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. 1977
Incentive and Mitigation Program 102 July 22, 2015Amended June 18, 2024 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.
Secondary UnitsAccessory Dwelling Units Residential Units of Use Secondary units are permitted on parcels located in the Town Center Professional Neighborhood District that are less than one acre in size where single family residential units are permitted. All secondary units must meet City development standards for minimum lot size, setbacks, and parking.
TThe City of South Lake Tahoe has set aside 20 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.
Multi-Family Incentive.
The City of South Lake Tahoe has set aside 20 Tourist Accommodation Units for conversion to MultiFamily 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.
In addition to the reserved units noted above, in June 2023 the City of South Lake Tahoe set aside 70 Tourist Accommodation Units that may be converted to Existing Residential Units of Use for either accessory dwelling units or multi-family rental units. These units are available at no cost and are provided on a first come-first-serve basis.
Transfer of Existing Development to Tahoe Valley
Pursuant to TRPA Code Section 51.5.3, residential bonus units, CFA and tourist bonus unit are available as development transfer match for existing development (residential, tourist accommodation and commercial uses) that is transferred to Centers. Receiving parcels in the plan area may earn residential bonus units, tourist bonus units or CFA at an enhanced transfer ratio based on the land capability of the sending parcels. Transfers of existing residential units are eligible for an additional enhanced transfer ratio based on the sending parcel’s distance from Centers and primary transit routes. Residential bonus units earned under this program do not require an allocation to construct a residential unit.
Transfer of Development Rights to Tahoe Valley
Residential bonus units from the TRPA Pool are available as development transfer matches for transferring development rights to Centers. Receiving parcels in the plan area may earn residential bonus units at an enhanced transfer ratio based on the land capability of the sending parcel, and its distance from Centers and primary transit routes. Residential bonus units earned under this program do not require an allocation to construct a residential unit. The transferred development right is eligible to receive an allocation from TRPA’s unused allocation pool pursuant to Section 51.3.3.C.4 of the TRPA Code. 1978
Incentive and Mitigation Program 103 July 22, 2015Amended June 18, 2024 Persons At One Time
Projects are eligible for the Persons At One Time (PAOT) allocations pursuant to TRPA Code Section 50.9:
Regulation of Additional Recreation Facilities of the TRPA Code of Ordinances.
The TRPA Code requires that certain recreation uses and activities are assigned additional PAOTs from TRPA prior to a construction of a project or commencement of an activity. Uses such as marinas, boat launching facilities, information centers, recreation centers, day uses areas, beach recreation, commercial boating, water-oriented outdoor recreation concession, downhill ski facilities, developed campgrounds, group facilities, and recreational vehicle parks are eligible for PAOT allocations from the TRPA Pool.
City of South Lake Tahoe Green Building Program
In November 2010, the City Council adopted the City of South Lake Tahoe Green Building Program (Resolution 2010-92). The program encourages the incorporation of energy efficiency in City buildings and facilities, and provides clear incentives for private property owners to retrofit residential, commercial, and industrial buildings to save energy and reduce the carbon foot printfootprint.
Residential projects that incorporate green building measures will be given priority for plan check, by all City Departments, over projects that meet only mandatory requirements. For projects that propose to voluntarily achieve a third party certification such as LEED, Energy Star or Green Point Rated would be eligible for the following:
Residential projects that voluntarily achieve third-party certification would beare eligible for the following:
Projects would receive priority plan check, over all other projects, by all City Departments. o Priority plan check, over all other projects, by all City Departments. o Residential projects would have pPriority on the residential allocation waiting list – 10% of residential allocations would be offered to Green Building projects before other projects on the waiting list.
o Projects would receive rRecognition at a televised City Council meeting and on the City Website.
Commercial projects that voluntarily achieve LEED certification or an Energy Star Labelthird-party certification would beare eligible for the following:
o Projects would receive pPriority plan check, over all other projects, by all City Departments.
o Projects would be eligible for CFA allocation from the City’s unallocated CFA pool. o Projects would receive rRecognition at a televised City Council meeting and on the City Website.
Change in Use
Commercial changes in use are exempt from project review if the following criteria are met:
1979
Incentive and Mitigation Program 104 July 22, 2015Amended June 18, 2024
1. The change in use is within the commercial use classification;
2. The change in use is to an allowed use;
3. The property is included in an approved parking assessment district;
4. The change does not increase the parking requirement to a greater requirement than 1 space for 200 square feet., or the number established upon creating the district;
5. The proposed activity is consistent with the Tahoe Valley Area Plan and is not considered a project under TRPA Code Chapter 2: Applicability of the Code of Ordinances; and
6. The change in use does not have the potential to intensify pollutant loads over and above the capability of treatment by existing installed BMPs.
Offsite Parking
Use of offsite and shared parking is permissible pursuant to the parking standards in Appendix B C of this Plan.
Conversion of Use
Pursuant to TRPA Code of Ordinances: Election of Conversion of Use, the following conversion incentives are available:, Chapter 451, 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.
When a Tourist Accommodation use is to be converted to a Residential use, TRPA Code of Ordinances Section 31.4.5 shall apply.
Up to 200 existing Tourist Accommodation Units (TAUs) basin wide can be converted to Existing Residential Units of Use for multi-unit projects, in this region wide pilot program, subject to the following conditions:
1. Each converted unit maximum size is 1,250 square feet of residential floor area; and
2. The conversion must happen on the same parcel.
Conversion of an existing residential unit of use or tourist accommodation unit to a residential, tourist or commercial use may be permitted when the units are transferred from sensitive lands. Conversion of an existing residential unit of use or tourist accommodation units to a residential, tourist, or commercial use may be permitted if the conversion results in the elimination of a non-conforming use.
Conversion of an existing residential unit to tourist or commercial use or an existing tourist accommodation unit to a commercial use or multi-family unit may be permitted onsite or for transfers if the project meets the TRPA standards applicable for a project proposed on an 1980
Incentive and Mitigation Program 105 July 22, 2015Amended June 18, 2024 undeveloped project area.
Conversion of an existing residential unit of use to a tourist or commercial use or an existing tourist accommodation unit of use to a commercial use or a residential use may be permitted onsite or for transfer if the converted use is include as part of a project that has linked status pursuant to Chapter 15 of the TRPA Code.
Conversion of existing tourist accommodation units of use to residential may be permitted onsite if the converted units will be used for deed-restricted affordable housing.
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.
1981
Incentive and Mitigation Program 106 July 22, 2015Amended June 18, 2024 1982
References A1 Amended June 18, 2024July 22, 2015
APPENDIX A
References
California Tahoe Conservancy (CTC). 2014. Authorization to Modify Asset Lands Program Guidelines Staff Summary. March 20, 2014.
City of South Lake Tahoe. 2005. US 50/SR 89 South Lake Tahoe Wye Roundabout Assessment. Prepared by LSC Transportation Consultants, Inc., April 14, 2005 _____ . 2011. General Plan Update: Final Environmental Impact Report. Prepared for the City by PMC, February 2011. Certified by the City Council May 17, 2011. _____ . 2012. Pollutant Load Reduction Strategy. Prepared for the City by NHC, November 2012. ---------- . 2013. Pollutant Load Reduction Plan. Prepared for the City with assistance from NHC, Adopted by the City Council on January 2013.
Federal Aviation Administration. 2014. Airport Data and Contact Information. http://www.faa.gov/airports/airport_safety/airportdata_5010/menu/index.cfm (accessed May 2014) Lindstrom, PH.D., Susan & Rucks, M.A., Penny. 2006. Tahoe Valley “Y” Community Plan, City of South Lake Tahoe, El Dorado County, California, Historic Resources Study. March 2006.
Marvin, Judith. 2009. Historical Architectural Resources Studies W.D. Barton Ranch, 1080 Emerald Bay Road, South Lake Tahoe, CA, APN 23-081-11. February 2009.
South Tahoe Public Utility District (STPUD). 2007. Urban Water Management Plan 2005 Update Final Report. Prepared by Kennedy/Jenks Consultants.
_____ . 2013. South Tahoe Public Utility Website, District Information. http://www.stpud.us/districtinfo.html (accessed May 2014) Tahoe Regional Planning Agency. 2012. Regional Plan Update: Final Environmental Impact Statement.
Prepared for the TRPA by Ascent, October 24, 2012. Certified by the TRPA Governing Board December 12, 2012.
_____ 2012a. 2011 Threshold Evaluation, December 2012. Accepted by the TRPA Governing Board on December 12, 2012.
1983
References A2 Amended June 18, 2024July 22, 2015
Tahoe Transportation District (TTD). 2013. Draft Economic Analysis of the US 50/South Shore Community Revitalization Project. Prepared by Economic & Planning Systems, Inc., March 1, 2013.
Terra Science Inc. 2014. Stream Environment Zone Report for Tahoe Valley Area Plan, July 2014. 1984
South Lake Tahoe Design GuidelinesTRPA Height Findings B1 July 22, 2015Amended June 18, 2024
APPENDIX B
TRPA Height FindingsSouth 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. Height up to 56 feet in Town Centers is permitted with the adoption of a conforming Area Plan. To ensure compatibility with adjacent uses, viewshed protection, and mitigation for potentially significant scenic impacts resulting from three- or fourstory buildings in the Town Centers, a project shall meet findings 1, 3, 5, and 9 of Section 37.7 of the TRPA Code of Ordinances.
37.7.1 Finding 1
When viewed from major arterials, scenic turnouts, public recreation areas, or the waters of Lake Tahoe, from a distance of 300 feet, the additional height will not cause a building to extend above the forest canopy, when present, or a ridgeline. For height greater than that set forth in Table 37.4.1-1 for a 5:12 roof pitch, the additional height shall not increase the visual magnitude beyond that permitted for structures in the shoreland as set forth in subsection 66.3.7, Additional Visual Magnitude, or Appendix H, Visual Assessment Tool, of the Design Review Guidelines.
37.7.3. Finding 3
With respect to that portion of the building that is permitted the additional height, the building has been designed to minimize interference with existing views within the area to the extent practicable.
37.7.5. Finding 5
The portion of the building that is permitted additional building height is adequately screened, as seen from major arterials, the waters of lakes, and other public areas from which the building is frequently viewed. In determining the adequacy of screening, consideration shall be given to the degree to which a combination of the following features causes the building to blend or merge with the background.
A. The horizontal distance from which the building is viewed; B. The extent of screening; and
C. Proposed exterior colors and building materials.
37.7.9. Finding 9
1985
South Lake Tahoe Design GuidelinesTRPA Height Findings B2 July 22, 2015Amended June 18, 2024
When viewed from a TRPA scenic threshold travel route, the additional building height granted a building or structure shall not result in the net loss of views to a scenic resource identified in the 1982 Lake Tahoe Basin Scenic Resource Inventory. TRPA shall specify the method used to evaluate potential view loss.
1986
South Lake Tahoe Design GuidelinesTRPA Height Findings B1 July 22, 2015Amended June 18, 2024
1987
South Lake Tahoe Design Guidelines
March 8, 2016
Final
Draft
1988
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.
B-2
1989
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
B-3
1990
ii March 2016
B-4
1991
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
B-5
1992
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.
B-6
1993
Section One: Purpose and Organization March 2016
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.
B-7
1994
Section One: Purpose and Organization
4 March 2016
B-8
1995
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
B-9
1996
Section Two: Site Design March 2016
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
1997
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
B-11
1998
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
B-12
1999
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
B-13
2000
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
2001
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
2002
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
2003
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
2004
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
2005
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
2006
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
2007
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
2008
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
2009
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
2010
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
2011
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
2012
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
2013
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
2014
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
2015
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
2016
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
2017
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
2018
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
2019
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
2020
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
2021
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
2022
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
2023
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
2024
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
2025
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
2026
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
2027
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
2028
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
2029
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
2030
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
2031
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
2032
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
2033
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
2034
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
2035
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
2036
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
2037
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
2038
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
2039
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
2040
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
2041
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
2042
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
2043
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
2044
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
2045
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
2046
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
2047
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
2048
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
2049
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
2050
Section Five: Exterior Lighting 60 March 2016
B-64
2051
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
2052
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
2053
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
2054
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
2055
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
2056
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
2057
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
2058
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
2059
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
2060
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
2061
Development and Design Standards C-1 July 22, 2015Amended 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 hasve 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 City-wide Design Standards when applicable.
Should a conflict occur between the City-wide standards and the Tahoe Valley Area Plan standards, the standards of this Area Plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan.
Permissible Uses
Table 1 lists the permitted primary land uses by district for the Tahoe Valley Area Plan and land use definitions are provided in Table 2. The regulations for the district are established by letter designations listed below. The designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review. Uses not listed in the Table are prohibited.
Portions of the Tahoe Valley Area Plan lie within the safety zones established by the Lake Tahoe Airport Comprehensive Land Use Plan (CLUP)Airport Land Use Compatibility Plan (ALUCP). Uses within these zones may be further restricted by the CLUPALUCP. Users of this Area Plan should refer to the CLUP 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.
2062
Development and Design Standards C-2 July 22, 2015Amended August 28, 2024 (TRPA) designates uses that require TRPA review and permitting. (-) designates uses that are not permitted.
2063
Development and Design Standards C-3 July 22, 2015Amended 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-HC EB-CCCMX-S OS
RESIDENTIAL
Employee Housing A A - A A S -
Mobile Home Dwelling - - S S S S S -
Multiple Family Dwelling A A A A A A A3S6 -
Multi-Person Dwelling -A A- A- A A A S A3 -
Nursing and & Personal Care -A -A -A A8A A8A A - -
Residential Care A- A- A- A8A A8A A - -
Single Family Dwelling (includes
condominiums) A2 A2 A2 A SA A2 SA3 -
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 - - AS A -
General Retail and & Personal Services A A A -A -A AS 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 A76 A76 A76 - - - A76 -
Outdoor Amusements S S S - - - - -
Privately Owned Assembly & Entertainment A8 S8 S8 - - -
SERVICE COMMERCIAL
Animal Services - S S A -A - A -
Auto Repair and & Service - S - - - - A -
2064
Development and Design Standards C-4 July 22, 2015Amended 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-HC EB-CCCMX-S OS
Business Support Services A A A A -A - A -
Health Care Services A A A A A - A -
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 S8S S8S S8S S8S6 S8S S A8A - 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 SA SA 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 - - - - - - A8A -
Cultural Facilities A A A A SA A A -
Daycare Centers/Preschool A3 A A A A S S -
Government Offices A A A A S S A -
Hospitals1 - - - - A8A - -
Local Public Assembly Facilities &
Entertainment A6 A6 A6 S -S S S -
Local Public Health and & Safety Facilities1 A A A A A A A A 2065
Development and Design Standards C-5 July 22, 2015Amended 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-HC EB-CCCMX-S OS
Membership Organizations A A A A -A SA A -
Post Office A3 A A - - - A -
Public Owned Assembly & Entertainment A8 A8 A8 - - - -
Public Utility Centers1 S - - - - - A -
Regional Public Health and & Safety
Facilities - - - - - - S -
Religious Assembly A -A A A A 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 and & Hiking Trails A A A A A A A A
Visitor Information Centers S S S - - S - -
RESOURCE MANAGEMENT
Forest and & 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 and & Fisheries Resource
Management A A A A A A A A
2066
Development and Design Standards C-6 July 22, 2015Amended 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-HC EB-CCCMX-S OS
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.
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.
Allowed as part of a mixed-used project.
6. Secondary units require City Design Review.
Portions of the Tahoe Valley Area Plan lie within the safety zones established by the Lake Tahoe Airport Comprehensive Land Use Plan (CLUP). Uses within these zones may be further restricted by the CLUP. Users of this Area Plan should refer to the CLUP to determine if additional restrictions are applicable to the property they are interested in or consult with the City of South Lake Tahoe Planning Division.with Vacation home rentals shall only be allowed in locations specified by City Code Title 3, Article V, Vacation Home Rentals.per City Code Chapter 3.50.
6. Facilities with the capacity for 200 or more persons require a special use permit.
2067
Development and Design Standards C-7 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
RESIDENTIAL
Employee Housing Residential units owned and maintained by public or private entities for purposes of housing employees of said public or private entity.
Mobile Home Dwelling
A home built entirely in the factory on a non-removable steel chassis that is transported to the building site on its own wheels and was installed prior to June 15, 1976, when the Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect.
Multiple Family Dwelling
More than one primary residential unit located on a parcel. Multiplefamily dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. Vacation rentals are included, up to but not exceeding a four-plex, provided they meet the Local Government Neighborhood Compatibility
Requirements as defined in the TRPA Code of Ordinances. One detached secondary residence is included 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 units owned and maintained by public or private entities for purposes of housing employees of said entity.
Nursing and & 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. A single-family dwelling unit may be contained in a detached building such as a single-family house, or in a subdivided building containing two or more parcels such as a town house condominium. Vacation rentals are included provided they meet the Local Government Neighborhood Compatibility Requirements as defined in the TRPA Code of Ordinances. A caretaker residence is included. 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
2068
Development and Design Standards C-8 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
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.
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 drive-in restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.
2069
Development and Design Standards C-9 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
General Retail and & Personal
Services
An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; saunas and hot tubs 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.
Nursery
Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.
Outdoor Retail Sales
Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right-ofway, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the right-of-way and do not stop in any location except on customer demand. Outside storage or display is included as part of the use.
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 Eestablishments providing amusement or entertainment for a fee or admission charge, such as:
arcades and coin-operated amusements; billiard and pool halls; bowling alleys; card rooms; clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; gymnasiums; health and athletic clubs; ice skating and roller skating facilities; indoor sauna, spa, or hot tub facilities; motion picture theaters; live performance theatres; reducing salons; and tennis, 2070
Development and Design Standards C-10 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
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.
Privately Owned Assembly and
Entertainment
Commercially operated facilities for public assembly and group entertainment with a capacity of greater than 300 people, such as:
auditoriums; exhibition and convention halls; theaters, meeting halls and facilities for "live" theatrical presentations or concerts by bands and orchestras; amphitheaters; meeting halls for rent; and similar public assembly uses.
SERVICE COMMERCIAL
Animal Services
Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, animal kennels. The use does not include publicly operated animal control and wildlife care (see "Local Public Health and Safety Facilities").
Auto Repair and & Service
Service establishment engaged in repair, alteration, painting, washing, or waxing of automobiles as a principal use. The use also includes storage and maintenance yards for rental of cars, trucks, or trailers.
Outside storage or display is included as part of the use. The use does not include: automobile parking (see "Transportation"); repair shops subordinate to and maintained by a vehicle dealership; service stations (which are separately defined); or automobile wrecking yards (see "Recycling and Scrap").
Business Support Services
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.
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.
2071
Development and Design Standards C-11 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
Laundries & Dry-Cleaning Plant
Service establishments primarily engaged in high-volume laundry and garment services, such as power laundries (family and commercial); garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; and carpet and upholstery cleaners. The use does not include coin-operated laundries or dry-cleaning pick-up stores without dry cleaning equipment (see "General Retail and Personal Services").
Professional Offices
A place where the following kinds of business are transacted or services rendered: engineering, architectural and surveying; real estate agencies; educational, scientific and research organizations; financial services; writers and artists; advertising agencies; photography and commercial art studios; publishing with offsite printing facilities; broadcasting studios; employment services; off premise concessions (OPC); reporting services; computer services; management, public relations, and consulting services; organizational offices; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services").
Incidental offices are considered accessory uses to a primary use.
Repair Services
Service establishment where repair of consumer products is the principal business activity, such as: electrical repair shops; television, radio, and other appliance repair; watch, clock, and jewelry repair; boat repair; small engine repair; and reupholstery and furniture repair.
An outdoor storage yard associated with these uses is considered under "Secondary Storage." The use does not include businesses serving the repair needs of heavy equipment (see "Industrial Services").
Sales Lot
Outdoor sales area for permanent display of motor vehicles, recreational vehicles, mobile homes, construction equipment, farm machinery, or other heavy equipment; outdoor equipment rental yards (not including recreational equipment rental); and large-scale, permanent outdoor sales activities such as livestock auctions and sales.
Outside storage or display is included as part of the use.
Schools – Business & Vocational Business and vocational schools offering specialized trade and commercial courses.
Secondary Storage
The outdoor storage of various materials or the public display of merchandise on the same site as a principal building or use that supports the activities or conduct of the principle use and does not increase the intensity of the use. This does not apply to primary uses that include outside storage and display as part of the use.
LIGHT INDUSTRIAL COMMERCIAL
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.
2072
Development and Design Standards C-12 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
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 craftsmantype operations that are not home occupations and that are not secondary to on-site retail sales. The use also includes small-scale blacksmith and welding services and the manufacture of trusses.
Outside storage or display is included as part of the use.
WHOLESALE/STORAGE COMMERCIAL
Storage Yard
Service establishments primarily engaged in the business of storing operative cars, buses, or other motor vehicles, construction equipment, materials or supplies, 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.
2073
Development and Design Standards C-13 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
Parking Lots
Service establishments primarily engaged in storing operative cars, buses, or other motor vehicles. The use includes both day use and long-term public and commercial garages, parking lots, and structures.
Warehousing
Transportation establishments furnishing services incidental to transportation, such as: freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Outside storage or display is included as part of the use. 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.
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.
2074
Development and Design Standards C-14 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
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 &
EntertainmentFacilities
Facilities for public assembly and entertainment for the local community assembly, not to exceed a capacity of 300 people, such as community centers, meeting halls, and multi-purpose centers.
Local Public Health and & Safety
Facilities
Facilities operated by public or quasi-public entities for the local protection of the public, such as: fire stations and other fire prevention facilities; police and sheriff substations; satellite highway maintenance and snow removal facilities; water tanks, pumps, wells, and related facilities; monitoring facilities; sewage pumps and related facilities; and emergency services. Outside storage or display is included as part of the use.
Membership Organizations
Permanent meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, such as: business associations; professional membership organizations; labor unions and similar organizations; civic, social, and fraternal organizations; political organizations; 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"); religious organizations ("see Religious assembly"); and and lodging (see "Multiperson 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 Owned Assembly &
Entertainment
Facilities owned and operated by a public or nonprofit entity for public assembly and group entertainment with a capacity of greater than 300 people, such as: public auditoriums; exhibition and convention halls; civic theaters, meeting halls and facilities for live theatrical presentations or concerts by bands, choirs, and orchestras; meeting halls for rent; community centers; and similar public assembly uses.
Public Utility Centers
Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment 2075
Development and Design Standards C-15 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
plants and settling ponds. Outside storage or display is included as part of the use. The use does not include office or service centers (see "Professional Offices or Government Offices").
Regional Public Health and &
Safety Facilities
Regional facilities operated by public or quasi-public entities for protection of the public, such as: water and sewage facilities; transportation maintenance/storage facilities; police and sheriff substations and headquarters, including secondary county short-term incarceration facilities; and solid waste transfer stations that TRPA finds to be regionally serving. Secondary county short-term incarceration facility means a county jail (not a state or federal prison facility) that is not the primary jail for the county.
Religious Assembly
Religious organization assembly or institutional facility operated for worship or promotion of religious activities, including churches and incidental religious education. Other establishments maintained by religious organizations, such as full-time educational institutions, hospitals, and other potentially related operations (such as a recreational camp) are not considered a religious assembly and are classified according to their respective activities.
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
2076
Development and Design Standards C-16 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
Pipelines & Power Transmission
Transportation facilities primarily engaged in the pipeline transportation of refined products of petroleum, such as: gasoline and fuel oils; natural gas; mixed, manufactured, or liquefied petroleum gas; or the pipeline transmission of other commodities. The use includes facilities for the transmission of electrical energy for sale, including transmission and distribution facilities. Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers"); and power plants (see "Power Generating Plants").
Transit Stations & Terminals
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.
Transmission & Receiving
Facilities
Communication facilities for public or quasi-public, commercial, and private electronic, optic, radio, microwave, electromagnetic, and photo-electrical transmission and distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits.
Outside storage or display is included as part of the use. The use does not include uses described under Broadcasting Studios.
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.
2077
Development and Design Standards C-17 July 22, 2015Amended August 28, 2024 Table 2
LIST OF PRIMARY USES AND USE DEFINTIONS
USE DEFINITIONS
Riding and & Hiking Trails Planned paths for pedestrian, bike, and equestrian traffic, including trail heads.
Visitor Information Centers Nonprofit establishments providing visitor information and orientation.
RESOURCE MANAGEMENT
Forest and & Timber Resource
Management
Activities associated with the protection, restoration, and management of timber such as reforestation, regeneration harvest, sanitation salvage cut, selection cut, special cut, thinning and timber stand improvement.
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 management.
Water Quality Improvements
and & Watershed Management
Activities associated with the protection, restoration, and management of watersheds including erosion control, runoff control and stream environment zone restoration.
Wildlife and & Fisheries
Resource Management
Activities associated with the protection, restoration, and management of wildlife and fisheries resources.
Range Management Activities associated with range management including range pasture management, range improvement, and grazing.
OPEN SPACE
Allowed in all areas of the
Region
Land with no land coverage and maintained in a natural condition or landscaped condition consistent with best management practices, such as deed-restricted properties and designated open space area.
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 6560 6560 6560 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 2078
Development and Design Standards C-18 July 22, 2015Amended August 28, 2024 Tahoe Valley Area Plan to be found as a conforming Area Plan by the TRPA Governing Board.
The standards were developed based on a review of the TRPA Regional Plan Update policies, the TRPA Area Plans Framework, the City General Plan, the Draft Tahoe Valley Community Plan, and the City of South Lake Tahoe City Code and Design ManualGuidelines.
Form-based coding techniques are used for development standards. The standards of each district lists density, and lot coverage limits, lot dimensional requirements, building location standards, height requirements, parking and access provisions, and minimum open space and landscaping and other site requirements. Furthermore, substitute design standards address building orientation and design, pedestrian access, and bicycle parking. Buildings are required to be oriented toward and include a public entrance on a public street and the Tahoe Valley Greenbelt. Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.
Tables 4 through 9 prescribe the development standards for the Area Plan. Individual letters in parentheses refer to additional regulations that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table.
LOT AND DENSITY AND COVERAGE
Below are the minimum and maximum densities for residential and tourist accommodation uses.
Maximum allowed densities are consistent with the limits set in the Regional Plan Update. The Regional Plan Update allows maximum densities of 25 units per acre for multi-family residential development and 40 units per acre for tourist accommodation units with the adoption of an Area Plan. Existing lot size and dimension requirements are proposed to be carried forward. Lot coverage standards reflect the allowances established in the Regional Plan Update.
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)
2512
to
65(AEC)
2512
to
65(AEC)
2512 to
65(A-EC) 2512 to 65(A-EC) 2512 to 65(A-EC)
12 to
25(AEC)
12 to 25(AEC) -
Multi-Person
Dwelling
(persons/acre)
-65 -65 -65 2565 2565 25 25 -
Nursing and -65 -65 -65 2565 2565 25 - -
2079
Development and Design Standards C-19 July 22, 2015Amended August 28, 2024 TABLE 4
DEVELOPMENT STANDARDS
DISTRICT TC-C TCMUC TC-G TC-NP TC-HC EB-CC CMX-S OS
Personal Care
(persons/acre)
Residential
Care
(persons/acre)
-65 -65 -65 2565 2565 25 - -
Single Family
Dwelling
(parcels less
than one acre)
1 unit per parcelSee
multiple family
dwelling density for
condominiums
2 units 1 unit per
parcel, (A, C)
provided one unit is
an authorized
secondary residence
(A)
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)
- - 10 10 -
10 - -
Hotel, Motel,
Other Transient
Dwelling Units
(units/ acre)
40 40 40 40 40 40 - -
Time Sharing
(units/acre) 40 40 40 - - - - -
Commercial/Public
Service 10,000(B) 10,000(B) 10,000(B) 10,000(B) 10,000(B) 10,000(B) - Residential 6,000(B,
C)
6,000(B,
C)
6,000(B,
C)
6,000(B,
C)
6,000(B,
C) 6,000(B, C) -
Minimum Lot Width (ft)
Commercial/P
ublic Service 80(B) 80(B) 80(B) 80(B) 80(B) 80(B) -
Residential 60 (B) 60 (B) 60 (B) 60 (B) 60 (B) 60 (B) - Minimum Lot Depth (ft) 100(B) 100(B) 100(B) 100(B) 100(B) 100(B) - Land Coverage Maximum Land
Coverage: Base
+ Transferred
(% of project
area located
within land
capability
districts 4-7)
See TRPA Code Chapter 30.
70 percent of the project area that is located
within Land Capability Districts 4 through 7,
inclusive. Coverage in other land capability
districts is regulated by TRPA Code Section
30. (D)(F)
See TRPA
Code
Chapter
30. (DF)
See TRPA Code Chapter
30. (E)(F)
See TRPA Code Section
30. (F)
Alternative
Comprehensive
Land Coverage
Management
System
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, provided that the alternative system complies with the provisions of subsection 13.5.3.B.1: Alternative Comprehensive Coverage Management Systems 2080
Development and Design Standards C-20 July 22, 2015Amended August 28, 2024 TABLE 4
DEVELOPMENT STANDARDS
DISTRICT TC-C TCMUC TC-G TC-NP TC-HC EB-CC CMX-S OS
of the TRPA Code of Ordinances and is adopted as part of this Area Plan.(G) A. Secondary Units. Lots less than an acre in size in the Town Center Neighborhood Professional District may have an authorized secondary unit pursuant to the following: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.
2081
Development and Design Standards C-21 July 22, 2015Amended 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.
1. The unit is not intended for sale and may be rented for residential uses only.
2. The lot contains an existing single-family dwelling.
3. The second unit is either attached to the existing dwelling and located within the living area of the existing dwelling or detached from the existing dwelling and located on the same lot as the existing dwelling.
4. The total area of floor space for a secondary unit shall not exceed 640 square feet.
5. One covered or uncovered parking is required for the secondary unit.
6. Height, building setbacks, minimum lot size, architectural review and other zoning requirements generally applicable to residential construction in the zone in which the property is located shall apply.
7. Secondary units shall have the colors, materials and textures and architecture similar to the main dwelling unit.
8. A secondary unit shall be considered a residential unit subject to TRPA’s residential allocation limitations and transfer provisions.
9. A secondary unit shall be subject to the land coverage and Best Management Provisions of the TRPA Code.
B. Reduced Minimum Lot Size and Dimensions. Smaller lots may be approved as part of a condominium, or other airspace subdivision pursuant to City Code Section 6.55.190 C. Mobile Home Parks. Minimum lot size for mobile home parks is 10 acres pursuant to City Code Section 6.55.180.
D. Method of Transferring Coverage. Land coverage shall be transferred to eligible parcels and eligible uses, in accordance with Sections 30.4.2 and 30.4.3 of the TRPA Code.
E. Commercial and Mixed-Use Facilities in the Commercial Mixed-Use Service District.
The maximum land coverage (base coverage plus transferred coverage) shall be as follows:
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; and
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 Section 30.4.3 of the TRPA Code.
2082
Development and Design Standards C-22 July 22, 2015Amended August 28, 2024 Multi-Residential Facilities (Five or More Units), Public Service Facilities, and Recreation Facilities. The maximum land coverage (base coverage plus transferred coverage) allowed on a parcel for tourist accommodation facilities, multi-residential facilities of five units or more, public service facilities, and recreation facilities shall be limited to 50 percent of the project area that is located within Land Capability Districts 4 through 7, inclusive. Subdivisions into parcels of four or fewer residential units are not eligible for the maximum land coverage permitted under this subparagraph unless a deed restriction requiring maintenance of the units as affordable or moderate income housing, as defined by TRPA, is approved by TRPA and recorded against the property.
F. 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.
Coverage transferred from non-sensitives lands shall be transferred from parcels that have not installed permanent BMPs.
3. F. Linear Public Facilities and Public Health and Safety Facilities. The maximum land coverage for linear public facilities and public health and safety facilities is limited to the minimum amount needed to achieve their purpose, except as provided for nonmotorized public trails in subsection 30.4.6.D.3 of the TRPA Code. Such transfers may be permitted, provided TRPA makes the following findings:
1. The project complies with required findings for additional public service facilities if required pursuant to Section 50.8;
2. There is no feasible alternative that would reduce land coverage;
3. The project, because of its unusual configuration or service requirement, requires special consideration;
4. The facility primarily serves the needs of persons other than those who are or will be residents of the lands in question, or the owners of the land in question;
5. Coverage shall be transferred pursuant to section 30.4.3 of the TRPA Code except for the following use:
a. Uses defined as a hospital that legally exists on the effective date of this area plan (El Dorado County APNs 023-081-03 and 023-081-09), coverage shall be transferred pursuant to following transfer provisions:
i. Coverage transferred up to 70 percent shall be transferred pursuant to section 30.4.3 of the TRPA Code.
2083
Development and Design Standards C-23 July 22, 2015Amended August 28, 2024 ii. Coverage greater than 70 percent shall be transferred at a ratio of 1:1 from sensitive lands and at a ratio of 2.5:1 from nonsensitive lands up the minimum amount needed. iii. Coverage transferred from non-sensitives lands shall be transferred from parcels that have not installed permanent BMPs.
G. Alternative Comprehensive Land Coverage Management System: Property owners within the Town Center Core District, in coordination with the City and TRPA, may develop alternative comprehensive coverage management systems as alternatives to the parcel-level coverage requirements outlined in subsections 30.4.1 and 30.4.2 of the TRPA Code of Ordinances, provided that the alternative system complies with the provisions of subsection 13.5.3.B.1: Alternative Comprehensive Coverage Management Systems of the TRPA Code of Ordinances and is adopted as part of this Area Plan.
H. Bonus Coverage Transfer Match Facilities that transfer or remove coverage from designated sending areas may earn bonus coverage, subject to availability, from the City’s coverage pool. Bonus coverage may be earned pursuant to the transfer ratios in the following table:
Sending Area Bonus Coverage Earned (per sq. ft.)
Stream Restoration Plan Area 1
Tahoe Valley Greenbelt and associated SEZs 1
Other SEZs in the Upper Truckee Watershed
Hydrologically Related Area located within the
City Limits
0.5 BUILDING PLACEMENT 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 . Along Highway 50, Lake Tahoe Boulevard, and State Route 89, buildings are required to be setback 25 feet from the back of the curb. The setback area is to consist of a 10 foot sidewalk/use area in which a minimum of six feet clear must be reserved for pedestrian movement and the other area must be improved as part of a wider sidewalk or provide outdoor dining/seating or display area or landscaping.
Along Third Street and Tahoe Keys Blvd, buildings are required to be setback 20 feet. The setback is to consist of a five-foot sidewalk, while the remaining area would be improved as part of a wider sidewalk or provide outdoor dining/seating or display area or landscaping.
Along all other street frontages, with exceptions as noted in the standards, buildings are required to be setback 20 feet.
2084
Development and Design Standards C-24 July 22, 2015Amended August 28, 2024 Standards require buildings to be built at this 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. Additional regulations require pedestrian-oriented street frontage improvements such as the provision of street trees and lighting. Awnings, overhangs, and other elements to provide a covered walkway, public plaza, or outdoor eating area are allowed to project into the setback area.
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. andA split rail
fence is required if parking
is located between street
frontage and a building (A)
-
❶
u
2085
Development and Design Standards C-25 July 22, 2015Amended 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
u
Street Frontage, all other
streets (measured from back
of curb or outer edge of road
or drainage improvements if
no curb)
20’(A) ❶
u
Interior Side
Nonresidential Uses: 0; 10’ adjacent to
residential district
Residential Uses: 10’
Reside
ntial
Uses:
10’10’
Nonreside
ntial
Uses: 0;
10’ when
adjacent
105’ ❷
v
2086
Development and Design Standards C-26 July 22, 2015Amended August 28, 2024 Table 5
BUILDING PLACEMENT STANDARDS
DISTRICT TC-C TC-MUC TC-G EB-CC CMX-S TCNP
TCHC #
to
residentia
l district
Rear
Nonresidential Uses: 0; 10’ when adjacent
to residential district
Residential Uses: 10’
Reside
ntial
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. New development shall provide street frontage improvements in accordance with the following:
2087
Development and Design Standards C-27 July 22, 2015Amended August 28, 2024
1.4. Street Trees. A minimum of two trees and four shrubs shall be planted for every 50 linear feet of street frontage.
5. 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.
