Agenda packet — South Lake Tahoe City Council, June 18, 2024 (part 10 of 11)

Thank you again for considering our comments on the proposed Initial Study/Initial Environmental Checklist for updates to the TVAP.

Sincerely,
A. Lyn Barnett, AICP
Senior Principal

WELLS BARNETT ASSOCIATES, LLC
Copy: STAOR
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“Provide a safe and reliable transportation network that serves all people and respects the environment” DISTRICT 3
703 B STREET | MARYSVILLE, CA 95901-5556
(530) 821-8401
www.dot.ca.gov
April 29, 2024
GTS# 03-ED-2024-00297
SCH# 2024031020
Ms. Anna Kashuba
Senior Planner
City of South Lake Tahoe
1052 Tata Lane
South Lake Tahoe, CA 96150
Tahoe Valley Area Plan Amendments
Dear Ms. Kashuba,
Thank you for including the California Department of Transportation (Caltrans) in the review process for the project referenced above. We reviewed this local development for impacts to the State Highway System (SHS) in keeping with our mission, vision, and goals, some of which includes addressing equity, climate change, and safety, as outlined in our statewide plans such as the California Transportation Plan, Caltrans Strategic Plan, and Climate Action Plan for Transportation Infrastructure.

The Tahoe Valley Area Plan is located in the southwestern portion of the City of South Lake Tahoe, California. Regional access to the Tahoe Valley plan area is provided by US Highway 50 (US 50) and State Route (SR) 89. The Tahoe Valley Area Plan serves as the gateway for the City of South Lake Tahoe for travelers heading south on SR 89 and east on US 50. The Tahoe Valley Area Plan, as initially adopted, was located within PAS 110, South Y, and the parcel located at 1117 Bonanza Avenue Emerald Bay Road within PAS 114, Bonanza, Special Area #1. The Area Plan Boundary shall be expanded to the southwest to include parcels fronting US 50 from the existing boundary line south to H Street. Seven parcel fronting Melba Drive shall be added so that the Area Plan is contained in this corner by the intersection of E Street and Melba Drive. The third area of expansion is in the northeast corner of the Area Plan. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave shall be included up until the existing Area Plan boundary, in addition to north of Eloise Ave.

The City of South Lake Tahoe proposes numerous amendments to the TVAP, specifically:
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Ms. Anna Kashuba, Senior Planner
April 29, 2024

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“Provide a safe and reliable transportation network that serves all people and respects the environment” • Expand the Area Plan boundary to incorporate a new Emerald Bay Connection Corridor District (17.5 acres) to the south of the current boundary and add parcels fronting Melba Drive and parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave to the Town Center (11.5 acres).
• Update various area plan sections: land use, community design and housing; revitalization and economic development; development/design standards; and incorporate general changes throughout to improve consistency with state laws and other existing plans.

The amended plan will serve as a mutual plan for the City of South Lake Tahoe and TRPA by providing direction for how the applicable area shall be regulated to achieve regional environmental and land use objectives. The development standards and the specific policies referenced in the amendments are the land use standards intended to administer and regulate development within the 374-acre boundary of the TVAP Based on the Mitigated Negative Declaration documents provided, Caltrans has the following requests and recommendations:

Highway Operations / Traffic Safety
Increasing walkability and bikeability of the location is an admirable goal, but until the tens of thousands of tourists who visit the South Lake Tahoe area each year become full time residents of the South Lake Tahoe area, they will continue to drive their cars to come visit. The SLT Wye is the intersection with the highest amount of conflicting traffic as the intersection of two state highways. Unless and until a different route in and out of the south shore area with similar capacity becomes available, the intersection needs to be able to handle these large volumes of tourist, local, and interregional traffic. This is a primary truck route into and through SLT so bear this in mind with your active transportation improvements. A Traffic Impact Study and VMT analysis will be needed to analyze the impact on US 50 and on SR 89. Queuing and operational analysis will be needed for proposed changes to the intersection and the affected highways of this plan.

Right of Way
If any of the development abuts State right of way (ROW), plans will need to delineate and clearly identify our state ROW along with all proposed improvements within our ROW, mapping can be obtained by contacting the district 3 ROW Map counter at:
[email protected]. Applicant or their representatives may also need to identify any possible vulnerable survey monuments in the development area that will need to be preserved and/or perpetuated, as required by PE Act 6731.2 and PLS Act 8771.
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Ms. Anna Kashuba, Senior Planner
April 29, 2024

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“Provide a safe and reliable transportation network that serves all people and respects the environment” Hydraulics
Tahoe Valley Plan area is in the southwestern portion of the city of South Lake Tahoe.

Regional access to the plan area is provided by US 50 and California SR 89. The Area Plan Boundary is going to be expanded to the southwest to include parcels fronting US

50. Out of total 29.0 acres of newly incorporated parcels, ‘Land Use’ of 23 new parcels, totaling 11.5 acres of land, have been amendment with proposed changes to density, height, and land coverage limits. Before inclusion in the TVAP, those parcels were approved for 30% land coverage whereas per revised zoning the land coverage area increased to 70%. That is increased coverage area has been increased by 40% which is about 4.6 acre (200,000 SQF). This means the 200,000 SQF of impervious area will be increased due to this amendment after future development. However, as shown in Figure 3, only little portion of the newly incorporated parcels are directly connected to US 50 or SR 89. So, the possibility of drainage impact on State Highways is very slim.

It is also mentioned in Section 82 of the Initial Study Report, ‘…. there is no net increase within the basin’ due to this amendment of Area Plan. In addition, as shown in Table 27 of Section 5.4.11 (Hydrology and Water Quality), none of the ‘CEQA Environmental Checklist Items’, has any ‘Potentially Significant Impact’ due to inclusion of new parcels in Plan Area.

Based on the information as provided, there should not be any immediate effect on existing drainage facilities for inclusion of the mentioned parcels in TVAP. However, during development process of the new parcels, following new land coverage, appropriate drainage facilities should be provided to avoid any flooding or ponding of run off in the State Highways.

There should not be any significant concerns to the SHS for implementing the proposed project.

Encroachment Permit
Any project or work, including access modification and drainage work, that takes place along or within the State’s ROW requires an encroachment permit issued by Caltrans. To apply, a completed encroachment permit application, environmental documentation, and five sets of plans clearly indicating State ROW must be submitted to:
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Ms. Anna Kashuba, Senior Planner
April 29, 2024

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“Provide a safe and reliable transportation network that serves all people and respects the environment” Hikmat Bsaibess
California Department of Transportation District 3, Office of Permits 703 B Street
Marysville, CA 95901
Please provide our office with copies of any further actions regarding this project. We would appreciate the opportunity to review and comment on any changes related to this development.

If you have any questions regarding these comments or require additional information, please contact Satwinder Dhatt, Local Development Review Coordinator, by phone (530) 821-8261 or via email at [email protected].

Sincerely,
GARY ARNOLD, Branch Chief
Local Development Review and Complete Streets
Division of Planning, Local Assistance, and Sustainability California Department of Transportation, District 3
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Tahoe Valley Area Plan/Specific Plan
Linking NeighborhoodsBuilding CommunityPromoting Recreation July 22, 2015 • Amended August 28, 2024
FINAL
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TAHOE VALLEY AREA PLAN/SPECIFIC PLAN
City of South Lake Tahoe
Adopted by the City of South Lake Tahoe City Council on June 2, 2015 Adopted by the Tahoe Regional Planning Agency on July 22, 2015 Amendment by the City of South Lake Tahoe City Council on June 18, 2024 Amendment by the Tahoe Regional Planning Agency on August 28, 2024 1627
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South Lake Tahoe City Council
Cody Bass, Mayor
John Friedrich, Mayor Pro Tem
Christi Creegan
Tamara Wallace
Scott Robbins
Hal Cole, Mayor
Wendy David, Mayor Pro Tem
JoAnn Conner
Tom Davis
Austin Sass
South Lake Tahoe Planning Commission
Natalia Wieczorek, Chair
Gavin Feiger, Vice Chair
Seth Howard
Jackson Realo
Julia Lucksinger
Judy Brown, Chair
Dale Rise, Vice-Chair
Scott Blumenthal
Shannon Eckmeyer
Craig Woodward
City of South Lake Tahoe
Joe Irvin, City Manager
Zachary Thomas, Director, Development Services
John Hitchcock, Planning Manager
Anna Kashuba, Senior Planner
Gretchen Schooleman, Assistant Planner Jason Burke, Complete Streets Program Manager Emily V. Dougherty, Engineering Technician
Nancy Kerry, City Manager
Shawna Brekke-Read, Director, Development Services
Hilary Roverud, Deputy Director, Development Services
Judy Finn, Associate Planner
Melinda Adams, Planning Technician
Lydia Zuniga, Commission Liaison
Eric Freelander, GIS Analyst
Tahoe Regional Planning Agency Julie Regan, Executive Director Alyssa Bettinger, Senior Planner
Joanne Marchetta, Executiv
e Director
John Hester, Chief Operating Officer
John Marshall, General Counsel
Brandy McMahon, Division Manager, Long Range Planning
Jennifer Canon, Associated Planner
Karen Fink, Senior Planner
Credits
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Consultants
Rob Brueck, Hauge Brueck Associates
Martha Miller, Principal, Dyett and Bhatia
John Francis, Planner, Dyett and Bhatia
Steve Noll, Principal, Design Workshop
Eric Roverud, Associate, Design Workshop
Phil Scoles, Terra Science, Inc.

Brent Wolfe, Northwest Hydraulic Consultants
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.” 1630
Section 1 INTRODUCTION.............................................................................................................. 1

1.1 Relationship to the Tahoe Valley Community Plan................................................................. 2

1.2 Area Plan Adoption .....................................................................................................................2

1.3 Organization of the Area Plan....................................................................................................4 Section 2 LEGAL AUTHORITY AND REGULATORY SETTING ................................................... 7

2.1 Tahoe Regional Planning Agency.............................................................................................7

2.2 State of California........................................................................................................................9

2.3 City of South Lake Tahoe...........................................................................................................9 Section 3 EXISTING CONDITIONS...............................................................................................15

3.1 Economic Conditions ............................................................................................................... 15

3.2 Land Use ................................................................................................................................... 15

3.3 Transportation and Circulation................................................................................................ 21

3.4 Public/Quasi Public Facilities and Services .......................................................................... 23

3.5 Natural and Cultural Resources ............................................................................................. 26 Section 4 VISION AND GUIDING PRINCIPLES ...........................................................................41

4.1 Visions Statement..................................................................................................................... 41

4.2 Guiding Principles..................................................................................................................... 42 Section 5 LAND USE AND COMMUNITY DESIGN......................................................................43

5.1 Land Use Districts .................................................................................................................... 43

5.2 Goals and Policies.................................................................................................................... 46

5.3 Development and Design Standards..................................................................................... 50 Section 6 ECONOMIC DEVELOPMENT.......................................................................................53

6.1 Goals and Policies.................................................................................................................... 53

6.2 Implementation ......................................................................................................................... 55 Section 7 HOUSING ......................................................................................................................57

7.1 Goals and Policies.................................................................................................................... 57 Section 8 TRANSPORTATION AND CIRCULATION ...................................................................61

8.1 Goals and Policies.................................................................................................................... 61

8.2 Implementation ......................................................................................................................... 65 Section 9 PUBLIC/QUASI-PUBLIC FACILITIES AND SERVICES ..............................................71

9.1 Goals and Policies.................................................................................................................... 71 Section 10 NATURAL AND CULTURAL RESOURCES...............................................................73

10.1 Goals and Policies.................................................................................................................... 73

10.2 Implementation ......................................................................................................................... 77 Section 11 RECREATION AND OPEN SPACE............................................................................87

10.1 Goals and Policies.................................................................................................................... 87

10.2 Implementation ......................................................................................................................... 90 Table of Contents i Amended August 28, 2024
Table of Contents
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Section 12 SAFETY AND NOISE..................................................................................................93

10.1 Goals and Policies.................................................................................................................... 93 Section 13 INCENTIVE AND MITIGATION PROGRAMS.............................................................97 Appendix A – References
Appendix B –South Lake Tahoe Design Guidelines (2016)
Appendix C – Development and Design Standards
Appendix D – City of South Lake Tahoe Green Building Program Figures
Figure 1 Location Map
Figure 2 TRPA Conceptual Regional Land Use Map
Figure 3 General Plan Land Use Diagram
Figure 4 Existing Land Uses
Figure 5 Lake Tahoe Airport Overflight Safety Zones
Figure 6 Existing Transportation Facilities
Figure 7 Mapped 1987 Land Capability Districts
Figure 8 Existing Land Coverage
Figure 9 Existing Water Quality Improvements
Figure 10 Source Water Assessment Map
Figure 11 Existing Scenic Resources
Figure 12 Zoning Map
Figure 13 Transportation and Circulation Improvements
Figure 14 Proposed Scenic Resources
Figure 15 Amended Mapped Land Capability Districts
Figure 16 Proposed Water Quality Improvements
Figure 17 Conceptual Tahoe Valley Greenbelt
Figure 18 Conceptual Tahoe Valley Greenbelt Illustrations Table of Contents ii Amended August 28, 2024
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Introduction 1 Amended August 28, 2024
SECTION 1
Introduction
The Tahoe Valley Area Plan (Area Plan) serves as the comprehensive land use and zoning plan for the Tahoe Valley area, consistent with the Lake Tahoe Regional Plan (Regional Plan) and the City of South Lake Tahoe General Plan (General Plan). The Area Plan is intended to realize the community’s vision, assist in achieving and maintaining the Tahoe Regional Planning Agency’s (TRPA) Environmental Threshold Carrying Capacities, implement the City of South Lake Tahoe Climate Action Plan, implement the Tahoe Metropolitan Planning Organization’s (TMPO) Sustainable Communities Strategy, and implement policy direction of both the Regional Plan and General Plan.

The Tahoe Valley Area Plan defines a vision for the future of the Tahoe Valley area. The Tahoe Valley Area Plan planning area (plan area) is a 374-acre area, centered on the US Highway 50 and State Route (SR) 89 “Y” intersection, in the southwest corner of South Lake Tahoe, California. The plan area is roughly bounded by 10th Street on the north, H Street on the south, Truckee Drive on the east, and Julie Lane on the west (Figure 1).

The Tahoe Valley area developed primarily in the 1950s as a commercial corridor for highway travelers.

While some of South Lake Tahoe (such as the Stateline/Ski Run area) has been dramatically transformed in the last ten years, the Tahoe Valley area has changed at a slower rate. Examples of significant improvements as a result of private investment in façade improvements and rebuilds include Smart & Final, Goodwill, TJ Maxx, Ernie’s Coffee Shop, BevMo, the Crossings, and Coldwell Banker.

This Area Plan establishes a vision for the Tahoe Valley area based on a realistic assessment of the area's potential. The Area Plan sets policies as well as implementation measures to ameliorate existing conditions and create new development and redevelopment opportunities. It describes how this area can focus the resources needed to become a vital economic center of the South Shore and the Tahoe Basin while reflecting Tahoe Valley’s unique characteristics and supporting the local community’s vision.

The Area Plan provides more detailed direction for the Tahoe Valley area and incorporates both the Regional Plan and the General Plan by reference, including the respective implementing ordinances. The Area Plan integrates these plans to the extent practical to simplify compliance with local and regional requirements, and improve the efficiency of plan administration. It establishes the land use regulations, development standards, implementation strategies, and needed environmental improvements for the area, and encourages new development and redevelopment that enhances the built environment to revitalize the Tahoe Valley community. Renovation of this gateway to the South Shore is important to achieving the City’s economic development goals for revitalizing the community, improving infrastructure, and diversifying the local tax base.
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Introduction 2 Amended August 28, 2024

1.1 Relationship to the Tahoe Valley Community Plan
Tahoe Valley was initially designated a “Preliminary Community Plan” area in the City’s 1999 General Plan and TRPA’s 1987 Regional Plan. The Tahoe Valley Community Plan was initiated in February 2003 through a joint planning effort by the City and TRPA. That process resulted in the Draft Tahoe Valley Community Plan that was published in March 27, 2007, and presented to the City Council on April 3, 2007. The City retained Pacific Municipal Consultants to prepare an Environmental Impact Report (EIR) on the draft community plan, which was completed in November 2008 but was not circulated. Because TRPA was in the midst of updating their 1987 Regional Plan that had the potential to alter land use regulations and incentives strategies, a decision was made to postpone adoption of the community plan until after an updated Regional Plan was adopted. Subsequently, TRPA adopted an updated Regional Plan in December 2012 that fundamentally changed the community planning process and provided an alternative planning process for local jurisdictions to adopt conforming Area Plans.

1.2 Area Plan Adoption
In early summer of 2015, the South Lake Tahoe City Council and TRPA Governing Board held public hearings on the Tahoe Valley Area Plan and, finding it in conformance with the City’s General Plan and TRPA’s Regional Plan, took action to adopt the plan. This Area Plan supersedes Plan Area Statement (PAS) #110, “South ’Y’”, and portions of PAS 114, “Bonanza” for the purposes of land use regulation for both agencies and will provide management direction for all projects proposed within the plan’s boundaries. 1634
Introduction 3 Amended August 28, 2024 1635
Introduction 4 Amended August 28, 2024

1.3 Organization of the Area Plan
Following this Introduction, Section 2 characterizes the legal authority and regulatory setting of South Lake Tahoe. Section 3 provides an overview of the Area Plan’s existing conditions and opportunities and constraints for redevelopment and conservation. Section 4 summarizes the plan’s vision for the future and guiding principles for development and redevelopment. Sections 5-12 outline the policy direction for the plan, with individual sections on the following:

Section 5 – Land Use and Community Design
This section supplements the Land Use Element of the TRPA Regional Plan, 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 community design, and establishes land use and zoning regulations for the Area Plan.

Section 6 – Economic Development
This section supplements the Economic Development Element of the City of South Lake Tahoe General Plan.

This section includes the Area Plan’s Goals and Policies related to economic development and sustainability to create a vibrant and sustainable local economy.

Section 7 – Housing
This section supplements the Housing Sub-element of the TRPA Regional Plan, and the Housing Element of the City of South Lake Tahoe General Plan. This Section includes the Area Plan’s Goals and Policies related to housing to achieve the Plan’s vision of increasing the availability of quality workforce housing and affordable housing.

Section 8 – Transportation and Circulation
This section supplements the Transportation Element of the TRPA Regional Plan, TRPA/Tahoe Metropolitan Planning Organization (TMPO) Regional Transportation Plan, and the Transportation and Circulation Element of the City of South Lake Tahoe General Plan. Consistent with these plans, this section lists the specific policies applicable to the Area Plan and describes the improvements necessary to implement these policies.

Section 9 – Public/Quasi-Public Facilities and Services This section supplements the Public Services and Facilities Element of the TRPA Regional Plan and the Public/Quasi-Public Facilities and Services Element of the City of South Lake Tahoe General Plan. This section identifies public/quasi-public service providers and needed improvement to facilities and services.

Section 10 – Natural and Cultural Resources
This section supplements the Conservation Element of the TRPA Regional Plan and the Natural and Cultural Resources Element of the City of South Lake Tahoe General Plan. It contains the Area Plan's environmental conservation and management strategy. It lists the needed environmental improvements for the Area Plan.

Section 11 – Recreation
This section supplements the Recreation Element of the TRPA Regional Plan and the City of South Lake Tahoe General Plan. It contains the plan’s strategy for improving recreational opportunities and identifies proposed recreational improvements within the plan.
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Introduction 5 Amended August 28, 2024
Section 12 – Health, Safety, and Noise
This section supplements the Noise Sub-element of the TRPA Regional Plan, and the Health and Safety Element of the City of South Lake Tahoe General Plan. This section includes the Area Plan’s Goals and Policies related to public health and safety issues.

Section 13 – Incentive Programs
This section supplementsthe Implementation Element of the TRPA Regional Plan and the Implementation Program of the City of South Lake Tahoe General Plan. It describes public and private sector implementation strategies including capital improvement projects and planning and coordination activities, including a summary of incentives, and the plan reporting and revision process.

Appendix A – References
Appendix B - South Lake Tahoe Design Guidelines (2016)
Appendix B shall supplement Appendix C by providing context for the intent and visual illustrations of the Area Plan’s design standards.

Appendix C – Development and Design Standards
Appendix C sets development standards, design standards and permissible uses for the Area Plan’s land use districts. The standards are intended to improve the scenic quality of the built environment, promote a sense of place, and support the community’s desired community character. Development, redevelopment, or expansions of existing uses will be reviewed by the City or TRPA for consistency with these standards.

Appendix D – City of South Lake Tahoe Green Building Program Appendix D sets criteria for earning City incentives for incorporating exceptional energy efficiency in new and redeveloped projects.
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Legal Authority and Regulatory Setting 6 Amended August 28, 2024 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 for the Tahoe Valley Area Plan.

The purpose of the Tahoe Valley Area Plan is to define land use regulations and guidelines for planning decisions. The Tahoe Valley 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 City and TRPA to review specific development proposals in Tahoe Valley. The Plan also provides direction to property owners, community groups, and interested individuals in planning and design of development and redevelopment projects.

The Tahoe Valley Area Plan, once adopted, will become a part of TRPA’s Regional Plan and the City of South Lake Tahoe General Plan. The Area Plan will also revise the official zoning map of the City of South Lake Tahoe.

2.1 Tahoe Regional Planning Agency
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 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.  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.
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Legal Authority and Regulatory Setting 7 Amended August 28, 2024  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/TMPO 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 majority of Tahoe Valley as Mixed-Use and also designates a portion of the area as Residential, Town Center Overlay, and Stream Restoration Plan Area. TRPA’s Regional Conceptual Land Use Map is depicted in Figure 2.

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

Mixed-Use: Mixed-use areas are urban areas that have been designated to provide a mix of commercial, public services, light industrial, office, and residential uses to the Region or have the potential to provide future commercial, public service, light industrial, office, and residential uses. The purpose of this classification is to concentrate higher intensity land uses for public convenience, and enhanced sustainability.

Residential: Residential areas are urban areas having potential to provide housing for the residents of the Region. In addition, the purpose of this classification is to identify density patterns related to both the physical and manmade characteristics of the land and to allow accessory and non-residential uses that complement the residential neighborhood. These lands include: (1) areas now developed for residential purposes; (2) areas of moderate-to-good land capability; (3) areas within urban boundaries and serviced by utilities; and (4) areas of centralized location in close proximity to commercial services and public facilities.

Town Centers: Town centers contain 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 Zones along major waterways that have been substantially degraded by prior or existing 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.
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Legal Authority and Regulatory Setting 8 Amended August 28, 2024 Area Plan
Area Plans allow for planning that is responsive to the unique circumstances of communities within the Tahoe Region. TRPA and local governments, in close coordination with the local community, may prepare plans for a specific area in conformance with the Regional Plan. The authority and requirements for this Area Plan are provided in Chapter 13 (Area Plans) of the TRPA Code of Ordinances.

Sustainable Communities Strategies
California’s Senate Bill 375 (SB 375) requires metropolitan planning organizations to develop regional land use and transportation policies to reduce greenhouse gas (GHG) emissions from cars and light trucks in order to meet targets established by the California Air Resources Board’s Regional Targets Advisory Committee. SB 375 calls for each metropolitan planning organization to develop a Sustainable Communities Strategy (SCS) identifying the transportation, land use, and housing strategies that will reduce regional GHG emissions. The TRPA/TMPO adopted Regional Transportation Plan serves as the Region’s Sustainable Community Strategy Plan.

The Tahoe Valley Area Plan is designed to be consistent with the TRPA Regional Transportation Plan and the SCS by providing a framework for implementing land use and transportation practices to reduce GHG emissions. These strategies include creating a mixed-use, pedestrian and transit-oriented land use pattern, providing for alternative modes of transportation and encouraging a variety of housing types within close proximity to transit, services and employment centers.

2.2 State of California
The Tahoe Valley Area Plan is designed to meet State of California requirements for specific plans and to facilitate the implementation of development goals and policies by establishing zoning districts, standards and criteria for development, and to set the distribution, location and extent of planned land uses consistent with the adopted City General Plan.

2.3 City of South Lake Tahoe
The City of South Lake Tahoe must adhere to both TRPA plans and regulations adopted pursuant to the Compact and to California State law, to the extent that State laws do not conflict with the Compact. Under the Compact, TRPA addresses general regional matters, while the City retains its power over purely local matters. The City can adopt more strict regulations than TRPA and can regulate matters over which TRPA has no authority.

