEND
State Boundary
City Limits
Tourist Core Area Plan
TRPA Land Use Classification
TRPA Special Designations (Inset Map)
Wilderness
Backcountry
Conservation
Recreation
Resort Recreation
Residential
Mixed-Use
Tourist
Town Center Overlay
Regional Center Overlay
0 0.25 0.5 0.75 1
Source: TRPA Regional Plan.

Miles I
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 2-1
Conceptual Regional Land Use Map
September 2020

LAKE TAHOE
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)
50 50
89 Al Tahoe Blvd.

Pioneer Trail
Ski Run Blvd.

Tahoe Keys Blvd.

Sierra Blvd.

Johnson Blvd.
524
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 2-2
General Plan Land Use Diagram
September 2020
LEGEND
State Boundary
City Limits
Tourist Core Area Plan
General Plan Land Use Category
Conservation
Recreation
Low Density Residential
High Density Residential
Neighborhood Center
Town Center
Tourist Center
Special District
0 0.25 0.5 0.75 1
Source: City of South Lake General Plan
Miles I
NEVADA

CALIFORNIA
Douglas Co.

LAKE TAHOE El Dorado Co.
50 50
Al Tahoe Blvd.

Ski Run Blvd.

Tahoe Keys Blvd.
89 Sierra Blvd.

Pioneer Tr.

Johnson Blvd.
525
Tourist Core Area Plan
Existing Conditions 3-1 October 15, 2013
Section 3

EXISTING CONDITIONS
This section describes the existing physical conditions within the Tourist Core, both natural and man-made. The conditions summarized in this section act as opportunities or constraints (or sometimes both) to development, redevelopment, and conservation of resources within the Tourist Core.

3. 1 CONTEXT AND BACKGROUND
The South Shore Area has long served as the primary destination for visitors to Lake Tahoe. The area's development began to gather momentum beginning in the 1950’s and now includes a number of land uses that serve tourists and permanent residents in the region. The area contains the US Highway 50 corridor which is the major access route and the principal entry to many properties and businesses in the Tourist Core. Although this Area Plan specifically focuses on properties within the boundary of the City of South Lake Tahoe, the nature of the Area Plan boundary necessitated a collaborative planning effort involving the active participation of Douglas County, Nevada, the City of South Lake Tahoe, California, Nevada Department of Transportation (NDOT), California Department of Transportation (CalTrans), Tahoe Regional Planning Agency (TRPA), as well as dozens of affected private property owners and business organizations. In Douglas County, the primary structures are the resort casinos that each occupy significant land parcels and house gaming, entertainment and the bulk of the hotel rooms in the area. Historically, these resorts have been the driving economic force for the area. The majority of investments and attractions have been contained within these resorts. In the last decade, redevelopment in the City of South Lake Tahoe has included significant new accommodations and commercial areas, as well as the Heavenly Gondola connecting the ski area to the accommodations base.

Redevelopment has included the Lake Tahoe Resort Hotel ( formerly Embassy Suites), Heavenly Village, Lake Tahoe Vacation Resort and the Ski Run Marina Site, all of which have been welcome investments and proof of South Shore’s viability as a destination

3. 2 TRENDS AND ISSUES
The Tourist Core Area Plan is influenced by the surrounding context and features that influence land use decisions within the plan area. The adjacent areas are not considered to be isolated, but rather planning for the Tourist Core respects that these influences exist outside the Area Plan boundary. There have been significant, on-going changes that have influenced the attractiveness of this portion of Lake Tahoe. However, there is a widespread feeling that the majority of the facilities are outdated. The physical environment is in need of upgrades to make the area more attractive as a central destination. Shifts in the gaming locations available in California and Nevada have created a downward trend in revenues, employment and opportunities to attract the traditional market to the South Shore. As a result of these shifting travel patterns, deteriorating 526
Tourist Core Area Plan
Existing Conditions 3-2 October 15, 2013
economic conditions and community efforts to envision a new future, a new community vision was created in 2012. The South Shore Vision Plan illustrates the possibilities for redevelopment with a new program of uses and the potential to reconstruct the highway and transportation systems. The Tourist Core Area Plan is premised on the idea that needed redevelopment is possible and that a transformation will result from the new land use and transportation policies established herein.

3. 3 EXISTING CONDITIONS

LAND USE
Land Use: The Tourist Core stretches approximately two miles along US Highway 50 extending from Fairway Drive to the California and Nevada state line and along Ski Run Boulevard from Lake Tahoe to Pioneer Trail (see Figure 1-1). This area functions as the primary visitor and tourist district in the south shore and provides direct access to recreation opportunities such as Heavenly Ski Resort, Edgewood Gold Course, Ski Run Marina, Lakeside Marina and Van Sickle Bi-State Park. The Tourist Core is approximately 282 acres in size (232 acres excluding roadway infrastructure) and the land use pattern varies, although the predominant theme of the land uses are tourist related, with a large number of motels, hotels, restaurants, and tourist oriented retail shops (Figure 3-1). Table 3-1 provides a breakdown of land use by land use category.

TABLE 3-1: EXISTING LAND USES
Land Use Acres Percent of Acreage
Vacant Public 1.5 0.5%
Vacant Private 26.9 9.5%
Open Space 14.4 5.1%
Recreation 3.2 1.1%
Public Service 1.7 0.6%
Quasi-Public Service 0.3 0.1%
Residential 38.4 13.6%
Commercial 38.6 13.7%
Tourist 100.5 35.5%
Transportation Routes 57.3 20.3%
TOTAL 282.8 100.0%
Source: El Dorado County Assessor’s Parcel Data, 2013 & TRPA GIS, 2013 Excluding the transportation routes, 64.6% of the parcels are developed, 10.0% remain vacant and the remaining 5.1% are dedicated to open space. Of the remaining 34 vacant parcels in the Tourist Core, 30 parcels are held in private ownership, 1 is publicly owned by the City of South Lake Tahoe, and 3 are owned by the South Lake Tahoe Redevelopment Successor Agency. The vacant parcels are generally scattered throughout the Tourist Core with a concentration of vacant parcels located adjacent to the Van Sickle Bi-State Park as shown in Figure 3-1.

The Tourist Core has two major commercial/tourist centers: the area centered on Heavenly Village/Crescent V Shopping Center adjacent to Stateline, Nevada and the area centered on the intersection of US 50 and Ski Run Boulevard running from Ski Run Marina to Pioneer Trail. The Heavenly Village area is a mixed-use development that provides tourist accommodation, retail, entertainment and restaurants set in a pedestrian and walkable environment. The Ski Run Boulevard area provides a more traditional commercial/tourist land use setting running the length of Ski Run Boulevard that can be accessed via a Class I shared use path. 527
Tourist Core Area Plan
Existing Conditions 3-3 October 15, 2013
Existing uses in the Tourist Core occupy structures ranging in height, age and physical conditions, from units built in the 50s and 60s to some of the newest buildings in the south shore and from single story structures to 6 to 8-story tourist accommodation facilities. Many of the newer structures are the result of the former South Lake Tahoe Redevelopment Agency’s partnership with private developers to implement the City’s Redevelopment Plan. Redevelopment in the area included the construction of tourist, commercial and retail facilities, pedestrian and transit facilities, and water quality improvements in the late 1990’s and early 2000s. Projects constructed include the Embassy Suites (now known as Lake Tahoe Resort), Lake Tahoe Vacation Resorts, Heavenly Village, Heavenly Gondola, Stateline Transit Center, Crescent V Shopping Center and the Wildwood Basin Water Quality Improvement Project. In addition, the area has also experience private redevelopment efforts that include the redevelopment of the Ski Run Center, Valero Gas Station, Ski Run Marina Shops, Holiday Inn Express and Applebee’s Restaurant. All these redevelopment efforts have been identified in TRPA’s Threshold Evaluations as positively contributing to scenic, community design and water quality improvements (TRPA, 2011).

Commercial Floor Area: Within the Tourist Core, there is approximately 424,316 square feet of existing commercial floor area. The Stateline/Ski Run Community was allocated 45,000 square feet of additional commercial floor area upon adoption of the community plan. The majority of that commercial floor area has been assigned to constructed or permitted projects. Currently, 8,662 square feet remains.

NATURAL RESOURCES AND CONSERVATION
Soils, Land Capability and Stream Environment Zones (SEZs): In preparing the 1994 Stateline/Ski Run Community Plan, TRPA staff updated the mapped land capability districts for portions of the community plan and remapped the SEZ boundaries. The TRPA’s official land capability map for this area is reflected in Exhibit 7 of the Stateline/Ski Run Community Plan which is depicted in Figure 3-2. Table 3-2 below provides a breakdown by acreage of the mapped land capability districts.

TABLE 3-2: EXISTING LAND CAPABILITY
Capability Acres Percent
1A 1.4 0.5
1B (SEZ) 88.8 31.4
3 7.4 2.6
4 6.0 2.1
5 94.9 33.5
7 84.3 29.8
Total 282.8 100.0
Source: Stateline/Ski Run Community Plan, 1994. TRPA GIS, 2013.

Approximately 34% of the Tourist Core is located in sensitive lands (LC 1-3) with the majority of lands classified as SEZ (31. 4%). SEZ lands are located throughout the Tourist Core and are mostly covered by existing development except for areas that have been restored. The remainder of the Tourist Core is classified primarily as Land Capability Class 5 and 7 with some pockets of Class 4 lands.

As noted above in Table 3-3, SEZs account for 31.4 percent (88.8 acres) of land within the Tourist Core. The Stateline/Ski Run Community Plan noted the extensive disturbance of SEZs in the Tourist Core and identified SEZ restoration opportunities. The following water quality 528
Tourist Core Area Plan
Existing Conditions 3-4 October 15, 2013
improvement projects have been implemented and resulted in approximately 4.7 acres of SEZ restored in the Tourist Core:
 Ski Run Erosion Control Project: Constructed a 3.3 acre artificial wetlands on the north side of US 50 across from the Wildwood Basins.
 Osgood SEZ Restoration: Adjacent to the Osgood Basins, existing structures and hard coverage was removed and 1.2 acres of SEZ was restored.

Figure 3-5 depicts locations of SEZ restoration projects within the Tourist Core and its vicinity.

Land Coverage: An analysis of TRPA’s LiDAR impervious coverage data estimates land coverage in the Tourist Core at approximately 60% (169 acres) for hard coverage and 2% (5 acres) for soft coverage (Table 3-3). Coverage at the parcel level ranges from vacant parcels with no coverage to parcels that are 100% covered. On average, parcels with existing development are approximately 72% covered. See Figure 3-3 for areas of existing coverage.

TABLE 3-3: IMPERVIOUS LAND COVERAGE
Coverage Roads Trails Buildings Other Total
Impervious
Total
Area
Total
Impervious
Percent
Hard 31. 3 5. 6 48. 6 83. 6 169. 1
282. 8

59. 8%
Soft - 0. 4 - 4. 5 4. 9 1. 7%
Total 31. 3 6. 0 48. 6 89. 1 174. 0 61. 5%
Percent 11. 1% 2. 1% 17. 2% 31. 2% 61. 5%
Source: TRPA GIS LiDAR, 2010.

The Stateline/Ski Run Community Plan noted numerous opportunities to mitigate excess land coverage within the area. Since 1994 over 1,107,900 square of hard coverage has been removed. Examples include:
 Park Avenue Redevelopment Project (Heavenly Village, Raley’s Center and US 50 Pedestrian Improvement Project) resulted in over 356,500 square feet of coverage removed to create open space and landscaping features.
 Redevelopment Project Area #1 (former Embassy Suites, Lake Tahoe Vacation Resort at Ski Run Boulevard, Marina Village, McDonalds, Valero Gas Station) resulted in 388,000 square feet of coverage reduction by removing older commercial/tourist buildings to create open space and landscaping features.
 Ski Run Boulevard Improvement Project reduced the overall width of Ski Run Boulevard and installed landscaping features.
 The Colony Inn which was located in SEZ lands by the intersection of Montreal Road and Heavenly Village Way was demolished and 64,800 square feet of land coverage was removed and banked, and the site stabilized. The existing tourist accommodation units removed from the site are proposed for transfer to the Boulder Bay Project in North Stateline. A condition of the Boulder Bay permit requires that the property be restored to a functioning SEZ prior to the units being transferred.  Slalom Inn located on Ski Run Boulevard was demolished; the site was returned to its natural state and 20,435 square feet of coverage was removed and transferred. 529
Tourist Core Area Plan
Existing Conditions 3-5 October 15, 2013
 Wildwood and Fern Water Quality Improvement Projects resulted in the removal of existing commercial/tourist buildings and 202,500 square feet of hard coverage from SEZ lands to construct retention basins to treat stormwater runoff. The tourist accommodation units that were formerly sited on the Wildwood parcels were transferred to Redevelopment Project No. 1.
 Osgood SEZ Restoration resulted in removal of existing residential structures and 50,900 square feet of land coverage from SEZ lands.

Of the total land coverage removed approximately 318,200 square feet or 7.3 acres came from SEZ lands. Figure 3-4 depicts major public and private projects that have resulted in the removal of existing hard coverage within the Tourist Core and its vicinity.

Water Quality
Best Management Practices: Every property within the Tourist Core Area Plan boundary is subject to the requirements of TRPA Code of Ordinances Chapter 60: Water Quality, which requires implementation of Best Management Practices (BMPs) to reduce storm water runoff, minimize soil erosion and capture polluted water before it enters Lake Tahoe. The TRPA Code requires all property owners to infiltrate the volume of a 20-year/1 hour storm on their property or meet alternative standards in instances where special circumstances limit infiltration.

All projects permitted by the City under the Memorandum of Understanding (MOU) with TRPA are reviewed for compliance with Chapter 60. In some cases, the City has entered into agreements with private property owners to treat runoff in the City’s area-wide stormwater systems. For example, stormwater from Heavenly Village and Crescent V Shopping Center is conveyed and treated in the City’s Park Avenue basins.

According to TRPA’s BMP database the Tourist Core Area Plan has a 44% BMP compliance rate for BMP certification. Based on TRPA’s BMP database a total of 291 out of 664 parcels have been issued their Certificate of Compliance from TRPA. However, it should be noted that the BMP compliance rate is based on issuance of a BMP certificate and not on actual BMP installation which is a permit requirement for all project approvals. Within the Tourist Core there are parcels that have BMPs installed but have not been issued a Certificates of Compliance.

These parcels include Heavenly Village, Crescent V, Embassy Suites, Lake Tahoe Vacation Resort, and the Valero gas station.

Currently, TRPA is focusing its compliance efforts on commercial and multi-family projects in watersheds that are connected to the lake, or in catchments that have planned environmental improvement projects, or capital improvement projects proposed. Because of Caltrans’ on-going water quality improvement project along US 50 within the City of South Lake Tahoe, TRPA has sent Notices of Failure to implement BMPs to commercial properties along the US 50 corridor that do not have Certificates of Compliance or active permits on file. Although the majority of the properties that were notified are located outside the area plan boundary, 20 properties within the area plan boundary did receive notices. An analysis of the notified properties indicate that some parcels have BMPs installed but have not requested a Certificate of Compliance. In other instances, properties are on hold in order to participate in an area-wide treatment system such as the Bijou Commercial Core Erosion Control Project.

Storm Water Drainage: Caltrans and the City are responsible for reducing erosion and storm water runoff from roads under their jurisdiction. This includes installing curbs, gutters, rock-lined channels, bio-swales, infiltration basins and other improvements that capture runoff from developed areas. The Stateline/Ski Run Community Plan called for implementation of an areawide solution with construction of a series of detention basins and wetlands, interconnected by 530
Tourist Core Area Plan
Existing Conditions 3-6 October 15, 2013
pipes and stream channels. This area-wide solution was implemented with the construction of the Park Avenue Redevelopment Project (Heavenly Village and Crescent V Shopping Center) and is further described below. Within the Tourist Core the following water quality improvement projects have been constructed:
 Stateline Water Quality Improvement Project: This project collects and treats drainage from Pine Avenue to Stateline Avenue to Van Sickle Road to Park Avenue. In addition, this system collects “clean” stormwater runoff from the area easterly (mountain side) of Montreal Road and directs it to the North Ditch. It consists of curb and gutter, drainage conveyance systems, retention basins and revegetation.
 Park Avenue Redevelopment Project: Is a completely separate “urban storm water collection and conveyance system” that collects runoff from Heavenly Village and Crescent V Shopping Center and is treated by the Stateline Water Quality Improvement Project described above.
 Ski Run Blvd Boulevard/Osgood Drainage Basin Water Quality Improvement Project:

This project collects and treats drainage from Ski Run Boulevard. It consists of curbs, gutters, drop inlets, and drainage pipes that convey storm water to the Osgood Basin for treatment prior to being released into the Ski Run Marina.  Rocky Point 1-4: This project collects and treats drainage from the road right-of-way in the vicinity of Pioneer Trail and US Highway 50 and the residential neighborhood adjacent to the Tourist Core.
 US 50 Water Quality Improvement Project: This project collects and treats water along US 50 within the Caltrans right-of-way beginning at Al Tahoe Boulevard to 1000 west of the intersection of US 50 and Ski Run Boulevard. It consists of curb, gutters, drainage conveyance, ADA compliant pedestrian sidewalks, Class II bike lanes and pedestrian street lighting.

Figure 3-5 depicts completed water quality improvement projects within the Tourist Core and its vicinity.

Total Maximum Daily Load (TMDL): The TMDL program is a requirement of the Federal Clean Water Act. The program is designed to protect Lake Tahoe, an Outstanding Natural Resource Water, from certain pollutants of concern, including fine sediments, phosphorus and nitrogen.

Through the Lake Tahoe TMDL, the Lahontan Regional Water Quality Control Board (Lahontan) established five-year load reduction targets to assess each jurisdiction’s progress towards meeting overall load reduction goals. Load reduction targets for Fine Sediment Particles (FSP), Total Phosphorus (TP), and Total Nitrogen (TN) have been established based on attainment of California’s Lake Tahoe transparency standard (~ 97 feet) over an estimated 65-year implementation period. To meet the requirements of the TMDL Program, each jurisdiction holding a NPDES permit is required to reduce their baseline pollutant load by the following amounts shown in Table 3-4.
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Existing Conditions 3-7 October 15, 2013
TABLE 3-4: LOAD REDUCTION TARGETS FOR THE TAHOE TMDL
Pollutant 5-Year
Milestone 2016
10-Year
Milestone 2012
15-Year
Milestone 2026
Transparency
Standards (~65-
Years)
Fine Sediment
Particles
10% 21% 34% 71%
Total
Phosphorus
7% 14% 21% 50%
Total Nitrogen 8% 14% 19% 46%
Source: Final Lake Tahoe Total Maximum Daily Load, August 2011) In 2011, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Estimate Report which was subsequently incorporated into the City’s NPDES permit. The City’s load reduction requirement through 2016 under the NPDES permit is shown in Table 3-5.

TABLE 3-5: CSLT 2016 LOAD REDUCTION REQUIREMENTS
Parameter Baseline Load
(kg/year)
Required
Percent
Reduction
Required Load
Reduction
(kg/year)
Allowable Load
(kg/year)
Fine Sediment
Particle (mass)
176,450 10% 14,650 158,800
Fine Sediment
Particles (# of
particles)

1. 94E+19 10% 1. 94E+18 1. 75E+19
Total
Phosphorus
789 7% 55 734
Total Nitrogen 3,361 8% 269 3,092
Source: City of South Lake Tahoe Pollutant Load Reduction Plan, January 2013.

The City authorized development of a Pollutant Load Reduction Strategy Report to assess potential approaches for reducing pollutant loading to Lake Tahoe from urban stormwater runoff.

The goal of the Strategy Report was to identify feasible and cost effective actions to meet anticipated targets to. Subsequently, in February 2013, the City Council adopted the City of South Lake Tahoe Pollutant Load Reduction Plan which documents the City’s proposed approach and timeline for meeting the 2016 load reduction targets set forth in the City’s NPDES permit.

Lahontan subsequently approved the City’s Load Reduction Plan in June 2013. Proposed strategies outlined in the Load Reduction Plan for meeting the load reduction targets are incorporate in the Tourist Core Area Plan and are discussed in detail in Section 7, Natural and Cultural Resources and Section 10, Implementation.

Scenic Resources: TRPA has adopted three separate regional scenic resource thresholds: 1) travel route ratings; 2) scenic quality ratings of individual resources; and 3) scenic resources seen from public recreation areas. All are numerical in nature. The first two thresholds apply to scenic resources visible from the Region's state and federal highways and Pioneer Trail and from Lake Tahoe itself. The Tourist Core contains a portion of Roadway travel route Unit #32, Casino Core, a portion of Roadway Unit #33, The Strip, a portion of Roadway Units #45, Pioneer Trail (North), and a portion of Shoreline Unit #31, Bijou. Figure 3-6 depicts the roadway and shoreline scenic units including identified scenic resources located within each corridor. 532
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Existing Conditions 3-8 October 15, 2013
Roadway Units #32, #33 and #45 are all presently not in attainment with the threshold and are targeted for restoration in the Scenic Quality Improvement Program (SQIP) and the Stateline/Ski Run Community Plan. All three units had identified areas of concern and the SQIP and the Stateline Community Plan outlined recommended scenic improvements to bring the units toward attainment status. Scenic improvements called for in the community plan included improving the architectural style of existing and new buildings, using natural appearing building material, using natural colors, consolidating driveway access, locating parking lots in the rear or side yards, incorporating landscaping treatment, sign compliance and the undergrounding of utility line whenever possible.

Since the adoption of the Community Plan, numerous redevelopment, transportation and water quality projects have been implemented in the Tourist Core that have directly contributed towards scenic threshold gains. The 2006 Threshold Evaluation (Evaluation) noted that the majority of roadway units with improved threshold scores fall partially or wholly within Community Plan areas. Removal of degraded structures, improvement in architectural quality of new and remodeled structures, increased landscaping, creation of open space and landscape drainage basins, installing curb, gutters and pedestrian sidewalks and consolidating highway curb cuts, and improved signage have all contributed to a transformation in many of these units. This improvement affects both travel route and scenic quality ratings.

Within Unit #32 and #33, the Evaluation noted that sidewalk/landscaping projects, erosion control and water quality improvement projects, land buy-out by public agencies that removed decrepit structures have without exception improved the sense of place and the functionality of a core community area that resulted in scenic threshold improvements. Specifically, the Threshold Evaluation noted an improvement in scenic indicators for man-made features and roadway distractions, as a result of the completion of the former Embassy Suites Vacation Resort, Heavenly Village, and Crescent V Shopping Center. Future redevelopment efforts in the casino core and on the lakeside of US Highway 50 from the state line to Park Avenue are expected to improve the scenic and visual quality of this unit dramatically.

Along the US Highway 50 corridor from Park Avenue to Ski Run Boulevard the Evaluation also noted an improvement in scenic indicators for man-made features, roadway distractions, lake views and landscape views as a result of the completion of the Ski Run Marina Village, the linear park and the landscaped wildwood drainage basins. Moreover, the Evaluation noted improved lake views from US 50 and Ski Run Boulevard as a result of improved site design and large setback of the Lake Tahoe Vacation Resorts. Although the 2011 Evaluation noted that between 2006 and 2011, relatively few development and redevelopment projects were carried out in Unit #33, those projects that were implemented, the Evaluation noticed improvements in architectural and design quality that incrementally improves the scenic resource threshold. Examples of these projects include the Ski Run Center and the Valero Gas Station both located at the intersection of US 50 and Ski Run Boulevard. The following photographs illustrate completed projects in the Tourist Core that have been identified by TRPA’s Threshold Evaluations as contributing to improving the scenic and community design thresholds.
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Existing Conditions 3-9 October 15, 2013
Ski Run Commercial Center Rebuild Ski Run Commercial Center Screening Valero Gas Station Rebuild McDonalds Rebuild
Lake Tahoe Resort Hotel (formerly Embassy Suites) Linear Parkway 534
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Existing Conditions 3-10 October 15, 2013
Heavenly Village Mixed-Use Project
Wildwood Basins and Children’s Memorial
Unit #45 has also seen minor increase in its threshold score. The improvement is a result of implementation of the Ski Run Boulevard pedestrian improvements that improved the overall character of the roadway corridor resulting in an increase in the man-made feature and lake view threshold scores. Only a portion of Unit #45 is located within the Tourist Core and therefore the plan is not fully responsible for bringing Unit #45 into full attainment. However, it’s expected that continual implementation of the SQIP at the project level and the installation of the pedestrian sidewalks along Pioneer Trail will contribute towards bringing this unit into threshold attainment.

Shoreline Unit #31 is currently in attainment for the Scenic Threshold. The 2011 Threshold Evaluation noted improvements along the shoreline as a result of the redesign and rehabilitation of El Dorado Beach (Lakeview Commons). The Evaluation also noted that additional improvement could be realized in the manmade environment if the Lake Tahoe Vacation Resort building improved color/material of the existing roof. Lake Tahoe Vacation Resort is currently upgrading their roof and siding to darker earthtone colors that will reduce the overall visual contrast and improve the view as seen from Shoreline Unit #31.

Scenic Quality Ratings (Scenic Resources 31. 3, 32. 1, 33. 2, 45. 1, 45. 2, and 45. 3) for the individual scenic resources located within the Roadway and Shoreline Travel Routes are all currently in attainment for the Scenic Threshold.
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The current scenic threshold scores are provided in Table 3-6 below.