6. 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).
2.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.
3.7. 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.
8. Scenic Highway Corridors. See City Code Section 6.10.190.
I.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 entry courtyards, plazas, entries, orand outdoor eating areas or other public spaces; andor are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, or dining area; or
2. The building incorporates an alternative entrance design that creates a welcoming pedestrian entry feature facing the street; andor.
2.3. Topographic features, lot configuration, or other conditions make it impractical to require compliance with the build-to lines.
J.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 2088
Development and Design Standards C-28 July 22, 2015Amended August 28, 2024 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
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.
2. K.D. Building Orientation and Entrances
1. Primary building entrances for all buildings shall be located facing a public street.
1.a. Where a commercial use is adjacent to a bike route, or 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 FIGURE C-1
CORNER BUILD AREA
2089
Development and Design Standards C-29 July 22, 2015Amended August 28, 2024 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.
3.4. 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.
4.5. Entrances to residential units as part of mixed-use projects shall be physically separated from the entrance to the permitted commercial non-residential uses 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
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. 2090
Development and Design Standards C-30 July 22, 2015Amended August 28, 2024 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)
Viewshed Protection and
Building Height Maximum
(stories)
3(AB) 3(AB) 2(AB) - - 2(AB) 3(AB)
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
Height, Non-Residential Uses
(ft)
15’ 15’ 15’
-
Roof Slope and Design 53:12 to 12:12 (BC)
Roof Height
The height of the sloped roof must be a
minimum 40% of the height of the
building. (B)
-
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
2091
Development and Design Standards C-31 July 22, 2015Amended August 28, 2024 TABLE 7
HEIGHT AND ROOF STANDARDS
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 be erected to a heightextend ten percent of beyond the otherwise permissible height 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.
A.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 three or more stories42 feet or greater (see Appendix B).. 2092
Development and Design Standards C-32 July 22, 2015Amended August 28, 2024 B.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 flat. Flat roof area is limited to 50 percent of the building footprint and shall not be so long as it is not visible within the predominant view of 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.
C. Transition Height Adjacent to Residential Districts. To ensure compatibility with adjacent residential usesdistricts, buildings that are permitted additional height shall have additional buffering in addition to the required setback. Provisions may include, but are not limited to the following:
Reduced height
Increase side yard or rear yard setback
Building orientation
Landscaping buffering with oversized trees
D. Chimneys and Other Rooftop Appurtenances. Chimneys, flues, vents, antennas, and similar appurtenances may be erected to a height ten percent of the otherwise permissible height maximum height of a building, or a height of six feet, whichever is less.
BUILDING FORM
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. All purely residential developments in the TC-HC and TC-NP districts shall adhere to design standards of City Code Chapter 6.85. All other projects shall follow the commercial design guidelines as stated below.
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.
2093
Development and Design Standards C-33 July 22, 2015Amended August 28, 2024 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
ModulationDesign
and Articulation
Any building over 50 feet wide shall
be broken down to simulate a series
of buildings no wider than 50 feet
each
(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 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 2094
Development and Design Standards C-34 July 22, 2015Amended August 28, 2024 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, anddetail 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. process will require a noticing of affected property owners and a public hearing before the Zoning Administrator.
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.
c.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.
d.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 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 2095
Development and Design Standards C-35 July 22, 2015Amended August 28, 2024 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) should shall provide contrast on building facades. e.b. Stucco and plaster shall be limited to 40% of each building facade. should be used sparingly and blended Stucco areas shall blend with the natural materials to provide interest and variety. Rough textured materials are preferred.
f.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 should may be used for accent only and should be applied to a maximum ofshall not exceed 10 percent of the total building façade. For all All structures’ visible from the Scenic Threshold Travel Routes (i.e., US 50, SR 89, and Pioneer Trail) or designated Class I or II bike paths, colors shall be consistent with the Munsell Color palette set forth in the TRPA Approved Earth Tone Colors.
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. Parking in each district is required to be setback from the back of curb with access from a side street or alley wherever possible. To support a “park once” atmosphere where visitors park 2096
Development and Design Standards C-36 July 22, 2015Amended August 28, 2024 once and patronize multiple businesses, new parking facilities are to be designed to accommodate cross-access to/from adjacent properties to allow parking areas to become joint use facilities even if initially serving only one development.
Standards are established for the minimum amount of open space and landscaping. Residential open space is required in all residential and mixed-use development. A key component of the vision for the Tahoe Valley area is to provide areas for public gathering. To implement this vision, public open space is required with substantial developments (developments over 50,000 square feet of nonresidential floor area on sites greater than two acres in size) in the TSC-C district.
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. 2097
Development and Design Standards C-37 July 22, 2015Amended 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
See South Lake Tahoe City Code, Chapter 5 10, Land Use Development Standards, Article VII. Parking, Driveway and Loading Spaces (C).
Minimum Residential Open
Space (sq. ft. per unit) 100(C)(D) 100(DC) 100(DC) 150(D) - 150(DC) Minimum Public Open Space,
sites two acres or more in size (DC) - - - - -
Pedestrian Orientation and
Access (E)
Minimum Amount of
Landscaping (% of site) and
Exterior Lighting
10 (F) 10(F) 10(F) 10(F) 5(F) 10(F)
Snow Storage (EG)
Bicycle Parking (H)
B.A. Limitations on Location of Parking. Parking may be located within the required setback, subject to the following requirements.
1. Completely Underground and Partially Submerged Parking. Parking completely or partially undergroundUnderground parking, may be located within no closer than 5 feet to the front property linethe required setback.
1.2. 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.
2098
Development and Design Standards C-38 July 22, 2015Amended August 28, 2024
2.3. Surface Parking. Above ground sSurface parking may be located within the required setback with Development Services Director approval provided:
a. Buildings are built close to the public sidewalk to the maximum extent feasible;
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. The site is small and/or constrained such that locating parking outside the required setback is not feasible. Topographic features, lot configuration or other conditions make it impractical to require compliance with the setback requirements.
c.
C.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 in Town Centers. 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. This numberThe 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 decisionmaking 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.
2099
Development and Design Standards C-39 July 22, 2015Amended August 28, 2024 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.
Parking management strategies may include but are not limited to:
Car-share programs
Additional bicycle, scooter, and motorcycle parking
Unbundling parking spaces from unit rentals
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. 2100
Development and Design Standards C-40 July 22, 2015Amended August 28, 2024 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, Rresidential open space may shall be common or private open spaceaccessible to all residents and compliant with the Americans with Disabilities Act. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common These areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards a public street are considered common areas. All areas not improved with buildings, parking, vehicular accessways, trash enclosures, and similar items shall be developed as common areas.
i. Minimum Dimensions. Common Open Sspace shall have a .
Mminimum horizontal dimension of 20 feet.
a.
i. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no horizontal dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.
ii.i. Common Open Space. 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 exceed 10 percent. Seating areas and plazas should be located in areas with good solar exposure.
c. Accessibility. The space shall be accessible to all the living units on the lot and ADA compliant.
i. Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway. i. Common Open Space. The space shall be accessible to all the living units on the lot and ADA compliant.
ii.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. 2101
Development and Design Standards C-41 July 22, 2015Amended August 28, 2024
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.
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.
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.
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Development and Design Standards C-42 July 22, 2015Amended August 28, 2024
5. Interior 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. c.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 taken into account early in the design process. It is recommended that landscape design and planning take advantage of the different visual environments in formulating a design theme or concept as well as to conserve water. Exterior lighting shall be consistent with City Code Section 6.10.160.
F.G. Snow Storage. See SLCC Section 6.10.140.
G. .
improvements or City Code
Preparing a parking management plan, approved by the Development Services Director and recording a deed restriction on the property ensuring on-going compliance with the approved plan to minimize parking impacts on adjacent property. Parking management strategies may include but are not limited to:
Car-share programs
Additional bicycle, scooter and motorcycle parking
Shared parking between two or more land uses
Unbundling parking spaces from unit rentals
H. Payment into a parking management district, established by the City or other entity responsible for parking facilities and management in the area.Bicycle Parking. Bicycle parking spaces for uses not listed and for multi-business complexes shall be required at staff discretion. Modifications may be granted at 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
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Development and Design Standards C-43 July 22, 2015Amended August 28, 2024 High turnover, highcapacity commercial Eating 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, multiperson 1 per 4 units 1 per unit
Tourist
Accommodation
All tourist
accommodation uses
1 per 5 units 1 per 10 units
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
- 1 per 15 vehicle
spaces or 3% of the
total area
Bicycle parking spaces for uses not listed and multi-business complexes shall be required at staff discretion.
1. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.
a. Parking Spaces Required. The number of short-term bicycle parking spaces shall be at least 10 percent of the number of required automobile parking spaces, with a minimum of two spaces per establishment, for commercial, mixed-use, and multi-family structures.with four or more units residential
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 street or 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. except with an encroachment permit in the 2104
Development and Design Standards C-44 July 22, 2015Amended August 28, 2024 TSC-C and TSC-MUC districts, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times. b.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.
c.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. d.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.
FIGURE C-3
SHORT-TERM BICYCLE PARKING
2. Long-Term Bicycle Parking Standards. Long-term bicycle parking shall be provided in order to serve employees, residents, commuters, and others who generally stay at a site for four hours or longer.
a. Parking Spaces Required.
i. Residential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential and group residential projects.
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Development and Design Standards C-45 July 22, 2015Amended August 28, 2024 ii.2. Long-Term Bicycle Parking Standards. Parking Lots and Parking Structures. Longterm bicycle parking shall be provided At a minimum ratio of one space per 50 vehicle spaces.
b.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. c.b. Covered Spaces. At least 50 percent of required longLong-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.
d.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.
e.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.
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 Requirement. 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. 2106
Development and Design Standards C-46 July 22, 2015Amended August 28, 2024 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.
Substitute Design Standards
Substitute Design standards address site design and amenities, building orientation and design, pedestrian access, bicycle parking, landscaping, lighting, signage, parking, driveway and loading spaces.
Buildings are required to be oriented toward and include a public entrance on a public street.
Building design standards are intended to avoid bulky and “box-like” buildings and encourage appropriate architectural features.
On-site access and circulation standards require a system of pedestrian walkways that connect all buildings on a site to each other, to on-site parking areas, and open space or pedestrian amenities. Regular connections are to be provided to the public sidewalk as well as to adjoining commercial and residential areas. Walkway standards establish requirements for minimum width, paving, grade separations, bollards, landscaping, lighting, or other means to clearly delineate pedestrian areas for both day and night use.
Standards are for the amount, design, and location of bicycle parking is incorporated. The standards have different requirements for long- and short-term bicycle parking that reflect the varying needs of visitors, locals, and employees.
Landscape standards reinforce the resort destination experience in the Area Plan by guiding the desired design of planting and hardscape materials while providing for opportunities to accommodate stormwater runoff.
Lighting standards for streets and exterior spaces are necessary to provide safety and security as well as provide, in limited areas, the night lighting that will allow for a festive atmosphere enhancing the qualities of an active civic place.
All projects within the Tahoe Valley Area Plan shall meet the standards listed below and the standards in the Citywide Design Standards and the Parking, Driveway and Loading Space Standards in Chapter 5 of the City Code and the Sign Standards in Chapter 25 of the City Code.
Should a conflict occur between the standards of this Area Plan and the standards of the City Code, the standards of the Area Plan shall apply. All regulations in the TRPA Code of Ordinances shall remain in effect unless superseded by the provisions of this Area Plan. 2107
Development and Design Standards C-47 July 22, 2015Amended August 28, 2024 A. Site Design and Amenities.
1. Site design shall consider adjoining properties to avoid creating nuisances such as noise, light intrusion, invasion of privacy, and traffic, particularly when development is adjacent to sensitive uses such as residential development.
2.1. Outdoor parking areas shall be designed to decrease visual impacts associated with large expanses of pavement and vehicles. They can be divided into smaller parking areas and/or include landscaping within and around them. Consider using perimeter landscaping and landscaped islands as bio-swales with a lower grade than the paved surface to reduce irrigation requirements and meet stormwater retention requirements.
3.2. Site design shall consider pedestrian safety during snow conditions. Sidewalks, plazas and other pedestrian areas should be designed for maximum solar exposure, with snow melt systems, or for efficient snow removal.
4.3. Trash and recycling receptacles shall be provided and conveniently located in areas with heavy pedestrian use.
5. Ski and snowboard racks shall be provided in areas where there will be a need to temporarily store them. Racks should be located at areas adjacent to ski related facilities, public areas, transit stops, and destination locations.
6. For developments with multiple commercial or service tenants, include directional/directory maps on-site to orient and direct pedestrians.
7. Buildings should be sited to maximize views from public streets.
B.I. Building Orientation and Entrances.
1. Primary building entrances for all buildings shall be located facing a public street.
2. Building entrances shall be emphasized with special architectural and landscape treatments, shall provide covered overhead protection in the form of recessed arcades or protruding canopies, and shall ensure protection from unloading roof snow.
3. Entrances to commercial, tourist accommodation, and mixed-use located at corners shall generally be located at a 45 degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk.
4. Entrances to residential units shall be physically separated from the entrance to the permitted commercial uses and clearly marked with a physical feature incorporated into the building or an appropriately scaled element applied to the façade.
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Development and Design Standards C-48 July 22, 2015Amended August 28, 2024 FIGURE C-2: BUILDING ORIENTATION AND ENTRANCES
C.J. Building Design and Articulation. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance and materials and colors that reinforce the Regional’s natural and mountain identity.
1. Exterior Building Materials and Colors.
a. A unified palette of quality materials shall be used on all sides of buildings.
b.a. Colors shall be used to help delineate windows and other architectural features to increase architectural interest.
c.b. A variety of natural and natural-appearing materials (e.g., wood siding, rock wainscoting, rough sawn timber, log timbers, natural stained lumber) should provide contrast on building facades. Stucco should be used sparingly and blended with the natural materials to provide interest and variety. Rough textured materials are preferred.
d.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 should be used for accent only and should be applied to a maximum of 10 percent of the building façade. For all structures visible from the Scenic Threshold Travel Routes (i.e., US 50, SR 89, and Pioneer Trail) or designated Class I or II bike paths, colors shall be consistent with the Munsell Color palette set forth in the TRPA Approved Earth Tone Colors. e. Roofs, including mechanical equipment and skylights, shall be constructed of non-glare finishes and earth tone colors that minimize reflectivity. All mechanical equipment shall be screened and not visually evident.
2. Building Details. Buildings shall provide adequate architectural articulation and detail to avoid a bulky and “box-like” appearance.
a. Building façades shall be articulated and include active facades, with building projections or recesses, doorways and windows, textured materials, differentiated piers and columns, awnings, and other details that provide architectural articulation and design interest while providing views into and out of the building .
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Development and Design Standards C-49 July 22, 2015Amended August 28, 2024 b. Cornices, upper floor balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.
c. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building. d. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing. Particular attention shall be given to the detailing within the pedestrian’s range of touch and view, such as the use of special store-front detailing and façade ornamentation to reinforce the pedestrian character of the street.
3. Green Building. New buildings and retrofits to existing buildings are long term investments and should feature quality design/materials, flexible design to deal with changing demands and be built green. The City encourages residential, commercial and industrial properties to consider incorporating green building measures. Property owners who participate in the City Green Building Incentive Program (See Appendix D) are eligible for the following incentives:
a. Projects will receive priority plan check by City Departments. b. Residential projects will receive priority on the residential allocation waiting list.
c. Commercial projects area eligible for CFA allocations form the City’s CFA pool.
d.a. Projects will receive recognition by the City Council.
D.K. 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.
2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
3. To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
5. Interior Pedestrian Walkway Design.
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Development and Design Standards C-50 July 22, 2015Amended August 28, 2024 a. Walkways shall have a minimum clear unobstructed width of six feet, shall be hard-surfaced, and paved with concrete, stone, tile, brick, pervious paving, or comparable material.
b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method. c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
E.L. Bicycle Parking.
1. Short-Term Bicycle Parking. Short-term bicycle parking shall be provided in order to serve shoppers, customers, messengers, guests and other visitors to a site who generally stay for a short time.
a. Parking Spaces Required.
i. Commercial Uses. The number of short-term bicycle parking spaces shall be at a minimum 1 space per 200 feet of gross floor area. Decimals below .5 shall be rounded down, and above .5 rounded up. least 10 percent of the number of required
automobile parking spaces, with a minimum of two spaces per establishment, for commercial, mixed-use, and multi-family structures.
a.ii. Multifamily, multi person, and residential care uses. The number of short-term bicycle parking spaces with four or more units shall be at a minimum one space per residential unit.
b. Location. Short-term bicycle parking must be located within 50 feet of a main entrance to the building it serves. Bicycle parking shall be visible from the street or from the main building entrance, 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. except with an encroachment permit in the TSC-C and TSC-MUC districts, provided an unobstructed sidewalk clearance of six feet is maintained for pedestrians at all times. c. Anchoring and Security. For each short-term bicycle parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.
d. Size and Accessibility. Each short-term bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, 2111
Development and Design Standards C-51 July 22, 2015Amended August 28, 2024 landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.
FIGURE C-3
SHORT-TERM BICYCLE PARKING
2. Long-Term Bicycle Parking. Long-term bicycle parking shall be provided in order to serve employees, residents, commuters, and others who generally stay at a site for four hours or longer.
a. Parking Spaces Required.
i. Multifamily, multi person, and residential care usesResidential Uses. A minimum of one long-term bicycle parking space shall be provided for every five units for multi-unit residential and group residential projects.
ii. Parking Lots, Garages, and Parking Structures. Long-term bicycle parking shall be provided at a minimum of one per 15 vehicle parking spaces. At a minimum ratio of one space per 50 vehicle spaces.
ii.iii. Non-Residential Uses. A minimum of one long-term bicycle parking space shall be provided per 8 employees.
b. Location. Long-term bicycle parking must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility.
c. Covered Spaces. At least 50 percent of required long-term bicycle parking must be covered. Covered parking can be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures.
d. Security. All long-term bicycle parking must be located in a secure area such as the following:
i. An enclosed bicycle locker;
2112
Development and Design Standards C-52 July 22, 2015Amended August 28, 2024 ii. A fenced, covered, locked or guarded bicycle storage area; iii. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
iv. Other secure area approved by the Development Services Director.
e. Size and Accessibility. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.
F. Snow Storage: See SLCC Section 6.10.140.
G. Landscape Design: See SLCC Section 6.10.150.
H. Exterior Lighting: See SLCC Section 6.10.160.
I. Water Conservation: See SLCC Section 6.10.170.
J. Street Right-of-Way Improvements: The improvement of the public right-of-way is necessary for the safety and convenience of the residents, improving the quality of the community and the lake and unifying the appearance of the community with the establishment of a consistent set of improvement standards.
1. Standard: All new road construction projects or the repair of existing improvements within the publicly owned right-of-way shall comply with the City of South Lake Tahoe Public Improvement Engineering Standards.
2. Standard: Road fixtures, including but not limited to retaining walls, safety barriers, traffic signals and controllers, light standards, and other structures, shall be designed and installed in compliance with the with the City of South Lake Tahoe Public Improvement Engineering Standards.
3. Standard: Color of road fixtures (other than signals, their auxiliary equipment and sign standards). Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.
4. Standard: Signal poles and their ancillary equipment and sign structures. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards for specific details.
5. Standard: Retaining walls and other erosion control devices. Refer to the City of South Lake Tahoe Public Improvement Engineering Standards and Chapter 36, City Grading Ordinance, for specific details.
6. Standard: Street improvements required. Public and private projects shall be required to construct off-site improvements including curb, 2113
Development and Design Standards C-53 July 22, 2015Amended August 28, 2024 gutter, sidewalk and other improvements required by the city engineering division, consistent with the standards contained within the City of South Lake Tahoe Public Improvement Engineering Standards, including street right-of-way improvements and landscaping standards, SLTCC 5-24, or at the discretion of the city engineer provide in-lieu fees when:
a. A project located in the TC-C, TC-G, and TC-MUC involves a vacant lot and/or is a demolition and reconstruction project, or redevelopment or remodel with construction valuation of 50% or more than the structure valuation construction. The following are applicable:
i. The project is processed as a special use permit and is determined by the city engineering division that the off-site improvements are necessary for the orderly development of the area; or
ii. A public project, not subject to the special use permit process, is determined by the city engineering department to need off-site improvements for the orderly development of the area. (Ord. 903; Ord. 1002)
K. Scenic Highway Corridors: See SLCC Section 6.10.190.
Parking, Driving and Loading: See SLCC Section 6.10.290 through 6.10.410 Signage: See SLCC Chapter 6.40.maximum sign area and standards established by the City Code, vehicle circulation areasShall be made of quality materials such as wood ….. 8vehicle
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CSLT Green Building Program D1 Amended June 18, 2024July 22, 2015
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. 2115
CSLT Green Building Program D2 Amended June 18, 2024July 22, 2015 Priority on the residential allocation waiting list.
Recognition at a televised City Council meeting and on the City Website.
Level 1 – “Priority Plan Check”
For residential projects, including new construction, additions and remodels, City staff has drafted a list of “Recommended Green Measures for Residential Projects.” These measures are feasible to implement and do not require significant additional investment beyond the mandatory measures of building codes and the CalGreen Code. Additionally, they have a good “bang for the buck” and the City would like to encourage applicants to incorporate them into their residential projects.
Recommended Green Measures for Residential Projects
Appliances – All kitchen appliances meet Energy Star rating if an Energy Star designation is available for that appliance.
Reduction in cement uses – Foundation mixes contain at least 20% reduction in cement by replacing cement with products such as flyash, slag, silica fume, or rice hull ash. Renewable/Recycled materials – At least 20% of all hard floor covering in the home must be a recycled content material or be of rapidly renewable materials such as bamboo, cork, natural linoleum flooring, engineered wood products, or minimum of 50% recycled content tile. Low VOC flooring – At least 80% of the total area of resilient flooring installed must be certified under the Resilient Floor Covering Institute (RCFI) FloorScore program and at least 80% of the total area of carpet meet the CRI Green Label Plus requirements for carpet. Radon Resistant construction – Radon resistant construction that meets the criteria of the Basic Techniques for Radon Resistant Construction recommended by the US EPA, is included in the project and the owner has been provided with information on radon risks, the radon resistant construction in the home, and radon testing options.
Sustainable deck products – All decks surfaces utilize Forest Stewardship Council (FSC) certified wood, salvaged wood, or recycled content plastic or composite decking. Plastic or composite decking materials must be approved by the Office of the State Fire Marshall for use in the Wildland Urban Interface area.
Low water consumption landscaping – The project does not include lawn area greater than 5% of the lot area and all landscaping is irrigated with a drip irrigation system that includes soil moisture control sensors.
Kitchen faucet – Maximum flow rate at sink faucets is not greater than 1.5 gallons per minute at 60 psi.
Projects that incorporate these measures will be given priority for plan check, by all City Departments over projects that meet only mandatory requirements. An applicant will be required to submit the checklist along with supporting materials, and a signed testimony that the project complies with the measures with the building permit application. Compliance with the recommended green measures would be verified during the plan check and building inspections. A fine would be imposed on projects that, at the time of building occupancy, have not incorporated the green measures but received priority plan check. Funds from the fine would be placed in an account that would be used for City sustainability efforts.
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CSLT Green Building Program D3 Amended June 18, 2024July 22, 2015 Level 2 – “Priority Plan Check and Recognition”
As part of this program, it is important to utilize the nationally recognized green building certification systems so that the City’s green building success is recognized beyond the City limits. Builders and building owners may also find this important in their marketing efforts. An article in the January 2010 issue of Fined Homebuilding magazine emphasized this point when stating that, “builders are looking to certification programs not only because they want to build better homes but also because they want to differentiate themselves from those who aren’t building homes of similar quality.” Certification provides proof that the home has been built to a widely recognized standard. The article goes on to state that, “certification becomes a powerful marketing tool for builders as well as homeowners who plan to sell their home one day.”
Therefore, the second level of voluntary measures requires third party green building certification.
Residential buildings that obtain LEED, Energy Star or GreenPoint Rated certification would be eligible for the following:
Projects would receive priority plan check, over all other projects, by all City Departments. Projects would receive recognition at a televised City Council meeting and on the City Website.
Proof of final certification will be required prior to issuing a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security equal to $10,000 in order to receive a certificate of occupancy for the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into the City fund to be used for City sustainability efforts. If the project is not requesting residential allocation(s) they can still qualify for the other incentives and would need to provide a signed testimony and documentation demonstrating their intent to obtain green building certification with their building permit application and provide final certification prior to occupancy.
COMMERCIAL PROJECT INCENTIVES
Commercial projects that voluntarily achieve third-party certification would be eligible for the following:
There is only one level of incentives provided for Commercial projects, “Priority Plan Check, Allocation, and Recognition.”
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. Proof of final certification will be required prior to issuing a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security equal to $10,000 in order to receive a certificate of occupancy for the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into the City fund to be used for City 2117
CSLT Green Building Program D4 Amended June 18, 2024July 22, 2015 sustainability efforts. If the project is not requesting residential allocation(s) they can still qualify for the other incentives and would need to provide a signed testimony and documentation demonstrating their intent to obtain green building certification with their building permit application and provide final certification prior to occupancy.
Buildings that obtain LEED certification or an Energy Star Label would be eligible for the following:
Projects would receive priority plan check, over all other projects, by all City Departments. Residential projects would have eligible for CFA allocation from the City’s unallocated CFA Pool. Projects would receive recognition at a televised City Council meeting and on the City Website.
When submitting a Design Review application for a new commercial project, applicants can include a request for Commercial Floor Area (CFA) form the City’s unallocated CFA pool. Currently, these requests would require consideration by the City Planning Commission and eligible projects are required to meet the following criteria:
1. Be within an adopted Community or Area Plan,
2. Meet the criteria for CFA allocation required by the applicable Community or Area Plan,
3. Meet all applicable design standards,
4. Include the construction of improvements that will benefit the public and community which are more extensive than required by the applicable Community or Area Plan or City Code, and
5. Provide an economic benefit to the community with enough significance to merit the allocation of the City’s CFA resource.
This policy for allocation of CFA from the unallocated pool was adopted by the City Council on June 7, 2007. In order to provide CFA as an incentive for green building certification, the policy would be amended to include LEED or Energy Star green building certification as one of the criteria. As part of the Design Review application, the applicant would indicate which certification program they will pursue.
Prior to issuing a building permit, documentation that demonstrates pursuit of the certification is required (application for Designed to Earn the Energy Star, or LEED Project Registration). Proof of final certification will be required prior to issuing a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security in order to obtain occupancy of the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into a City fund to be used for City sustainability efforts. If the project is not requesting commercial floor area they can still qualify for the other incentives.
GREEN BUILDING CERTIFICATION CRITERIA
Green building certification is required to obtain residential level 2 incentives or commercial incentives.
Certification programs that have been found to be nationally recognized and achieve green building goals of the City are the LEED, GreenPoint Rated, and Energy Star programs.
Other green building certification programs are gaining recognition and there will likely be new ones in the future. In order to accommodate this trend, there would be an application process for other green 2118
CSLT Green Building Program D5 Amended June 18, 2024July 22, 2015 building certification programs to be added to the list of LEED, GreenPoint Rated and Energy Star programs that qualify for the level 2 residential incentives and commercial incentives. The application would be considered by the Planning Commission with a recommendation from the Sustainability Commission.
EDUCATION AND OUTREACH
It is important that knowledge of green building within the community in general be increased.
Knowledge of green building and its benefits can reduce utility bills, increase the quality of construction, increase indoor quality, and increase comfort of buildings. 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
2119
NOTICE OF AVAILABILITY /NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR THE
TAHOE VALLEY AREA PLAN AMENDMENTS
The City of South Lake Tahoe (City) is seeking public comments on a proposed amendment to the Tahoe Valley Area Plan (TVAP). The City of South Lake Tahoe proposes numerous amendments to the TVAP, specifically:
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). See attached map. 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.
The City has prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed amendment in compliance with the California Environmental Quality Act (CEQA, Public Resources Code Section 21000 et seq.), the CEQA Guidelines. The IS/MND is being circulated for public review and comment pursuant to Section 15073 (a) of the CEQA Guidelines. The 30-day comment period begins on March 27, 2024, and ends on April 26, 2024. Comments should be submitted by email to [email protected] or by mail to:
Anna Kashuba, Senior Plannner
City of South Lake Tahoe Planning Division
1052 Tata Lane
South Lake Tahoe, CA 96150
The City of South Lake Tahoe Planning Commission will hold a public hearing on the proposed amendments at their regularly scheduled meeting on May 16, 2024, at 3:00 p.m. The Planning Commission agenda packet for this item will be available three days prior to the hearing at www.cityofslt.us/114/Planning-Commission. The hearing will be held in the City Council Chambers at 1901 Lisa Maloff Way, South Lake Tahoe, CA.
The IS/MND and a track changes version of the proposed TVAP Area Plan amendments may be viewed and downloaded at the Planning Division web page: https://www.cityofslt.us/1108/Current-Projects. If you require additional information, please contact Anna Kashuba at (530) 542-7405. A hard copy of the IS/MND is also available for public review at 1052 Tata Lane, South Lake Tahoe, California.
Written public comments received 72 hours prior to the meeting will be distributed to the Planning Commission. Any writings or documents provided to a majority of the Planning Commission regarding any open session item will be made available for public inspection within the Agenda posted on the City’s Website.
Every reasonable effort will be made to accommodate any person needing special assistance to participate in Planning Commission meetings. Contact the City Clerk at (530) 542-6005 in advance of the meeting for assistance [28 CFR
35.102.35.104 ADA Title II and Brown Act Government Code Sections 54953.2, 54954.1, 54954.2, and 54957.5]. 2120
Figure 3
Tahoe Valley Area Plan: Zoning Changes and Areas of Expansion February 2024
LEGEND
Town Center District
Stream Restoration
Zoning Districts
TRPA Special Designations
Open Space (OS)
Commercial Mixed-Use Services (CMX-S)
Town Center Health-Care (TC-HC)
Town Center Nieghborhood Professional (TC-NP)
Town Center Gateway (TC-G)
Town Center Mixed-Used Corridor (TC-MUC)
Town Center Core (TC-C)
Transfer of Development Rights Receiving Area
For Existing Development
For Multi-Residential Units
N
Emerald Bay Connection Corridor (EB-CC)
0 0.075 0.15 0.3
Miles
TC-C TC-HC
TC-MUC
TC-MUC
TC-G
TC-G
EB-CC
CMX-S
TC-NP
TC-NP
MELBA DR
USROUTE50
ELOISE AVE
JAMES AVE
SOUTH AVE
DUNLAP DR
BONANZA AVE
BARTON AVE
THIRD ST
WINNEMUCCA AVE
JEAN AVE
TAHOE ISLAND DR
ST
FOURTH ST
LINDA AVE
CALIFORNIA AVE
COUNCIL ROCK DR
OREGONA VE
HELLENA VE
SIL VER TIP AVE
ELMA VE
KYBURZ AAVE
TRUCKEE DR
TAHOE KEYS BLVD
WASHINGT ONA VE
CHRISHA VENMHP
THIRD ST
US ROUTE 50/LAKE TAHOE BOULEVARD
PRATRICIA LN
LAPHAM DR
SECRET HARBOR DR
RAINBOW DR
SOUTHSHORE DR
ELOISE AVE
GLORENE AVE
7TH ST
TATA LN
CLEMENT ST
MELBA DR
USROUTE50
DUNLAP DR
TAHOE KEYS BLVD
USROUTE50
DUNLAP DR
TAHOE KEYS BLVD
DUNLAP DR
TAHOE KEYS BLVD
TATA L N
DEDIA VE
MARGARET AVE
JULIELN
B STDELTAAVE
D ST
C ST
B ST
H ST
G ST
FST
50 50
89 Seven parcels incoporated
into the Area Plan and Town
Center Overlay, desiganted
Town Center Gateway
District
Fourteen parcels incoporated
into the Area Plan and Town Center
Overlay and designated
as Town Center Neighborhood
Professional District
Incorporate into Area Plan
and designated as Emerald
Bay Connection Corridor
District
Incorporated into Area Plan
and Town Center Overaly,
designated as a Town
Center Gateway District
Rezoned from Town Center
Gateway District to Town
Center Core District
Rezoned from Open Space
to Town Center Gateway
District
Rezoned from Town
Center Mixed-Use
Corridor to Open
Space
2121
were not]
was not]
2. _______________________________________
_________________________________________ _______________________________________ ___________________________________________________________________________________ Print Form
Notice of Determination Appendix D
To: From:
Office of Planning and Research Public Agency: ___________________________ U.S. Mail: Address: ________________________________
P.O. Box 3044
Sacramento, CA 95812-3044
Street Address:
1400 Tenth St., Rm 113
Sacramento, CA 95814
_______________________________________
Contact: _________________________________
Phone: __________________________________
County Clerk
Lead Agency (if different from above): County of: _________________________________ Address: __________________________________ Address: ________________________________ Contact: _________________________________
Phone: __________________________________
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.
State Clearinghouse Number (if submitted to State Clearinghouse):______________________________ Project Title: _________________________________________________________________________ Project Applicant: _____________________________________________________________________ Project Location (include county):_________________________________________________________ Project Description:
This is to advise that the ____________________________________________ has approved the above ( Lead Agency or Responsible Agency)
described project on _______________ and has made the following determinations regarding the above (date)
described project.
1. The project [ will will not] have a significant effect on the environment.
2. An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.
A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.
3. Mitigation measures [ were made a condition of the approval of the project.
4. A mitigation reporting or monitoring plan [ was was not] adopted for this project.
5. A statement of Overriding Considerations [ was adopted for this project.
6. Findings [ were were not] made pursuant to the provisions of CEQA.
This is to certify that the final EIR with comments and responses and record of project approval, or the negative Declaration, is available to the General Public at:
Signature (Public Agency): _____________________________ Title: ____________________________ Date: _______________________________ Date Received for filing at OPR: ____________________ Authority cited: Sections 21083, Public Resources Code.
Reference Section 21000-21174, Public Resources Code. Revised 2011 2122
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 16
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E
2.0 PROJECT DESCRIPTION
2.1 AREA PLAN UPDATES OVERVIEW
The proposed project is an update to the Tahoe Valley Area Plan in which current goals, policies and implementation strategies for providing specific land use guidance within the plan’s boundary are contained. The updated Tahoe Valley Area Plan includes the following changes to the plan boundary and zoning:
• Incorporate 19 parcels fronting US Highway 50 on the west side of the centerline from the existing southern boundary line south to H Street, including four APNs (032-161-012, 032-161-013, 032- 161-009, and 032-161-008) located west of the fronting parcels and south of F Street. The addition of these former Plan Area 114 Special Area #1 parcels (totaling 17.5 acres) within the newly created Emerald Bay Connection Corridor (EB-CC) District is intended to increase opportunity for residential development and include potential sites for a future transit center. Permissible uses are consistent with the previous PAS of this area; however, as part of the area plan these parcels are allowed greater density, making future housing development more feasible. In addition, several low intensity commercial uses are added to support the development of a transit center, encouraging an active streetscape and providing interest for individuals when going to and from the Town Center Gateway and Core Districts.
• Incorporate one parcel west of US Highway 50 at the southern plan boundary and seven parcels fronting Melba Drive to the existing Town Center Gateway (TC-G) District so that the Area Plan is contained in this corner by the intersection of E Street and Melba Drive. The addition of these former Plan Area 114 Special Area #1 parcels (totaling 6.2 acres) is a benefit because of their high redevelopment potential, which may be incentivized by the benefits of being in an area plan Town Center.