General Plan (2011)
The City of South Lake Tahoe General Plan designation for Tahoe Valley is Town Center (TC). This designation provides for a mixture of uses, including tourist accommodation, commercial, intensive recreation, high-density residential, and mixed-use residential. This designation is applied to areas that are currently developed as commercial/visitor centers, have excess land coverage, where vertical mixeduse projects are appropriate, and are near commercial, employment, transit, and public services. The City’s General Land Use Diagram is depicted in Figure 3. 1640
Legal Authority and Regulatory Setting 9 Amended August 28, 2024 The overall purpose of the Town Center is to:
 Provide for the orderly, well-planned, and balanced growth of the Town Center and support the area’s role as an important commercial, tourist, and recreation center that provides full services to residents while appealing to visitors.
 Promote the Town Center as a pedestrian- and transit-oriented, mixed-use activity center and a gateway to an outdoor tourism recreational destination and expand its role as an economic center for residents of 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 residents and visitors.  Establish development and design standards that improve pedestrian- and transit-orientation and the visual quality of development and that will create unified, distinctive, and attractive community character.

The General Plan includes the following policies that are directly applicable to the Tahoe Valley Area Plan:

Policy LU-2.2 directs the City to periodically update and implement the four community plans, of which Tahoe Valley is one, as a way to focus development commodities and revitalization efforts.

Policy LU-2.7 directs the City to transform the Tahoe Valley area into an attractive gateway commercial district that serves both residents and visitors.

Policy LU-2.9 defines Tahoe Valley as one of the City’s nodes that is targeted for future development and revitalization.

Policy LU-2.10 encourages the use of incentives to create a compact, mixed-use, transit-oriented, and higher-density development pattern within the Tahoe Valley area.

Policy LU-2.11 designates the Tahoe Valley as a primary area in the City for resident-serving commercial uses, workforce housing and affordable housing. Furthermore, the policy encourages transforming the area into a contemporary, pedestrian-oriented, mixed use, commercial service district served by a transit center and alternate transportation opportunities.

Policy LU-2.13 designates the Tahoe Valley area as a social and economic center that includes a variety of housing types, mixed-use development, recreational or social gathering spaces, cultural uses, civic uses and facilities, and commercial services.

The development of the Tahoe Valley Area Plan is intended to meet the directive of the General Plan policies outlined above.

Sustainability Plan
The City of South Lake Tahoe adopted policies for sustainable development and “green” buildings in the Land Use Element of the General Plan. The policies call for creating a sustainable and energy-efficient built environment as a key vision of the City of South Lake Tahoe. The policies provide direction on the use of “green” building technology, energy efficiency, and strategies to achieve sustainable development practices.
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Legal Authority and Regulatory Setting 10 Amended August 28, 2024 The City has implemented specific strategies including providing streamlined permitting to encourage “green” building practices and instituting a plastic bag ban for grocery stores, food vendors, and retail establishments.

Climate Action Plan
The City adopted a Climate Action Plan (CAP) in 2020, setting carbon pollution goals for 2030 and 2040. 2030 has been identified as a key milestone year to achieve significant carbon pollution reductions to avoid the worst impacts of climate change. On June 21, 2022, the City officially adopted a science-based carbon pollution target, refining the originally estimated target established in Resolution 2017-026. This target establishes a reduction target of 59.2% from the 2018 baseline levels and aligns with the City's commitment to carbon pollution reduction and renewable energy goals. The CAP outlines a framework consisting of five overarching strategies, each encompassing specific actions. These strategies are categorized as follows: transportation, land use, water and solid waste, carbon sequestration and watershed health, and building energy. Under each strategy, a set of actions is identified to guide the City's efforts in addressing climate change and promoting sustainability.

The Tahoe Valley Area Plan incorporates policy and land use direction to advance CAP strategies to improve public transit, increase the use of electric vehicles, increase walking and biking, encourage highdensity mixed-use neighborhoods close to public transit, improve energy efficiency of buildings, reduce wildfire risk, and protect watersheds.

Plan Area Statements
Upon its adoption in 2015, the Tahoe Valley Area Plan replaced Plan Area Statement (PAS) 110, “South ‘Y’,” and a small portion of PAS 114, “Bonanza” (APNs: 32-141-02 and -18).

Updates to the plan in 2023 expanded the Area Plan boundary in three areas. To the southwest, parcels fronting US Highway 50 from the existing boundary line south to H Street, plus APNs 032-161-012, 032- 161-013, 032-161-009, and 032-161-008 (previously PAS 114) were incorporated. Seven parcels fronting Melba Drive were added so that the Area Plan is contained in this corner by the intersection of E Street and Melba Drive (previously PAS 114). The third area of expansion was the northeast corner of the plan area. All parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave shall be included up until the existing Area Plan boundary, in addition to APN 023-221-020 north of Eloise Ave (previously PAS 111).

Standards and Guidelines
The City of South Lake Tahoe and TRPA have jointly adopted Standards and Guidelines that include citywide design standards, guidelines, and specific design standards for the three previously adopted Community Plans.

The citywide design standards and guidelines, as well as specific design standards tailored towards the Area Plan are incorporated in the Tahoe Valley Area Plan and will provide design guidance for the plan area.

Smart Growth Principles
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Legal Authority and Regulatory Setting 11 Amended August 28, 2024 In August 2005, the South Lake Tahoe City Council endorsed a set of Smart Growth Principles for possible inclusion in the City General Plan for South Lake Tahoe. These principles are organized under the following headings:
● Land Use
● Transportation
● Community Livability
● Governance
The Tahoe Valley Area Plan is designed to implement the City’s smart growth principles by encouraging a land use pattern that focuses on walkable, compact mixed-use centers, with access to transportation choices while preserving open spaces and critical environmental areas. 1643
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SECTION 3
Existing Conditions
This section describes the existing physical conditions within the Tahoe Valley plan area, both natural and human made. The Tahoe Valley area has been extensively altered by human activity and development since it was first settled in the late 1800s. The present pattern of development in the area has evolved primarily since the 1950s. The conditions summarized in this section act as opportunities or constraints (or sometimes both) to development, redevelopment, and conservation of resources within the plan area.

This section is organized into the following topics: Land Use, Economic Conditions, Transportation and Circulation, Public/Quasi-Public Facilities and Services, Natural Resources and Cultural Resources, Open Space, and Health and Safety.

3.1 Economic Conditions
The economy of South Lake Tahoe is largely dependent upon tourism, which fluctuates seasonally. The lodging industry at the South Shore has experienced substantial difficulties over the past 10 years. The number of annual rooms rented has declined 35 percent. More recently, a slight uptick has been observed in 2010/2011, and reports indicate 2011/2012 also showed slight improvements. However, these figures are still substantially lower than the levels seen in 2001/2002 and before, which translates into less local revenue generated as well as fewer job opportunities. (TTD, 2013).

The Tahoe Valley area is largely dominated by strip commercial development along South Lake Tahoe’s key corridor (US 50). Shortcomings of this type of development include the area’s many curb cuts for driveways, relatively small and fragmented parcels, stand-alone structures, older motels struggling to be profitable, and lack of continuous sidewalks, bike paths, landscaping, and other amenities. In addition, this type of development pattern is difficult and costly to modify. South Lake Tahoe also has a strict regulatory environment created around the need to protect the environment in the Tahoe Basin, which adds to the challenges of redevelopment.

In summary, there is a clear need to revitalize the physical appearance and accessibility of 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.

4. Tahoe Valley is the gateway neighborhood for South Lake Tahoe, and includes various commercial uses such as clothing stores, factory outlets, automotive supply stores and dealerships, drug and liquor stores, restaurants, and supermarkets. These uses occupy structures ranging in age and physical condition, from the 1890’s to present day construction.

When Measure T was passed in 2018, commercially zoned parcels in the Tahoe Valley Area Plan became one of the limited areas in South Lake Tahoe where vacation home rentals are allowed. This exception, however, only applies to commercially zoned properties within the Area Plan as of 2017. Areas later rezoned to commercial are not eligible for vacation home rental permits. Additional restrictions to eligibility for a Vacation Home Rental permit are included in Appendix C.

Table 1
Existing Land Use
Land Use Acres Percent of Acreage
Residential 47.1 12.6%
Tourist 13.0 3.5%
Commercial 145.3 38.9%
Public 19.2 5%
Quasi-Public 8.2 2.2%
Recreation 3.3 0.9%
Vacant Private 31.3 8.4%
Vacant Public 15.3 4.1%
Open Space 20.2 5.4%
Roads and Infrastructure 71.1 19.0%
TOTAL 374 100%
Source: TRPA GIS, March 2023.

Residential
Based on 2013 TRPA data, the plan area includes a total of 37.2 acres of residential land, of which 16.1 acres are single-family homes, 16.3 acres are multi-family, and 3.8 acres are mobile homes. The area adjacent to the Barton Hospital in particular contains a diverse range of housing types, including single and multi-family dwellings, senior care facilities, and mobile homes. The age and quality of these structures vary widely. The Industrial District contains a number of residential units, which are nonconforming under an industrial designation. The residential units in the plan area, for the most part, tend to be lower-priced rentals rather than owner-occupied housing. 1648
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Non-Residential
The plan area contains a wide array of commercial uses, most of which are located in commercial centers along the highways. The plan area does have several major commercial centers surrounding the Y intersection. These include a center anchored by Raley’s supermarket, The Crossings at Tahoe Valley outlet store center, and commercial retail property occupied by a TJ Maxx. The area east of the Y intersection along Lake Tahoe Boulevard contains a car dealership, hardware store, and a tire sales and repair center.

The plan area also contains a mix of light industrial uses concentrated primarily in the northern part of Tahoe Valley. These uses include small-scale manufacturing, a solid waste transfer and recycling facility, auto repair shops, warehousing, wholesale, and other light industrial service uses. Many of these businesses are adjacent to residential uses.

Public and quasi-public uses are discussed in detail under Public/Quasi-Public Facilities and Services.

Vacant Lands
In 2014, approximately 18.1 acres (5.4 percent) of the plan area were vacant and privately owned. These vacant lots are not concentrated in any one part of the plan area, rather they are scattered throughout the plan area. At the time of the 2024 amendments, there were 31.3 acres (8.4%) of vacant private owned land. The main contributor to this increase was the addition of the Emerald Bay Connection Corridor District.

Publicly-Owned Open Space
The plan area contains a number of (5.4 percent, 20.2 acres) of publicly-owned vacant open space parcels.

These properties are owned by the United States Forest Service, California Tahoe Conservancy, or City of South Lake Tahoe and are subject to various use and development restrictions based on which agency owns the property and the manner in which the property was acquired.

California Tahoe Conservancy Asset Lands
The California Tahoe Conservancy (CTC) owns seven (7) parcels, totaling 16.9 acres, in the plan area that are considered “asset lands” and may be available for development. The CTC’s overall land inventory totals 4,677 parcels accounting for more than 6,500 acres, of that total there are 17 Conservancy-owned properties throughout the basin that are regarded as “asset lands.” Asset lands are parcels which are not essential to carrying out Conservancy goals, which could have significant market value, and which are not otherwise restricted from disposal by law or Board policy. In fact, some asset lands, at the time of acquisition, were identified for possible future transfer or sale. The CTC defines these classes of lands as “Area Plan or Town Center Asset Lands.” These area plan asset lands are considered to be developable lands, or portions thereof, in highly urbanized areas that could support sustainable, compact development or other uses consistent with the Goals and Policies of the Regional Plan and local area plans (CTC, 2014).

There are a total of 17 area plan asset land parcels located basin-wide with 6 of those located within the boundaries of the Tahoe Valley Area Plan. The Tahoe Valley Area Plan asset lands account for approximately 16.4 acres. almost of the parcels are vacant except for one located on Tata Lane, developed as an offsite parking lot, and two parcels used for Sugar Pine Village affordable housing projecy. 1649
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Commercial Floor Area
TRPA regulates the rate and timing of growth within the region, including commercial floor area (CFA).

TRPA requires an allocation from the City or from TRPA prior to constructing a project or commencing a use that creates additional CFA. TRPA also allows transferring and reconfiguring legally existing commercial floor area. The Tahoe Valley plan area contains approximately 1,161,000 square feet of existing developed CFA. An additional 15,000 square feet of CFA will be made available by the City for use upon adoption of the Tahoe Valley Area Plan.

Lake Tahoe Airport Land Use Compatibility Plan
As part of the land use planning process mandated by the Division of Aeronautics and the California Airport Land Use Planning Handbook, several Airport Land Use Commissions (ALUCs) have been formed throughout the state to prepare and administer an Airport Land Use Compatibility Plan (ALUCP) for each public-use airport in the state. The City of South Lake Tahoe has been named as the administrator of the Lake Tahoe Airport. As such, the City operates as its own ALUCP and the City adopted an ALUCP in August of 2019.

The policies contained in the ALUCP are designed to promote compatibility between the Airport and surrounding land uses to the extent that these areas are not already devoted to incompatible uses. As adopted, the ALUCP policies provide the foundation through which the ALUC can execute its duty to review land use development in areas around the airport.

All of the land within the Tahoe Valley Area is within the ALUCP Airport Influence Area. Much of the Area Plan is in Safety Zone 6, which is the least restrictive Safety Zone. A small southeastern portion of the Area Plan (e.g., Barton Hospital) lies within Safety Zone 3. The Horizontal Surface, located over the plan area is located at 6,419 feet elevation, 98 feet above the highest point in the Area Plan. 1650
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3.3 Transportation and Circulation
Roadways
The Tahoe Valley plan area is served by a variety of arterial, collector, and local streets. The existing road network is shown in Figure 6.

The highway and street networks within the plan area are largely dominated by US Highway 50 (Lake Tahoe Blvd.) and State Route (SR) 89 (Emerald Bay Rd.). 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. East of the “Y” intersection, US Highway 50 is also Lake Tahoe Boulevard.

Along most of its 1.5-mile length within the plan area, Lake Tahoe Blvd is a five-lane arterial road with a continuous two-way left-turn median lane that transitions to dedicated left-turn pockets at major intersections. In addition to Lake Tahoe Blvd, a 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 adjacent neighborhoods as well as access to the Area Plan’s Industrial District and Hospital District.

A well-functioning transportation and circulation system is necessary to address peak hour congestion.

The existing road network is relatively limited and experiences high traffic volumes during peak visitor periods.

Level of Service
TRPA’s Regional Plan Goals and Policies and Regional Transportation Plan, as well as the City’s General Plan, 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 Regional Plan and City General 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.

The US 50/SR 89 intersection is operating at LOS C while US 50 roadway segments are operating at LOS E during the summer Friday evening peak hour (TRPA, 2012).

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, 2012).

Curbs and Gutters
The City has historically required curb and gutter improvements only for projects requiring the issuance of a Special Use Permit. As a result, much of the Tahoe Valley plan area contains a discontinuous system 1653
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of curbs, gutters, and roadside stormwater infiltration. Along US 50, Caltrans has recently constructed a water quality improvement project that resulted in the installation of curbs and gutters from the Y intersection to E Street. Curbs and gutters are also scheduled to be installed on SR 89 from the “Y” intersection heading north in 2014 and on US 50 from the “Y” intersection to Trout Creek in 2016. “Y” Intersection
The “Y” intersection commonly refers to the intersection of US 50, SR 89, and Lake Tahoe Boulevard.

During peak tourist periods high traffic volumes and weather-related reductions in roadway capacity or vehicle speeds, westbound traffic on US 50 south of the “Y” to form queues that back through the “Y” and east on US 50. This is primarily due to a merger of two westbound lanes to a single lane when high volumes of traffic is leaving the Tahoe Basin in a short period of time. While the frequency and length of queue conditions vary year-to-year and records of queue periods are not kept, it is reasonable to estimate that queues form one to three hours per day on roughly 20 days per year for a total of roughly 50 hours per year (CSLT, 2005).

The intersection was improved in 2009 with restriped lanes, improved signalization and an improved rightturn “bypass lane” for the northbound-to-eastbound and the westbound-to-northbound movements, separated from through traffic by a raised island.

Parking Facilities
Most private commercial and industrial businesses provide off-street parking for employees and patrons.

However, many of these properties do not meet current parking requirements of Chapter 6 of the City Code. This forces many people to park on roadways and unpaved areas which creates a problem for snow removal and street sweeping equipment. There are presently no off-street publicly-owned parking facilities within the plan area.

Pedestrian and Bicycle Facilities
The City of South Lake Tahoe’s bicycle network is made up of three classes of bicycle facilities (classified by the California Department of Transportation), as follows:
• Class I Shared Use Paths. These paths provide a completely separated right-of-way for the exclusive use of bicycles and pedestrians with cross-flow from vehicles minimized. Existing Class I facilities in the Area Plan are limited, consisting of relatively short segments south and east of The Crossing at Tahoe Valley at the “Y” intersection and a facility crossing the Upper Truckee River just to the north of US 50 in the eastern end of the Area Plan. A nearby Class I facility follows SR 89 to Camp Richardson and Spring Creek, starting at the northern end of Eloise Avenue at 15th Street. In 2022, a Class I facility was constructed along the south side of Lake Tahoe Blvd from Viking Way to the “Y” intersection.
• Class II Bike Lane. Class II facilities provides a striped lane for one-way bicycle travel on a street or highway. Within the Area Plan, these facilities are provided along Tahoe Keys Boulevard, Helen Avenue, Melba Drive, B Street, C Street, 10th Street, Lake Tahoe Boulevard west of the “Y” intersection, and US 50 from the “Y” intersection just beyond E street. • Class III Bike Route. As with Class II facilities provides for shared use with bicycle or motor vehicle traffic, typically on lower volume roadways. Class III facilities are typically provided along lowvolume streets to minimize the potential for conflicts between bicyclists and motorists. In the 1654
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Area Plan, Class III routes are designated along Eloise Avenue and SR 89 north of the “Y” intersection. This route connects to the Class I path that roughly parallels SR 89 to Camp Richardson and beyond.

The Tahoe Valley plan area contains various Class I, II, and III Bicycle Routes (Figure 6). Where bike facilities are not provided it is common to see pedestrians and bicyclists using the street right-of-ways to navigate the community.

Transit Services and Facilities
South Lake Tahoe, including the Tahoe Valley plan area, is served by Tahoe Transportation District (TTD) fixed route bus service, seasonal recreation routes, and Amtrak buses. A senior van service assists many area seniors in getting to appointments and running errands. The routes of these various transit services are shown in Figure 6.

All fixed route bus stops within the plan area have benches, while some of the stops also provide shelter for bus users. The City has been coordinating with the Tahoe Transportation District on installing additional bus shelters along US 50 as funding becomes available.

The Y Transit Center is located at the southwest corner of the Y intersection. This center is one of two City-owned transit centers and provides a transfer point for transit users on Tahoe Transportation District’s fixed-route bus services. The transit center is also served by Amtrak buses connecting to the Capitol Corridor train route in Sacramento.

South Lake Tahoe Airport
The Tahoe Valley plan area is located approximately one mile northwest of the Lake Tahoe Airport. The airport, which is a general aviation airport owned and operated by the City of South Lake Tahoe, contains a single north-south 8,541 foot long runway. The airport facility includes a commercial passenger terminal, 169 plane tie-down spaces, and a 57-unit hangar and storage complex.

According to the airport administration, aircraft presently based (2014) at the airport consist of 22 single engine, three multi-engine aircraft, and three helicopters. There were 23,540 annual operations counted by the FAA tower in 2010 (FAA Air Traffic Activity System [ATADS] http://aspm.faa.gov/opsnet/sys/Airport.asp).

3.4 Public/Quasi-Public Facilities and Services
This section describes the public and quasi-public facilities and services located in the Tahoe Valley plan area. In addition to these, the area hosts several cellular towers, offices for local power and gas suppliers, day care centers, places of worship, and social service organizations.

Water and Wastewater Services
Water service within the Tahoe Valley plan area is provided by the South Tahoe Public Utilities District (STPUD) and Lukins Brothers Water Company (Lukins). STPUD provides water service to the majority of the plan area. Lukins provides water services to parcels located north of Emerald Bay Road and west of Dunlap Drive.
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STPUD is a California Special District established in 1950. The 27,000-acre service area covers the South Shore of Lake Tahoe from Emerald Bay on the west, Christmas Valley on the south, the California-Nevada state line to the east, and Lake Tahoe to the north. The District’s water supply comes entirely from 20 active municipal wells that pump groundwater from the Lake Tahoe Basin. The District maintains one pump station and one active groundwater well within the plan area.

The Lukins Brothers Water Company is a private water purveyor established in 1942 which is governed by the California Public Utility Commission. It provides service to approximately 200 customers within the Tahoe Valley plan area including businesses (75 percent), single-family (5 percent) and multi-family (20 percent) dwellings.

Wastewater collection service within the Tahoe Valley plan area is provided by STPUD. STPUD collects and treats wastewater from businesses and residents within the District’s service area, which encompasses approximately 42 square miles and includes the City of South Lake Tahoe and unincorporated area of El Dorado County within the Tahoe Basin. The District’s wastewater collection/treatment/recycling processes include a maximum 7.7 million gallons per day (mgd) advanced secondary operation serving 17,000 customers. The District’s collection system and wastewater treatment plant produces an average dry day rate of 4.3 mgd, 100 percent of which is recycled. Flows are conveyed to the District’s Wastewater Treatment Plant (WWTP). The District’s WWTP, last expanded in 1989, has a capacity 7.7 mgd. Treated effluent is exported 26 miles to Harvey Place Reservoir in Alpine County (STPUD, 2007 & 2014).

Electricity Services
Liberty Utilities provides electrical services to the plan area. Service is primarily transmitted over existing overhead lines along collector and local streets and underground along arterials (i.e., US 50, SR 89 and Lake Tahoe Boulevard). Liberty Utilities’ office is also located within the Area Plan on Eloise Avenue.

Gas Services
Natural gas service in the Tahoe Valley area is provided by Southwest Gas, which has been providing gas to the South Lake Tahoe area since 1963. Southwest Gas is regulated by the California Public Utilities Commission for the service they provide in California.

Telephone and Cable Services
AT&T, Verizon, and T-Mobile provide telephone and cellular service to the plan area. Charter Cable provides cable television, phone and internet services under a franchise agreement with the City. Three cellular towers are located within the plan area.

City of South Lake Tahoe Facilities
 City Services Center. Located at 1052 Tata Lane, this facility is owned by the City and houses the Development Services Department
 Public Works Department. The Public Works Department offices are located at 1740 D Street.

Vehicle maintenance is completed by the Fleet Services Division at 1700 D Street and 1691 Shop Street.
 Information Technology. The City’s IT Department operates from 1700 D Street. 1656
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 Fire Station #3. Located at 2101 Lake Tahoe Boulevard, this facility is owned by the City and is one of three fire stations that serve South Lake Tahoe. This station serves the Tahoe Valley area with response times between three and five minutes.
 Transit Center. The transit center, owned by the City of South Lake Tahoe and located at the “Y” intersection, provides shelter and a transfer location for the TTD bus system, and a pickup/dropoff point for Amtrak buses.

El Dorado County Facilities
 El Dorado County Department of Transportation. Located at 924 Emerald Bay, this privatelyowned facility is rented by the County.  El Dorado County Health and Human Services Agency. Located at 1900 Tata Lane, this office includes the Mental Health, Public Health, Community Services, and Social Services divisions.

State Facilities
 California Tahoe Conservancy (CTC). Located at 1061 Third Street, the Conservancy is an independent State agency within the State Resource Agency. It was established in its present form by State law in 1984 to develop and implement programs through acquisitions and site improvements to improve water quality in Lake Tahoe, preserve the scenic beauty and recreational opportunities of the region, provide public access, preserve wildlife habitats, and manage and restore natural lands. Conservancy staff is housed in a privately-owned, rented building.

Federal Facilities
 Lake Valley Post Office. Located at 950 Emerald Bay Road, this post office provides post office boxes for the 96158 zip code and full postal services to customers out of a privately-owned rented building.
 Tahoe Resource Conservation District. Located in a privately owned building at 870 Emerald Bay Road, the Tahoe Resource Conservation District promotes the conservation, stewardship and education of the Lake Tahoe Region’s natural resources.

Barton HealthCare System Facilities
Barton Memorial Hospital has served the South Lake Tahoe community since 1963 as a regional medical center. Part of the Barton HealthCare System, Barton Hospital is South Lake Tahoe’s largest medical facility and largest employer (900 employees). The hospital and its associated medical clinics and emergency medical centers perform approximately 3,180 surgeries (2,800 within the City limits and 380 outside the City limits) and 20,000 emergency visits per year (Lyn Barnett, per. comm. 4/17/2014).

South Tahoe Refuse
South Tahoe Refuse has franchise agreements with the City of South Lake Tahoe, El Dorado County, and Douglas County for the collection and transportation of solid waste to processing and/or disposal facilities.