TABLE 3-6: THRESHOLD TRAVEL ROUTE AND SCENIC QUALITY RATINGS Unit 1982 1991 1996 2001 2006 2011 Need for
Attainment
31 9. 0 9. 0 9. 0 9. 5 9. 5 10. 5 +0. 0
32 13. 0 11. 0 11. 0 11. 5 13. 5 13. 5 +2. 0
33 6. 0 7. 0 7. 5 11. 5 14. 0 14. 0 +1. 5
45 10. 0 10. 0 10. 0 11. 0 11. 5 11. 5 +4. 0
Unit #31
ManMade
Features
Roadway
Distractions
Road
Structure
Lake
Views
Landscape
Views
Variety Threshold
Score
1982 1 NA NA NA 4 4 9
1991 1 NA NA NA 4 4 9
1996 1 NA NA NA 4 4 9
2001 1. 5 NA NA NA 4 4 9. 5
2006 1. 5 NA NA NA 4 4 9. 5
2011 2. 5 NA NA NA 4 4 10. 5
Unit #32
ManMade
Features
Roadway
Distractions
Road
Structure
Lake
Views
Landscape
Views
Variety Threshold
Score
1982 3. 0 1. 0 2. 0 2. 0 1. 0 4. 0 13. 0
1991 2. 0 1. 0 2. 0 2. 0 1. 0 3. 0 11. 0
1996 2. 0 1. 0 2. 0 2. 0 1. 0 3. 0 11. 0
2001 2. 5 1. 0 2. 0 2. 0 1. 0 3. 0 11. 5
2006 3. 5 2. 0 2. 0 2. 0 1. 0 3. 0 13. 5
2011 3. 5 2. 0 2. 0 2. 0 1. 0 3. 0 13. 5
Unit #33
ManMade
Features
Roadway
Distractions
Road
Structure
Lake
Views
Landscape
Views
Variety Threshold
Score
1982 1. 0 1. 0 1. 0 1. 0 1. 0 1. 0 6. 0
1991 1. 0 1. 0 1. 0 1. 0 2. 0 1. 0 7. 0
1996 1. 0 1. 5 1. 0 1. 0 2. 0 1. 0 7. 5
2001 3. 0 3. 0 1. 0 1. 5 2. 0 1. 0 11. 5
2006 4. 0 4. 0 1. 0 1. 5 2. 5 1. 0 14. 0
2011 4. 0 4. 0 1. 0 1. 5 2. 5 1. 0 14. 0
Unit #45
ManMade
Features
Roadway
Distractions
Road
Structure
Lake
Views
Landscape
Views
Variety Threshold
Score
1982 1. 0 1. 0 3. 0 2. 0 2. 0 1. 0 10. 0
1991 1. 0 1. 0 3. 0 2. 0 2. 0 1. 0 10. 0
1996 1. 0 1. 0 3. 0 2. 0 2. 0 1. 0 10. 0
2001 1. 5 1. 0 3. 0 2. 5 2. 0 1. 0 11. 0
2006 2. 0 1. 0 3. 0 2. 5 2. 0 1. 0 11. 5
2011 2. 0 1. 0 3. 0 2. 5 2. 0 1. 0 11. 5
Source: 2012 TRPA Threshold Evaluation
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Open Space: Open space parcels in the planning area are primarily held in public ownership and generally include environmentally sensitive lands and lands designated for the treatment of stormwater runoff. The Tourist Core contains 15 acres of land that is designated as open space.

This accounts for 5.3% percent of the total land in the Tourist Core.

Cultural Resources: Most of the Tourist Core has been subject to archaeological survey during the preparation of the Stateline/Ski Run Community Plan and during review of development projects. The archival review and field surveys resulted in no evidence of, potentially significant prehistoric, archaeological or Washoe cultural sites within the Tourist Core. However, several potential significant historic properties were identified in the south shore in TRPA’s historic resource database. Resources identified include Tahoe Meadows, located adjacent to the Tourist Core, which is designated as a Historic District by TRPA and is listed on the National Register of Historic Places. The Lapham Hotel (later Lakeside House or Lakeside Park) was situated at the present day intersection of Pioneer Trail and Highway 50 (Koval, 1990). Modern development in the area has in all likelihood destroyed any archaeological evidence that might have remained.

The McCombers Station was situated near the intersection of Pioneer Trail and Ski Run Boulevard; however, subsequent surveys during project review for the City of South Lake Tahoe Fire Station #1 and the Aspens at South Lake Affordable Housing projects did not turn up intact archaeological evidence of the site. The Lake Valley Lumber Pier and Railroad was located adjacent to and paralleled the present day Timber Cove Pier. Due to safety and navigation concerns the pier and railroad was demolished in the mid-1980s. In addition, the Pony Express Trail (California Trail) travels through the boundaries of the Tourist Core. The Pony Express was a mail service delivering messages and mail from St. Joseph, Missouri across the Great Plains, over the Rocky Mountains and the Sierra Nevada to Sacramento, California by horseback, using a series of relay stations. The route generally follows Pioneer Trail through the Tourist Core to Yank’s Station in Meyers and then roughly follows U. S. Highway 50 to Placerville and Sacramento.

All Projects and activities affecting sites, objects, structures, or district that have been designated, or are pending designation by TRPA, or are discovered are subject to TRPA Code of Ordinances Chapter 67, Historic Resource Protection.

TRANSPORTATION
Highways and Streets: The highway and street network within the Tourist Core is largely dominated by US Highway 50 which provides access along the entire length of the plan area. US Highway 50 is the major east-west roadway facility connecting Sacramento, California and Carson City, Nevada, and is the main facility serving the south shore area of Lake Tahoe. Along most of its 2 mile length within the Area Plan, US Highway 50 is a five-lane arterial with a continuous two-way left-turn median lane that transitions to dedicated left-turn pockets at major intersections. In addition to US Highway 50, there is an irregular network of arterial, collector, and local streets that provide the remaining framework for the overall roadway system. These secondary streets serve as the connection points to local neighborhoods as well as serving as some of the few points where access is available to Lake Tahoe and mountain-based recreation opportunities. The existing transportation and circulation facilities are shown in Figure 3- 7.

The combination of a relatively limited network of roads along with the high traffic volumes created during peak visitor periods emphasizes the importance of having a well-functioning transportation and circulation system. During peak hours, congestion affects the area. Currently under consideration is a plan to realign a portion of US Highway 50 within the plan area in an effort to minimize peak season traffic delays. Along with this highway realignment the proposal is to narrow the existing highway right of way in order to create a pedestrian friendly main street, while helping achieve the TRPA’s water quality and scenic thresholds. The proposed plan is 537
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Existing Conditions 3-13 October 15, 2013
currently titled the US 50/South Shore Community Revitalization Project and is currently undergoing environmental review.

Level of Service: TRPA’s existing Goals and Policies set standards for vehicle “level of service” (LOS). LOS is a qualitative measure that describes the operating performance of transportation facilities. For roadways, LOS is an indicator of traffic flow from the perspective of motorists based on factors such as speed, travel time, delay, freedom to maneuver, volume, and capacity. It is defined on a scale from LOS A, the least congested operating conditions, to LOS F, the most congested operating conditions.

The TRPA Goals and Policies and the Stateline Community plan require that peak period traffic flow not exceed LOS D for major roadways (arterials and collector routes), and signalized intersections shall be at LOS D. LOS E may be acceptable during peak periods, not to exceed 4 hours per day.

Within the Tourist Core the US 50/Ski Run Boulevard intersection is operating at LOS D and the US 50/Park Avenue and Heavenly Village Way is operating at LOS C while US 50 roadway segment is operating at LOS E during the summer Friday evening peak hour (TRPA, 2012).

As noted previously, TRPA LOS policies permit LOS E operations in urban areas not to exceed four hours per day. To determine whether LOS E operations occur for more than four hours, hourly traffic volume data were obtained from Caltrans’ PeMS database for a Friday in August 2010 for several segments of US 50. The analysis concluded that the US 50 roadway segment, within the Tourist Core, currently operates within the TRPA LOS goals.

While a number of roadways currently operate at LOS D or E, the key intersections connecting those facilities generally operate at LOS C or better. This is because many of those intersections have been designed with additional travel lanes, channelized “free” right-turn movements, and other capacity enhancements to operations for this segment (TRPA, 2012a).

Multi-Modal Transportation: Ongoing and proposed development within the Tourist Core highlights the importance of improving area connectivity by providing multi-modal transportation options to mitigate peak period traffic congestion along US 50 in the project area. Public transportation options, bike paths and sidewalks are all integral to establishing a comprehensive multi-modal system that promotes pedestrian safety and access to ensure that the area will be a safe, convenient, and an attractive place to visit. Currently public transportation options along US 50 include the South Shore fixed-route service (Blue Go Buses), the summer seasonal Nifty 50 Trolley, winter seasonal ski shuttles and commuter bus service to Carson City and the Carson Valley. In addition, there are two transit centers, one located within the Tourist Core and one located just outside. The Stateline Transit Center is located adjacent to the Heavenly Gondola in the Tourist Core and the Kingsbury Transit Center is located at the base of SR 207 in Nevada. .

These services and facilities are designed to provide mobility options to both local residents and visitors by connecting the outlying residential areas with employment, resort and entertainment facilities.

While US 50 serves as the primary vehicular route through the plan area, there is a need for a continuous pedestrian infrastructure and bicycle lanes to encourage the use of alternative forms of transportation. US 50 currently has a Class I bike path that extends from Ski Run Boulevard to the intersection of US 50 and Pioneer Trail which then connects to an existing pedestrian sidewalk that extends the length of US 50 to the state line on the mountain side. The portion of pedestrian sidewalk that runs on the mountain side of US 50 from Heavenly Village Way to the state line is designed to meet Class I shared use path standards. In addition, a Class I shared use path extends from Ski Run Marina along Ski Run Boulevard to the intersection of Pioneer Trail which then connects to a Class II bike lane that extends to the intersection of Pioneer Trail 538
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Existing Conditions 3-14 October 15, 2013
and US 50. Other Class II bike lanes in the plan area include a short segment along Heavenly Village and a 1.95 mile segment that extends westward along US 50 from the intersection of Ski Run Boulevard out of the plan area to just past Al Tahoe Boulevard. In general sidewalks are not adequately sized to accommodate the pedestrian demand and their location in most places directly adjacent to the highway which limits the potential for creating attractive and enjoyable places to walk. One exception exists in the vicinity of the Heavenly Village area, where the sidewalks are buffered from the highway with landscaping and sidewalk widths are up to 26’. This area is also one of the primary access points to Heavenly Mountain Resort via the gondola.

Parking Facilities: Most private businesses located within the Tourist Core provide off-street parking for employees and patrons. The majority of businesses provide at grade paved lots with the exception of two structured parking lots. One is located on Ski Run Boulevard and provides parking for the Lake Tahoe Vacation Resort and the second is located at Heavenly Village and is owned by the City of South Lake Tahoe. In most cases, newer facilities have incorporated landscaped islands and berms to reduce the visual and scenic impact of large expanses of asphalt. In addition, on-street parking is permitted on local streets on the lakeside of US 50 between Park Avenue and the state line. Parking is limited to two hours and is enforced by the City.

RECREATION
Access to year-round recreational facilities and activities within the Tourist Core or within close proximity includes beach recreation, boating, golfing, skiing, snowmobiling, hiking and biking.

Public access to the lake for boating and beach recreation is provided at Ski Run Marina, Lakeside Marina and Timber Cove Pier. Forest lands managed by the US Forest Service located nearby at Rabe Meadow also provide access to the lake and beach recreation at Nevada Beach as well as walking, bike riding and passive outdoor recreation opportunities. Access to hiking, equestrian and mountain biking trails are directly accessible from the Tourist Core through the Van Sickle Bi-State Park which connects to the Lake Tahoe Rim Trail. Two publicly accessible golf courses are located adjacent to the Tourist Core. They are the privately owned Edgewood Golf Course and the City owned Bijou Golf Course. Access to winter sport activities is provided by Heavenly Resort which is accessible from Ski Run Boulevard or directly from Heavenly Village at Stateline via the gondola.

During the summer months, Heavenly Ski Resort provides numerous summer recreation opportunities via the gondola.

Other informal recreation activities such as biking, jogging and walking are provided by an extensive multi-modal transportation network that includes shared use paths, pedestrian sidewalks and Class II bike lanes that provides access within the Tourist Core to many of the recreation facilities mentioned above. In addition, the recreation facilities are accessible via public transit which is provided by Blue Go.

Figure 3-8 depicts recreation facilities and recreation access opportunities within the Tourist Core and those within close proximity.

PUBLIC SERVICES AND FACILITIES
Within the Tourist Core Area Plan, the following utility services are provided:

Water: South Tahoe Public Utility District (STPUD) and Lakeside Park Association provide water service to the Tourist Core.
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STPUD is a California Special District established in 1950. The 27,000-acre service area encompasses the south shore area of Lake Tahoe from Emerald Bay on the west, Christmas Valley in the south, to the California-Nevada state line on the east. The California portion of the Lake Tahoe Basin is allocated a total annual surface water and groundwater diversion of 23,000 acre-feet per year (AFY). Of this, the California State Water Resources Control Board (SWRCB) allocated a total maximum of 12,493 AFY for use within the STPUD service area. STPUD currently owns a total maximum allocation of 9,528 AFY, and the district projects that its available water supplies will remain at 9,528 AFY through 2030 (STPUD, 2007 & CSLT, 2011).

According to STPUD’s 2005 Urban Water Management Plan, water demands within the service area will increase from an estimated 7,600 AFY in 2010 to approximately 8,400 AFY in 2030. This is a projected increase of only 800 AFY, or 10. 5 percent, over the 20-year period and is still well within STPUD’s existing 9,528 AFY (STPUD, 2007 & CSLT, 2011). Due to TRPA’s strict growth controls as well as the low number of remaining vacant parcels within the STPUD service area (approximately 3,000); it is unlikely that the maximum water diversion allocation for the STPUD service area will be exceeded as a result of development within the Tourist Core.

Lakeside Park Association (LPA) was incorporated in 1938 to provide water and recreation facilities to the first subdivision at South Tahoe, which subdivision had been established in 1909.

LPA, a non-profit corporation, owns and operates a Mutual Water District whose franchise area serves the neighborhood now located in the Tourist Core between US Highway 50 and Pine Boulevard and between Stateline Avenue and Park Avenue, as well as the neighborhood adjacent to the Tourist Core from Azure Avenue to the Lake and from Park Avenue to the state line. Lakeside Park Association service covers potable water as well as interior and neighborhood fire suppression.

LPA serves the entire area within the LPA Mutual Water District with the exception of 6 parcels and 6 fire hydrants which were or are served by STPUD. Current plans to develop the Chateau Project at the corner of US Highway 50 and Stateline Avenue encompass 2 parcels originally served by LPA and 4 parcels served by STPUD. , All but 2 of the remaining parcel’s water service will be the responsibility of LPA upon completion of the project.

The LPA obtained water rights from SWRCB to pump approximately 1 million gallons per day (mgd) of water from Lake Tahoe. LPA draws water from Lake Tahoe thru an intake line from a point 2300 feet from the shore line to a depth of 33 feet. The water is transferred from a pump station located at the North end of Lakeside Park Beach on the shoreline of Lake Tahoe to the treatment plant which includes a 220,000 gallon treatment/storage tank located on Pine Boulevard located within the Tourist Core. The water treatment system can supply up to 700 gpm with a 37,000 gallon reserve storage for consumption using a combination of surface and ground water. LPA can also supply ground water from a well (Well #3) that is located next to the storage tank. An 10 inch inter-tie exists with STPUD should either system require additional water supplies during an emergency.

Lakeside’s current surface water pumping rate is approximately 200 gpm as a result of the reduced number of lodging and commercial customers from the Project 3 redevelopment.

Lakeside also pumps groundwater from well #3 at a rate of approximately 350 gpm during the summer months and during peak usage hours (LPA, 2013). LPA’s average daily flow is 124,300 gpd with a throughput capacity of 1 million gallons. All the flow rates calculated above are for potable quality water. In the event of a major fire the rate can be increased further. LPA Mutual Water District has the capacity to serve the future development in its franchise area by a factor of 8 (LPA 2013). Since only a small portion of the Lakeside community is located within the Tourist Core, and it is primarily built out, and adequate capacity exists, it is unlikely that the maximum water diversion allocation for the LPA service area will be exceeded as a result of development within the Tourist Core.
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Wastewater: South Tahoe Public Utility District provides wastewater treatment service to those areas of the Tahoe Basin in El Dorado County, including the entire City of South Lake Tahoe.

STPUD’s wastewater collection/treatment/recycling processes are a 7.7 mgd advanced secondary operation serving approximately 17,000 customers (STPUD, 2007). STPUD operates 22 pump stations in its service area including 2 located within the Area Plan: Ski Run and Bijou.

STPUD’s wastewater treatment plant has a 7.7 mgd capacity and treats about 1.8 billion gallons of wastewater annually with an average flow of 4.0 mgd (STPUD, 2013).

Because the STPUD wastewater treatment plan currently exhibits excess capacity of approximately 3.7 mgd on average dry days and 1.7 mgd on peak dry days, the limited amount of anticipated development or the redevelopment of existing commercial or residential uses in the Tourist Core is not expected to require additional treatment capacity at the wastewater treatment plant.

Solid Waste: South Tahoe Refuse (STR) provides solid waste removal service in the Tourist Core. STR has a franchise agreement with the City of South Lake Tahoe for the collection and transportation of solid waste to processing and/or disposal facilities. Solid waste is delivered to the Lockwood Regional Landfill in Storey County, Nevada. The Lockwood Regional Landfill has a remaining capacity of 32 million cubic yards (approximately 22 million tons) with plans to expand the total capacity from 64.8 million cubic yard to 302 million cubic yards (approximately 204 million tons) (TRPA, 2012). The growth permitted by the adopted TRPA Regional Plan is anticipated to increase solid waste by 111,600 tons per year basin wide and only a fraction of that total would be generated in the Tourist Core. Given the substantial existing capacity of 22 million tons, and the planned expansion of the landfill, the Tourist Core will be adequately served in the future.

Electricity Services: Liberty Utilities provides electrical service to the Tourist Core. Liberty Utilities has one major transmission line rebuild on the north shore in the planning phases and a variety of smaller projects underway to ensure system wide reliability for it planning horizon.

Liberty Utilities claim to have enough excess capacity to accommodate any future development anticipated in the adopted TRPA Regional Plan (TRPA, 2012).

Gas Services: Southwest Gas provides natural gas service to Tourist Core. Southwest Gas has experienced around 1 percent growth per year in the Lake Tahoe Area. Although it has a number of projects underway to replace old polyvinyl chloride (PVC) main lines, it has no plans for substantial expansion of the existing system, which it believes can accommodate growth anticipated in the adopted TRPA Regional Plan (TRPA, 2012).

Telephone and Cable Services: AT&T and Charter Communications provide telephone and cable services to the Tourist Core.

City of South Lake Tahoe Facilities: Fire Station #1 is located at 1252 Ski Run Boulevard. This facility is owned by the City and is one of four that serve South Lake Tahoe. This station services the Ski Run and Stateline area with response time between three and five minutes. The Fire Department provides local ambulance service, and has mutual aid agreements with other fire and emergency response agencies in the Tahoe Region.

The City General Plan does not identify any new locations for new fire protection facilities within the Tourist Core. However, the General Plan does identify requirements for future development to ensure adequate fire protection services, which could result in new or expanded facilities. It is expected that new development in the Tourist Core will increase demand for fire protection; 541
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Existing Conditions 3-17 October 15, 2013
however, implementation of fire protection provisions of the General Plan would ensure that existing fire protection service impacts area addressed.

Figure 3-9 depicts the locations of public and quasi-public service facilities with the Tourist Core. 542
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Existing Conditions 3-18 October 15, 2013
543
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-1
Existing Land Uses
September 2020
NEVADA (Douglas Co.)
CALIFORNIA (El Dorado Co.)

LAKE TAHOE
Ski Run Boulevard
Pioneer Trail
Ski Run Marina
Lakeside Marina
US Highway 50
Wildwood Ave.

Stateline
Tahoe Meadows
Bowers Ave.

Herbert Ave.

Pine Grove Ave.

Paradise Ave.

Forest Ave.

Alder Ave.

Aspen Ave.

Larch Ave.

Birch Ave.

Tamarack Ave.

Sprice Ave.

LEGEND
Stateline
Tourist Core Area Plan
Existing Land Uses
Vacant - Onsite Banking
Vacant - Transfer Sending Parcel
Vacant Public Owned
Vacant Private Privately Owned
Open Space
Recreation
Public Service
Quasi-Public Service
Residential
Commercial
Tourist
Linear Public Facilities
0 0.125 0.25
Miles I
Timber Cove Marina
544

PIONEER TR
US ROUTE 50

SKI RUN BLVD

KELLER RD

BEACH RD

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

JOHNSON BLVD

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

ALDER AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

SADDLE RD

DAVID LN

CEDAR AVE

NEEDLE PEAK RD

MONTREAL RD

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

HERBERT AVE

ECHO RD

MOSS RD

CHONOKIS RD

OAK AVE

CREST RD

MANZANITA AVE

AZURE AVE

BOWERS AVE

NORTH RD

PARK AVE

PINE HILL RD

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

SHEPHERD DR

STEVEN LN

TERRY LN

BILL AVE

BELLAMY CT

BONITA RD

HEATHER LAKE RD

NO NAME

FRIDAY AVE

DEER LN

LAKESHORE BLVD

BIJOU ST

SPRUCE AVE

TIMBER LN

LESTER ST

ROCKY POINT RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN

JOBS PEAK RD

HILL RD

WILDWOOD AVE

SUNRISE LN

PINE GROVE AVE

BRIDLE RD

DONNER LN

ANGORA LAKE RD

TRANSIT WAY

TAKELA DR

WILLOW AVE

LLOYD AVE

WOODS AVE

VAN SICKLE RD

KNOLL LN

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

WOODBINE RD

STEWART WAY

NEDDLE PEAK RD

PENINSULA RD

GREENWOOD AVE

FAWN WAY

MARKOFER WAY

TERRACE DR

PINE CREST AVE

VANDA LEE WAY

LUCINDA CT

TREEHAVEN DR FERNDALE AVE

SUSIE LAKE RD

ASPENWALD RD

BETTY RAE LN

CELLADOR RD

LOST SHEEP LN

NEBELHORN CT

BOBBY GREY CIR

PENTAGON RD

WERNER - SALAS DR

LEWIS ST

VICTOR ST

MAPLE AVE

ROCKWOOD DR

LOGROAD PL

TIMBERLAKE PL
US ROUTE 50

SPRUCE AVE

CEDAR AVE

PARK AVE

MEADOW RD

PINE BLVD

AZURE RD

NO NAME

WILDWOOD AVE

PINE BLVD

BLACKWOOD RD

BONITA RD

HERBERT AVE

MANZANITA AVE

SPRUCE AVE

WILDWOOD AVE
LEGEND
State Boundary
Tourist Core Area Plan
Land Capability
1B (SEZ)
1A
3 4
5 7
0 0.125 0.25
Miles I
1B
7 1B
WB
5 7
1B
5 7
5 7
7 1B
5 4
5 3
5 3
7 1B
7 1B
1B
1B
1A
1B
3 4
3 4
District Capability Acres Percent
1A 1% 1.4 0.5%
1B 1% 103.63 34.1%
3 5% 7.4 2.4%
4 20% 6 2.0%
5 25% 91.9 30.3%
7 30% 90.1 29.7%
WB - 0.1 0.0%
TOTAL 303.5 100.0%

LAND CAPABILITY
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-2
Mapped Land Capability
September 2020
Source: Stateline/Ski Run Community Plan, Land Capability Map, TRPA GIS, 2019.

CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)

LAKE TAHOE
Ski Run Boulevard
Pioneer Trail
Ski Run Marina
Lakeside Marina
545
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

HERBERT AVE

LARCH AVE

JOHNSON BLVD

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

SADDLE RD

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

CREST RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BONITA RD

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

ANGORA LAKE RD

DEER LN

LAKESHORE BLVD

BIJOU ST

SPRUCE AVE

TIMBER LN

ROCKY POINT RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT SHIRLEY AVE

BRIAN LN

BRIDLE RD
PROPOSED US ROUTE 50

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

JOBS PEAK RD

BIJOU CIR

MIDWAY RD

SUSIE LAKE RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

NEDDLE PEAK RD

PENINSULA RD

GREENWOOD AVE

PINE GROVE AVE

FAWN WAY

HEAVENLY VILLAGE WAY

MARKOFER WAY

TERRACE DR

DOUGLAS RD

HERBERT RD

GILMORE LAKE RD

PINE CREST AVE

VANDA LEE WAY

LUCINDA CT

TREEHAVEN DR FERNDALE AVE

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

POPLAR ST

LOST SHEEP LN

CLOVERDALE AVE BOBBY GREY CIR

PENTAGON RD

MARLETTE CIR

OVERLOOK CT

LESTER ST

ROCKWOOD DR

LOGROAD PL

TIMBERLAKE PL

BETTY RAE CT

NO NAME

PIONEER TR
US ROUTE 50

BLACKWOOD RD

TREEHAVEN DR

MANZANITA AVE

PARK AVE

AZURE RD

WILDWOOD AVE

HERBERT AVE

SPRUCE AVE

AZURE RD

MEADOW RD

OSGOOD AVE

CEDAR AVE

WILDWOOD AVE

BONITA RD

SPRUCE AVE
Figure 3-3
Existing Land Coverage
September 2020
City of South Lake Tahoe, CA
Tourist Core Area Plan
LEGEND
State Boundary
Tourist Core Area Plan
Land Coverage by Type
Trails
Roads
Buildings
Other
0 0.15 0.3
MilesI
Stream Environment Zone (SEZ)
Acres Percent
So� 6.3 3.3
Hard 183.2 96.6
Total 189.6 100.0
Trails 6.3 3.4
Roads 33.2 17.5
Buildings 53.1 28.0
Other 96.9 51.1
Total 189.6 100.0
Exis�ng Land Coverage
Land Coverage by Type
NEVADA (Douglas Co.)
CALIFORNIA (El Dorado Co.)