• Incorporate 15 parcels east of Tahoe Keys Blvd between Eloise Ave and James Ave including one APN (023-221-020) north of Eloise Ave to the existing Town Center Neighborhood Professional (TC-NP) District (previously located within Plan Area 111 Special Area #2). These parcels (totaling
5.3 acres) were previously part of a PAS special area recognizing the legal, but nonconforming nature of the subject parcels. With the incorporation of these parcels into the Area Plan, various existing land uses (e.g., realty offices, professional offices) will become conforming, while giving the existing multi-family residential properties is this area the opportunity to be redeveloped at higher densities within a Town Center.
• Rezone two open space parcels. The first APN (032-191-004), recently identified as asset land between US Highway 50 and Melba Drive, would be rezoned from open space to Town Center Gateway (TC-G). A second APN (023-241-022) recently acquired by the California Tahoe Conservancy at the southwest corner of US Highway 50 and 4th Street would be rezoned from Town Center Mixed-Use Corridor (TC-MUC) to open space.
• Move one APN (023-081-011) from Town Center Gateway (TC-G) to Tourist Center Core (TC-C) south of the Raley’s shopping center. This parcel was previously the location of the Barton Ranch House and has a high redevelopment potential for creating public gathering places with a high density multi-family residential component.
The Area Plan includes changes necessary to opt in to the TRPA Phase 2 Housing Code Amendments adopted in December 2023 for the areas within and outside of the Town Center – these amendments are 2123
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 17
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E included in the proposed changes to density, height and land coverage limits applicable to deed restricted affordable housing as documented in Appendix C.
In addition to the changes to area plan boundaries and zoning districts described above, changes are proposed to various area plan sections: land use, community design and housing; revitalization and economic development; development/design standards; and general changes to improve consistency with state laws and other existing plans. These amendments are summarized below – the detailed list of the proposed amendments are documented using track changes (strike out and underline) in the Area Plan chapters and Appendices on the City’s website (https://cityofslt.us/2290/Area-Plan-Proposals-andUpdates).
Residential Density – increase multi-family dwelling density to 65 units per acre in the Town Center Core, Town Center Mixed-Use Corridor, and Town Center Gateway Districts, and to 65 units in the Commercial Mixed-Use Services District but only as part of a mixed-use project. Set a minimum multi-family dwelling density of 12 units per acre in each District, though certain mixed-use projects may be exempt from the minimum density in the CMX-S District. To maintain consistency with the 2011 City of South Lake Tahoe General Plan, Table LU-2 (Development Intensity Standards) must be amended to permit up to 65 residential units per acre in the Town Center and Tourist Center land use designations and up to 25 residential units per acre in the High Density Residential land use designation. General Plan Land Use Diagram LU-1 must also be amended to maintain consistency with changes to TVAP Zoning District boundaries. These amendments include: 1) replacing High Density Residential with Town Center for the Gateway District expansion at the south end of the Area Plan and the Neighborhood Professional District expansion at the north end of the Area Plan; 2) replacing Low Density Residential with High Density Residential for the proposed Emerald Bay Connection Corridor District at the southern end of the Area Plan; and 3) replacing Neighborhood Center with Town Center to recognize those parcels locations within the existing Town Center Mixed-Use Corridor Zoning District.
Retention of Housing – each existing residential unit of use located within the area plan that is proposed for demolition must be rebuilt on the same parcel or elsewhere within the area plan boundary. In addition, the replacement unit must be equivalent in size and number of bedrooms, and will be prohibited from obtaining a vacation home rental permit. Further, new condominiums built after adoption of the amendments shall be prohibited from obtaining a vacation home rental permit.
Consistency with California state law – design standards have been updated to clarify accessory dwelling unit (ADU) applicability. Multi-person dwellings, nursing and personal care uses, and residential care uses have been expanded and are now allowed in all area plan Districts where multi-family dwellings are allowed (except CMX-S where multi-family dwellings are only allowed as part of a mixed-use project).
Residential Design Standards – Area Plan Appendix C has been updated to allow 100 percent residential projects in the Healthcare and Neighborhood Professional Districts to utilize standards in City Code 6.85 (Residential Development and Design Standards), adopted in compliance with California SB 35 and SB 330, rather than existing area plan standards that were adopted with commercial and mixed-use projects in mind.
Permissible Uses – Employee housing has been eliminated from the land use matrix as a stand alone category. Employee housing shall be classified as single family, multiple family, or multiple person dwellings based on the design and organization of accommodations.
The public owned assembly and entertainment use has been removed and is now included with local public assembly facilities. The amusement and recreation and privately owned assembly and entertainment uses have been consolidated under amusement, recreation, and entertainment facilities. The general retail and personal service use definition has been expanded to explicitly include health and athletic clubs; 2124
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 18
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E gymnasiums; day spas that perform massages, manicures, etc.; and funeral parlors and related services.
Tree farms, which were erroneously left out of the use matrix at the time of the area plan’s initial adoption, has been added.
Commercial Floor Area and Outdoor Dining - To reduce barriers associated with establishing outdoor dining, 20 outdoor dining seats will be allowed by right for eating and drinking uses, without the need to obtain additional commercial floor area (CFA). The 20 seats of outdoor dining was selected based on a determination by the South Tahoe Public Utility District that restaurants may have up to 20 outdoor dining seats without an increase to the business’ usage fee. TRPA Code (Section 50.6.1.B.2) also allows for additions to, or expansions of, legally existing CFA of up to 500 square feet which supports the proposed amendment to allow outdoor dining up to 20 seats. Outdoor dining and seating create more active streetscapes and do not have the same impacts as indoor seating due to their seasonal nature.
Advertising for Accessory Uses - accessory uses may advertise separately from the primary use; however, they are still subject to the signage area allowed per SLTCC Chapter 6.40.
Commercial Design Standards - Building articulation and modulation standards were previously included for commercial projects, but were unclear and subjective. Objective design standards have been added to Appendix C for new construction and major façade improvements. These standards draw heavily from the South Lake Tahoe Design Guidelines (2016), which are now included in the TVAP as Appendix B.
The roof height requirement and building height limitation applicable to the maximum number of stories has been eliminated, and the minimum roof pitch reduced from 5:12 to 3:12. Exceptions to the corner build area standard have been added for parcels where SEZ or other natural features are present and should be retained. Exceptions have been added for additional height when required for public safety and transportation uses, as well as flexibility in building placement and orientation.
Parking - A recent California law prohibits local governments from enforcing minimum parking requirements for residential and commercial projects within one-half mile of a major transit stop. While the City of South Lake Tahoe does not have major transit stops as defined by the California Public Resource Code Section 21064.3, in anticipation of improved transit services, parking standards have been adjusted to be in alignment with the intention of this state law. The update includes an automatic but optional 25 percent reduction in parking when the project site in within a half mile of a transit stop. Parking may be further reduced when the project includes contributions to alternative transportation. While most businesses wish to reduce onsite parking, some require additional parking due to seasonal demands and popularity.
The plan offers flexibility for an applicant to provide a parking demand analysis, for review and approval by the Planning Commission, to build more parking than otherwise allowed. Bicycle parking has been adjusted so that it is no longer based on the number of automobile spaces.
General Code Corrections and Consistency Improvements - General improvements include correcting City Code and TRPA Code references, incorporating amendments implemented by TRPA through Ordinance 2021-01, and referencing new TRPA policies that support the proposed amendments. TRPA Code of Ordinances 31.4.6 will be referenced to ensure that legal, non-conforming tourist and residential densities can be maintained and managed pursuant to that section. The TVAP includes the TRPA interpretation that commercial and residential/tourist mixed-use projects are allowed to use the full parcel area in determining density, regardless of the amount of commercial floor area on the parcel. Commercial floor area shall also be the maximum allowable in that district.
Right of Way Improvements and Complete Streets Consistency - Transportation and Circulation Policies have been amended to reflect current areas of focus, and align with and progress the City’s Complete Streets Program. Recent mobility improvement concepts from TRPA’s Active Transportation Plan and Lake Tahoe 2125
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 19
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Unified School District’s Safe Routes to School Master Plan have been incorporated. Implementation efforts have been updated to account for completed projects, and identify new areas of support, such as implementation of TRPA’s SR 89 Recreation Corridor Management Plan.
Table 2 provides an overview of the plan, maps, and ordinances that are relevant to the Tahoe Valley Area Plan, a synopsis of the proposed changes, and a brief description of those changes.
Table 2
Elements of the Tahoe Valley Area Plan
Tahoe Valley
AreaPlan
Element/ Section
Proposed Change
from ExistingPlans,
Maps,and Ordinances
SummaryDescription
Land Use, and
Land Use Map
Update maps to include
newly incorporated parcels
in existing Town Center
Zoning Districts.
Add the Emerald Bay
Connection Corridor
District (EB-CC).
Expand on existing policy.
Elaborate Policy LU-2.1 to encourage mixed-use projects in the Town Center – Core District.
Establish a vision for the newly formed Emerald Bay
Connection Corridor District
Existing
Conditions
Modified to reflect changes
since area plan initial
adoption.
Updated maps.
Existing land use table modified to reflect plan area expansion. The Airport Land Use Compatibility Plan section was updated to reflect the Airport Land Use Compatibility Plan which replaced the Comprehensive Land Use Plan.
Updated Total Daily Maximum Load standards and compliance. 2126
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 20
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Zoning Map
Amendment
(Zoning map)
Change zoning for newly
incorporated parcels.
One (1) parcel from the TC-G (Town Center Gateway)
rezoned as TC-C (Town Center Core).
Eight (8) parcels from PAS 114, Special Area #1 rezoned as TC-G.
Fifteen (15) parcels from PAS 111, Special Area #2 rezoned as TC-NP (Town Center Neighborhood Professional).
Nineteen (19) parcels from PAS 114 and PAS 114, Special Area #2 included as Emerald Bay Connection Corridor
District.
o The Emerald Bay Connection Corridor District was
created to allow for high-density residential development adjacent to the town center as well as to provide potential sites for a transit center. This is a transitional area of mixed uses limited to those compatible with scenic
restoration, the intensity of Highway 50/89, and the
background residential areas. Permissible uses are drawn from to those allowed in the adjacent Bonanza Plan Area Statement (114), in which these parcels were previously included. These uses consist of residential, tourist
accommodation, neighborhood compatible commercial
uses, and public service.
Land Use and
Community
Design
Modification to existing
policy
Modified Policy LU-8.1 to acknowledge the increase of residential uses in the Commercial Mixed-Use Service
District. Recognize the need to maintain industrial services in a manner that is compatible with residential uses.
Economic
Development
Include new economic
development policies and
modification of existing
policies.
Create consistency between Policy ED-1.3 and Resolution 2023-051 regarding commercial floor area incentives.
Addition of Policy ED-1.6 to clarify when Commercial Floor Area (CFA) is needed.
Addition of Policy ED-1.7 indicating the City’s intent to pursue a special event designation for the Tahoe Valley. Modify Policy ED-3.1 to encourage neighborhood
compatible industrial uses.
Housing Modify and add to policies. Modify Policy H-1.2 to reflect current City housing incentives and include density bonuses per AB 682.
Addition of Goal H-2 and associated policies (H-2.1 and H2.2) to maintain long term housing.
Transportation
and Circulation
Modifications to existing
policies and addition of
new policies regarding
reduced parking strategies.
Updates to Transportation
and Circulation Strategies
table to indicate progress
and completion.
Update Policy T-2.5 to allow projects to offset parking demand through additional parking management,
contributions to shared parking facilities, public
transportation and/or right of way improvements.
Addition of Policy T-2.6 establishing reduced parking requirements for affordable housing projects that are not exempt from parking requirements by state law.
Addition of Policies T-2.7 and T-2.8 to explore a parking benefit district and parking hub.
Various other policy modifications to reflect evolved goals of pedestrian and bicycle circulation.
Completed implementation strategies have been moved to a new table with completion dates. Strategies in progress have 2127
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 21
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E been updated to reflect current stages based on City or other agency action.
Natural and
Cultural
Resources
Updates to reflect
completed and progressed
scenic quality
improvements, stream zone
restoration, and water
quality improvement
strategies.
Completed implementation strategies have been moved to a new table with completion dates.
Incentive and
Mitigation
Programs
Update CFA allocation,
Tourist Accommodation
Bonus Units, and
Residential Bonus Units
sections to remove outdated
numbers.
Include Accessory
Dwelling Unit and Multifamily development right
incentives.
The count of CFA, Tourist Accommodation Bonus Units, and Residential Bonus Units was removed to avoid having
outdated numbers in the Area Plan.
Secondary units have been replaced with accessory dwelling units.
The City incentive of RUUs at no cost for ADUs and multifamily developments has been included. The Change in Use section was removed as it is no longer contained in the South Lake Tahoe City Code or TRPA Code of Ordinances.
The Conversion of Use section was updated to reflect the current Chapter 51 of TRPA Code of Ordinances.
Appendix B, Replaced with Commercial
Design Guidelines
TRPA height findings were removed from this appendix. The findings are applicable through reference to TRPA Code of Ordinances.
The South Lake Tahoe Commercial Design Guidelines have been included as Appendix B to provide visual
representations of the intent of design standards in Appendix C.
Appendix C,
Development
and Design
Standards
Modify existing use matrix
for clarity and consistency.
Modification of existing
standards for clarity.
Permissible use matrix and definitions have been modified for consistency and simplification.
All items previously included in the Substitute Design Standards have been relocated to the main standards section.
Appendix D,
CSLT Green
Building
Program
Include more recent
sustainable building
certification programs.
Additional green building certifications are being added to the Green Building Program to make projects eligible for
development incentives. Development incentives are no
longer tiered and shall be based on the discretion of the decision-making authority.
As part of the Tahoe Valley Area Plan, the City of South Lake Tahoe will maintain compliance with all mitigation measures from the Regional Plan Update EIS certified by the TRPA Governing Board on December 12, 2012. The adoption of these measures includes compliance with measures that have already been incorporated into the TRPA Code, adopted on December 12, 2012, and effective on February 9, 2013.
Also part of the Tahoe Valley Area Plan is the City of South Lake Tahoe’s continued compliance with all mitigation measures from the General Plan EIR certified by the City on May 17, 2011.
The following is a description of proposed updates to land use zoning districts identified in Figure 3. 2128
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 22
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Town Center Core District
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 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.
Table 3 summarizes changes to development standards that apply to this district (refer to Appendix C of the draft Tahoe Valley Area Plan for more detail):
2129
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 23
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Table 3
Development Standards for the Town Center Core District Development Standard Existing Core Proposed Core Density Multiple Family Dwelling 25 units/acre 12-65 units/acre Multi-Person Dwelling Not permitted 65 persons/acre, no minimum Nursing and Personal Care Not permitted 65 persons/acre, no minimum Residential Care Not permitted 65 persons/acre, no minimum Single Family Dwelling Condos only Condos only. 12-65 units/acre Employee Housing As per the limitations set forth for multi-family residential uses above
Removed as own category. Is now included in Single
family, Multiple Family, or Multi-Person Dwellings
Uses
Nursing and Personal Care Not permitted Allowed by right Residential Care Not permitted Allowed by right
Multi-Person Dwelling Not permitted Allowed by right
Nursery Not permitted Requires special use permit
Membership Organization Not permitted Allowed by right
Religious Assembly Allowed by right This category has been eliminated and is now included in the definition of Membership
Organization, which is allowed by right.
Amusement, Recreation, &
Entertainment Facilities
Amusement & Recreation (A)
Privately Owned Assembly & Entertainment (A)
Public Owned Assembly & Entertainment (A)
New use category made from combining previous
uses: Amusement & Recreation, Privately Owned
Assembly & Entertainment, Public Owned
Assembly & Entertainment
Allowed by right. Facilities with capacity for 200
persons or more require a special use permit.
Small Scale Manufacturing Requires a special use permit. Allowed by right Local Public Assembly
Facilities
Local Assembly & Entertainment (A) New use category, previously Local Assembly & Entertainment
Allowed by right. Facilities with capacity for 200
persons or more require a special use permit.
Range Management Not permitted Allowed by right. This use was erroneously left out of the use matrix previously.
Height and Roof Standards
Roof Height The height of the sloped roof must be a minimum 40% of the height of the building
This standard was removed.
Roof Slope 5:12 to 12:12 3:12 to 12:12
Town Center Gateway District
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. The physical form varies to reflect the commercial mixed-use character of 2130
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 24
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E the gateway corridor and to transition from surrounding, lower-density districts to the Town Center Core.
Allowable uses include tourist accommodation, retail, commercial, recreation, office uses, as well as mixed-use residential development. Table 4 summarizes development standards that apply to this district (refer to Appendix C of the draft Tahoe Valley Area Plan for more detail):
Table 4
Development Standards for the Town Center Gateway District Development Standard PAS 114 Special Area #1 Existing Gateway Proposed Gateway Density Multiple Family Dwelling 15 units/acre 25 units/acre 12-65 units/acre Multi-Person Dwelling Not permitted Not permitted 65 persons/acre, no minimum Nursing and Personal Care 25 persons/acre Not permitted 65 persons/acre, no minimum Residential Care 25 persons/acre Not permitted 65 persons/acre, no minimum Single Family Dwelling 1 unit per parcel Condos only Condos only, 12-65 units/acre Employee Housing Not permitted Not permitted Removed as own category. Is now included in Single family, Multiple
Family, or Multi-Person Dwellings
Uses
Multi-Person Dwelling Allowed by right Not permitted Allowed by right Nursing and Personal Care Allowed by right Not permitted Allowed by right Residential Care Allowed by right Not permitted Allowed by right Amusement, Recreation, &
Entertainment Facilities
Amusement & Recreation (Not
permitted)
Privately Owned Assembly &
Entertainment (Not permitted)
Public Owned Assembly &
Entertainment (S)
Amusement & Recreation (A)
Privately Owned Assembly &
Entertainment (S)
Public Owned Assembly &
Entertainment (A)
New use category made from
combining previous uses:
Amusement & Recreation, Privately
Owned Assembly & Entertainment,
Public Owned Assembly &
Entertainment
Allowed by right. Facilities with
capacity for 200 persons or more
require a special use permit.
Local Public Assembly
Facilities
Local Assembly &
Entertainment (Not permitted)
Local Assembly & Entertainment
(A)
New use category, previously Local
Assembly & Entertainment
Allowed by right. Facilities with
capacity for 200 persons or more
require a special use permit.
Religious Assembly Not permitted Allowed by right This category has been eliminated and is now included in the definition
of Membership Organization, which
is allowed by right.
Range Management Not permitted Not permitted Allowed by right. This use was erroneously left out of the use matrix
previously.
Height and Roof Standards
Roof Height No applicable The height of the sloped roof must be a minimum 40% of the height of
the building
This standard was removed
Roof Slope TRPA Code Chapter 37.3.4 5:12 to 12:12 3:12 to 12:12 2131
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 25
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Town Center Mixed-Use Corridor
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. Table 5 summarizes development standards that apply to this district (refer to Appendix C of the Tahoe Valley Area Plan for more detail):
Table 5
Development Standards for the Town Center Mixed-Use Corridor District Development Standard Existing TC-MUC Proposed TC-MUC Density Multiple Family Dwelling 25 units/acre 12-65 units/acre Multi-Person Dwelling Not permitted 65 persons/acre, no minimum Nursing and Personal Care Not permitted 65 persons/acre, no minimum Residential Care Not permitted 65 persons/acre, no minimum Single Family Dwelling Condos only Condos only, 12 – 65 units/acre Employee Housing As per the limitations set forth for multi-family residential uses above
Removed as own category. Is now included in Single
family, Multiple Family, or Multi-Person Dwellings
Uses
Multi-Person Dwelling Not permitted Allowed by right
Nursing and Personal Care Not permitted Allowed by right Residential Care Not permitted Allowed by right
Amusement, Recreation, &
Entertainment Facilities
Amusement & Recreation (A)
Privately Owned Assembly & Entertainment (S)
Public Owned Assembly & Entertainment (A)
New use category made from combining previous
uses: Amusement & Recreation, Privately Owned
Assembly & Entertainment, Public Owned
Assembly & Entertainment
Allowed by right. Facilities with capacity for 200
persons or more require a special use permit.
Local Public Assembly
Facilities
Local Assembly & Entertainment (A) New use category, previously Local Assembly & Entertainment
Allowed by right. Facilities with capacity for 200
persons or more require a special use permit.
Auto Repair and Service Not permitted Requires special use permit Religious Assembly Allowed by right This category has been eliminated and is now included in the definition of Membership
Organization, which is allowed by right.
Range Management Not permitted Allowed by right. This use was erroneously left out of the use matrix previously
Small Scale Manufacturing Requires a special use permit. Allowed by right. Previously required a special use permit.
Height and Roof Standards
Roof Slope 5:12 to 12:12 3:12 to 12:12
Roof Height The height of the sloped roof must be a minimum 40% of the height of the building
This standard was removed.
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 26
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Town Center Neighborhood Professional
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, neighborhood parks, as well as all types of residential development. Table 6 summarizes development standards that apply to this district (refer to Appendix C of the Tahoe Valley Area Plan for more detail):
Table 6
Development Standards for the Town Center Neighborhood Professional District Development Standard PAS 111 Special Area #2 Existing TC-NP Proposed TC-NP Density Multiple Family Dwelling 8 units/acre 25 units/acre 12-65 units/acre Multi-Person Dwelling Not permitted 25 persons/acre 65 persons/acre, no minimum Nursing and Personal Care 25 persons/acre 25 persons/acre 65 persons/acre, no minimum Residential Care 25 persons/acre 25 persons/acre 65 persons/acre, no minimum Single Family Dwelling 1 unit per parcel 2 units per parcel, provide one is an authorized secondary residence
1 unit per parcel, excluding ADUs
Employee Housing Not permitted As per the limitations set forth for the multi-family residential uses
above
Removed as own category. Is now
included in Single family, Multiple
Family, or Multi-Person Dwellings
Uses
General Retail and Personal
Service
Not permitted Not permitted Allowed by right
Nursery Requires a special use permit Not permitted Allowed by right Religious Assembly Not permitted Allowed by right This category has been eliminated and is now included in the definition
of Membership Organization, which
is allowed by right.
Range Management Not permitted Not permitted Allowed by right. This use was erroneously left out of the use matrix
previously.
Height and Roof Standards
Roof Height Not applicable Not applicable Not applicable Roof Slope TRPA Code Chapter 37.3.4 5:12 to 12:12 3:12 to 12:12 Town Center Healthcare District
The Healthcare District contains the area within the immediate vicinity of Barton Hospital, north and south of South Avenue and between Third Street and Winnemucca Avenue. Despite the upcoming relocation of Barton Hospital out of this district, it is intended to remain a core area for healthcare services and shall be expanded to include a broader range of commercial services related to and independent from healthcare. Table 7 summarizes development standards that apply to this district (refer to Appendix C of the Tahoe Valley Area Plan for more detail):
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 27
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Table 7
Development Standards for the Town Center Health-Care District Development Standard Existing TC-HC Proposed TC-HC Density Multiple Family Dwelling 25 units/acre 12-65 units/acre Multi-Person Dwelling 25 persons/acre 65 persons/acre, no minimum Nursing and Personal Care 25 persons/acre 65 persons/acre, no minimum Residential Care 25 persons/acre 65 persons/acre, no minimum Single Family Dwelling 1 unit per parcel 1 unit per parcel, excluding ADUs Employee Housing As per the limitations set forth for multi-family residential uses above
Removed as own category. Is now included in Single
family, Multiple Family, or Multi-Person Dwellings
Uses
Single Family Dwelling
(includes condominiums)
Requires a special use permit Allowed by right
General Retail and Personal
Service
Not permitted Allowed by right
Nursery Not permitted Allowed by right
Animal Services Not permitted Allowed by right
Professional Offices Not permitted Allowed by right
Business Support Services Not permitted Allowed by right Local Public Assembly
Facilities
Not permitted Requires a special use permit
Membership Organizations Not permitted Allowed by right Religious assembly Allowed by right This category has been eliminated and is now included in the definition of Membership
Organization, which is allowed by right.
Schools - College Not permitted Requires a special use permit Schools – Kindergarten
through Secondary
Not permitted Requires a special use permit
Threshold Related Research
Facilities
Not permitted Allowed by right
Cultural Facilities Requires a special use permit Allowed by right Range Management Not permitted Allowed by right. This use was erroneously left out of the use matrix previously
Small Scale Manufacturing Not permitted Requires a special use permit.
Height and Roof Standards
Roof Slope 5:12 to 12:12 3:12 to 12:12
Roof Height Not applicable Not applicable
Commercial Mixed-Use Service District
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. Table 8 summarizes development standards that apply to this district (refer to Appendix C of the draft Tahoe Valley Area Plan for more detail):
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 28
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Table 8
Development Standards for the Commercial Mixed-Use Services District Development Standard Existing CMX-S Proposed CMX-S Density Multiple Family Dwelling 25 units/acre 12-65 units/acre, allowed only as part of a mixed-use project. Certain mixed-use projects may be exempt
from the minimum density standard.
Multi-Person Dwelling Not permitted 255 persons/acre, allowed only as part of a mixed-use project. No minimum
Single Family Dwelling 1 unit per parcel 1 unit per parcel, allowed only as part of a mixed-use project.
Employee Housing As per the limitations set forth for multi-family residential uses above
Removed as own category. Is now included in Single
family, Multiple Family, or Multi-Person Dwellings
Uses
Multi-Family Dwelling Requires a special use permit Allowed by right as part of mixed-use project Multi-Person Dwelling Requires a special use permit Allowed by right as part of mixed-use project Single Family Dwellings
(includes condos)
Requires a special use permit Allowed by right as part of mixed-use project Amusement, Recreation, &
Entertainment Facilities
Amusement & Recreation (A)
Privately Owned Assembly & Entertainment (Not
permitted)
Public Owned Assembly & Entertainment (Not
permitted)
New use category made from combining previous
uses: Amusement & Recreation, Privately Owned
Assembly & Entertainment, Public Owned
Assembly & Entertainment
Allowed by right. Facilities with capacity for 200
persons or more require a special use permit.
Religious Assembly Requires special use permit This category has been eliminated and is now included in the definition of Membership
Organization, which is allowed by right.
Range Management Not permitted Allowed by right. This use was erroneously left out of the use matrix previously
Height and Roof Standards
Roof Slope 5:12 to 12:12 3:12 to 12:12
Roof Height Not applicable Not applicable
Emerald Bay Connection Corridor District
The Emerald Bay Connection Corridor District is proposed to allow for higher-density residential development adjacent to the town center. This is a transitional area of mixed uses limited to those compatible with scenic restoration, the intensity of Highway 50/89, and the background residential areas. The City sees within this district a potential opportunity for a transit center close to high density development and along a major travel way.
Permissible uses are drawn from those allowed in the adjacent Bonanza Plan Area Statement (114), in which these parcels were previously included. Permissible uses include residential, tourist accommodation, neighborhood compatible commercial uses, and public service and are listed below. Developments within this district shall meet all applicable standards of the TVAP. Table 9 summarizes development standards that apply to this district (refer to Appendix C of the draft Tahoe Valley Area Plan for more detail):
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 29
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Table 9
Development Standards for the Emerald Bay Connection Corridor District Development Standard PAS 114 Special Area #1 Proposed EB-CC Density Mobile Home Dwelling 8 units/acre, special use permit required 8 units/acre, requires a special use permit Multiple Family Dwelling 15 units/acre, allowed by right 12-25 units/acre, allowed by right Multi-Person Dwelling Not permitted 25 persons/acre, allowed by right Nursing and Personal Care 25 persons/acre, allowed by right 25 persons/acre, allowed by right Residential Care 25 persons/acre, allowed by right 25 persons/acre, allowed by right Single Family Dwelling 1 unit per parcel Condominiums only, allowed by right. See multifamily density.
Bed & Breakfast Facilities 10 units/acre, special use permit required 10 units/acre, requires a special use permit Hotel, Motel, and Other
Transient Dwelling Units
40 units/acre, special use permit required 40 units/acre, requires a special use permit Employee Housing Not permitted Removed as own category. Is now included in Single family, Multiple Family, or Multi-Person Dwellings
Uses
Eating and Drinking Not permitted Requires a special use permit General Retail and Personal
Service
Not permitted Requires a special use permit
Nursery Requires a special use permit Requires a special use permit Professional Offices Requires a special use permit Requires a special use permit Schools – Business &
Vocational
Requires a special use permit Requires a special use permit Parking Lots Not permitted Requires a special use permit Cultural Facilities Requires a special use permit Allowed by right Daycare Centers/Preschool Requires a special use permit Requires a special use permit Government Offices Requires a special use permit Requires a special use permit Local Public Assembly
Facilities
Requires a special use permit Requires a special use permit Local Public Health and
Safety Facilities
Requires a special use permit Allowed by right
Membership Organizations Requires a special use permit Allowed by right Religious Assembly
(churches)
Requires a special use permit This category has been eliminated and is now included in the definition of Membership
Organization, which is allowed by right.
Social Service Organization Requires a special use permit Requires a special use permit Pipelines & Power
Transmission
Requires a special use permit Requires a special use permit Transit Stations & Terminals Requires a special use permit Requires a special use permit Transmission & Receiving
Facilities
Requires a special use permit Requires a special use permit Transportation Routes Requires a special use permit Allowed by right Day Use Areas Allowed by right Allowed by right
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 30
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Outdoor Recreation
Concessions
Not permitted Requires a special use permit
Participant Sport Facilities Requires a special use permit Requires a special use permit Riding and Hiking Trails Allowed by right Allowed by right Visitor Information Centers Not permitted Requires a special use permit Forest and Timber Resource
Management
Allowed by right Allowed by right
Tree Farms Not permitted Allowed by right
Vegetation Resource
Management
Allowed by right Allowed by right
Water Quality Improvements
and Watershed Management
Allowed by right Allowed by right
Wildlife and Fisheries
Resource Management
Allowed by right Allowed by right
Range Management Not permitted Allowed by right
Open Space Allowed by right Allowed by right
Small Scale Manufacturing Not permitted Requires a special use permit Height and Roof Standards
Roof Slope 5:12 to 12:12 3:12 to 12:12
Roof Height Not applicable Not applicable
Open Space
This district is intended to preserve land in its present use that would: 1) conserve and enhance natural or scenic resources; 2) protect streams environment zones, sensitive lands, water quality or water supply; 3) promote soil and habitat conservation; 4) enhance recreation opportunities; and/or 5) preserve visual quality along highways, roads, and street corridors or scenic vistas. The land is predominantly open, undeveloped, or lightly developed with trails or water quality projects, and is suitable for any of the following: natural areas, wildlife and native plant habitat; erosion control facilities, stream environment zones, stream corridors; passive parks; and/or trails for non-motorized activities. One CTC parcel identified as an asset land, APN 032-191-004, was rezoned from open space to TC-G and one parcel recently acquired by the CTC (023-241-022) was rezoned from TC-MUC to open space. No changes to the development standards of the Open Space District were made.
TRPA Town Center Overlay
This overlay contains much of the region’s non-residential services and has 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. The overlay designation also establishes areas of the region that qualify for additional land coverage, height, and density incentives to encourage redevelopment activity and provide capacity for transfers of development from sensitive and outlying areas. These amendments propose to expand the TRPA Town Center Overlay by 11.5 acres to include additions to the TC-NP and TC-G Zones (see Figure 3).
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 31
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Permissible Use List
The Tahoe Valley Area Plan updates propose modifications to the existing permissible use list to consolidate multiple similar uses under one category, to create more succinct criteria, and to increase compatibility within categories. “Employee Housing” has been eliminated as an independent use and shall be included in other residential uses where occupant organization is the defining criteria rather than ownership. Health and athletic clubs, day spas, and funeral parlors are now included under General Retail and Personal Service as they are consistent with the existing criteria of the category in that they are “non-medical services involving the care of persons.” Categories in which there was overlap of criteria have been consolidated into one use encompassing amusement, recreation, assembly, and entertainment. Permissible uses in the Health Care District have been expanded to reflect those of the Neighborhood Professional District. This is a change made in anticipation of Barton Health downsizing their presence at this location.
Anticipated Development
By the year 2034, the Tahoe Valley Area Plan is anticipated to accommodate an additional 77,000 to 102,000 square feet of CFA that would consist of CFA allocated to the Area Plan by TRPA, CFA from the City Pool and the transfer of existing CFA that would be transferred from outside of the Area Plan.
These projections are unchanged from the 2015 Area Plan adoption. Policy provisions in the Tahoe Valley Area Plan identify the desire for developing and repurposing existing commercial uses towards resident-serving and recreation-based retail uses, and turning Tahoe Valley into an entertainment and recreation center.
As analyzed for the 2015 Area Plan, residential development and redevelopment by 2034 would primarily occur as multi-family, live/work, and mixed-use units, and is anticipated to consist of 373 new dwelling units. The development and redevelopment would occur through a combination of the current City and TRPA allocation system, including provisions for bonus units for affordable, moderate, and market-rate housing, and the potential conversion of 100 tourist accommodation units in the Tahoe Valley plan area. This plan amendment identifies the need for additional housing in Tahoe Valley and expands the number of parcels that are eligible for residential development incentives under Area Plan Section 7 – Housing policies H-1.2 (Housing Incentives), H-1.3 (Residential Improvement), H-1.5 (Redirection of Development), H-1.9 (Housing Needs), H-1.10 (Conversions) and H-2.2 (Housing in the Town Center Core District). The addition of 11.5 acres of new parcels to the Area Plan Town Center and 17.5 acres of parcels to the newly formed Emerald Bay Connection Corridor District (outside of the Town Center boundary) would help increase the rate of predicted residential buildout for the Area Plan.
It is also possible that the addition of new parcels within the Town Center would increase the number of new dwelling units assumed for Tahoe Valley Area Plan buildout in the Regional Plan Update EIS.
However, the Area Plan amendments do not propose any changes to the TRPA growth management system, so overall residential development limits would remain unchanged.
Design and Development Standards
The Tahoe Valley Area Plan includes development and design standards that are specific to the Plan Area and replace the City of South Lake Tahoe City Code Chapters 6.10 and 6.55 development standards, and portions of the TRPA Code of Ordinances Chapter 30, land coverage, Chapter 31 regarding density, Chapter 36 regarding design standards, and Chapter 37 regarding height standards. Standards for the Area Plan are contained in Appendix C of the Tahoe Valley Area Plan. Further design and development standards are housed in the South Lake Tahoe Design Guidelines (2016). This document has historically been used as a supplemental document to Appendix C. As part of the updates to the plan, this document 2138
M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 32
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E shall be included as Appendix B and shall be used in conjunction with Appendix C to provide examples of the standards. Specific standards that have been changed through this process include:
• Allowing roof pitches of 3:12 to 12:12 (previously the minimum roof pitch was 5:12) and the removal of the roof height requirement.
• Shifting to more objective building modulation and articulation standards. • Increased flexibility in corner build and build to line requirements. • Increased bicycle parking requirements
• Reducing residential parking requirements by right, for example, each multi-family residential unit is permitted one parking space and that number may be reduced further if a deed restriction is placed on the property making the property owner responsible for parking management. • Allowing for a reduction in commercial parking spaces, for example, a 25% reduction in parking supply for projects located within ½ mile of a transit stop.
Significant changes were made to the organization of Appendix C by incorporating design standards previously designated as “substitute” into the primary standards. Purely residential projects in certain districts may now follow the residential design standards contained in the City of South Lake Tahoe City Code Chapter 6.85.
Maximum Transferred Land Coverage
No changes to the land coverage system of the Tahoe Valley Area Plan are being proposed. 11.5 acres would be added to the Town Center under the amendments, increasing the allowable land coverage therein to a maximum of 70 percent on high capability lands with transfer. The newly created Emerald Bay Connection Corridor District shall adhere to coverage limitations set forth in TRPA Code of Ordinances Chapter 30: Land Coverage.