This includes waste from all residential, commercial, and industrial properties, including recyclable 1657
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material. These facilities support the processing of this waste before its ultimate disposal outside of the Tahoe Basin. South Tahoe Refuse operates the following facilities:
 Administrative Office/Transfer Station/Materials Recovery Facility/Resource Recovery Facility/Tahoe Basin Container Service. All located at 2140 Ruth Avenue.  Recycling Center. Located at 2192 Ruth Avenue.
 Truck parking, fueling, and wash facility. Located at 2143 Ruth Avenue.

3.5 Natural and Cultural Resources
Natural resources within the Tahoe Valley plan area include the Upper Truckee Rive; two ephemeral streams; natural and landscaped vegetation; stream environment zones; and views of distant mountain ridgelines. The plan area includes three drainage basins including the Tahoe Valley system that runs south of the “Y” intersection, which is directly connected to the Truckee River. The other two drainage basins drain into the Tahoe Keys Lagoons before being released into Pope Marsh. Many properties contain excess coverage over the Bailey land capability limitations.

Native vegetation consists primarily of Jeffrey pine and white fir trees with little understory vegetation on high-capability lands and willows and grasses on low-capability lands. Many of the developed parcels are also landscaped with native vegetation. Stream environment zones within the plan area generally have been disturbed.

Land Capability and Stream Environment Zone
The land capability system established by Bailey is the basis of the land coverage standards and limitations set forth in Chapter 30 of the TRPA Code of Ordinances. Chapter 30 uses land capability districts (LCDs) ranging from class 1 to 7 that assign a percentage of allowable land coverage in a designated LCD area as identified below:
 Land capability classes 1a-c and 2 are not suited for urbanization or intensive forestry use, but are suited for open space, conservation areas, and low-intensity recreation.  Land capability class 3 is not suited for urbanization but is suited for forestry and low-density housing use.
 Land capability classes 4, 5, 6, and 7 include land suitable for urbanization and other uses.

Tahoe Valley is predominately flat, and according to the TRPA’s mapped land capability map, mostly comprised of high capability lands (LC 4 – 7) suitable for redevelopment and infill with SEZ areas associated with drainage in the Upper Truckee River hydrologic area. In 2015 The City contracted with a soil scientist to conduct area specific investigation and field analysis. The analysis concluded that portions of the SEZs that run through the Area Plan account for a smaller portion than that depicted in the original Land Capability Overlay Map. A revised map was prepared and adopted with the Tahoe Valley Area Plan. The revised map indicates three primary areas of environmentally sensitive or SEZ lands accounting for approximately 50.7 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 the revised land capability, just over a tenth (13.6%) of the plan area is SEZs with the remaining areas being high capability lands (86.4%). Table 1658
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2 below provides an accounting of revised land capability district in the plan area. This issue is discussed in further detail in Section 10, Natural and Cultural Resources.

Table 2
Mapped Land Capability District
Land Capability District Total Acreage Percent
1B 50.7 13.6%
4 3.9 1.0%
5 24.1 6.5%
6 4.6 1.2%
7 290.3 77.7%
Totals 373.6 100.0%
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 48.3% (180.5 acres) of the Tahoe Valley plan area is covered with impervious coverage. Hard coverage accounts for 46.8% (173 acres) and soft coverage accounts for 2.5% (9.4 acres). Most of the plan area’s existing coverage are parking lots (54.1%); the remainder is equally divided between building structures (22.4%) and paved roadways (22.0%). Just over three-fourths of existing coverage (156.7 acres, 85.7%) is located on highcapability lands with the remaining quarter located in SEZs (26.1 acres, 14.3%). 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 39.7 2.1 40.4 89.0 173.0 374 45.8%
Soft 0.0 0.7 0.0 8.6 9.3 2.5%
Totals 39.7 2.8 40.4 97.6 180.5 48.3%
Percent 22.0% 1.6% 22.4% 54.1%
Existing Land Coverage by Land Capability District (acres) Land Capability Total Impervious Percent Impervious
1B 26.1 14.3%
4 0.2 0.1%
5 8.1 4.4%
6 0.5 0.3%
7 148.0 81.0%
Totals 182.8 100.0%
Source: TRPA GIS Impervious LiDAR Dataset, 2010.
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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.

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 1660
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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.

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.

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 National Pollutant Discharge Elimination System (NPDES) permit is required to reduce the baseline pollutant load within their jurisdiction by the amounts shown in Table 4.

Table 4

LOAD REDUCTION TARGETS FOR THE TAHOE TMDL
Pollutant 5-Year
Milestone 2016
10-Year
Milestone 2021
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 2016, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Update Report which was subsequently incorporated into the City’s NPDES permit. The City’s load reduction requirement through 2026 under the NPDES permit is shown in Table 5.

Table 5
CSLT 2026 LOAD REDUCTION REQUIREMENTS
Parameter Baseline Load
(lbs./year)
Required Percent
Reduction
Required Load
Reduction (lbs./year)
Allowable Load
(lbs./year)
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Fine Sediment Particle
(mass)
476,677 34% 162,070 314,606
Fine Sediment Particles
(# of particles)

2.38E+19 34% 1.58E+19 1. 57E+19
Total Phosphorus 2,020 21% 424 1,596
Total Nitrogen 8,034 19% 1,526 6,508
Source: Lahontan Lake Tahoe Municipal NPDEs Permit, Board Order R6T-2022-0046, NPCESA NO. CAG616001 The City completed development of a Pollutant Load Reduction Plan, defining a path to compliance with the requirements to reduce pollutant loading to Lake Tahoe from urban stormwater runoff. The goal of the Load Reduction Report was to identify feasible and cost-effective actions to meet anticipated targets.

In September 2021, the City Council received a draft of the 2021 City of South Lake Tahoe Pollutant Load Reduction Plan which documents the City’s proposed approach and timeline for meeting the 2026 load reduction targets set forth in the City’s NPDES permit, which was then submitted to Lahontan in October, 2021 and must be updated and resubmitted September, 2023. 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 In 1989, the contaminant tetrachloroethylene (PCE) was first found in drinking water wells near the intersection of Highways 50 and 89 (the “Y” Area). The PCE remains in groundwater and forms a contaminant plume believed to cover more than 400 acres. PCE is a manmade chemical that was used from the early 1960s through the mid-1980s as a solvent for dry cleaning clothes and degreasing metal.

Presently, five public drinking water wells have been impacted by the South “Y” PCE Plume. When PCE is detected in a well, the well is shut down and treatment is added to remove the contaminant, or an alternative source of drinking water supply is provided.

The South “Y” Plume extends north from the South “Y” to the Tahoe Keys, and toward Lake Tahoe.

Groundwater used by wells operated by the Lukins Brothers Water Company (LBWC) and Tahoe Keys Property Owners Association (TKPOA) have been impacted by the plume. During the 1990s, the South Tahoe Public Utility District (STPUD) installed a treatment facility to remove PCE from four drinking water wells. Today, three of the wells have been destroyed and the remaining well is currently not used. In 2009, TKPOA installed a treatment system to remove PCE from groundwater at one of its wells. In 2014, Lukins discovered PCE in two wells and immediately stopped using them. All three drinking water systems are interconnected, and the water providers have the ability to share water and are working together to ensure the entire community has access to reliable and safe drinking water.

The Lahontan Regional Water Quality Control Board is the state regulatory agency overseeing the enforcement and cleanup of contaminated groundwater. Lahontan has conducted numerous investigations to determine the source of PCE and is working with the responsible parties to determine the total extent of the contamination and approaches to resolve the issue, through either remediation or treatment. The South Tahoe water providers are working together to develop and implement short-term fixes and long-term solutions to provide clean drinking water while the underlying issues with the groundwater PCE plume are being addressed.
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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
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
03221118W11 Active Airport Well
03305021W11 Active Stalls Building
Source: TRPA Source Water Assessment Map, December 1999. 1663
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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
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
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1. Timber Stand improvement

2. Grazing

3. Range pasture management
Watershed Improvements

1. Runoff control
Shore zone

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 CA-Eld2240-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 “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 1665
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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 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 1666
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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 2015 2019 Needed for Attainment
1 11.0 11.0 12.0 12.0 12.0 12.0 12.0 13.0 +2.5
35 7.0 7.5 7.5 7.5 8.0 8.5 8.5 9.5 +6.0
36A1 0.0 0.0 0.0 10.5 13.0 13.0 13.0 13.0 +2.5
Source: TRPA 2019 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 2019 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. The 2019 Threshold Evaluation noted the following improvements that have been made in the Tahoe Valley area. • Construction of sidewalks and rock retaining walls along Lake Tahoe Boulevard and sidewalks along Emerald Bay Road.
• Replacement of the amusement park with the Hanger Beer Garden and façade improvements on the existing structure.

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:
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 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.

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 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 CNEL 1668
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standard for the Tahoe Valley Area Plan is 60, except for the Healthcare District, where 55 CNEL is the standard, and the Commercial Mixed-Use Services where the standard is 65. The maximum CNEL for the SR 89 and US 50 corridors is 65 CNEL. No one activity, nor combination of activities, is allowed to exceed the applicable CNEL level. CNELs are calculated pursuant to Chapter 68 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 ALUCP for Lake Tahoe Airport (adopted August 2019), the 50 and 55 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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Vision and Guiding Principles 44 Amended August 28, 2024 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 1676
Vision and Guiding Principles 45 Amended August 28, 2024 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-serving shops and services that also appeal to visitors;
 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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Land Use and Community Design 46 Amended August 28, 2024 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 mixed-use residential development.

Town Center Core (TC-C)
1678
Land Use and Community Design 47 Amended August 28, 2024 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 ground-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 and recreation uses such as day use areas.
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Land Use and Community Design 48 Amended August 28, 2024 Emerald Bay Connection Corridor (EB-CC)
The Emerald Bay Connection Corridor District allows for higher-density residential development adjacent to the town center. This transitional area of mixed uses is compatible with scenic restoration, the intensity of Highway 50/89, and residential uses. Permissible uses are drawn from those allowed in the adjacent Bonanza Plan Area Statement (114), in which these parcels were previously included, as well as the Gateway District. Permissible uses include residential, tourist accommodation, neighborhood compatible commercial uses, and public service. This district is a potential location for a mobility hub to provide offsite parking and transit services within the region.

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 Zones 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.
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2. Multi-Residential Units: The multi-residential unit designation determines which areas are eligible for the transfer of residential development rights.

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 pedestrian-oriented 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 Land Use Compatibility Plan for the Lake Tahoe Airport.

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. 1681
Land Use and Community Design 50 Amended August 28, 2024 Policy LU-2.1 – Mixed Uses
Promote mixed land uses within 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. Vertical mixed-use projects are especially encouraged within the Town Center Core district, along Lake Tahoe Blvd/US 50 and Emerald Bay Road/SR 89.

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 as demonstrated in the 2016 South Lake Tahoe Design Guidelines. Mountain architecture features the use of pitched roofs, natural colors in darker shades, 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-3.7 – Building Rehabilitation
Encourage redevelopment through demolition, reconstruction, rehabilitation, remodeling, or other aesthetic improvement of buildings and signage.
1682
Land Use and Community Design 51 Amended August 28, 2024 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.

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, residentserving 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 Diversity
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-5.6 – 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. 1683
Land Use and Community Design 52 Amended August 28, 2024 Policy LU-5.7 – Viewshed
Maximize views of the surrounding trees and mountains from the “Y” intersection through appropriate site and building design.

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.

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 District (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.

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 Commercial Mixed-use Services District in a manner that is compatible with increasing residential uses.
1684
Land Use and Community Design 53 Amended August 28, 2024 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.

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.
1685
Land Use and Community Design 54 Amended August 28, 2024 1686 Economic Development 55 Amended August 28, 2024
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
Provide City-owned CFA for purchase for mixed-use developments in the Town Center and for redevelopment or improvements to a distressed or blighted properties.

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, 1687
Economic Development 56 Amended August 28, 2024
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.

Policy ED-1.6 – Commercial Floor Area Exceptions
Where a primary use falls under "participant sport facilities," "amusement, recreation, and entertainment facilities," or the like, commercial floor area shall not be required for the following spaces and those of similar nature:

A. Performing stage and orchestra area
B. Area of play in a sporting facility (playing fields and courts, pool area, roller- or ice-skating rink, weight room, etc.)
C. Lanes in shooting or archery ranges, bowling alleys, etc.

Policy ED-1.7 – Designated Special Events Area
The City shall pursue special event designations for the Crossings (APN 023-231-025), the TJ Maxx/Blue Zone center (APN 023-421-001), and the Tahoe Valley Greenbelt. A keystone of this effort is identifying an entity to oversee events. The City shall continue to work with community members and business owners to identify this body.

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 non-profit 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
Maintain the Commercial Mixed-Use Service District as a secondary industrial area, while reducing interference with residential uses.

Policy ED-3.2 – Modernization
Support the modernization of the existing industrial uses in the Commercial Mixed-Use Service District so they are less polluting, less obtrusive to neighboring uses, and consume less energy. 1688
Economic Development 57 Amended August 28, 2024
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
The 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 or City 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.

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
1689
Housing 58 Amended August 28, 2024
SECTION 7
Housing
This section supplements the Housing Sub-element 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:
 Additional coverage and height for housing developments serving high-demand markets.
 Access to the City’s banked coverage pool to offset excessive coverage mitigation fees and for transfer of coverage (see Policy NCR-7.2).
 Allow density bonuses for projects eligible under California state law.  Provide Residential Units of Use at no cost for the development of accessory dwelling units.
 Provide development rights and land coverage at no cost for multi-family residential projects and mixed-use projects containing multi-family residential units when the project is in the Town Center.
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Housing 59 Amended August 28, 2024
 Provide sewer units at no cost for residential projects, where at least 50% of the newly constructed units are deed restricted to accommodate low, very low, and moderateincome families.

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.

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.). 1691
Housing 60 Amended August 28, 2024
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
Encourage residential and nonresidential mixed-use projects in the Town Center Core District.

Residential uses shall be located above ground 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.

Goal H-4: Preservation of Existing Housing
Ensure no net loss of existing long term housing units.

Policy H-4.1 – Mitigation for Reduced Housing Units
When multi-family properties are redeveloped to lower density residential uses, commercial uses, or tourist accommodation uses, require one-for-one mitigation of the lost units within the Tahoe Valley plan area.

Policy H-4.2 – Retaining Long Term Rentals
Prohibit single-family dwellings that are the result of redevelopment on sites where a higher density previously existed from operating as short-term rentals. 1692
Transportation and Circulation 61 Amended August 28, 2024 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, and 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 – “Wayfinding” 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 for continued improvements to US 50 and SR 89 by installing bike lanes; enhancing bike facility treatments such as green paint, buffers and signage; installing and maintaining pedestrian sidewalks and sidewalk lighting.

Coordinate and support TRPA in implementation of the SR 89 Corridor Plan. 1693
Transportation and Circulation 62 Amended August 28, 2024 Policy T-1.4 – Truck Routes
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 and South Avenue.

Policy T-1.8 – Healthcare District
Coordinate with Barton Healthcare on the Campus Master Plan to ensure that any proposed roadway modifications or abandonments 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
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 near the Town Center Core to serve surrounding uses at the “Y” intersection and transit connections to other destinations.

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 conflicts between pedestrians, bicycles, and 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.
1694
Transportation and Circulation 63 Amended August 28, 2024 Policy T-2.5 –Alternative Parking Demand
Allow projects to reduce their parking requirements provided the project offsets parking demand through additional parking management and/or contributions to shared parking facilities, public transportation and/or right of way improvements.

Policy T-2.6 Parking for Affordable Housing
Establish reduced parking requirements for affordable housing projects that are not exempt from parking requirements by state law.

Policy T-2.7 Parking Benefit District
Conduct public outreach and studies to determine the feasibility of establishing a parking benefit district to facilitate development of shared public parking facilities and parking management within the district.

Policy T-2.8 Tahoe Valley Mobility Hub
Conduct public outreach and a feasibility analysis of developing a parking hub and identify priority locations to facilitate a park-once environment.

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-3.5 –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 1695
Transportation and Circulation 64 Amended August 28, 2024 alternative crossings, that create safe passage across US 50 for pedestrians and cyclists south of the “Y” intersection.

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, recreation uses, 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 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 snow berms.

Policy T-4.4 – Bicycle Parking and Storage
Install bicycle racks or lockers at all public parks, gathering areas, shared parking facilities, and transit centers. Require them in all new private developments and changes of use or tenant improvements.

Policy T-4.5 – Bike Route Improvement
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 maintain and implement a Safe Routes to School Master Plan. Washington Avenue, Third Street, and D Street are potential safe routes to school. 1696
Transportation and Circulation 65 Amended August 28, 2024 Policy T-4.8 – South “Y” Intersection Enhancements
Coordinate with Caltrans to enhance and maintain combined bike lane/turn lanes, intersection crossing markings, and colored pavement to clearly demark auto and bicycle travel lanes and improve bicycle safety at the South “Y” intersection .

Policy T-4.9 – Longevity of Bikeway Improvements
Encourage practices that increase the longevity of bike path improvements, such as recessed paint or thermoplastic paint.

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
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 where appropriate.

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 to convey traffic and parking conditions at recreation facilities located on SR 89 between the Y intersection and Emerald Bay.

Policy T-5.7 – Funding for Expansion of Transit
Continue to partner with South Shore Transportation Management Association, Tahoe Transportation District, Tahoe Regional Planning Agency, and other partners to identify new and existing funding sources to expand and electrify fixed-route bus services, micro-transit services, and other transit options.
1697
Transportation and Circulation 66 Amended August 28, 2024 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.

Transportation and Circulation Strategies
Improvements Description Lead Agency
US 50 and SR 89
Improvements 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)
South “Y” Intersection Bike Lane Stripping. Maintain recent bike lane updates to the "Y" intersection, including the combined bike lane/turn lane, intersection crossing markings, CSLT with

CALTRANS
coordination
1698
Transportation and Circulation 67 Amended August 28, 2024 Transportation and Circulation Strategies
Improvements Description Lead Agency
and colored pavement for enhancement of public safety and clear delineation of auto and bicycling travel lanes.

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
Bicycle Transportation Signage System: Continue
coordination with the Lake Tahoe Bicycle Coalition to develop and implement a consistent, functional bicycle transportation system that serves the commuting needs of employees,
LTBC
CSLT
1699
Transportation and Circulation 68 Amended August 28, 2024 Transportation and Circulation Strategies
Improvements Description Lead Agency
students, business owners, shoppers, and tourists in the South Shore. The intent of the program is to implement a consistent way-finding signage system and provide trailside amenities such as benches and tool stations that can safely and efficiently deliver cyclists and pedestrians to services, places of employment, and recreation opportunities.

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 Paths, Lanes
and Routes
Improvements
Bike Lane: Sign and stencil Class III bike routes as depicted in Figure 13 of the Tahoe Valley Area Plan. While progress has been made, it is an ongoing effort to maintain lane striping and paint as the lifespan is significantly reduced by snow removal activities.

CSLT
Implement complete streets roadway design standards for Tahoe Keys Blvd. The project is awaiting funding and is estimated to begin in 2028.

CSLT
South Lake Tahoe Bus Shelters: Continue support of the
Tahoe Transportation District’s 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
Completed Transportation and Circulation Strategies
Since the initial adoption of the Tahoe Valley Area Plan in 2015, the following transportation and circulation improvements have been implemented.

Improvements Description Completed
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,
2014
1700
Transportation and Circulation 69 Amended August 28, 2024 Caltrans installed a 3- to 4-foot shoulder for a Class II bike lane and provided curbs, gutters, and sidewalks.

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.

CALTRANS,
2018
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.

CALTRANS,
2016
Tahoe Keys Intersection Improvements: Install a right turn lane on US 50 at the Tahoe Keys Intersection.

CALTRANS,
2018
Bike Paths,
Lanes, and
Routes
Improvements
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.

CSLT, 2014
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
2016, 2018
1701
Transportation and Circulation 70 Amended August 28, 2024 1702 Public/Quasi-Public Facilities and Services 71 Amended August 28, 2024 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 quasi-public 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.
1703
Public/Quasi-Public Facilities and Services 72 Amended August 28, 2024 Goal PS-3: Power
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. 1704
Natural and Cultural Resources 73 Amended August 28, 2024 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.
1705
Natural and Cultural Resources 74 Amended August 28, 2024 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.

Policy NCR-5.1 – Stormwater System
Construct the Tahoe Valley Water Quality Improvement Project as part of the Greenbelt Project 1706
Natural and Cultural Resources 75 Amended August 28, 2024 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 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 1707
Natural and Cultural Resources 76 Amended August 28, 2024 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 Remains 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 – 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-7.3 – 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. 1708
Natural and Cultural Resources 77 Amended August 28, 2024 Policy NCR-7.4 – 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.

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 landscaped 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 to 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:
1709
Natural and Cultural Resources 78 Amended August 28, 2024 Scenic Quality Improvement Strategies
Improvements Description Lead
Agency
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
 Utility Lines
CSLT,
ongoing
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
Completed Scenic Quality Improvement Strategies
Since adoption of the Tahoe Valley Area Plan in 2015, the following strategies have been completed.

Improvements Description Completed
US 50 and SR 89 Install curbs, gutters, sidewalks, streetlights, and landscaping to provide a “clean edge” along the roadway.

CSLT with

CALTRANS
1710
Natural and Cultural Resources 79 Amended August 28, 2024 coordination,
2016, 2018

STREAM ENVIRONMENT ZONES
There has been extensive disturbance of SEZs in the planning area. The opportunities to implement areawide 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 part of the construction of the Tahoe Valley Greenbelt
and Tahoe Valley Water Quality Improvement Project.

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
Completed Stream Zone Restoration Strategies
Since adoption of the Tahoe Valley Area plan in 2015, the following strategies have been completed.

Improvements Description Complete
SEZ Restoration 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 in the Tahoe Valley area (Figure 15). Utilize the updated Land Capability Map and coordinate with the California Tahoe Conservancy to CSLT, CTC, 2015
1711
Natural and Cultural Resources 80 Amended August 28, 2024 prioritize the removal of development and coverage from delineated SEZs.

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
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 inspections for construction, commercial, industrial, and municipal sites as 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 CSLT
1712
Natural and Cultural Resources 81 Amended August 28, 2024 Water Quality Improvement Strategies
Improvements Description Lead
Agency
high pollutant loads, and implement other actions to reduce pollutant loads.

Completed Water Quality Improvement Strategies
Since the initial adoption of the Tahoe Valley Area Plan in 2015, the following water quality improvements have been completed.

Improvements Description Completed
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,
2014
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 was completed in 2016.

CALTRANS,
2016
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.

CALTRANS,
2018
1713
Natural and Cultural Resources 82 Amended August 28, 2024 1714 Natural and Cultural Resources 83 Amended August 28, 2024 1715 Natural and Cultural Resources 84 Amended August 28, 2024 1716 Recreation and Open Space 85 Amended August 28, 2024
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. 1717
Recreation and Open Space 86 Amended August 28, 2024
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 for rent 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.
1718
Recreation and Open Space 87 Amended August 28, 2024
Policy REC-2.4 – Tahoe Valley Greenbelt
Construct the Tahoe Valley Greenbelt Project as a 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. 1719
Recreation and Open Space 88 Amended August 28, 2024
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 eco-tourism recreation destination to access the City’s CFA pool.

CSLT
1720
Recreation and Open Space 89 Amended August 28, 2024 1721 Recreation and Open Space 90 Amended August 28, 2024 1722 Safety and Noise 91 Amended August 28, 2024
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 Airport Land Use Compatibility Plan (ALUCP) 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.

Ensure that landscape plans in new and rehabilitated structures conform to defensible space requirements of Section 4291 of the California Public Resources Code. 1723
Safety and Noise 92 Amended August 28, 2024
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; 1724
Safety and Noise 93 Amended August 28, 2024
 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 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 of 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. 1725
Incentive and Mitigation Program 94 Amended August 28, 2024 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 1726
Incentive and Mitigation Program 95 Amended August 28, 2024 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.

Land Coverage Incentives
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.
 Coverage exemptions for non-permanent structures and utility installations 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.  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 1727
Incentive and Mitigation Program 96 Amended August 28, 2024 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.

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

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

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.

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
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.
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Incentive and Mitigation Program 97 Amended August 28, 2024 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 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
Residential Bonus Units from TRPA are available for use in Town Centers. 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. 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.

Residential Units of Use
The City of South Lake Tahoe has set aside Tourist Accommodation Units for conversion to Existing Residential Units of Use for the construction of accessory dwelling units. The units are available at no cost and are provided on a first come-first-serve basis to eligible applicants.

The City of South Lake Tahoe has set aside Tourist Accommodation Units for conversion to Multi-Family Residential Unit of Use for the construction of multi-family projects. The units are available at no cost and are provided on a first come-first-serve basis to eligible applicants.

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
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Incentive and Mitigation Program 98 Amended August 28, 2024 Residential bonus units from the TRPA Pool are available as development transfer matchesfor 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.