LAKE TAHOE
Ski Run Marina
Lakeside Marina
Ski Run Boulevard
Pioneer Trail
546
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

HERBERT AVE

LARCH AVE

JOHNSON BLVD

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

SADDLE RD

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

CREST RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BONITA RD

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

ANGORA LAKE RD

DEER LN

LAKESHORE BLVD

BIJOU ST

SPRUCE AVE

TIMBER LN

ROCKY POINT RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT SHIRLEY AVE

BRIAN LN

BRIDLE RD
PROPOSED US ROUTE 50

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

JOBS PEAK RD

BIJOU CIR

MIDWAY RD

SUSIE LAKE RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

NEDDLE PEAK RD

PENINSULA RD

GREENWOOD AVE

PINE GROVE AVE

FAWN WAY

HEAVENLY VILLAGE WAY

MARKOFER WAY

TERRACE DR

DOUGLAS RD

HERBERT RD

GILMORE LAKE RD

PINE CREST AVE

VANDA LEE WAY

LUCINDA CT

TREEHAVEN DR FERNDALE AVE

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

POPLAR ST

LOST SHEEP LN

CLOVERDALE AVE BOBBY GREY CIR

PENTAGON RD

MARLETTE CIR

OVERLOOK CT

LESTER ST

ROCKWOOD DR

LOGROAD PL

TIMBERLAKE PL

BETTY RAE CT

NO NAME

PIONEER TR
US ROUTE 50

BLACKWOOD RD

TREEHAVEN DR

MANZANITA AVE

PARK AVE

AZURE RD

WILDWOOD AVE

HERBERT AVE

SPRUCE AVE

AZURE RD

MEADOW RD

OSGOOD AVE

CEDAR AVE

WILDWOOD AVE

BONITA RD

SPRUCE AVE
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)

LAKE TAHOE
Ski Run Marina
Lakeside Marina
Colony Inn
(Banked)
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-4
Land Coverage Reduction
September 2020
Source: TRPA Project Files.

LEGEND
Tourist Core Area Plan
Stateline
Buildings
Coverage
SEZ Restoration
Retention Basins
Coverage Reduction
0 0.15 0.3
Miles I
Stream Environment Zone (SEZ)
Banked on Site Coverage Transferred
to Safeway
Ski Run Erosion Control Project
Osgood Basin
SEZ Restoration
Wildwood Basins
Redevelopment Project No. 1
Artificial Wetlands
Fern Basins
Park Avenue Basins
Pine Basins
Redevelopment
Project No. 1
Heavenly Village
Raley’s Center
Bijou Park Creek
SEZ Restoration
4 547
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

SADDLE RD

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

CREST RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BONITA RD

BELLAMY CT

HEATHER LAKE RD

ANGORA LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN

LONG VALLEY AVE
PROPOSED US ROUTE 50

BRIDLE RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

MARLETTE CIR

WOODS AVE

SUSIE LAKE RD

KNOLL LN

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

MONO LN

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

FAWN WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

ASPENWALD RD

BETTY RAE LN

FREEL ST

LAKE PARKWAY

LOST SHEEP LN

CLOVERDALE AVE

TREEHAVEN DR BOBBY GREY CIR

PENTAGON RD

MONUMENT DR

VICTOR ST

LESTER ST

LOGROAD PL
US ROUTE 50

PIONEER TR

NO NAME

MANZANITA AVE

OAK AVE

HERBERT AVE

WILDWOOD AVE

SPRUCE AVE

AZURE RD

MEADOW RD

PARK AVE

WILDWOOD AVE

BONITA RD

SPRUCE AVE
LAKE
TAHOE
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)
Ski Run Marina
Lakeside
Marina
LEGEND
Stateline Tourist Core Area Plan Buidlings
0 0.15 0.3
Miles
Urban Planning Catchment
Stateline
Rocky Point
Wildwood
Osgood
Super 8
Ski Run Marina
Bijou
I
Completed Projects
Erosion Control Projects
Detention Basins
SEZ Restoration
US 50
Ski Run Blvd
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-5
Existing Water Quality Improvements
September 2020

AZURE RD

POPLAR ST
Bijou Erosion Control Project
Bijou Commercial Core
Rocky Point
Erosion Control Project
Phase 4b
Stateline
Pine Basins
North
Ditch
Park Avenue
Basins
Fern Basins
Rocky Point
1 & 2
Rocky Point 3 & 4
Artificial Wetlands
Wildwood Basins
SEZ Restoration
Osgood Basin
548
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

SADDLE RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

CREST RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

ANGORA LAKE RD

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

BONITA RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

BRIDLE RD

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

SUSIE LAKE RD

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

TREEHAVEN DR

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

SPRUCE AVE

HERBERT AVE
US ROUTE 50

PARK AVE

MANZANITA AVE

AZURE RD

SPRUCE AVE

WILDWOOD AVE

PIONEER TR

NO NAME
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-6
Existing Scenic Resources Map
September 2020
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)

LAKE TAHOE
Ski Run Marina
Lakeside Marina
LEGEND
Stateline
Tourist Core Area Plan
Buidlings
Scenic Resources
Scenic Roadway Unit
SQIP Areas of Concern
Roadway Scenic Resource
0 0.125 0.25
Miles I
Shoreline Scenic Resource

32.1 33.2

45.3 45.2
UNIT #33
UNIT #32
UNIT #45

31.2 31.3

31.1 45.1
549
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

SADDLE RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

CREST RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

ANGORA LAKE RD

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

BONITA RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

BRIDLE RD

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

SUSIE LAKE RD

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

TREEHAVEN DR

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

SPRUCE AVE

HERBERT AVE
US ROUTE 50

PARK AVE

MANZANITA AVE

AZURE RD

SPRUCE AVE

WILDWOOD AVE

PIONEER TR

NO NAME
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-7
Existing Transporation Network
September 2020
LEGEND
State Boundary
Tourist Core Area Plan
Pedestrian, Bicycle and Transit Facilities
Class I Bike Path (Shared-Use)
Class II Bike Lane
Class III Bike Route
Pedestrian Sidewalk
Heavenly Gondola
Stateline Transit Center
Structured Parking
Transit Route
Transit Winter Route
I
a
0 0.15 0.3
Miles
A
a
A
A
550
6 
6 6








,



i


i



i
 




.

H
s
3 _?
n
?_
6 
Edgewood
Golf Course
Rabe Meadow
Van Sickle Bi-State Park
Havenly
Ski Resort
Bijou Community
Golf Course
Nevada Beach
Gondola Connector to Heavenly
Kahle Community
Center
Ski Run Marina
Lakeside Marina Stateline Transit Center
Kahle Transit Center
Timber
Cove Pier



Memorial Park
Bijou
Community Park
Van Sickle Trail
Connector to
Tahoe Rim Trail
Lakeside Beach
Pioneer Trail
Ski Run Blvd.

Wildwood Ave.

Tamarack Ave.

Blackwood Rd.

Spruce Ave.

Glenwood Wy.

Needle Peak Rd.

Wildwood Ave.

LEGEND
State Boundary
Tourist Core Area Plan
Recreation Facilities
Recreation Facilities and Linkages
Class I Bike Path (Shared-Use)
Class II Bike Lane
Class III Bike Route
Pedestrian Sidewalk
Heavenly Gondola
Local Transit Route
Winter Transit Route
0 0.125 0.25 0.5
MilesI
Hiking/Mt. Biking/Equestrian Trail
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-8
Existing Recreation Facilities
September 2020
50 50
551
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)

LAKE TAHOE
Ski Run Marina
Lakeside Marina
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

SADDLE RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

CREST RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

ANGORA LAKE RD

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

BONITA RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

BRIDLE RD

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

SUSIE LAKE RD

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

TREEHAVEN DR

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

SPRUCE AVE

HERBERT AVE
US ROUTE 50

PARK AVE

MANZANITA AVE

AZURE RD

SPRUCE AVE

WILDWOOD AVE

PIONEER TR

NO NAME
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 3-9
Existing Public/Quasi-Public Facilities
September 2020
CSLT Fire Station No. 1
Lakeside Park Association
Water Treatment Plant
Bijou Sewer
Pump Station
Ski Run Sewer
Pump Station
LEGEND
State Boundary
Tourist Core Area Plan
Buildings
0 0.15 0.3
Miles I
552
553
Tourist Core Area Plan
Vision and Guiding Principles 4-1 October 15, 2013
Section 4

VISION AND GUIDING PRINCIPLES
By virtue of its location in proximity to Lake Tahoe with access to excellent skiing facilities, beach recreation and gaming in Nevada, the Stateline/Ski Run area is one of the most popular destinations within the Lake Tahoe Region. The Tourist Core Area Plan reflects the City of South Lake Tahoe and the community’s effort to rekindle the economic vitality of the Stateline/Ski Run area. A fundamental cornerstone of this Area Plan is the conviction that Stateline/Ski Run area should be a regional tourist destination and recreation center. To accomplish this vision, guiding principles, goals and policies encourage diversification of tourist, recreation and commercial attractions to create the high quality development expected in a destination resort community.

4.1 VISION STATEMENT
The area is envisioned as a central destination that provides full services for tourists and permanent residents and offers unique experiences related to the many outdoor recreation possibilities that surround the core area. The revitalization of the South Shore will catalyze the transformation from a failing and vestigial gaming economy into a sustainable outdoor tourism recreational destination by incorporating active streetscapes, shopping, entertainment and outdoor dining opportunities. In addition, transit and alternative travel will provide an essential part of the envisioned destination resort experience resulting in significant environmental gain and improved scenic quality.

4.2 GUIDING PRINCIPLES
Guiding principles for this Area Plan are derived from the South Shore Vision Plan and the existing adopted Stateline/Ski Run Community Plan. The following principles of the Area Plan create the foundation for a more a sustainable, economically prosperous, communal and environmental future:
 Include transit and alternative travel modes as an essential part of the destination resort experience.
 Implement transportation improvements that provide for both vehicular and pedestrian circulation.
 Create complete streets that allow for multiple uses including automobiles, bikes, and pedestrians.
 Implement environmental improvements to upgrade the natural and built environment.  Establish a diversity and concentration of mixed-uses that create a strong, lively market.  Establish gateway mixed-use resort nodes with a strengthened recreational presence. 554
Tourist Core Area Plan
Vision and Guiding Principles 4-2 October 15, 2013
 Establish the areas between the resort nodes on Highway 50 as open space areas (remove old buildings and restore stream zones and open space).  Establish a low speed Main Street in the center.
 Surround the resort center with visual open space.
 Establish a physical environment that creates a distinct sense of place.  Establish an animated street for retail, dining, entertainment and events.  Accomplish urban place making through the creation of interesting public gathering places.
 Locate recreation uses in close proximity to the bed base and include a diverse array of outdoor activities.
 Create high quality accommodations to replace the obsolete properties.  Originate critical access to Lake Tahoe from the resort center and visually and physically make the lake central to the resort experience.
 Develop new programs and facilities as catalysts to improve market attraction and improve area attractions (conference, indoor and outdoor theater, visitor center, museum).

These principles are incorporated into the land use districts, development and design standards and other sections of this Area Plan.

4.3 GOALS
In addition to the principles established above, the goals of the Tourist Core Area Plan are:
 Reduce dependency on the automobile and improve the movement of people, goods, and services within the Tourist Core and Region consistent with the economic and environmental goals of the Area Plan.
 Maintain a balance between economic health and environment by correcting past deficiencies in land use and being responsive to the needs and opportunities of the Tourist Core.
 Preserve, enhance and create additional high quality recreational opportunities and experiences within the Tourist Core.
 Ensure that the design elements of new, remodeled and rehabilitated development are compatible with the scenic, recreation, and community values of the Tourist Core Area Plan and that physical development is consistent with the environmental and ecology of the Tahoe Region.
 Public services and facilities should be upgraded to support existing and new development.
555
Tourist Core Area Plan
Land Use and Community Design 5-1 October 15, 2013
Section 5

LAND USE

AND COMMUNITY DESIGN
This section sets forth goals and policies for both land use and community design for the Tourist Core Area Plan.

5.1 GOALS AND POLICIES
This subsection outlines land use goals and policies for the Tourist Core Area Plan. These goals and policies implement the vision and guiding principles discussed earlier.

Goal LU-1 Land Use
Continue to shape the Tourist Core into a pedestrian-oriented destination center for tourist and permanent residents that provide high quality services, accommodations, and recreational experiences.
 Policy LU-1.1
Reinforce the Tourist Core as the primary visitor and tourist district in South Lake Tahoe.  Policy LU-1.2
Promote the revitalization of the Tourist Core by encouraging a mixed land use pattern that combines tourist accommodation, residential, commercial, public facilities, and public spaces to serve visitors- and locals alike.
 Policy LU- 1.3
Create distinctive, connected, and walkable districts that have a strong sense of identity.  Policy LU-1.4
Animate streets by allowing uses such as retail, entertainment, special events, outdoor dining and seating, oriented towards the sidewalk.
 Policy LU-1.5
Continue to promote a vibrant pedestrian oriented center that includes retail, entertainment, tourist accommodation and residential uses, and community activity centers such as a public plaza that serves the needs of visitors and residents.  Policy LU-1.6
Continue to develop Ski Run Boulevard as a multi-modal mixed-use corridor with a streetscape that provides identity to the street and allows for a rich mix of uses including but not limited to services, public facilities, recreation, entertainment, retail, restaurants, tourist accommodation, residential and office spaces.
556
Tourist Core Area Plan
Land Use and Community Design 5-2 October 15, 2013
 Policy LU-1.7
Create a connection to the casino core in Nevada with a seamless pedestrian street environment on both sides of the Hwy 50 and across the state line.  Policy LU-1.8
Designate areas within the tourist center and mixed-use corridor districts as a Special Events Area allowing for temporary events and activities to increase pedestrian and economic activity in these areas. All other temporary events and uses proposed outside these areas shall require a temporary use permit.
 Policy LU-1.9
Encourage the operation of Farmers’ and Outdoor Markets in the Tourist Center and Mixed-Use Corridor districts.
 Policy LU-1.10
Allow for the diversification of land uses within the Tourist Core to promote mixed uses and increase commercial, recreation and tourist business opportunities to strengthen the south shore’s economic base.
 Policy LU-1.11
All proposed new uses located within the Heavenly Village District requires prior approval by the Park Avenue Development Management Association (PADMA) Board of Directors.

Goal LU-2 Community Design
Ensure that the design of new, remodeled, and rehabilitated development improves the community character of the Tourist Core through appropriate site and building design standards that promotes a high quality physical environment that establishes a distinct sense of place.  Policy LU-2.1
Create an intriguing built environment by promoting the use of architectural themes in new development and redevelopment that complement the surrounding natural beauty.

Encourage the use of pitched roofs, natural colors, and natural materials or natural appearing materials such as rock and wood.
 Policy LU-2.2
Maximize views of the Lake and surrounding mountain ridgelines from U.S. 50 and public gathering places through appropriate site and building design.  Policy LU-2.3
Establish pedestrian-scaled and strategically-placed lighting along sidewalks and multiuse paths that promotes pedestrian safety and comfort and enhances architectural and site design concepts. Prevent unnecessary and intrusive lighting that detracts from the night time dark skies.
 Policy LU-2.4
Locate parking so that it is not a dominant visual feature of the pedestrian environment by locating parking to the side or rear of buildings. Encourage underground parking and shared parking where appropriate.
 Policy LU-2.5
All projects within the Tourist Core that propose to change an exterior façade or site design shall require City Design Review.
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Land Use and Community Design 5-3 October 15, 2013
 Policy LU-2.6
The maximum density for parcels developed as part of the South Tahoe Redevelopment Demonstration Project No. 1 shall be subject to TRPA Code Section 31.4.3.

Goal LU-3 Housing
Provide for adequate housing in close proximity to the Casino Core, Heavenly Village and the Crescent V Shopping Center.
 Policy LU-3.1
Promote multi-family and condominium units to be constructed as part of a mixed-use development.
 Policy LU-3.2
Promote home ownership by allowing for condominium units in TSC-NMX district.

Goal LU-4 Coordination
Coordinate with local, State and federal agencies and private entities to develop Area Plans and codes that conform to the TRPA Regional Plan.
 Policy LU-4.1
Coordinate with Douglas County on the South Shore Area Plan and ensure compatible land use strategies and street design standards within the Tourist Core Area Plan.  Policy LU-4.2
Coordinate with El Dorado County and Heavenly Resort as appropriate to ensure any Area Plan anticipated for the California Base Resort Recreation District is compatible and integrated with the goals, policies and implementation strategies of the City’s General Plan and the Tourist Core Area Plan.

Goal LU-5 Sustainability
Create a sustainable and energy-efficient built environment  Policy LU-5.1
Incorporate green building components into the design, construction, and operation of new construction and major renovations.

Goal LU-6 Transfer of Development
To focus development in centers in order to maximize incentives and create transit-, bicycle-, and pedestrian-oriented places that serve the needs of both residents and visitors.  LU-6.1
Encourage and allow for the revitalization and consolidation of development within centers by allowing for the transfer of residential units of use and tourist accommodation units that have been converted to commercial floor area pursuant to TRPA Code Section

50.10. Goal LU-7 Noise
To reduce exposure of harmful and annoying effects of excessive noise and groundbourne noise levels within the Tourist Core.
 Policy LU-7.1
The City shall require the mitigation of new transportation noise sources to the levels 558
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Land Use and Community Design 5-4 October 15, 2013
shown in Table HS-2 of the City General Plan at all outdoor activity areas and interior spaces of existing noise-sensitive land uses.
 Policy LU-7.2
The City shall require an acoustical analysis as part of the environmental review process when noise-sensitive land uses are proposed in areas exposed to existing or anticipated exterior noise levels exceeding the levels shown in Table HS-1 and HS-2 of the City General Plan, so noise mitigation may be included in the project design. All acoustical analysis shall:
 Be the financial responsibility of the applicant;
 Be prepared by a qualified person experienced in the fields of environmental noise assessment and architectural acoustics;
 Include representative noise level measurements with sufficient sampling periods and locations to adequately describe local conditions and the predominant noise sources; and
 Estimate existing and projected cumulative (20 year) noise levels in terms of Ldn or CNEL and/or the standards shown in Table HS‐1, and compare those levels to the policies in this section;
 Recommend appropriate mitigation to achieve compliance with the adopted policies and standards in this section, giving preference to proper site planning and design over mitigation measures which require the construction of noise barriers or structural modifications to buildings which contain noise‐sensitive land uses;
 Estimate noise exposure after the prescribed mitigation measure(s) has been implemented; and
 Describe a post‐project assessment program that could be used to evaluate the effectiveness of the proposed mitigation measures.
 Policy LU-7.3
The City shall require an analysis of potential vibration impact be conducted for all construction activities that include impact equipment and activities such as pile driving, soil compaction, or vibratory hammers that occur within 200 feet of existing structures.

The analysis will address the potential for adverse vibration levels based on the criteria contained in Table 4.6-12 of the City General Plan Draft EIR. The City will ensure that construction operations are designed to avoid or mitigate for vibrations above 0.02 inches/second (0.5 mm/second).
 Policy LU-7.4
The City shall incorporate measures to ensure noise/land use compatibility on a projectspecific basis. Such measures may include, but are not limited to, the following:
 Construction of barriers, berms, and/or acoustical shielding;  Establishment of setback requirements for new development in specific areas exposed to roadway noise;
 Noise-reducing acoustical treatment of existing and proposed buildings; and  Use of building layout and project features for noise-screening purposes. 559
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Land Use and Community Design 5-5 October 15, 2013

5.2 LAND USE AND ZONING
This section describes planned land use zoning districts for the Tourist Core Area Plan.

Pursuant to TRPA’s Regional Plan, Chapter 13 of the TRPA Code of Ordinances, the City of South Lake Tahoe is partnering with TRPA to prepare an Area Plan that conforms to the TRPA Regional Plan Conceptual Land Use Map and the City of South Lake Tahoe General Plan Land Use Diagram. The Tourist Core Area Plan will serve as the regulating plan with specific zoning districts and specific regulations that establish permitted and conditional land uses, and development standards that establish regulations for maximum density, building setbacks, and building height.

TOURIST CORE AREA PLAN
The zoning districts for the Tourist Core Area Plan are Tourist Center Core (TSC-C), Tourist Center Mixed-Use (TSC-MU), Tourist Center Mixed-Use Corridor (TSC-MUC), Tourist Center Gateway (TSC-G) and Tourist Center Neighborhood Mixed-Use (TSC-NMX). The location and boundaries of the zoning districts are depicted in Figure 5-1.

Tourist Center Core (TSC-C)
This district is the activity center of the Tourist Core Area Plan and intended to become a commercial, tourist and recreation destination with public gathering places, animated streets and intensive retail activity meeting the needs of both tourists and residents of the south shore. This district allows for horizontal and vertical mixed use projects with a focus on street-level active storefronts encouraging pedestrian activity. The sub-district contains complete streets that support multi-modal transportation options. Permissible uses include tourist accommodation, retail commercial, entertainment, restaurants, recreation and mixed-use residential development.

Tourist Center Mixed-Use (TSC-MU)
This district is intended to primarily provide for tourist accommodation uses, with supporting retail commercial uses to meet the regional demand for quality accommodation in the Stateline area in a manner compatible with a pedestrian environment.

Tourist Center Mixed-Use Corridor (TSC-MUC)
This district is intended to support Ski Run Boulevard as a multi-modal, mixed-used corridor with a wide array of uses that encourage pedestrian activity. Permissible uses include a rich mixture of employment services, professional offices, commercial, public service, recreation, tourist accommodation and residential organized around an aesthetically-pleasing pedestrian environment.

Tourist Center Gateway (TSC-G)
This district is intended to create an attractive mixed-use commercial and tourist accommodation corridor that provides a welcoming gateway to the South Shore area. The physical form varies to reflect the mixed-use character of the gateway corridor and to transition to the more intensive Tourist Center Core District. Permissible uses include tourist accommodation, residential, commercial, restaurants, and recreation.

Tourist Center Neighborhood Mixed Use (TSC-NMX)
This district is intended to allow a variety of residential and non-residential uses to encourage a greater mix and intensity of uses in a pedestrian scaled environment that is appropriate to its neighborhood context and adjacent residential uses. Permissible uses include commercial, public service, professional offices, as well as residential and tourist development. 560
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Land Use and Community Design 5-6 October 15, 2013
Recreation (REC)
This district is intended to allow a variety of recreation uses such as dispersed recreation and parks . Permissible uses include day use areas and group facilities.

Open Space (OS)
This district is intended to preserve land in its present use that would: 1) conserve and enhance natural or scenic resources; 2) protect streams environment zones, sensitive lands, water quality or water supply; 3) promote soil and habitat conservation; 4) enhance recreation opportunities; and/or 5) preserve visual quality along highways, roads, and street corridors or scenic vistas. The land is predominantly open, undeveloped, or in a lightly developed and is suitable for any of the following: natural areas, wildlife and native plant habitat; erosion control facilities, stream environment zones, stream corridors; passive parks; and/or trails for non-motorized activities.

PERMISSIBLE USES, DEVELOPMENT AND DESIGN STANDARDS
The permissible use list, development standards and design standards for all zoning districts in the Tourist Core Area Plan are found in Appendix C of this Plan. 561
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

WILDWOOD AVE

PINE RD

SADDLE RD

MEADOW RD

REGINA RD

GLENWOOD WAY

ASPEN AVE

FOREST AVE

ALDER AVE

HERBERT AVE

LARCH AVE

JOHNSON BLVD

GLEN RD

PARADISE AVE

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

CREST RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

ANGORA LAKE RD

LEWIS ST

GILMORE LAKE RD

SUSIE LAKE RD

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

HOBART RD

FRIDAY AVE

PRICE RD

DEER LN

BONITA RD

WOODLAND RD

BIJOU ST

SPRUCE AVE

TIMBER LN

ROCKY POINT RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

SUNRISE LN

DONNER LN

BRIDLE RD

TRANSIT WAY

WILLOW AVE

WOODS AVE

KNOLL LN

BIJOU CIR

FRONTIER CT

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

MACKEDIE WAY

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

ALOHA RD

GREENWOOD AVE

PINE GROVE AVE

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

ASPENWALD RD

BETTY RAE LN

RANCHO CIR

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

NO NAME

MEADOW RD
US ROUTE 50

SPRUCE AVE

MANZANITA AVE

WILDWOOD AVE

HERBERT AVE

BONITA RD

AZURE RD

PIONEER TR

PARK AVE

PIONEER TR

OSGOOD AVE

SPRUCE AVE
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 5-1
Zoning Map
September 2020
LEGEND
State Boundary
Tourist Core Area Plan
Zoning Districts
Special Designations
Tourist Center Neighborhood Mixed-Use (TSC-NMX)
Open Space (OS)
Recreation (REC)
Tourist Center Gateway (TSC-G)
Tourist Center Mixed-Use Corridor (TSC-MUC)
Tourist Center Mixed-Use (TSC-MU)
Tourist Center (TSC-C)
Town Center Overlay
Regional Center Overlay
Transfer of Development Rights Receiving Area
- For Existing Development
- For Multi-Residential Units
0 0.1 0.2
Miles I
Special Designations
Lake Tahoe
TSC-C
TSC-G
TSC-MU

TSC-MUC
TSC-MU

TSC-NMX

TSC-NMX
TSC-MU
TSC-C
Special Area #1
Special Area #1
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Transportation and Circulation 6-1 October 15, 2013
Section 6

TRAFFIC AND CIRCULATION
This section sets forth goals and policies for transportation and recommends strategies to enhance mobility patterns by enabling users to satisfy their travel needs while supporting the area’s environmental, social, and recreational goals.

6.1 GOALS AND POLICIES
This subsection outlines transportation and circulation goals and policies for the Tourist Core Area Plan that implements the vision and guiding principles discussed earlier in Section 4.

Goal T-1
Provide for safe and efficient vehicular circulation for the Tourist Core Area Plan.  Policy T-1.1
Encourage the modification of US Highway 50 to a low speed pedestrian main street through the TSC-C District.
 Policy T-1.2
Strive to maintain a level of service (LOS) D or better on all arterials, collectors and at signalized intersections. This LOS standard may be exceeded during peak periods, not to exceed 4 hours per day when provisions for multi-modal amenities and/or services (such as transit, bicycling, and walking facilities) are adequate to provide mobility for users.  Policy T-1.3
Install an integrated way-finding and directional signage program throughout the Tourist Core Area Plan directing visitors to recreation, commercial, tourist, transit and parking facilities.
 Policy T-1.4
Reduce the number of ingress/egress points along US 50 by combining and realigning driveways to improve traffic flow and eliminate pedestrian conflict.  Policy T-1.5
The City shall participate with the TMPO, TTD, FHWA, NDOT, Caltrans, Douglas County, the State Parks of California and Nevada in the planning and implementation of the South Shore Community Revitalization Project.