Building Height and Design
The maximum building height and number of stories for each district shall remain the same for commercial and mixed-use projects. Purely residential developments in TC-NP and TC-HC and all projects in the Emerald Bay Connection Corridor District shall meet the height requirements of City Code Chapter 6.85 and TRPA Code of Ordinances Section 37.4. In order to increase the efficiency and feasibility of large buildings, a minimum roof pitch of 3:12 is being proposed (previously 5:12) as well as elimination of the requirement that a building’s roof be 40 percent of the building height.
Numerous other changes are being made for clarity and consistency, most notably the creation of objective design standards to achieve desired levels of building articulation.
Density
New density maximums and a minimum density standard are being proposed. For the first time the City is proposing a minimum density of 12 units per acre for multiple family dwellings in all Tahoe Valley area plan districts. Mixed-use projects meeting certain criteria may be exempt from the minimum density. The maximum density for multiple family dwellings in the TC-C, TC-MUC, and TC-G shall be increased from 25 to 65 units per acre. Residential projects in all other districts shall remain at 25 units per acre.
The Tahoe Valley Area Plan will incorporate the City’s accessory dwelling unit (ADU) ordinance; however, these units are not counted towards density.
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 33
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Redevelopment Incentives
The Tahoe Valley Area Plan already provides several incentives for redevelopment of properties in the plan area. These incentives are described in the draft Tahoe Valley Area Plan and have not undergone changes. Refer to Resolution 2023-051 passed by City Council on June 6, 2023, for the City’s policy on distributing TRPA commodities.
Transportation
The Tahoe Valley Area Plan calls for various improvements to vehicle, bike, and pedestrian routes. No specific projects are approved through the plan and all future projects would be subject to applicable environmental review and permitting requirements. Section 8 of TVAP provides summaries of transportation and circulation strategies proposed and completed in the Tahoe Valley. Some improvements that have been completed remain in the table of strategies to ensure maintenance.
Recreation and Open Space
No changes are being made to the Recreation and Open Space elements of the Tahoe Valley Area Plan, except for the rezoning of one parcel, 1123 Emerald Bay Road, from Open Space to Town Center Gateway District and another parcel near Third Street and Barton Avenue from TC-MUC to OS. The first change is being made to allow for development of housing, as the parcel has been identified as an Asset Land. The second change recognizes the CTC’s acquisition of a formerly private parcel.
The Tahoe Valley Area Plan does not propose an allocation of People at One Time (PAOT) summer day recreation use. However, the Plan includes a Recreation Section that contains policies to promote a range of recreation uses (e.g., public open space areas with and without recreational improvements, green spaces, plazas and public gathering places, dog park, neighborhood pocket parks/playgrounds, bike and pedestrian opportunities, and establishment of a “recreation hub” near the “Y” intersection area).
A major component maintained in the Tahoe Valley Area Plan is construction of the Tahoe Valley Greenbelt. The project calls for construction of a unique recreation and open space community amenity located just southeast of the Y intersection. The project will serve as an enhanced area-wide stormwater treatment system that includes SEZ restoration, installation of pedestrian-bicycle paths, pedestrian amenities, and interpretive signage. The Greenbelt will serve as a visual amenity for adjacent residential and commercial uses and provide a bicycle and pedestrian linkage connecting the commercial core to adjacent residential uses.
Public Services
The Tahoe Valley Area Plan includes policy provisions that support upgrading the Lukins Brothers Water System (though no specific improvements have been identified), encouraging new and remodeled structures to design for solar orientation and solar panels, and incorporating a greater variety of green technology design techniques to reduce energy consumption, and promoting access to broadband.
Conservation//Natural and Cultural Resources
In the Tahoe Valley Area Plan the City identifies natural and cultural resource goals, policies and implementation strategies to implement provisions of the Regional Plan and General Plan. The following is a summary of improvements identified in the initial Tahoe Valley Area Plan, which have not been modified:
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M A R C H 2 0 2 4 TAHOE VALLEY AREA PLAN AMENDMENT P AG E 34
I N I T I A L S T U D Y / M I T I G A T G E D N E G A T I V E D E C L A R A T I O N / I N I T I A L E N V I R O N M E N T A L C H E C K L I S T / F O N S E Zoning SEZ restoration sites and stormwater drainage basins as open space. Designate the view of Tahoe Mountain and the distant ridgeline views of Monument Peak as new scenic resources.
Incorporate design standards to ensure that the built environment is compatible with the natural scenic qualities of the Lake Tahoe Basin.
Complete construction of the US 50 and SR 89 Water Quality Improvement Project. Restore disturbed SEZs located within the Tahoe Valley Greenbelt. Coordinate with the California Tahoe Conservancy to prioritize the removal of development and land coverage from delineated SEZs and the TRPA designated Stream Restoration Plan Area.
Amend the 1987 Bailey Mapped Land Capability Map to adopt an updated map that more accurately delineate the boundaries of the SEZs located within the Tahoe Valley plan area. Implement the area-wide stormwater system for the Tahoe Valley Water Quality Improvement Project.
Implement the City’s Pollutant Load Reduction Plan by registering the Glorene and 8th Street Water Quality Improvement Project.
Promote the transfer of coverage from disturbed SEZs by creating a bonus coverage transfer match for transfers from the TRPA designated Stream Restoration Plan Area, the Tahoe Valley Greenbelt, and from the Upper Truckee River Hydrologically Related Area. 2141
June 18, 2024 City Council Meeting - Page 2 of 2
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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 18, 2024
Agenda Item #:20
Agenda Item: South Tahoe Refuse Delinquent Refuse Fees Report Executive Summary: All properties within the City of South Lake Tahoe limits are required to pay refuse collection service fees. Fees that remain unpaid for 180 days after billing may be collected by South Tahoe Refuse pursuant to City Code 4.150.370. Properties for which fees are not paid will have a lien recorded on the property. The Planning Commission has conducted a public hearing to hear objections or protests from landowners liable for delinquent fees listed in the South Tahoe Refuse Delinquent Fees Report. The Planning Commission passed Resolution 24-015 recommending City Council to confirm the Final Delinquent Fees Reports.
Requested Action / Suggested Motions: Pass a Resolution confirming the Final Delinquent Fees Report and directing the Finance Department to send a certified copy of the Report to the El Dorado County Auditor-Controller to add the delinquent amounts to the county property tax rolls for collection.
Responsible Staff Member: Gretchen Schooleman, Assistant Planner Reviewed and Approved By: Zachary Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney Attachments:
01-Staff Report - South Tahoe Refuse Delinquent Refuse Fees Report.docx 02-Resolution Confirming STR Delinquent Fee Report .docx 03-South Tahoe Refuse Delinquent Refuse Fees Report (Exh. A to Reso).pdf 04-Planning Commission Resolution.pdf
05-Tribune Public Notice.pdf
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City Council Agenda Report June 18, 2024 Page 1 of 2
City of South Lake Tahoe
Report to City Council
Meeting Date: June 18, 2024
Title: South Tahoe Refuse Delinquent Refuse Fees Report Location: Citywide
Responsible Staff Member: Gretchen Schooleman, Assistant Planner Background: City Code Chapter 4.150 includes City regulations on refuse and garbage.
Chapter 4.150.300 specifies the liability for residential or commercial property owners and/or occupants to pay for refuse services made available to the premises, regardless of the actual use of the refuse collection services. All properties within the City limits are subject to mandatory payment of collection fees.
Mandatory collection fees, authorized by City Code Section 4.150.340, which remain unpaid for a period of 180 days, may be collected by South Tahoe Refuse pursuant to City Code Section
4.150.370 (see Attachment 02). City Code Section 4.150.370 requires South Tahoe Refuse to prepare a delinquent fees report (Attachment 03), and for the report to be forwarded to the City Council after the Planning Commission holds a public hearing to hear any objections or protests of landowners liable for delinquent fees. A public hearing was held on May 16, 2024, during the regularly scheduled Planning Commission meeting. The Planning Commission passed Resolution 2024-015 recommending the City Council confirm the South Tahoe Refuse Final Delinquent Fees Report (Attachment 04).
Issue and Discussion: The delinquent fees set forth in the report constitute a special assessment against the respective parcels of land and are a lien of the property for such delinquent fees. Once the City Council confirms, a certified copy of the report is filed with The El Dorado County Auditor and County Recorder’s office on or before August 1, 2024.
Properties for which the delinquent amount is paid prior to the Planning Commission and City Council public hearings are removed from the list prior to the Finance Department submitting the report to the El Dorado County Auditor and County Recorder’s office.
Public Notice Pursuant to City Code Section 4.150.370.B, all delinquent account property owners on the report were mailed certified letters and a copy of the public notice indicating the time and place of the City Council hearing on May 20, 2024, and a public notice was published in the Tahoe Daily Tribune on June 7, 2024.
Environmental Considerations – California Environmental Quality Act: Confirming the Final Delinquent Fees Report and directing the Finance Department to send a certified copy of the Report to the El Dorado County Auditor-Controller to add the delinquent amounts to the county 2144
City Council Agenda Report June 18, 2024 Page 2 of 2
property tax rolls for collection will not result in a direct or reasonably foreseeable indirect physical change in the environment, pursuant to the California Environmental Quality Act, Statute & Guidelines (CEQA), Section 15060.
Financial Implications: There are no adverse financial impacts to the City from this action.
Policy Implications: Passing a Resolution confirming the Final Delinquent Fees Report will support Priority 3 of the City of South Lake Tahoe Strategic Plan 2021-2026 by assisting South Tahoe Refuse to continue the operation of reducing the amount of litter through responsible waste management. The action will support City Code Chapter 4.150.300 which specifies the responsibility for all properties within the City limits are requiered to pay collection fees for refuse services made available to the premises.
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Resolution 2024-XX June 18, 2024 Page 1 of 2
Resolution 2024-XX
Adopted by the City of South Lake Tahoe
City Council
June 18, 2024
Confirming the South Tahoe Refuse Final Delinquent Fees Report
BACKGROUND
A. South Lake Tahoe City Code Section 4.150.300 specifies the liability for residential and commercial property owners and/or occupants to pay for refuse service made available to the premise, irrespective of the actual use or the refuse collection service.
B. South Lake Tahoe City Code Section 4.150.370 makes delinquent refuse fees civil debts owed to the City and subject to collection.
C. Government Code Section 25831 authorizes the collection of delinquent solid waste (refuse) fees by the County, and Government Code Section 38790.1 states, “any city collecting garbage fees or charges may collect delinquent fees or charges in the manner provided in Section 25831 for counties.”
D. Pursuant to South Lake Tahoe City Code Section 4.150.370, South Tahoe Refuse has prepared a Final Delinquent Fees Report of unpaid fees for 180 days or more.
E. South Tahoe Refuse, on April 8, 2024, mailed certified letters to individuals on the report notifying them of the lien process, and informing them of the public hearings to consider objections and protests
F. On April 12, 2024, a public notice was published in the Tahoe Daily Tribune providing notice that the Planning Commission would consider the delinquent fees report at their regular scheduled meeting on May 16, 2024.
G. The Planning Commission held a duly noticed public hearing to hear objections or protests from landowners liable for delinquent fees on May 16, 2024 and passed a Resolution recommending City Council to confirm the South Lake Tahoe Refuse Final Delenquent Fees Report.
H. South Tahoe Refuse, on May 20, 2024, mailed certified letters to individuals on the report notifying them of the lien process, and informing them that the Hearing Boards met and confirmed delinquent fees and will be sent to Public Hearing before the City Council on June 18, 2024.
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Resolution 2024-XX June 18, 2024 Page 2 of 2
I. On June 7, 2024, a public notice was published in the Tahoe Daily Tribune providing notice that the City Council would consider to confirm the South Lake Tahoe Refuse Final Delenquent Fees Report at its regular scheduled meeting on, June 18, 2024.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1. Confirms the City of South Lake Tahoe Final Delinquent Fees Report (attached hereto as Exhibit A) and directs the Finance Department to send a Certified Copy of the Report to the El Dorado County Auditor-Controller to add the delinquent amounts to the county property tax rolls for collection.
Adopted by the City of South Lake Tahoe City Council on June 18, 2024 by the following vote:
Yes:
No:
Absent:
Abstain:
________________________ Date:_________
Cody Bass, Mayor
Attest:
________________________
Susan Blankenship, City Clerk
The presence of an electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe Planning Commission.
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Cuttoff Date Acct# Service Name Bilto Name Billto Address Billto City State Postal Service Address Apn# Qty Past Due Exclusion Period Lien Amount Payments Deliquent Amount Admin Fee Total Due In 9/30/2023 13415900 200 ASSOCIATES LLC 200 ASSOCIATES LLC 1427 KENTFIELD AVE REDWOOD CITY, CA 94061 3928 LARCH AVE 029-415-024-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 13345800 ALMAGUER, JOSE ALMAGUER, JOSE 939 LINDA AVE - UNIT #1 SOUTH LAKE TAHOE, CA 96150 939 LINDA AVE 023-682-019-000 2 $1,515.08 ($566.40) $948.68 $948.68 $85.00 $1,033.68 9/30/2023 13543800 AMAYA, NICOLAS AMAYA, NICOLAS 4156 TORREY PINE WAY LIVERMORE, CA 94551 1206 BONANZA AVE 032-152-014-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10061492 AMSDEN,ROLAND H AMSDEN,ROLAND H 2645 ARMSTRONG AVE SO LAKE TAHOE, CA 96150 2645 ARMSTRONG AVE 031-133-009-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 12334600 ANT PROPERTIES INC ANT PROPERTIES INC 2880 SUNRISE BLVD RANCHO CORDOVA, CA 95742 3330 CAPE HORN RD 027-231-034-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 12169800 ARMLIN, CHARLOTTE ARMLIN, CHARLOTTE 2758 BENT TREE COURT FAIRFIELD, CA 94534 1127 CRAIG AVE 027-232-023-000 2 $924.67 ($515.72) $408.95 $408.95 $85.00 $493.95 9/30/2023 13439600 ARNETT, SAVANNA ARNETT, SAVANNA 1231 TATA LN SO LAKE TAHOE, CA 96150 1231 TATA LN 032-251-016-000 1 $769.57 ($249.85) $519.72 $519.72 $85.00 $604.72 9/30/2023 12777100 ARTHURS, PATRICK ARTHURS, PATRICK 715 ELOISE AVE SOUTH LAKE TAHOE, CA 96150 715 ELOISE AVE 023-271-026-000 2 $1,527.44 ($567.72) $959.72 $959.72 $85.00 $1,044.72 9/30/2023 10096474 BALLARD, MICHAEL BALLARD, MICHAEL PO BOX 19992 SO LAKE TAHOE, CA 96151 3812 MARKOFER WAY 028-042-017-000 2 $1,386.30 ($493.25) $893.05 $893.05 $85.00 $978.05 9/30/2023 11004183 BARNETT, SUSI BARNETT, SUSI PO BOX 13331 SO LAKE TAHOE, CA 96151 1118 CARSON AVE 031-154-001-000 1 $434.04 ($153.24) $280.80 $280.80 $85.00 $365.80 9/30/2023 12231500 BAUMFLEK, DIANE BAUMFLEK, DIANE 1176 MARGARET AVE SOUTH LAKE TAHOE, CA 96150 1176 MARGARET AVE 032-277-024-000 1 $857.61 ($296.38) $561.23 $561.23 $85.00 $646.23 9/30/2023 12300200 BEBOUT, ALEXANDER BEBOUT, ALEXANDER 1120 CRAIG AVE SOUTH LAKE TAHOE, CA 96150 1120 CRAIG AVE 027-231-002-000 1 $778.87 ($287.77) $491.10 $491.10 $85.00 $576.10 9/30/2023 10040460 BENAROYA,AL BENAROYA,AL 1103 MAGGIE LANE WALNUT CREEK, CA 94597 2304 UTAH AVE 023-743-018-000 1 $460.78 ($265.91) $194.87 $194.87 $85.00 $279.87 9/30/2023 10062421 BLAYLOCK,EDWIN L BLAYLOCK,EDWIN L 148 MCKINNEY AVE PACIFICA, CA 94044 806 TAHOE KEYS BLVD 023-912-006-000 1 $762.53 ($249.27) $513.26 $513.26 $85.00 $598.26 9/30/2023 11052851 BLUSH, MARGARET E BLUSH, MARGARET E 853 TAYLOR WAY SO LAKE TAHOE, CA 96150 853 TAYLOR WAY 023-633-009-000 1 $753.12 ($249.29) $503.83 $503.83 $85.00 $588.83 9/30/2023 13528800 BOOKER, RACHEL DEANN BOOKER, RACHEL DEANN 27 SUNSET DR KENSINGTON, CA 94707 3702 VERDON LN 030-352-008-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 13072500 BORING, DANIEL BORING, DANIEL 738 MICHAEL DR SOUTH LAKE TAHOE, CA 96150 738 MICHAEL DR 023-751-013-000 1 $548.45 ($266.00) $282.45 $282.45 $85.00 $367.45 9/30/2023 13400900 BRICENO, JULIO BRICENO, JULIO 221 MOUNTAIN VIEW AVE SANTA CRUZ, CA 95062 3314 CAPE HORN RD 027-231-014-000 1 $823.59 ($293.61) $529.98 $529.98 $85.00 $614.98 9/30/2023 10008877 BRICKER,CHARLES BRICKER,CHARLES PO BOX 7272 SO LAKE TAHOE, CA 96158 2198 MONTEREY DR 022-051-002-000 1 $738.71 ($248.78) $489.93 $489.93 $85.00 $574.93 9/30/2023 10091065 BROWER, JANIS BROWER, JANIS PO BOX 19965 SO LAKE TAHOE, CA 96151 3577 BILL AVE 027-112-008-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10030228 BROWN, NICHOLAS BROWN, NICHOLAS PO BOX 9011 SO LAKE TAHOE, CA 96158 2182 VENICE DR 022-032-016-000 1 $502.74 ($243.80) $258.94 $258.94 $85.00 $343.94 9/30/2023 10003786 BUSCH, AMY BUSCH, AMY, DUNLAP, JOHN 5311 VIRGINIA WAY SACRAMENTO, CA 95822 2363 WASHINGTON AVE 023-700-019-510 4 $4,239.38 ($1,199.55) $3,039.83 $3,039.83 $85.00 $3,124.83 9/30/2023 10031348 BYDAND UNLTD TRUST BYDAND UNLTD TRUST 5608 MEMORY WAY FAIR OAKS, CA 95628 1023 JOHNSON BLVD 027-180-017-000 5 $3,820.55 ($1,238.35) $2,582.20 $2,582.20 $85.00 $2,667.20 9/30/2023 10021571 CASTRUITA,DARREL & LESLEY CASTRUITA,DARREL & LESLEY 2214 TEXAS AVE SO LAKE TAHOE, CA 96150 2214 TEXAS AVE 022-132-010-000 1 $659.57 ($288.30) $371.27 $140.00 $231.27 $85.00 $316.27 9/30/2023 10061514 CHADWICK, JOHN CHADWICK, JOHN 512 W 8TH ST ANTIOCH, CA 94509 1169 CARSON AVE 031-201-020-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 11023244 DOMNIE, SCOTT & ROBIN DOMNIE, SCOTT & ROBIN 3419 BRUCE DR SO LAKE TAHOE, CA 96150 3419 BRUCE DR 025-393-023-000 1 $693.14 ($246.61) $446.53 $446.53 $85.00 $531.53 9/30/2023 10110450 DRAKE, ELIZABETH DRAKE, ELIZABETH 1860 D ST SOUTH LAKE TAHOE, CA 96150 1860 D ST 032-281-002-000 1 $817.44 ($248.73) $568.71 $568.71 $85.00 $653.71 9/30/2023 11065234 DUFF, RYAN DUFF, RYAN 2681 ALMA AVE SO LAKE TAHOE, CA 96150 2681 ALMA AVE 031-204-005-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 13581400 DUMANTAY, ERWIN DUMANTAY, ERWIN 3280 COLDWATER DR SAN JOSE, CA 95148 880 ALAMEDA AVE 026-076-009-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10085022 DURAN,DANIEL DURAN,DANIEL 652 CLEMENT ST SO LAKE TAHOE, CA 96150 652 CLEMENT ST 023-492-003-000 2 $1,386.29 ($493.25) $893.04 $893.04 $85.00 $978.04 9/30/2023 13046300 ELEVATED EQUITIES, LLC ELEVATED EQUITIES, LLC 1317 KYBURZ AVE SO LAKE TAHOE, CA 96150 1317 KYBURZ AVE 032-211-003-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 11078602 EYESTONE, JAMES DALE EYESTONE, JAMES DALE 2718 SILVERADO DR PINOLE, CA 94564 821 ANITA DR 023-653-015-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 12614900 FAURIA, CRAIG FAURIA, CRAIG 2186 JAMES AVE SOUTH LAKE TAHOE, CA 96150 2186 JAMES AVE 023-211-015-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10001147 FITZSIMMONS, SEAMUS FITZSIMMONS, SEAMUS 120 PINEHURST WAY SAN FRANCISCO, CA 94127 3340 PIONEER TRAIL 025-670-006-000 1 $1,059.40 ($302.77) $756.63 $756.63 $85.00 $841.63 9/30/2023 11223035 FONG, CRIEGHTON FONG, CRIEGHTON 2112 10TH ST OAKLAND, CA 946062618 2295 HELEN AVE 031-043-007-000 2 $1,269.52 ($544.58) $724.94 $724.94 $85.00 $809.94 9/30/2023 12596000 FORMANEK, MICHEAL FORMANEK, MICHEAL 5327 E MITCHELL DR PHOENIX, AZ 85018 3683 FOREST AVE 027-075-016-000 2 $1,434.98 ($493.97) $941.01 $941.01 $85.00 $1,026.01 9/30/2023 12955700 FOSKETT, NAKIA FOSKETT, NAKIA 1225 BEECHER AVE SOUTH LAKE TAHOE, CA 96150 1225 BEECHER AVE 031-277-007-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 12944900 FUERTE, JESSIE-MARIE FUERTE, JESSIE-MARIE 3381 PINE HILL RD SOUTH LAKE TAHOE, CA 96150 3381 PINE HILL RD 028-311-026-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10038512 FURIA,MICHELE FURIA,MICHELE P O BOX 16462 SO LAKE TAHOE, CA 96151 3533 BLACKWOOD RD 027-356-002-000 1 $519.99 ($281.24) $238.75 $238.75 $85.00 $323.75 9/30/2023 10086282 GARIBALDI, ARTHUR A GARIBALDI, ARTHUR A PO BOX 7224 SOUTH LAKE TAHOE, CA 96158 965 TATA LN 023-481-013-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10022756 GATTO, KRIS GATTO, KRIS 2320 N ST UNIT 2 SACRAMENTO, CA 95816 761 SONOMA AVE 026-124-016-000 1 $753.12 ($249.29) $503.83 $503.83 $85.00 $588.83 9/30/2023 13401200 GONZALEZ, TERESA GONZALEZ, TERESA 233 FREDERICK DR NAPA, CA 94559 3609 PIONEER TRAIL 027-163-013-000 1 $794.09 ($249.92) $544.17 $544.17 $85.00 $629.17 9/30/2023 13278100 GOODRIDGE, RYAN GOODRIDGE, RYAN 2106 MASON ST SAN FRANCISCO, CA 94133 3788 MARKOFER WAY 028-042-022-000 5 $1,162.23 ($980.21) $182.02 $182.02 $85.00 $267.02 9/30/2023 12559100 GORE, RANDY & ELIZABETH GORE, RANDY & ELIZABETH 2454 FOUNTAIN AVE SOUTH LAKE TAHOE, CA 96150 2454 FOUNTAIN AVE 031-275-005-000 1 $728.16 ($238.23) $489.93 $489.93 $85.00 $574.93 9/30/2023 13231200 GRANATA, ARCHIE GRANATA, ARCHIE 1720 SOUTH ARLINGTON AVE RENO, NV 89509 3716 SPRUCE AVE 027-162-011-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 10117692 GREEAR, AIMEE JEAN MARIE GREEAR, AIMEE JEAN MARIE 858 PATRICIA LN SOUTH LAKE TAHOE, CA 96150 858 PATRICIA LN 023-573-009-000 1 $517.22 ($238.23) $278.99 $278.99 $85.00 $363.99 9/30/2023 12468100 GREGO,GLEN GREGO,GLEN 1019 MORRO STREET SAN LUIS OBISPO, CA 93401 4089 PINE BLVD 029-610-026-000 5 $1,312.16 ($981.36) $330.80 $330.80 $85.00 $415.80 9/30/2023 10050334 GUNN,RICHARD M GUNN,RICHARD M 811 PALOMA AVE SO LAKE TAHOE, CA 96150 811 PALOMA AVE 026-137-012-000 1 $1,189.75 ($238.23) $951.52 $951.52 $85.00 $1,036.52 7/31/2023 10117838 HAGOOD,ASHLEY HAGOOD,ASHLEY 5857 JUNIPERO AVE CARMEL, CA 93923 1224 BEECHER AVE 031-272-003-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 12864600 HAMMOND, CHRISTOPHER HAMMOND, CHRISTOPHER 1111 FAIRWAY AVE SOUTH LAKE TAHOE, CA 96150 1111 FAIRWAY AVE 027-341-008-000 1 $745.73 ($400.62) $345.11 $345.11 $85.00 $430.11 7/31/2023 10057398 HANRAHAN,DIANE HANRAHAN,DIANE 2081 FOREST GLEN CT OAKDALE, CA 95361 2503 PONDEROSA ST 031-284-016-000 2 $1,821.67 ($841.77) $979.90 $979.90 $85.00 $1,064.90 7/31/2023 13128800 HEAVENLY SIERRA LODGE HEAVENLY SIERRA LODGE 3079 HARRISON AVE #11 SOUTH LAKE TAHOE, CA 96150 3588 MACKEDIE WAY 025-032-008-000 5 $4,334.33 ($1,755.90) $2,578.43 $2,578.43 $85.00 $2,663.43 7/31/2023 11121436 HELMY, CHRISTOPHER P HELMY, CHRISTOPHER P 886 S. LOS ROBLES AVE PASADENA, CA 91106 2602 WILLIAM AVE 031-122-003-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 7/31/2023 12406200 HEMENES,ANTHONY HEMENES,ANTHONY 2225 WASHINGTON AVE SOUTH LAKE TAHOE, CA 96150 2225 WASHINGTON AVE 023-686-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 10073210 HOLOBAUGH,KURT W HOLOBAUGH,KURT W 113 KENNAR WAY FOLSOM, CA 95630 2288 WASHINGTON AVE 023-903-013-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 12802100 HRABE, SUSAN HRABE, SUSAN 1045 CARSON AVE SOUTH LAKE TAHOE, CA 96150 1045 CARSON AVE 031-085-008-000 1 $745.73 ($400.62) $345.11 $250.00 $95.11 $85.00 $180.11 7/31/2023 13407000 JONES, CHARLENE JONES, CHARLENE 1241 BEECHER AVE SOUTH LAKE TAHOE, CA 96150 1241 BEECHER AVE 031-276-007-000 1 $745.73 ($400.62) $345.11 $345.11 $85.00 $430.11 7/31/2023 11259331 KENISON,NANCY KENISON,NANCY HOLLY KEISER NAPA, CA 94559 717 SAN FRANCISCO AVE 026-067-016-000 1 $862.42 ($351.18) $511.24 $511.24 $85.00 $596.24 7/31/2023 12954800 KIM, STEVE KIM, STEVE 2350 WINCHESTER BLVD CAMPBELL, CA 95008 1925 MARCONI WAY 022-241-020-000 1 $882.08 ($416.10) $465.98 $465.98 $85.00 $550.98 7/31/2023 13060100 LEBOVITZ, BENJAMIN LEBOVITZ, BENJAMIN 3661 REGINA RD SOUTH LAKE TAHOE, CA 96150 3661 REGINA RD 030-352-033-000 1 $505.75 ($364.51) $141.24 $141.24 $85.00 $226.24 2148
Cuttoff Date Acct# Service Name Bilto Name Billto Address Billto City State Postal Service Address Apn# Qty Past Due Exclusion Period Lien Amount Payments Deliquent Amount Admin Fee Total Due In 7/31/2023 11097525 LEONARD, CHARLES LEONARD, CHARLES 741 TAHOE ISLAND DR SO LAKE TAHOE, CA 96150 741 TAHOE ISLAND DR 023-642-002-000 1 $1,367.03 ($468.52) $898.51 $898.51 $85.00 $983.51 7/31/2023 10002251 LUDCKE,N LUDCKE,N 79 GRANDVIEW AVE SAN FRANCISCO, CA 94114 879 MERCED AVE 026-036-008-000 1 $922.34 ($351.18) $571.16 $571.16 $85.00 $656.16 7/31/2023 10130613 MA,ALVIN K MA,ALVIN K 5056 WICKS LN CASTRO VALLEY, CA 94546 941 MODESTO AVE 026-112-015-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 7/31/2023 10113549 MALTASE, STEVE MALTASE, STEVE PO BOX 10503 ZEPHYR COVE, NV 89448 1087 O'MALLEY DR 031-092-008-000 5 $1,911.52 ($1,211.44) $700.08 $700.08 $85.00 $785.08 7/31/2023 12213700 MASUEN, JOE MASUEN, JOE 8520 COKER ROAD SALINAS, CA 93907 3721 PIONEER TRAIL 027-145-014-000 2 $1,573.63 ($810.80) $762.83 $762.83 $85.00 $847.83 7/31/2023 12507300 MC CARTHY, RYAN NICHOLAS MC CARTHY, RYAN NICHOLAS 57562 BAY VIEW RIDGE ROAD WARREN, OR 97053 1881 AGATE ST 023-512-015-000 1 $614.09 ($388.19) $225.90 $225.90 $85.00 $310.90 7/31/2023 10095117 MEERLY, JAMES MEERLY, JAMES 406 CHERYL ST STAGECOACH, NV 89429 900 SOUTH SHORE DR 023-772-037-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 13015000 MEKRAKSEREE, CHIRAWAT MEKRAKSEREE, CHIRAWAT 904 PATRICIA LANE SO LAKE TAHOE, CA 96150 1026 MOSS RD 029-352-013-000 1 $922.34 ($351.18) $571.16 $571.16 $85.00 $656.16 7/31/2023 13410300 MESERVA, JOHN J MESERVA, JOHN J PO BOX 11052 ZEPHYR COVE, NV 89448 955 CREEKWOOD DR 031-341-003-000 1 $594.53 ($351.18) $243.35 $243.35 $85.00 $328.35 7/31/2023 11206193 MINAR, SCOTT MINAR, SCOTT 1630 REIDNER LANE CENTURIA, WI 54824 2481 ROSE AVE 031-185-010-000 1 $751.62 ($401.19) $350.43 $350.43 $85.00 $435.43 7/31/2023 11010254 MITCHOFF, JACOB MITCHOFF, JACOB 3725 SUDBURY RD CAMERON PARK, CA 95682 3680 SPRUCE AVE 027-161-020-000 3 $2,984.05 ($1,088.54) $1,895.51 $1,895.51 $85.00 $1,980.51 7/31/2023 11010527 MITCHOFF, JACOB MITCHOFF, JACOB 3725 SADBURY RD CAMERON PARK, CA 95682 3673 SPRUCE AVE 027-155-027-000 4 $4,364.28 ($1,759.50) $2,604.78 $2,604.78 $85.00 $2,689.78 7/31/2023 13363800 MOUZOON, BEHNAM MOUZOON, BEHNAM 696 MODESTO AVE. #B SOUTH LAKE TAHOE, CA 96150 696 MODESTO AVE 026-094-013-000 2 $1,230.91 ($772.33) $458.58 $458.58 $85.00 $543.58 7/31/2023 10047139 MULLINAX, DICK MULLINAX, DICK 2455 W. CAPITAL AVE APT 273 W SACRAENTO, CA 95691 1046 MARJORIE ST 031-093-013-000 1 $881.60 ($416.03) $465.57 $465.57 $85.00 $550.57 7/31/2023 10025550 MURPHY, COLLIN MURPHY, COLLIN 947 GOLD TIP AVE SOUTH LAKE TAHOE, CA 96150 947 GOLD TIP AVE 026-243-015-000 1 $614.09 ($388.19) $225.90 $225.90 $85.00 $310.90 7/31/2023 10019437 MURRAY,EDWARD A MURRAY,EDWARD A 351 DUPERU DR CROCKETT, CA 94525 867 SAN FRANCISCO AVE 026-079-006-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 10022772 MUSTARD, MICHAEL MUSTARD, MICHAEL 1660 DREW CIR DAVIS, CA 956166359 3572 SHIRLEY AVE 027-114-020-000 1 $775.73 ($408.49) $367.24 $367.24 $85.00 $452.24 7/31/2023 10023000 MUSTARD, MICHAEL MUSTARD, MICHAEL 1660 DREW CIR DAVIS, CA 95618 3568 SHIRLEY AVE 027-114-019-000 1 $775.73 ($408.49) $367.24 $367.24 $85.00 $452.24 7/31/2023 10118796 NAND,EVELYN & SUKHANDRA NAND,EVELYN & SUKHANDRA P O BOX 1086 NEWARK, CA 94560 2237 WYOMING AVE 023-911-001-000 1 $500.62 ($351.18) $149.44 $149.44 $85.00 $234.44 7/31/2023 10069639 OLIVER,PETER & KAREN OLIVER,PETER & KAREN 1200 JOBS PEAK DR SO LAKE TAHOE, CA 96150 1200 JOBS PEAK DR 025-375-010-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 10099163 OUELLETTE, JOSEPH OUELLETTE, JOSEPH P O BOX 7332 SO LAKE TAHOE, CA 96158 960 GLORENE AVE 023-351-004-000 1 $546.27 ($351.18) $195.09 $195.09 $85.00 $280.09 8/31/2023 12303500 PAPE, SANDRA PAPE, SANDRA 3000 SACRAMENTO AVE SOUTH LAKE TAHOE, CA 96150 3000 SACRAMENTO AVE 026-133-015-000 1 $709.39 ($392.66) $316.73 $584.11 ($267.38) $85.00 ($182.38) 8/31/2023 12456400 PENNY, KYLE PENNY, KYLE 2795 GREEN ST APT 5 SAN FRANCISCO, CA 94123 1080 SONORA AVE 027-131-019-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 8/31/2023 10016837 PERRYMAN,RUDOLPH PERRYMAN,RUDOLPH 791 REEF POINT CT RODEO, CA 94572 901 SAGEWOOD DR 031-313-003-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 12840300 PETRAGALLO, MICHAEL PETRAGALLO, MICHAEL 2191 VENICE DRIVE SOUTH LAKE TAHOE, CA 96150 2191 VENICE DR 022-031-012-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10005371 PIERCE, CAROL A PIERCE, CAROL A 1141 CHARLES AVE SO LAKE TAHOE, CA 96150 1141 CHARLES AVE 031-173-005-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10015628 POLETTI, SHARON POLETTI, SHARON PO BOX 2515 SOUTH LAKE TAHOE, CA 96158 881 LOS ANGELES AVE 026-106-26-100 1 $839.72 ($406.63) $433.09 $433.09 $85.00 $518.09 8/31/2023 10037508 PRESTELLA JR,ALTON & JEANNE PRESTELLA JR,ALTON & JEANNE 2954 OAKLAND AVE SO LAKE TAHOE, CA 96150 2954 OAKLAND AVE 026-139-033-000 1 $820.17 ($397.31) $422.86 $120.17 $302.69 $85.00 $387.69 8/31/2023 13483900 RAMAHA, DINA RAMAHA, DINA 779 PATRICIA LN SOUTH LAKE TAHOE, CA 96150 779 PATRICIA LN 023-561-002-000 1 $741.07 ($390.89) $350.18 $350.18 $85.00 $435.18 8/31/2023 11028722 RANCK, TRACEY RANCK, TRACEY 168 GRACE ST AUBURN, CA 95603 753 GARDNER ST 023-625-016-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10050229 RIGGS,ESTHER AND GARY RIGGS,ESTHER AND GARY 2328 BLITZEN RD SO LAKE TAHOE, CA 96150 2158 VENICE DR 022-032-021-000 1 $649.12 ($385.58) $263.54 $263.54 $85.00 $348.54 8/31/2023 12509500 RIVERA, ROBERT & KIMBERLEY RIVERA, ROBERT & KIMBERLEY 1422 ALMOND CREST AVE ATWATER, CA 95301 973 BIGLER AVE 026-261-009-000 1 $968.87 ($420.30) $548.57 $548.57 $85.00 $633.57 8/31/2023 10131393 ROBERTSON, KEVIN & TUYETMAI ROBERTSON, KEVIN & TUYETMAI 2232 OWL MEADOW ST FOLSOM, CA 95630 3735 RUBY WAY 028-121-010-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 10026158 ROFF, TIMBER ROFF, TIMBER P O BOX 19924 SO LAKE TAHOE, CA 96151 1034 HAM LN 027-101-022-000 1 $905.87 ($351.18) $554.69 $554.69 $85.00 $639.69 8/31/2023 10029955 ROFF, TIMBER ROFF, TIMBER PO BOX 19924 SO LAKE TAHOE, CA 96151 3495 RALPH DR 025-551-005-000 1 $905.78 ($351.18) $554.60 $554.60 $85.00 $639.60 8/31/2023 10001057 SADARAM, ESWAR SADARAM, ESWAR 2314 MIRTH ST SAN JOSE, CA 95122 1223-1 BONANZA AVE 032-371-001-000 1 $905.87 ($351.18) $554.69 $554.69 $85.00 $639.69 8/31/2023 11068995 SAFFARIAN, JALAL SAFFARIAN, JALAL 15855 JACKSON OAKS DR MORGAN HILLS, CA 95037 699 ELOISE AVE 023-271-019-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 8/31/2023 11103243 SAHA, PRONAY SAHA, PRONAY 46 LAPIDGE ST SAN FRANCISCO, CA 94110 2657 KNOX AVE 031-161-016-000 4 $3,387.10 ($1,404.72) $1,982.38 $1,982.38 $85.00 $2,067.38 8/31/2023 10061034 SCHOTT,GENE SCHOTT,GENE 11550 CENTER AVE GILROY, CA 95020 1262 DEDI AVE 032-282-037-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 12133700 SEARCY, HEATHER SEARCY, HEATHER 1840 SHADY LN SOUTH LAKE TAHOE, CA 96150 1840 SHADY LN 023-621-009-000 1 $737.48 ($390.65) $346.83 $346.83 $85.00 $431.83 8/31/2023 11222897 SEDANO, MICHAEL SEDANO, MICHAEL 2952 OAKLAND AVE SO LAKE TAHOE, CA 96150 2952 OAKLAND AVE 026-139-034-000 1 $860.56 ($351.18) $509.38 $509.38 $85.00 $594.38 8/31/2023 13531900 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1029 RENO AVE 031-082-016-000 3 $1,439.85 ($1,101.00) $338.85 $338.85 $85.00 $423.85 8/31/2023 13532000 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1031 RENO AVE 031-082-017-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 13532100 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1035 RENO AVE 031-087-018-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 13566300 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1126 BOWERS AVE 027-205-005-000 3 $2,440.11 ($1,188.24) $1,251.87 $1,251.87 $85.00 $1,336.87 8/31/2023 10102148 SHEEHAN, DENNIS E & KELLY SHEEHAN, DENNIS E & KELLY PO BOX 18177 SO LAKE TAHOE, CA 96151 728 TALLAC AVE 026-067-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10087858 SIMMONDS, JOHN E SIMMONDS, JOHN E 3747 ASPEN AVE, #B SOUTH LAKE TAHOE, CA 96150 3747 ASPEN AVE 027-134-017-000 2 $1,584.85 ($702.36) $882.49 $882.49 $85.00 $967.49 8/31/2023 12997900 SOLIS, JEROME SOLIS, JEROME 1613 ROGER STREET MILPITAS, CA 95035 3344-3 SANDY WAY 027-652-03-100 1 $1,012.60 ($417.39) $595.21 $595.21 $85.00 $680.21 8/31/2023 10051578 SOLWICK,JEFFREY A SOLWICK,JEFFREY A 2535 FOUNTAIN AVE SO LAKE TAHOE, CA 96150 2535 FOUNTAIN AVE 031-214-015-000 1 $1,340.21 ($398.64) $941.57 $941.57 $85.00 $1,026.57 8/31/2023 10090468 TAKEYAMA,SUE TAKEYAMA,SUE 1405 PREMIER CT. LAS VEGAS, NV 89117 1947 VENICE DR 022-341-006-000 1 $792.44 ($351.18) $441.26 $441.26 $85.00 $526.26 8/31/2023 10009127 TOYAMO,GARY K TOYAMO,GARY K P O BOX 8109 SO LAKE TAHOE, CA 96158 2897 SPRINGWOOD DR 031-331-021-000 1 $786.71 ($400.64) $386.07 $200.00 $186.07 $85.00 $271.07 8/31/2023 12395700 TRUONG, TIFFANY TRUONG, TIFFANY 1449 DAKOTA AVE SAN MATEO, CA 94401 1089 BOWERS AVE 027-124-007-000 1 $860.56 ($351.18) $509.38 $509.38 $85.00 $594.38 8/31/2023 12907900 VARGAS, JOHN VARGAS, JOHN 2075 ENCIMA DR CONCORD, CA 94519 3601 VANDA LEE WAY 027-204-007-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 8/31/2023 13404000 VITORELO, ANTHONY J. VITORELO, ANTHONY J. 2618 ALMA AVE SO LAKE TAHOE, CA 96150 2618 ALMA AVE 031-196-003-000 1 $1,084.29 ($425.31) $658.98 $658.98 $85.00 $743.98 8/31/2023 13347000 WALLACE, II, JON WALLACE, II, JON 1197 JULIE LN SOUTH LAKE TAHOE, CA 96150 1197 JULIE LN 032-281-006-000 1 $770.00 ($397.43) $372.57 $372.57 $85.00 $457.57 8/31/2023 12390900 WEDGE, JEFFREY WEDGE, JEFFREY 2699 KNOX AVE SOUTH LAKE TAHOE, CA 96150 2699 KNOX AVE 031-162-017-000 1 $859.87 ($400.58) $459.29 $459.29 $85.00 $544.29 8/31/2023 13231700 WHITING, CHARLENE WHITING, CHARLENE 1620 BONITA COURT EL DORADO HILLS, CA 95762 765 MODESTO AVE 026-093-016-000 1 $608.51 ($380.92) $227.59 $227.59 $85.00 $312.59 8/31/2023 10095761 ZARAGOZA JR,MANUEL V ZARAGOZA JR,MANUEL V 9450 MIRA MESA BLVD SAN DIEGO, CA 92126 1022 ECHO RD 029-351-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 118 $123,297.26 ($54,796.78) $68,500.48 $67,206.20 $9,945.00 $77,236.20 2149
Resolution 2024-015 May 16, 2024 Page 1 of 2
Resolution 2024-015
Adopted by the City of South Lake Tahoe
Planning Commission
May 16, 2024
RECOMMENDING THE CITY COUNCIL CONFIRM THE SOUTH TAHOE
REFUSE FINAL DELINQUENT FEES REPORT
BACKGROUND
A. South Lake Tahoe City Code section 4.150.300 specifies the liability for residential and commercial property owners and/or occupants to pay for refuse service made available to the premise, irrespective of the actual use or the refuse collection service.