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 footprint.  Residential projects that voluntarily achieve third-party certification are eligible for the following:
o Priority plan check, over all other projects, by all City Departments. o Priority on the residential allocation waiting list.
o Recognition at a televised City Council meeting and on the City Website.  Commercial projects that voluntarily achieve third-party certification are eligible for the following:
o Priority plan check, over all other projects, by all City Departments. o CFA allocation from the City’s unallocated CFA pool.
o Recognition at a televised City Council meeting and on the City Website.

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

Conversion of Use
Pursuant to TRPA Code of Ordinances, Chapter 51, existing development rights consisting of commercial floor area, tourist accommodation units, and residential units of use may be converted from one development right to another provided the conversion complies with the provisions of Chapter 51. 1730
Incentive and Mitigation Program 99 Amended August 28, 2024 When a Tourist Accommodation use is to be converted to a Residential use, TRPA Code of Ordinances Section 31.4.5 shall apply.

Density
Mixed-use projects in conforming area plans may be developed to the maximum density allowed per the TVAP for each use.

Regarding legal, non-conforming tourist and residential densities, TRPA Code of Ordinances Section

31.4.6 shall apply.
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References A1 Amended August 28, 2024

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.
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References A2 Amended August 28, 2024
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. 1733
South Lake Tahoe Design Guidelines B Amended August 28, 2024

APPENDIX B
South Lake Tahoe Design
Guidelines
The South Lake Tahoe Design Guidelines shall serve as additional context and examples of the intention of standards in Appendix C, Development and Design Standards. 1734
South Lake Tahoe Design Guidelines
March 8, 2016
Final
Draft
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PREPARED FOR:

City of South Lake Tahoe
Tahoe Regional Planning Agency

SOUTH LAKE TAHOE DESIGN GUIDELINES
Final Draft, March 8, 2016
PREPARED BY:

Design Workshop
Bull Stockwell Allen Architects

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.

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 the Department of Conservations, or its employees.

The Strategic Growth Council and the Department of Conservation make no warranties, express or implied, and assume no liability for the information contained in the succeeding text.

Photography and diagrams not available through public domain are by Design Workshop, Inc. and are ©D.A.

Horchner/Design Workshop images unless otherwise acknowledged throughout the Design Guidelines.

Cover images: Red Hut image courtesy of Ben Fish; other images are ©D.A. Horchner/Design Workshop.

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March 2016

CONTENTS
SECTION 1: INTRODUCTION 1
PURPOSE & INTENT 2
APPLICABILITY 2
DOCUMENT ORGANIZATION 3
SECTION 2: SITE DESIGN GUIDELINES 5
GENERAL SITE DESIGN 6
GRADING AND DRAINAGE 8
BUILDING PLACEMENT 10
PARKING 14
BICYCLE PARKING 18
VISUAL SCREENING 19
PEDESTRIAN CIRCULATION 20
PUBLIC PLAZAS AND OPEN SPACE 22
SECTION 3: BUILDING DESIGN GUIDELINES 25
BUILDING DESIGN AND ARTICULATION 26
ROOFS 38
BUILDING HEIGHT 42
GREEN BUILDING 42
SECTION 4: LANDSCAPE DESIGN GUIDELINES 45
SECTION 5: EXTERIOR LIGHTING DESIGN GUIDELINES 53
SECTION 6: SIGNAGE DESIGN GUIDELINES 61
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ii March 2016
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Section One: Purpose and Organization | 1
1 The South Lake Tahoe Design Guidelines (Guidelines) provide visual imagery in order to support and clarify the intent of the City of South Lake Tahoe design standards. The Guidelines were developed to help project applicants and their designers understand the community’s desired visual character and appearance for South Lake Tahoe. They apply to all projects except single family and multi-family residential projects within the City of South Lake Tahoe.

The Guidelines were developed as part of a collaborative outreach process. Community members were invited to take part of three public workshops and two online surveys. The first meeting and online survey focused on understanding what types of buildings, signage and landscape elements best represented the type of mountain architecture the community desired for South Lake Tahoe. The second meeting and
online survey provided a venue for community members to comment on the Draft Design Guidelines. Survey and meeting results indicated that participants felt the imagery provided represented their desired aesthetic character for South Lake Tahoe. At the final public meeting the Final Draft Design Guidelines were presented, areas where the Draft Design Guidelines had been modified to respond to public input were identified and the community was provided another
opportunity to provide input.

SECTION ONE 1 INTRODUCTION
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Section One: Purpose and Organization March 2016
Purpose & Intent

PURPOSE & INTENT
The primary purpose of the South Lake Tahoe Design Guidelines (Guidelines) is to provide a visual tool to help guide project applicants on how to meet the required design standards in a manner that meets the desired aesthetic of the community. They are intended to assist landowners, developers, tenants and their consultants, such as architects, who propose any alteration, addition, construction, and/or development in understanding the basic design ideas related to the City of South Lake Tahoe’s (City’s)design standards in order to improve the area’s visual quality.

The Guidelines are not intended to inhibit innovative design or espouse one style of mountain design. They are intended to allow freedom of expression, innovation and creativity while developing built elements that are timeless or do not appear overly trendy. They provide an illustrative and descriptive tool for establishing and maintaining an overall unifying character and image for the entire community.

The goal of the Guidelines is to communicate design principles regarding how structures relate to the land, respond to climate, step with natural grades, and harmonize with the character of the surrounding landscape.

Since there is not a required theme or style of mountain architecture, it is all the more essential for structures to relate to each other through the use of design elements such as locally found materials, scale, fenestration, style, massing and exterior paint colors.

The Guidelines are intended to be an aid to enhance the existing visual quality and experience within the community and direct future development in ways that are responsive to the specific environmental conditions and natural setting of South Lake Tahoe. They were developed in conjunction with community input in order to establish parameters which align with the community’s objectives for mountain architecture and the desire for enhanced visual quality throughout the city.

The Guidelines describe how to aesthetically and sensitively execute applicable design standards and codes in a manner that is compatible with the mountain environment. For example, there are codes that set the parameters for height and coverage, however, they do not describe how to aesthetically and sensitively apply them to a site.

This manual provides the guidance to accomplish this.

APPLICABILITY
The Design Guidelines apply to all commercial, tourist, mixed use, public/institutional and industrial projects (including additions, remodeling, relocation or new construction). They do not apply to single and multi-family residential projects. The Guidelines will be used during City review of permit applications as additional criteria for project review and communication with project applicants.

The Guidelines relate to aesthetic consideration of project development. Nothing herein alters current codes or best management practices (BMPs) requirements. All regulations and guidance in the City of South Lake Tahoe City Code, applicable Area Plans, the Tahoe Regional Planning Agency (TRPA) Code of Ordinance, TRPA BMP Handbook and other applicable documents shall remain in effect.

The Guidelines are not intended as a “blueprint” for approval, rather they outline the important design elements and features which should be considered. The City will consider these Guidelines in reviewing projects.

Applicants are invited to submit creative and imaginative projects which build on these Guidelines and contribute to the overall character of South Lake Tahoe.

Individuals and entities proposing projects within the City of South Lake Tahoe should review these guidelines before initiating the design and development process. To facilitate project approvals, questions regarding the Guidelines, as well as other development-related questions, should be discussed with the City’s Development Services staff as early in the development process as possible. The Guidelines have been developed in accordance with the City Code and Area Plans and TRPA’s Code of Ordinances Design Standards and BMPs and are intended to further the broader goals and policies of the Regional Plan and the City’s General Plan.

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Document Organization

DOCUMENT ORGANIZATION
The Guidelines have been organized to correlate with the City’s citywide design standards and Area Plan design standards. They are presented in five sections:
• Site Design
• General Design
• Grading and Drainage
• Building Placement
• Parking
• Bicycle Parking
• Visual Screening
• Pedestrian Circulation
• Public Plazas and Open Space
• Building Design
• Building Design and Articulation
• Roofs
• Building Height
• Green Design
• Landscape
• Exterior Lighting
• Signage
Each section includes images, diagrams and illustrative examples in order to visually communicate how the Design Guidelines and existing city design standards can be met while developing a project that is compatible with the surrounding mountain environment. A summary of the section’s design objective is provided at the start of each section. Image captions are provided to further communicate the design idea presented by the images, diagrams and illustrations.

The Design Guidelines apply to all projects within the City of South Lake Tahoe except single and multi-family residential projects. The unique natural setting of South Lake Tahoe is the best starting point for developing the site and building design.

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Section Two: Site Design | 5

OBJECTIVE
Fit and blend man-made improvements into the topography and forest.

The way in which buildings and built elements relate to the land is an important factor in defining the character and enhancing the visual quality of South Lake Tahoe. The area’s natural setting with its forested mountains, crystal blue lake and fragile meadows are South Lake Tahoe’s most important features. This section describes design guidelines for site work elements including grading and drainage, building placement, parking areas, pedestrian circulation, and public plazas and open spaces in order to ensure that the character of South Lake Tahoe is maintained.

SECTION TWO 2 SITE DESIGN
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Site Design: General Site Design

LIMIT NEW DISTURBANCE AND KEEP EXISTING TREES, BOULDERS AND NATURAL ELEMENTS Site buildings and paved areas over existing disturbance to ensure the least amount of new site disturbance as possible.

Retain existing natural features such as rock outcrops, trees and topographic features.

Rock outcroppings and other natural
elements should be incorporated
into site design and public areas.

SD1 SD2
SD3
©Vance Fox.com; Ward Young Architects and Clark and Sullivan Construction B-10
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Section Two: Site Design March 2016
Site Design: General Site Design

MAINTAIN AND HIGHLIGHT VIEWS OF THE MOUNTAINS, FORESTS AND LAKE Orient site features to capitalize and highlight views of the surrounding mountain and lake landscape.

Site buildings and structures to maintain views of the mountains and lake.

Organize and design buildings to maintain ridgeline and forest canopy views.

Underground new utilities along
commercial corridors in order to
reduce visual distractions and
enhance views of the surrounding
landscape.

Buildings and site elements should
be organized to preserve lake views
of significant size to make a greater
visual impact when viewed from
public areas.

SD4 SD5
SD7
SD6
SD8
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Section Two: Site Design March 2016
Site Design: Grading and Drainage

GRADING AND

DRAINAGE

OBJECTIVE
Work with existing topography so
that built elements appear to be an
extension of the existing natural
forms or nestle easily within the
landscape setting.

The most aesthetically pleasing
mountain towns are those that
appear to nestle into their setting,
working through and around the
landscape instead of perching
on top of it. The intent of these
guidelines is to foster grading which
results in built work that appears
to sit easily within the landscape
instead of being imposed upon it.

Preserving existing trees and incorporating naturally functioning systems into the site design is integral to the establishing the aesthetics of the place.

Minimize grading and work with existing topography to minimize the use of retaining walls and integrate buildings into the site.

SD9
SD10
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Section Two: Site Design March 2016
Site Design: Grading and Drainage
Revegetate graded slopes. Smoothly merge graded areas into existing terrain and undulate the
graded surface to mimic existing
landforms. Do not create sharp
transitions with a flat graded
surface.

Gracefully blend stormwater
features into the look and feel of
the surrounding terrain. Do not use
sharp transitions or flat slopes that
do not appear natural.

Design graded areas to appear as natural landforms. Smoothly merge graded areas into the existing terrain. Undulate slopes to mimic the surrounding landscape.

Natural drainage courses and existing drainage patterns should be protected.
x
x
SD11 SD12
SD15
SD13
SD14
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Section Two: Site Design March 2016
Site Design: Building Placement
20’
20’ - 50’

RURAL TRANSITION URBAN
20’
20’ - 50’

RURAL TRANSITION URBAN

BUILDING PLACEMENT

OBJECTIVE
Organize buildings in such a way
that respond to and take advantage
of Tahoe’s natural setting while
reinforcing the character of
pedestrian and public areas in order
to optimize visitor and resident
enjoyment of outdoor spaces.

Building placement has a powerful
impact on the perceptions
of visitors and residents.

Consideration should be given to all
the aspects of the site: the physical
characteristics, environmental
conditions and social expectations
to determine the arrangement
and location for buildings that will
provide the greatest benefit. The
guidelines for siting of buildings are
intended to encourage designs that
respond to the natural setting.

Because each building’s
relationship to the street impacts
the character and function of
pedestrian areas, the guidelines
also encourage designs which
reinforce the character of public
areas and optimize visitor and
resident enjoyment of outdoor
spaces. Well organized buildings
can create comfortable pedestrian
plazas, promote walkability,
encourage commerce, improve
building performance and reinforce
community identity.

Site buildings at setback lines to create visual interest along the road corridors, allow for substantial landscape areas and pedestrian walkways.

Modulate buildings to avoid creating a long row of buildings.

Locate corner buildings at the setbacks in order to create a strong street presence, define the pedestrian realm and encourage pedestrian activity. AREA PLAN LOCATIONS CITY-WIDE LOCATIONS

ROADWAY
VARIES

ROADWAY
SD16
SD17
SD18
Image courtesy of Tahoe Donner Cross Country Ski Center; Tahoe Donner Association, Dale Cox Architects
Image courtesy of BSA Architects
B-14
1748
Section Two: Site Design March 2016
Site Design: Building Placement
Building placement should not intrude on or diminish the views of mountains or the lake as seen from public spaces and roadways.

Seating, outdoor dining and public gathering areas can be incorporated within the setback area.

SD19
SD21
SD20
B-15
1749
Section Two: Site Design March 2016
Site Design: Building Placement

RELATIONSHIP TO PUBLIC SPACES AND OTHER BUILDINGS
Cluster buildings where appropriate to create desirable and comfortable public outdoor spaces.

Site buildings in a manner that complements adjacent buildings.

Infill building placed to coordinate
with existing adjacent development
and complement architectural
style.

SD22
SD23
Image courtesy of www.pachd.com
B-16
1750
Section Two: Site Design March 2016
Site Design: Building Placement

RELATIONSHIP TO PEDESTRIAN MOVEMENT AND ACCESS
Provide covered entries.

Highlight building entries through
architecture and landscape.

Site buildings so their spatial relationship provides for and promotes pedestrian access.

Orient the entry and major façade of commercial buildings toward the primary street frontage.

Place building entries and frontage toward the primary linear street frontage to encourage and support a pedestrian environment.

SD24 SD25
SD26 SD27
SD28
Image courtesy of www.
crystal-lodge.com
B-17
1751
Section Two: Site Design March 2016
Site Design: Parking

PARKING

OBJECTIVE
Provide convenient parking that is
not visually obtrusive and does not
impact pedestrian movement.

Parking with its related vehicular
circulation and access points
establishes the pattern of
movement for trucks and
automobiles and influences
pedestrian and cyclist movement.

The point where a driver enters or
leaves a site affects both a project
and the community as a whole.

The guidelines focus on siting and
designing parking areas which
do not dominate views from the
roadway and public areas and
encourage pedestrian movement
by minimizing vehicular/pedestrian
conflict areas and creating
opportunities to park once and walk
to multiple destinations.

Parking located behind a building or on an interior side has less visual impact from the street in order to create a cohesive pedestrian environment and building frontage.

Divide parking into smaller lots to decrease the view of large parking expanses.

SD29
SD30
B-18
1752
Section Two: Site Design March 2016
Site Design: Parking

USING LANDSCAPE AND EXISTING TREES TO BREAK UP PAVING AREAS Incorporate islands of adequate size between parking areas to visually break up long lengths of parking as well as provide areas for snow storage that are out of the public rights of way.

Incorporate existing trees into
parking lot design and provide
adequate buffer to maintain and
enhance plant health.

Integrate boulders into the
landscape design where appropriate
to prevent parking in landscape
areas.

Best management practices (BMPs), such as infiltration basins, can be incorporated into parking areas as part of landscape areas and offer an aesthetically pleasing and lower cost alternative to conventional stormwater treatment strategies.

Integrate landscaping and barriers that prevent parking outside of designated areas as part of the overall parking and landscape design.

SD31
SD33
SD35
SD32
SD34
B-19
1753
Section Two: Site Design March 2016
Site Design: Parking

VISUAL SCREENING
Incorporate landscaping in the setback area to screen parking from the street. Utilize informal planting strategies to create a more naturalized appearance of landscaping.

Utilize landscaping to screen
underground parking that extends
above natural grade.

The use of vertical separation,
landscape and fencing can help
screen parking areas from the road.

Buffer parking from neighboring residential uses with fencing.

Fencing can be incorporated as part
of the landscape elements used to
screen parking from the roadway.

SD36
SD38
SD40
SD37
SD39
B-20
1754
Section Two: Site Design March 2016
Site Design: Parking
BUSINESS #1 BUSINESS #2

SHARED PARKING

ENCOURAGING PEDESTRIAN MOVEMENT
Encourage walkability and a park once atmosphere by providing shared parking and shared parking access points.

Locating access drives from side
streets and alleys fosters pedestrian
movement along the primary street
corridor by reducing the number
of times vehicle and pedestrians
interface.

Pedestrian walkways through parking areas provide a safe place for people to walk away from moving vehicles and should be separated from the building by a landscape area.

SD41
SD43
SD42SECONDARY ROAD

PRIMARY ROAD

BUSINESS
B-21
1755
Section Two: Site Design March 2016
Site Design: Bicycle Parking

BICYCLE PARKING

OBJECTIVE
Encourage active transportation
use with secure and convenient
facilities.

Bicycle trail connections in
combination with bike-friendly
amenities help encourage use of
alternative modes of transportation.

Locate bike racks so they are visible to encourage use and enhance security.

Locate bike racks so they do not
obstruct pedestrian movement.

Incorporate long-term bike parking to serve people staying at a site for over four hours. Long-term bike parking can be provided indoors when possible.

Locate bike racks within close proximity to the main building entry.

SD44
SD45 SD46
SD47
B-22
1756
Section Two: Site Design March 2016
Site Design: Visual Screening

VISUAL SCREENING

OBJECTIVE
Minimize the visual impacts of
parking and service areas.

The architectural design of a
project shall include elements
that screen from public view all
external mechanical equipment,
including refuse enclosures,
electrical transformer pads and
vaults, satellite receiving disks,
communication equipment and
utility hardware on roofs, buildings
or the ground.

Utilize site planning and building placement and design to minimize the visibility of parking, utilities, and service and maintenance areas from public rights of way.

Design dumpster enclosures using materials and finishes consistent with the building architecture to unify the appearance of site structures and help protect visual quality. Screen dumpster enclosures that are visible from the street with landscaping. Dumpsters should be covered whenever possible to prevent precipitation from entering the dumpster, mixing with contents and then leaking out.

Utilize a combination of fencing, walls and landscaping to provide attractive visual screening.

SD48
SD49
SD50
B-23
1757
Section Two: Site Design March 2016
Site Design: Pedestrian Circulation and Design

PEDESTRIAN

CIRCUL ATION AND
DESIGN

OBJECTIVE
Encourage safe and easy
pedestrian movement within a site
and between adjacent properties.

The design of the circulation
system on a site is critical to
creating safe travel routes between
parking areas and building
entrances. The guidelines identify
the need for creating clearly
defined and aesthetically pleasing
circulation systems within and
between project sites and providing
connectivity to nearby transit stops
and citywide pedestrian circulation
systems.

Circulation systems should be separated from vehicular areas and provide convenient connections to pedestrian areas.

Integrate project walkways with the existing and planned active transportation network, community areas and transit.

Create an interesting and inviting pedestrian environment with walkways and shared use paths that are separated from the roadway.

Provide for pedestrian circulation
within the site and between adjacent
properties.

SD51
SD52
SD53
SD54
Image courtesy of Ben Fish
B-24
1758
Section Two: Site Design March 2016
Site Design: Pedestrian Circulation and Design
Provide internal pedestrian
connectivity to buildings, parking,
open spaces and public amenities.

Design walkways for year-round circulation.

Separate walkways from vehicular
areas in parking lots.

Provide wider sidewalks in heavily
used commercial and tourist areas
to accommodate higher numbers
of pedestrians and provide
opportunities for outdoor dining.

Sidewalks shall be provided along the full length of buildings that feature customer entrances.

SD55
SD57
SD56
SD58
SD59
B-25
1759
Section Two: Site Design March 2016
Site Design: Public Plazas and Open Space

PUBLIC PL AZAS AND

OPEN SPACE

OBJECTIVE
Create comfortable and desirable
public gathering spaces.

Great public places are settings
that bring people together—a
place to see and to be seen. They
provide a sense of character to
the surrounding buildings and
provide places for people to relax
and enjoy themselves. They can
serve as focal points and add to
an area’s visual enhancement. The
guidelines describe the importance
of designing high quality spaces
that consider the surrounding
landscape and scenic elements
while providing for human comfort
and visual interest.

Provide desirable and comfortable public plazas. Site gathering spaces to take advantage of natural resources where possible.

Site public gathering spaces in locations with good solar exposure.

SD60
SD61
B-26
1760
Section Two: Site Design March 2016
Site Design: Public Plazas and Open Space
Site public gathering spaces where they are visible from the public street or other on-site pedestrian areas.

Use high quality plants, hardscape and pedestrian features that create an inviting atmosphere.

Locate outdoor dining areas where solar exposure will maximize the opportunity for a comfortable year-round experience.

SD64
SD63
SD62
B-27
1761
Section Two: Site Design March 2016
Site Design: Public Plazas and Open Space
Enhance the site’s comfort and aesthetics through the use of seating, public art, shade, information kiosks and other amenities and design elements.

Provide pedestrian amenities in convenient locations, including benches and trash receptacles. Consider providing ski and snowboard racks in commercial areas near ski resorts, where appropriate.

SD65
SD66
Image courtesy of magazine.inspirato.com/featrued/family-time-in-vail-beaver-creek B-28
1762
Section Three: Building Design | 25

OBJECTIVE
Design buildings and structures that harmonize with the character of the surrounding landscape, avoid a bulky and “box-like” appearance, and contribute to the quality and character of the mountain community.

The building guidelines establish a quality and character for the built environment that reflects the area’s mountain setting and environmental conditions. These guidelines are not intended to restrict imagination, innovation or variety in design, but rather are intended to highlight design principles that can result in creative solutions that establish special characteristics for the built environment. Scenic and visual quality is not a question of style and therefore no specific architectural style or theme is proposed. The intent is to create design solutions that encourage a variety of architectural forms, scales, colors and materials that collectively fit within the natural mountain environment.

SECTION THREE 3 BUILDING DESIGN
B-29
1763
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

BUILDING DESIGN AND

ARTICULATION

OBJECTIVE
Building form, articulation, materials
and colors should be compatible
with the surrounding Tahoe
environment.

Building exteriors are typically
designed with clear distinction
between the three main building
components; the base, middle and
top. The base grounds the building
to the site through the use of
materials and forms that convey a
sense of weight and stability. The
base of a building is also the most
visually dynamic zone due to its
connection to the street level. The
building’s middle section should
incorporate materials, textures,
colors and detailing to provide
interest and articulation. The tops
of buildings are encouraged to be
capped with well-proportioned,
pitched roofs that act as the
uppermost unifying component.

Use gables, shed roof forms, cornices, balconies, roof terraces and other elements to step and articulate roof lines.

Buildings should have consistent architectural style and related detailing.

All elevations visible to the public should have a complementary level of detailing.

BD2
BD1
Image courtesy of BSA Architects
Image courtesy of Ben Fish
B-30
1764
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

BUILDING FORMS AND ARTICULATION
Use both horizontal and vertical articulation to reduce a building’s scale and mass.

Break up building facades with projections, recesses, piers, textured materials, trim and other architectural details to avoid a bulky or “box-like” appearance.

The visual mass of large buildings
should be broken up through the
use of elements such as roof forms,
gables, projections and arcades.

BD3
BD5
BD4
Image courtesy of Heavenly Village
Shopping; TahoeActivities.com
B-31
1765
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

BUILDING FORMS AND ARTICULATION
Differentiated materials is one way to visually separate the base floors from the upper floors.

Screen all mechanical equipment
from view.

Protruding overhead canopies create interesting architectural façades and provide protection from falling snow. x
BD6
BD8
BD7
B-32
1766
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

BUILDING FORMS AND ARTICULATION
Use brackets and overhangs to intercept sunlight and encourage building shadowing articulation where significant amounts of glazing is used.

Windows and doors should relate to the structural expression of the building.

The choice of quality, timeless materials is an investment in a place that will last for generations. Placement, shapes, materials, texture, details and colors should contribute to the overall building articulation. Design complex building forms with setback, overhangs, porches and varied skylines and avoid simple or monolithic forms.

Glazing should avoid large amounts
of reflective window planes without
suitable overhangs or other
mitigation.

BD9
BD10 BD11
©VanceFox.com; Walton Architecture and Engineering and Tahoe Mountain Resorts Image courtesy of Lexington Hotel B-33
1767
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

PEDESTRIAN LEVEL DESIGN AND DETAILING
Views into a hotel lobby or retail space are visually inviting.