Goal T-2
To create a functional, safe, convenient, and integrated pedestrian and bikeway system which 564
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Transportation and Circulation 6-2 October 15, 2013
provides access to recreation, retail and entertainment opportunities as an alternative to vehicle trips.
 Policy T-2.1
Establish Stateline Avenue and Park Avenue as a pedestrian/bike street connection to Lakeside Marina and access to Lake Tahoe
 Policy T-2.2
Provide adequate pedestrian and bicycle facilities such as continuous sidewalks, bike paths and bike lanes throughout the plan area that connect commercial, entertainment and recreation areas of the plan.
 Policy T-2.3
Install bicycle racks or lockers at public parks, gathering areas, and the transit center, and require them in all new private construction developments or remodels that require major or minor design review.
 Policy T-2.4
Bicycle and pedestrian improvement projects identified in The City General Plan, TRPA Regional Plan, Area Plans and/or TRPA Bike and Pedestrian Master Plan, which are adjacent to or within private development areas, shall be implemented as conditions of approval.
 Policy T-2.5
Where applicable sidewalks shall be required for all new and expanded uses as conditions of project approval.
 Policy T-2.6
Install an integrated way-finding and directional signage program for pedestrians to encourage walking and biking to recreation, commercial and tourist facilities.  Policy T-2.

Where feasible the City shall strive to maintain sidewalks and bicycle facilities for yearround use.

Goal T-4
To promote the use and expansion of multi-modal transportation options including transit for visitors and residents.
 Policy T-4.1
Collaborate with the Tahoe Transportation District and other transportation entities and service providers to ensure adequate transit service and facilities in the Tourist Core Area Plan. Ensure that the Tourist Core Area Plan is served by frequent bus service along US 50 and along routes that provide access to the lake and other recreation opportunities.

Ensure that adequate bus shelters and bus pullout are installed throughout the Tourist Core Area Plan.
 Policy T-4.2
Encourage the use of water borne transit along the south shore from Camp Richardson Resort to Zephyr Cove Resort and provide stops at Ski Run and Lakeside Marinas. 565
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Transportation and Circulation 6-3 October 15, 2013
Goal T-5
To develop complete streets in the South Shore Area that allow for multiple uses including automobiles, bikes and pedestrian.
 Policy T-5.1
Develop and adopt complete street roadway design standards for US 50 and the following collector streets: Park Avenue, Heavenly Village Way, Stateline Avenue, and Pioneer Trail and Ski Run Boulevard.

Goal T-6
To provide adequate parking facilities that are integrated with and support a walkable, vibrant Tourist Core.
 Policy T-6.1
Encourage underground parking where feasible, shared parking, reduce parking, or onstreet parking to promote a pedestrian friendly main street in the Tourist Core.  Policy T-6.2
Allow projects in pedestrian areas, areas with concentration of overnight accommodations, and in areas served by transit to reduce the parking requirement of the Citywide Parking Ordinances and waive the onsite parking requirement if a parking study and a plan is completed and approved.

6.1 PROPOSED IMPROVEMENTS
This subsection outlines transportation and circulation improvements that implement the vision, guiding principles and the goals and policies of the Tourist Core Area Plan listed above.

A variety of improvements to the area’s transportation and mobility system intended to encourage safety, connectivity, and access to the area’s recreational opportunities are proposed by various agencies and are in various phases of design, permitting or environmental review.

The South Tahoe Greenway and the Nevada Stateline-to-Stateline Bikeway are examples of projects that would enhance the area’s recreational opportunities by establishing an alternative mode of transportation for visitors and locals interested in connecting to the region’s recreation attractions, community centers, transportation facilities, and residential neighborhoods.

CITY OF SOUTH LAKE TAHOE
The following Capital Improvement Projects will be constructed or are planned within the Tourist Core Area Plan or its vicinity:
 Pioneer Trail Pedestrian Upgrades: The Pioneer Trail Pedestrian Upgrade project includes five-foot wide paved sidewalks and streetlights on both sides of Pioneer Trail from U.S. Highway 50 to Larch Avenue. The sidewalks will meet American Disability Act (ADA) design standards. In addition, transit bus shelter pads will be constructed at bus transit stops in the Pioneer Trail project area. The Tahoe Transportation District (TTD) will follow up with arranging the construction of the bus shelters on the concrete pads in the near future. The improvements are expected to provide safe pedestrian access from adjacent residential neighborhoods to the Tourist Core, a major commercial and 566
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Transportation and Circulation 6-4 October 15, 2013
employment center, and encourage workers and visitors in the area to walk to their destinations. Work is scheduled to begin in mid-July and be completed by October 15, 2013.
 Linear Park Improvements: This project includes upgrading landscaping, lighting, irrigation, and the shared use pedestrian-bicycle pathway pavement section. The proposed streetlight work includes the removal of existing bollard lights and replacing them with the City’s current streetlight standard (Ski Run Blvd streetscape style lighting).

The existing pedestrian-bicycle path pavement has large transverse cracks that will be pulverized to provide a better structural sub-section and repaved with crack resistant polymer modified pavement. The improvements are expected to enhance the pedestrian and bicycling experience between the major tourist and commercial uses at Stateline to the recreation opportunities and lake access at Ski Run Boulevard. In addition, the project is expected to improve the visual quality of the scenic corridor. This project has been approved by TRPA and work is scheduled to begin in early May and be completed by mid-July 2013.
 El Dorado Beach to Ski Run Bike Trail: The El Dorado Beach to Ski Run Bike Trail project includes construction of an approximately 1-mile long Class 1 bike path (paved bike path in dedicated right-of-way separated from roadway right-of-way) on the north side of U.S. Highway 50 between El Dorado Beach and Ski Run Boulevard.  Fixin’ Highway 50 Initative: The Fixin' Highway 50 Initiative was adopted by the City Council in May, 2011 with the adoption of the City's first-ever Business Plan. The goal of the Initiative is to leverage resources to construct improvements adjacent to Highway 50 at the same time as Caltrans is improving Highway 50 during the next two to three years.

CALIFORNIA TAHOE CONSERVANCY
 South Tahoe Greenway: The proposed South Tahoe Greenway Shared Use Trail will create the backbone of the bicycle and pedestrian network in South Lake Tahoe and will take a major step forward in furthering sustainability goals of the south shore communities. The Greenway will connect residents and visitors to community and recreation destinations from Stateline to Meyers, providing a high quality alternative to private automobile use. The highest priority 1.8-mile segment will link urban neighborhoods in the core of South Lake Tahoe to shopping, social services, schools, and recreation destinations. Continuing the trail system northward to the state line provides important connections to the largest concentration of visitor services in the region, including shopping, lodging and transit. Completion of this link also connects the recreation resources at Van Sickle Bi-State Park to the network. A southern trail extension to Meyers, not part of the current project, would complete the transportation link. Future actions will identify the best alignment for this extension. Because the share use trail terminates within the Tourist Core it’s imperative that the Area Plan leverages this resource by supporting connectivity from within the plan area to those trails.

TAHOE TRANSPORTATION DISTRICT
 South Shore Community Revitalization Project: The most significant change would be the implementation of the US 50/South Shore Community Revitalization Project. This project would promote increased safety, efficient traffic flow, and environmental and visual improvements. The proposed plan would convert the US Highway 50 existing route through the commercial/resort core into a main street with pedestrian amenities. The project is currently under environmental review and four alternatives are being analyzed. 567
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Transportation and Circulation 6-5 October 15, 2013
 Nevada State-to-Stateline Biketrail: Although not located within the Area Plan this important linkage connects the Tourist Core to the proposed region-wide bike trial network and recreation opportunities. The entire 30+-mile Nevada Stateline-to-Stateline Bikeway will extend from the Nevada Stateline in Crystal Bay to the Nevada Stateline in South Lake Tahoe. The project also includes two demonstration projects that are approximately 3 miles in length—the north demonstration project extends from Incline Village to Sand Harbor and the south demonstration project extends from Lake Parkway to Round Hill Pines. Partnering with Douglas County and the US Forest Service Lake Tahoe Basin Management Unit, TTD managed construction of the one-mile Rabe Meadow Bike Path, the first phase of the 3.2-mile Stateline to Round Hill segment. This segment was completed in October 2012 and accesses Nevada Beach and the Kahle Community Center.

In June of 2013, the second phase of the bike trail from Elks Point to Roundhill and a spur to Nevada beach will be constructed.
 Waterborne Transit: The TTD in collaboration with local and state governments and the private sector are evaluating a waterborne solution, such as a passenger ferry service, as an option in the "North-South Transit Connection Alternatives Analysis." The study is currently underway to apply for federal funding.

PRIVATE SECTOR
 Water Taxi: A secondary water taxi service would connect the marinas and beaches along the south shore creating a unique and convenient way for connecting people to local recreation resources. Currently, a water taxi service is provided between Camp Richardson, Timber Cove Pier and Lakeside Marina.

Future improvements to the area’s transportation and circulation system will provide opportunities for residents and visitors to walk, bike or use public transit throughout the area. While slight adjustments to the existing roadway system may be possible, the greatest potential for improving the overall transportation and circulation system will be achieved through the development of a comprehensive multi-modal network. Continuing to make connections between the completed trails and sidewalks and proposed additions as well as strengthening the connections to public transportation options will create the foundation for a transportation network with the ability to improve TRPA’s thresholds for Vehicles Miles Travelled (VMT), air quality, water quality and noise, support the local economy, improve public health and support a connected, walkable and bikeable community.

Figure 6-1 depicts proposed improvements to the transportation network. 568
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Transportation and Circulation 6-6 October 15, 2013
569
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

SADDLE RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

CREST RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

ANGORA LAKE RD

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

BONITA RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

BRIDLE RD

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

SUSIE LAKE RD

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

TREEHAVEN DR

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

SPRUCE AVE

HERBERT AVE
US ROUTE 50

PARK AVE

MANZANITA AVE

AZURE RD

SPRUCE AVE

WILDWOOD AVE

PIONEER TR

NO NAME
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 6-1
Proposed Transportation Network
September 2020
a
A
A
Lakeside Marina
To Tahoe City
To Kings Beadch
LEGEND
State Boundary
Tourist Core Area Plan
Pedestrian, Bicycle and Transit Facilities
Existing
Stateline Transit Center
Structured Parking
Class I Share Use Path
Class II Bike Lane
Class III Bike Route
Pedestrian Sidewalk
Heavenly Gondola
Transit Route
I
a
Proposed
Class I Share Use Path
Class II Bike Lane
Class III Bike Route
Pedestrian Sidewalk
2013 Construction
0 0.15 0.3
Miles
Waterborne Taxi
Waterborne Transit
Transit Service
A Waterborne Stops
Transit Winter Route
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Tourist Core Area Plan
Natural and Cultural Resources 7-1 October 15, 2013
Section 7

NATURAL AND CULTURAL RESOURCES
This section sets forth Natural and Cultural Resources goals and policies for the Tourist Core Area Plan. In addition, it lists specific strategies to achieve environmental improvements in the areas of water quality, scenic resources, and Stream Environment Zones (SEZs).

7.1 GOALS AND POLICIES
This subsection outlines Conservation goals and policies for the Tourist Core Area Plan. These goals and policies implement the vision and guiding principles discussed in Section 4.

Goal NCR-1 Scenic Resources
To protect and enhance the visual connection between South Lake Tahoe and the Lake Tahoe Region’s scenic resources.
 Policy NCR-1.1
Improve the visual quality of the built environment consistent with the general recommendations for site planning found in the TRPA Scenic Quality Improvement Program (SQIP) to attain threshold attainment for Scenic Roadway Units # 32, 33 and 45.  Policy NCR-1.2
Maintain Stream Environment Zone (SEZ) restoration sites and stormwater drainage basins as view corridors and scenic resources to relieve the strip commercial character along US 50 within the Tourist Core.
 Policy NCR-1.3
Adopt siting and building design standards and guidelines to protect, improve, and enhance the scenic quality of the natural and built environment and take full advantage of scenic resources through site orientation, building setbacks, preservation of viewsheds, and height limits.

Goal NCR-2 Stream Environment Zones
To protect past Stream Environmental Zone (SEZ) restoration projects and areas of undisturbed SEZ within the Tourist Core Area Plan.
 Policy NCR-2.1
Increase the area of naturally functioning SEZs by preserving existing SEZs and initiating and completing the restoration/rehabilitation of 7 acres of disturbed SEZs.  Policy NCR-2.2
Protect and direct development from SEZs, and encourage the removal and transfer of 572
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Natural and Cultural Resources 7-2 October 15, 2013
existing development from disturbed SEZs that can be feasibly restored by creating incentives for their removal.
 Policy NCR-2.3
Encourage the use and access to designated open space for passive recreation uses when they conform to resource restrictions.
 Policy NCR-2.4
Restore SEZs and other sensitive lands within and outside of the Area Plan through transfers of existing development, development potential, and coverage to high capability lands within the Tourist Core.

Goal NCR-3 Water Quality
To protect and enhance the clarity of Lake Tahoe and water quality in the area’s rivers, creeks, and groundwater
 Policy NCR-3.1
Ensure installation and maintenance of Best Management Practices (BMPs) on all projects delegated under the permitting authority of the Memorandum of Understanding between TRPA and the City of South Lake Tahoe.
 Policy NCR-3.2
Coordinate with TRPA to support and/or enforce private property BMP certification with a near-term focus on commercial and multi-family land uses that are adjacent, have connected impervious surfaces, or are in the same catchment as EIP or public projects.  Policy NCR-3.2
Coordinate with TRPA to prioritize and implement Environmental Improvement Program (EIP) water quality improvement projects based primarily on their ability to reduce pollutant loads.
 Policy NCR-3.3
Implement the recommendations outlined in the City of South Lake Tahoe Pollutant Load Reduction Plan (PLRP) to achieve the Lake Tahoe TMDL five-year load reduction target for year 2016.
 Policy NCR-3.4
Collaborate with Lahontan to update and refine the Pollutant Load Reduction Strategy for load reduction targets beyond the year 2016 and update the Pollutant Load Reduction Plan as necessary to achieve the Lake Tahoe TMDL load reduction targets. The Tourist Core Area Plan hereby incorporates by reference all, monitoring ,operations and maintenance, and reporting required by the City’s NPDES permit, the adopted Pollutant Load Reduction Plan and the Stormwater Management Plan, which will also be utilized by TRPA in the 4-year Area Plan recertification process pursuant to TRPA Code Sections

13.8.2 and 13.8.5.
 Policy NCR-3.5
Coordinate with Caltrans to ensure implementation of water quality improvement projects along US 50 within the Tourist Core Area Plan.

Goal NCR-4 Land Coverage
Maximize opportunities to remove or mitigate excess land coverage throughout the Tourist Core Area Plan
573
Tourist Core Area Plan
Natural and Cultural Resources 7-3 October 15, 2013
 Policy NCR-4.1
Onsite land coverage reduction will occur primarily through environmental redevelopment by providing development incentives in centers that promote the relocation and transfer of land coverage. The City will endeavor, where feasible, to reduce and avoid creating new coverage in order to benefit the objectives of the TCAP and other areas of South Tahoe.
 Policy NCR-4.2
The City shall consider opportunities for coverage reduction in all private and public redevelopment projects in the Tourist Core.
 Policy NCR-4.3
Encourage onsite landscaping in all private and public redevelopment projects that results in coverage reduction. Landscape features should be integrated with BMPs to treat stormwater runoff.
 Policy NCR-4.4
Priority should be given to transferring hard coverage from SEZs and other sensitive lands to high capability lands within the Tourist Core.

Goal NCR-5 Air Quality
To incorporate air quality improvements and emission reductions in the Tourist Core.  Policy NCR-5.1
The City shall incorporate measures to reduce construction-generated emissions to the extent feasible on a project-specific basis. Such measures may include, but are not limited to, the following:
 Implement measures recommended by the El Dorado County Air Quality Management District.
 Prohibit open burning of debris from site clearing unless involved with a fuels reduction project.
 Utilize low emission construction equipment and/or fuels and use existing power sources (e.g., power poles), wherever feasible.
 Restriction of idling of construction equipment and vehicles.  Apply water to control dust as needed to prevent dust impacts offsite.

7.2 IMPLEMENTATION STRATEGIES
This subsection outlines natural resource strategies that implement the vision, guiding principles and the goals and policies of the Tourist Core Area Plan.

SCENIC RESOURCES
As discussed in the Section 3, Existing Conditions, TRPA Threshold Evaluations noted that the majority of roadway units with improved threshold scores fall partially or wholly within Community Plan areas. Removal of degraded structures, improvement in architectural quality of new and remodeled structures, increased landscaping, creation of open space and landscape drainage basins, installing curb, gutters and pedestrian sidewalks and consolidating highway curb cuts, 574
Tourist Core Area Plan
Natural and Cultural Resources 7-4 October 15, 2013
and improved signage have all contributed to a transformation in many of these units. This improvement affects both travel route and scenic quality ratings.

Within the Area Plan, two Scenic Threshold Travel Routes (Units #32 and #33) are close to threshold attainment and one (Unit #31) is in attainment. Continued improvements in the built environment by implementing the recommendations of the Scenic Quality Improvement Program, implementing design standards of the Area Plan that upgrade the overall architectural quality, preserving open space and viewsheds, installing curb and gutter along US 50 are expected to move these units into attainment. The following implementation strategies are intended to promote threshold attainment:
 Zone SEZ restoration sites and stormwater drainage basins as Open Space in the Tourist Core Area Plan
 Designate the following as scenic resources:
 The view of the Wildwood Basins and artificial wetlands located adjacent to US Highway 50.
 The mountain and ridgeline viewshed located at the intersection of US Highway 50 and Ski Run Boulevard looking towards East Peak and Heavenly Ski Resort.  The view of Lake Tahoe located at the intersection of US Highway 50 and Ski Run Boulevard looking towards Lake Tahoe and Ski Run Marina.  Incorporate design standards that enhance the scenic quality of the natural and built environment in the Tourist Core for the following areas:
 Architectural Style
 Building Materials
 Building Colors
 Building Height
 Access Drives
 Parking
 Lighting
 Landscaping
 Signs
 Utility Lines
 Install pedestrian sidewalks along Pioneer Trail from the intersection of US 50 to Larch Avenue
 Upgrade the Linear Parkway.
 Install curb and gutters as part of the Caltrans US 50 Water Quality Improvement Project from just west of Ski Run Boulevard to Wildwood Avenue.  Implement the City of South Lake Tahoe’s Business Façade Improvement Program to provide low-interest loans to local businesses and Business Improvement Districts to aesthetically improve building facades.

Figure 7-1 depicts proposed new scenic resources within the Tourist Core Area Plan. 575
Tourist Core Area Plan
Natural and Cultural Resources 7-5 October 15, 2013

STREAM ENVIRONMENT ZONE
The Tourist Core Area Plan responds to the needed SEZ improvements. The following programs and key strategies are intended to promote SEZ threshold attainment:
 Prioritize the existing tourist accommodation uses east of the wildwood basins for SEZ restoration. Encourage property owners to use TRPA’s transfer incentives to relocate the tourist accommodation units to more appropriate locations.  Restore the disturbed SEZ on the Colony Inn parcel located along Montreal Road.

WATER QUALITY
The Tourist Core Area Plan responds to the needed EIP improvements in water quality by continuing to require installation of on-site BMPs, construction and maintenance of water quality improvement projects within the Tourist Core and implementation of the City’s TMDL Pollutant Load Reduction Plan. The following programs and key strategies are intended to promote water quality threshold attainment.

BMPs:
 Focus BMP installation and compliance on commercial and multi-family projects within the Tourist Core that are adjacent, have connected impervious surfaces, or the same catchment as EIP or public projects.
 The City shall require BMPs to be installed and maintained in all projects reviewed under the City’s MOU to capture a 20-year, one-hour storm or alternative BMPs if infiltration is not possible.
 Coordinate with TRPA to support and/or enforce private property BMP certification with a near-term focus on approximately 290 acres of commercial land uses that directly discharge stormwater to Lake Tahoe
EIP Projects: Implement the following Water Quality Improvement Projects (WQIPs):
 US 50 Water Quality Improvement Project: Caltrans will treat storm runoff from US 50 from the intersection of US 50 and Ski Run Boulevard to Wildwood Avenue. This project is under construction.
 Rocky Point Erosion Control Project, Phase 4b: Implement adaptive management to previously constructed water quality improvements to improve storm water treatment efficiency. Adaptive management measures include improved storm drain inlets to increase the amount of storm water captured and infiltrated in basins, vegetation restoration, rock slope protection, and addressing perceived safety issues. This project is scheduled for construction in 2013.
 Bijou Area Erosion Control Project: Phase I project focuses on two key elements: (1) replacement of the existing Bijou Creek storm drain system that conveys storm water runoff from the 1,300-acre Bijou Creek watershed to Lake Tahoe; and (2) construction of a comprehensive regional treatment system for runoff generated in the Bijou commercial core. The existing, failing fifty (50) year old Bijou Creek storm drain system will be replaced from the outlet of Bijou Meadow, under Fairway Drive and U.S. Highway 50, through the Bijou commercial core, and to Lake Tahoe, with a new underground drainage system. Replacement will allow for separation of storm water from the upper watershed from high pollutant load storm water in the commercial core. The Bijou commercial core 576
Tourist Core Area Plan
Natural and Cultural Resources 7-6 October 15, 2013
component is designated as a priority project in the City’s Pollution Load Reduction Plan and is discussed in further detail below under the Tahoe TMDL.

Tahoe TMDL: Implement the recommendations identified in the City of South Lake Tahoe Pollutant Load Reduction Plan (PLRP) for achieving the 10 percent load reduction target for the first five-years.

The City’s selected approach to meet load reduction targets combines the registration of Water Quality Improvement Projects (WQIP) completed from 2004-2016 with the implementation of a pilot program to improve road operations for water quality. Specific actions include the following:
 Register Completed WQIPs (2004-2012): The City has completed seven WQIPs. The Urban Planning Catchments (UPCs) that encompasses the seven completed project areas will be registered with the Lake Clarity Crediting Program. Of the seven WQIP projects completed by the City that will be registered, two are located within the Tourist Core Area Plan and treat runoff from within the Area Plan and from adjacent neighborhoods. The two WQIPs are Rock Point 1 & 2 and Rock Point 3 & 4.  Construct and Register Active WQIPs (2013-2016): Three WQIPs are in active stages of planning and design. Construction is expected to be completed by the load reduction deadline of September 2016 and the UPCs associated with the three projects will be registered with the Lake Clarity Crediting Program. The three new projects identified in the Load Reduction Plan are: 1) Bijou Commercial Core, 2) Harrison Avenue and 3) Sierra Tract Phase 3 & 4. Of the three projects, only the Bijou Community Core falls partially within the Tourist Core Area Plan.

High pollutant storm water from City right-of-way, Caltrans right-of-way, and private property in the Bijou commercial core will be collected in a separate drainage system and directed through a series of underground vaults to remove sediment. Storm water will then be pumped through an underground storm drain pipe to water quality treatment basins in the upper watershed for infiltration.
 Implement a Pilot Program for Improved Road Conditions: Through a pilot program, the City will implement the following: 1) Switch to a road abrasive source with less Fine Sediment Particle (FSP) to reduce the average annual mass of FSP generated by City roads from sanding practices, and 2) Improve FSP recovery on a subset of City roads that generate high amounts of pollutants through frequent sweeping. The pilot program will target frequent sweeping of Primary Roads within UPCs that are directly connected to Lake Tahoe. Specifically, these roads include Ski Run Boulevard, Pioneer Trail, and portions of Needle Peak road and Wildwood Avenue. Of the targeted roads, Ski Run Boulevard and Pioneer Trail are located within the Tourist Core Area Plan. The targeted roads will be swept with the City’s dustless regenerative air sweepers after each winter abrasive application, as road conditions allow, and once monthly otherwise.

Using the Lake Clarity Credits as the defining performance metric, the PLRM analysis estimates that the City will obtain the necessary credits to achieve the 10 percent reduction by 2016.

In addition to the load reduction targets, the MS4 permit issued by Lahontan to the City of South Lake identified a number of milestones for load reduction planning efforts which include:
 Pollutant Load Reduction Progress Report – October 1, 2013  Report of Waste Discharge and Updated Pollutant Load Reduction Plan – June 9, 2016 577
Tourist Core Area Plan
Natural and Cultural Resources 7-7 October 15, 2013
The City will continue to track abrasive applications and materials recovered by sweeping and vactoring, which helps identify areas with high pollutant loading. City will continue to inspect facilities during large runoff events, to determine whether constructed source control, conveyance, and treatment measures are functioning as designed. The City will also complete annual stormwater system, construction and commercial, industrial, and municipal site inspections required in the MS4 permit. These activities form the foundation of the City’s internal approach to assess its stormwater management activities and provide data to support assessments and reporting of load reduction progress during the implementation of the PLRP.

Moreover, it provides valuable data for updating of the PRLP for year 2016 and beyond.