B. South Lake Tahoe City Code section 4.150.370 makes delinquent refuse fees civil debts owed to the City and subject to collection.
C. Government Code section 25831 authorizes the collection of delinquent solid waste (refuse) fees by the County, and Government Code section 38790.1 states, “any city collecting garbage fees or charges may collect delinquent fees or charges in the manner provided in Section 25831 for counties.” D. Pursuant to South Lake Tahoe City Code section 4.150.370, South Tahoe Refuse has prepared a Final Delinquent Fees Report of unpaid fees for 180 days or more.
E. South Tahoe Refuse, on April 8, 2024, mailed certified letters to individuals on the report notifying them of the lien process, and informing them of the public hearings to consider objections and protests.
F. On April 12, 2024, a public notice was published in the Tahoe Daily Tribune providing notice that the Planning Commission would consider the delinquent fees report at their regular scheduled meeting on May 16, 2024.
G. The Planning Commission held a duly noticed public hearing to hear objections or protests from landowners liable for delinquent fees. 2150
Resolution 2024-015 May 16, 2024 Page 2 of 2
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the Planning Commission of the City of South Lake Tahoe:
1. Recommends that the City Council of the City of South Lake Tahoe confirm the Final Delinquent Fees Report (Exhibit 1) and direct the Finance Department to send a Certified Copy of the Report to the El Dorado County Auditor-Controller to add the delinquent amounts to the county property tax rolls for collection.
Adopted by the City of South Lake Tahoe Planning Commission on May 16, 2024 by the following vote:
Yes: Wieczorek, Feiger, Howard, Lucksinger, Realo
____________________________ Date:_________
Natalia Wieczorek, Chair
Attest:
____________________________
Susan Blankenship, City Clerk
The presence of an electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe Planning Commission.
Susan Blankenship (May 24, 2024 10:41 PDT) Natalia Wieczorek (May 24, 2024 14:22 PDT) May 24, 2024
2151
Cuttoff Date Acct# Service Name Bilto Name Billto Address Billto City State Postal Service Address Apn# Qty Past Due Exclusion Period Lien Amount Payments Deliquent Amount Admin Fee Total Due In Average
Per Unit
9/30/2023 13415900 200 ASSOCIATES LLC 200 ASSOCIATES LLC 1427 KENTFIELD AVE REDWOOD CITY, CA 94061 3928 LARCH AVE 029-415-024-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 13345800 ALMAGUER, JOSE ALMAGUER, JOSE 939 LINDA AVE - UNIT #1 SOUTH LAKE TAHOE, CA 96150 939 LINDA AVE 023-682-019-000 2 $1,515.08 ($566.40) $948.68 $948.68 $85.00 $1,033.68 9/30/2023 13543800 AMAYA, NICOLAS AMAYA, NICOLAS 4156 TORREY PINE WAY LIVERMORE, CA 94551 1206 BONANZA AVE 032-152-014-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10061492 AMSDEN,ROLAND H AMSDEN,ROLAND H 2645 ARMSTRONG AVE SO LAKE TAHOE, CA 96150 2645 ARMSTRONG AVE 031-133-009-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 12334600 ANT PROPERTIES INC ANT PROPERTIES INC 2880 SUNRISE BLVD RANCHO CORDOVA, CA 95742 3330 CAPE HORN RD 027-231-034-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 12169800 ARMLIN, CHARLOTTE ARMLIN, CHARLOTTE 2758 BENT TREE COURT FAIRFIELD, CA 94534 1127 CRAIG AVE 027-232-023-000 2 $924.67 ($515.72) $408.95 $408.95 $85.00 $493.95 9/30/2023 13439600 ARNETT, SAVANNA ARNETT, SAVANNA 1231 TATA LN SO LAKE TAHOE, CA 96150 1231 TATA LN 032-251-016-000 1 $769.57 ($249.85) $519.72 $519.72 $85.00 $604.72 9/30/2023 12777100 ARTHURS, PATRICK ARTHURS, PATRICK 715 ELOISE AVE SOUTH LAKE TAHOE, CA 96150 715 ELOISE AVE 023-271-026-000 2 $1,527.44 ($567.72) $959.72 $959.72 $85.00 $1,044.72 9/30/2023 10096474 BALLARD, MICHAEL BALLARD, MICHAEL PO BOX 19992 SO LAKE TAHOE, CA 96151 3812 MARKOFER WAY 028-042-017-000 2 $1,386.30 ($493.25) $893.05 $893.05 $85.00 $978.05 9/30/2023 11004183 BARNETT, SUSI BARNETT, SUSI PO BOX 13331 SO LAKE TAHOE, CA 96151 1118 CARSON AVE 031-154-001-000 1 $434.04 ($153.24) $280.80 $280.80 $85.00 $365.80 9/30/2023 12231500 BAUMFLEK, DIANE BAUMFLEK, DIANE 1176 MARGARET AVE SOUTH LAKE TAHOE, CA 96150 1176 MARGARET AVE 032-277-024-000 1 $857.61 ($296.38) $561.23 $561.23 $85.00 $646.23 9/30/2023 12300200 BEBOUT, ALEXANDER BEBOUT, ALEXANDER 1120 CRAIG AVE SOUTH LAKE TAHOE, CA 96150 1120 CRAIG AVE 027-231-002-000 1 $778.87 ($287.77) $491.10 $491.10 $85.00 $576.10 9/30/2023 10040460 BENAROYA,AL BENAROYA,AL 1103 MAGGIE LANE WALNUT CREEK, CA 94597 2304 UTAH AVE 023-743-018-000 1 $460.78 ($265.91) $194.87 $194.87 $85.00 $279.87 9/30/2023 10062421 BLAYLOCK,EDWIN L BLAYLOCK,EDWIN L 148 MCKINNEY AVE PACIFICA, CA 94044 806 TAHOE KEYS BLVD 023-912-006-000 1 $762.53 ($249.27) $513.26 $513.26 $85.00 $598.26 9/30/2023 11052851 BLUSH, MARGARET E BLUSH, MARGARET E 853 TAYLOR WAY SO LAKE TAHOE, CA 96150 853 TAYLOR WAY 023-633-009-000 1 $753.12 ($249.29) $503.83 $503.83 $85.00 $588.83 9/30/2023 13528800 BOOKER, RACHEL DEANN BOOKER, RACHEL DEANN 27 SUNSET DR KENSINGTON, CA 94707 3702 VERDON LN 030-352-008-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 13072500 BORING, DANIEL BORING, DANIEL 738 MICHAEL DR SOUTH LAKE TAHOE, CA 96150 738 MICHAEL DR 023-751-013-000 1 $548.45 ($266.00) $282.45 $282.45 $85.00 $367.45 9/30/2023 13400900 BRICENO, JULIO BRICENO, JULIO 221 MOUNTAIN VIEW AVE SANTA CRUZ, CA 95062 3314 CAPE HORN RD 027-231-014-000 1 $823.59 ($293.61) $529.98 $529.98 $85.00 $614.98 9/30/2023 10008877 BRICKER,CHARLES BRICKER,CHARLES PO BOX 7272 SO LAKE TAHOE, CA 96158 2198 MONTEREY DR 022-051-002-000 1 $738.71 ($248.78) $489.93 $489.93 $85.00 $574.93 9/30/2023 10091065 BROWER, JANIS BROWER, JANIS PO BOX 19965 SO LAKE TAHOE, CA 96151 3577 BILL AVE 027-112-008-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10030228 BROWN, NICHOLAS BROWN, NICHOLAS PO BOX 9011 SO LAKE TAHOE, CA 96158 2182 VENICE DR 022-032-016-000 1 $502.74 ($243.80) $258.94 $258.94 $85.00 $343.94 9/30/2023 10003786 BUSCH, AMY BUSCH, AMY, DUNLAP, JOHN 5311 VIRGINIA WAY SACRAMENTO, CA 95822 2363 WASHINGTON AVE 023-700-019-510 4 $4,239.38 ($1,199.55) $3,039.83 $3,039.83 $85.00 $3,124.83 9/30/2023 10031348 BYDAND UNLTD TRUST BYDAND UNLTD TRUST 5608 MEMORY WAY FAIR OAKS, CA 95628 1023 JOHNSON BLVD 027-180-017-000 5 $3,820.55 ($1,238.35) $2,582.20 $2,582.20 $85.00 $2,667.20 9/30/2023 10021571 CASTRUITA,DARREL & LESLEY CASTRUITA,DARREL & LESLEY 2214 TEXAS AVE SO LAKE TAHOE, CA 96150 2214 TEXAS AVE 022-132-010-000 1 $659.57 ($288.30) $371.27 $140.00 $231.27 $85.00 $316.27 9/30/2023 10061514 CHADWICK, JOHN CHADWICK, JOHN 512 W 8TH ST ANTIOCH, CA 94509 1169 CARSON AVE 031-201-020-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 11023244 DOMNIE, SCOTT & ROBIN DOMNIE, SCOTT & ROBIN 3419 BRUCE DR SO LAKE TAHOE, CA 96150 3419 BRUCE DR 025-393-023-000 1 $693.14 ($246.61) $446.53 $446.53 $85.00 $531.53 9/30/2023 10110450 DRAKE, ELIZABETH DRAKE, ELIZABETH 1860 D ST SOUTH LAKE TAHOE, CA 96150 1860 D ST 032-281-002-000 1 $817.44 ($248.73) $568.71 $568.71 $85.00 $653.71 9/30/2023 11065234 DUFF, RYAN DUFF, RYAN 2681 ALMA AVE SO LAKE TAHOE, CA 96150 2681 ALMA AVE 031-204-005-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 13581400 DUMANTAY, ERWIN DUMANTAY, ERWIN 3280 COLDWATER DR SAN JOSE, CA 95148 880 ALAMEDA AVE 026-076-009-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10085022 DURAN,DANIEL DURAN,DANIEL 652 CLEMENT ST SO LAKE TAHOE, CA 96150 652 CLEMENT ST 023-492-003-000 2 $1,386.29 ($493.25) $893.04 $893.04 $85.00 $978.04 9/30/2023 13046300 ELEVATED EQUITIES, LLC ELEVATED EQUITIES, LLC 1317 KYBURZ AVE SO LAKE TAHOE, CA 96150 1317 KYBURZ AVE 032-211-003-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 11078602 EYESTONE, JAMES DALE EYESTONE, JAMES DALE 2718 SILVERADO DR PINOLE, CA 94564 821 ANITA DR 023-653-015-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 12614900 FAURIA, CRAIG FAURIA, CRAIG 2186 JAMES AVE SOUTH LAKE TAHOE, CA 96150 2186 JAMES AVE 023-211-015-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10001147 FITZSIMMONS, SEAMUS FITZSIMMONS, SEAMUS 120 PINEHURST WAY SAN FRANCISCO, CA 94127 3340 PIONEER TRAIL 025-670-006-000 1 $1,059.40 ($302.77) $756.63 $756.63 $85.00 $841.63 9/30/2023 11223035 FONG, CRIEGHTON FONG, CRIEGHTON 2112 10TH ST OAKLAND, CA 946062618 2295 HELEN AVE 031-043-007-000 2 $1,269.52 ($544.58) $724.94 $724.94 $85.00 $809.94 9/30/2023 12596000 FORMANEK, MICHEAL FORMANEK, MICHEAL 5327 E MITCHELL DR PHOENIX, AZ 85018 3683 FOREST AVE 027-075-016-000 2 $1,434.98 ($493.97) $941.01 $941.01 $85.00 $1,026.01 9/30/2023 12955700 FOSKETT, NAKIA FOSKETT, NAKIA 1225 BEECHER AVE SOUTH LAKE TAHOE, CA 96150 1225 BEECHER AVE 031-277-007-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 12944900 FUERTE, JESSIE-MARIE FUERTE, JESSIE-MARIE 3381 PINE HILL RD SOUTH LAKE TAHOE, CA 96150 3381 PINE HILL RD 028-311-026-000 1 $489.85 ($262.26) $227.59 $227.59 $85.00 $312.59 9/30/2023 10038512 FURIA,MICHELE FURIA,MICHELE P O BOX 16462 SO LAKE TAHOE, CA 96151 3533 BLACKWOOD RD 027-356-002-000 1 $519.99 ($281.24) $238.75 $238.75 $85.00 $323.75 9/30/2023 10086282 GARIBALDI, ARTHUR A GARIBALDI, ARTHUR A PO BOX 7224 SOUTH LAKE TAHOE, CA 96158 965 TATA LN 023-481-013-000 1 $693.13 ($246.61) $446.52 $446.52 $85.00 $531.52 9/30/2023 10022756 GATTO, KRIS GATTO, KRIS 2320 N ST UNIT 2 SACRAMENTO, CA 95816 761 SONOMA AVE 026-124-016-000 1 $753.12 ($249.29) $503.83 $503.83 $85.00 $588.83 9/30/2023 13401200 GONZALEZ, TERESA GONZALEZ, TERESA 233 FREDERICK DR NAPA, CA 94559 3609 PIONEER TRAIL 027-163-013-000 1 $794.09 ($249.92) $544.17 $544.17 $85.00 $629.17 9/30/2023 13278100 GOODRIDGE, RYAN GOODRIDGE, RYAN 2106 MASON ST SAN FRANCISCO, CA 94133 3788 MARKOFER WAY 028-042-022-000 5 $1,162.23 ($980.21) $182.02 $182.02 $85.00 $267.02 9/30/2023 12559100 GORE, RANDY & ELIZABETH GORE, RANDY & ELIZABETH 2454 FOUNTAIN AVE SOUTH LAKE TAHOE, CA 96150 2454 FOUNTAIN AVE 031-275-005-000 1 $728.16 ($238.23) $489.93 $489.93 $85.00 $574.93 9/30/2023 13231200 GRANATA, ARCHIE GRANATA, ARCHIE 1720 SOUTH ARLINGTON AVE RENO, NV 89509 3716 SPRUCE AVE 027-162-011-000 1 $622.04 ($269.67) $352.37 $352.37 $85.00 $437.37 9/30/2023 10117692 GREEAR, AIMEE JEAN MARIE GREEAR, AIMEE JEAN MARIE 858 PATRICIA LN SOUTH LAKE TAHOE, CA 96150 858 PATRICIA LN 023-573-009-000 1 $517.22 ($238.23) $278.99 $278.99 $85.00 $363.99 9/30/2023 12468100 GREGO,GLEN GREGO,GLEN 1019 MORRO STREET SAN LUIS OBISPO, CA 93401 4089 PINE BLVD 029-610-026-000 5 $1,312.16 ($981.36) $330.80 $330.80 $85.00 $415.80 9/30/2023 10050334 GUNN,RICHARD M GUNN,RICHARD M 811 PALOMA AVE SO LAKE TAHOE, CA 96150 811 PALOMA AVE 026-137-012-000 1 $1,189.75 ($238.23) $951.52 $951.52 $85.00 $1,036.52 7/31/2023 10117838 HAGOOD,ASHLEY HAGOOD,ASHLEY 5857 JUNIPERO AVE CARMEL, CA 93923 1224 BEECHER AVE 031-272-003-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 12864600 HAMMOND, CHRISTOPHER HAMMOND, CHRISTOPHER 1111 FAIRWAY AVE SOUTH LAKE TAHOE, CA 96150 1111 FAIRWAY AVE 027-341-008-000 1 $745.73 ($400.62) $345.11 $345.11 $85.00 $430.11 7/31/2023 10057398 HANRAHAN,DIANE HANRAHAN,DIANE 2081 FOREST GLEN CT OAKDALE, CA 95361 2503 PONDEROSA ST 031-284-016-000 2 $1,821.67 ($841.77) $979.90 $979.90 $85.00 $1,064.90 7/31/2023 13128800 HEAVENLY SIERRA LODGE HEAVENLY SIERRA LODGE 3079 HARRISON AVE #11 SOUTH LAKE TAHOE, CA 96150 3588 MACKEDIE WAY 025-032-008-000 5 $4,334.33 ($1,755.90) $2,578.43 $2,578.43 $85.00 $2,663.43 7/31/2023 11121436 HELMY, CHRISTOPHER P HELMY, CHRISTOPHER P 886 S. LOS ROBLES AVE PASADENA, CA 91106 2602 WILLIAM AVE 031-122-003-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 7/31/2023 12406200 HEMENES,ANTHONY HEMENES,ANTHONY 2225 WASHINGTON AVE SOUTH LAKE TAHOE, CA 96150 2225 WASHINGTON AVE 023-686-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 10073210 HOLOBAUGH,KURT W HOLOBAUGH,KURT W 113 KENNAR WAY FOLSOM, CA 95630 2288 WASHINGTON AVE 023-903-013-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 12802100 HRABE, SUSAN HRABE, SUSAN 1045 CARSON AVE SOUTH LAKE TAHOE, CA 96150 1045 CARSON AVE 031-085-008-000 1 $745.73 ($400.62) $345.11 $250.00 $95.11 $85.00 $180.11 7/31/2023 13407000 JONES, CHARLENE JONES, CHARLENE 1241 BEECHER AVE SOUTH LAKE TAHOE, CA 96150 1241 BEECHER AVE 031-276-007-000 1 $745.73 ($400.62) $345.11 $345.11 $85.00 $430.11 7/31/2023 11259331 KENISON,NANCY KENISON,NANCY HOLLY KEISER NAPA, CA 94559 717 SAN FRANCISCO AVE 026-067-016-000 1 $862.42 ($351.18) $511.24 $511.24 $85.00 $596.24 7/31/2023 12954800 KIM, STEVE KIM, STEVE 2350 WINCHESTER BLVD CAMPBELL, CA 95008 1925 MARCONI WAY 022-241-020-000 1 $882.08 ($416.10) $465.98 $465.98 $85.00 $550.98 7/31/2023 13060100 LEBOVITZ, BENJAMIN LEBOVITZ, BENJAMIN 3661 REGINA RD SOUTH LAKE TAHOE, CA 96150 3661 REGINA RD 030-352-033-000 1 $505.75 ($364.51) $141.24 $141.24 $85.00 $226.24 2152
Cuttoff Date Acct# Service Name Bilto Name Billto Address Billto City State Postal Service Address Apn# Qty Past Due Exclusion Period Lien Amount Payments Deliquent Amount Admin Fee Total Due In Average
Per Unit
7/31/2023 11097525 LEONARD, CHARLES LEONARD, CHARLES 741 TAHOE ISLAND DR SO LAKE TAHOE, CA 96150 741 TAHOE ISLAND DR 023-642-002-000 1 $1,367.03 ($468.52) $898.51 $898.51 $85.00 $983.51 7/31/2023 10002251 LUDCKE,N LUDCKE,N 79 GRANDVIEW AVE SAN FRANCISCO, CA 94114 879 MERCED AVE 026-036-008-000 1 $922.34 ($351.18) $571.16 $571.16 $85.00 $656.16 7/31/2023 10130613 MA,ALVIN K MA,ALVIN K 5056 WICKS LN CASTRO VALLEY, CA 94546 941 MODESTO AVE 026-112-015-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 7/31/2023 10113549 MALTASE, STEVE MALTASE, STEVE PO BOX 10503 ZEPHYR COVE, NV 89448 1087 O'MALLEY DR 031-092-008-000 5 $1,911.52 ($1,211.44) $700.08 $700.08 $85.00 $785.08 7/31/2023 12213700 MASUEN, JOE MASUEN, JOE 8520 COKER ROAD SALINAS, CA 93907 3721 PIONEER TRAIL 027-145-014-000 2 $1,573.63 ($810.80) $762.83 $762.83 $85.00 $847.83 7/31/2023 12507300 MC CARTHY, RYAN NICHOLAS MC CARTHY, RYAN NICHOLAS 57562 BAY VIEW RIDGE ROAD WARREN, OR 97053 1881 AGATE ST 023-512-015-000 1 $614.09 ($388.19) $225.90 $225.90 $85.00 $310.90 7/31/2023 10095117 MEERLY, JAMES MEERLY, JAMES 406 CHERYL ST STAGECOACH, NV 89429 900 SOUTH SHORE DR 023-772-037-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 7/31/2023 13015000 MEKRAKSEREE, CHIRAWAT MEKRAKSEREE, CHIRAWAT 904 PATRICIA LANE SO LAKE TAHOE, CA 96150 1026 MOSS RD 029-352-013-000 1 $922.34 ($351.18) $571.16 $571.16 $85.00 $656.16 7/31/2023 13410300 MESERVA, JOHN J MESERVA, JOHN J PO BOX 11052 ZEPHYR COVE, NV 89448 955 CREEKWOOD DR 031-341-003-000 1 $594.53 ($351.18) $243.35 $243.35 $85.00 $328.35 7/31/2023 11206193 MINAR, SCOTT MINAR, SCOTT 1630 REIDNER LANE CENTURIA, WI 54824 2481 ROSE AVE 031-185-010-000 1 $751.62 ($401.19) $350.43 $350.43 $85.00 $435.43 7/31/2023 11010254 MITCHOFF, JACOB MITCHOFF, JACOB 3725 SUDBURY RD CAMERON PARK, CA 95682 3680 SPRUCE AVE 027-161-020-000 3 $2,984.05 ($1,088.54) $1,895.51 $1,895.51 $85.00 $1,980.51 7/31/2023 11010527 MITCHOFF, JACOB MITCHOFF, JACOB 3725 SADBURY RD CAMERON PARK, CA 95682 3673 SPRUCE AVE 027-155-027-000 4 $4,364.28 ($1,759.50) $2,604.78 $2,604.78 $85.00 $2,689.78 7/31/2023 13363800 MOUZOON, BEHNAM MOUZOON, BEHNAM 696 MODESTO AVE. #B SOUTH LAKE TAHOE, CA 96150 696 MODESTO AVE 026-094-013-000 2 $1,230.91 ($772.33) $458.58 $458.58 $85.00 $543.58 7/31/2023 10047139 MULLINAX, DICK MULLINAX, DICK 2455 W. CAPITAL AVE APT 273 W SACRAENTO, CA 95691 1046 MARJORIE ST 031-093-013-000 1 $881.60 ($416.03) $465.57 $465.57 $85.00 $550.57 7/31/2023 10025550 MURPHY, COLLIN MURPHY, COLLIN 947 GOLD TIP AVE SOUTH LAKE TAHOE, CA 96150 947 GOLD TIP AVE 026-243-015-000 1 $614.09 ($388.19) $225.90 $225.90 $85.00 $310.90 7/31/2023 10019437 MURRAY,EDWARD A MURRAY,EDWARD A 351 DUPERU DR CROCKETT, CA 94525 867 SAN FRANCISCO AVE 026-079-006-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 10022772 MUSTARD, MICHAEL MUSTARD, MICHAEL 1660 DREW CIR DAVIS, CA 956166359 3572 SHIRLEY AVE 027-114-020-000 1 $775.73 ($408.49) $367.24 $367.24 $85.00 $452.24 7/31/2023 10023000 MUSTARD, MICHAEL MUSTARD, MICHAEL 1660 DREW CIR DAVIS, CA 95618 3568 SHIRLEY AVE 027-114-019-000 1 $775.73 ($408.49) $367.24 $367.24 $85.00 $452.24 7/31/2023 10118796 NAND,EVELYN & SUKHANDRA NAND,EVELYN & SUKHANDRA P O BOX 1086 NEWARK, CA 94560 2237 WYOMING AVE 023-911-001-000 1 $500.62 ($351.18) $149.44 $149.44 $85.00 $234.44 7/31/2023 10069639 OLIVER,PETER & KAREN OLIVER,PETER & KAREN 1200 JOBS PEAK DR SO LAKE TAHOE, CA 96150 1200 JOBS PEAK DR 025-375-010-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 7/31/2023 10099163 OUELLETTE, JOSEPH OUELLETTE, JOSEPH P O BOX 7332 SO LAKE TAHOE, CA 96158 960 GLORENE AVE 023-351-004-000 1 $546.27 ($351.18) $195.09 $195.09 $85.00 $280.09 8/31/2023 12303500 PAPE, SANDRA PAPE, SANDRA 3000 SACRAMENTO AVE SOUTH LAKE TAHOE, CA 96150 3000 SACRAMENTO AVE 026-133-015-000 1 $709.39 ($392.66) $316.73 $584.11 ($267.38) $85.00 ($182.38) 8/31/2023 12456400 PENNY, KYLE PENNY, KYLE 2795 GREEN ST APT 5 SAN FRANCISCO, CA 94123 1080 SONORA AVE 027-131-019-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 8/31/2023 10016837 PERRYMAN,RUDOLPH PERRYMAN,RUDOLPH 791 REEF POINT CT RODEO, CA 94572 901 SAGEWOOD DR 031-313-003-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 12840300 PETRAGALLO, MICHAEL PETRAGALLO, MICHAEL 2191 VENICE DRIVE SOUTH LAKE TAHOE, CA 96150 2191 VENICE DR 022-031-012-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10005371 PIERCE, CAROL A PIERCE, CAROL A 1141 CHARLES AVE SO LAKE TAHOE, CA 96150 1141 CHARLES AVE 031-173-005-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10015628 POLETTI, SHARON POLETTI, SHARON PO BOX 2515 SOUTH LAKE TAHOE, CA 96158 881 LOS ANGELES AVE 026-106-26-100 1 $839.72 ($406.63) $433.09 $433.09 $85.00 $518.09 8/31/2023 10037508 PRESTELLA JR,ALTON & JEANNE PRESTELLA JR,ALTON & JEANNE 2954 OAKLAND AVE SO LAKE TAHOE, CA 96150 2954 OAKLAND AVE 026-139-033-000 1 $820.17 ($397.31) $422.86 $120.17 $302.69 $85.00 $387.69 8/31/2023 13483900 RAMAHA, DINA RAMAHA, DINA 779 PATRICIA LN SOUTH LAKE TAHOE, CA 96150 779 PATRICIA LN 023-561-002-000 1 $741.07 ($390.89) $350.18 $350.18 $85.00 $435.18 8/31/2023 11028722 RANCK, TRACEY RANCK, TRACEY 168 GRACE ST AUBURN, CA 95603 753 GARDNER ST 023-625-016-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10050229 RIGGS,ESTHER AND GARY RIGGS,ESTHER AND GARY 2328 BLITZEN RD SO LAKE TAHOE, CA 96150 2158 VENICE DR 022-032-021-000 1 $649.12 ($385.58) $263.54 $263.54 $85.00 $348.54 8/31/2023 12509500 RIVERA, ROBERT & KIMBERLEY RIVERA, ROBERT & KIMBERLEY 1422 ALMOND CREST AVE ATWATER, CA 95301 973 BIGLER AVE 026-261-009-000 1 $968.87 ($420.30) $548.57 $548.57 $85.00 $633.57 8/31/2023 10131393 ROBERTSON, KEVIN & TUYETMAI ROBERTSON, KEVIN & TUYETMAI 2232 OWL MEADOW ST FOLSOM, CA 95630 3735 RUBY WAY 028-121-010-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 10026158 ROFF, TIMBER ROFF, TIMBER P O BOX 19924 SO LAKE TAHOE, CA 96151 1034 HAM LN 027-101-022-000 1 $905.87 ($351.18) $554.69 $554.69 $85.00 $639.69 8/31/2023 10029955 ROFF, TIMBER ROFF, TIMBER PO BOX 19924 SO LAKE TAHOE, CA 96151 3495 RALPH DR 025-551-005-000 1 $905.78 ($351.18) $554.60 $554.60 $85.00 $639.60 8/31/2023 10001057 SADARAM, ESWAR SADARAM, ESWAR 2314 MIRTH ST SAN JOSE, CA 95122 1223-1 BONANZA AVE 032-371-001-000 1 $905.87 ($351.18) $554.69 $554.69 $85.00 $639.69 8/31/2023 11068995 SAFFARIAN, JALAL SAFFARIAN, JALAL 15855 JACKSON OAKS DR MORGAN HILLS, CA 95037 699 ELOISE AVE 023-271-019-000 2 $1,584.84 ($702.36) $882.48 $882.48 $85.00 $967.48 8/31/2023 11103243 SAHA, PRONAY SAHA, PRONAY 46 LAPIDGE ST SAN FRANCISCO, CA 94110 2657 KNOX AVE 031-161-016-000 4 $3,387.10 ($1,404.72) $1,982.38 $1,982.38 $85.00 $2,067.38 8/31/2023 10061034 SCHOTT,GENE SCHOTT,GENE 11550 CENTER AVE GILROY, CA 95020 1262 DEDI AVE 032-282-037-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 12133700 SEARCY, HEATHER SEARCY, HEATHER 1840 SHADY LN SOUTH LAKE TAHOE, CA 96150 1840 SHADY LN 023-621-009-000 1 $737.48 ($390.65) $346.83 $346.83 $85.00 $431.83 8/31/2023 11222897 SEDANO, MICHAEL SEDANO, MICHAEL 2952 OAKLAND AVE SO LAKE TAHOE, CA 96150 2952 OAKLAND AVE 026-139-034-000 1 $860.56 ($351.18) $509.38 $509.38 $85.00 $594.38 8/31/2023 13531900 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1029 RENO AVE 031-082-016-000 3 $1,439.85 ($1,101.00) $338.85 $338.85 $85.00 $423.85 8/31/2023 13532000 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1031 RENO AVE 031-082-017-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 13532100 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1035 RENO AVE 031-087-018-000 2 $959.42 ($733.52) $225.90 $225.90 $85.00 $310.90 8/31/2023 13566300 SEP HINES LIVING TRUST SEP HINES LIVING TRUST 1925 MARCONI WAY SOUTH LAKE TAHOE, CA 96150 1126 BOWERS AVE 027-205-005-000 3 $2,440.11 ($1,188.24) $1,251.87 $1,251.87 $85.00 $1,336.87 8/31/2023 10102148 SHEEHAN, DENNIS E & KELLY SHEEHAN, DENNIS E & KELLY PO BOX 18177 SO LAKE TAHOE, CA 96151 728 TALLAC AVE 026-067-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 8/31/2023 10087858 SIMMONDS, JOHN E SIMMONDS, JOHN E 3747 ASPEN AVE, #B SOUTH LAKE TAHOE, CA 96150 3747 ASPEN AVE 027-134-017-000 2 $1,584.85 ($702.36) $882.49 $882.49 $85.00 $967.49 8/31/2023 12997900 SOLIS, JEROME SOLIS, JEROME 1613 ROGER STREET MILPITAS, CA 95035 3344-3 SANDY WAY 027-652-03-100 1 $1,012.60 ($417.39) $595.21 $595.21 $85.00 $680.21 8/31/2023 10051578 SOLWICK,JEFFREY A SOLWICK,JEFFREY A 2535 FOUNTAIN AVE SO LAKE TAHOE, CA 96150 2535 FOUNTAIN AVE 031-214-015-000 1 $1,340.21 ($398.64) $941.57 $941.57 $85.00 $1,026.57 8/31/2023 10090468 TAKEYAMA,SUE TAKEYAMA,SUE 1405 PREMIER CT. LAS VEGAS, NV 89117 1947 VENICE DR 022-341-006-000 1 $792.44 ($351.18) $441.26 $441.26 $85.00 $526.26 8/31/2023 10009127 TOYAMO,GARY K TOYAMO,GARY K P O BOX 8109 SO LAKE TAHOE, CA 96158 2897 SPRINGWOOD DR 031-331-021-000 1 $786.71 ($400.64) $386.07 $200.00 $186.07 $85.00 $271.07 8/31/2023 12395700 TRUONG, TIFFANY TRUONG, TIFFANY 1449 DAKOTA AVE SAN MATEO, CA 94401 1089 BOWERS AVE 027-124-007-000 1 $860.56 ($351.18) $509.38 $509.38 $85.00 $594.38 8/31/2023 12907900 VARGAS, JOHN VARGAS, JOHN 2075 ENCIMA DR CONCORD, CA 94519 3601 VANDA LEE WAY 027-204-007-000 1 $792.43 ($351.18) $441.25 $441.25 $85.00 $526.25 8/31/2023 13404000 VITORELO, ANTHONY J. VITORELO, ANTHONY J. 2618 ALMA AVE SO LAKE TAHOE, CA 96150 2618 ALMA AVE 031-196-003-000 1 $1,084.29 ($425.31) $658.98 $658.98 $85.00 $743.98 8/31/2023 13347000 WALLACE, II, JON WALLACE, II, JON 1197 JULIE LN SOUTH LAKE TAHOE, CA 96150 1197 JULIE LN 032-281-006-000 1 $770.00 ($397.43) $372.57 $372.57 $85.00 $457.57 8/31/2023 12390900 WEDGE, JEFFREY WEDGE, JEFFREY 2699 KNOX AVE SOUTH LAKE TAHOE, CA 96150 2699 KNOX AVE 031-162-017-000 1 $859.87 ($400.58) $459.29 $459.29 $85.00 $544.29 8/31/2023 13231700 WHITING, CHARLENE WHITING, CHARLENE 1620 BONITA COURT EL DORADO HILLS, CA 95762 765 MODESTO AVE 026-093-016-000 1 $608.51 ($380.92) $227.59 $227.59 $85.00 $312.59 8/31/2023 10095761 ZARAGOZA JR,MANUEL V ZARAGOZA JR,MANUEL V 9450 MIRA MESA BLVD SAN DIEGO, CA 92126 1022 ECHO RD 029-351-004-000 1 $792.42 ($351.18) $441.24 $441.24 $85.00 $526.24 118 $123,297.26 ($54,796.78) $68,500.48 $67,206.20 $9,945.00 $77,236.20 2153
Resolution 2024-015_South Tahoe Refuse Final
Delinquent Fees Report
Final Audit Report 2024-05-24
Created: 2024-05-24
By: Yvette Miranda ([email protected])
Status: Signed
Transaction ID: CBJCHBCAABAAjxjsP85sjijlUQ55onGH4Vfk5zy2iWDB "Resolution 2024-015_South Tahoe Refuse Final Delinquent Fe es Report" History
Document created by Yvette Miranda ([email protected]) 2024-05-24 - 5:39:39 PM GMT
Document emailed to Susan Blankenship ([email protected]) for signature 2024-05-24 - 5:40:12 PM GMT
Email viewed by Susan Blankenship ([email protected]) 2024-05-24 - 5:41:19 PM GMT
Document e-signed by Susan Blankenship ([email protected]) Signature Date: 2024-05-24 - 5:41:28 PM GMT - Time Source: server Document emailed to [email protected] for signature 2024-05-24 - 5:41:30 PM GMT
Email viewed by [email protected]
2024-05-24 - 9:21:56 PM GMT
Signer [email protected] entered name at signing as Natalia Wieczorek 2024-05-24 - 9:22:12 PM GMT
Document e-signed by Natalia Wieczorek ([email protected]) Signature Date: 2024-05-24 - 9:22:14 PM GMT - Time Source: server Agreement completed.