The quality and character of each building should contribute to the overall public space and create pleasing, usable outdoor spaces.

BD12
BD13
B-34
1768
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

PEDESTRIAN LEVEL DESIGN AND DETAILING
Store front detailing should be scaled to the pedestrian.

Massing of building elements should emphasize pedestrian scale, create intricacy and detail in the built environment and prevent a cold or impersonal aesthetic.

BD14
BD15
©VanceFox.com; MWA Architects
B-35
1769
Section Three: Building Design March 2016

COLOR SUGGESTIONS
Building Design: Building Design and Articulation
Building colors shall draw from a natural palette in darker shades and minimize reflectivity. Avoid bright colors that compete with the natural surroundings and consider how the color may appear over large surface areas and in juxtaposition to other building materials. Use accent colors (maximum 10% of building face) for doorways, windows, graphics and storefront displays. Accent colors should complement base colors.

Building Facade Color Suggestions
Doors and Windows Color Suggestions
Varying the texture and scale of wall materials of appropriate color adds visual interest. Textures shall be incorporated throughout each structure, in both materials and in the form and detailing of the building. Materials should appear closer to their natural state rather than a manufactured state.

BD16
BD17
BD18
Image courtesy of BSA Architects
Image courtesy of BSA Architects
B-36
1770
Section Three: Building Design March 2016

USE OF NATURAL MATERIALS
Building Design: Building Design and Articulation
Textured Materials + Trim
Utilize natural building materials such as wood and stone to articulate design features. Natural stone can link building elements to the surrounding environment. The use of larger stone at the building’s base gives it an anchored and structural appearance. Metal elements are typically incorporated as accents.

Local Natural Palette
BD19 BD20
Image courtesy of BSA Architects Image courtesy of BSA Architects B-37
1771
Section Three: Building Design March 2016

SIMPLICITY IN FORM AND DETAILING
Building Design: Building Design and Articulation
Use metals and other contemporary materials sparingly. Simplicity in overall composition should be the goal.

Consider how metals and other contemporary materials relate to primary building materials such as wood and stone.

Remodels can enhance existing buildings by incorporating dormers for building articulation, adding windows and transparency to encourage pedestrian movement, and utilizing a neutral color palette that fits within the mountain landscape.

Incorporate metals and other more
contemporary materials as accents.

BD22
BD23
BD21
Image courtesy of BSA Architects
©Vance Fox.com; Ward Young Architects and Clark and Sullivan Construction B-38
1772
Section Three: Building Design March 2016

SIMPLICITY IN FORM AND DETAILING
Building Design: Building Design and Articulation
Materials which complement each other and respond to the natural surroundings can create a simple, seamless transition from building to landscape.

Use stucco sparingly and in combination with natural materials such as stone and wood.

Simplifying the number and
types of materials used allow for
greater emphasis to be placed on
construction details such as bracket,
joints and overhangs.

BD24
BD26
BD25
B-39
1773
Section Three: Building Design March 2016

DRAW FROM ELEMENTS OF HISTORIC ARCHITECTURE
Building Design: Building Design and Articulation
Consider old Tahoe heritage historical references and incorporate stone and other design elements in a manner which takes into account the building’s overall composition, massing and style.

Example of historic building from which to draw design elements and materials.

Examples of historic buildings from
which to draw design elements.

BD27
BD30
BD28
BD29
Image courtesy of BSA Architects
Image courtesy of Amangani; Amanresorts.com
Image courtesy of Esther Moineau;
TahoeActivities.com
Image courtesy of Esther Moineau;
TahoeActivities.com
B-40
1774
Section Three: Building Design March 2016
Building Design: Building Design and Articulation

MOUNTAIN ENVIRONMENT DESIGN
Authentic building materials such as stone and timber are consistent with traditional mountain architecture, but they may also be incorporated into more contemporary designs that also fit within the natural mountain environment.

Consider the importance of timelessness and do not create overly trendy designs that may quickly become dated.

BD31
BD33
BD32
©Vance Fox.com; Ward Young Architects and Clark and Sullivan Construction ©VanceFox.com; Sierra Nevada College
Image courtesy of John Hitchcock
B-41
1775
Section Three: Building Design March 2016
Building Design: Roofs
5/12 12/12
ROOFS

OBJECTIVE
Create varied, sloping roof-scapes
that complement natural forms and
Tahoe architectural traditions.

Roof design is important to snow
management as well as being
a major contributor to building
character. Roofscapes should
be considered not only for their
appearance from the pedestrian
level, but also from the view of the
overall skyline. South Lake Tahoe’s
alpine character and mountain
backdrop can be reinforced through
roof design.

Snow management shall be
considered during the design of the
architecture and landscape. The
effects of snow and ice buildup,
if improperly handled, can pose
risks to property and pedestrians,
and impose high maintenance and
snow removal costs.

Roof slopes shallower than 5:12 may be considered where they comply with snow load requirements, other design standards and guidelines, and provide architectural interest.

Pitch roofs that are no less than 5:12 and no more than 12:12 are preferred. Roof pitches below 5:12 may be considered on an individual basis.

BD35
Roof forms should be designed to minimize ice dams and damage due to snow creep (glacial action) and freeze/thaw cycles.

BD34
BD36
Image courtesy of BSA Architects
Image courtesy of Brent Bingham Photography; Tom Cole Architect Image courtesy of BSA Architects
B-42
1776
Section Three: Building Design March 2016
Building Design: Roofs

ROOF COLORS AND MATERIALS
Roof material and colors should minimize reflectivity and blend with natural surroundings. Utilize nonglare and earthtone finishes to minimize reflectivity for roofs, mechanical equipment and skylights.

Use snow clips and snow fences
where necessary. Consider retaining
snow on the roof to minimize the
impacts and liability of shedding
snow and increase building
insulation value.

Appropriate roof materials, colors and reflectivity should take their cue from the surrounding natural environment.

BD37
BD38 BD39
Image courtesy of BSA Architects
Image courtesy of BSA Architects
B-43
1777
Section Three: Building Design March 2016
Building Design: Roofs

ROOF FORMS
Mansard roof forms and flat roofs
should not be used.

The use of timbers and visible logs should appear consistent with the timbers’ structural properties and ability to support roof elements.

Different roof shapes, heights and slopes helps to break up the appearance of a large mass of the buildings.

Roof forms should be designed to protect public entry ways and pathways from ice and shedding snow without using energy consuming snow melt systems.

BD40
x
BD41
BD43 BD44
BD42
Image courtesy of BSA Architects Image courtesy of BSA Architects B-44
1778
Section Three: Building Design March 2016
Building Design: Roofs

ROOF ARTICULATION
Roof design should have a definitive “top” that steps or breaks the rectangular form. Modulated roof forms that are varied in height or broken with architectural features and roof design elements are encouraged.

Roofs offer the opportunity to include distinctive design elements to relate the building to the mountain setting and prevent “block-like” structures by breaking up the rectangular form.

Cornices, balconies and other elements should be used, where appropriate, to terminate rooflines and accentuate setbacks between stories.

BD45
BD46
BD47
©VanceFox.com; OZ Architects and Tahoe Mountain Resorts ©VanceFox.com; Tahoe Mountain Resorts, Faulkner Architects and Q&D Construction B-45
1779
Section Three: Building Design March 2016
Building Design: Building Height

BUILDING HEIGHT

OBJECTIVE
Create a built environment that
preserves views and visually
corresponds with the surrounding
mountain environment.

The skillful massing of building
elements should emphasize
pedestrian scale, create intricacy
and detail in the built environment,
and prevent a cold or impersonal
aesthetic. The guidelines for
building heights are intended
to prevent structures from
looming over the highway and
overshadowing the naturalistic
mountain aesthetic of the
community.

Establish a consistent building frontage through the use of a minimum 15’ height of the ground floor.

Relate building heights to open spaces to allow maximum sun and ventilation, protect from prevailing winds, enhance public views of surrounding mountains and minimize obstruction of view from adjoining structures.

BD48
BD49
B-46
1780
Section Three: Building Design March 2016
Building Design: Building Height
Ensure compatibility with adjacent
uses and viewsheds. Do not project
building above forest canopy, ridge
lines or detract from mountain or
lake views.

Roof overhangs, projections and
other architectural features can help
visually step a building back from
the street.

Height and scale of buildings should be compatible with that of surrounding development. New development height should “transition” from the height of adjacent development to the maximum height of the proposed building.

Step back building within a daylight plane along street frontages and adjacent residential areas to protect viewsheds, allow light and air, limit winter shading and preserve the pedestrian scale.

Ensure compatibility with adjacent uses. Provide additional buffering in addition to required setback for buildings permitted additional height.

BD50
BD52
BD54
BD51
BD53
Image courtesy of BSA Architects
Image courtesy of Scott Kennedy at Sierra
Tahoe Realty
Image courtesy of hannastepan.cz; stepan
B-47
1781
Section Three: Building Design March 2016
Green Building

GREEN BUILDING

OBJECTIVE
Minimize a building’s impact on the
environment while reinforcing the
natural harmony of the Lake Tahoe
landscape.

Incorporate durable buildings materials including the consideration of recycled materials and locally sourced building materials, e.g., stone and timber, when possible.

Reuse previously disturbed sites
and incorporate new technologies
to reduce the use of resources,
including energy and water.

Use sustainable building materials that support indoor environmental health, passive environmental systems are encouraged.

Exposed solar panels should be screened when possible and/or compatible with roof forms and the building’s architectural character. Solar shingles can also be incorporated as part of green building design.

BD55
BD57 BD58
BD56
BD59
Image courtesy of BSA Architects
Image courtesy of BSA Architects
Image courtesy of BSA Architects
Image courtesy of BSA Architects
B-48
1782
Section Four: Landscape | 45
SECTION FOUR 4 LANDSCAPE

OBJECTIVE
Create an aesthetically pleasing, maintainable landscape environment while continuously reinforcing a connection to the natural environment that defines South Lake Tahoe.

The design of landscapes should respond to the intended site function with consideration of issues such as safety, maintenance and desired aesthetic quality. In areas focused on commercial and tourist activities, the landscape should create an inviting environment for pedestrians. This may be accomplished by establishing a rhythm of elements that unify the streetscape, providing plazas and gathering spaces that respond to a site’s environmental factors and by screening undesirable views or framing impressive vistas. In contrast, undeveloped areas and areas abutting natural landscapes should incorporate plant materials spaced in natural-looking groups to seamlessly transition into the natural environment.

B-49
1783
Section Four: Landscape March 2016
Landscape

USE OF LANDSCAPE TO ENHANCE PEDESTRIAN AREAS, STREETSCAPES AND PUBLIC SPACES Utilize vegetation to create pleasant outdoor spaces, reduce glare and heat, deflect wind, muffle noise, prevent erosion and integrate buildings into the surrounding landscape.

Create a quality built environment with the inclusion of amenities such as street furnishing, plantings and artworks to enhance the places that people will walk, gather or recreate.

Incorporate combinations of shrubs,
groundcovers and boulders to
create an attractive edge between
the highway frontage and sidewalk
while not blocking views of the lake.

L1
L3
L2
B-50
1784
Section Four: Landscape March 2016
Landscape

USE OF LANDSCAPE TO ENHANCE PEDESTRIAN AREAS, STREETSCAPES AND PUBLIC SPACES Design landscapes to respond to seasonal environmental conditions to encourage outdoor spaces that are comfortable year-round.

Utilize ornamental and accent plant materials at building entries, exterior dining areas and pedestrian areas.

Landscape materials should
enhance the street environment and
commercial areas.

Consider the use of deciduous trees in street frontages of commercial areas to allow for seasonal solar access and enhance the pedestrian zone.

Incorporating evergreens as part
of the design of front yard setback
areas can help restore a natural
vertical element to the highway
streetscape and integrate buildings
into the surrounding landscape.

L4 L5
L7
L6
L8
B-51
1785
Section Four: Landscape March 2016
Landscape

USE OF LANDSCAPE TO ENHANCE PEDESTRIAN AREAS, STREETSCAPES AND PUBLIC SPACES Vegetate setback areas. Consider opportunities to exceed minimum requirements for the appearance of a more established landscape.

Maintain lines of site at intersections and driveways for vehicular traffic.

Integrate stormwater facilities and
bioswales as part of streetscapes,
parking areas and other landscape
areas. Landscaping should be
recessed to receive stormwater
runoff whenever feasible. Allowing
for stormwater to flow into and
infiltrate in landscape areas is
preferred.

L9
L11
L10
L12
B-52
1786
Section Four: Landscape March 2016
Landscape

USE OF LANDSCAPE TO ENHANCE PEDESTRIAN AREAS, STREETSCAPES AND PUBLIC SPACES Utilize opportunities to incorporate natural drainage features as part of the landscape design.

Incorporating groupings of plant
materials can add variety while also
organizing the landscape to facilitate
maintenance.

Consider the opportunity to incorporate pockets of color and seasonal interest as part of the design of public spaces.

L13
L15
L14
B-53
1787
Section Four: Landscape March 2016
Landscape

VISUAL SCREENING
Screen parking and service areas with landscape materials. Incorporate a mix of plant materials to avoid a “wall” affect.

Creating landscape berms with naturalized shapes and contouring should be considered as part of visual screening for parking and service areas.

Plant materials should be used
to help block the view of trash
enclosures from public areas and
roads.

L16
L18
L19
L17
B-54
1788
Section Four: Landscape March 2016
Landscape

PLANT SELECTION CONSIDERATIONS
Preserve groups of existing trees where possible to increase the likelihood of survival.

Utilize vegetation that is native or adapted to the region’s climatic conditions while also considering the plant material’s water needs. Limit ornamental species to accent plantings.

Select drought tolerant plant materials that are suited to the microclimatic variations in sunlight, soil and moisture conditions.

In snow storage areas and roof
shed zones, utilize plant materials
that are durable enough to handle
abuse from snow loading such as
herbaceous ground covers, grasses
or flexible stemmed shrubs that
grow back from their base such as
dogwoods.

Consider shade, sun exposure and
wind blocking during the selection
of trees.

L20 L21
L23
L22
L24
B-55
1789
Section Four: Landscape March 2016
Landscape

WATER CONSERVATION
Use efficient water methods, group plantings into similar hydro-zones, use low-water use plant material and use irrigation systems with moisture sensors to control and conserve the use of water.

Low water
zone (typ)
Play
Play Area
Area
High water zone
at entry and play
areas(typ)
Medium to low
water zones
around high
use areas(typ)
Consider maintenance and water
conservation/irrigation needs during
landscape design.

Irrigate plantings and provide
correct water levels to support the
long-term growth of landscape.

Drip and low-flow systems can
minimize irrigation inefficiencies
and evapotranspiration in order to
maximize the use of every drop of
Utilize turf grass only in focused, limited applications. water.

L25 L26
L27 L28
B-56
1790
Section Five: Exterior Lighting | 53

OBJECTIVE
Provide illumination for safety and security as well as enhancing the aesthetic appeal of a site.

Carefully designed lighting can reinforce the ambiance of streetscapes and public gathering areas as well as protect the night sky. These exterior lighting guidelines focus on limiting excess light, while still providing for safety and security and encouraging an enjoyable night time atmosphere for
community spaces.

SECTION FIVE 5 EXTERIOR LIGHTING
B-57
1791
Section Five: Exterior Lighting March 2016
Exterior Lighting

ACCENT LIGHTING TO ENHANCE AESTHETIC APPEAL
Illuminate areas necessary for safe and comfortable use and illuminate special features of a building or landscape to add to the aesthetic appeal of a site.

Accent landscape elements with down lighting with concealed fixtures or fixtures with lens hoods.

Use built in lighting and wall lighting to illuminate stairs and level changes.

Use lighting to accent features
such as entries, arcades, chimneys,
cornices, balconies, exterior
trusses, highly textured material,
knee braces, enriched architectural
facades or landmark features. Do
not light blank walls.

Accent lighting can be used to
accentuate building entries and
signage.

EL1 EL2
EL3
EL5
EL4
Image courtesy of Il Villagio Osteria
Image courtesy of lampsplus.com
B-58
1792
Section Five: Exterior Lighting March 2016
Exterior Lighting

ACCENT LIGHTING TO ENHANCE AESTHETIC APPEAL
Use exterior lighting to activate public pedestrian retail space.

Use pedestrian light poles that allow
for approved banners to encourage
an active pedestrian environment.

Banners should be replaced as
needed to maintain visual appeal
and avoid showing damaged or
faded banners. Plan for seasonal
lighting. Consider the need for
electrical outlets and incorporate as
part of site design features such as
tree wells, light poles and walls.

Utilize exterior lighting to accent architectural and landscape features and illuminate parking lots, streets and walkways. Seasonal lighting should only be used between November 1 and March 1 or as by approved permit.

Use lighting to enhance the pedestrian zone, public gathering spaces and private outdoor gathering areas.

EL6 EL7
EL8
EL9 EL10
B-59
1793
Section Five: Exterior Lighting March 2016
Exterior Lighting

ACCENT LIGHTING TO ENHANCE AESTHETIC APPEAL
Direct accent lighting downward to
illuminate landscape elements.

Wall lights may be incorporated as part of the design to both provide accent lighting and illuminate the walking surface.

The combination of pedestrian lights, architectural lighting and interior lighting can create a more inviting pedestrian environment. Avoid the tendency to over-light which can create bright spots that tend to make adjacent unlit areas seem even darker. Carefully design lighting to consider both architectural/accent and functional lighting in order to provide reasonable levels for safety and security.

EL11 EL12
EL13
B-60
1794
Section Five: Exterior Lighting March 2016
Exterior Lighting
NIGHT SKY PROTECTION: DIRECTING LIGHT
LIGHTING TYPES: CONSISTENT COLOR WITH TRUE COLOR RENDERING A consistent light color should be provided throughout a project and lighting that appears in the warm color range is preferred over a bluish/white light color. Energy efficient lighting types, including LED lighting, are recommended.

Face or direct light fixtures so light does not spill over to adjacent properties or up into the sky.

EL14
EL15
©VanceFox.com; MBA Architects and Hard Rock Tahoe
B-61
1795
Section Five: Exterior Lighting March 2016
NIGHT SKY PROTECTION: SHIELDED LIGHT SOURCES
Exterior Lighting
Direct light downward and utilize luminaries that shield light sources from view so the light is not visible as seen in elevation in order to preserve night sky views and reduce glare.

YES
Elevation Line Elevation Line
YES
YES
NO
NO
NO
EL16
EL17
EL18
Elevation Line
Elevation Line
Elevation Line
Elevation Line
B-62
1796
Section Five: Exterior Lighting March 2016
Exterior Lighting
NIGHT SKY PROTECTION: SHIELDED LIGHT SOURCES
Luminaires that shield light sources and direct light downward should also complement the character of the public space and the building materials of adjacent architecture.

EL19
EL21
EL22
EL20
Image courtesy of BSA Architects
Image courtesy of Chapler Lighting
B-63
1797
Section Five: Exterior Lighting 60 March 2016
B-64
1798
Section Six: Signage | 61
6 SECTION SIX

SIGNAGE

OBJECTIVE
Enhance the city’s visual environment by complementing the building’s architecture and enlivening the streetscape while clearly and succinctly communicating business information.

The sign guidelines recognize commercial communication
requirements of all sectors of the business community as well as the need to enhance the area’s visual quality. Well-designed signs can contribute to a district’s overall identity and help pedestrians and drivers locate businesses and services.

South Lake Tahoe includes a range of pedestrian and
automobile oriented environments which require different signage considerations. The Guidelines focus on design criteria that can enhance the ability for signage to communicate effectively while positively contributing to South Lake Tahoe’s visual environment through proper placement, use of materials and being appropriate to its setting.

B-65
1799
Section Six: Signage March 2016
Signage
Along with architecture and landscape, signage is one of the most noticeable visual elements along South Lake Tahoe’s roadways. Signs are an important part of the built environment in order to communicate information about area businesses and encourage economic vitality. Well-designed signs can contribute to a district’s overall identity and help pedestrians and drivers locate businesses and services. However, poorly designed signs and the overabundance of signage can severely detract from the surrounding mountain and lake environment.

The following design principles are illustrated in this section and should be considered during the design and development of projects:

LESS IS MORE
The purpose and message of a sign should be immediately apparent. Signage that merely attracts attention without communicating the message is not effective. Too much information can be visually distracting to viewers, especially motorists. Limiting the amount of information included on a sign intended to be viewed from a motorist’s vantage point can enhance overall legibility and wayfinding. • Keep the message brief and simple: A succinct message that is simple and easy to read looks cleaner and is more visually appealing.
• Consider every word: Every word should directly contribute to the sign’s overall message. Remove any unnecessary words to create a clear message.
• Convey primary information: Words and graphics should convey a business’s identity or the services offered.

Where possible, multi-tenant areas should consider branding the project area to reduce the information on the primary roadway sign and incorporate secondary level signage within the commercial center. • Use easy to read typefaces: Typefaces should be easy to read. Overly intricate and mixed fonts can take more time for a viewer to decipher. Faddish typefaces may also become dated.

Keeping the message simple and branding the commercial centers can help effectively direct people to community destinations while reducing the amount of signage seen from the roadways.

S1
B-66
1800
Section Six: Signage March 2016
Signage

PROPORTION AND BALANCE
The aesthetic quality of a sign arises from the relationships between sign design elements such as proportion and balance. Proportion is the relationship of one element to another. It is most often thought of in terms of the relative size and shape of elements. Proportion can help define the relationship among the sign elements and implies the order of significance.

Well-designed signs will have appropriate proportion between the various parts of the structure as well as between the various components of the graphic content. Sign proportions should be considered between the structure’s height, width and depth, between elements of the graphic content, and between the graphic content to the overall sign.

Carefully consider the proportion of the copy to the overall sign background. If the letters take up too much of a sign, they may be harder to read. A general rule is that letters should not appear to occupy more than 75% of the sign panel area.

Physical balance is best described by two objects that are of equal weight, although they may not be of equal size. Visual balance is the perceived equilibrium of design elements. Balance on a horizontal axis can be achieved by having signs that do not appear “top-heavy”. Monument bases that are proportional with the sign’s height and other sign components can help achieve balance on the horizontal axis.

Balance on a vertical axis can be either symmetrical or asymmetrical.

Symmetrical balance can be achieved when each half of the sign is a mirror image of the other half. In asymmetrical balance, each half is not identical, but the elements are arranged in a way that they feel balanced. This can be achieved by considering some of the following principles:

Visually,
• A large form is heavier than a smaller form
• Dark values are heavier than light values
• A textured form is heavier than a smooth form
• A complex form is heavier than a simple form
• Two or more smaller forms balance one large form

COLORS AND MATERIALS
Similar to building design, sign colors and materials should draw from the area’s natural palette, including darker backgrounds and the use of stone and wood. Bright colors should be limited and reflective, fluorescent and primary colors should not be used. Additionally, consideration should be given to the following:
• Colors and materials should contribute to overall legibility and design. • Significant contrast should be provided between the sign background and the letters. Dark materials are recommended for sign backgrounds and light materials/colors are recommended for the sign letters. • Too many colors can compete with content for the viewer’s attention.

Avoid too many different colors and limit the use of accent colors to increase visibility.

A sign’s graphic content should
relate to the overall proportions of
the sign’s structure. Aesthetic quality
is enhanced when the relationships
between sign design elements are
balanced and in proportion with
each other.
x
S2
B-67
1801
Section Six: Signage March 2016

MATERIALS AND CONTRIBUTION TO ARCHITECTURE
Signage
Complement a project’s architectural style and exterior lighting with signage. Select materials and supporting devices that positively contribute to the overall character of the area.

Signage that coordinates with
the building architecture can add
another opportunity for architectural
expression.

Colors should draw from a natural palette and dark, muted background colors are preferred. Limit the use of bright colors to accents and avoid reflective, fluorescent colors.

Use natural building materials
such as wood and stone that is
coordinated with site architecture.

Materials and font types should
contribute to a sign’s overall
legibility and positively contribute to
the area’s overall visual character.

S3
S5 S6
S4
S7
B-68
1802
Section Six: Signage March 2016

SIGN PLACEMENT
Signage
Provide pedestrian level
identification of major buildings
through flush building signage.

Incorporate building signage with internally illuminated channel letters between appropriately spaced architectural features such as columns or dormers.

Signage placed in dormers can be
incorporated as an architectural
element.

Utilize elevation signs hung from the soffit board of fascia for businesses that can be viewed from the street and sidewalk.

Pedestrian level signage can be
smaller and attached under arcades
to reduce the number of signs along
a street.

Integrate freestanding signs into the landscape through the use of plants and sign bases that visually anchor the sign to the site.