Figure 7-2 depicts proposed EIP and TMDL water quality improvement projects within the Tourist Core Area Plan and its vicinity to be implemented to improve the water quality, soils and SEZ thresholds.
578
Tourist Core Area Plan
Natural and Cultural Resources 7-8 October 15, 2013
579
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

SADDLE RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

CREST RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BELLAMY CT

HEATHER LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

ANGORA LAKE RD

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN
PROPOSED US ROUTE 50

BONITA RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

WOODS AVE

KNOLL LN

BRIDLE RD

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

SUSIE LAKE RD

FAWN WAY

MARKOFER WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

TREEHAVEN DR

ASPENWALD RD

BETTY RAE LN

FREEL ST

CELLADOR RD

LAKE PARKWAY

LOST SHEEP LN

BOBBY GREY CIR

PENTAGON RD

VICTOR ST

LESTER ST

LOGROAD PL

TIMBERLAKE PL

SPRUCE AVE

HERBERT AVE
US ROUTE 50

PARK AVE

MANZANITA AVE

AZURE RD

SPRUCE AVE

WILDWOOD AVE

PIONEER TR

NO NAME
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 7-1
Proposed Scenic Resources Map
September 2020
LEGEND
Stateline
Tourist Core Area Plan
Buidlings
Scenic Resources
Scenic Roadway Unit
SQIP Areas of Concern
Roadway Scenic Resource
0 0.125 0.25
Miles I
Shoreline Scenic Resource

32.1 33.2

45.3 45.2
UNIT #33
UNIT #32
UNIT #45

31.2 31.3

31.1 45.1
580
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

SADDLE RD

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

CREST RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BONITA RD

BELLAMY CT

HEATHER LAKE RD

ANGORA LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN

LONG VALLEY AVE
PROPOSED US ROUTE 50

BRIDLE RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

MARLETTE CIR

WOODS AVE

SUSIE LAKE RD

KNOLL LN

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

MONO LN

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

FAWN WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

ASPENWALD RD

BETTY RAE LN

FREEL ST

LAKE PARKWAY

LOST SHEEP LN

CLOVERDALE AVE

TREEHAVEN DR BOBBY GREY CIR

PENTAGON RD

MONUMENT DR

VICTOR ST

LESTER ST

LOGROAD PL
US ROUTE 50

PIONEER TR

NO NAME

MANZANITA AVE

OAK AVE

HERBERT AVE

WILDWOOD AVE

SPRUCE AVE

AZURE RD

MEADOW RD

PARK AVE

WILDWOOD AVE

BONITA RD

SPRUCE AVE
LAKE
TAHOE
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)
Ski Run Marina
Lakeside
Marina
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 7-2
Proposed Water Quality Improvement Projects
September 2020
Osgood Basin
SEZ Restoration
Artificial Wetlands AZURE RD
Wildwood Basins
Rocky Point 3 & 4
Rocky Point
1 & 2
Fern Basins
Park Avenue
Basins
North
Ditch
Stateline
Pine Basins

POPLAR ST
Bijou Erosion Control Project
Bijou Commercial Core
Rocky Point
Erosion Control Project
Phase 4b
LEGEND
Stateline
Tourist Core Area Plan
Buidlings
0 0.15 0.3
Miles
Urban Planning Catchment
Rocky Point
Wildwood
Osgood
Super 8
Heavenly
Bijou
I
Completed Projects
Erosion Control Projects
Detention Basins
SEZ Restoration
US 50
Ski Run Blvd
Proposed Projects
Rocky Point ECP Phase 4b
Bijou ECP
Bijou Commercial Core
US 50 WQIP
Enhanced Street Sweeping
Ski Run Boulevard
Needle Peak Road
Wildwood Avenue
Pioneer Trail
Source: City of South Lake Tahoe EIP and CIP,
City of South Lake Tahoe Pollutant Load Reduction Plan, 2013 and City of South Lake Tahoe Pollutant Load Reduction Strategy, 2012. 581
US ROUTE 50

SKI RUN BLVD

KELLER RD

PIONEER TR

BEACH RD

PINE RD

WILDWOOD AVE

MEADOW RD

REGINA RD

ASPEN AVE

FOREST AVE

ALDER AVE

JOHNSON BLVD

HERBERT AVE

LARCH AVE

GLEN RD

PARADISE AVE

GLENWOOD WAY

SADDLE RD

BIRCH AVE

AZURE RD

LAKE RD

SONORA AVE

BLACKWOOD RD

TAMARACK AVE

PINE BLVD

NEEDLE PEAK RD

DAVID LN

CEDAR AVE

STATE LINE AVE

LARCH DR

FAIRWAY AVE

FERN RD

ECHO RD

CHINOKIS RD

MOSS RD

CREST RD

OAK AVE

MONTREAL RD

MANZANITA AVE

AZURE AVE

NORTH RD

PARK AVE

PINE HILL RD

BOWERS AVE

PRIMROSE RD

OSGOOD AVE

VERDON LN
HAM ST

LAUREL AVE

SHEPHERD DR

STEVEN LN

HILL RD

TERRY LN

LEWIS ST

BILL AVE

BONITA RD

BELLAMY CT

HEATHER LAKE RD

ANGORA LAKE RD

NO NAME

FRIDAY AVE

BIJOU ST

DEER LN SPRUCE AVE

TIMBER LN

JOBS PEAK RD

CEDAR RD

LA SALLE ST

JUNE WAY

RUBY WAY

ELVA CT

SHIRLEY AVE

BRIAN LN

LONG VALLEY AVE
PROPOSED US ROUTE 50

BRIDLE RD

SUNRISE LN

DONNER LN

TRANSIT WAY

TAKELA DR

WILLOW AVE

MARLETTE CIR

WOODS AVE

SUSIE LAKE RD

KNOLL LN

BIJOU CIR

MIDWAY RD

FIGUEROA LN

CHAMPLAIN DR

LLOYD AVE

WOODBINE RD

MONO LN

STEWART WAY

PENINSULA RD

NEDDLE PEAK RD

PINE GROVE AVE

FAWN WAY

TERRACE DR

HERBERT RD

PINE CREST AVE

LUCINDA CT

ASPENWALD RD

BETTY RAE LN

FREEL ST

LAKE PARKWAY

LOST SHEEP LN

CLOVERDALE AVE

TREEHAVEN DR BOBBY GREY CIR

PENTAGON RD

MONUMENT DR

VICTOR ST

LESTER ST

LOGROAD PL
US ROUTE 50

PIONEER TR

NO NAME

MANZANITA AVE

OAK AVE

HERBERT AVE

WILDWOOD AVE

SPRUCE AVE

AZURE RD

MEADOW RD

PARK AVE

WILDWOOD AVE

BONITA RD

SPRUCE AVE
LAKE
TAHOE
CALIFORNIA (El Dorado Co.)
NEVADA (Douglas Co.)
Ski Run Marina
Lakeside
Marina
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 7-3
Proposed Registered Catchments
September 2020
Osgood Basin
SEZ Restoration
Artificial Wetlands AZURE RD
Wildwood Basins
Rocky Point 3 & 4
Rocky Point
1 & 2
Fern Basins
Park Avenue
Basins
North
Ditch
Stateline
Pine Basins

POPLAR ST
Bijou Erosion Control Project
Bijou Commercial Core
Rocky Point
Erosion Control Project
Phase 4b
LEGEND
Stateline
Tourist Core Area Plan
Buidlings
0 0.15 0.3
Miles
Proposed Registered Catchments
Rocky Point
Wildwood
Osgood
Super 8
Heavenly
Bijou
I
Completed Projects
Erosion Control Projects
Detention Basins
SEZ Restoration
US 50
Ski Run Blvd
Proposed Projects
Rocky Point ECP Phase 4b
Bijou ECP
Bijou Commercial Core
US 50 WQIP
Enhanced Street Sweeping
Ski Run Boulevard
Needle Peak Road
Wildwood Avenue
Pioneer Trail
Source: City of South Lake Tahoe EIP and CIP,
City of South Lake Tahoe Pollutant Load Reduction Plan, 2013 and City of South Lake Tahoe Pollutant Load Reduction Strategy, 2012. 582
583
Tourist Core Area Plan
Recreation 8-1 October 15, 2013
Section 8

RECREATION
This section outlines recreation goals and policies for the Tourist Core Area Plan. These goals and policies implement the vision and guiding principles discussed in Section 4.

8.1 GOALS AND POLICIES
Goal R-1
To preserve and enhance the high quality recreational experience in the Tourist Core  Policy R-1.1
Develop an interconnected system of open spaces, gathering places, bike and pedestrian trails, and other types of public and private spaces as part of new development and redevelopment of existing sites.

Goal R-2
To increase open space opportunities within the Tourist Core.  Policy R-2.1
Encourage the reduction of roadway width of US 50 thoroughfare between Park Avenue through the Casino Resort area and increase the amount of landscaping and pedestrian sidewalks on both sides of the highway.
 Policy R-2.2
Encourage open space to “spill” into the adjacent roadways, parking lots and commercial areas with planting islands and landscape walking trails.  Policy R-2.3
Encourage landscaped, small passive parks in and around the Tourist Core.

Goal R-3
To increase connection to recreation access and opportunities.  Policy R-3.1
Develop a bike trail system that links Ski Run Marina, Ski Run Boulevard, the pedestrian/tourist center at Stateline, Lakeside Beach area and Van Sickle Bi-State Park.  Policy R-3.2
Provide pedestrian and bicycle access from the Tourist Center District to Lake Tahoe and Van Sickle Bi-State Park along Stateline Avenue and Park Avenue. 584
Tourist Core Area Plan
Recreation 8-2 October 15, 2013
 Policy R-3.3
Install an integrated way-finding signage system to direct bicycles and pedestrians to recreation opportunities and the Lake.
 Policy R-3.4
Maintain and develop information centers for entertainment information and recreation opportunities in the south shore.
 Policy R-3.5
Incentivize the establishment of businesses and facilities that promote the south shore as an eco-tourism recreation destination.

Goal R-4
To increase public access to Lake Tahoe from the Tourist Center District.  Policy R-4.1
Improve transit and trail connections that access beach recreation facilities.  Policy R-4.2
Encourage increase public use of the Ski Run and Lakeside Marina through such means as public access, commercial expansion and waterborne transit.

Goal R-5
To create public gathering spaces for visitors and residents to meet, socialize, relax and interact.  Policy R-5.1
Require projects over 50,000 square feet within the TSC-C district to provide informal gathering areas and places for community activities and performances.  Policy R-5.2
Require all gathering places to include seating, table and other amenities attractive to shoppers and pedestrians.
 Policy R-5.3
Promote Art in Public Places in open space parcels, pedestrian areas as well as within and surrounding tourist accommodations and commercial shopping centers.

Goal R-6
Provide for temporary events in the Tourist Center District.  Policy R-6.1
Encourage temporary events and activities within the Tourist Core on public and private lands to increase pedestrian activity in commercial areas. 585
Tourist Core Area Plan
Recreation 8-3 October 15, 2013

8.2 IMPLEMENTATION STRATEGIES
This subsection outlines recreation improvements that implement the vision, guiding principles and the goals and policies of the Tourist Core Area Plan listed above. • Expand the City’s Way-Finding program in the Tourist Center District to direct pedestrian and bicycle traffic to recreation opportunities including but not limited to: Van Sickle BiState Park, Lakeside Marina, Edgewood Golf Course, Heavenly Gondola and the Nevada Beach Trail.
• Prioritize the existing tourist accommodation uses east of the wildwood basins for SEZ restoration. Encourage property owners to use TRPA transfer incentives to relocate the tourist units to higher capability lands in the Tourist Core. • Establish a dialogue with the CTC and the USFS to consider allowing access to open space parcels for passive recreation uses that conform to resource restrictions within the Tourist Core and its surroundings.
• Modify policies on CFA and coverage allocations from the City’s bank to incentivize businesses and facilities that promote the South Shore as an eco-tourism recreation destination.
586
Tourist Core Area Plan
Recreation 8-4 October 15, 2013
587
-
6 .

6 6








,



i

i



 




H
3 _?

i
n
?_

Lakeside Beach
I
Edgewood
Golf Course
Rabe Meadow
Van Sickle Bi-State Park
Heavenly Mountain
Resort
Bijou
Golf Course
Nevada Beach
Gondola Connector to Heavenly
Kahle Community
Center
Ski Run Marina
Lakeside
Marina
Stateline Transit Center
Kahle Transit Center
Timber
Cove Pier



Memorial Park
Bijou
Community Park
Van Sickle Trail
Connector to
Tahoe Rim Trail
LEGEND
State Boundary
Tourist Core Area Plan
Recreation Facilities
Recreation Facilities and Linkages
Class I Bike Path (Shared-Use)
Class II Bike Lane
Class III Bike Route
Pedestrian Sidewalk
Propposed Class I Bike Path (Shared-Use)
Proposed Class II Bike Lane
Proposed Class III Bike Route
Proposed Pedestrian Sidewalk
Proposed Transit Service
Proposed Waterborne Transit/Taxi
Future Beach Recreation Access
Heavenly Gondola
Transit Route
Winter Transit Route
Hiking/Mt. Biking/Equestrian Trail
0 0.125 0.25 0.5
MilesI

6 
City of South Lake Tahoe, CA
Tourist Core Area Plan
Figure 8-1
Proposed Recreation Facilities
September 2020
Pioneer Tr.

Ski Run Blvd.

U.S. 50
Needle Peak Rd.

Wildwood Ave.

Tamarack Ave.

Blackwood Rd.

Spruce Ave.

Glendwood Wy.
588
589
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Public/Quasi-Public Facilities and Services 9-1 October 15, 2013 Section 9

PUBLIC/QUASI-PUBLIC FACILITIES AND

SERVICES
This section outlines public/quasi-public facilities and services goals and polices for the Tourist Core Area Plan. These goals and policies implement the vision and guiding principles discussed in Section 4.

9.1 GOALS AND POLICIES
Goal PS-1
To improve public and quasi-public facilities in the Tourist Core.  Policy PS-1.1
Public and quasi-public service facilities should be upgraded to supporting existing development, redevelopment and planned development within the Tourist Core consistent with TRPA’s Regional Plan and the City’s General Plan.  Policy PS-1.2
Locate appropriate public service facilities within the Tourist Core so as to increase pedestrian/bicycle transportation and serve as a catalyst for private development.

Goal PS-2
To maintain adequate water and sewer capacity within the Tourist Core.  Policy PS-2.1
Support South Tahoe Public Utility District and the Lakeside Park Association in upgrading their water and sewer systems as necessary to service all properties and provide for emergency needs.
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Section 10

IMPLEMENTATATION
This section sets how the goals and policies of the Tourist Core Area Plan are to be implemented.

This section describes environmental and capital improvement projects, mitigation fee programs, and incentive programs to implement the policies of this area plan to promote Threshold gains.

10.1 CAPITAL AND EIP PROGRAMS

TRANSPORTATION AND CIRCULATION
To improve traffic, circulation. pedestrian mobility and air quality in the area, the following improvements are planned.

Improvements Description Responsible
Party
US 50/South Shore
Community
Revitalization Project.

This project would create a pedestrian and bicycle friendly commercial core between Pioneer Trail and Stateline along US Highway 50.

TTD
South Tahoe
Greenway
This project would construct a Class I multi-use path from Van Sickle Bi-State Park to Meyers.

CTC
Linear Park Improvemen The Linear Park Improvements include the repair of the Class I bike path, re-landscaping and installing irrigation and new pedestrian lighting along the US Highway 50 frontage in the vicinity of the Taho Meadows subdivision. This project has been approved by TRPA.

CSLT
Pioneer Trail
Improvements
The Pioneer Trail Pedestrian Upgrade project consists of construction of sidewalks along both sides of Pioneer Trail between U.S. Highway 50 and Larch Avenue. This project is scheduled for 2013.

CSLT
Continue to construct pedestrian sidewalks on both sides of Pioneer Trail from Larch Avenue to the intersection of Pioneer Trail and Ski Run Boulevard.

CSLT
Ski Run
Improvements
To stripe a Class II bike lane on both sides of Ski Run Boulevard from US 50 to Pioneer Trail.

CSLT
US 50 Improvements The US 50 Water Quality Improvement Project consists of upgrading US 50 to treat stormwater runoff and installing new ADA compliant sidewalks and pedestrian streetlights from 200 feet west of Ski Run Blvd. to Wildwood Avenue on the south side of US 50. Scheduled 2013.

CALTRANS
Construct a Class II bike lane from the intersection of Ski Run Boulevard and US 50 to the Stateline.

CALTRANS
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Improvements Description Responsible
Party
RTP #74. US 50 Signal Synchronization and Adaptive Signals Project. Upgrade signal timing equipment at signalized
intersections along US Highway 50 to improve traffic flow.

CALTRANS
RTP #81. Signalization Upgrade. Upgrade signal timing
equipment at City of South Lake Tahoe signalized intersections to improve traffic flow.

CSLT

CALTRANS
Bike Paths, Lanes and
Routes Improvements
Construct a Class I multi-use bike path from the intersection of Pioneer Trail to the Stateline on the lakeside of US 50.

CSLT
Construct a pedestrian sidewalk and Class II lane from the intersection of Park and Pine Avenues down Pine Avenue to Lakeshore Boulevard.

CSLT
Construct a Class I multi-use path connecting the Tourist Core to Van Sickle Bi-State Park in the vicinity of the state line.

TTD
CTC
CSLT
Construct a Class I multi-use bike path from the US 50 and Ski Run Boulevard heading west to Lakeview Commons. Scheduled 2015.

CSLT
Construct a Class II lane along US 50 from the intersection of Park Avenue and Pine Avenue to the state line.

CSLT
Construct a pedestrian sidewalk and Class III route along Stateline Avenue from US 50 to Lakeshore Boulevard
CSLT

PRIVATE
Construct a Class II bike lane along Lake Parkway from Heavenly Village Way to the state line.

CSLT

CALTRANS
Pedestrian
Improvements
Complete the pedestrian sidewalks in the tourist core area by installing a sidewalk on the north side of US 50 from Friday Avenue to the Stateline. Schedule 2014.

PRIVATE

CALTRANS

TRANSIT IMPROVEMENTS
To reduce vehicle trip ends and level of service targets; transit services should be improved.

Improvements Description Responsible
Party
Waterborne Transit Two forms of waterborne transit are envisioned, one would provide passenger ferry service to connect the south shore of Lake Tahoe, potentially Ski Run Marina, to the north shore, tentatively Tahoe City Marina. This service would serve as a commuter option for those traveling between north and south shore but it would also provide visitors with a quicker and more scenic alternative to driving. A secondary water taxi service would connect the marinas and beaches along the south shore creating a unique and convenient way for connecting people to local recreation resource.

Private
TTD
Transit Service Expand transit service to Lakeside Marina, Lakeside Beach and Edgewood Golf Course.

TTD
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STREAM ENVIRONMENT ZONE RESTORATION PROGRAM
The purpose is to restore as much SEZ as possible where feasible to help meet TRPA threshold targets.

Improvements Description Responsible
Party
US50/Wildwood Prioritize the existing tourist accommodation uses east of the wildwood basins for SEZ restoration. Encourage property owners to use TRPA transfer incentives to relocate the tourist units to higher capability lands in the Tourist Core.

CSLT

WATER QUALITY IMPROVEMENTS
The purpose is to implement water quality improvement projects and programs to help achieve TRPA’s water quality threshold and the California Regional Water Quality Control BoardLahontan Region TMDL pollutant load reduction targets.

Improvements Description Responsible
Party
US 50 Water Quality
Improvement Project:

Caltrans will treat storm runoff from US 50 from the intersection of US 50 and Ski Run Boulevard to Wildwood Avenue. This project is currently under construction.

CALTRANS
Rocky Point Erosion
Control Project, Phase
4b
Implement adaptive management to previously constructed water quality improvements to improve storm water treatment efficiency. Adaptive management measures include improved storm drain inlets to increase the amount of storm water captured and infiltrated in basins, vegetation restoration, rock slope protection, and addressing perceived safety issues. This project is scheduled for construction in 2013.

CSLT
Bijou Area Erosion
Control Project
Phase I project focuses on two key elements: (1) replacement of the existing Bijou Creek storm drain system that conveys storm water runoff from the 1,300-acre Bijou Creek watershed to Lake Tahoe; and (2) construction of a comprehensive regional treatment system for runoff generated in the Bijou commercial core. The existing, failing fifty (50) year old Bijou Creek storm drain system will be replaced from the outlet of Bijou Meadow, under Fairway Drive and U.S. Highway 50, through the Bijou commercial core, and to Lake Tahoe, with a new underground drainage system. Replacement will allow for separation of storm water from the upper watershed from high pollutant load storm water in the commercial core The Bijou commercial core
component is designated as a priority project in the City’s PLRP and is discussed in further detail below under the Tahoe TMDL.

Scheduled 2013.

CSLT
Register Completed
WQIPs (2004-2012):

The City has completed seven WQIPs. The Urban Planning
Catchments (UPCs) that encompasses the seven completed
project areas will be registered with the Lake Clarity Crediting Program. Of the seven WQIP projects completed by the City that will be registered, two are located within the Tourist Core Area Plan and treat runoff from within the Area Plan and from adjacent neighborhoods. The two WQIPs are Rock Point 1 & 2 and Rock Point 3 & 4.

CSLT
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Improvements Description Responsible
Party
Construct and Register
Active WQIPs (2013-
2016)
Three WQIPs are in active stages of planning and design.

Construction is expected to be completed by the load reduction deadline of September 2016 and the UPCs associated with the three projects will be registered with the Lake Clarity Crediting Program. The three new projects identified in the Load
Reduction Plan are: 1) Bijou Commercial Core, 2) Harrison Avenue and 3) Sierra Tract Phase 3 & 4. Of the three projects, only the Bijou Community Core falls partially within the Tourist Core Area Plan.

High pollutant storm water from City right-of-way, Caltrans rightof-way, and private property in the Bijou commercial core will be collected in a separate drainage system and directed through a series of underground vaults to remove sediment. Storm water will then be pumped through an underground storm drain pipe to water quality treatment basins in the upper watershed for infiltration.

CSLT
Enhanced Street
Sweeping
Through a pilot program, the City will implement the following: 1) Switch to a road abrasive source with less Fine Sediment Particle (FSP) to reduce the average annual mass of FSP generated by City roads from sanding practices, and 2) Improve FSP recovery on a subset of City roads that generate high amounts of pollutants through frequent sweeping. The pilot program will target frequent sweeping of Primary Roads within UPCs that are directly connected to Lake Tahoe. Specifically, these roads include Ski Run Boulevard, Pioneer Trail, and the portion of Needle Peak road and Wildwood Avenue. Of the targeted roads, Ski Run Boulevard and Pioneer Trail are located within the Tourist Core Area Plan. The targeted roads will be swept with the City’s dustless regenerative air sweepers after each winter abrasive application, as road conditions allow, and once monthly otherwise.

CSLT
Stormwater System City will complete annual stormwater system, construction and commercial, industrial, and municipal site inspections required in the NPDES MS4 permit.

CSLT
BMP Compliance Focus BMP installation and compliance on commercial and multi-family projects within the Area Plan that are adjacent, have connected impervious surfaces, or the same catchment as EIP or public projects.

TRPA
Ensure BMPs are incorporated in all projects reviewed under the City’s MOU to capture a 20-year, one-hour storm or alternative BMPs if infiltration is not possible.

CSLT
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SCENIC IMPROVEMENTS
To continue to restore the scenic quality of US 50 and Pioneer Trail scenic roadway units and improve the overall community character within the area plan.

Improvements Description Responsible
Party
US 50 Install curb, gutter, sidewalks, street lights and landscaping to provide a “clean edge” along the roadway. Implement the following projects:
- US 50 Water Quality Improvement Project
- Pioneer Trail Pedestrian Upgrades
- Linear Park Improvements

CALTRANS
CSLT
Development and
Design Standards
Implement the development and design standards and
guidelines for the Tourist Core Area Plan to enhance the built environment, promote pedestrian mobility and provide for scenic viewshed protection.

CSLT
Land Use Designate SEZ restoration sites and stormwater drainage basins as Open Space in the Tourist Core Area Plan
CSLT
Scenic Quality Ratings Designate the following as scenic resources:
- Wildwood Basins.
- Mountain and ridgeline viewshed located at the
intersection of US Highway 50 and Ski Run Boulevard
looking towards East Peak and Heavenly Ski Resort.
- Lake viewshed located at the intersection of US
Highway 50 and Ski Run Boulevard looking towards
Lake Tahoe and Ski Run Marina.

CSLT
TRPA
Business Façade
Improvement Program
Implement a program to provide low-interest loans to local businesses and Business Improvement Districts to install aesthetically improved building facades.

CSLT
SQIP Implement the SQIP recommendations in non-attainment scenic roadway units during project review.

CSLT

RECREATION IMPROVEMENTS
To improve access to public recreation opportunities.

Improvements Description Responsible
Party
Way-Finding Signage
Program
Expand the City’s Way-Finding program in the Tourist Center District to direct pedestrian and bicycle traffic to recreation opportunities including but not limited to: Van Sickle Bi-State Park, Lakeside Marina, Edgewood Golf Course, Heavenly
Gondola and the Nevada Beach Trail.

CSLT

CALTRANS
CTC
Private
Parks Prioritize the relocation of existing tourist accommodation uses east of the wildwood basins for SEZ restoration and expand the existing passive memorial park. Encourage property owners to use TRPA transfer incentives to relocate the tourist units to higher capability lands in the Tourist Core Area Plan.

CSLT
CTC
Allow open space parcels to be utilized for passive recreation and seating areas. Ensure the use conforms with resource CSLT
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Improvements Description Responsible
Party
restrictions such as SEZs. CTC
Commercial Floor Area Amend the CFA allocations procedures to add additional criteria for earning CFA from the City unallocated pool. The City should add criteria that allow projects that promote the South Shore as an eco-tourism recreation destination to access the City’s CFA pool
CSLT

10.2 ECONOMIC AND SUSTAINABILITY PROGRAMS
To promote economic activity and increase pedestrian activity in the Tourist Core.

Improvements Description Responsible
Party
Special Event Area
Designation
The City shall pursue obtaining a TRPA special event permit designation for areas within the Tourist Core. Temporary activities may occur in the special event area without further TRPA review upon approval of a special event area. All other temporary events outside the identified special event area will require a temporary activity permit.

CSLT
Commercial Floor Area Amend the CFA allocations procedures to add additional criteria for earning CFA from the City unallocated pool. The City should add criteria that allow projects that voluntarily achieve a LEED or Energy Star green building certification to access the City’s CFA pool.