2024-05-24 - 9:22:14 PM GMT
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June 18, 2024 City Council Meeting - Page 2 of 2
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City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 18, 2024
Agenda Item #:21
Agenda Item: Cannabis Revenues Grant Program Award Recommendations Executive Summary: On June 20, 2023, The City Council adopted Resolution No. 2023 - 016 updating the Cannabis Revenue Policy, Grant Program Process and Guidelines. Under the City Council policy for these grants (adopted May 18, 2021), up to half the previous year's cannabis revenues received is available for 2023 awards. $400,000 was reserved for this program for the 2024 - 2025 project year. The application period for the City's Cannabis Revenues Grant Program was April 15 - May 15. The review team met and considered 34 applications for $1,125,873, and 14 are recommended for awards totaling $411,861.32.
Requested Action / Suggested Motions: 1) Pass a Resolution appropriating an additional allocation of $6,257.45 of Cannabis Program Revenue toward the 2024 Cannabis Revenue Grant Program for a total amount of $411,861.32; 2) Pass a Motion authorizing Councilmember Wallace to execute the Resolution; and 3) Pass a Motion approving the grant awards to the projects recommended by the grant application review committee.
Responsible Staff Member: Sara Letton, Sustainability Coordinator Reviewed and Approved By: Sue Blankenship, City Clerk Heather Stroud, City Attorney Olga Tikhomirova, Finance Director Joe Irvin, City Manager
Attachments:
02-Resolution - Cannabis Revenue Grant Funding.docx
03 - Res 2023-016 Cannabis Revenue Policy Process and Guidelines.pdf 01 - Staff Report Cannabis Revenues Grant Awards 2024.docx 2156
Council Agenda Report- June 18, 2024 Page 1 of 7
City of South Lake Tahoe
Report to City Council
Meeting Date: June 18, 2024
Title: 2024 Cannabis Revenues Grant Program Recommendations for Awards Location: Citywide
Responsible Staff Member: Sara Letton, Sustainability Coordinator, (530) 542-6175 Background: On May 18, 2021, City Council adopted Resolution No. 2021-039, establishing the Cannabis Community Benefit Fee Revenue Allocation Policy. Under this policy, City Council committed to allocating up to 50 percent of the previous year’s cannabis revenue to a community benefit grant program. On March 15, 2021, the City Council adopted Resolution No. 2022-030 to establish the Cannabis Revenue Grant Program Process and Guidelines. On March 14, 2023 those guidelines were updated and adopted by City Council. Under these Guidelines, grants are to be awarded annually to South Lake Tahoe organizations whose projects contribute to mitigating the potential impacts of the cannabis industry in the city, and which help promote and address the priorities of the City Strategic Plan, including Built Environment, Recreation and Equitable Access, Community for All, Economic Development and Core Services & High Performing Government. Pursuant to these policies, $400,000 of cannabis revenue was committed towards this grant program for 2024, which is the same amount as 2023 and 2022.
Issue and Discussion: The review team engaged in a process developed by staff, within the council-adopted guidelines, and informed by the pilot year experience. All applications received at least two reviews by team members. Application questions were scored and totaled for each applicant. An average absolute score was ascribed to each. An efficiency score was calculated by dividing the average score by the amount requested. The applications were ranked. Projects were then selected for recommendation of award by the review team by consensus.
Thirty-four (34) applications were reviewed by the grant review committee, consisting of the Mayor Pro Tem, one City Council Finance Committee member, the City Manager, and the City’s Finance Director. For Council’s discussion and/or approval, the committee brings recommendations for awarding fourteen (14) projects that were most consistent with the criteria. All projects are recommended for funding at their full request. The following is the list of organizations recommended for awards, the amount they have requested, and with a brief project description, in no order:
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Council Agenda Report- June 18, 2024 Page 2 of 7
Applicant Brief Project Description, as written by the applicants Request St. Theresa
Bread and
Broth
All funding from this grant would be used to purchase fresh food for our "Green Goals" project. The "Green Goal" project was instituted several years ago to ensure that each week we purchase fresh dairy products and fresh fruits and vegetables to distribute to diners that attend our Monday Meal hot dinner meal service. Each Monday, dinner guests receive bags of groceries as well as our "Green Goal" bag. This bag contains a minimum of 8 fruits and vegetables and fresh dairy. Families receive two bags.
Although we get other groceries from the El Dorado Food Bank, the Food Bank of Northern Nevada, and donations from local grocery stores and restaurants, we must purchase fresh produce and dairy each week. Over the last year, we have increased the budget allocation for the "Green Goal" project to $1200 per week. The Bread and Broth Advisory Board has approved this due to the rising cost of food as well as the increasing average number of dinner guests we serve each Monday (85 - 135 guests per week).
$15,000.00
Encompass
Youth
Our project is framed within three focus areas that provide the information, skills and support needed to transition successfully to adulthood:
Education/Job Readiness, Health and Well-being, and Independent Living.
The funding will be spent to provide services and resources within these three areas needed to help fill the gaps that exist within the community for these young people. Following are examples of how the funding will be spent:
1. Supplies: Supplies to best serve the youth.
2. Essential Needs: Food, toiletries, clothing, emergency shelter, rental & utilities assistance, transportation.
3. Health Needs: Substance use and mental health counseling, dental, and physical health support.
4. Positive Youth Development: Pro-social enrichment, academic recognition, educational and job training programs, social and emotional growth with support from caring adult Volunteer Navigators.
5. Training and Development: Webinars and other training support.
6.Telecommunications: Website maintenance and hosting, and newsletter platform for outreach and communication.
7. Indirect costs: Supporting a portion of the operations of the organization. $25,000.00
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Council Agenda Report- June 18, 2024 Page 3 of 7
Gateway
Mountain
Center
Over the past 3 years, Gateway Mountain Center has served more than 90 distinct youth in South Lake Tahoe, with a significant portion from communities facing the greatest inequities regionally. In 2021 we created a new program called Youth Ecology and Adventure (YEA!) to support South Lake Tahoe’s growing need for equitable access to outdoor recreation programming for youth.
YEA! programs feature Summer Camps, School Year Programs, and Junior Guide Internships. All programs are free for referred youth and include adventures in nature, environmental education, mindfulness, and life skills to build confidence and resilience.
Funding supports planning, administration, and implementation of our programming in South Lake Tahoe including staff time (guiding & training), transportation costs, campsite/location fees, recreation services, food, supplies and equipment.
Funding will also support crafting Gateway Mountain Center’s strategic planning for a South Lake Tahoe Youth Wellness Center for teens while school is out of session and continued youth support through our Junior Guide Internship program. The Youth Wellness Center will also serve as a gear lending locker and office space for YEA! Programs. $50,000.00
Marcella
Foundation
We aim to pioneer a tech-driven, data-centered food recovery solution for SLT, leveraging our experience in engineering and entrepreneurship. SLT has the highest food insecurity rating in our region, with 16% in "great need." We seek $25K to address food insecurity and climate change through a custom-built, white label app that will help organize charitable food rescue logistics. Total cost is $155K, with Foundation covering staff time, project supplies, app fees, and Food Rescue Hero contributing $10K in seed funding. The app takes six weeks to develop and will be ready to power a brand-new food rescue initiative starting in Sept 2024. This incredible technology is used nationwide to manage food donations, mobilize volunteer drivers, coordinate real-time food rescue, and report GHG reduction. The app will have one dashboard to onboard, receive, and dispatch every food donation to local nonprofits, with live rescue tracking.
It's volunteer-friendly, providing detailed reporting on pounds of food rescued, meals served, and GHGs reduced. Local nonprofits and food banks support the idea, noting they struggle with food recovery logistics, data management, volunteer recruitment, and the need for more food donations.
$25,000.00
South Tahoe
Amateur
Hockey
Youth participation is vital to our program's success in achieving our mission of promoting youth ice hockey at all ages. We will use these funds to replace our rink dividers for our 8 and under program and secure new loaner gear for up to 20 players. Our current rik dividers are 15 years old and are in disrepair. Newer dividers are available that do not require volunteers to hold them throughout an 8U game. Rink dividers are essential for our youngest ages as it helps us divide the rink into appropriate sized rink for 8U players and enhances their development by allowing more involvement in the play and more touches of the puck. The dividers are essential for our youngest players to travel elsewhere and play on 8U rinks.
They also allow us to host local tournaments and NorCal Jamborees, inviting families from all over to visit Tahoe and play hockey. These families stay in local hotels and eat at local restaurants boosting the local economy.
The loaner gear is essential for erasing the financial barrier to local kids to jin and try our program. If gear is provided, the cost of playing hockey is similar to other sports such as soccer and basketball.
$24,400.70
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Council Agenda Report- June 18, 2024 Page 4 of 7
TASK
TASK is excited to move our mission forward as our own 501c3. Funds will be used to continue our Did You Know Campaign, which was successfully launched last year. The Campaign provided a space for engagement and positive conversation around our monthly topics helping to connect resources to support our community. The campaign has been an effective way to share resources and tips, especially through our social media site.
Our followers grew on social media this past year, but we realized our website needs to be updated to act as a functioning resource for information. Once the website is updated it will house our Did You Know Campaigns and resources that can be easily accessed. Funds will support a staff member to keep the site relevant, launch a
monthly newsletter, and engage on our social media sites. Funds will also support the Social Emotional Learning (SEL)Programs. Working in the schools allows us to meet students where they are and give them space to build and practice SEL skills.
Through programs like Challenge Days, students have opportunities to voice ideas, connect with peers and staff, and practice SEL skills. The pilot of Soul Shoppe last year at Sierra House Elementary School was successful at building SEL
skills to deal with big emotions, build healthy relationships, and learn tools for positive communication during conflict. TASK will use funds to help bring the program to Tahoe Valley Elementary School to support their students.
$50,000.00
Lake Tahoe
Historical
Society
Our project is to connect the community to the history of the south shore of Lake Tahoe through the annual Western Days. The City of South Lake Tahoe would sponsor a wagon led by two horses in the 76th annual Highway 50 Wagon Train on the second weekend of June 2025. It will have a City of South Lae Tahoe banner on the side throughout the one-week journey between Stateline and Placerville. It will carry four local children with an adult on the kickoff day of the event. The funds will also support the festivities at the museum complex the day before the wagons proceed through South Lake Tahoe.
$6,650.00
High Sierra
Softball
This is a one-time equipment purchase to replace existing worn and outdated gear as well as to acquire new equipment to improve the quality of instruction HSS can provide to players. We expect this would benefit the local softball program for many years to come. In a perfect world HSS would acquire gear to outfit 5 teams in each of the 4 divisions: 60 helmets, 60 bats, 20 sets of catcher's gear, 200 balls, 20 gear bags, 6 sets of bases (3 in ground, 3 heavy duty on ground), 6 field rakes, 3 field brooms, 3 sifting scoop shovels, 2 field tampers, 4 base anchor dugout tools, 2 nail drags, 4 hand drags, 6 batting tees, 2 pitching machines, 2 line chalkers, 2 line painters, chalk and paint, string line, 2 x 100' tape measures, and 6 hitting/pitching nets. Of note, some equipment is per team and other equipment is per practice location. At current market prices the total cost is $24,725.62. However, manufacturers and vendors for this type of equipment sometimes offer bulk purchase/youth sports/closeout discounts and we hope to gain some efficiency through strategic purchasing. A partial award would allow us to make proportional progress towards project objectives.
$24,725.62
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Council Agenda Report- June 18, 2024 Page 5 of 7
Mountain
High
Recovery
Center
MHRC will partner with South Tahoe High School to provide early intervention treatment services to adolescents with cannabis, vaping, or other identified substance use issues. Students will be identified voluntarily through the Wellness Center or required to attend services as a condition of disciplinary action if under the influence or possessing substance use paraphernalia on campus 2 or more times during a school year. MHRC will provide a 6-week, early intervention substance use treatment group 3x per week during students' flex periods. Additional individual services and family support will be provided based on severity of substance use identified during initial screening. In addition, MHRC will attend school events throughout the year to gather additional data related to student substance use trends and provide information regarding risks of substance use to reduce substance use in low-risk population. Funding from the grant will supplement funding secured through the El Dorado County Opiate Grant.
This funding will allow MHRC to hire a part-time substance use counselor dedicated to this program.
$48,000.00
Tahoe Art
League
For two years, we have received Cannabis funds to support art classes for at risk kids/adults and murals around town. Both programs have been a success. We are seeking funds to expand them once again this year and hope to make them self-sustaining in the future. ART CLASSES: Last year, we piloted art classes into the FRC to better target kids in need. We also piloted a few classes for kids/adults with Special Needs. This is a very underserved group and those classes were a huge hit. We would like to continue to refine those classes and offer 2 classes/month at FRC for 1st - 8th grade students. As well we would offer 2 classes/month for Special Needs kids/adults. MURALS: We have just gotten 2 new murals approved and have 3-5 additional murals we hope to fund. With this grant and matching funds, we can have 2-3 more installed. We are very excited as one is a mural done by a member of the Washoe Tribe. Another will be done with help from members of the Special Needs Community. The third is a striking depiction of a man coming out of the lake with his dog. The fourth is a close up of bees inside a flower depicting the importance of local pollinators. Our future model is to find businesses that can supply matching funds.
$15,620.00
Tahoe Rim
Trail
Association
his project will help students facing barriers gain practical and personal skills through two programs at the TRTA: the Youth Backcountry Camp (YBCC) program and Trail Stewards program. In the YBCC program, 150 middle and high-school students from 12-17 years-old will discover resilience and practice sustainable recreation on a four-day, technology free backpacking trip in Tahoe's backcountry. This fully-outfitted program is offered at no cost to youth facing barriers to outdoor access, who are recruited through collaboration with local organizations such as SOS Outreach. In the Trail Stewards program, a 10–15-person cohort of college students will attend a series of trail work days to learn first-hand about the principles that guide sustainable trail building and maintenance. Students will explore a new career field while connecting with a world-class recreation system in their own backyard. CRGP funding would support inclusion training, staff time for project planning and implementation, material workday support, printing and reproduction for promotion and registration, software expenses to use ArcGIS StoryMaps for project reporting and promotion, and a 10% de minimis in-direct cost rate. $29,700.00
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Council Agenda Report- June 18, 2024 Page 6 of 7
STMS PTA
After piloting afterschool enrichment clubs at the middle school this past year, we want to continue to grow the program. We would use these funds to sponsor 10 afterschool enrichment clubs with stipends and supplies for fall and spring clubs. Before we had the grant last year, there were few options for afterschool activities that were free and on campus. This was exactly the time when kids tend to get into trouble and experiment with drugs and alcohol. There is interest in many of the same six clubs that we ran this year in addition to a football club and a volleyball club for next year.
We plan to pay the Club Advisors $1500 stipend and provide approximately $600 for supplies per club.
$21,000.00
El Dorado
Community
Foundation
EDCF is fiscally sponsoring two projects: The Drug Store Project and Christmas Cheer All Year. The Drug Store Project funds will be spent toward 300 6th graders to participate in the DSP, a reality-based presentation provided by 45 agencies and 200+ volunteers at LTCC, teaching what can happen with substance use/abuse. Funds will cover the majority of the program costs. The goal is to educate youth on the dangers of drugs. They will bring home educational materials and harm reduction materials for families to make homes safer. Christmas Cheer All Year was founded with the goal of serving as many varying needs of our most marginalized community members. The program services include food assistance, as well as clothing distribution. Rather than just spreading the hope and joy of the holiday season once a year, this operates year round.
Funding will be allocated to secure more food for distribution to all food insecure families, as well as purchase and register a delivery truck to help ensure that no community member goes unserved with these essentials. $46,765.00
Sober Grad
Night
rad Night's funding request primarily covers entertainment and vendor expenses. As costs for individual hires have risen significantly over time, and donations have declined substantially, this funding is crucial to ensure the event's success. The grant will support these essential elements of our event, providing a memorable and enjoyable experience for each graduating senior. Additionally, we plan to allocate funds towards purchasing a memorable gift to enhance their experience and commemorate their achievements. We have chosen to partner and rotate through 3 local vendors; Tahoe Heartbeat, Made in Tahoe, and Lovin Lake Tahoe. We also plan to collaborate with Visit Lake Tahoe Visitors Authority to provide sustainable water bottles for attendees and volunteers, promoting environmental responsibility. This partnership aligns with our commitment to sustainability and community engagement. Last year's City Cannabis Grant facilitated the essential purchase of a new storage container and shelving, demonstrating the impact of such funding on our event's infrastructure. With continued support, Grad Night's ability to provide a safe and enjoyable celebration for graduates would be protected. $30,000.00
Total of all recommended project requests $411,861.32
Financial Implications: $400,000 was originally designated for this program in the midyear budget request, according to the Policy. The recommendations for awards totals $411,861.32. At least $5,608.87 was left unspent from the 2023 grant program allocation of $408,625. The review team recommends allocating and additional $6,257.45 to fund the 14 projects at their full requested amount.
Environmental Considerations: This is not a “project” subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15378(b)(2) (continuing administrative activities).
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Policy Implications: The program is guided by the Cannabis Community Benefit Revenue Allocation Policy and was funded according to that Policy. The awarded projects fall within the guidelines approved by City Council, and all will help achieve progress on the City’s Strategic Plan. To be eligible, each applicant had to name at least one Strategic Priority addressed by their project. More points were earned by projects that addressed more Priorities. 2163
Resolution 2024-XXX June 18, 2024 Page 1 of 2
Resolution 2024-XXX
Adopted by the City of South Lake Tahoe
City Council
June 18, 2024
Appropriating an Additional Allocation of $6,257.45 of Cannabis Program Revenue toward 2024 Cannabis Revenue Grant Program
BACKGROUND
A. On February 19, 2019, the City Council adopted Ordinance No. 2019-1126 which regulates cannabis businesses in order to ensure the health, safety, and welfare of the residents of the city of South Lake Tahoe and visitors.
B. Cannabis businesses pay a cannabis business license tax equal to six percent of gross receipts.
C. On May 18, 2021, City Council adopted Resolution 2021-039 which established the Cannabis Community Benefit Fee Revenue Allocation Policy, and on June 20, 2023, adopted Resolution 2023-016 which updated the Cannabis Revenue Grant Program Process and Guidelines.
D. Pursuant to these policies, $400,000 of cannabis revenue was committed towards this program for 2024.
E. The City’s grant review committee received and reviewed thirty-four eligible (34) applications and selected fourteen (14) projects, resulting in a total recommended award amount of $411,861.32.
F. At least $5,608.87 was left unspent from the 2023 grant program allocation of $408,625.
G. Sufficient fund balance is available in the Cannabis Special Revenue Fund to allocate additional funding and cover the remaining budgeted expense through the end of the fiscal year of 9/30/2024.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1. Appropriates additional allocation of the Cannabis Community Benefit Fee revenue to the City’s Cannabis Revenues Grant Program of $6,257.45.
2. Approves the amendment to the budget in account 223-02120 as follows:
Expense 44032 Contributions/Sponsorship $6,257.45
Adopted by the City of South Lake Tahoe City Council on June 18, 2024, by the following vote:
Yes:
No:
Absent:
Abstain:
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Resolution 2024-XXX June 18, 2024 Page 2 of 2
___________________________ Date:___________
Councilmember
Attest:
____________________________
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
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Resolution 2023-016
Adopted by the City of South Lake Tahoe
City Council
March 14, 2023
Adopting the 2023 Cannabis Revenue Policy, Grant Program Process and Guidelines
BACKGROUND
A. On May 18, 2021 the City Council adopted the cannabis community benefit fee revenue allocation policy to create a community- wide benefit grant program. This program will provide funding opportunities to local schools, government agencies and non-profit organizations with programs or projects designed to mitigate potential impacts of the cannabis industry in South Lake Tahoe and which promote the priorities of the City Strategic Plan.
B. Cannabis businesses pay a business license tax pursuant to Measure G, adopted by voters on November 8, 2022, equivalent to six (6) percent of Gross Receipts and $20/square foot of canopy for cultivation.
C. The proposed 2023 community- wide cannabis revenue grant program application process and guidelines ( Exhibit A) to this Resolution have been developed to assist the City in an annual review of proposals for funding opportunities to local schools, government agencies and non-profit organizations with programs or projects designed to mitigate potential negative impacts of the cannabis industry in South Lake Tahoe and which promote the priorities of the City Strategic Plan.
D. The 2022 grant program pilot year has, to date, successfully managed 14 grant projects in the community. Projects will close out in spring and summer 2023.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1. Approves the 2023 Cannabis Revenue Policy, Grant Program Process and Guidelines attached hereto as Exhibit “ A.”
Adopted by the City of South Lake Tahoe City Council on March 14, 2023 by the following vote:
Yes: Creegan, Friedrich, Robbins and Wallace
Recused: Bass
Date:_________
Cristi Creegan, Mayor
Attest:________________________
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
Res 2023- 016
Sue Blankenship ( Mar 15, 2023 10: 46 PDT)
Cristi Creegan ( Mar 16, 2023 15: 36 PDT)
Cristi Creegan Mar 16, 2023
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CANNABIS REVENUE POLICY
GRANT PROGRAM
2023 Process & Guidelines
To assist the City Council in the evaluation of the community- wide cannabis revenue grant program, the following process and guidelines have been developed to assist the City in an annual review of proposals for funding opportunities to local public agencies and nonprofit organizations with programs or projects designed to mitigate potential negative impacts of the cannabis industry in South Lake Tahoe and which promote the priorities of the City Strategic Plan. The City’s Strategic Priorities are Built Environment, Recreation and Equitable Access, Community for All, Economic Development and Continuous Improvement. The Strategic Plan can be found here: https://www.cityofslt. us/DocumentCenter/ View/15828/City-of-SLT- StrategicPlan-web- version Please note that this is a grant program for project funding. It is not a donation or sponsorship program. Strong applications will directly address one or more Strategic Priorities while also addressing potential negative impacts of the cannabis industry.
GRANT DETAILS
Grant amounts will range from $1,000 to $50,000.
Funds must be expended within one year
No more than a 10% de minimus indirect cost rate allowed; unless the organization can provide a separate approved federal cognizant agency indirect cost rate.
The City shall disburse 90% up front, and the final 10% shall be reimbursed upon successful completion of final reporting.
Detailed documentation of eligible expenses is required.
WHEN CAN I APPLY?
The City grant program will open on April 15, and the submittal period will remain open until 11:59 p.m. on May 15.
ELIGIBILITY
You must have a current City of South Lake Tahoe Business License at the time of application submittal.
Your entity and proposal must be focused on efforts to mitigate potential impacts of the cannabis industry in South Lake Tahoe and promote the priorities of the City Strategic Plan.
Your entity must be located within the city limits or serve the community of South Lake Tahoe, CA.
One application per entity
If you are a past year recipient you must be in compliance with the annual reporting requirement, which includes the submittal of a written report detailing how your previous award was expensed to the City no later than March 31 following a previous year’s grant award.
Must meet all requirements outlined in the city’s “Financial Policy for Granting Funds for Res 2023- 016 2167 Community Benefit and Enhancement”
APPLICATION REVIEW
Please be sure your application is complete when you send it in. The City reserves the right to not consider incomplete applications.
Applications will be reviewed by the grant committee, consisting of the Mayor, one City Council Finance Committee member, the City Manager and the City’s Finance Director.
The grant committee will make recommendations to the City Council no later than June 30 annually for consideration and approval.
To provide transparency, the City of South Lake Tahoe will post a list on the City’s website showing all grant recipients and the amount received. By signing and submitting a grant program application with the City of South Lake Tahoe, you agree to have your entity’s name along with the grant amount listed on the website. Please note that anything submitted to the City is considered public record and can be made available via a public records request.
SUBMITTING YOUR APPLICATION
You will be required to submit the following required documentation along with your signed application form:
1. A photo or copy of your current City of South Lake Tahoe Business License
2. A current IRS Form W-9 showing your Taxpayer ID
3. For nonprofits, attach your IRS letter with proof of tax-exempt status and a screenshot of Secretary of State Business Search website showing ACTIVE status of your nonprofit
4. For governmental agencies, attach federal TIN documentation
5. Federal tax return 990/990-PF or previous year audited financial statement OR a previous year audited financial statement
Please submit the application form and the supporting documentation via email to Grantprogram@cityofslt. us
Or
Send to:
City of South Lake Tahoe City Hall
Attn: Grant Program
1901 Lisa Maloff Way, Suite 210
South Lake Tahoe, CA 96150
Or bring to the Finance drop box at the above address.
To be considered for the grant, your materials must be in by 11:59 p.m. on May 15.
Res 2023- 016 2168
Contact the City of South Lake Tahoe at Grantprogram@cityofslt. us with questions.
Res 2023- 016 2169
Res 2023-016 Cannabis Revenue Policy
Process and Guidelines
Final Audit Report 2023- 03-16
Created: 2023- 03-15
By: jo Mcdonough ( jmcdonough@cityofslt. us)
Status: Signed
Transaction ID: CBJCHBCAABAAzOgEHvQJpUogwkDSfE23YAC_ r5sjw0pU Res 2023-016 Cannabis Revenue Policy Process and Guidelin es" History
Document created by jo Mcdonough ([email protected]) 2023- 03- 15 - 5:38:34 PM GMT- IP address: 128. 92.136. 146 Document emailed to Sue Blankenship ([email protected]) for signature 2023- 03- 15 - 5:39:53 PM GMT
Email viewed by Sue Blankenship ( sblankenship@cityofslt. us) 2023- 03- 15 - 5:46:20 PM GMT- IP address: 104. 47.64.254 Document e-signed by Sue Blankenship ([email protected]) Signature Date: 2023- 03-15 - 5:46:33 PM GMT - Time Source: server- IP address: 128. 92.136. 146 Document emailed to [email protected] for signature 2023- 03- 15 - 5:46:35 PM GMT
Email viewed by [email protected]
2023- 03- 16 - 10:35:39 PM GMT- IP address: 47.25.118. 95 Signer [email protected] entered name at signing as Cristi Creegan 2023- 03- 16 - 10:36:02 PM GMT- IP address: 47.25.118. 95 Document e-signed by Cristi Creegan ([email protected]) Signature Date: 2023- 03-16 - 10:36:04 PM GMT - Time Source: server- IP address: 47.25.118. 95 Agreement completed.
2023- 03- 16 - 10:36:04 PM GMT
Names and email addresses are entered into the Acrobat Sign service by Acrobat Sign users and are unverified unless otherwise noted. 2170
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 18, 2024
Agenda Item #:22
Agenda Item: Presentation of Elections Code Section 9212 Report for Vacancy Tax Citizens Initiative Petition
Executive Summary: On May 7, 2024, City Council requested that staff prepare a report under Elections Code section 9212 for the Vacancy Tax Citizens Initiative ("Initiative"), which has qualified to be on the ballot on November 5, 2024. The purpose of this report is to assist the electorate in making an informed decision on the Initiative. To that end, City staff, with assistance from HdL on quantitative analysis, has prepared the report covering the topics as directed by City Council. In summary, the report estimates that if adopted and implemented as written, the Initiative would have a net positive fiscal impact. First year revenue estimates, based on assumptions on a portion of the potentially vacant properties being subject to exemptions and some vacant properties being undiscovered/noncompliant, are between $4.16 million to $8.33 million, with first year implementation costs including startup costs estimated at $986,000. Second and subsequent year revenue estimates, based on similar assumptions, range from $10 million to $20 million, with ongoing implementation costs of $608,200 per year. The report also includes analysis on the effect on use of land, availability of housing, and ability of the City to meet its regional housing needs, impact on funding for transportation infrastructure, a high-level legal analysis, privacy impacts, impacts on the market value of real estate, and the best methods to determine vacancies.
Requested Action / Suggested Motions: Pass a Motion to accept Elections Code Section 9212 Report and direct City Clerk to post final version online.
Responsible Staff Member: Heather Stroud, City Attorney, and Olga Tikhomirova, Director of Finance Reviewed and Approved By: Susan Blankenship, City Clerk Attachments:
01 - Staff Report - Presentation of Elections Code 9212 Report.docx 02 - 9212 Report for Vacancy Tax Initative.pdf
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Council Agenda Report- June 18, 2024 Page 1 of 2
City of South Lake Tahoe
Report to City Council
Meeting Date: June 18, 2024
Title: Presentation of Elections Code Section 9212 Report for Vacancy Tax Citizens Initiative Petition
Location: Citywide
Responsible Staff Members: Heather Stroud, City Attorney (530) 542-6046 Olga Tikhomirova, Director of Finance (530) 542-7431
Background: On April 22, 2024, the City Clerk received the citizens initiative petition entitled “An Initiative Measure to Establish a Tax on Owners of Vacant Residential Units in the City of South Lake Tahoe” back from Locals for Affordable Housing with 2,471 signatures purporting to be signatures of qualified electors. The City Clerk delivered the petition via El Dorado County courier to the El Dorado County Elections Department in Shingle Springs for examination.
On May 15, 2024, the County Elections Department notified the City Clerk that the petition exceeded the necessary number of valid signatures, which is 1,159 signatures from South Lake Tahoe registered voters.
Meanwhile, on May 7, 2024, City Council passed a motion requesting an Elections Code section 9212 report for the Vacancy Tax Citizens Initiative to be presented at the June 18 City Council meeting, to cover its fiscal impact (positive and negative), its effect on the use of land, availability of housing, and the ability of the City to meet its regional housing needs, and its impact on funding for infrastructure including transportation infrastructure, contingent on the City Clerk certifying the sufficiency of the petition. Council’s motion also requested that the report include other matters:
methods for determining vacancy, impact on property values, a list of differences with vacancy taxes adopted by other cities, and an initial high-level legal analysis. The motion directed that the report be as broad as possible given the time constraints.
The City Clerk presented a certificate of sufficiency of the petition to City Council at its meeting on June 4, 2024.