S8 S9
S11
S12 S13
S10
Image courtesy of Solaris Village Shopping;
Image courtesy of Matthew Lehman @ Matthewy Lehman Real Estate SolarisVail.com B-69
1803
Section Six: Signage March 2016

SIGN CONSTRUCTION ELEMENTS AND COPY
Signage
Keep copy simple and easy to read by keeping the amount of text to a minimum. Too many messages can be visually distracting. A sign with a brief, succinct message is more attractive and is typically more effective as it is easier to read quickly.

Support freestanding signs with two or more poles or a monument base.

Supporting devices should provide aesthetic contributions to the sign structure.

Sign construction elements that
are well proportioned and balanced
with the sign face area may be
considered if they meet other design
standards.

Use trademarks on natural
backgrounds to quickly convey
messaging.

The visual quality of motor fuel price
signs are enhanced by incorporating
them within a thoughtfully designed
stone monument base.

S14 S15
S16 S17
S18
B-70
1804
Section Six: Signage March 2016

ILLUMINATION
Signage
Use dark colors or opaque material as the background of interior illuminated signs to limit the amount of light transmitted.

Indirect backlighting of individual letters can create a soft glow while providing adequate illumination.

Use indirect and/or diffused lighting to prevent light sources from being visible from public rights of way or adjacent properties and to soften the light’s appearance.

Lighting should comply with night
sky standards, including being
directed downward and being fully
shielded in order to illuminate the
sign face and avoid light spill into
adjacent areas.

S19
S22
S20
S21
B-71
1805
Section Six: Signage March 2016

MULTI-TENANT SIGNAGE
Signage
Develop signs with a high aesthetic quality and professional construction standards.

Consolidating signage into a unified
system with consistent font types
and colors can reduce sign clutter
and helps to avoid overwhelming
motorists with too many signs.

Consider flexibility in design so
tenants can be added or changed
over time.

Branding multi-tenant commercial
areas can help reduce the number of
individual businesses listed on each
street sign. Simplify tenant names
and use logos where possible to
reduce the amount of copy on each
sign.

Signage carved into natural wood or high density foam core can help unify tenant signage.

Design and locate signs to be compatible with their surroundings in terms of size, shape, color, texture and lighting. Do not visually compete with other signs.

S23 S24
S25
S27
S26
B-72
1806
Section Six: Signage March 2016

INTEGRATING SIGNAGE AS PART OF BUILDINGS AND LANDSCAPE ELEMENTS Signage
Integrating signs as part of the landscape feature can help reduce sign proliferation along the roadway. Incorporating plantings can soften the view of a sign from all sides.

Incorporating signage as part of
the building design can eliminate
barriers for pedestrian movement
and allow more space for other
outdoor public spaces.

Incorporating signage as part of the building design can eliminate barriers for pedestrian movement and allow more space for other outdoor public spaces.

Signage presents an opportunity to convey unique and interesting aspects of a business through artful designs.

Window signage that does not
exceed 25 percent of the window
area can be an elegant way to
communicate business information
to pedestrians and create interest at
the street level.

S28 S29
S30 S31
B-73
1807
Section Six: Signage March 2016

GENERALLY INAPPROPRIATE SIGNS
Signage
Signage attached to roof
Pole signage Banner signage and signage
attached to mansard roof
Amount of sign copy and structural
elements are not proportional
Construction elements don’t add to
the overall aesthetics
Bright, neon signage
Signage that is dark, dated and has
trendy typefaces
Inflatable sign displays Flags and banner signs
x
x
x
x x
x
x
x
x
S32
S35
S38
S33
S36
S39
S34
S37
S40
B-74
1808
Development and Design Standards C-1 Amended August 28, 2024

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 has 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. The South Lake Tahoe Design Guidelines (2016), included as Appendix B, shall supplement this section to provide visual examples of the standards and their intentions. In addition, all projects are required to meet the Citywide Design Standards when applicable.

Should a conflict occur between the Citywide 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 Land Use Compatibility Plan (ALUCP). Uses within these zones may be further restricted by the ALUCP. Users of this Area Plan should refer to the ALUCP 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.
1809
Development and Design Standards C-2 Amended August 28, 2024 (TRPA) designates uses that require TRPA review and permitting. (-) designates uses that are not permitted.
1810
Development and Design Standards C-3 Amended August 28, 2024 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-NP TC-HCEB-CCCMX-S OS

RESIDENTIAL
Mobile Home Dwelling - - S S S S S -
Multiple Family Dwelling A A A A A A A3 -
Multi-Person Dwelling A A A A A A A3 -
Nursing & Personal Care A A A A A A - -
Residential Care A A A A A A - -
Single Family Dwelling (includes
condominiums) A2 A2 A2 A A A2 A3 -

TOURIST ACCOMMODATION
Bed & Breakfast Facilities - - A A - S - -
Hotel, Motel, Other Transient Dwelling
Units A A A S 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 - - S A -
General Retail & Personal Services A A A A A S A -
Nursery S S S A A S A -
Outdoor Retail Sales S S S - - - A -
Service Stations1 S S S - - - A -

ENTERTAIMENT COMMERCIAL
Amusement, Recreation, & Entertainment
Facilities A6 A6 A6 - - - A6 -
Outdoor Amusements S S S - - - - -

SERVICE COMMERCIAL
Animal Services - S S A A - A -
Auto Repair & Service - S - - - - A -
Business Support Services A A A A A - A -
Health Care Services A A A A A - A -
1811
Development and Design Standards C-4 Amended August 28, 2024 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-NP TC-HCEB-CCCMX-S OS
Laundries & Dry Cleaning Plant1 - - - - - - A -
Professional Offices A3 A A A A S A -
Repair Services1 S A A - - - A -
Sales Lot - - - - - - A -
Schools – Business & Vocational S S S S6 S S A -
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 A A 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 S A -
Warehousing - - S4 - - - A -
Wholesale & Distribution - - - - - - A -

GENERAL PUBLIC SERVICE
Airfields, Landing Strips & Heliports1 - - - - S5 - - - Collection Stations1 - - - - - - A -
Cultural Facilities A A A A A A A -
Daycare Centers/Preschool A3 A A A A S S -
Government Offices A A A A S S A -
Hospitals1 - - - - A - - -
Local Public Assembly Facilities A6 A6 A6 S S S S -
Local Public Health & Safety Facilities1 A A A A A A A A Membership Organizations A A A A A A A -
Post Office A3 A A - - - A -
Public Utility Centers1 S - - - - - A -
1812
Development and Design Standards C-5 Amended August 28, 2024 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-NP TC-HCEB-CCCMX-S OS
Regional Public Health & Safety Facilities - - - - - - S - School – College1 - - - S S - - -
Schools – Kindergarten through Secondary1 - - - S S - - - Social Service Organizations - A A A A S A -
Threshold Related Research Facilities A3 A A A A - A -

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

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

RESOURCE MANAGEMENT
Forest & Timber Resource Management A A A A A A A A
Tree Farms 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 & Fisheries Resource Management A A A A A A A A Range Management A A A A A A A A

OPEN SPACE
Allowed in all areas of the Region A 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. 1813
Development and Design Standards C-6 Amended August 28, 2024

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. Refer to multiple family dwelling density standards.

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. Facilities with the capacity for 200 or more persons require a special use permit. 1814
Development and Design Standards C-7 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS

RESIDENTIAL
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 primary 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. This includes multi-family dwelling units owned and maintained by public or private entities for purposes of housing employees of said entity.

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. This includes multi-person dwellings owned and maintained by public or private entities for purposes of housing employees of said entity.

Nursing & Personal Care
Residential establishments with in-patient beds providing nursing and health-related 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 (excluding accessory dwelling units). 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.

Employee housing providing accommodations for six or fewer employees within a single unit pursuant to Division 13, Part 1 of the California Health and Safety Code, commencing with Section 17000, shall be deemed a single-family structure.

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, motorhotels, 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.
1815
Development and Design Standards C-8 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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
Auto, Mobile Home, and
Vehicle Dealers
Retail trade establishments selling new and/or 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 drivein restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.

General Retail & 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; health and athletic clubs and gymnasiums; day spas that offer a variety of services intended to meet personal needs of individuals such as skin treatment, manicures and pedicures and massage; 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; funeral parlors, cemetery real estate sales, and related facilities; offsite rental of sporting equipment; and wedding chapels. The use may also include the accessory retail sales of products related to the services provided. 1816
Development and Design Standards C-9 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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 rightof-way and do not stop 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.

ENTERTAINMENT COMMERCIAL
Amusement, Recreation, &
Entertainment Facilities
Amusement and recreation uses are establishments providing entertainment for a fee or admission charge, such as: arcades and coinoperated 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; ice skating and roller skating facilities; indoor sauna, or hot tub facilities; motion picture theaters; live performance theatres; 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 racetracks; and miniature golf courses. Outside storage or display is included as part of the use.

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 & 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 yards (see "Recycling and Scrap"). 1817
Development and Design Standards C-10 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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; 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.
1818
Development and Design Standards C-11 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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
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 1819
Development and Design Standards C-12 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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, firewood 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 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
Establishments primarily engaged in the storage of furniture, household goods, or other commercial goods, such as warehouses and storage or mini-storage facilities offered for rent or lease to the general public. The use does not include warehouse facilities where the primary purpose of storage is for goods for wholesaling distribution. Outside storage or display is included as part of the use. The use does not include terminal facilities for handling freight (see "Vehicle and Freight Terminals").

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.
1820
Development and Design Standards C-13 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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.

Local Public Assembly
Facilities
Facilities for local community assembly, such as community centers, meeting halls, and multi-purpose centers.

Local Public Health & 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; religious assembly or institutional facilities operated for worship or promotion of religious activities, including churches and incidental religious education; and other membership organizations. The use does not include country clubs in conjunction with golf courses (see "Golf Courses"); and lodging (see "Multi-person Dwelling"). The use does not include other establishments maintained by religious organizations, such as full-time educational institutions, hospitals, and other potentially related operations (such as a recreational camp); these shall be classified according to their respective activities.

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

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").
1821
Development and Design Standards C-14 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
Regional Public Health &
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.

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 non- threshold-related research (which may be conducted under the Professional Office use).

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, 1822
Development and Design Standards C-15 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
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 photoelectrical 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.

Transportation Routes Public rights-of-way 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.

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.

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 & 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 & 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.

Tree Farms
An area where trees or other vegetation on the TRPA-approved species list are grown for commercial harvest. The use includes establishments where Christmas trees are cultivated or where other native trees and plants are grown for harvest at a later date.

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 1823
Development and Design Standards C-16 Amended August 28, 2024 Table 2

LIST OF PRIMARY USES AND USE DEFINTIONS

USE DEFINITIONS
management.

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

Wildlife & 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.

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 EB-CC OS US 50 SR 89 CNEL 60 60 60 65 55 55 651 651
1 These standards shall override district CNEL levels for areas within 300 feet of US Hwy 50 or SR 89.

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 policies, the TRPA Area Plans Framework, the City General Plan, the Draft Tahoe Valley Community Plan, and the South Lake Tahoe City Code and Design Guidelines.

Form-based coding techniques are used for development standards. The standards of each district lists density, lot coverage limits, building location standards, height requirements, parking and access provisions, and minimum open space and landscaping and other site requirements. Furthermore, substitute design standards address building orientation and design, pedestrian access, and bicycle parking.

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. 1824
Development and Design Standards C-17 Amended August 28, 2024

DENSITY AND COVERAGE
Below are the minimum and maximum densities for residential and tourist accommodation uses.

TABLE 4

DEVELOPMENT STANDARDS
DISTRICT TC-C TCMUC TC-G TC-NP TC-HC EB-CC CMX-S OS
Density
Mobile Home
Dwelling
(units/acre)
- - 1 to 8 1 to 8 - 1 to 8 1 to 8 -
Multiple Family
Dwelling
(units/acre)
12 to
65(AE)
12 to
65(AE)
12 to
65(A-E) 12 to 65(A-E) 12 to 65(A-E)
12 to
25(AE)
12 to 25(A-E) -
Multi-Person
Dwelling
(persons/acre)
2-65 2-65 2-65 2-65 2-65 2-25 2-25 -
Nursing and
Personal Care
(persons/acre)
2-65 2-65 2-65 2-65 2-65 2-25 - -
Residential
Care
(persons/acre)
2-65 2-65 2-65 2-65 2-65 2-25 - -
Single Family
Dwelling
See multiple family
dwelling density for
condominiums
1 unit per parcel, (A,
C)
1 unit per
parcel (A,
C)
1 unit
per
parcel
(A, C)
1 unit as part
of a mixed
use (A, C)
-
Bed and
Breakfast
Facilities
(units/acre)
- - 2-10 2-10 - 2-10 - -
Hotel, Motel,
Other Transient
Dwelling Units
(units/ acre)
2-40 2-40 2-40 2-40 2-40 2-40 - -
Time Sharing
(units/acre) 2-40 2-40 2-40 - - - - -
Land Coverage
Maximum Land
Coverage: Base
+ Transferred
(% of project
area located
within land
capability
districts 4-7)
See TRPA Code Chapter 30.

See TRPA
Code
Chapter

30. (F)
See TRPA Code Chapter

30. Alternative
Comprehensive
Land Coverage
Management
Alternative Comprehensive Land Coverage Management System: In coordination with the City and TRPA, alternative comprehensive coverage management systems may be developed as alternatives to the parcel-level coverage requirements outlined in subsections 30.4.1 and 30.4.2 of the TRPA Code of Ordinances, 1825
Development and Design Standards C-18 Amended August 28, 2024 TABLE 4

DEVELOPMENT STANDARDS
DISTRICT TC-C TCMUC TC-G TC-NP TC-HC EB-CC CMX-S OS
System 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.

A. Accessory Dwelling Units: Parcels zoned for multi-family or single-family dwellings may contain accessory dwelling units pursuant to City Code 6.85.050.

1. In accordance with TRPA Code of Ordinances Section 31.4.7, accessory dwelling units shall not be considered in the calculation of density.

B. Exceptions to Minimum Density

1. Mixed use developments may be exempt from the minimum density standards when the following are met.
a. Vertical Mixed-Use. The first floor shall be dedicated to non-residential uses.
b. Horizontal Mixed-Use. At least 25 percent of the gross floor area shall be dedicated to non-residential uses.

2. Where there is an existing multifamily development that does not meet the minimum density, the minimum density standard shall not apply. Units may be added and are not required to bring the parcel in compliance with the minimum density.

C. No Net Loss of Residential Units. When a parcel containing a residential use is redeveloped to a lower density or to a nonresidential use, the units not rebuilt on site shall be redeveloped elsewhere in the plan area and shall be equivalent in size and number of bedrooms as those being replaced. A deed restriction shall be placed on any resulting single-family dwelling, including condominiums, prohibiting use as a Vacation Home rental as defined in City Code Section 3.50.370.

D. Density for Deed Restricted Developments

1. In Town Centers. Residential developments or mixed-use developments with a residential component where 100% of units are deed restricted for affordable, moderate, or achievable housing are subject to TRPA Code of Ordinances

13.5.3.I.

2. Outside of Town Centers. Residential developments or mixed-use developments with a residential component where 100% of units are deed restricted for affordable, moderate, or achievable housing are subject to TRPA Code of Ordinances 31.4.1.
1826
Development and Design Standards C-19 Amended August 28, 2024 E. Condominium Conversions. Multiple Family Dwellings converted to condominiums after the date of this area plan amendment shall not be used as vacation rentals.

F. Existing Hospital Uses. 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:

1. Coverage transferred up to 70 percent shall be transferred pursuant to section

30.4.3 of the TRPA Code.

2. 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 non-sensitive lands up the minimum amount needed.

3. Coverage transferred from non-sensitives lands shall be transferred from parcels that have not installed permanent BMPs.
1827
Development and Design Standards C-20 Amended August 28, 2024

BUILDING PLACEMENT AND ORIENTATION
All purely residential developments shall adhere to design standards of City Code Chapter 6.85, except when fronting Emerald Bay Road/Hwy 89 or Lake Tahoe Boulevard/Hwy 50.

Minimum building setbacks and street frontage improvements are established to create walkable districts and a vibrant town center character. Standards require buildings to be built at setback lines for a certain percentage of the linear street frontage in order to establish a consistent and engaging street frontage and improve the pedestrian experience.

With approval by the Director of Development Services, any of the following standard may be waived for public service uses where strict application would interfere with use of specialized equipment or operations or create an unsafe environment.

TABLE 5 BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TCNP
TCHC #
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
minimum 6 ft. wide
sidewalk. A split rail fence
is required if parking is
located between street
frontage and a building (A)
- ❶
1828
Development and Design Standards C-21 Amended August 28, 2024 TABLE 5 BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TCNP
TCHC #
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/seati
ng 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)
❶
Street Frontage, all other
streets (measured from back
of curb or outer edge of road
or drainage improvements if
no curb)
20’(A) ❶
Interior Side
Nonresidential Uses: 0; 10’ adjacent to
residential district
Residential Uses: 10’ 10’
Nonreside
ntial
Uses: 0;
10’ when
adjacent
to
5’ ❷
1829
Development and Design Standards C-22 Amended August 28, 2024 TABLE 5 BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TCNP
TCHC #
residentia
l district
Rear
Nonresidential Uses: 0; 10’ when
adjacent to residential district
Residential Uses: 10’
10’
Nonreside
ntial
Uses: 0;
10’ when
adjacent
to
residentia
l district
10’ 
Build-to Line: 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
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 
Building Orientation and
Entrances (D)
A. Street Frontage Improvements. The improvement of the public right-of-way is necessary for the safety and convenience of residents and visitors, improving the quality of the community and unifying the appearance of the community with the establishment of a consistent set of improvement standards.

1. Street Trees. A minimum of two trees and four shrubs shall be planted for every 50 linear feet of street frontage.
1830
Development and Design Standards C-23 Amended August 28, 2024

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. Sidewalks. Unless noted in Table 5, sidewalk widths shall be consistent with City Code Section 6.10.180 and the City of South Lake Tahoe Public Improvement and Engineering Standards (PIES).
a. The requirement to construct a sidewalk may be waived by the Director of Public Works if it is found that construction of sidewalks could impede drainage or that the location has been identified for City initiated street improvements.

4. 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.

5. Scenic Highway Corridors. See City Code Section 6.10.190.

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. The area between the built-to line and the building are entry courtyards, plazas, entries, and outdoor eating areas or other public spaces; or

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

3. Topographic features, lot configuration, or other conditions make it impractical to require compliance with the build-to lines.

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. This requirement may be modified or waived by the Director of Development Services upon finding that:

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 1831
Development and Design Standards C-24 Amended August 28, 2024

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

3. Where buildings placed on a corner would encroach in a stream environment zone or require destruction or removal of significant natural features.

D. Building Orientation and Entrances

1. Primary building entrances for all buildings shall be located facing a public street. a. Where a commercial use is adjacent to a bike route, lane, or path a business or business complex shall integrate access from the route to the primary entrance.

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.

3. Entrances to commercial, tourist accommodation, and mixed-uses 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.

4. 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-1

CORNER BUILD AREA
1832
Development and Design Standards C-25 Amended August 28, 2024

5. Entrances to residential units as part of mixed-use projects shall be physically separated from the entrance to the non-residential use and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the façade.

FIGURE C-2

BUILDING ORIENTATION AND ENTRANCES
1833
Development and Design Standards C-26 Amended August 28, 2024 HEIGHT
All purely residential developments shall adhere to design standards of City Code Chapter 6.85, except when fronting Emerald Bay Road/Hwy 89 or Lake Tahoe Boulevard/Hwy 50.

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, 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 EB-CC TC-NP TC-HC #
Building Height Maximum
(feet) and Viewshed
Protection
45’ (A, B)
42’, 36’ for
properties
with Hwy
50 frontage
east of
Tahoe Keys
Blvd. (A, B)
36’ (A, B)
See TRPA
Code
Section

37.4 (A, B)
See
TRPA
Code
Section

37.4 (A,
B)
36’ (A,
B)
42’(A,
B) 
Building Stepbacks: Upper
Story along Street Frontage
(ft.), applicable above the
second story
10’ from second story building face -
10’ from
second
story
building
face
- 
Ground Floor Minimum 15’ 15’ 15’ - 
1834
Development and Design Standards C-27 Amended August 28, 2024 TABLE 7

HEIGHT AND ROOF STANDARDS
Height, Non-Residential Uses
(ft)
Roof Slope and Design 3:12 to 12:12 (C)
Transition Height 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.

Buildings that are permitted additional height shall have additional buffering in addition to the required setback. Provisions may include, but are not limited to increased side yard or rear yard setbacks, building orientation, landscaping buffering with oversized trees.

Chimneys and Other Rooftop
Appurtenances
Chimneys, flues, vents, antennas, and similar appurtenances may extend ten percent beyond the otherwise permissible maximum height of a building, or a height of six feet, whichever is less.

A. Additional Height for Specific Projects

1. Public Service Facilities. Building heights as specified above may be increased to the minimum necessary to accommodate facilities serving regional transportation and/or safety needs. Findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances shall be made.

2. 100% Deed Restricted Housing in Town Centers. Residential developments or mixed-use developments with a residential component where 100% of units are deed restricted for affordable, moderate, or achievable housing are subject to TRPA Code of Ordinances 13.5.3.I.

3. 100% Deed Restricted Housing outside of Town Centers. Residential developments or mixed-use developments with a residential component where 100% of units are deed restricted for affordable, moderate, or achievable housing are subject to TRPA Code of Ordinances 37.5.5.
1835
Development and Design Standards C-28 Amended August 28, 2024 B. 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 42 feet or greater.

C. Roof Slope and Design. Buildings shall have a definitive “top” that steps, slopes, or otherwise breaks the rectangular form of the building. Dormer windows are encouraged within the sloping roof area. A portion of the roof area may be less than 3:12 so long as it is not visible from the public right-of-way or a TRPA scenic resource. 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. 1836
Development and Design Standards C-29 Amended August 28, 2024

BUILDING FORM
All purely residential developments shall adhere to design standards of City Code Chapter 6.85, except when fronting Emerald Bay Road/Hwy 89 or Lake Tahoe Boulevard/Hwy 50. 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 EB-CC TC-NP TC-HC #
Maximum Length of
Blank Wall (feet) 25(A) 25(A) 25(A) - 25(A) - 
Required
Transparency (% of
building wall area)
(commercial only)
75(A) 75(A) 60(A) - 60(A) -

Building Design and
Articulation (B) - (B)
Dumpster and Trash
Enclosures
In addition to requirements in SLCC Section 6.10.110.A.5, the materials and colors used for the enclosure shall be consistent with those of the primary structure.

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.

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 1837
Development and Design Standards C-30 Amended August 28, 2024 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.

Requests may be made to deviate from this standard through the Alternative Director Review process. .

B. 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 shall reinforce the region’s natural features and mountain identity.

1. Articulation for all Buildings. There shall be clear distinction between the base, middle, and top of the building as illustrated in Appendix B, South Lake Tahoe Design Guidelines (2016), Section 3.
a. The top of the building shall be accentuated by use of roof forms, gables, projections, bracket, and overhangs.
b. 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.
c. Cornices, upper floor balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.
d. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building. e. 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 1838
Development and Design Standards C-31 Amended August 28, 2024 view, such as the use of special store-front detailing and façade ornamentation to reinforce the pedestrian character of the street.

2. Buildings Wider Than 50 Feet shall be broken down vertically and horizontally, so that any plane visible from the public right of way does not run continuously for more than 50 feet without incorporating at least 2 of the following design elements through separate features:
a. A minimum 18-inch change in horizontal plane for at least 15 feet. b. Use of pilasters or columns at a minimum of 12-foot increments and/or at each change in height or wall plane. Pilasters shall protrude a minimum of 4 inches. Columns shall be accentuated with stone or wood. c. A minimum 3-foot or 10% change in height for at least 15 horizontal feet. d. Ground floor courtyards or entryways that are recessed at least 8 feet into the building footprint.
e. Change in roof pitch or addition of dormers.
f. Decks or balconies.

3. Building Materials and Colors. Colors shall be used to help delineate windows and other architectural features to increase architectural interest while maintaining compatibility with the surrounding natural environment. a. A variety of natural and natural-appearing materials (e.g., wood siding, rock wainscoting, rough sawn timber, log timbers, natural stained lumber) shall provide contrast on building facades.
b. Stucco and plaster shall be limited to 40% of each building facade. Stucco areas shall blend with the natural materials to provide interest and variety. Rough textured materials are preferred.
c. 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 may be used for accent only and shall not exceed 10 percent of the total building façade. All structures’ colors shall be consistent with the Munsell Color palette set forth in the TRPA Approved Earth Tone Colors.
1839
Development and Design Standards C-32 Amended August 28, 2024

PARKING, LOADING, LANDSCAPING, AND OPEN SPACE
All purely residential developments shall adhere to design standards of City Code Chapter 6.85, except when fronting Emerald Bay Road/Hwy 89 or Lake Tahoe Boulevard/Hwy 50.