CSLT

10.3 INCENTIVE PROGRAMS
The purpose of this program is to provide incentives to property owners and local governments to implement improvements in the Tourist Core and support the attainment of TRPA’s Thresholds.  Alternative Excess Land Coverage Program
The purpose of this program is to reduce excess land coverage in the area plan and related hydrologic area. This system is in lieu of the TRPA excess coverage program set forth in Section 30.6 of the TRPA Code of Ordinances
Excess coverage reductions, which occur when implementing CIP/EIP projects, shall be banked for use by participants in an assessment district or other such program. Pursuant to TRPA Code Subsection 30.6.1.B.5, a land banking accounting system is established to bank and credit coverage not necessary for the CIP/EIP in the Tourist Core. The TRPA, with City concurrence, will allow individual property owners to access this land bank to meet their obligations under TRPA Code Section 30.6: Excess Land Coverage Mitigation Program. The maximum amount of draw from the bank shall be limited to the amount of financial participation the individual property owner has made to the improvement. 597
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Private entities which contribute financially to an assessment district projects may utilize the excess coverage credits if they are credited to the district.  Alternate Water Quality Fee Program
An Area Plan may propose to establish area-wide water quality treatments and funding mechanisms in lieu of certain site-specific BMPs, subject to the requirements outlined in TRPA Code section 13.5.3.B.3. All properties within the Tourist Core Area Plan that participate in an area-wide treatment system that have been implemented through public works projects will be considered as meeting the requirement of TRPA Code Chapter 60:

Water Quality for drainage storage and treatment. Any financial contributions for these drainage systems, when onsite drainage is also provided, shall be credited to the Chapter 60 offsite mitigation fee requirements. Onsite BMP treatment such as paving and revegetation are still required where feasible as part of this program.

Public and private entities which contribute financially are eligible to participate.  Alternate Traffic and Air Quality Fee Program
The purpose of this program is to implement the transportation improvements listed in the Transportation and Circulation Element and to provide a substitute to Subsection

65.2.4.C of the TRPA Code of Ordinances for collection of fees for offsite traffic and air quality mitigation.

The Transportation and Circulation Element of the Tourist Core Area Plan lists improvements needed to help meet the VMT and Air Quality Thresholds. Implementation of the listed improvements will provide the necessary mitigation. Fees or assessments paid equivalent to the requirements of TRPA Code Section 65.2.4 to implement the improvement listed, will be considered in lieu of the requirements of TRPA Code Section

65.2.4. Public and private entities demonstrating equivalent contributions to the construction of the listed improvements may credit such contributions to TRPA Code Section 65.2.4 requirements.
 Land Coverage
A conforming Area Plan is eligible for the transfer of coverage program pursuant to TRPA Code Section 30.4.2: Transferred Land Coverage Requirements. Maximum coverage for facilities located in the Tourist Core but further than 300 feet of the High Water Line of Lake Tahoe is 70 percent of the project area located within Land Capability Districts 4 – 7, inclusive. Moreover, transfer of soft coverage from SEZs can be used for all use types in the Tourist Core Area Plan.

The following land coverage provisions in TRPA Code Section 30.6.4 are applicable throughout the Region:
- Non-motorized public trails are exempt from coverage subject to accessibility, trail route design, trail design, and designation provisions. 598
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- Coverage exemptions for non-permanent structure up to 120 square feet subject to BMPs, land capability verification, location, and aggregate limitation provisions.
- Coverage exemptions for new residential pervious decks subject to size, design, BMPs, location, and aggregate limitation provisions.
- Coverage exemptions for legally existing decks that meet all approval criteria are met.
 Transfer of Nonconforming Land Coverage in Centers
Pursuant to TRPA Code Subsection 30.4.2.C of the TRPA Code of Ordinances, existing development relocated to a Town Center or a Regional Center where the sending site is restored and retired, may maintain nonconforming land coverage. The receiving site shall be developed in accordance with all applicable TRPA ordinances and the site shall be either the same size or larger than the prior site. If the new project site is smaller, the amount of nonconforming coverage transferred shall be reduced on a proportional basis.

The balance of nonconforming coverage may be banked and transferred elsewhere.  Offsite Excess Coverage Mitigation
A project may mitigate its excess land coverage by reducing coverage offsite in a different hydrologically related area provided the restoration occurs on more sensitive lands than the project area.
 Onsite Removal and Retirement of Excess Coverage in the Tourist Core Area Plan Pursuant to TRPA Code Section 30.6.3 of the TRPA Code of Ordinances, onsite removal of remaining excess coverage in a Town Center or a Regional Center, may earn multiresidential bonus units, tourist accommodation bonus units, and/or commercial floor area.  Commercial Floor Area Allocation
The City of South Lake Tahoe provides a pool of Commercial Floor Area (CFA) at a reasonable cost in order to create an investment stimulant for creating change. CFA is provided as an incentive, not an entitlement, in order to encourage property owners to move forward with projects that are beneficial to the environment, community and the economy.

Projects eligible for an allocation of CFA from the City’s pools must meet the following criteria:

1. Be within an adopted community plan area,

2. Meet the criteria for CFA allocations required by the applicable community plan,

3. Meet all applicable design standards,

4. Include the construction of improvements that will benefit the public and community which are more extensive than required by the applicable community plan or City Code; and

5. Provide an economic benefit to the community with enough significance to merit the allocation of the City’s CFA resource.
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An additional 160,347 square feet of CFA is available from the TRPA Pool as development transfer match to Town Centers and the Regional Center. See Transfer of Development Rights to the Tourist Core Area Plan and Transfer of Existing Development to the Tourist Core Area Plan program descriptions below.  Tourist Accommodation Bonus Units
A total of 147 tourist bonus units are available for use by projects in the Tourist Core.

Twenty-five (25) bonus units are assigned to the Tourist Core, 40 bonus units are available from TRPA’s Community Plan pool and 82 are available from TRPA’s Special Projects Pool. Tourist bonus units from the TRPA Community Plan pool or units assigned to the area plan may be earned in accordance with TRPA Code Section 52.4 when matched with a transfer of an existing tourist accommodations unit. Tourist bonus units may also be earned from the Special Project Pool in accordance with TRPA Code Section 50.6.4.D.

In addition to the TRPA Code provisions listed above, tourist bonus units may also be earned as a transfer match for the transfer of existing development to Town Centers and the Regional Center in accordance with TRPA Code Section 51.5.3: Transfer of Existing Development to Centers. See Transfer of Existing Development to the Tourist Core Area Plan program description below.
 Residential Bonus Units
A total of ninety (90) residential bonus units are assigned to the Tourist Core Area Plan that may be used for affordable housing units or as a match for transferring development rights to centers. The remaining 488 in TRPA’s pool that may be used region wide and 600 new residential units are available for use only in Town Centers, the Regional Center or the High Density Tourist District. Residential bonus units may be earned and used by Projects in accordance with TRPA Code Section 52.3: Multi-Residential Incentive Program of the TRPA Code. Residential bonus units used for affordable housing under this section does not require residential allocations. Residential bonus units used for moderate income housing required an allocation. The City of South Lake Tahoe has a Certified Moderate Income Housing Program pursuant to Section 50.5.2.B and 52.3.6 of the TRPA Code, thus moderate income housing units are eligible to earn allocations from TRPA’s unused allocation pool subject to TRPA’s allocation procedures.

Pursuant to TRPA Code Section 21.3.2.B, residential bonus units can also be earned under the City’s Local Government Housing Program that has been certified by TRPA.

The program allows for the conversion of illegal secondary units into deed restricted affordable housing unit.

In addition, residential bonus units may also be earned and used for projects in the Tourist Core in accordance with TRPA Code Section 51.3.3.C: Transfer of Development Rights to Centers or TRPA Code Section 51.5.3: Transfer of Existing Development to Centers. See Transfer of Development Rights to the Tourist Core and Transfer of Existing Development to the Tourist Core Area Plan program descriptions below.  Transfer of Existing Development to the Tourist Core
Pursuant to TRPA Code Section 51.5.3, residential bonus units, CFA and tourist bonus unit are available as development transfer match for existing development (residential, tourist accommodation and commercial uses) that is transferred to the Tourist Core. 600
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Receiving parcels in the plan area may earn residential bonus units, tourist bonus units or CFA at an enhanced transfer ratio based on the land capability of the sending parcels.

Transfers of existing residential units are eligible for an additional enhanced transfer ratio based on the sending parcel’s distance from the Tourist Core and primary transit route.

Residential bonus units earned under this program does not require an allocation to construct a residential unit.
 Transfer of Development Rights to the Tourist Core
Residential bonus units from the TRPA Pool are available as development transfer match for transferring development rights to the Tourist Core Area Plan. Receiving parcels in the plan area may earn residential bonus units at an enhanced transfer ratio based on the land capability of the sending parcel, and its distance from the Tourist Core and primary transit routes. Residential bonus units earned under this program do not require an allocation to construct a residential unit. The transferred development right is eligible to receive an allocation from TRPA’s unused allocation pool pursuant to Section

51.3.3.C.4 of the TRPA Code.
 Persons At One Time
Projects are eligible for the Persons At One Time (PAOT) allocations pursuant to TRPA Code Section 50.9: Regulation of Additional Recreation Facilities of the TRPA Code of Ordinances.

The TRPA Code requires that certain recreation uses and activities are assigned additional PAOTs from TRPA prior to a construction of a project or commencement of an activity. Uses such as marinas, boat launching facilities, information centers, recreation centers, day uses areas, beach recreation, commercial boating, water-oriented outdoor recreation concession, downhill ski facilities, developed campgrounds, group facilities, and recreational vehicle parks are eligible for PAOT allocations from the TRPA Pool.  City of South Lake Tahoe Green Building Program
In November 2010, the City Council adopted the City of South Lake Tahoe Green Building Program (Resolution 2010-92). The program encourages the incorporation of energy efficiency in City buildings and facilities, and provides clear incentives for private property owners to retrofit residential, commercial, and industrial buildings to save energy and reduce the carbon foot print.

Residential projects that incorporate green building measures will be given priority for plan check, by all City Departments, over projects that meet only mandatory requirements. For projects that propose to voluntarily achieve a third party certification such as LEED, Energy Star or Green Point Rated would be eligible for the following:
- Projects would receive priority plan check, over all other projects, by all City Departments.
- Residential projects would have priority on the residential allocation waiting list – 10% of residential allocations would be offered to Green Building projects before other projects on the waiting list.
- Projects would receive recognition at a televised City Council meeting and on the City Website.
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Commercial projects that voluntarily achieve LEED certification or an Energy Star Label would be eligible for the following:
- Projects would receive priority plan check, over all other projects, by all City Departments.
- Projects would be eligible for CFA allocation rom the City’s unallocated CFA pool.
- Project would receive recognition at a televised City Council meeting and on the City Website
 Change in Use
Commercial changes in use are exempt from project review if the following criteria are met:

1. The change in use is within the commercial use classification;

2. The change in use is to an allowed use;

3. The property is a member of an approved parking assessment district;

4. The change does not increase the parking requirement to a greater requirement than 1 space for 200 square feet., or the number established upon creating the district;

5. The proposed activity is consistent with the Tourist Core Area Plan, is not a project by other requirement of TRPA Code Chapter 2:

Applicability of the Code of Ordinances of the TRPA Code of Ordinances; and

6. The change in use does not have the potential to intensify pollutant loads over and above the capability of treatment by existing installed BMPs.  Offsite Parking
Use of offsite and shared parking is permissible pursuant to the parking standards in Appendix B of this Plan.
 Density Bonus
 Projects approved as part of the South Tahoe Redevelopment Demonstration Project No. 1 shall be subject to TRPA Code Section 31.4.3 for density calculations.  Conversion of Use
Pursuant to TRPA Code Section 50.10: Election of Conversion of Use, the following conversion incentives are available in the Tourist Core Area Plan.

Up to 200 existing Tourist Accommodation Units (TAUs) basin wide can be converted to Existing Residential Units of Use for multi-unit projects subject to the following conditions:

1. Each converted unit maximum size is 1,250 square feet of residential floor area; and
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2. The conversion must happen on the same parcel.

Conversion of an existing residential unit of use or tourist accommodation unit to a residential, tourist or commercial use may be permitted when the units are transferred from sensitive lands.

Conversion of an existing residential unit of use or tourist accommodation units to a residential, tourist, or commercial use may be permitted if the conversion results in the elimination of a non-conforming use.

Conversion of an existing residential unit to tourist or commercial use or an existing tourist accommodation unit to a commercial use or multi-family unit may be permitted onsite or for transfers if the project meets the TRPA standards applicable for a project proposed on an undeveloped project area.

Conversion of an existing residential unit of use to a tourist or commercial use or an existing tourist accommodation unit of use to a commercial use or a residential use may be permitted onsite or for transfer if the converted use is include as part of a project that has linked status pursuant to Chapter 15 of the TRPA Code.

Conversion of existing tourist accommodation units of use to residential may be permitted onsite if the converted units will be used for deed-restricted affordable housing.

10.4 MONITORING AND REPORTING PROGRAMS

TOURIST CORE AREA PLAN
The TRPA Code of Ordinances Section 13.8: Monitoring, Certification, and Enforcement of Area Plan requires quarterly monitoring of building permits issued by the City and an annual review and certification of the area plan.
 On a quarterly basis, the City shall provide TRPA with all building permits issued in the plan area. At a minimum the permits shall contain and make clear the necessary development information that TRPA needs to measure compliance with the terms of the area plan, such as additional land coverage, commercial floor area, residential units, or tourist accommodation units.

Annual review and certification shall be conducted by TRPA. TRPA shall select and review a sample of development permits issued within the plan area in order to certify that the permits are issued in conformance with the area plan.

LAKE TAHOE TMDL
Through the Lake Tahoe TMDL, Lahontan established five-year load reduction targets to assess a jurisdiction’s progress towards meeting overall load reduction goals. The first load reduction target is specified in the NPDES permit (MS4), which requires a 10 percent Fine Sediment reduction, 7 percent Total Phosphorus, and an 8 percent Total Nitrogen from baseline pollutant loading by September 30, 2016.
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In addition, the MS4 permit identifies the following milestones for load reduction planning and reporting efforts.
 On an annual basis (March 15), the City will provide Lahontan with a progress report on the City’s Five Year Pollutant Load Reduction Plan.
 Pollutant Load Reduction Progress Report - October 1, 2013.  Report of Waste Discharge and Updated Pollutant Load Reduction Plan – June 9, 2016.

The City will continue to track abrasive applications and materials recovered by sweeping and vactoring, which helps identify areas with high pollutant loading. City will continue to inspect facilities during large runoff events, to determine whether constructed source control, conveyance, and treatment measures are functioning as designed. The City will also complete annual stormwater system, construction and commercial, industrial, and municipal site inspections required in the MS4 permit. These activities form the foundation of the City’s internal approach to assess its stormwater management activities and provide data to support assessments and reporting of annual load reduction progress during the implementation of the PLRP. Moreover, it provides valuable data for updating of the PRLP for year 2016 and beyond. 604
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References A-1 October 15, 2013
Appendix A

REFERENCES
South Lake Tahoe, City of. 2013. Pollutant Load Reduction Plan. Prepared for the City with assistance from NHC, Adopted by the City Council on January 2013. _____ . 2011. General Plan Update: Final Environmental Impact Report. Prepared for the City by PMC, February 2011. Certified by the City Council May 17, 2011. _____ . 2012. Pollutant Load Reduction Strategy. Prepared for the City by NHC, November 2012.

Koval, A. 1990. Historic resources review for Loop Road and redevelopment area for South Lake Tahoe, California. Ms. On file, Rainshadow Associates, Carson City. Nevada.

Lakeside Park Association (LPA). 2013. Lakeside Park Association Water Systems. http://www.lakesideparkassociation.org/pages/water.html (accessed May 2013) South Tahoe Public Utility District (STPUD). 2007. Urban Water Management Plan 2005 Update Final Report. Prepared by Kennedy/Jenks Consultants.
_____ . 2013. South Tahoe Public Utility Website, District Information. http://www.stpud.us/districtinfo.html (accessed May 2013) Tahoe Regional Planning Agency. 2012. 2011 Threshold Evaluation, December 2012. Accepted by the TRPA Governing Board on December 12, 2012.
_____ . 2012a. Regional Plan Update: Final Environmental Impact Statement. Prepared for the TRPA by Ascent, October 24, 2012. Certified by the TRPA Governing Board December 12, 2012. 606
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References A-2 October 15, 2013
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TRPA Height Findings B-1 October 15, 2013
Appendix B

TRPA HEIGHT FINDINGS FOR TOWN CENTERS

AND THE REGIONAL CENTER
Height up to 56 feet in Town Centers and 95 feet in the Regional Center is permitted with the adoption of a conforming Area Plan. To ensure compatibility with adjacent uses, viewshed protection, and mitigation for potentially significant scenic impacts resulting from three- or fourstory buildings in the Town Centers and from three- to six-story buildings in the Regional Center, a project shall meet findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances.

A. The horizontal distance from which the building is viewed; B. The extent of screening; and
C. Proposed exterior colors and building materials.

37.7.9. Finding 9
When viewed from a TRPA scenic threshold travel route, the additional building height granted a building or structure shall not result in the net loss of views to a scenic resource identified in the 1982 Lake Tahoe Basin Scenic Resource Inventory. TRPA shall specify the method used to evaluate potential view loss.
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Development and Design Standards C-1 November 16, 2021
Appendix C
Development and Design Standards
This section sets out the development standards, design standards and permissible uses for the land use districts in the Tourist Core Area Plan to achieve its desired urban form.

Applicability: All projects within the Tourist Core Area Plan shall meet the standards provided below. In addition, all projects are required to meet the Citywide Design Standards as well when applicable. Should a conflict occur between the Citywide standards and the Tourist Core Area Plan standards, the standards of this Area Plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan.

PERMISSIBLE USES
Table 1 lists the permitted primary land uses by district for the Tourist Core Area Plan and land use definitions are provided in Table 2. The regulations for the district are established by letter designations listed below. The designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review. Uses not listed in the Table are prohibited.
(A) designates allowed uses subject to zoning compliance. An allowed use is one that can be established as the primary use of a building.
(S) designates uses that are permitted subject to approval of a Special Use Permit. A Special Use Permit requires discretionary approval by the City Planning Commission or Zoning Administrator following review and a determination that the nature of the proposed use, at the location proposed, is not detrimental to the public welfare or injurious to property or improvements in the neighborhood. To obtain a special use permit, the applicant must generally show that the contemplated use is compatible with the zoning ordinance and land use standards. Findings that such use would be essential or desirable to the public convenience or welfare, and will not impair the integrity and character of the zoned district or be detrimental to the public health, safety, morals or welfare are required.
(TRPA) designates uses that require TRPA review and permitting (-) designates uses that are not permitted.
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Development and Design Standards C-2 November 16, 2021
Table 1: PERMITTED USES BY LAND USE DISTRICT
Permitted Uses Key:
“A” – Allowed Use
“S” – Special Use
“T” – Temporary Use
“TRPA” – TRPA Review Required
“-“ – Use Not Permitted
TSC-C TSC-MUTSC-MUCTSC-NMXTSC-G TSC-G Special Area #1RECOS

RESIDENTIAL
Domestic Animal Raising - - - - - - S -
Employee Housing S S A S S S A
Multiple Family Dwelling A A A A A A - -
Multi-Person Dwelling S S S S S S - -
Single Family Dwelling (includes
condominiums) A8 A A A A A S1 -

TOURIST ACCOMMODATION
Bed & Breakfast Facilities - A A9 S A A - -
Hotel, Motel, Other Transient Dwelling
Units A A A9 S A A - -
Time Sharing A A A9 S S A - -

RETAIL COMMERCIAL
General Retail and Personal Services A A A9 S A A - -
Building Material & Hardware S6 - - - - S - -
Nursery - - A9 - - S - -
Outdoor Retail Sales A - S9 - - S - -
Eating & Drinking Places A S A9 S A A - -
Service Stations11 S S - - S S - -

ENTERTAIMENT COMMERCIAL
Amusement & Recreation S S - - - A - -
Privately Owned Assembly and
Entertainment S S - - - S S -
Outdoor Amusements - S S - S S S -

SERVICE COMMERCIAL
Animal Husbandry Services - - - - - A - -
Business Support Services A7 S S9 - S A - -
Health Care Services A2,5 A9 - A A - -
Professional Offices A3,4 A A9 A A A - -
Schools – Business & Vocational S - S9 - A A - -

LIGHT INDUSTRIAL COMMERCIAL
Small Scale Manufacturing S S S9 S - S12 - -
Industrial Services11 - - - - - S12 - -

WHOLESALE/STORAGE COMMERCIAL
Vehicle Storage & Parking11 S S S9 S S S - -
Wholesale and Distribution - - - - - S12

GENERAL PUBLIC SERVICE
Religious Assembly - S S9 - S A - -
Cultural Facilities S S S9 - S A - -
Daycare Centers/Preschool A A A10 A A A - -
Government Offices - - A9 - - S - -
Local Assembly & Entertainment S S - - - S - -
Local Public Health and Safety Facilities11 A A A A A A A A Public Owned Assembly & Entertainment S S - - - - S
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Development and Design Standards C-3 November 16, 2021
Table 1: PERMITTED USES BY LAND USE DISTRICT
Permitted Uses Key:
“A” – Allowed Use
“S” – Special Use
“T” – Temporary Use
“TRPA” – TRPA Review Required
“-“ – Use Not Permitted
TSC-C TSC-MUTSC-MUCTSC-NMXTSC-G TSC-G Special Area #1RECOS Public Utility Centers11 - S - - - - - -
Social Service Organizations - - A9 - A A - -

LINEAR PUBLIC FACILITIES
Pipelines & Power Transmission S S S S S S S S
Transit Stations & Terminals S S S S S S S S
Transportation Routes S S S S S S S S
Transmission & Receiving Facilities S S S S S S S S

RECREATION
Cross Country Ski Courses - - - - - - S -
Day Use Areas A A A A A A A A
Group Facilities - - - - - - S -
Outdoor Recreation Concessions - - - - S S - -
Participant Sport Facilities S - - - - - - -
Riding and Hiking Trails - - - - - S S -
Rural Sports - - - - - S S -
Snowmobile Courses - - - - - S S -
Visitor Information Centers S S - - S - - -

RESOURCE MANAGEMENT
Forest and Timber Resource
Management A A A A A A A A
Vegetation Resource Management A A A A A A A A
Water Quality Improvements and
Watershed Management A A A A A A A A
Wildlife and Fisheries Resource
Management A A A A A A A A
Range Management - - - - - - A -

OPEN SPACE
Allowed in all areas of the Region A A A A A A A A

SHOREZONE
(Tolerance Districts 1 and 4)
Water Oriented Outdoor Recreation
Concession - - - - TRPAA
TRPAA - -
Beach Recreation - - - - TRPAA
TRPAA - -
Water Borne Transit - - - - TRPAS
TRPAS
- -
Boat Launching Facilities - - - - TRPAS
TRPAS
- -
Tour Boat Operations - - - - TRPAS
TRPAS
- -
Safety and Navigation Devices - - - - TRPAA
TRPAA - -
(Shorezone Tolerance District 4)
Marinas - - - - TRPAS
TRPAS
- -
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Development and Design Standards C-4 November 16, 2021
Table 1: PERMITTED USES BY LAND USE DISTRICT
Permitted Uses Key:
“A” – Allowed Use
“S” – Special Use
“T” – Temporary Use
“TRPA” – TRPA Review Required
“-“ – Use Not Permitted
TSC-C TSC-MUTSC-MUCTSC-NMXTSC-G TSC-G Special Area #1RECOS Buoys - - - - TRPAA
TRPAA - -
Piers - - - - TRPAS
TRPAS
- -
Fences - - - - TRPAS
TRPAS
- -
Boat Ramps - - - - TRPAS
TRPAS
- -
Floating Docks and Platforms - - - - TRPAS
TRPAS
- -
Shoreline Protective Devices - - - - TRPAS
TRPAS
- -
Water Intake Lines - - - - TRPAA
TRPAA - -
Note: In the Regional Center all residential projects equal to or exceeding 100,000 square feet of new floor area or non-residential projects equal to or exceeding 80,000 square feet of new floor area require TRPA review and approval. In the Town Center all residential projects equal to or exceeding 50,000 square feet of new floor area or non-residential projects equal to or exceeding 40,000 square feet of new floor area require TRPA review and approval.

1. Caretaker Residence Only

2. All Health Care Services are allowed except emergency outpatient or urgent care facilities which shall only be considered along Heavenly Village Way, formerly Park Avenue.

3. Allow Realty Offices within the district and limit financial services to ATMs.

4. Allow consideration for placement of Realty Offices within the district, and only when operated in conjunction with approved Park Avenue Redevelopment fractional ownership tourist accommodation projects. Such use shall occupy no more than five percent (5%) of the commercial floor area with any project area within the district.

5. All Health Care Services uses permissible throughout special district; provided that any Health Care Services uses proposed to front on either side of US Highway 50 and/or the intersections of Heavenly Village Way (formerly Park Avenue) and Stateline Avenue are limited to second floor or higher. See TRPA Ordinance 2009-05 Exhibit 2 for specific limitation locations.

6. Outdoor storage and display is prohibited.

7. Shall not front on US Highway 50.

8. Condominiums only.

9. Use not permitted in Special Area #1, which comprises of APNs 028-081-02, 028-081-04 & 028- 081-15.

10. Daycare center allowed as an accessory use.

11. Land use category is identified in TRPA Code Section 60.3 as a “possible contaminating activity.” Triggering special requirements pursuant to TRPA Code Section 60.4 if located within a Source Water Protection Zone.

12. Use only allowed in connection with a retail commercial use where it will enhance the visitor experience and is limited in size to 30% of the associated retail space. 613
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Development and Design Standards C-5 November 16, 2021
Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS

RESIDENTIAL
Domestic Animal Raising
The keeping, feeding, or grazing of animals as an avocation, hobby, or school project, secondary to the principal residential use of a property greater than two acres. The use applies to species commonly considered as farm animals, but does not include exotic animals. Household pets, such as dogs and cats, are included when such animals are being bred for commercial reasons. Outside storage or display is included as part of the use.