Issue and Discussion: In its entirety, Elections Code section 9212 states:
(a) During the circulation of the petition, or before taking either action described in subdivisions (a) and (b) of Section 9215, the legislative body may refer the proposed initiative measure to a city agency or agencies for a report on any or all of the following:
(1) Its fiscal impact.
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(2) Its effect on the internal consistency of the city’s general and specific plans, including the housing element, the consistency between planning and zoning, and the limitations on city actions under Section 65008 of the Government Code and Chapters 4.2 (commencing with Section 65913) and 4.3 (commencing with Section 65915) of Division 1 of Title 7 of the Government Code.
(3) Its effect on the use of land, the impact on the availability and location of housing, and the ability of the city to meet its regional housing needs.
(4) Its impact on funding for infrastructure of all types, including, but not limited to, transportation, schools, parks, and open space. The report may also discuss whether the measure would be likely to result in increased infrastructure costs or savings, including the costs of infrastructure maintenance, to current residents and businesses.
(5) Its impact on the community’s ability to attract and retain business and employment.
(6) Its impact on the uses of vacant parcels of land.
(7) Its impact on agricultural lands, open space, traffic congestion, existing business districts, and developed areas designated for revitalization. (8) Any other matters the legislative body requests to be in the report. (b) The report shall be presented to the legislative body within the time prescribed by the legislative body, but no later than 30 days after the elections official certifies to the legislative body the sufficiency of the petition.
The purpose of this report would be to provide the electorate “the opportunity to make an informed decision on a proposed initiative.” DeVita v. County of Napa, 9 Cal. 4th 763, 778 (1995) (citing the legislative history of AB 2202 (1997-1998)).
Staff has prepared the report requested by City Council, which is included with this item.
Financial Implications: The City Manager executed a contract with HdL for assistance with the fiscal impact and other quantitative portions of this report for an amount not to exceed $10,000.
Environmental Considerations: This action is not a “project” requiring review under the California Environmental Quality Act (CEQA) under CEQA Guidelines 15378(b)(3) (the submittal of proposals to the vote of the people that does not involve a public agency sponsored initiative).
Policy Implications: The City Council has ordered the report under the Elections Code to provide the electorate with more information about the proposed initiative. 2173
DRAFT
California Elections Code 9212 Report
An Initiative Measure
to Establish a Tax on
Owners of Vacant Residential Units
in the City of South Lake Tahoe
June 2024
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City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
2 Introduction
_____________________________________________________________________________________ The members of Locals for Affordable Housing have circulated a petition to have an initiative measure entitled “An Initiative Measure to Establish a Tax on Owners of Vacant Residential Units in the city of South Lake Tahoe” (Initiative) placed on the ballot in the upcoming election.
On May 7, 2024, the City Council directed staff to prepare a report on the impacts of the Initiative in accordance with the provisions of California Elections Code Section 9212(a). On June 4, 2024, the South Lake Tahoe City Clerk presented a Certificate of Sufficiency to the City Council indicating that the petition has sufficient valid signatures to be submitted to the voters at the next regular municipal election to be held on November 5, 2024.
The Initiative will be on the November 2024 ballot for consideration by South Lake Tahoe voters. The Initiative would amend the City of South Lake Tahoe City Code to add Chapter 3.60 establishing an annual tax on owners of certain residential housing units that are unoccupied more than 182 days within a calendar year.
This report evaluates the potential impacts of the proposed initiative as requested by the City Council at its May 7, 2024 meeting.
Scope and Assumptions
_____________________________________________________________________________________ Elections Code section 9212 report allows to address the Initiative’s potential impacts on the following:
(1) Its fiscal impact.
(2) Its effect on the internal consistency of the city’s general and specific plans, including the housing element, the consistency between planning and zoning, and the limitations on city actions under Section 65008 of the Government Code and Chapters 4.2 (commencing with Section 65913) and 4.3 (commencing with Section 65915) of Division 1 of Title 7 of the Government Code.
(3) Its effect on the use of land, the impact on the availability and location of housing, and the ability of the city to meet its regional housing needs. (4) Its impact on funding for infrastructure of all types, including, but not limited to, transportation, schools, parks, and open space. The report may also discuss whether the measure would be likely to result in increased infrastructure costs or savings, including the costs of infrastructure maintenance, to current residents and businesses. (5) Its impact on the community’s ability to attract and retain business and employment. (6) Its impact on the uses of vacant parcels of land.
(7) Its impact on agricultural lands, open space, traffic congestion, existing business districts, and developed areas designated for revitalization. (8) Any other matters the legislative body requests to be in the report. 2175
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
3 The analysis included in this report covers its fiscal impact, its effect on the use of land, availability of housing and ability of the City to meet its regional housing needs, its impact on funding for infrastructure including transportation infrastructure, and other matters requested by City Council to include a high-level legal analysis, implementation costs, privacy impacts, market value real estate impact, and best method to determine vacancies.
The analysis included in this report assumes that the Initiative is adopted by the voters and implemented as proposed. In order to address the issues requested by City Council, it is important to note that some assumptions were necessary, where indicated throughout this report.
Description of Initiative
_____________________________________________________________________________________ The full text of the Initiative is included as Appendix A of this report. The Initiative is summarized as follows:
• Beginning on January 1, 2026, every owner of a residential unit in the City would be required to submit an annual declaration of occupancy.
• The owners of certain residential units that are vacant more than 182 days within a calendar year, would be required to pay annual tax.
• Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment, as follows:
o $3,000 per vacant residential unit for the first year of vacancy. o $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy. • The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
• Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while service as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
• This would be a special tax, meaning that use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the 2176
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4 City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the Initiative.
• A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council. • The Initiative would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions.
Potential Impacts of the Initiative
_____________________________________________________________________________________ (1) Fiscal Impact.
Vacancy Tax
By using South Lake Tahoe property tax data, the City’s consultant, HdL, employed a multi-step filtering process to estimate the number of vacant residential properties. Tax bill mailing addresses not located within the city limits were excluded, along with properties classified as commercial, industrial, or other non-residential types. This initial cleaning aimed to ensure that the property dataset contained only potentially residential properties. The owner-occupied properties, focusing on addresses where mail was sent directly to the properties, were filtered out to reflect actual occupancy. In furtherance, property parcels without addresses were also filtered out. These steps led to identifying 8,229 potential vacant residential properties within South Lake Tahoe. To further refine the dataset, properties where the mailing address matched the physical address were excluded, assuming these were owner-occupied and not vacant. Finally, remaining properties were cross-referenced with voter data to exclude those classified as "permanent vote by mail," resulting in a total of 7,714 potentially vacant properties. There is no currently available data to determine how many of these potentially vacant properties would be subject to the tax because they are vacant, as defined by the Initiative, for more than 182 days per year, and not subject to an exemption. Therefore, for the purpose of estimating potential revenue, HdL prepared a range of potential revenue based on assumptions that 30 to 60 percent of these potentially vacant properties would be subject to the tax and 60% would comply by paying the tax.
Under this scenario, HdL laid out hypothetical revenue outcomes to show the impact of the new tax (see Appendix B). First-Year Revenue Estimates range from $4.16 million to $8.33 million.
Two factors strongly influence the outcome of revenue:
i. The overall number of vacant residential units not subject to an exemption in the City. ii. The extent and success of compliance efforts to register and collect the tax on vacant properties.
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5 Subsequent years’ annual revenues are estimated to range between $10.0 million and $20.0 million. Hypothetical revenue outcome based on the assumption that 100 percent of the potentially vacant properties are subject to vacancy tax (i.e., no property is subject to an exemption) is also provided for comparative analysis and informational purposes.
City staff anticipates that the annual revenue will also largely depend on the behavior of the property owners if the tax is adopted. Each owner could:
1. Sell the vacant unit;
2. Reduce the number of days vacant to below the 182 days by renting out for intermediateterm (30 days or longer);
3. Landlords could lower rents to attract full-time tenants to vacant units, though the opportunity cost of lost rental income tax might exceed the tax;
4. Pay tax.
Sales Tax
The measure could modestly increase Sales Tax revenue if vacancies are transitioned to permanent residency or long-term leases.
The current Sales Tax Revenue Impact ranges from $235,000 to $670,000 annually. HdL constructed their estimates with three assumptions:
1. Permanent residency would increase by approximately 540 to 1,543 residencies, with one to two residents per property.
2. Estimated household income will be approximately $67,686 per property based on 2022 US Census data.
3. Retail sales per property will be approximately $17,386 based on 2022 US Census data.
These figures are to be considered as upper and lower limits, giving a sense of the potential impact of the Vacancy Tax on the City’s Sales Tax.
A note on Transient Occupancy Tax
The Initiative does not exempt residential units used as vacation home rentals from the tax. (Appendix A, Section 3.60.010(D)(1)(b)).
Presently, the City restricts vacation home rentals of less than 30 days, also called short-term rentals (STR) in residential areas, except for properties located within the Tourist Core area and property zoned for commercial or recreation, which constitute a small portion of the City. Given the significant initial costs and time commitments associated with converting a property into an STR, only a limited number of property owners are likely to pursue such a venture within the City. Furthermore, as short-term rental eligibility is limited to a small percentage of properties, HdL anticipates minimal to no impact on the transient occupancy tax with this tax measure.
Overall, City staff estimates the overall fiscal impact from vacancy tax to be positive.
Implementation costs are discussed below in Section (5). 2178
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6 (2)Effect on the use of land, availability of housing, and ability of the City to meet its regional housing needs.
The implementation of the Initiative may have impacts on use of land, availability of housing, and ability of the City to meet its regional housing needs. The Initiative will likely have no effect on the use of land since the land use will continue as residential for existing residential properties. If the Initiative influences behavioral change with regard to property owners occupying or renting properties for longer periods of time, there may be related impacts associated with traffic patterns and other impacts.
The Initiative’s impact on availability of housing will largely depend on the behavior of the property owners if the tax is adopted. Property owners may decide to sell their unit, reduce the number of vacant days at the residence, rent the property to full time tenants, or pay the tax. If property owners choose to rent their properties in response to the tax, this may increase the supply of moderate-income and above moderate-income housing, but at a level that cannot be determined with existing data.
It is difficult to predict how owners of vacant residential units will respond to the Initiative.
Based on experience with the Lease to Locals program, in which only 40 homes were converted to long-term rental properties with a $10,000 per year incentive, it appears that financial incentives are not particularly effective to motivate owners of vacant property in South Lake Tahoe to rent out their homes for longer terms.
Compliance with the state mandated Regional Housing Needs Allocation (RHNA) is met through the development of new deed-restricted homes. As such, the Initiative will only positively affect RHNA compliance if City Council ultimately decides to use funds from the Initiative in any of the new construction programs listed below.
For the purpose of this report, staff assumes that funds from the Initiative would be used to support the strategies set forth in the certified 2022-2027 Housing Element and 2023-2028 Strategic Plan. The Housing Element and the 2023-2028 Strategic Plan, both adopted by City Council, include comprehensive housing strategies aimed at addressing the diverse housing needs within the city.
The Housing Division Expenditure Plan, presented to City council on September 26, 2023, specifies the annual financial needs across six broad housing program categories: New Construction, Local Rental Incentive (Lease to Locals), Multifamily and Special Needs Acquisition and Rehab program, Housing Issues Hotline & Affirmatively Furthering Fair Housing programs, Rental/Deposit Assistance, and Rehabilitation Loan/Homebuyer Assistance Programs. These categories are structured to align with the 45 programs set forth in the 2022- 2027 Housing Element and further prioritized by the City’s Strategic Plan.
Section 3.60.100 (Use of Residential Vacancy Tax Ordinance Revenue) includes the purposes the tax revenue may be used for, including a list of housing purposes including: (1) the 2179
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Impact Report for Vacancy Tax Initiative
June 2024
7 construction of housing; (2) the purchase of property to create new housing opportunities; (3) paying property owners to add deed restrictions; (4) purchase of property containing existing housing to continue its operation; (5) renovation, maintenance, expansion, or operation of housing units including rehabilitation loan programs; (6) housing assistance programs; (7) housing incentive programs; (8) housing support services; and (9) enforcement of allowed uses of residential purposes. These allowed uses of revenue are in general alignment with the Housing Element and Strategic Plan strategies.
However, there are no parameters for a minimum or maximum share that must be used for housing in general or for any specific housing program listed. The allocation decision is left to City Council with input from the Vacancy Tax Oversight Committee. The revenue generated by such a tax, if enacted, could potentially support any, all, or none of the existing housing programs, depending on evolving priorities and funding requirements of the city. Section
3.60.100 also allows funds to be used for “Roadworks and related infrastructure purposes” and “Transit projects and related infrastructure.”
However, for the purposes of this report, we assume that some portion of the tax revenue would be directed to the following housing programs:
1. New Construction Program (Housing Element Goals: HE-1, HE-2, HE-6, HE-7):
This program supports the construction of affordable housing by leveraging local funds to access state and federal resources, including significant projects. Key projects within this program include Sugar Pine Village (248 units) and the 3900 Lake Tahoe Blvd. (75 units) affordable housing projects. Currently, local funding primarily comes from existing Redevelopment Agency and HOME program income, as well as a Land Coverage Loan from the general fund, which helped finance Phases 1A and 2A (128 units) of Sugar Pine Village. These projects, such as Sugar Pine Village which is part of the Governor’s Executive Order (N-06-19) to expedite State Excess Lands projects, typically face a highly competitive funding environment.
Obtaining grants for affordable housing projects often involves multiple applications due to the competitive nature of the funding sources and the high demand for such funds across the state. Local funding is used a leverage to compete for grants.
2. Local Rental Incentive Program (Lease to Locals) (Housing Element Goal: HE-1):
This initiative, also known as Lease to Locals, has been effective in converting properties into long-term rentals, initially supported by a one-time federal grant from the American Rescue Plan Act (ARPA). Since its inception, the program has helped numerous individuals find homes in units that were not previously under-utilized or vacant homes. Since the program launched in 2021 until April 2024, 40 grants have been provided and housed 94 people, including children, and 16 leases were renewed after the first year.
3. Multifamily and Special Needs Housing Acquisition and Rehab Programs (Housing Element Goals: HE-3, HE-4): The Multifamily and Special Needs Housing Acquisition and Rehab Programs focus on acquiring and rehabilitating housing for seniors, disabled individuals, individuals experiencing homelessness, and large 2180
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June 2024
8 families. These programs collaborate with developers, property owners, and affordable housing providers to improve existing multifamily or hotel properties, thereby enhancing housing options for low- and moderate-income tenants. At present, the program’s primary funding source is similar to grants required for New Construction Program.
4. Housing Issues Hotline and Affirmatively Furthering Fair Housing Programs (Housing Element Goal HE-5): Annual funding is required to support the Housing Issues Hotline and enhance services to support tenants and other deliberate action to explicitly address, combat, and relieve disparities in accordance with the Federal Fair Housing Act and California AB 686 statutory mandate to affirmatively further fair housing (AFFH). AFFH requires all jurisdictions to address community housing issues related to segregation, concentrated poverty, and disparities in housing needs and access for protected groups under the Fair Housing Act.
The Housing Issues Hotline and Affirmatively Furthering Fair Housing Programs are designed to combat housing discrimination and promote fair housing practices.
Currently, the primary funding source is the Multifamily/SRO Inspection program and depends on referrals for legal services regarding civil issues.
5. Rental/Deposit Assistance Program (Housing Element Goal HE-2): The Rental/Deposit Assistance Program in South Lake Tahoe aims to support individuals and families who can afford their monthly rents but struggle with the initial move in costs associated with security deposits. Upon its launch, this program will allocate surplus funds from the Cannabis Revenue fund, as approved by the City Council on March 12, 2023, to those earning less than 80% of the area median income (AMI).
6. Rehabilitation Loan Program/Homebuyer Assistance Program (Housing Element Goals HE-2, HE-3, HE-7): These programs in South Lake Tahoe are designed to provide loans to low- and moderate-income property owners for housing rehabilitation or downpayment assistance. These efforts include improving living conditions, enhancing fire safety, and implementing energy efficiency upgrades.
Currently, the program has no funding.
For the purpose of this report, it is assumed that the revenue would be split equally between the three broad funding categories in the Initiative of housing, roads, and transit. With first year revenue estimates totaling $4.16 million to $8.33 million, and first year implementation costs estimated at $986,400, a range of $1.06 million to $2.44 million would be assumed to be dedicated to these housing programs in the first year. In the second year and subsequent years, a range of $3.13 million to $6.46 million would be available for housing programs, deducting ongoing implementation costs of $608,200 and making the same assumptions. This could be an ongoing source of revenue to support these housing programs. 2181
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9 RHNA is met by the development of new housing by the following income levels: low-income, moderate income, and above moderate income. If funding from the Initiative is used for the new construction of deed-restricted low-income and moderate-income housing, it would help the City to meet its RHNA goals. Likewise, having an ongoing revenue source for the other housing programs would increase the City’s ability to implement these programs and could have a positive impact on the City’s ability to increase the availability of housing. (3)Impact on funding for infrastructure including transportation infrastructure.
According to HdL, the Initiative has the potential to raise revenue to contribute to developing an effective and comprehensive transportation network while simultaneously financing transit projects in the City’s Capital Improvement Program (CIP), helping to expand and improve transit services as outlined in City General Plan policies TC-2.1 (Transit Service Expansion) and TC-2.4 (Transit Centers). Continued implementation of these General Plan policies, which were adopted in 2012, is reflected in the current City Strategic Plan Priority 1.4 (Transportation) which calls for development of a local funding mechanism that will allow for greater investment into the transportation system. The revenue from the Initiative could contribute to the ongoing maintenance of bicycle and pedestrian facilities, supporting the City’s goal of developing a cohesive and continuous active transportation network. The initiative could generate revenue to implement parking management strategies, trail and complete street projects, expanded microtransit services, electrifying transit vehicles, and developing a corridor plan for Highway 50 from the “Y” to Stateline, as directed in the City Strategic Plan, to reduce travel by private auto.
As discussed in the housing section above, for the purpose of this report, it is assumed that the revenue would be split equally between the three broad funding categories in the Initiative of housing, roads, and transit. One-third of the available revenue from the first year of implementation would be between $1.06 million to $2.44 million for road infrastructure and the same amount for transit. In the second and subsequent years, using the same assumptions, onethird of the available revenue would be between $3.13 million to $6.46 million annually for road infrastructure and the same amount for transit.
Since the passage of the Measure S (one percent sales tax) in 2020, the City has spent an average of $2.4 million per year on road repair, and in the same timeframe, the City has contributed $650,000 to the South Shore Transportation Management Association to support micro-transit.
The additional revenue could be used to scale up these efforts. (4)High-Level Legal Analysis.
Because vacancy taxes in California are a relatively recent concept, there is no binding appellate case law regarding the authority of local governments to adopt them. There have been several 2182
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10 lawsuits challenging vacancy taxes in Canada1 and Washington, D.C.,2 but those decisions do not have precedential value here. Thus, this high-level legal analysis does not include a detailed discussion regarding lawsuits outside of California. The only pending lawsuit in California is regarding the City and County of San Francisco’s Measure M, which is discussed below. City Council also requested that this legal analysis include a discussion of the materials submitted to City Council by the Lake Tahoe Taxpayers Association on May 7, 2024.
City Council requested that this report include a comparison of the South Lake Tahoe Initiative to vacancy taxes in other jurisdictions, which is set forth in Appendix C. It is important to note at the outset that there are differences between the Initiative and other jurisdictions’ vacancy taxes, differences in South Lake Tahoe’s circumstances from those present in other jurisdictions, and differences in governing law and appellate districts that could lead to a different result if a legal challenge were to be brought to the Initiative as opposed to the result to legal challenges to vacancy taxes in other jurisdictions. Because of this uncertainty, it is not possible at this time to predict with certainty how a court would be likely to decide a potential legal challenge to the Initiative.
Status of Lawsuit Against San Francisco Vacancy Tax
San Francisco’s voters passed citizen’s initiative Measure M by majority vote in the November 2022 election. Measure M established a tax on owners of residential units in buildings with three or more units if the units are vacant for more than 182 days in a year. This is a special tax with revenue dedicated to rent subsidies and affordable housing. Measure M was set up as an excise tax on the use of certain residential property.
On February 9, 2023, a legal challenge to Measure M was filed, entitled Debbane et al. v. City & County of San Francisco et al.,
3 San Francisco County Superior Court Case No. CGC-23-
604600. The First Amended Complaint (“FAC”) alleges that Measure M:
(1) violates the Takings Clause of the Fifth Amendment to the U.S. Constitution because it “seeks to compel property-owners to rent residential units that they own by imposing a significant monetary penalty on vacant units” and thereby “seeks to compel propertyowners to forfeit their constitutional ‘power to exclude’” without just compensation (FAC ¶¶ 69-70);
(2) violates the Ellis Act, Government Code section 7060(a), which provides that “No public entity . . . shall, by statute, ordinance, or regulation, or by administrative action 1 The Vancouver, B.C. “Empty Homes Tax” has resulted in at least five lawsuits against the city since it was enacted in 2017. On July 28, 2023, Li Dan and Danice Macleod filed suit arguing the tax is unreasonable and invalid and seeking to quash it in its entirety, which is currently pending. The other four lawsuits involved challenges regarding individual properties’ tax bills and whether certain exemptions applied. 2 The Washington, D.C. vacant property tax has resulted in at least two lawsuits against the district since it was enacted in 2003, both of which were challenges of the tax as applied to individual properties and whether certain exemptions applied, and were both decided in 2024. 3 The plaintiffs are: Eric Debbane, Andrew Debbane, Robert Friedland, Natasa Zec, San Francisco Apartment Association, Small Property Owners of San Francisco Institute, and San Francisco Association of Realtors. The defendants are: City and County of San Francisco and San Francisco Treasurer Jose Cisneros. 2183
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11 implementing any statute, ordinance or regulation, compel the owner of any residential real property to offer, or to continue to offer, accommodations in the property for rent or lease . . . .” (FAC ¶75);
(3) violates Substantive Due Process of the Fourteenth Amendment to the U.S.
Constitution because it does not exempt leases to certain family members from the definition of “vacancy” and the U.S. Supreme Court has held that “the protection of close familial relationships is a fundamental liberty interest protected by the due process clause” (FAC ¶¶ 81-82);
(4) violates the Equal Protection Clause of the Fourteenth Amendment to the U.S.
Constitution because it “exempt[s] residential units that are leased to strangers from taxation but subject[s] residential units leased to close family members to taxation” (FAC ¶ 86); and
(5) violates the right of privacy in Article I, Section 1 of the California Constitution because it seeks to “compel property-owners to allow units they own to be occupied” when they “do not wish to share their homes with others.” (FAC ¶ 90.) The lawsuit seeks a declaration that Measure M is unenforceable, a writ of mandate commanding the City and County of San Francisco to refrain from enforcing it, a permanent injunction prohibiting enforcement, and for an award of costs and attorneys’ fees. (FAC at 28-29.) On October 25, 2023, San Francisco filed a demurrer to the First Amended Complaint, arguing that the challenge to Measure M is premature because:
(1) The lawsuit is subject to the “pay first, litigate later” rule in Article XIII, Section 32 of the California Constitution;
(2) Measure M is not subject to a reverse validation action under either Government Code section 50077.5 (because it is a citizens initiative) or 53979 (because it is not a special tax for fire or police protection services);
(3) Measure M is not subject to a claim under Revenue & Taxation Code section 4808 because it is not a property tax collected on a property tax bill, but a use tax on keeping property vacant; and
(4) Measure M is not subject to a taxpayer claim under Code of Civil Procedure section 526a because that statute requires payment of the tax before bringing a lawsuit. (Demurrer to FAC at 7-8.) The demurrer focused on these threshold procedural issues and did not address the merits of the plaintiff’s claims. On January 5, 2024, the San Francisco Superior Court issued an order overruling San Francisco’s demurrer. The court found that the lawsuit could be brought prior to payment of the tax:
Petitioner states a claim for a declaration of validity of Proposition M. The facts giving rise to the tax have not yet occurred and the payment on such facts have 2184
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12 not become due. Plaintiff’s may obtain a declaration on essential validity of the tax without payment of the not yet accrued tax.
(Order, Jan. 5, 2024.)
On May 24, 2024, San Francisco filed a Motion for Summary Judgment or in the Alternative Summary Adjudication (“MSJ”), which is scheduled to be heard on August 9, 2024. San Francisco argues that each of the five causes of action fail as a matter of law, as summarized below.
(1) Takings Clause
San Francisco argues that as a tax, Measure M is not subject to that Takings Clause, citing Koontz v. Johns River Water Management District, 570 U.S. 595, 615 (2013). (MSJ at 17.) San Francisco further argues that the plaintiff cannot state a viable claim under the Takings Clause because such a claim must be brought under 42 U.S.C. section 1983, and state courts do not have jurisdiction to hear challenges to local taxes under Section 1983 so long as there is an adequate legal remedy under state law, citing Writers Guild of America, West, Inc. v. City of Los Angeles, 77 Cal. App. 4th 475, 478-79 (2000). (MSJ at 18.) San Francisco asserts that the state law remedy of a postpayment refund process, where taxpayers may raise constitutional challenges, is adequate. (MSJ at 19.)
San Francisco also argues that Proposition M is not unconstitutional under the Takings Clause because it does not seek to coerce owners into renting their residential units and similar local ordinances have been upheld by the U.S. Supreme Court, citing Yee v. City of Escondido, 503 U.S. 519, 528 (1992) (holding that mobile home park rent control ordinance was not a physical taking because it did not require owners to continue to rent property to tenants). (MSJ at 19.) San Francisco notes that Proposition M seeks to encourage owners to “occupy, inhabit, or use” their residential units for more than 182 days per year and does not require owners to rent their units. (Id.)
(2) Ellis Act
The Ellis Act, California Government Code section 7060 et seq., prohibits a city or county from enacting legislation that compels the owner of residential real property to offer or continue to offer the property for rent. San Francisco argues that the Ellis Act does not restrict local governments from exercising their police powers to regulate the use of a landlord’s property on matters such as zoning, demolition, and development, so long as those regulations do not otherwise prevent a landlord from going out of the rental business, citing Government Code section 7060.7. (MSJ at 21.)
San Francisco asserts that Measure M does not violate the Ellis Act because it does not require owners to rent their units, and further argues that Measure M is a “municipal affair” within San Francisco’s authority as a charter city. (MSJ at 20.) San Francisco further asserts that plaintiffs have not established that they have meet the requirements of the Ellis Act necessary to remove their units from the rental market to state a claim under the Ellis Act. (MSJ at 21-22.) 2185
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13 (3) Substantive Due Process
The Due Process Clause of the Fourteenth Amendment affords certain substantive protections against deprivation of life, liberty, or property, but a cause of action must be brought under 42 U.S.C. section 1983. Substantive due process prevents the government from engaging in conduct that “shocks the conscience” and violates the “decencies of civilized conduct.” County of Sacramento v. Lewis, 532 U.S. 833, 846 (1998).
San Francisco argues that state courts do not have jurisdiction to hear challenges to local taxes under Section 1983, citing Writers Guild of America, West, Inc., 77 Cal. App. 4th at 478-79. (MSJ. At 22-23.) On the merits of this claim, San Francisco asserts that the right to exclude people from rental property has not been recognized by courts as a fundamental right subject to a substantive due process claim. (MSJ at 23.) As a non-fundamental right, San Francisco asserts that rational basis review would apply and that Measure M would survive rational basis review because it serves several legitimate governmental purposes, citing the Measure itself. (MSJ at
24.) San Francisco also points out that the plaintiff’s argument that Measure M does not treat a lease to close family members to the same exemption as leases to strangers is based on a misunderstanding of the provisions of Measure M, and a lease to close family members who are actually occupying the unit would not be considered a vacancy. (MSJ at 24-25.) (4) Equal Protection
The Equal Protection Clause generally requires people or groups who are similarly situated to be treated alike under the law. Cleburne v. Cleburne Living Center, Inc., 473 U.S. 432, 439 (1985).
San Francisco asserts that the plaintiff’s claim fails because it is based on the same misunderstanding of the language regarding leases to close family members discussed above. (MSJ at 27.)
(5) Right of privacy
The California Constitution provides a right of privacy: “All people are by nature free and independent and have inalienable rights. Among these are enjoying and defending life and liberty, acquiring, possessing, and protecting property, and pursuing and obtaining safety, happiness, and privacy.” San Francisco repeats its argument that there is no fundamental right at stake and nothing in Measure M requires property owners to share their homes with others. (MSJ at 28.)
Based on the arguments above, San Francisco requests that the Superior Court issue an order granting its motion for summary judgment and entering judgment in San Francisco’s favor, or in the alternative requests that the Superior Court issue an order granting its motion for summary adjudication on individual causes of action. Plaintiffs have not yet filed a response to San Francisco’s motion. The Superior Court will grant the motion if it finds “no triable issue as to any material fact.” Cal. Code Civ. Proc. § 437c(c). If the Superior Court grants San Francisco’s motion for summary judgment, the plaintiffs may file an appeal. If San Francisco’s motion for summary judgment is not granted, the Superior Court will hold a trial, currently scheduled for December 9, 2024. Either party may file an appeal following a trial. Given the relative novelty of 2186
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14 San Fransico’s tax, it is probable that the legal issues will ultimately be decided in the appellate courts.
Lake Tahoe Taxpayers Association Materials
At the City Council meeting on May 7, 2024, the Lake Tahoe Taxpayers Association (Taxpayers) provided written materials to the City Clerk and City Council regarding Agenda Item 18, Option for Elections Code Section 9212 Report for Vacancy Tax Citizens Initiative. The materials request that the City file a petition for writ of mandate to remove the Initiative from the ballot on the basis that the Initiative creates a “special tax district” consisting only of “vacant homes” that must be established by vote of property owners, not by the electorate, and is therefore beyond the power of the voters to adopt.4 (Taxpayers’ Materials at 1.) As an initial matter, courts disfavor pre-election challenges such as the petition for writ of mandate requested by the Taxpayers. Courts prefer to defer ruling on the substantive validity of a ballot measure until after the election. See, e.g., Brosnahan v. Eu, 31 Cal. 3d 1, 4 (1982) (“it is usually more appropriate to review constitutional and other challenges to ballot propositions and initiatives after an election rather than to disrupt the electoral process by preventing the exercise of the people’s franchise, in the absence of some clear showing of invalidity”). The initiative power is “jealously guard[ed]” by the courts, and reasonable doubts are resolved in favor of its exercise. Legislature v. Eu, 54 Cal. 3d 492, 501 (1991).
To the extent that the Taxpayers assert that the Initiative is beyond the power of the voters to adopt, a court deciding a pre-election challenge on these grounds may apply a balancing test that balances the interest in deferring resolution of the challenge until after the election to have more time to fully consider the legal issues, against the costs that would be incurred by postponing the challenge until after the election. E.g., Independent Energy Producers Ass’n v. McPherson, 38 Cal. 4th 1020, 1030 (2006) (noting that deciding this type of challenge after the election “often will be the wiser course”). Cf. Gates v. Blackmore, 39 Cal. App. 5th 32, 38-39 (2019) (holding the trial court properly decided a pre-election challenge where the citizens initiative measure was clearly invalid because it impermissibly impeded on budgetary and administrative matters that were within the exclusive constitutional authority of the county board of supervisors).
As discussed above, legal issues regarding local government authority to adopt residential vacancy taxes in California have not yet been decided by the courts. The San Francisco case is pending in the Superior Court without any ruling on the merits to date, and the issues raised by the Taxpayers have not been raised in the San Franscico lawsuit. A court reviewing a pre-election challenge to the Initiative, therefore, may have difficulty finding a clear showing of invalidity sufficient to grant a petition to remove the Initiative from the ballot.
With respect to the Taxpayers’ argument that the Initiative is a “special tax district,” the Taxpayers assert that “the election must be conducted a special district” because “the tax applies 4 The materials include several other legal assertions that are not explained in detail and are therefore not addressed in this report, including that the Initiative violates the right to privacy and is unfair and that the Initiative is a tax on real property that must be applied uniformly. 2187
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15 ONLY to residential units that sit vacant for the majority of the year” and “The Vacancy tax introduces an annual fee for residential housing units that sit vacant for the majority of the year . . .” (Taxpayers’ Materials at 8, citing text of Initiative.) The Taxpayers further assert that the special tax district “is a public agency created to provide one or more specific services to a community, such as water service, sewer service, parks, fire protection and others.” (Taxpayers’ Materials at 11.) The Taxpayers assert that the Local Agency Formation Commission (LAFCO) must approve the formation of the special tax district, and that it must be created with the approval of two-thirds of the voters in that district.5 (Taxpayers’ Materials at 17.) Similar to the vacancy taxes in Berkeley and San Francisco, however, the Initiative is structured as an excise tax on the use of certain property. An excise tax is generally defined as a tax on a voluntary act: “The obligation to pay an excise tax is based upon the voluntary action of the person taxed in performing the act, enjoying the privilege, or engaging in the occupation which is the subject of the excise, and the element of absolute and unavoidable demand is lacking.” 71 Am. Jur. 2d, State and Local Taxation § 23. The Initiative requires that owners of residential units that are vacant and not subject to any exemptions pay a tax for the privilege of keeping those residential units vacant. This appears to fit the definition of an excise tax.
As noted by the Taxpayers, the process to create a new special district is different than the process for imposing a special tax like the Initiative. An authorizing statute is necessary for formation of a special district. It is not clear what type of special district the Taxpayers are referring to or what authorizing statute is asserted to apply, because their materials reference dependent special districts that are governed by the city council, independent special districts, enterprise special districts, non-enterprise special districts, special districts formed under general state law, and special districts formed under special legislation. (Taxpayers’ Materials at 11-13.) While creating a special district with taxing authority may be another way to impose a vacancy tax, it is not clear from the Taxpayers’ materials the basis for their assertion that the Initiative cannot be adopted by the voters as an excise tax on the use of property. (5)Implementation costs.
The initial implementation of the Initiative would involve setting up the necessary administrative infrastructure, including staffing, systems for filing declarations, and public outreach. To manage the tax effectively, it is estimated that the City will need to hire additional staff to handle tax collection, enforcement, and ordinance revision. Given the city’s 16,000 residential units, each unit will need to file a declaration of occupancy annually. Ongoing costs will be incurred annually to maintain the vacancy tax system, including handling declarations, enforcement, and periodic reviews of the ordinance.
With the assistance from HdL, the Finance Department performed its research and analysis of the implementation cost estimates by holding discussions with City Departments, such as Finance, Information Technology, City Manager’s Office, City Attorney’s Office, Development Services, 5 The Taxpayers included several pages of information about benefit assessment districts but do not appear to argue that the Initiative is a benefit assessment district. (Taxpayers’ Materials at 14-17.) 2188
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16 as well as by conversing with SCI Consulting Group, the contractor for the City of Oakland’s Measure W Vacant Property Tax.
The measure requires the City to “provide clerical assistance, administrative support, and technical assistance to the Committee and may be present at the Committee meetings.” (Appendix A at Section 3.60.110(D).) The Committee will be made up of 5 members who are residents of the City and appointed by the City Council. (Id. at Section 3.60.110(B).) The Committee will be formed “for community oversight of the Tax, to review expenditures and appropriations of the Tax revenue, to recommend new expenditures, and to make recommendations to the City to improve the implementation, compliance, and enforcement of the Tax.” (Id. at Section 3.60.110(A).) “The Committee may convene community meetings to solicit community testimony and other input to build trust between the community, neighborhoods, and the City, and to address other similar and relevant subjects as determined by the Committee within its jurisdiction.” (Id. at Section 3.60.110(E).) The Initiative allows the City to use tax revenue for both the initial administrative expenses involved in setting up the tax collection program and ongoing administrative costs associated with its management. These administrative expenses cover a range of activities, including independent third-party audits to oversee fund usage, ensuring compliance with the relevant regulations, drafting ordinances and regulations for implementation, tax collection efforts, public communications regarding the tax, and any legal defense 6 required for this program.