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. 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.

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.

TABLE 9

PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TC-NP TC-HC #
Location of Parking: Minimum
Setback from Streets
(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. 1840
Development and Design Standards C-33 Amended August 28, 2024 TABLE 9

PARKING, LOADING, LANDSCAPING, AND OPEN SPACE STANDARDS DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TC-NP TC-HC #
Loading/Service Areas/Porte
Cochere
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. 
Automobile Parking, Driveway,
and Loading Standards (C)
Minimum Residential Open
Space (sq. ft. per unit) 100(D) 100(D) 100(D) 150(D) - 150(D) Minimum Public Open Space,
sites two acres or more in size (D) - - - - -
Pedestrian Orientation and
Access (E)
Landscaping (% of site) and
Exterior Lighting 10 (F) 10(F) 10(F) 10(F) 5(F) 10(F)
Snow Storage (G)
Bicycle Parking (H)
A. Limitations on Location of Parking. Parking may be located within the required setback, subject to the following requirements.

1. Completely Underground Parking. Underground parking may be located no closer than 5 feet to the front property line.

2. Adjacent to Residential Districts. When adjacent to a residential district the side and rear parking area setbacks shall be 50% of the required structure setback.

City-approved parking barriers/bollards, vegetation, and a fence shall be installed in the setback.

3. Surface Parking. Surface parking may be located within the required setback with Development Services Director approval provided:
1841
Development and Design Standards C-34 Amended August 28, 2024 a. A minimum, of 30% of the frontage is maintained for pedestrian only access through a courtyard, plaza, vegetated area, etc.; and b. The parking area is screened along the public right-of-way with public art, hedge, trellis, and/or landscaping; and
c. Topographic features, lot configuration or other conditions make it impractical to require compliance with the setback requirements.

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. Automobile Parking, Driveway, and Loading Standards. See City Code Chapter 6.10, Article VII.

1. Commercial Parking Ratios. The number of parking spaces as stated in City Code

6.10.410 shall serve as the required number of spaces. Modifications may be made as follows. Area Plan or City Code parking requirements may be superseded where California State Law prohibits or limits parking requirements for qualifying projects.
a. When the project site is within a half mile of a transit stop, a 25% reduction in parking spaces may be applied.
b. The required number of parking spaces may be further reduced should the project incorporate alternative transportation measures, including but not limited to those listed below, or provide a parking demand analysis that supports the number of proposed spaces. The extent of the reduction shall be at the discretion of the decision-making authority. i. Installing or upgrading pedestrian, bicycle, transit, or other alternative infrastructure and/or facilities beyond
improvements required by the area plan or City Code. Cost estimates and proposed infrastructure design and construction shall be approved by the Public Works Director.
ii. Creating shared parking areas between different parcels and land uses. Reduction of ingress/egress points and addition of connecting pedestrian infrastructure may be required. This shall be recoded through a deed restriction.
iii. Preparing a parking management plan and recording a deed restriction on the property ensuring on-going compliance with the approved plan to minimize parking impacts on adjacent property.
1842
Development and Design Standards C-35 Amended August 28, 2024 iv. Payment into a parking management district, established by the City or other entity responsible for parking facilities and management in the area.
c. The required number of parking spaces may be increased by 25% when the following findings are made.
i. Due to the nature or business patterns of the use, additional parking is required to meet vehicle demand.
ii. Applicant shall demonstrate the need for requested parking. d. The required number of parking spaces may be increased beyond 25% through the issuance of a use permit per SLTCC 6.55.620, and when all the following are met.
i. A parking demand analysis justifies the proposed number of spaces.
ii. It is demonstrated that safety for pedestrians and other vehicles will be enhanced by the additional parking.
iii. The environmental impact of the use will be lessened by the increase in parking spaces.
iv. Any additional information as deemed necessary.

2. Multi-Family Parking Ratios. One parking space shall be permitted per residential unit. The number of required parking spaces may be reduced up to 20 percent if a deed restriction is placed on the property making the property owner responsible for parking management.
a. Parking for 100% deed-restricted affordable, moderate, or achievable housing shall adhere to TRPA Code of Ordinances Section 34.4.1.

D. Open Space. 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.

1. Residential Open Space. To promote community building, residential open space shall be accessible to all residents and compliant with the Americans with Disabilities Act. These areas typically consist of walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. a. Minimum Dimensions. Open space shall have a minimum horizontal dimension of 20 feet.
b. 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 1843
Development and Design Standards C-36 Amended August 28, 2024 exceed 10 percent. Seating areas and plazas should be located in areas with good solar exposure.
c. Accessibility. The space shall be accessible from all the living units on the lot and be ADA compliant.
d. Limitations to Open Space. Open space may be limited to 10% of the parcel’s maximum allowable coverage should the Director of Development Services deem that construction of open space to the extent required in Table 9 would result in a reduction of dwelling units.

2. 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:
a. 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.
b. Minimum Dimensions. Minimum horizontal dimension of 40 feet. c. 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.
d. Accessibility. On-site public space shall be visible from a public street and from on-site areas normally frequented by nearby retail uses. e. 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.

E. 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. Trash and recycling receptacles shall be provided and conveniently located in areas with heavy pedestrian use.
1844
Development and Design Standards C-37 Amended August 28, 2024

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. On-Site 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 barriers.

F. Landscaping and Lighting. Landscape Design shall be consistent with City Code Section

6.10.150 and WELO as contained in City Code Chapter 6.80. 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 considered 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. Exterior lighting shall be consistent with City Code Section 6.10.160.

G. Snow Storage. See SLCC Section 6.10.140.

H. Bicycle Parking. Bicycle parking spaces for uses not listed and for multi-business complexes shall be required at staff discretion. Modifications may be granted by the decision-making authority. In no case may fewer than one short term and one long term space be provided.

Land Use Examples Short Term Long Term
High turnover, highcapacity commercialEating and drinking uses, coffee shop,
Minimum 5;
1/200 sf
1 per 6 employees
Low turnover
commercial
Fine dining, personal
service, service station
1/600 sf 1 per 6 employees
High Density
Residential
Multi-family, multiperson1 per 4 units 1 per unit
Tourist
Accommodation
All tourist
accommodation uses
1 per 5 units 1 per 10 units
1845
Development and Design Standards C-38 Amended August 28, 2024 Professional Uses Office space, medical
offices, government
offices
1 per 2000 sf 1 per 6 employees
Assembly Uses Religious assembly,
schools, membership
organizations, most
amusement and
recreation use, library,
athletic facilities
20% of
maximum
occupancy
3% of maximum
occupancy
General commercial
retail
Grocery, general retail,
nursery,
1 per 2500 sf 1 per 6 employees
Industrial Warehousing,
manufacturing, hospital,
post office
1 per 6000 sf 3% of maximum
occupancy
Parking lots, garages,
parking structures
Parking lots, garages,
parking structures -
1 per 15 vehicle
spaces or 3% of the
total area

1. Short Term Bicycle Parking Standards.
a. 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 main building entrance, from outdoor seating areas, or a sign must be posted at the main building entrance indicating the location of the parking area. Bicycle parking shall be located outside of the public right of way.
i. Exception. Notwithstanding the above standard, when a commercial use is adjacent to a bike route or bike path, shortterm bicycle parking may be provided near the route or secondary entrance.
b. 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. Preferred rack styles area inverted U shapes, post and ring, and wheel well-secured. c. 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.
1846
Development and Design Standards C-39 Amended August 28, 2024 FIGURE C-3

SHORT-TERM BICYCLE PARKING

2. Long-Term Bicycle Parking Standards.
a. 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 on the ground floor. b. Covered Spaces. 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. c. 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.
d. 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.
1847
Development and Design Standards C-40 Amended August 28, 2024

SIGNAGE
A. See SLCC Chapter 6.40.

1. Accessory uses may have signage independent from the primary use, but are subject to the maximum sign area and standards established by the City Code.

OUTDOOR DINING AND SEATING
Outdoor dining and seating are desirable and consistent with TVAP policies to activate streets.

A. Location. Outdoor seating and dining areas shall not encroach in pedestrian pathways, vehicle circulation areas, or the public right of way.

B. Commercial Floor Area. The first 20 seats or 300 square feet of outdoor dining, whichever is less, shall be exempt from obtaining CFA. CFA shall be required for outdoor dining areas beyond 20 seats or 300 square feet.

C. Site Design. New and modifications to outdoor seating and dining areas may be subject to Design Review.

1. Seating areas shall be separated from vehicle circulation and parking areas by parking barriers/bollards and vegetation.

2. No additional signage shall be associated with outdoor dining/seating areas.

3. In no case shall outdoor dining areas be used for storage. Furniture may remain when not in use but shall be maintained in a clean and orderly state. 1848
CSLT Green Building Program D1 Amended August 28, 2024

APPENDIX D
CSLT Green Building Program
The City has identified LEED, Energy Star, Green Point, BREEAM, and the National Green Build Standard as certification programs in alignment with the City’s sustainable building and emissions reductions goals as outlined in the Climate Action Plan. Obtaining one of these certifications makes the project eligible for one or all of the incentives below. Should an applicant wish to complete a certification program not listed, the program may be reviewed by City staff and the Sustainability Coordinator for consistency with this program’s goals.

In addition to requirements of the third-party certification, the following measures are encouraged:
 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 may 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 may 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.

RESIDENTIAL PROJECT INCENTIVES
Residential projects that voluntarily achieve third-party certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. 1849
CSLT Green Building Program D2 Amended August 28, 2024
• Priority on the residential allocation waiting list.
• Recognition at a televised City Council meeting and on the City Website.

COMMERCIAL PROJECT INCENTIVES
Commercial projects that voluntarily achieve third-party certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. • CFA allocation from the City’s unallocated CFA pool.
• Recognition at a televised City Council meeting and on the City Website

PROOF OF CERTIFICATION
All applications for projects utilizing this program shall include a signed testimony and documentation demonstrating their intent to obtain green building certification and provide final certification prior to issuance of 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.

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. 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
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Tahoe Valley Area Plan/Specific Plan
Linking Neighborhoods Building Community Promoting Recreation July 22, 2015 • August 28, 2024
FINAL
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South Lake Tahoe City Council
Hal Cole, Mayor
Wendy David, Mayor Pro Tem
JoAnn Conner
Tom Davis
Austin Sass
South Lake Tahoe Planning Commission
Judy Brown, Chair
Dale Rise, Vice-Chair
Scott Blumenthal
Shannon Eckmeyer
Craig Woodward
City of South Lake Tahoe
Nancy Kerry, City Manager
Shawna Brekke-Read, Director, Development Services
Hilary Roverud, Deputy Director, Development Services
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, Chief Operating Officer
John Marshall, General Counsel
Brandy McMahon, Division Manager, Long Range Planning
Jennifer Canon, Associated Planner
Karen Fink, Senior Planner
Consultants
Martha Miller, Principal, Dyett and Bhatia
John Francis, Planner, Dyett and Bhatia
Steve Noll, Principal, Design Workshop
Eric Roverud, Associate, Design Workshop
Phil Scoles, Terra Science, Inc.

Credits
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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.” 1856
Section 1 INTRODUCTION .............................................................................................................. 1

1.1 Relationship to the Tahoe Valley Community Plan ................................................................. 2

1.2 Area Plan Adoption ..................................................................................................................... 2

1.3 Organization of the Area Plan .................................................................................................... 4 Section 2 LEGAL AUTHORITY AND REGULATORY SETTING ................................................... 6

2.1 Tahoe Regional Planning Agency ............................................................................................. 6

2.2 State of California ........................................................................................................................ 8

2.3 City of South Lake Tahoe ........................................................................................................... 8 Section 3 EXISTING CONDITIONS ............................................................................................... 15

3.1 Economic Conditions ............................................................................................................... 15

3.2 Land Use ................................................................................................................................... 15

3.3 Transportation and Circulation ................................................................................................ 21

3.4 Public/Quasi Public Facilities and Services .......................................................................... 23

4.1 Visions Statement..................................................................................................................... 44

4.2 Guiding Principles ..................................................................................................................... 45 Section 5 LAND USE AND COMMUNITY DESIGN ...................................................................... 46

5.1 Land Use Districts .................................................................................................................... 46

5.2 Goals and Policies .................................................................................................................... 49

5.3 Development and Design Standards ..................................................................................... 53 Section 6 ECONOMIC DEVELOPMENT ....................................................................................... 55

6.1 Goals and Policies .................................................................................................................... 55

6.2 Implementation ......................................................................................................................... 57 Section 7 HOUSING ...................................................................................................................... 58

7.1 Goals and Policies .................................................................................................................... 58 Section 8 TRANSPORTATION AND CIRCULATION ................................................................... 61

8.1 Goals and Policies .................................................................................................................... 61

8.2 Implementation ......................................................................................................................... 66 Section 9 PUBLIC/QUASI-PUBLIC FACILITIES AND SERVICES .............................................. 71

9.1 Goals and Policies .................................................................................................................... 71 Section 10 NATURAL AND CULTURAL RESOURCES ............................................................... 73

10.1 Goals and Policies .................................................................................................................... 73

10.2 Implementation ......................................................................................................................... 77 Section 11 RECREATION AND OPEN SPACE ............................................................................ 85

10.1 Goals and Policies .................................................................................................................... 85

10.2 Implementation ......................................................................................................................... 88 Table of Contents i July 22, 2015Amended August
28, 2024
Table of Contents
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Section 12 SAFETY AND NOISE .................................................................................................. 91

10.1 Goals and Policies .................................................................................................................... 91 Section 13 INCENTIVE AND MITIGATION PROGRAMS ............................................................. 94

13.1 Incentive Programs........................................................................................................94 Appendix A – References
Appendix B –South Lake Tahoe Design Guidelines (2016)
Appendix C – Development and Design Standards
Appendix D – City of South Lake Tahoe Green Building Program Figures
Figure 1 Location Map
Figure 2 TRPA Conceptual Regional Land Use Map
Figure 3 General Plan Land Use Diagram
Figure 4 Existing Land Uses
Figure 5 Lake Tahoe Airport Overflight Safety Zones
Figure 6 Existing Transportation Facilities
Figure 7 Mapped 1987 Land Capability Districts
Figure 8 Existing Land Coverage
Figure 9 Existing Water Quality Improvements
Figure 10 Source Water Assessment Map
Figure 11 Existing Scenic Resources
Figure 12 Zoning Map
Figure 13 Transportation and Circulation Improvements
Figure 14 Proposed Scenic Resources
Figure 15 Amended Mapped Land Capability Districts
Figure 16 Proposed Water Quality Improvements
Figure 17 Conceptual Tahoe Valley Greenbelt
Figure 18 Conceptual Tahoe Valley Greenbelt Illustrations Table of Contents ii July 22, 2015Amended August
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Introduction 1 July 22, 2015Amended June 18, 2024
SECTION 1
Introduction
The Tahoe Valley Area Plan (Area Plan) serves as the comprehensive land use and zoning plan for the Tahoe Valley area, consistent with the Lake Tahoe Regional Plan (Regional Plan) and the City of South Lake Tahoe General Plan (General Plan). The Area pPlan is intended to realize the community’s vision, assist in achieving and maintaining the Tahoe Regional Planning Agency’s (TRPA) Environmental Threshold Carrying Capacities, implement the City of South Lake Tahoe SustainabilityClimate Action Plan, implement the Tahoe Metropolitan Planning Organization’s (TMPO) Sustainable Communities Strategy, and implement policy direction of both the Regional Plan and General Plan.

The Tahoe Valley Area Plan defines a vision for the future of the Tahoe Valley area. The Tahoe Valley Area Plan planning area (plan area) is a 337374-acre area, centered on the US Highway 50 and State Route (SR) 89 “Y” intersection, in the southwest corner of South Lake Tahoe, California. The plan area is roughly bounded by 10th Street on the north, E H Street on the south, Truckee Drive on the east, and Julie Lane on the west (Figure 1).

The Tahoe Valley area developed primarily in the 1950s as a commercial corridor for highway travelers.

While some of South Lake Tahoe (such as the Stateline/Ski Run area) has been dramatically transformed in the last ten years, the Tahoe Valley area has changed remained relatively stagnantat a slower rate.

Exceptions Examples of significant improvements as a result of private investment in façade improvements and rebuilds include the StaplesSmart & Final, Longs, Pier OneGoodwill, TJ Maxx, Ernie’s Coffee Shop, BevMo, the Crossings, and Coldwell Banker. where significant improvements as a result of private investment have taken placein façade improvements and rebuilds..

This Area Plan setsestablishes a vision for the Tahoe Valley area based on a realistic assessment of the area's potential. The Area Plan sets policies as well as implementation measures to ameliorate existing conditions and create new development and redevelopment opportunities. It describes how this area can focus the resources needed to become a vital economic center of the South Shore and the Tahoe Basin while reflecting Tahoe Valley’s unique characteristics and supporting the local community’s vision.

1.2 Area Plan Adoption
The South Lake Tahoe City Council and TRPA Governing Board will hold public hearings and take action on the Tahoe Valley Area Plan. Once found in conformance with the City’s General Plan and TRPA’s Regional Plan and adopted by both, this Area Plan will serve as the governing plan for the Tahoe Valley area for both the City of South Lake Tahoe and TRPA. This Area Plan will supersede Plan Area Statement (PAS) #110, South “Y”, and a small portion of PAS 114, “Bonanza” (APNs: 32-141-02 and -18) for the purposes of land use regulation for both agencies and will provide management direction for all projects proposed within the plan’s boundaries.

In early summer of 2015, the South Lake Tahoe City Council and TRPA Governing Board held public hearings on the Tahoe Valley Area Plan and, finding it in conformance with the City’s General Plan and TRPA’s Regional Plan, took action to adopt the plan. This Area Plan supersedes Plan Area Statement (PAS) #110, “South “’Y’”, and portions of PAS 114, “Bonanza” for the purposes of land use regulation for both agencies and will provide management direction for all projects proposed within the plan’s boundaries. 1860
Introduction 3 Amended June 18, 2024July 22, 2015 1861
Introduction 4 Amended June 18, 2024July 22, 2015 1862
Introduction 5 Amended June 18, 2024July 22, 2015

Section 6 – Economic Development
This section supplements the Economic Development Element of the City of South Lake Tahoe General Plan.

This section includes the Area Plan’s Goals and Policies related to economic development and sustainability to create a vibrant and sustainable local economy.

Section 11 – Recreation
This section supplements the Recreation Element of the TRPA Regional Plan and the City of South Lake Tahoe General Plan. It contains the plan’s strategy for improving recreational opportunities and identifies proposed recreational improvements within the plan.
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Introduction 6 Amended June 18, 2024July 22, 2015
Section 12 – Health, Safety, and Noise
This section supplements the Noise Sub-element of the TRPA Regional Plan, and the Health and Safety Element of the City of South Lake Tahoe General Plan. This section includes the Area Plan’s Goals and Policies related to public health and safety issues.

Section 13 – Incentive Programs
This section supplements the Implementation Element of the TRPA Regional Plan and the Implementation Program of the City of South Lake Tahoe General Plan. It describes public and private sector implementation strategies including capital improvement projects and planning and coordination activities, including a summary of incentives, and the plan reporting and revision process.

Appendix B – TRPA Height Findings
Appendix B includes height findings that are required for any structure that exceeds three stories in height.

Appendix D – City of South Lake Tahoe Green Building Program Appendix D sets criteria for earning City incentives for incorporating exceptional energy efficiency in new and redeveloped projects.
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Introduction 7 Amended June 18, 2024July 22, 2015 1865
Legal Authority and Regulatory Setting 8 Amended June 18, 2024July 22, 2015 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 for the Tahoe Valley Area Plan.

The purpose of the Tahoe Valley Area Plan is to define land use regulations and guidelines for planning decisions. The Tahoe Valley Area Plan presents principles, goals, policies and implementation strategies designed to encourage redevelopment, create a vibrant walkable pedestrian pedestrian-oriented community and provide for environmental improvements. The Area Plan is used by the City and TRPA to review specific development proposals in Tahoe Valley. The Plan also provides direction to property owners, community groups, and interested individuals in planning and design of development and redevelopment projects.

2.1 Tahoe Regional Planning Agency
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 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.  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.
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Legal Authority and Regulatory Setting 9 Amended June 18, 2024July 22, 2015  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/TMPO 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.

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

Stream Restoration Plan Area: Stream Restoration Plan Areas are Stream Environment Zones along major waterways that have been substantially degraded by prior or existing 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.
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Legal Authority and Regulatory Setting 10 Amended June 18, 2024July 22, 2015 Area Plan
Area Plans allow for planning that is responsive to the unique circumstances of communities within the Tahoe Region. TRPA and local governments, in close coordination with the local community, may prepare plans for a specific area in conformance with the Regional Plan. The authority and requirements for this Area Plan are provided in Chapter 13 (Area Plans) of the TRPA Code of Ordinances.

The Tahoe Valley Area Plan is designed to be consistent with the TRPA Regional Transportation Plan and the SCS by providing a framework for implementing land use and transportation practices to reduce GHG emissions. These strategies include creating a mixed-use, pedestrian and transit orientedtransitoriented land use pattern, providing for alternative modes of transportation and encouraging a variety of housing types within close proximity to transit, services and employment centers.

General Plan (2011)
The City of South Lake Tahoe General Plan designation for Tahoe Valley is Town Center (TC). This designation provides for a mixture of uses, including tourist accommodation, commercial, intensive recreation, high-density residential, and mixed-use residential. This designation is applied to areas that are currently developed as commercial/visitor centers, have excess land coverage, where vertical mixeduse projects are appropriate, and are near commercial, employment, transit, and public services. The City’s General Land Use Diagram is depicted in Figure 3. 1868
Legal Authority and Regulatory Setting 11 Amended June 18, 2024July 22, 2015 The overall purpose of the Town Center is to:
 Provide for the orderly, well-planned, and balanced growth of the Town Center and support the area’s role as an important commercial, tourist, and recreation center that provides full services to residents while appealing to visitors.
 Promote the Town Center as a pedestrian- and transit-oriented, mixed-use activity center and a gateway to an outdoor tourism recreational destination and expand its role as an economic center for residents of 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 residents and visitors.  Establish development and design standards that improve pedestrian- and transit-orientation and the visual quality of development and that will create unified, distinctive, and attractive community character.

The General Plan includes the following policies that are directly applicable to the Tahoe Valley Area Plan:

Policy LU-2.2 directs the City to periodically update and implement the four community plans, of which Tahoe Valley is one, as a way to focus development commodities and revitalization efforts.

Policy LU-2.7 directs the City to transform the Tahoe Valley area into an attractive gateway commercial district that serves both residents and visitors.

Policy LU-2.9 defines Tahoe Valley as one of the City’s nodes that is targeted for future development and revitalization.

Policy LU-2.10 encourages the use of incentives to create a compact, mixed-use, transit-oriented, and higher-density development pattern within the Tahoe Valley area.

The development of the Tahoe Valley Area Plan is intended to meet the directive of the General Plan policies outlined above.

Sustainability Plan
The City of South Lake Tahoe adopted policies for sustainable development and “green” buildings in the Land Use Element of the General Plan. The policies call for creating a sustainable and energy-efficient built environment as a key vision of the City of South Lake Tahoe. The policies provide direction on the use of “green” building technology, energy efficiency, and strategies to achieve sustainable development practices.
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Legal Authority and Regulatory Setting 12 Amended June 18, 2024July 22, 2015 The City has implemented specific strategies including providing streamlined permitting to encourage “green” building practices and instituting a plastic bag ban for grocery stores, food vendors, and retail establishments.

Plan Area Statements
Once adopted, theUpon its adoption in 2015, the Tahoe Valley Area Plan will replacereplaced Plan Area Statement (PAS) 110, “South ‘“Y’,”, and a small portion of PAS 114, “Bonanza” (APNs: 32-141-02 and -18).

The citywide design standards and guidelines, as well as specific substitute design standards tailored towards the Area Plan are incorporated in the Tahoe Valley Area Plan and will provide design guidance for the Area Planplan area.