Employee Housing
Residential units owned and maintained by public or private entities for purposes of housing employees of said public or private entity.

Multiple Family Dwelling
More than one residential unit located on a parcel. Multiplefamily dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. Vacation rentals are included, up to but not exceeding a four-plex, provided they meet the Local Government Neighborhood Compatibility Requirements as
defined in the TRPA Code of Ordinances. One detached
secondary residence is included.

Multi-Person Dwelling
A building designed primarily for permanent occupancy by individuals unrelated by blood, marriage, or adoption in other than single-family dwelling units or transient dwelling units. A multi-person dwelling includes, but is not limited to, facilities such as dormitories and boarding houses, but not such
facilities as hotels, motels, and apartment houses.

Vacation rentals are included provided they meet the Local Government Neighborhood Compatibility Requirements as
defined in the TRPA Code of Ordinances. A caretaker
residence is included.

TOURIST ACCOMMODATION
Bed & Breakfast Facilities
Residential-type structures that have been converted to or constructed as tourist accommodation facilities where
bedrooms without individual cooking facilities are rented for overnight lodging, and where at least one meal daily is provided. The use does not include "Hotels and Motels," which are defined separately; nor rooming and boarding
houses (see "Multi-Family Dwellings").

Hotel, Motel, Other Transient
Dwelling Units
Commercial transient lodging establishments, including
hotels, motor- hotels, motels, tourist courts, or cabins, primarily engaged in providing overnight lodging for the general public whose permanent residence is elsewhere. This use does not include Bed and Breakfast Facilities or Vacation Rentals.

Time Sharing A right to exclusively use, occupy, or possess a tourist accommodation unit, according to a fixed or floating time 614
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Development and Design Standards C-6 November 16, 2021
Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
schedule on a periodic basis occurring annually over a period of time in excess of three years.

RETAIL COMMERCIAL
General Retail and Personal
Services
An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; saunas and hot tubs;
laundromats (self-service laundries); dry cleaning pick-up stores and small-scale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; offsite rental of sporting equipment; and wedding chapels.

The use may also include the accessory retail sales of
products related to the services provided.

Building Material & Hardware
Retail trade establishments within buildings primarily engaged in selling lumber and other building materials, including paint, wallpaper, glass, hardware, nursery stock, and lawn and garden supplies. The use includes all such stores selling to the general public, even if contractor sales account for a larger proportion of total sales. Outside storage or display is included as part of the use. Establishments primarily
wholesaling plumbing, heating and air conditioning
equipment, and electrical supplies are classified in
"Wholesale and Distribution."
Nursery
Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.

Outdoor Retail Sales
Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right-ofway, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the right-of-way and do not stop in any location except on customer demand. Outside storage or display is included as part of the use.

Eating & Drinking Places
Restaurants, bars, and other establishments selling prepared foods and drinks for on-premise consumption, as well as facilities for dancing and other entertainment that are accessory to the principal use of the establishment as an eating and drinking place. The use also includes drive-in restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.
615
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Development and Design Standards C-7 November 16, 2021
Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Service Stations
Retail trade establishments primarily engaged in the sale of gasoline, which may also provide lubrication, oil change and tune-up services, and the sale of automotive products
incidental to gasoline sales. The use may also include as accessory uses towing, mechanical repair services, car
washing and waxing, and trailer rental. The use does not include storage of wrecked or abandoned vehicles, paint spraying body and fender work, and retail sale of gasoline as an accessory use to food and beverage retail sales when limited to not more than two pumps.

ENTERTAIMENT COMMERCIAL
Amusement & Recreation
Establishments providing amusement or entertainment for a fee or admission charge, such as: arcades and coin-operated amusements; billiard and pool halls; bowling alleys; card rooms; clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; gymnasiums; health and athletic clubs; ice skating and roller skating facilities; indoor sauna, spa, or hot tub facilities; motion picture theaters; reducing salons; and tennis,
handball, racquetball, indoor archery and shooting ranges, and other indoor sports activities.

Privately Owned Assembly
and Entertainment
Commercially operated facilities for public assembly and group entertainment with a capacity of greater than 300 people, such as: auditoriums; exhibition and convention halls; theaters, meeting halls and facilities for "live" theatrical presentations or concerts by bands and orchestras;
amphitheaters; meeting halls for rent; and similar public assembly uses.

Outdoor Amusements
Commercial establishments for outdoor amusement and
entertainment such as: amusement parks; theme and kiddie parks; go cart and miniature auto race tracks; and miniature golf courses. Outside storage or display is included as part of the use.

SERVICE COMMERCIAL
Animal Husbandry Services
Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, and animal kennels. The use does not include publicly operated animal control and wildlife care (see “Local Public Health and Safety Facilities”).

Business Support Services
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.

Health Care Services
Service establishments primarily engaged in furnishing
medical, mental health, surgical, and other personal health services such as: medical, dental, and psychiatric offices; 616
Tourist Core Area Plan
Development and Design Standards C-8 November 16, 2021
Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
medical and dental laboratories; outpatient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included. Nursing homes and similar long-term personal care facilities are classified in "Nursing and Personal Care," and mental health-related services, including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists or unlicensed
individuals, are included under Professional Offices.

Professional Offices
A place where the following kinds of business are transacted or services rendered: engineering, architectural and
surveying; real estate agencies; educational, scientific and research organizations; financial services; writers and artists; advertising agencies; photography and commercial art
studios; publishing with offsite printing facilities; broadcasting studios; employment services; off premise concessions
(OPC); reporting services; computer services; management, public relations, and consulting services; organizational offices; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services"). Incidental offices are considered accessory uses to a primary use.

Schools – Business &
Vocational
Business and vocational schools offering specialized trade and commercial courses.

LIGHT INDUSTRIAL COMMERCIAL
Industrial Services
Establishments providing light industrial services to an associated retail commercial primary use while providing educational and/or demonstration opportunities to the public.

Small Scale Manufacturing
Establishments primary engaging in retail sales and
secondarily as a fine art or craftsman demonstration
workshop of light industrial nature such as sculptor, potter, weaver, carver, jeweler, or other similar art that requires artistic skill . Outside storage or display would require approval of a Special use Permit.

WHOLESALE/STORAGE COMMERCIAL
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Development and Design Standards C-9 November 16, 2021
Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Vehicle Storage & Parking
Service establishments primarily engaged in the business of storing operative cars, buses, or other motor vehicles. The use includes both day use and long-term public and
commercial garages, parking lots, and structures. Outside storage or display is included as part of the use. The use does not include wrecking yards (see "Recycling and Scrap").

Wholesale and Distribution
Retail commercial establishments engaged in, as a secondary uses, the storage of merchandise and distribution of products for sale.

GENERAL PUBLIC SERVICE
Religious Assembly
Religious organization assembly or institutional facility operated for worship or promotion of religious activities, including churches and incidental religious education. Other establishments maintained by religious organizations, such as full-time educational institutions, hospitals, and other potentially related operations (such as a recreational camp) are not considered a religious assembly and are classified according to their respective activities.

Daycare Centers/Preschool Establishments used for the care of seven or more children residing elsewhere.

Local Assembly &
Entertainment
Facilities for public assembly and entertainment for the local community, not to exceed a capacity of 300 people, such as community centers, meeting halls, and multi-purpose centers.

Post Office Establishments providing mail service and delivery, such as postal substations and neighborhood delivery centers.

Public Owned Assembly &
Entertainment
Facilities owned and operated by a public or nonprofit entity for public assembly and group entertainment with a capacity of greater than 300 people, such as: public auditoriums; exhibition and convention halls; civic theaters, meeting halls and facilities for live theatrical presentations or concerts by bands, choirs, and orchestras; meeting halls for rent;
community centers; and similar public assembly uses.
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Development and Design Standards C-10 November 16, 2021 Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Public Utility Centers
Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment plants and settling ponds.

Outside storage or display is included as part of the use. The use does not include office or service centers (see
"Professional Offices or Government Offices").

Social Service Organizations
Public and quasi-public establishments providing social services and rehabilitation services, counseling centers, welfare offices, job counseling and training centers, or vocational rehabilitation agencies, serving persons with social or personal problems requiring special services and the handicapped and the disadvantaged. The use includes
organizations soliciting funds to be used directly for these and related services. The use also includes establishments
engaged in community improvement and neighborhood
development.

LINEAR PUBLIC FACILITIES
Pipelines & Power
Transmission
Transportation facilities primarily engaged in the pipeline transportation of refined products of petroleum, such as:
gasoline and fuel oils; natural gas; mixed, manufactured, or liquefied petroleum gas; or the pipeline transmission of other commodities. The use includes facilities for the transmission of electrical energy for sale, including transmission and distribution facilities. Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers");and power plants (see "Power Generating Plants").

Transit Stations & Terminals
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.

Transportation Routes Public right-of-ways that are improved to permit vehicular, pedestrian, and bicycle travel.

Transmission & Receiving
Facilities
Communication facilities for public or quasi-public,
commercial, and private electronic, optic, radio, microwave, electromagnetic, and photo-electrical transmission and
distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits. Outside storage or display is included as part of the use. The use does not include uses described under Broadcasting Studios.

RECREATION
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Development and Design Standards C-11 November 16, 2021 Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Beach Recreation
Recreational use of a beach, supported by developed
facilities such as sanitation facilities, parking, and picnic sites, and nearshore facilities such as multiple-use piers and buoys.

Nearshore and foreshore facilities are included in Chapter 81, Permissible Uses and Structures in the Shorezone and
Lakezone, of the TRPA Code of Ordinances.

Boat Launching Facilities
Recreational establishments that provide boat launching, parking, and short-term trailer storage for the general public.

The storage, mooring, and maintenance of boats are included under "Marinas." Raft launching is included under "Day Use Areas." Outside storage or display is included as part of the use.

Cross Country Ski Courses
Day Use Areas
Land or premises, other than Participant Sports Facilities, designated by the owner to be used by individuals or the general public, for a fee or otherwise, for outdoor recreation purposes on a daily basis such as regional and local parks, picnic sites, vista points, snow play areas, rafting facilities, and playgrounds.

Developed Campgrounds
Land or premises designed to be used, let, or rented for temporary occupancy by campers traveling by motorized
vehicle or recreational vehicles, and that contain such facilities as campsites with parking area, barbecue grills, tables, restrooms, and at least some utilities.

Group Facilities
Establishments that provide overnight accommodations and outdoor recreation to organized groups such as recreational camps, group or organized camps, and religious camps.

Marinas
Establishments primarily providing water-oriented services, such as: yachting and rowing clubs; boat rentals; storage and launching facilities; sport fishing activities, excursion boat and sightseeing facilities; and other marina-related activities, including but not limited to fuel sales and boat and engine repair. Marinas contain water-oriented facilities and
structures, which are regulated and defined in Chapter 81.

Outside storage or display is included as part of the use. The use does not include condominiums, hotels, restaurants, and other such uses with accessory water-oriented, multiple-use facilities.

Outdoor Recreation
Concessions
Facilities that are dependent on the use of outdoor recreation areas, such as onsite food and beverage sales, onsite
recreational equipment rentals, parasailing, rafting, and onsite recreation instruction. The use also includes outfitter or guide service establishments whose base facilities are located on or near a recreation area, such as horse packing outfitters or snowmobiling outfitters. Outside storage or display is included as part of the use.

Participant Sport Facilities
Facilities for various outdoor sports and recreation including, but not limited to, tennis courts, swim and tennis clubs, ice skating rinks, and athletic fields (non-professional). Outside storage or display is included as part of the use.
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Tourist Core Area Plan
Development and Design Standards C-12 November 16, 2021 Table 2: LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Recreation Centers
Indoor recreation establishments operated by a public or quasi-public agency providing indoor sports and community services, such as swimming pools, ice skating rinks, multipurpose courts, weight rooms, and meeting and crafts rooms.

Riding and Hiking Trails Planned paths for pedestrian, bike, and equestrian traffic, including trail heads.

Rural Sports
Establishments that provide for special outdoor recreation group activities, such as: outdoor archery, pistol, rifle, and skeet clubs and facilities; hunting and fishing clubs; and equestrian facilities, stables, and exhibition facilities. The use does not include indoor shooting facilities (see "Amusements and Recreational Services").

Snowmobile Courses Mapped areas, pathways, and trails utilized in, and approved for, commercial snowmobile operations.

Visitor Information Centers Nonprofit establishments providing visitor information and orientation.

RESOURCE MANAGEMENT
Forest and Timber Resource
Management
Activities associated with the protection, restoration, and management of timber such as reforestation, regeneration harvest, sanitation salvage cut, selection cut, special cut, thinning and timber stand improvement.

Vegetation Resource
Management
Activities associated with the protection, restoration, and management of vegetation including fire detection and
suppression, fuels treatment and management, insect and disease suppression, prescribed fire and burn management.

Water Quality Improvements
and Watershed Management
Activities associated with the protection, restoration, and management of watersheds including erosion control, runoff control and stream environment zone restoration.

Wildlife and Fisheries
Resource Management
Activities associated with the protection, restoration, and management of wildlife and fisheries resources.

Range Management Activities associated with range management including range pasture management, range improvement and grazing.

OPEN SPACE
Allowed in all areas of the
Region
Land with no land coverage and maintained in a natural
condition or landscaped condition consistent with best
management practices, such as deed-restricted properties and designated open space area
SHOREZONE Refer to TRPA Code Chapter 90 – Definitions.
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Development and Design Standards C-13 November 16, 2021

COMMUNITY NOISE EQUIVALENT LEVEL (CNEL)
The maximum community noise equivalent level for this Area Plan is as follows:

TABLE 3: COMMUNITY NOISE EQUIVALENT LEVEL (CNEL)
DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSC-NMX REC OS US 50 CNEL 60 60 601 602 (55 within the
shorezone) 65 55 55 65

1. Maximum CNEL for Special Area #1, which comprises of APNs 028-081-02, 028-081-04 & 028-081-15 is 55.

2. Maximum CNEL for TSC-G Special Area #1 is identical to the TSC-G Zoning District.

DEVELOPMENT STANDARDS
The development standards for the Tourist Core are intended to provide physical development requirements to implement the South Shore Tourism Core Area Plan’s vision, goals, and policies; implement the goals and policies of the recently adopted General Plan and the Regional Plan Update, and enable the South Shore Tourism Core Area Plan to be found as a conforming Area Plan by the TRPA Governing Board. The standards were developed based on a review of the TRPA Regional Plan Update policies, the TRPA Area Plans Framework, the General Plan, the Stateline/Ski Run Community Plan, the City of South Lake Tahoe Code and Design Manual, Redevelopment Demonstration Plan, and the South Shore Vision Plan.

Form-based coding techniques are used for development standards. The standards of each district list density and lot coverage limits, lot dimensional requirements, building location standards, height requirements, parking and access provisions, and minimum open space and landscaping requirements. Furthermore, supplemental standards address building orientation and design, pedestrian access, and bicycle parking. Buildings are required to be oriented toward and include a public entrance on a public street. Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.

Tables 4 through 9 prescribe the development standards for Tourist Center Districts. Individual letters in parentheses refer to additional regulations that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.

Existing lot size and dimension requirements are proposed to be carried forward. Lot coverage standards reflect the allowances established in the Regional Plan Update, 50 percent within 300 feet of the High Water Mark of Lake Tahoe, 70 percent beyond 300 feet. 622
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Development and Design Standards C-14 November 16, 2021 TABLE 4: LOT AND DENSITY STANDARDS
DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSCNMX REC #
Maximum Density: Employee
Housing Family (dwelling
units/ acre)
15 15 15 15 15 15
Maximum Density: MultiPerson Dwelling (persons/
acre)
25 25 25 25 25 n/a
Maximum Density: MultiFamily (dwelling units/ acre) 25 25 25 25 25 n/a Maximum Density: Single
Family Dwelling
1 unit per parcel for parcels less than one acre
2 units per parcel for parcels greater than or equal to one acre, provided one unit is an authorized secondary residence
Maximum Density: Tourist
Accommodation
(dwelling units/ acre)
40 40 40 40 40 n/a
Minimum Lot Size (sq ft) 10,000 (A) 10,000 (A) 10,000 (A) 10,000 (A) 6,000 (A)
10,00
0 (A)
Minimum Lot Width (sq ft) 80 (A) 80 (A) 80 (A) 80 (A) 60 (A)
80 (A)
Minimum Lot Depth (sq ft) 100 (A) 100 (A) 100 (A) 100 (A) 100 (A)
100
(A)
Maximum Land CoverageBase + Transferred (% of
project area located within
land capability districts 4-7)
Within 300 feet of the High Water Mark of Lake Tahoe,
maximum coverage shall be 50 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive. Further than 300 feet from the High Water Line of Lake Tahoe, maximum land coverage shall be 70 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive. Also see Section 30.4 of the TRPA Code of Ordinances
A. Reduced Minimum Lot Size and Dimensions. Smaller lots may be approved as part of a condominium, or other airspace subdivision pursuant to City Code 6.55.190.

B. Mixed-Use Density. The maximum density for mixed-use projects includes up to 40 Tourist Units per acre and up to 25 residential units per acre. If a project includes nonconforming tourist or residential density, any new tourist or residential density must take into account the overage in overall density and reduce the allowable density for new construction so that the total density does not exceed 65 units per acre.

In the case of a mixed-use project that includes a commercial use or other use that is not subject to a density calculation, combined with residential and/or tourist uses, the project may include the total allowable commercial square footage, and the maximum allowable tourist and residential units per acre, using the full parcel area as the denominator in the density calculation.

The maximum mixed-use density for TSC-G Special Area 1 is 40 units per acre.

Otherwise, the lot and density standards for TSC-G Special Area 1 are identical to those in the TSC-G zoning district.
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Development and Design Standards C-15 November 16, 2021

BUILDING PLACEMENT
Minimum building setbacks and street frontage improvements are established to complement a walkable, tourist center district. Along Highway 50/Lake Tahoe Boulevard, buildings are required to be setback 30 feet from the back of the curb. The setback area is to consist of a 10 foot sidewalk/use area in which a minimum of six feet clear must be reserved for pedestrian movement and the other area must be improved as part of a wider sidewalk or provide outdoor dining/seating area or landscaping.

Along all other street frontages, with exceptions as noted in the standards, buildings are required to be setback 20 feet from the back of the curb or the outer edge of road or drainage improvements where no curb exists. This setback would include a five-foot sidewalk, while the remaining area would be improved as part of a wider sidewalk or provide outdoor dining/seating area or landscaping.

Standards require buildings to be built at this setback line for a certain percentage of the linear street frontage in order to establish a consistent and engaging street frontage and improve the pedestrian experience. Additional regulations require pedestrian-oriented street frontage improvements such as the provision of street trees and lighting. Awnings, overhangs, and other elements to provide a covered walkway, public plaza, or outdoor eating area are allowed to project into the setback area.
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Development and Design Standards C-16 November 16, 2021 TABLE 5: BUILDING PLACEMENT STANDARDS
DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSCNMX REC #
Minimum Setbacks (ft)
Street Frontage, Hwy 50/Lake
Tahoe Blvd (measured from
back of curb)
30 ft., must include a 10 ft. sidewalk/use area with a
minimum 6 ft. wide clear sidewalk for pedestrian
movement and the balance of the area improved as
part of wider sidewalk, outdoor dining/seating area,
or landscaping; (A)
n/a 
Street Frontage, Ski Run
Boulevard north of Hwy
50/Lake Tahoe Blvd (measured
from back of curb)
75 ft. (A) n/a 75 ft. (A) n/a 
Street Frontage, Montreal Road
and Lake Parkway(measured
from back of curb)
n/a 50 ft. n/a n/a n/a 50 ft. 
Street Frontage, all other
streets (measured from back of
curb or outer edge of road or
drainage improvements if no
curb)
20 ft., must include a five-foot sidewalk. The balance
of the area is required to be improved as part of
wider sidewalk, outdoor dining/seating area, or
landscaping; (A)
n/a 
Interior Side
Nonresidential Uses: 0; 10 adjacent to
residential district
Residential Uses: 10
10 
Rear
Nonresidential Uses: 0; 10 adjacent to
residential district
Residential Uses: 10
10 
Minimum Building Frontage at
Street Setback Line (% of linear
street frontage)
75 east of
intersection
with
Pioneer
Trail (C)
50 (B) 50 (B) 50 (B) 50
(B) n/a 
Corner Build Area (ft.) 50 (C) 50 (C) 50 (C) 50 (C) n/a  625
Tourist Core Area Plan
Development and Design Standards C-17 November 16, 2021 Maximum Projection into
Setback
Awnings and overhangs to provide a covered
walkway, public plaza, or outdoor eating area may
project up to 10 ft. into the required setback.
n/a 
Shorezone Setback 100 ft. from the high waterline or in accordance with TRPA Shorezone Ordinances, whichever is more restrictive
A. Street Frontage Improvements. New development shall provide street frontage improvements in accordance with the following or in accordance with the improvements outlined in this Area Plan that contains specific streetscape standards:

1. Street Trees. A minimum of two trees and four shrubs shall be planted for every 50 linear feet of street frontage.

2. Lighting. Pedestrian scaled lighting consistent with City pedestrian lighting standards. Lighting standards that include attachments from which banners identifying the area or announcing community events may be hung are encouraged.

B. Build-to Line. Buildings shall be constructed at the required setback for the percent of linear street frontage identified in Table 5. This requirement may be modified or waived by the Director of Development Services upon finding that:

2. The building incorporates an alternative entrance design that creates a welcoming pedestrian entry feature facing the street.

C. Corner Build Area. Buildings must be located at the point of intersection of the two setback lines at street corners, and must occupy the street frontage at the setback line for at least 50 feet from the street corner property line. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza. Where a parcel is bounded by more than two streets, this requirement only applies to the primary street frontage and one side street frontage. Corners in designated Scenic Corridors are exempt from this requirement.
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Development and Design Standards C-18 November 16, 2021 FIGURE C-1: CORNER BUILD AREA
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Development and Design Standards C-19 November 16, 2021 HEIGHT
Maximum height limits proposed in the Regional Plan Update have been refined to reflect the nature of development in each sub district. Buildings are required to step back within a daylight plane along street frontages and adjacent to residential areas to address massing, protect viewsheds, allow light and air, and limit winter shading in public areas. Minimum heights are proposed for ground floors in order to establish a consistent building frontage along the street and to accommodate a wide range of uses. Roofs are required to be sloped to support alpine character in design. Limited areas of flat roofs are allowed as long as they are not visible from the public right-of-way.

TABLE 7: HEIGHT AND ROOF STANDARDS
DISTRICT TSC-C TSC-MU TSC-MUC TSC-G1 TSCNMX REC #
Building Height Maximum
(feet)
95 75 at the
northeast
corner of
Ski Run/US
Highway 50
56 56 42 36 36 
Building Height Maximum
(stories) 6 (D) 4 (D) 4 (D) 3 (D) 3 (D) 3 (D) 
Minimum Number of
Stories at the Street Wall
along Hwy 50/Lake Tahoe
Blvd
2 (Stateline
Node Only) n/a 
Building Stepbacks
Street Facing
Structures shall not interrupt a line of a 1:1 slope
extending upward from 30 feet above existing
grade of the street facing setback line
n/a 
Adjacent to Residential
District
Structures shall not interrupt a line of a 1:1 slope
extending upward from 25 feet above existing
grade of the setback line adjacent to the
residential district (E)
n/a 
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Tourist Core Area Plan
Development and Design Standards C-20 November 16, 2021 Ground Floor Minimum
Height, Non-Residential
Uses (ft)
15 15 15 n/a n/a

Roof Slope 5:12 to 12:12 (F) 
Roof Height For buildings one to three stories, the height of the sloped roof must be a minimum 40% of the height of the building. (F) 

1. The maximum height for TSC-G Special Area 1 is 56 feet, or 4 stories for uses other than single-family dwelling.

D. Viewshed Protection. To ensure compatibility with adjacent uses and viewshed protection, buildings must not project above the forest canopy, ridge lines, or otherwise detract from the viewshed and the review authority must make findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances in approving any project consisting of three or more stories (see Appendix B).

E. Transition Height. To ensure compatibility with adjacent residential uses, buildings that are permitted additional height shall have additional buffering in addition to the required setback. Provisions may include, but are not limited to the following:
 Reduced height
 Increase side yard or rear yard setback
 Building orientation
 Landscaping buffering with oversized trees
F. Roof Design. Buildings shall have a definitive “top” that steps, slopes, or otherwise breaks the rectangular form of the building. Dormer windows and other roof appurtenances (chimneys, towers, or other special features) are encouraged within the sloping roof area. A portion of the roof area may be flat. Flat roof area is limited to 50 percent of the building footprint and shall not be within the predominant view of the public right-of-way. Covered parking and parking structures are exceptions and may be permitted to have flat roofs, but must be concealed through architectural design or landscaping. Rooftop equipment shall be concealed from view and/or integrated within the building architecture.
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Development and Design Standards C-21 November 16, 2021

TABLE 8: BUILDING FORM STANDARDS
DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSC-NMX #
Maximum Length of Blank
Wall 25 (G) 25 (G) 25 (G) 25 (G) 25 (G) 
Required Transparency (%
of building wall area) 75 (G) 60 (G) 75 (G) 60 (G) n/a  Building Modulation
Any building over 50 feet wide shall be broken down
simulate a series of buildings no wider than 50 feet
each
n/a
G. Building Transparency and Blank Wall Limits; Required Openings for NonResidential Uses. Exterior walls facing and within 20 feet of a front or street side property line or pedestrian walkway shall include windows, doors, or other openings for at least the percentage stated in Table 8 of the building wall area located between 2.5 and seven feet above the level of the sidewalk or adjacent ground grade. No wall may run in a continuous horizontal plane for more than 25 feet without an opening or transparency on the ground floor of a building.

3. Alternatives through Director Review. Alternatives to the building transparency requirement may be approved if the Development Services Director finds that:
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Tourist Core Area Plan
Development and Design Standards C-22 November 16, 2021 a. The proposed use has unique operational characteristics with which providing the required openings is incompatible, such as in the case of a cinema or theater; and
b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

PARKING, LOADING, LANDSCAPING AND OPEN SPACE
The proposed parking and loading location standards are intended to enhance walkability and reduce the visual dominance of surface parking lots in the area by setting them back from the street. Parking in each district is required to be setback from the street property line with access from a side street or alley wherever possible. Limitations on the number of curb cuts and driveway widths from the South Tahoe Redevelopment Demonstration Plan have been carried forward. To support a “park once” atmosphere where visitors park once and patronize multiple businesses, new parking facilities are to be designed to accommodate cross-access to/from adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development.

Standards are established for the minimum amount of open space and landscaping. Residential open space is required in all residential and mixed-use development. A key component of the vision for the Tourist Center District is to provide areas for public gathering. To implement this vision, public open space is required with substantial developments (developments over 50,000 square feet of nonresidential floor area on site greater than two acres in size) in the TSC-C and TSC-MUC districts.

TABLE 9: PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSC-NMX #
Minimum Setback from Street
Property Line (ft) 30 (H) 20 (H) 20 (H) 20 (H) 20 (H)  Setback from Buildings and
Public Plazas (ft)
Above ground parking shall be
setback from buildings and public
plazas with a walkway and/or
landscaping.
n/a n/a 
Access Location Side street or alley wherever possible  631
Tourist Core Area Plan
Development and Design Standards C-23 November 16, 2021 TABLE 9: PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS DISTRICT TSC-C TSC-MU TSC-MUC TSC-G TSC-NMX #
Shared Access See additional regulations (I) 
Curb Cuts
Minimized and in areas least likely to affect pedestrian circulation; maximum one driveway per frontage for lots with 150 feet of frontage or less, maximum two driveways for lots with more than 150 feet of frontage
Loading/Service Areas Side or rear of lot; must be screened from public ROW  Underground Parking Visibility Maximum height of underground parking area visible from the street (parking podium) is 3 feet from finished grade.  Parking, Driveway and Loading
Standards
See South Lake Tahoe City Code, Chapter 5, Land Use
Development Standards, Article VIII. Parking, Driveway
and Loading Spaces.

Minimum Residential Open
Space (sq ft per unit) 100 (J) 100 (J) 100 (J) 100 (J) 100 (J) Minimum Public Open Space,
sites two acres or more in size (K) n/a (K) n/a n/a
Minimum Amount of
Landscaping (% of site) 10 15 15 15 20
H. Limitations on Location of Parking. Parking shall be located underground, behind a building, or on the interior side or rear of the site. Parking may be located within the required setback, subject to the following requirements.

1. Underground and Partially Submerged Parking. Parking completely or partially underground, may be located within the required setback.

2. Surface Parking. Above ground surface parking may be located within the required setback with Development Services Director approval provided:
a. Buildings are built close to the public sidewalk to the maximum extent feasible;
b. The parking area is screened along the public right-of-way with public art, hedge, trellis, and/or landscaping; and
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Tourist Core Area Plan
Development and Design Standards C-24 November 16, 2021 c. The site is small and/or constrained such that locating parking outside the required setback is not feasible.

I. Shared Access. To encourage shared parking and shared access points on public streets, new parking facilities shall be designed to accommodate cross-access to/from adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development. When cross-access for vehicles is deemed impractical by the Development Services Director, the requirement for cross-access may be waived if bicycle and pedestrian connections are provided between adjacent development.

J. Residential Open Space. Residential open space may be common or private open space. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas.

1. Minimum Dimensions.
a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.
b. Common Open Space. Minimum horizontal dimension of 20 feet.

3. Accessibility.
a. Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway.
b. Common Open Space. The space shall be accessible to all the living units on the lot.

K. Public Open Space. Developments with 50,000 square feet or more of nonresidential floor area on sites two acres or more in size shall provide public open space according to the following standards:

2. Minimum Dimensions. Minimum horizontal dimension of 40 feet.

3. Usability. A surface shall be provided that allows convenient use for outdoor living, recreation, and public gathering. Such surface may be any practical combination of high quality plant and hardscape materials such as bricks, stone, concrete, permeable paving, or tile. Surfaces shall be sloped for positive drainage and constructed to withstand snow removal and de-icing maintenance. The 633
Tourist Core Area Plan
Development and Design Standards C-25 November 16, 2021 maximum slope shall not exceed 10 percent. Seating areas and plazas should be located in areas with good solar exposure.

4. Accessibility. On-site public space shall be visible from a public street and from on-site areas normally frequented by nearby retail uses.

SUBSTITUE DESIGN STANDARDS
Substitute Design standards address site design and amenities, building orientation and design, pedestrian access, bicycle parking, landscaping, lighting, signage, parking, driveway and loading spaces.

Buildings are required to be oriented toward and include a public entrance on a public street.

Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.

Landscape standards reinforce the resort destination experience in the Area Plan by guiding the desired design of planting and hardscape materials while providing for opportunities to accommodate stormwater runoff.

Lighting standards for streets and exterior spaces is provided that are necessary to provide safety and security as well as provide, in limited areas, the night lighting that will allow for a festive atmosphere enhancing the qualities of an active civic place.

All projects within the Tourist Core Area Plan shall meet the standards listed below and the standards in the Citywide Design Standards and the Parking, Driveway and Loading Space Standards in Chapter 5 of the City Code and the Sign Standards in Chapter 25 of the City Code.

Should a conflict occur between the standards of this Area Plan and the standards of the City Code, the standards of the area plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan. 634
Tourist Core Area Plan
Development and Design Standards C-26 November 16, 2021 A. Site Design and Amenities.

4. Trash and recycling receptacles shall be provided and conveniently located in areas with heavy pedestrian use.

6. For developments with multiple commercial or service tenants, include directional/directory maps on-site to orient and direct pedestrians.

B. Building Orientation and Entrances.

1. Primary building entrances for all buildings shall be located facing a public street.

All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.

4. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the façade.
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Development and Design Standards C-27 November 16, 2021 FIGURE C-2: BUILDING ORIENTATION AND ENTRANCES
C. Building Design and Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.

2. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.
a. Building façades shall include building projections or recesses, doorway and window trim, textured materials, differentiated piers and columns, awnings, and other details that provide architectural articulation and design interest.
b. Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.
c. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building. d. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing. Particular attention shall be given to the detailing within the pedestrian’s range of touch and view, such as the use of special store-front detailing and façade ornamentation to reinforce the pedestrian character of the street.

3. Green Building. New buildings and retrofits to existing buildings are long term investments and should feature quality design/materials, flexible design to deal 636
Tourist Core Area Plan
Development and Design Standards C-28 November 16, 2021 with changing demands and be built green. The City encourages residential, commercial and industrial properties to consider incorporating green building measures. Property owners who participate in the City Green Building Incentive Program (See Appendix D) are eligible for the following incentives:
a. Projects will receive priority plan check by City Departments. b. Residential projects will receive priority on the residential allocation waiting list.
c. Commercial projects area eligible for CFA allocations form the City’s CFA pool.
d. Projects will receive recognition by the City Council.

D. Pedestrian Orientation and Access. On-site pedestrian circulation and access must be provided according to the following standards.

4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Interior Pedestrian Walkway Design.
a. Walkways shall have a minimum clear unobstructed width of six feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, pervious paving, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

E. Bicycle Parking.

Bicycle parking shall be located outside of the public right of way except with an encroachment permit in the TSC-C and TSC-MUC districts, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times.
c. Anchoring and Security. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
d. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

FIGURE C-3: SHORT-TERM BICYCLE PARKING

2. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve employees, residents, commuters, and others who generally stay at a site for four hours or longer.
a. Parking Spaces Required.
i. Residential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential and group residential projects.
ii. Parking Structures. Long-term bicycle parking shall be provided at a minimum ratio of one space per 50 vehicle spaces.
b. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.
c. Covered Spaces. At least 50 percent of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, 638
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Development and Design Standards C-30 November 16, 2021 under roof overhangs or awnings, in bicycle lockers, or within or under other structures.
d. Security. All long-term bicycle parking must be located in a secure area such as the following:
i. An enclosed bicycle locker;
ii. A fenced, covered, locked or guarded bicycle storage area; iii. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
iv. Other secure area approved by the Development Services Director.
e. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

F. Snow Storage: Accommodating snow removal and storage presents unique challenges to site planning and design. During snow months, roofs, parking areas, and walkways become areas which need to be cleared of snow for safety and convenience. When snow is not disposed of off-site, provisions need to be made to store the snow on-site. Of consideration in planning for snow storage is the ability to meet surface water discharge standards.

1. Standard: Commercial, tourist accommodation, industrial, public service, recreation and multi-residential projects shall provide, within the project area, snow storage areas of a size adequate to store snow removed from parking, driveway and pedestrian areas or have arrangements by means of recorded easements or arrangements to remove and store accumulated snow off-site.

Adequacy and location of snow storage shall be approved by the city.

2. Standard: Snow storage infiltration shall conform to the TRPA’s Handbook of Best Management Practices.

G. Landscape Design: Landscaping can be used to successfully integrate the built environment into the natural environment. It can also provide pleasant outdoor spaces for people, mitigate noise and air quality impacts, and help screen undesirable elements.

Regional climatic and physiographic conditions generally impact landscape and plant materials, and must be taken into account early in the design process. It is recommended that landscape design and planning take advantage of the different visual environments in formulating a design theme or concept as well as to conserve water.

1. Standard: Landscape Plan: A landscape plan shall take into consideration the following elements.
a. Planning and design: Develop a landscape plan that allows for proper placement of plants and material.
b. Grouping of plant selection: Group by water needs (hydrozones) c. Soil analysis: Determine the type of soil and plant the appropriate plant material that will flourish.
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Development and Design Standards C-31 November 16, 2021 d. Efficient irrigation: Design and installation shall reflect hydrozones. (Also see Water Conservation, Standard I.2.)
e. Practical turf areas: Place turf in appropriate areas to achieve maximum use.
f. Use of surface mulches: By using mulches, water at the root basins will last longer.
g. Appropriate maintenance: Maintenance includes a sound water management plan. In order to establish newly installed plant materials, some form of irrigation system shall be provided. Once established, some form of permanent irrigation system shall be provided that will insure the growth and survivability of the plant materials. Fertilizer use must be well thought out and carefully managed in accordance with the TRPA BMP Handbook and is prohibited in SEZ’s.

2. Standard: Species on the TRPA recommended native and adapted plant list shall be used for lawns and landscaping. Modifications to these standards may be considered on a case by case basis by both the City and TRPA.

Plant species not found on the recommended native and adapted plant list (Table 3) may be used minimally in the landscape as accent plantings. Such plants shall be limited to borders, entry ways, flower beds, and other similar locations to provide accents to the overall native or adapted landscape design.

3. Standard: Minimum Plant sizes and spacing for projects other than single family home projects, and erosion control/revegetation projects, the following spacing shall be required for woody plant materials at time of planting:
a. Trees shall be a minimum of six feet tall or 1-1/2 inch diameter at breast height.
b. Shrubs shall be a minimum of three gallon pot size where: upright shrubs have a minimum height of 18 inches and minimum spread of 18 inches; and spreading shrubs have a minimum spread of 18-24 inches. c. Groundcovers shall be a minimum four inch pot size or one gallon container and shall be a maximum 24 inches on center spacing.

4. Standard: US 50 Landscape Concept
a. To create a clean and attractive edge to the built environment, a turf edge shall be installed along the Highway frontage at a minimum, between the curb line and the sidewalk, except at:
i. locations of existing or restored meadows, or
ii. where a significant length of frontage is not developed and has existing natural vegetation.
b. To restore a vertical natural element to the Highway and to reduce the impact of the built environment, each property shall be responsible for having randomly spaced evergreen trees within the front yard setback, said evergreen trees shall be Jeffrey Pine or approved equal. The number of trees required shall be based on a ratio of one tree per 35 feet of highway frontage. The exception to this standard shall be meadows and lake views which front on US 50.
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Development and Design Standards C-32 November 16, 2021

5. Standard: Obstruction of views: New landscaping shall not be located in such a manner that would create safety problems or obstruct significant views, either when first installed or upon maturity.

6. Standard: Landscaped Setbacks: All structures shall have a landscaped setback (either existing natural vegetation or introduced plantings) from any public roadway. The existing practice of having no landscaping between the facade of a structure and the roadway is not allowed.

7. Standard: Irrigation: In order to establish newly installed plant materials, some form of irrigation system shall be provided. Once established, some form of permanent irrigation system shall be provided that will insure the growth and survivability of the plant materials. The purpose of the irrigation system is to effectively manage the flow of water.

Landscape irrigation shall:
a. Incorporate low flow sprinkler heads.
b. Incorporate soil moisture sensing device or automatic timer in all irrigation systems.
c. Incorporate drip emitter heads for shrubs and trees. d. Select low water usage plant materials, including drought tolerant turf grasses.
e. Develop and follow an irrigation schedule.
f. Water at night or early in the morning to minimize evaporation. g. Optimize use of irrigated turf grass by minimizing the amount of turf grass area and targeting only selected areas. Exceptions to this is in a playground, park, or golf course where a majority of the site may need to be landscaped with turf.

8. Tourist Core Area Plan Landscape Design. In addition the following landscape standards apply to the Tourist Core Area, Modifications to these standards may be considered on a case by case basis by both the City and if applicable , TRPA:
a. Plant Materials: Invasive species are prohibited. Plants adapted to the Lake Tahoe basin region are listed on TRPA’s recommended species list. See list following Landscaped Standards. Plants not on the recommended list (Table 3) may be considered and used in locations that have the following characteristics:
i. The character of the place is urban and the proposed landscape character is not natural landscape condition. This would be characterized by little natural vegetation existing on a site. This may also include street trees, areas that accents entries, exterior dining areas, and areas of high pedestrian use.
b. Size and Conditions of Plant Material Installed: Landscape materials for projects other than single-family residential projects, shall be a minimum of 3 inch caliper for deciduous trees, 14 feet for coniferous trees, 5 gallon container for shrubs and 1 gallon containers for perennials or 641
Tourist Core Area Plan
Development and Design Standards C-33 November 16, 2021 groundcovers. New Plant materials shall be healthy, disease free, and be planted in prepared soils.
i. Street trees in paved areas shall have a soil volume of at least 75 cubic feet per tree. This assumes the depth of soil is 3 feet. ii. Trees not within paved areas shall have adequate space to provide protection from vehicle traffic that would compact soils in the root zone.
c. Location of Required Landscape Areas: Required landscape areas shall be the following:
i. A minimum space of 20 feet between the street and surface parking lots shall be landscaped to buffer and screen the parking lot from the street view. Within this area sidewalks are permitted. ii. Within surface parking lots an area equal to at least 15% of the parking lot shall be used for landscape planting .This zone may also be used for snow storage provided the design allows for landscaping that can also store snow.
iii. Landscape shall be required for the street frontage that enhances the pedestrian zone and creates a continuous street edge. This includes street trees, and landscape that creates interest, color, and identification of entries. The optimum spacing of street trees is no less than 30 feet along primary and secondary streets. However, this is an average condition and trees spacing may include close groupings or gaps for view. iv. Landscape shall be used to screen service yards and drives.

This may be done in conjunction with screen walls or other architectural features that create full screening.
v. Parking structures that face the primary and secondary streets shall have screen planting that buffers the garage from the public streets.
d. Recommended design for landscape: These are suggested design practices for the Area Plan:
i. Use deciduous trees in areas where visibility is needed to retail frontages.
ii. Create a canopy of trees to create and improve the shade conditions on pedestrian areas. This will reduce the reflectance from pavements, lower ground and air temperatures, and provide comfortable outdoor spaces.
iii. Create a quality built environment with the inclusion of amenities such as street furnishing, plantings, art works, and water features to enhance the places that people will walk, gather, or recreate. These spaces should be artfully designed and
attractive for their functions.
iv. Minimize the use of turf but when used place turf in appropriate areas to achieve maximum use as a recreation amenity rather than a visual amenity.
e. Landscape applications in Low Impact Development: Low impact development refers to the integration of systems and practices that use or 642
Tourist Core Area Plan
Development and Design Standards C-34 November 16, 2021 mimic natural processes to infiltrate, evapotranspirate (return water to the atmosphere either through evaporation or by plants), or to accommodate stormwater runoff on the site where it is generated. Low Impact Development elements reduce the impact of built areas and promote the natural movement of water within an ecosystem or watershed. The following practices should be integrated with the overall design of landscape areas to combine the functions of stormwater treatment with aesthetically pleasing landscape features:
i. Pervious materials that allow water to pass though the paving and infiltrate into the ground are encourage for pedestrian applications. Other pavement surfaces may incorporate pervious surfaces but shall be designed in conjunction with the site’s BMPs. Pervious surfaces are defined as any surface that allows at least 75 percent of precipitation to directly reach and infiltrate the ground throughout the life of the surface.
ii. Preserving existing trees should be planned for with efforts on preserving large groups of forest rather than individual trees that are subjected to changes of runoff, grades, or surface coverage.

The protection zone for trees extends to the drip-line of the tree’s canopy.
iii. As part of surface water management, small areas of infiltration catchments are to be incorporated into the final contour of the landscape. These features will offer the reduction in run-off from each site.
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Development and Design Standards C-35 November 16, 2021 TABLE 3:TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry SiteUpland— High Disturbance
Grasses, Rushes, and Sedges
Achnatherum lemmonii Lemmon's needlegrass • •
Achnatherum occidentale western needlegrass • •
Agrostis exarata spike bentgrass •
Bromus carinatus California brome • • •
Bromus marginatus mountain brome •
Calamagrostis canadensis bluejoint • •
Carex praegracilis slender sedge •
Danthonia californica California oatgrass •
Deschampsia caespitosa tufted hairgrass •
Deschampsia elongata slender hairgrass •
Elymus elymoides squirreltail • •
Elymus glaucus3 blue wildrye • • •
Elymus trachycaulus slender wheatgrass, • • •
Festuca brevipila hard fescue • •
Festuca ovina 'Covar' sheep fescue, ‘Covar’ • • •
Festuca rubra3 red fescue • • •
Festuca rubra ssp. arenaria3 Boreal creeping red
fescue • • •
Glyceria striata3 fowl mannagrass • •
Hordeum brachyantherum meadow barley •
Hordeum brachyantherum
ssp. californicum California barley •
Juncus arcticus ssp. littoralis mountain rush • •
Juncus effusus common rush • •
Leymus triticoides beardless wildrye •
Melica californica California oniongrass •
Phalaris arundinacea reed canarygrass •
Phleum alpinum alpine timothy •
Poa ampla, ‘Sherman’ big bluegrass,
‘Sherman’
• • •
Poa secunda Sandberg bluegrass • • •
Thinopyrum intermedium
intermediate
wheatgrass • •
Thinopyrum intermedium
'Greenar'
intermediate
wheatgrass, ‘Greenar’ • •
Thinopyrum intermedium
'Oahe'
intermediate
wheatgrass, ‘Oahe’ • •
Forbs
Achillea millefolium common yarrow • • •
Aconitum columbianum Columbian monkshood •
Agastache urticifolia nettle-leaf giant hyssop •
Anaphalis margaritacea
western pearly
everlasting • •
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Development and Design Standards C-36 November 16, 2021 TABLE 3:TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry SiteUpland— High Disturbance
Aquilegia formosa crimson columbine •
Arnica cordifolia3 heartleaf arnica • •
Artemisia douglasiana Douglas' sagewort •
Balsamorhiza sagittata arrowleaf balsamroot • •
Caltha leptosepala white marsh marigold •
Chamerion angustifolium fireweed • • •
Delphinium glaucum3 mountain larkspur • •
Epilobium ciliatum fringed willowherb • • •
Erigeron compositus4 cutleaf daisy •
Eriophyllum lanatum
common woolly
sunflower •
Fragaria virginiana wild strawberry • •
Geranium richardsonii Richardson's geranium •
Geum macrophyllum3 big leaf avens • •
Geum triflorum old man's whiskers • •
Gilia capitata bluehead gilia • •
Heracleum maximum common cowparsnip •
Ipomopsis aggregata scarlet gilia • •
Linum lewisii Lewis flax • •
Lotus nevadensis
Nevada bird’s-foot
trefoil •
Lotus unifoliolatus var.
unifoliolatus
American bird's-foot
trefoil • •
Lupinus argenteus silvery lupine • • •
Lupinus fulcratus greenstipule lupine • • •
Lupinus grayi Sierra lupine • • •
Lupinus lepidus Pacific lupine • • •
Lupinus polyphyllus bigleaf lupine •
Mertensia ciliata tall fringed bluebells •
Mimulus cardinalis3 scarlet monkey flower • •
Mimulus guttatus
common monkey
flower • •
Nasturtium officinale Watercress •
Osmorhiza occidentalis western sweetroot •
Oxyria digyna4 alpine mountainsorrel •
Paeonia brownii Brown's peony •
Pedicularis groenlandica elephant heads •
Penstemon rydbergii Rydberg's penstemon •
Penstemon speciosus royal penstemon • •
Phacelia ramosissima branching phacelia •
Potentilla fruticosa shrubby cinquefoil •
Potentilla glandulosa sticky cinquefoil • •
Potentilla gracilis slender cinquefoil •
Ranunculus occidentalis western buttercup •
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Development and Design Standards C-37 November 16, 2021 TABLE 3:TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry SiteUpland— High Disturbance
Rumex salicifolius willow dock • • •
Solidago canadensis Canada goldenrod • • •
Symphyotrichum
spathulatum var.
spathulatum western mountain aster •
Thalictrum fendleri Fendler's meadow-rue •
Urtica dioica ssp.
holosericea stinging nettle • •
Wyethia mollis woolly mule-ears • • •
Subshrubs, Shrubs, and Trees
Acer circinatum vine maple •
Acer glabrum Rocky Mountain maple •
Alnus incana ssp. tenuifolia thinleaf alder • •
Amelanchier alnifolia western Serviceberry •
Amelanchier utahensis Utah serviceberry •
Arctostaphylos patula greenleaf manzanita • • •
Arctostaphylos nevadensis pinemat manzanita •
Arctostaphylos uva-ursi bearberry •
Artemisia tridentata ssp.
vaseyana
mountain big
sagebrush •
Calocedrus decurrens incense cedar • • •
Ceanothus cordulatus whitethorn • • •
Ceanothus prostratus
prostrate ceanothus,
squawbush • •
Ceanothus velutinus tobaccobrush •
Cercocarpus ledifolius
curl-leaf mountain
mahogany •
Chrysolepis sempervirens chinquapin •
Cornus sericea redosier dogwood •
Ericameria nauseosa rubber rabbitbrush • •
Eriogonum nudum naked buckwheat • •
Eriogonum umbellatum
sulphur-flower
buckwheat • • •
Holodiscus discolor oceanspray creambush •
Juniperus occidentalis
western Sierra or
Sierra juniper •
Lonicera involucrata3 twinberry • •
Mahonia aquifolium Oregon grape • •
Penstemon deustus hot-rock penstemon • •
Penstemon newberryi mountain pride • • •
Pinus contorta var.
murrayana5 Sierra lodgepole pine • •
Pinus flexilis6 limber pine •
Pinus jeffreyi Jeffrey pine • • •
Pinus monticola western white pine •
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Development and Design Standards C-38 November 16, 2021 TABLE 3:TRPA SITE TYPE RECOMMENDED SPECIES LIST
Scientific Name 1, 2 Common Name
WetlandSEZ/RiparianWet MeadowUpland
—Generic
Upland
—Full
ShadeUpland
—Full Sun/
Dry SiteUpland— High Disturbance
Pinus ponderosa Ponderosa pine • • •
Populus balsamifera ssp.
trichocarpa black cottonwood •
Populus tremuloides quaking aspen • •
Prunus virginiana western chokecherry • •
Purshia tridentata antelope bitterbrush • •
Quercus vacciniifolia huckleberry oak • •
Rhus trilobata skunkbush •
Ribes aureum golden currant • •
Ribes cereum wax currant • •
Ribes montigenum gooseberry currant •
Ribes nevadense Sierra currant •
Ribes roezlii Sierra gooseberry •
Rosa woodsii Woods' rose • • •
Rubus parviflorus thimbleberry • • •
Salix exigua narrow leaved willow • •
Salix geyeriana Geyer's willow •
Salix lemmonii Lemmon's willow •
Salix lucida ssp. lasiandra Pacific willow • •
Salix scouleriana Scouler's willow •
Sambucus nigra ssp.
cerulea blue Elderberry •
Sambucus racemosa red elderberry •
Sorbus scopulina Greene's mountain ash •
Spiraea douglasii rose spirea •
Spiraea splendens3 rose meadowsweet • •
Symphoricarpos molllis creeping snowberry •
Notes:
1 – Nomenclature follows U.S. Department of Agriculture’s PLANTS Database. 2 – Names of nonnative species are displayed in bold font. 3 – Mesic shaded uplands only
4 – Talus, rocky alpine slopes only
5 – Invasive of wet meadows
6 – Subalpine sites only
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Development and Design Standards C-39 November 16, 2021 H. Exterior Lighting: The functional objectives in providing exterior area lighting are to illuminate areas necessary for safe and comfortable use. In certain situations, area lighting can add to the aesthetic appeal of a site by highlighting architectural features of a building or illuminating pathways and landscape plantings. In these instances, only the special features of a building or landscape should be illuminated.

Protection of the night sky will be addressed by the type of permitted lighting. Lighting of the area will be provided for function, safety and security by directing light toward the locations where it is needed. The night sky will be protected from fugitive light with cut-off shields and other devices that direct light onto surfaces, rather than having wide visibility of the lighting source.

1. Standard: Outdoor lights (including winter seasons display) shall not blink, flash, change intensity or give the illusion of movement.

2. Standard: Exterior lighting shall not be attached to trees except for the winter seasonal display.

3. Lighting shall be limited to Incandescent, High Pressure Sodium, Metal Halide, Compact Florescent, or LED type lighting in all applications for exterior use.

South Lake Tahoe City CouncilMay 16, 2023

South Lake Tahoe City Council
May 16, 2023