Smart Growth Principles
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Legal Authority and Regulatory Setting 13 Amended June 18, 2024July 22, 2015 In August 2005, the South Lake Tahoe City Council endorsed a set of Smart Growth Principles for possible inclusion in the City General Plan for South Lake Tahoe. These principles are organized under the following headings:
● Land Use
● Transportation
● Community Livability
● Governance
The Tahoe Valley Area Plan is designed to implement the City’s smart growth principles by encouraging a land use pattern that focuses on walkable, compact mixed-use centers, with access to transportation choices while preserving open spaces and critical environmental areas. 1871
Legal Authority and Regulatory Setting 14 Amended June 18, 2024July 22, 2015 1872 Legal Authority and Regulatory Setting 15 Amended June 18, 2024July 22, 2015 1873 Legal Authority and Regulatory Setting 16 Amended June 18, 2024July 22, 2015 1874 Legal Authority and Regulatory Setting 17 Amended June 18, 2024July 22, 2015 1875 1876
Existing Conditions 19 Amended June 18, 2024July 22, 2015 SECTION 3
Existing Conditions
This section describes the existing physical conditions within the Tahoe Valley plan area, both natural and human -made. The Tahoe Valley area has been extensively altered by human activity and development since it was first settled in the late 1800s. The present pattern of development in the area has evolved primarily since the 1950s. The conditions summarized in this section act as opportunities or constraints (or sometimes both) to development, redevelopment, and conservation of resources within the plan area.

3.2 Land Use
Neighboring Land Uses
The Tahoe Valley plan area is bounded on the north, west, and south primarily by residential subdivisions, dating from the 1960s to the 1990s. The plan area is bordered on the east by the Upper Truckee Marsh and to the southeast by the South Lake Tahoe Airport.
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Existing Conditions 20 Amended June 18, 2024July 22, 2015 Land Uses
The plan area is made up of a variety of existing land uses, including residential, commercial, tourist accommodation, industrial, and public service. Table 1 summarizes existing uses within the plan area by acreage, percentage of total acreage, and number of parcels. The plan area encompasses 337 374 acres and 482 525 individual parcels (not including existing roadway/infrastructure related parcels) as shown in Figure 4. Tahoe Valley is the gateway neighborhood for South Lake Tahoe, and includes various commercial uses such as clothing stores, factory outlets, automotive supply stores and dealerships, drug and liquor stores, restaurants, and supermarkets. These uses occupy structures ranging in age and physical condition, from the 1890’s to present day construction.

When Measure T was passed in 2018, commercially zoned parcels the Tahoe Valley Area Plan became one of the limited areas in South Lake Tahoe where vacation home rentals wereare allowed. This exception, however, only applies to commercially zoned properties within the Area Plan at the time of Measure T’s adoptionas of 2017. Any areas added to the plan area though subsequent amendmentsAreas later rezoned to commercial are not eligible for vacation home rental permits. Additional restrictions to eligibility for a Vacation Home Rental permit are included in Appendix C.

Table 1
Existing Land Use
Land Use Acres Percent of Acreage
Residential 37.247.1 11.112.6%
Tourist 12.013.0 3.63.5%
Commercial 141.0145.3 41.938.9%
Public 19.2 5.75.1%
Quasi-Public 8.2 2.42.2%
Recreation 3.3 1.00.9%
Vacant Private 18.131.3 5.48.4%
Vacant Public 14.815.3 4.44.1%
Open Space 20.2 6.05.4%
Roads and Infrastructure 62.571.1 18.619.0%
TOTAL 336.5374 100%
Source: TRPA GIS, March 20142023.

Non-Residential
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Existing Conditions 21 Amended June 18, 2024July 22, 2015 The plan area contains a wide array of commercial uses, most of which are located in commercial centers along the highways. The plan area does have several major commercial centers surrounding the Y intersection. These include a center anchored by a Raley’s supermarket and Kmart, an outlet store centerThe Crossings at Tahoe Valley outlet store center, and commercial retail property occupied by a TJ Maxx. The area east of the Y intersection along Lake Tahoe Boulevard contains a car dealership, hardware store, and a tire sales and repair center.

Public and quasi-public uses are discussed in detail under Public/Quasi-Public Facilities and Services.

Vacant Lands
In 2014, Aapproximately 18.1 acres (5.4 percent) of the plan area are currently (2014)were vacant and privately owned. These vacant lots are not concentrated in any one part of the plan area, rather they are scattered throughout the plan area. At the time of the 2024 amendments, there were 31.3 acres (8.4%) of vacant private owned land. The main contributor to this increase was the addition of the Emerald Bay Connection Corridor District.

Publicly-Owned Open Space
The plan area contains a number of (6 5.4 percent, 20.2 acres) of publicly-owned vacant open space parcels. These properties are owned by the United States Forest Service, California Tahoe Conservancy, or City of South Lake Tahoe and are subject to various use and development restrictions based on which agency owns the property and the manner in which the property was acquired.

California Tahoe Conservancy Asset Lands
The California Tahoe Conservancy (CTC) owns six seven (67) parcels, totaling 16.4 9 acres, in the plan area that are considered “asset lands” and may be available for development. The CTC’s overall land inventory totals 4,677 parcels accounting for more than 6,500 acres, of that total there are 17 Conservancy-owned properties throughout the basin that are regarded as “asset lands.” Asset lands are parcels which are not essential to carrying out Conservancy goals, which could have significant market value, and which are not otherwise restricted from disposal by law or Board policy. In fact, some asset lands, at the time of acquisition, were identified for possible future transfer or sale. The CTC defines these classes of lands as “Area Plan or Town Center Asset Lands.” These area plan asset lands are considered to be developable lands, or portions thereof, in highly urbanized areas that could support sustainable, compact development or other uses consistent with the Goals and Policies of the Regional Plan and local area plans (CTC, 2014).

The parcel is currently developed as an offsite parking lot, and two parcels used for Sugar Pine Village affordable housing projecy.

Commercial Floor Area
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Existing Conditions 22 Amended June 18, 2024July 22, 2015 TRPA regulates the rate and timing of growth within the region, including commercial floor area (CFA).

Lake Tahoe Airport Land Use Compatibility Plan
As part of the land use planning process mandated by the Division of Aeronautics and the California Airport Land Use Planning Handbook, several Airport Land Use Commissions (ALUCs) have been formed throughout the state to prepare and administer Comprehensive Land Use Plans (CLUPs)an Airport Land Use Compatibility Plan (ALUCP) for each public-use airport in the state. El Dorado County has an operating ALUC that has prepared CLUPs for the airports in the county. However, the The City of South Lake Tahoe has been named as the administrator of the Lake Tahoe Airport. As such, the City operates as its own ALUC ALUCP and the City has developed the Lake Tahoe Airport CLUP. adopted an ALUCP in August of 2019.

All of the land within the Tahoe Valley Area is within the ALUCP Airport Influence Area. The Much of the Area Plan is in Safety Zone 6, which is the least restrictive Safety Zone. A small southeastern portion of the Tahoe Valley plan areaArea Plan (e.g., Barton Hospital) lies within the Overflight Safety Zone (Safety Zone 3.) and under the Horizontal Imaginary Surface of the Lake Tahoe Airport CLUP. Safety Zone 3 (see Figure 5) is the least restrictive Safety Zone around the airport and thus only privately owned assembly and entertainment, publicly owned assembly and entertainment, collection stations, and sport assemblies are prohibited within that area. The Horizontal Surface, located over the same portion of the plan area as Safety Zone 3, is located at 6,419 feet elevation, 98 feet above the highest point in the Area Plan.

The Lake Tahoe Airport is in the process of updating the Airport Master Plan. Once the Master Plan is adopted by the City and TRPA, the CLUP, now referred to as an Airport Land Use Compatibility Plan (ALUCP), will also need to be updated.

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Existing Conditions 23 Amended June 18, 2024July 22, 2015 1881 Existing Conditions 24 Amended June 18, 2024July 22, 2015

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Existing Conditions 25 Amended June 18, 2024July 22, 2015 1883 Existing Conditions 26 Amended June 18, 2024July 22, 2015

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Existing Conditions 27 Amended June 18, 2024July 22, 2015

3.3 Transportation and Circulation
Roadways
The Tahoe Valley plan area is served by a variety of arterial, collector, and local streets. The existing road network is shown in Figure 6.

The highway and street networks within the plan area is are largely dominated by US Highway 50 (Lake Tahoe Blvd.) and State Route (SR) 89 (Emerald Bay Rd.). 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. East of the “Y” intersection, US Highway 50 is also Lake Tahoe Boulevard.

Along most of its 1.5 mile1.5-mile length within the plan area, Lake Tahoe Blvd is a five-lane arterial road with a continuous two-way left-turn median lane that transitions to dedicated left-turn pockets at major intersections. In addition to Lake Tahoe Blvd, a 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 adjacent neighborhoods as well as access to the Area Plan’s Industrial District and Hospital District.

A well-functioning transportation and circulation system is necessary to address peak hour congestion.

The existing road network is relatively limited and experiences high traffic volumes during peak visitor periods.

The US 50/SR 89 intersection is operating at LOS C while US 50 roadway segments are operating at LOS E during the summer Friday evening peak hour (TRPA, 2012).

Curbs and Gutters
The City has historically required curb and gutter improvements only for projects requiring the issuance of a Special Use Permit. As a result, much of the Tahoe Valley plan area contains a discontinuous system 1885
Existing Conditions 28 Amended June 18, 2024July 22, 2015 of curbs, gutters, and roadside stormwater infiltration. Along US 50, Caltrans has recently constructed a water quality improvement project that resulted in the installation of curbs and gutters from the Y intersection to E Street. Curbs and gutters are also scheduled to be installed on SR 89 from the “Y” intersection heading north in 2014 and on US 50 from the “Y” intersection to Trout Creek in 2016. “Y” Intersection
The “Y” intersection commonly refers to the intersection of US 50, SR 89, and Lake Tahoe Boulevard.

Parking Facilities
Most private commercial and industrial businesses provide off-street parking for employees and patrons.

However, many of these properties do not meet current parking requirements of Chapter 5 6 of the City Code. This forces many people to park on roadways and unpaved areas which creates a problem for snow removal and street sweeping equipment. There are presently no off-street publicly-owned parking facilities within the plan area.

Pedestrian and Bicycle Facilities
The City of South Lake Tahoe’s bicycle network is made up of three classes of bicycle facilities (classified by the California Department of Transportation), as follows:
 Class I Shared_UseShared Use Paths Path. These paths providesprovide a completely separated right-of-way for the exclusive use of bicycles and pedestrians with cross-flow from vehicles minimized. Existing Class I facilities in the Area Plan are limited, consisting of relatively short segments south and east of the Factory Outlet StoresThe Crossing at Tahoe Valley at the “Y” intersection and a facility crossing the Upper Truckee River just to the north of US 50 in the eastern end of the Area Plan. A nearby Class I facility follows SR 89 to Camp Richardson and Spring Creek, starting at the northern end of Eloise Avenue at 15th Street. In 2022, a Class I facility was constructed along the south side of Lake Tahoe Blvd from Viking Way to the “Y” intersection.  Class II Bike Lane. Class II facilities provides a striped lane for one-way bicycle travel on a street or highway. Within the Area Plan, these facilities are provided along Tahoe Keys Boulevard, Helen Avenue, Melba Drive, B Street, C Street, 10th Street, Lake Tahoe Boulevard west of the “Y” intersection, and US 50 from the “Y” intersection just beyond E street.  Class III Bike Route. As with Class II facilities provides for shared use with bicycle or motor vehicle traffic, typically on lower volume roadways. Class III facilities are typically provided along lowvolume streets to minimize the potential for conflicts between bicyclists and motorists. In the 1886
Existing Conditions 29 Amended June 18, 2024July 22, 2015 Area Plan, Class III routes are designated along Eloise Avenue and SR 89 north of the “Y” intersection. This route connects to the Class I path that roughly parallels SR 89 to Camp Richardson and beyond.

Transit Services and Facilities
South Lake Tahoe, including the Tahoe Valley plan area, is served by BlueGo Tahoe Transportation District (TTD) fixed route bus service, seasonal recreation routes, and Amtrak buses. A senior van service assists many area seniors in getting to appointments and running errands. The routes of these various transit services are shown in Figure 6.

The Y Transit Center is located at the southwest corner of the Y intersection. This center is one of two City-owned transit centers, and provides a transfer point for transit users on Tahoe Transportation District’s the BlueGo fixed-route bus services. The transit center is also served by Amtrak buses connecting to the Capitol Corridor train route in Sacramento.

Water and Wastewater Services
Water service within the Tahoe Valley plan area is provided by the South Tahoe Public Utilities District (STPUD) and Lukins Brothers Water Company (Lukins). STPUD provides water service to the majority of the plan area. Lukins provides water services to parcels located north of Emerald Bay Road and west of Dunlap Drive.
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Existing Conditions 30 Amended June 18, 2024July 22, 2015 STPUD is a California Special District established in 1950. The 27,000-acre service area covers the South Shore of Lake Tahoe from Emerald Bay on the west, Christmas Valley on the south, the California-Nevada state line to the east, and Lake Tahoe to the north. The District’s water supply comes entirely from 20 active municipal wells that pump groundwater from the Lake Tahoe Basin. The District maintains one pump station and one active groundwater well within the plan area.

City of South Lake Tahoe Facilities
 City Services Center. Located at 1052 Tata Lane, this facility is owned by the City and houses the Development Services Department and Engineering Division of the Public Works Department.  Public Works Department. The Public Works Department offices are located at 1740 D Street.

Vehicle maintenance is completed by the Fleet Services Division at 1700 D Street and 1691 Shop Street.
 Information Technology. The City’s IT Department operates from 1700 D Street. 1888
Existing Conditions 31 Amended June 18, 2024July 22, 2015  Fire Station #3. Located at 2101 Lake Tahoe Boulevard, this facility is owned by the City and is one of three fire stations that serve South Lake Tahoe. This station serves the Tahoe Valley area with response times between three and five minutes.
 Transit Center. The transit center, owned by the City of South Lake Tahoe and located at the “Y” intersection, provides shelter and a transfer location for the BlueGo TTD bus system, and a pickup/drop-off point for Amtrak buses.

This includes waste from all residential, commercial, and industrial properties, including recyclable 1889
Existing Conditions 32 Amended June 18, 2024July 22, 2015 material. These facilities support the processing of this waste before its ultimate disposal outside of the Tahoe Basin. South Tahoe Refuse operates the following facilities:
 Administrative Office/Transfer Station/Materials Recovery Facility/Resource Recovery Facility/Tahoe Basin Container Service. All located at 2140 Ruth Avenue.  Recycling Center. Located at 2192 Ruth Avenue.
 Truck parking, fueling, and wash facility. Located at 2143 Ruth Avenue.

3.5 Natural and Cultural Resources
Natural resources within the Tahoe Valley plan area include the Upper Truckee River,; two ephemeral streams, ; natural and landscaped vegetation, ; stream environment zones, ; and views of distant mountain ridgelines. The plan area includes three drainage basins including the Tahoe Valley system that runs south of the “Y” intersection, which is directly, connected to the Truckee River. The other two drainage basins drain into the Tahoe Keys Lagoons before being released into Pope Marsh. Many properties contain excess coverage over the Bailey land capability limitations.

Native vegetation consists primarily of Jeffrey pine and white fir trees with little under story vegetation on high-capability lands and willows and grasses on low-capability lands. Many of the developed parcels are also landscaped with native vegetation. Stream environment zones within the plan area generally have been disturbed.

Land Capability and Stream Environment Zone
The land capability system established by Bailey is the basis of the land coverage standards and limitations set forth in Chapter 30 of the TRPA Code of Ordinances. Chapter 30 uses land capability districts (LCDs) ranging from class 1 to 7 that assign a percentage of allowable land coverage in a designated LCD area as identified below:
 Land capability classes 1a-c and 2 are not suited for urbanization or intensive forestry use, but are suited for open space, conservation areas, and low-intensity recreation.  Land capability classes class 3 and 4 areis not suited for urbanization but are is suited for forestry and low-density housing use.
 Land capability classes 4, 5, 6, and 7 include land suitable for urbanization and other uses.

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.

Tahoe Valley is predominately flat, and according to the TRPA’s mapped land capability map, mostly comprised of high capability lands (LC 5 4 – 7) suitable for redevelopment and infill with SEZ areas associated with drainage in the Upper Truckee River hydrologic area. In 2015 The City contracted with a soil scientist to conduct area specific further investigation and field analysis. The analysis concluded that portions of the SEZs that run through the Area Plan were mapped erroneously and account for a smaller 1890
Existing Conditions 33 Amended June 18, 2024July 22, 2015 portion than that depicted in TRPA’sthe original Land Capability Overlay Map. A revised map was prepared and adopted with the Tahoe Valley Aera planArea Plan. (207.5 acres). The revised map indicatesThe plan area includes three mapped primary areas of environmentally sensitive or SEZ lands accounting for approximately 122.450.7 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 capabilitythe revised land capability map, just over a third tenth (36.413.6%) of the plan area is SEZs with the remaining areas being high capability lands (63.486.4%). Table 2 below provides an accounting of mapped revised land capability district in the plan area. This issue is discussed in further detail in Section 10, Natural and Cultural Resources.

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.

Table 2
Mapped Land Capability District
Land Capability District Total Acreage Percent
1B 122.450.7 36.413.6%
4 3.9 1.0%
5 6.624.1 2.06.5%
6 4.6 1.2%
7 207.5290.3 61.777.7%
Totals 336.5373.6 100.0%
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 52.248.3% (175.7 180.5 acres) of the Tahoe Valley plan area is covered with impervious coverage. Hard coverage accounts for 49.546.8% (167.3173 acres) and soft coverage accounts for 2.5% (8.49.4 acres). Most of the plan area’s existing coverage is are parking lots (55.454.1%); the remainder is equally divided between building structures (22.422.4%) and paved roadways (21.022.0%). Just over two-thirdsthree-fourths of existing coverage (117156.7.0 acres, 66.685.7%) is located on high-capability lands with the remaining third quarter located in mapped SEZs (58.726.1 acres, 33.314.3%). 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 37.039.7 1.82.1 39.340.4 89.289.0 167.3173.0 336.5374 49.745.8% Soft 0.0 0.40.7 0.0 8.08.6 8.49.3 2.5%
1891
Existing Conditions 34 Amended June 18, 2024July 22, 2015 Totals 37.039.7 2.22.8 39.340.4 97.297.6 175.7180.5 52.248.3% Percent 21.022.0% 1.21.6% 22.422.4% 55.454.1%
Existing Land Coverage by Land Capability District (acres) Land Capability Total Impervious Percent Impervious
1B 58.726.1 33.414.3%
4 0.2 0.1%
5 3.68.1 2.04.4%
6 0.5 0.3%
7 113.5148.0 64.681.0%
Totals 175.7182.8 100.0%
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.

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 1892
Existing Conditions 35 Amended June 18, 2024July 22, 2015 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.

Table 4

LOAD REDUCTION TARGETS FOR THE TAHOE TMDL
Pollutant 5-Year
Milestone
2016
10-Year
Milestone
20122021
15-Year
Milestone 2026
Transparency
Standards (~65-Years)
Fine Sediment
Particles
10% 21% 34% 71%
1893
Existing Conditions 36 Amended June 18, 2024July 22, 2015 Total
Phosphorus
7% 14% 21% 50%
Total Nitrogen 8% 14% 19% 46%
Source: Final Lake Tahoe Total Maximum Daily Load, August 2011 In 20112016, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Estimate Update Report which was subsequently incorporated into the City’s NPDES permit. The City’s load reduction requirement through 2016 2026 under the NPDES permit is shown in Table 5.

Table 5
CSLT 2016 2026 LOAD REDUCTION REQUIREMENTS
Parameter Baseline Load
(lbs.kg/year)
Required
Percent
Reduction
Required Load
Reduction
(lbs.kg/year)
Allowable Load
(lbs.kg/year)
Fine Sediment Particle
(mass)
176,450476,677 1034% 14,650162,070 158,800314,606
Fine Sediment Particles
(# of particles)

1. 942.38E+19 1034% 1. 941.58E+198 1. 75E57E+19
Total Phosphorus 7892,020 217% 55424 7341,596
Total Nitrogen 3,3618,034 198% 2691,526 3,0926,508
Source: City of South Lake Tahoe Pollutant Load Reduction Plan, January 2013. Lahontan Lake Tahoe Municipal NPDEs Permit, Board Order R6T-2022-0046, NPCESA NO. CAG616001
The City authorized completed development of a Pollutant Load Reduction Strategy ReportPlan, to assess potential approaches for definedefining a path to compliance with the requirements to reduceing pollutant loading to Lake Tahoe from urban stormwater runoff. The goal of the Strategy Load Reduction Report was to identify feasible and cost effectivecost-effective actions to meet anticipated targets.

Subsequently, iIn February 2013September 2021, the City Council adopted thereceived a draft of the 2021 City of South Lake Tahoe Pollutant Load Reduction Plan which documents the City’s proposed approach and timeline for meeting the 2016 2026 load reduction targets set forth in the City’s NPDES permit, which was then submitted to Lahontan in October, 2021 and must be updated and resubmitted September, 2023. 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.

Presently, five public drinking water wells have been impacted by the South “Y” PCE Plume. When PCE is 1894
Existing Conditions 37 Amended June 18, 2024July 22, 2015 detected in a well, the well is shut down and treatment is added to remove the contaminant, or an alternative source of drinking water supply is provided.

The South “Y” Plume extends north from the South “Y” to the Tahoe Keys, and toward Lake Tahoe.

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.

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
1896
Existing Conditions 39 Amended June 18, 2024July 22, 2015

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
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
ShorezoneShore zone

1. Construction equipment storage

2. Seaplane operations

3. Tour Boat operations

Cultural Resources
1897
Existing Conditions 40 Amended June 18, 2024July 22, 2015 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 CA-Eld2240-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 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.

Scenic Resources and Community Design
1898
Existing Conditions 41 Amended June 18, 2024July 22, 2015 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.

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).

TABLE 7

THRESHOLD TRAVEL ROUTE AND SCENIC QUALITY RATINGS
Unit 1982 1991 1996 2001 2006 2011 2015 2019 Needed for Attainment
1 11.0 11.0 12.0 12.0 12.0 12.0 12.0 13.0 +32.5
35 7.0 7.5 7.5 7.5 8.0 8.5 8.5 9.5 +76.0
1899
Existing Conditions 42 Amended June 18, 2024July 22, 2015 36A1 0.0 0.0 0.0 10.5 13.0 13.0 13.0 13.0 +2.5
Source: TRPA 2011 2019 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 2019 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. The 2019 Threshold Evaluation noted the following improvements that have been made in the Tahoe Valley area in the Area Plan.  Construction of sidewalks and rock retaining walls along Lake Tahoe Boulevard and sidewalks along Emerald Bay Road.
 Replacement of the amusement park with the Hanger Beer Garden and façade improvements on the existing structure.

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.

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. 1900
Existing Conditions 43 Amended June 18, 2024July 22, 2015 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.

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 6560, except for the Healthcare District, where 55 CNEL is the standard, and the Commercial Mixed-Use Services where the standard is 65. 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 68 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)ALUCP for Lake Tahoe Airport (adopted July 1990, amended December 2004August 2019), the 65 50 and 55 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.
1901
Existing Conditions 44 Amended June 18, 2024July 22, 2015 1902 Existing Conditions 45 Amended June 18, 2024July 22, 2015 1903 Existing Conditions 46 Amended June 18, 2024July 22, 2015 1904 Existing Conditions 47 Amended June 18, 2024July 22, 2015 1905 Existing Conditions 48 Amended June 18, 2024July 22, 2015 1906 Existing Conditions 49 Amended June 18, 2024July 22, 2015 1907 Existing Conditions 50 Amended June 18, 2024July 22, 2015 1908 Existing Conditions 51 Amended June 18, 2024July 22, 2015 1909 Existing Conditions 52 Amended June 18, 2024July 22, 2015 1910 Existing Conditions 53 Amended June 18, 2024July 22, 2015 1911 Existing Conditions 54 Amended June 18, 2024July 22, 2015 1912 Existing Conditions 55 Amended June 18, 2024July 22, 2015 1913 Vision and Guiding Principles 41 July 22, 2015
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.

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 1914
Vision and Guiding Principles 42 July 22, 2015
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 Vvision, 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 serving shops and services that also appeal to the visitors;
 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.
1915
Economic Development 53 July 22, 2015
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.

Town Center Core (TC-C)
1916
Economic Development 54 July 22, 2015
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 groundlevel 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.

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 and recreation uses such as day use areas.
1917
Economic Development 55 July 22, 2015
Emerald Bay Connection Corridor (EB-CC)
The Emerald Bay Connection Corridor District allows for higher-density residential development adjacent to the town center. This transitional area of mixed uses is compatible with scenic restoration, the intensity of Highway 50/89, and residential uses. Permissible uses are drawn from those allowed in the adjacent Bonanza Plan Area Statement (114), in which these parcels were previously included, as well as the Gateway District. Permissible uses include residential, tourist accommodation, neighborhood compatible commercial uses, and public service. This district is a potential location for a mobility hub to provide offsite parking and transit for services in the Tahoe Valley, facilitate public transit, and serve as open space for surrounding residential useswithin the region.

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