Using the data provided by the City’s Finance Department, HdL estimated the annual ongoing cost to administer this measure with City staff to be approximately $527,800 and the ongoing committee costs to be $80,400. The administration costs may increase or decrease depending on the enforcement efforts selected by the City Council. Furthermore, initial startup expenses are estimated to amount to approximately $378,200, covering the financial database infrastructure, web development, ordinance implementation, legal counsel, committee formation, and process development.
As an alternative to using City staff to administer the tax, according to HdL, an experienced third-party vendor would likely be able to administer this measure for approximately $350,000 to $400,000 per year in administrative costs. These figures include initial contact with all property owners with additional contact to be made to identify unresponsive owners whose properties are vacant. Additionally, the initial compliance activities could be expected to be a one-time cost of approximately $300,00 to $500,000 (depending on the actual scope). Or, if the City were interested in self-funding through a contingency fee, a rate of 10% of the first year of 6 For the purpose of this report, to be conservative, it is assumed that legal defense would be handled by outside counsel. The cost is estimated at $400/hour for an experienced tax litigation attorney. The overall cost of legal defense is not included in the implementation costs table because it is currently difficult to estimate as it will depend on a variety of circumstances such as the type of lawsuit filed and relief requested, whether there are preliminary motions filed, whether the case goes to trial, and whether one or more appeals are filed. However, the cost of defending such a lawsuit would likely be over $100,000. 2189
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17 revenue for the initial compliance phase and a 35% contingency on additional compliance activities in year two and beyond. For the purposes of this report and projections of potential revenue available for housing, roads, and transit, it is conservatively assumed that City staff would be used to administer the tax instead of a third-party vendor.
City staff also discussed the implementation and maintenance costs with the contractor for the City of Oakland. According to the SCI Consulting Group, at least 5 to 6 people from their staff are dedicated to administering responses from 4,000 property owners on an ongoing basis with the implementation stage incurring a higher overhead cost than the regular tax would have. SCI developed a reporting portal for the City of Oakland at a cost of approximately $300K. In further discussion with SCI, staff learned that their scope of work does not cover all work needed to administer the tax, and the City of Oakland has dedicated staffing of approximately 1.5-2.0 FTEs for audits, processing appeals and preparing for hearings. (6)Privacy impacts.
HdL was not able to ascertain specific privacy impacts. One can surmise, however, that with more than 16,000 property owners that will need to be contacted to verify vacancy status and/or exemptions, there is some likelihood of notices being sent to old addresses or other mailing issues that could disclose information to other than the intended recipient. Additionally, since the City will need to store information on the occupancy of a property, that information ought to be treated as sensitive personal information and will need some safeguards to avoid unnecessary disclosures. (Source: HdL)
In terms of legal issues regarding privacy impacts, the plaintiffs in the San Francisco lawsuit have raised invasion of the right to privacy in the California Constitution as one of the legal arguments against the San Francisco vacancy tax. San Francisco disputes that the tax is an invasion of privacy, and the court has not yet ruled on the merits of this issue. (7)Market value real estate impact.
The Notice of Intention to Circulate Initiative Petition states the following intent for the Initiative: “This measure addresses South Lake Tahoe’s housing crisis by introducing a tax on vacant houses. The Vacancy Tax simultaneously encourages the use of existing vacant properties while generating tens of millions of dollars in revenue.” If the tax is adopted, owners of properties with longer-term vacancies would generally have three options:
1) Sell the property containing the vacant unit. Given that the maximum rate of tax, $6,000 per unit, is less than 1% of the average sales price of a home in South Lake Tahoe, it is uncertain what effect the tax would have on property sales. 2) Reduce the number of days the unit is vacant to less than 182 days. In practice this could take several forms:
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18 a) Owners of units that are vacant due to inability to rent could lower rents to attract full-time tenants, though the opportunity cost of lost rental income might exceed the tax. However, according to the 2022 ACS data for South Lake Tahoe, relatively few units are kept vacant for more than 6 months because they are listed for rent.
b) Owners could consider intermediate-term renting to visitors or seasonal occupants (i.e. “ski lease”) for 30 days or longer to ensure the unit is not vacant for more than 182 days.
3) Pay the tax
The extent that the tax will motivate property owners to change the use of their property is unknown. Very little data from other California cities that have implemented similar taxes is available due to the taxes going into effect only recently. The vacancy tax in Oakland went into effect in 2019 and was implemented in 2020. The number of units subject to the tax dropped by 24% between 2019 and 20217
indicating potential conversion of units to rentals. However, median gross rents have increased in Oakland by 15% between 2019 and 2022.8 The median sales price of homes has also continued to increase.9
Generally, cities in other states and countries that have implemented vacancy taxes have based the tax on assessed value of vacant properties rather than assessing a per vacant unit flat rate. In 2017, Vancouver, B.C. in Canada, implemented the Empty Homes Tax with a rate of 1% of the value of a vacant unit. The City of Vancouver experienced a 36% decrease in the number of vacant properties between 2017 to 2021.10 In the Vancouver region, the condominium apartment segment is a significant source of rental housing supply. 2019, 2020, 2022 and 2023 increases in rental condominium apartments are attributed to a combination of newly constructed units coming online and property owners converting existing units to long-term rental, creating new rental supply.11 However, in 2021 growth in the number of condominiums in long-term rental was attributed entirely to newly constructed units entering the rental market while there was a net decrease in the number of existing units on the rental market. Whether the converted units were rented at a price affordable to local renters is unknown. Rents in Vancouver continued to increase at rates between 2% and 9.7% between 2020 and 2023.
The City of South Lake Tahoe could experience similar trends if the Initiative is implemented, however market forces and housing policies in Vancouver and Oakland do not specifically correlate to South Lake Tahoe. As an example, in Vancouver, 15% of the total dwellings are 7 Rancaño, Vanessa. “Should SF and Berkeley Tax Empty Homes, Following Oakland's Lead?” Oct 28, 2022. KQED. https://www.kqed.org/news/11930303/should-sf-and-berkeley-tax-empty-homes-followingoaklands-lead. Accessed May 25, 2024. 8 U.S. Census Bureau. "SELECTED HOUSING CHARACTERISTICS." American Community Survey, ACS 1-Year Estimates Data Profiles, Table DP04, 2019, https://data.census.gov/table/ACSDP1Y2019.DP04?q=oakland, ca median gross rent&y=2019. Accessed on May 25, 2024.
9 Redfin. https://www.redfin.com/city/13654/CA/Oakland/housing-market#demand. Accessed May 25, 2024. 10 City of Vancouver, Empty Homes Tax Annual Report, 2021 Vacancy Reference Year, 2022 11 Canada Mortgage and Housing Corporation, Rental Market Report, Canada and Selected Markets, January 2024 2191
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19 single-family detached houses12 and in Oakland 42% of the dwelling units are single-family detached13, while in South Lake Tahoe single-family detached units make up 63% of the housing stock.
14 In Vancouver, the housing market is also subject to a provincial rent increase limit, speculation and vacancy tax, a foreign buyers tax and a nationwide mortgage stress test. The City of Oakland has also adopted an annual rent increase limit.
If property owners are motivated to rent their vacant residential units long term resulting in more rental units entering the market due to the vacancy tax, the increased inventory may reduce upward pressure on rent prices, however, experiences in Vancouver and Oakland indicate that other market forces may still cause rents to increase.
Conversely, some vacant residential unit owners might choose to sell their properties to avoid the tax, potentially leading to a short-term increase in listings and a decline in property values. The introduction of a vacancy tax might also alter the perception of South Lake Tahoe as a favorable investment for long-term residents or a less favorable investment for second homeowners.
However, data is not currently available to extrapolate the potential impacts on the local South Lake Tahoe rental or real estate market and it is unknown whether the affects will cause a significant shift of the real estate market away from second homeowners to long-term residents. (8)Best methods to determine vacancies.
Based on the report prepared by HdL and from the discussion with SCI Consulting Group, the following methods are potentially available to determine vacancy, with the methods not currently available to South Lake Tahoe noted:
1. Contacting all residential properties and asking for vacancy (or, conversely, occupancy) information.
2. Using utility records (requires an agreement with utility company).15
3. Comparing utility usage on suspected vacant properties against average utility usage at know, non-vacant exemplars.16
4. Using landlords’ Business License rental gross receipts information (applicable only to landlords with two or more units).
12 Statistics Canada. Table 98-10-0240-01 Structural type of dwelling by tenure: Canada, provinces and territories, census divisions and census subdivisions. https://doi.org/10.25318/9810024001-eng. Accessed on May 23, 2024. 13 U.S. Census Bureau. "Selected Housing Characteristics." American Community Survey, ACS 1-Year Estimates Data Profiles, Table DP04, 2022, https://data.census.gov/table/ACSDP1Y2022.DP04?q=oakland, ca median gross rent&y=2022. Accessed on May 25, 2024.
14 U.S. Census Bureau. "Units in Structure." American Community Survey, ACS 5-Year Estimates Detailed Tables, Table B25024, 2022, https://data.census.gov/table/ACSDT5Y2022.B25024?q=South Lake Tahoe Housing&t=Physical Characteristics:Units and Stories in Structure. Accessed on May 23, 2024. 15 South Tahoe Public Utilities District staff has indicated in initial conversations that water usage data, which tends to be the best utility usage to determine vacancy, may not be a reliable indicator of vacancy in South Lake Tahoe because of summer use from landscape irrigation, and has additionally indicated that their policy is not to release customers’ utility use privacy reasons. Further coordination with STPUD and other utilities will be required if this method were to be used to determine vacancy. 16 See footnote 15. 2192
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20 5. Using county data for exemption value (indicative of primary residence).
6. Using building permits data.
7. Verifying data reported by community members.
8. Vacancy data is also available for use by governmental and non-profit entities from the U.S. Postal Service (USPS) through an agreement with the U.S. Housing and Urban Development Department. This data provides information on the number of vacant addresses at the census tract level and is produced quarterly. USPS vacancy data relies on postal workers observing and reporting an apparent vacancy or residents reporting their units as vacant. It therefore is a useful source but likely excludes housing units that have not been so reported. A second category of “No Stat” addresses captures addresses where mail is undeliverable for a variety of reasons including addresses under construction, PO boxes with a “fictitious” street address, or multiple units without individual delivery (i.e. gated community or some apartment buildings). (Source: City and County of San Francisco Budget and Legislative Analyst’s Office)
9. Using blight records from code compliance.17
10. Tying property records to meters database.18
Of the methods mentioned above, HdL has identified those they believe are the most and least useful, as follows:
Most useful:
i. Contacting all residential properties and asking for vacancy (or, conversely, occupancy) information.
ii. Using utility records (requires an agreement with utility company). iii. Using county data for exemption value (indicative of primary residence).
Least useful:
i. Using building permits data.
ii. Using blight records from code compliance.
17 This method was used in the City of Oakland, but in South Lake Tahoe many of the vacant residential units are second homes and not blighted.
18 See footnote 15.
2193
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
21 Appendix A - Full Text of the Initiative
2194
Susan Blankenship, City Clerk
1901 Lisa Maloff Way
City of South Lake Tahoe
South Lake Tahoe, CA, 96150
December 19, 2023
Re: Request for Preparation of Ballot Title and Summary of Proposed Initiative Dear Ms. Blankenship,
Enclosed please find a Notice of Intent to Circulate an Initiative entitled the "City of South Lake Tahoe Residential Vacancy Tax Ordinance," the text of the proposed initiative, an~ the proponent's certifications required by Elections Code Section 9608. Please immediately transmit a copy of this measure to the City Attorney for preparation of a ballot title and summary.
Please direct all questions and correspondence regarding this matter to us via email at President, Locals for Affordable Housing
DEC 1 9 2023
City of South Lake Tahoe
Office of the City Cf erk
2195
Notice of Intention to Circulate Initiative Petition
Notice is hereby given of the intention of the persons whose names appear hereon of their intention to circulate the petition within the City of South Lake Tahoe for the purpose of enacting a residential vacancy tax. A statement of the reasons for the proposed action as contemplated in the petition is as follows:
Median home prices in South Lake Tahoe have more than doubled since 2013. Half of Lake Tahoe's workers now live outside the region, and of those who do live here, nearly two-thirds do not earn enough to afford the living expenses of a typical family.
As families struggle to find housing and local businesses struggle to find employees, 44% of all housing units in South Lake Tahoe - now over 7,000 houses - sit empty most of the year. Since 2000, the increase in vacancies has outpaced new housing construction, resulting in more vacant houses and fewer homes for residents.
This lack of local housing has contributed to a shortage of workers, a shrinking population, and a severe drop in school enrollment and attendance-based funding.
This measure addresses South Lake Tahoe's housing crisis by introducing a tax on vacant houses. The Vacancy Tax simultaneously encourages the use of existing vacant properties while generating tens of millions of dollars in revenue. As a special-use tax, Vacancy Tax revenue can be used ONLY for local housing, road infrastructure, and transit, as well as enforcement and administration of the tax. Allowed uses include development of affordable housing, rental and home-buyer assistance, incentives for property owners to rent to residents, and addressing the $500 million backlog of deferred road repairs, and stormwater and infrastructure needs.
The tax applies ONLY to residential units that sit vacant for the majority of the year, with exclusions for properties under renovation, seasonal cabins, elderly residents in care facilities, wildland firefighters, and active-duty military, among others. As long as a home is occupied by an owner, tenant, or guest for more than 182 days throughout the year, consecutively or not, there is no tax.
Without bold action, the housing crisis will continue to escalate and roads will continue to deteriorate. The Vacancy Tax is the only housing and funding solution that addresses the scale of DEC 1 9 2023
City of South Lake Tahoe
Office of the City Clerk
2196
ACKNOWLEDGEMENT OF PROPONENT
I, bvJ £. U Cl. 'Pl ic_1o,, on.c\ , acknowledge that it is a misdemeanor under state law (Section 18650 of the Elections Code) to knowingly or willfully allow the signatures on an initiative petition to be used for any purpose other than qualification of the proposed measure for the ballot. I certify that I will not knowingly or willfully allow the signatures for this initiative to be used £ r any p ose ther than qualification of the measure for the ballot.
Dated this 11 day of 12e'l0M.bev:, 2023
DEC 1 9 2023
City of South Lake Tahoe
Office of the City Clerk
2197
The people of the City of South Lake Tahoe do ordai as follows:
Section 1. Title
This Act shall be known and may be cited as the "City of South Lake Tahoe Residential Vacancy Tax Ordinance."
Section 2. Findings and Declarations
The People of the City of South Lake Tahoe find and declare as follows:
A. Residential vacancies are an increasing concern in South Lake Tahoe.
B. The 2022 American Community Survey (ACS) census indicates 7,150 out of 16,275 total housing units in the City of South Lake Tahoe are vacant. These vacant homes now account for approximately 44 percent of the total housing supply in South Lake Tahoe, up from approximately 33 percent in 2000.
C. The increase in vacant units has reduced available housing, contributing to a shrinking population, shortage of local workers, decline in school enrollment, and rising housing costs.
Median home prices in the area have more than doubled since 2013 . Approximately half of workers in the Tahoe area now live outside the region, and of those who do live here, nearly two-thirds do not earn enough to afford the living expenses of a typical family .
D. The housing affordability crisis has created an urgent need to fund additional services and programs including, but not limited to, construction of new affordable housing, housing acquisition and renovation, rental/deposit assistanC'e programs, and homeowner assistance programs.
E. Existing funding from City, County, State, and Federal resources has been insufficient to meet the community's current housing needs. The City currently has a growing waitlist of over 1,000 residents seeking affordable housing, and will need an additional 3,290 housing units to house the local workforce by 2026.
F. The City's current transportation infrastructure is failing to meet the needs of the community and the environment. The City's Public Works department has cited the need for $500 million to resolve existing deferred maintenance to the City's roads, stormwater, and critical infrastructure. Additionally, the City will require significant funding to expand and improve public transit for the local workforce and community.
G. The City has identified the need to establish a local discretionary funding source to establish sufficient housing, road repair, and transit in the City of South Lake Tahoe's adopted 2023 - 2028 Strategic Plan.
H. The Vacancy Tax establishes a local discretionary funding source for housing, 1m~ll'\1f,Jjq]~ and transit, as outlined by the City's Strategic Plan. ~~lEJ~ \'!} l!!]~ DEC 1 9 2023
City of South Lake Tahoe
Office of the City Clerk
2198
I. The Vacancy Tax introduces an annual fee for residential housing units that sit vacant for the majority of the year, with exemptions and exclusion periods for properties under renovation, elderly residents in care facilities, wildland firefighters, and active-duty military, among others. If a home is partially or fully occupied by an owner, tenant, or guest for more than 182 days throughout the year, no tax will be owed.
J. The Vacancy Tax is projected to generate more revenue than any other new funding source evaluated by the City by a significant margin, and could become the City's single largest revenue source.
K. The taxes imposed under this ordinance are to be used solely for the purpose of funding the creation and operation of local housing, road infrastructure, transit infrastructure and operations, and related programs, described below. Because the proceeds of the Tax will be deposited into a special fund restricted for the services and programs specified in this Ordinance, the Tax is a special tax.
L. The Vacancy Tax addresses the City's most pressing needs by simultaneously generating funds, adding available housing units, encouraging the active use of vacant property, and discouraging the loss of more housing units to vacancy, thereby promoting a healthy residential commurnty and local economy.
Section 3. City of South Lake Tahoe Residential Vacancy Tax Ordinance Chapter 3.60 is added to the City of South Lake Tahoe City Code to read as follows:
Chapter 3.60: Residential Vacancy Tax
Section 3.60.010 Definitions
Unless otherwise defined in this Chapter, the terms in this Chapter shall have the meanings given to them in Chapter 3 of the City Code, as amended from time to time. For purposes of this Chapter, the following definitions shall apply :
A. "Act" means the City of South Lake Tahoe Residential Vacancy Tax Ordinance.
B. "City" means the City of South Lake Tahoe.
C. "City Council" means the City Council of the City of South Lake Tahoe.
D. "Residential Unit" means a house, an apartment, a group of rooms, or a single room that is designed as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have a kitchen and direct access from the outside of the building or through a common hall. For purposes of this Chapter, a Residential Unit shall not include:
1. A unit in a hotel, as defined below:
(a) Any lodging house, dwelling, motel, hotel, condo-hotel, inn, bed and breakfast, or other building or structure or portion thereof, maintained, advertised, or otherwise 2199
held out to the public in any manner as a place where sleeping, rooming, or any other type of visitor accommodations are furnished to transients, composed either in whole or in part of members of the public, whether with or without meals. (b) Vacation home rentals and time-sharing arrangements are not hotels for purposes of this Chapter.
2. An Accessory Dwelling Unit or Junior Accessory Dwelling Unit, as defined in City Code Chapter 6.85 .050.
3. A unit in a currently operational nursing home, residential care facility, or other similar facility .
4. Any unit that is fully exempt from property tax under the welfare exemption under section 2 l 4(g) of the California Revenue and Taxation Code, as may be amended from time to time.
F. "Tax" means the Residential Vacancy Tax imposed by section 3.60.020.
G. "Vacant" means unoccupied by any natural person for more than 182 days, whether consecutive or nonconsecutive, within a given calendar year, except for the Exclusion Periods defined in section 3.60.030.
Section 3.60.020 Im position of Tax
A. Except as otherwise provided in this Chapter, the City imposes an annual Residential Vacancy Tax on each person who owns a Residential Unit if that Residential Unit is Vacant.
B. The Residential Vacancy Tax on an owner of a Vacant Residential Unit shall be as follows:
1. For the first calendar year that the Residential Unit is Vacant, the tax shall be $3,000 per Residential Unit;
2. For the second consecutive calendar year and each subsequent consecutive calendar year thereafter that the Residential Unit is Vacant, the tax shall be $6,000 per Residential Unit.
C. The Residential Vacancy Tax shall take effect on January 1, 2026.
D. The rates set forth in subsection B shall be adjusted annually, beginning in 2027, in accordance with the increase in the Consumer Price Index: All Urban Consumers, or appropriate alternative or successor Consumer Price Index chosen by the City Manager or their designee, as reported by the United States Bureau of Labor Statistics, for October of the year preceding the subject year. The City shall publish the adjusted tax rates for the subject year no later than December 31 of the preceding year.
E. The Residential Vacancy Tax shall be payable by the person who owns the Vacant Residential Unit. Not more than one tax per Residential Unit shall be imposed under this section for a calendar year by reason of multiple liable owners. If there are multiple liable owners, each owner shall be jointly and severally liable for the Tax, which shall be the highest amount of tax payable by any owner for that Residential Unit for that calendar year. 2200
F. In determining whether a Residential Unit is Vacant during a calendar year, days within any Vacancy Exclusion Period shall be counted as if occupied if that Vacancy Exclusion Period applies to an owner or tenant of that Residential Unit, as shall days in which the Residential Unit was not owned by the owner.
Section 3.60.030 Vacancy Exclusion Period
In determining whether a Residential Unit is Vacant during a calendar year, days within any Vacancy Exclusion Period shall be counted as if occupied if that Vacancy Exclusion Period applies to an owner or tenant of that Residential Unit.
Vacancy Exclusion Period means any of the following :
A. Care Period. The period during which a Residential Unit is unoccupied because the occupant of the Residential Unit who uses that Residential Unit as their principal residence is staying in a hospital, long term or supportive care facility, medical care or treatment facility, or other similar facility .
B. Civilian Service Period. The period during which a Residential Unit is unoccupied because an occupant of the Residential Unit who uses that Residential Unit as their principal residence is serving as a firefighter or other emergency service worker.
C. Disaster Period. The three-year period following the date that a Residential Unit was made uninhabitable or unusable due to fire, natural disaster, or other catastrophic event, except where a negligent, reckless or willful act or omission by the owner or agent of the owner contributed to or caused the Residential Unit to become uninhabitable or unusable due to fire, natural disaster, or other catastrophic event.
D. Emergency Period. The declared period during which the City Council, by a two-thirds vote of the City Council, finds that a declared emergency has undermined the ability of owners to fill vacancies in their Residential Units. Such a period shall last for no more than 60 days from its enactment by the City Council, but may be extended by 60-day increments, on or before its expiration, by a two-thirds vote of the City Council, for a total of no more than one year, so long as the emergency continues and the required findings continue to be made.
E. Military Service Period. The period during which a Residential Unit is unoccupied because an occupant of the Residential Unit who uses that Residential Unit as their principal residence is serving in the Military.
F. Owner Death Period. The period, with respect to a co-owner or decedent's estate, heirs, or beneficiaries, during which a Residential Unit is unoccupied because of the death of any owner of a Residential Unit who was the sole occupant of that Residential Unit immediately prior to such owner's death, provided that such period shall not exceed the longer of two years or the period during which the Residential Unit is subject to the authority of a probate court.
G. Rehabilitation Period. The period of active renovation or construction of a Residential Unit, for which a building permit was issued, and for which the City Manager or their designee 2201
determines, by way of documentation submitted by an owner, reasonably negatively impacted the habitability of that unit for a duration of time that the City Manager or their designee determines was reasonable for the permitted renovation or construction.
Section 3.60.040 Exemptions
A. For only so long as and to the extent that the City is prohibited by the Constitution or laws of the State of California or the Constitution or laws of the United States from imposing the Residential Vacancy Tax on any person, that person shall be exempt from the Residential Vacancy Tax.
B. Any organization that is exempt from income taxation under section 50l(c)(3) of the Internal Revenue Code of 1986, as amended, shall be exempt from the Residential Vacancy Tax.
C. The federal government, the City, the State of California, and any county, municipal corporation, district, and other political subdivision of the State shall be exempt from the Residential Vacancy Tax, except where any constitutional or statutory immunity from taxation is waived or is not applicable.
D. Any Residential Unit on a parcel accessed by a road subject to seasonal winter road closures, or for which year-round access to the Residential Unit is otherwise seasonally restricted by agreement with a local, state, or federal government or government agency, or by a deed restriction that existed prior to January 1, 2024, shall be exempted from the Residential Vacancy Tax. The City Manager or their designee shall prescribe a manner for owners of Residential Units to claim this exemption.
E. Any Residential Unit that lacks suitable insulation or heating for winter habitability as of January 1, 2024 shall be exempted from the Residential Vacancy Tax. The City Manager or their designee shall prescribe a manner for owners of Residential Units to claim this exemption, which shall include an inspection of the Residential Unit. The City may charge a reasonable fee for this inspection. New Residential Units that are constructed without suitable insulation or heating for winter habitability, or existing Residential Units that are altered to remove suitable insulation or heating for winter habitability, after January 1, 2024, shall not be exempted from the Residential Vacancy Tax. _...,ection 3.60.050 Declaration of Occupancy & Returns A. Vacancy Tax Due Date. The City Manager or their designee shall specify a Vacancy Tax Due Date, not to exceed six (6) months from the end of the subject year. The City Manager or their designee shall publish the Vacancy Tax Due Date no later than December 31 of the year preceding the subject year.
B. Declaration of Occupancy. Every owner of a residential unit, or a representative authorized to act on their behalf, shall file an annual Declaration of Occupancy with the City.
1. The City Manager or their designee shall prescribe the means and manner for submitting an annual Declaration of Occupancy for a Residential Unit, that shall include, but are not limited to, the following components:
2202
(a) A means to declare the Residential Unit as Vacant, or not Vacant, or subject to an Exemption, and which may include the submission of supporting documentation; (b) A website or online portal which explains the Tax and allows electronic submission of the Declaration of Occupancy; and
( c) A paper declaration form which explains the Tax and provides for mail or in-person submission of the Declaration of Occupancy. Paper declaration forms shall be mailed to owners no later than October 31 of the subject year for which the Residential Vacancy Tax is being imposed. The City may allow owners to opt out of receiving paper forms related to this Tax.
2. All persons who own a Residential Unit, or their agent, or a representative authorized to declare on their behalf, shall submit an annual Declaration of Occupancy, by either electronic submission or paper declaration form, for each Residential Unit owned at any time during a calendar year, on a date specified by the City Manager or their designee and which is no later than the Vacancy Tax Due Date. The City Manager or their designee may elect to waive this requirement for owners who are exempt from the Residential Vacancy Tax with respect to that Residential Unit under Section 3.60.040.
3. Any person who fails to file a Declaration of Occupancy, as required by this Section for a Residential Unit, shall be presumed to have kept that Residential Unit Vacant for the calendar year for which the Declaration is required.
4. Any owner who submits a Declaration of Occupancy less than twelve (12) months late, auu wnrcn aeciares me Kes10enna1 unn as not v acam, or subject IO an ..t.xempnon, snau have the Tax and any associated penalties and interest waived, but the owner shall pay a Late Fee as defined in section 3.60.070.
5. Any person who fails to file the required Declaration of Occupancy may, at any time, rebut the presumption by producing satisfactory evidence, in a manner prescribed by the City Manager or their designee, that a Residential Unit that they owned was not Vacant during the calendar year for which the Declaration is required. If satisfactory evidence is provided, the Tax and any associated penalties and interest shall be waived, but the owner shall pay a Late Fee as defined in section 3.60.070.
C. Each person who is required to pay the Residential Vacancy Tax, as outlined in Sections
3.60.020 to 3.60.040, shall file a return, along with a payment of the tax, in the form and manner prescribed by the City Manager or their designee. The return shall be submitted by the owner, their agent, or a representative authorized to file on their behalf, for each Residential Unit owned, no later than the Vacancy Tax Due Date. The Declaration of Occupancy and return may be combined into a single form to be submitted electronically, by mail, or in-person.
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Section 3.60.060 Administration of the Residential Vacancy Tax A. The City Manager or their designee shall enforce the provisions of this Chapter and may prescribe, adopt, and enforce rules and regulations relating to the administration and enforcement of this Chapter.
B. Audits. The City Manager or their designee shall establish reasonable processes for auditing Residential Units to verify an associated return or Declaration of Occupancy and for owners to provide any supporting documentation as may be required to make a determination of vacancy. Audits may take place at any time for up to five (5) years after the applicable calendar year.
C. Any Residential Vacancy Tax owed is delinquent if not received by the City on or before the Vacancy Tax Due Date.
Section 3.60.070 Failure to Remit Tax - Penalties and Fees A. Late Fee. Any owner who submits a return or Declaration of Occupancy late, shall pay a late fee not 1 ess than $3 5.
B. Delinquency penalty. Any owner who fails to remit any delinquent remittance on or before a period of 30 days following the date on which the remittance first became delinquent shall pay a delinquency penalty of 10 percent of the amount of the Residential Vacancy Tax.
C. False Declaration. For each subject year within the preceding five (5) years, if the City Manager or their designee determines that:
1. A Residential Unit was Vacant for that subject year; and
2. The Tax was not paid in full for that subject year; and
3. A false statement was made on a Declaration of Occupancy for that subject year then a penalty of no less than 100 percent of the amount owed, exclusive of fees, interest, and penalties, shall be added thereto in addition to the penalties imposed in this section.
D. Repeated False Declaration. The City Manager or their designee may specify an increased penalty for owners who make repeated False Declarations.
E. Transactions with the principal purpose of avoiding or evading all or a portion of the Residential Vacancy Tax shall be disregarded for purposes of determining the amount of the Residential Vacancy Tax and whether the Residential Vacancy Tax is due. Any owner determined to have engaged in one or more transactions with the principal purpose of avoiding or evading all or a portion of the Residential Vacancy Tax shall be liable for the Residential Vacancy Tax and also liable for a penalty in an amount not less than the Residential Vacancy Tax.
F. Charge for Audits and Collection of Attorney's Fees. A reasonable fee equal to the City's costs for the audit of a Declaration of Occupancy, shall be charged to the owner of the Residential Unit where unpaid taxes are discovered as a result of the audit. If the City is the 2204
prevailing party in litigation filed to collect taxes, penalties, and/or interest due under this chapter, the City shall be entitled to recover reasonable attorney's fees and costs.
G. Interest. In addition to the penalties imposed, any owner who fails to remit any tax imposed by this Chapter shall pay interest at the rate of one and one-half percent per month or fraction thereof on the amount of the tax, inclusive of penalties, from the date on which the remittance first became delinquent until paid.
H. Penalties Merged with Tax. Every penalty imposed and such interest as accrued under the provisions of this section shall become a part of the tax required to be paid.
I. Any tax required to be paid by an owner under the provisions of this Chapter shall be deemed a debt owed by the owner to the City. Any person owing money to the City under the provisions of this Chapter shall be liable to an action brought in the name of the City for the recovery of such amount, along with any collection costs incurred by the City as a result of the person's noncompliance with this Chapter, including, but not limited to, reasonable attorney's fees, plus interest and penalties as herein provided.
Section 3.60.080 Appeais
A person who owns a Residential Unit may, within fifteen (15) days of notification of an adverse decision by the City Manager or their designee under this Chapter, file with the City Clerk a written notice of appeal pursuant to the procedures described in Section 2.35 of the City Code.
Section 3.60.090 Residential Vacancy Tax Fund
There is hereby established in the Treasury of the City of South Lake Tahoe a special fund entitled the Residential Vacancy Tax Fund. All revenues generated by the Residential Vacancy Tax, together with any interest and penalties, shall be collected each fiscal year and deposited into the Fund. Revenues in the Fund shall be used exclusively to carry out the purposes of this Act as specified in Section 3.60.100.
Section 3.60.100 Use of Residential Vacancy Tax Ordinance Revenue Monies in the Residential Vacancy Tax Fund may be used for the following purposes:
A. Housing purposes:
1. The construction of housing within the City of South Lake Tahoe;
2. The purchase of property within the City of South Lake Tahoe for the purposes of creating new housing opportunities;
3. Paying property owners to add deed restrictions to property within the City of South Lake Tahoe;
4. The purchase of property containing existing housing within the City of South Lake Tahoe for the purpose of continuing its operation;
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5. The renovation, maintenance, expansion, or operation of housing units, including rehabilitation loan programs;
6. Housing assistance programs, including but not limited to rental subsidies, security deposit assistance programs, and home buyer assistance programs;
7. Housing incentive programs, including but not limited to, property developer incentive programs, and landlord incentive programs;
8. Housing support services, including but not limited to, housing issues hotlines, legal aid, and fair housing programs; and
9. Enforcement of allowed uses of residential properties.
B. The City Council shall establish eligibility standards for each housing expenditure made under paragraphs 1 through 7 of subdivision A based on one or more of the following factors:
1. Occupant or household income;
2. Occupant or household wealth;
3. Occupant geographic employment;
4. Occupant disability;
5. Previous occupancy in government-subsidized housing;
6. Previous occupancy in housing with eligibility standards based on wealth, income, disability, or geographic employment; or
7. Prohibition on the property from becoming Vacant.
C. Roadworks and related infrastructure purposes:
1. The repair, maintenance, replacement, or new construction of road infrastructure within the City of South Lake Tahoe;
2. The repair, maintenance, replacement, or new construction of bicycle or multi-use paths within the City of South Lake Tahoe; and
3. The repair, maintenance, replacement, or new construction of infrastructure related to the management of stormwater as defined in section 7.15.030 of the City Code.
D. Transit projects and related infrastructure purposes:
1. The operational or capital equipment costs of public transit services, including but not limited to transit vehicles, transit related personnel, or transit related contract services, which operate within the City of South Lake Tahoe and which may additionally serve destinations outside of the City of South Lake Tahoe; and 2206
L. l ne repair, mamtenance, replacement, or new construct10n ot public transl! mtrastructure, including but not limited to bus or rail infrastructure. within the City of South Lake Tahoe.
E. Reimbursing the City for the administrative costs of establishing the program for collecting the Residential Vacancy Tax, as well as all continuing costs of administering the Tax.
Administrative costs include, but are not limited to costs associated with:
1. Independent third-party audits of the use of monies in the Fund;
2. Monitoring and enforcing compliance with this Chapter;
3. Developing ordinances and regulations to implement this Chapter;
4. Collecting the Tax;
5. Public communications relating to the Tax; and
6. Any legal defense of this Chapter.
F. Held in reserve and accumulated for spending in subsequent years for purposes listed in this section.
Section 3.60.110 Vacancy Tax Oversight Committee
A. The Vacancy Tax Oversight Committee is hereby established for community oversight of the Tax, to review expenditures and appropriations of the Tax revenue, to recommend new expenditures, and to make recommendations to the City to improve the implementation, compliance, and enforcement of the Tax.
B. The Committee shall consist of at least five (5) members who are all residents of the City, and appointed by City Council. Members of the Committee shall serve a term of four years, and no member may serve more than two consecutive four-year terms. A member's position shall become vacant upon their death, resignation, or removal by the Council. In the case of such a vacancy, the Council shall appoint a successor to fill the unexpired term, subject to the approval of the majority of the Council.
C. A quorum of the Committee shall never be fewer than three (3) members. If there are vacancies on the Committee due to a lack of applicants, or the failure to appoint members, the Committee may operate with three (3) members.
D. The City Manager or designee shall provide clerical assistance, administrative support, and technical assistance to the Committee and may be present at the Committee meetings, or may send a designee.
E. The Committee may convene community meetings to solicit community testimony and other input to build trust between the community, neighborhoods, and the City, and to address other similar and relevant subjects as determined by the Committee within its jurisdiction. 2207
Section 3.60.120 Legal Defense
A. If this Act is approved by the voters of the City of South Lake Tahoe and thereafter subjected to a legal challenge, the City Attorney or appointed independent counsel shall, to the best of their abilities, faithfully defend this Chapter against any litigation and until all reasonable anneal options are exhausted. Costs associated with anv defense of this Chapter mav be reimbursed from monies in the Fund.
B. Nothing in this section shall prohibit the proponents of this Act from intervening to defend this Act.
Section 3.60.130 Annual Reports
Beginning in 2025, the City Manager shall file annually with the Council a report on the implementation, auditing, and enforcement of the Tax.
Section 3.60.140 Authorization and Limitation on Issuance of Bonds The City shall be authorized to pledge revenues generated by the Residential Vacancy Tax to the repayment of limited tax bonds or other forms of indebtedness authorized under this section. The Council shall by ordinance or resolution, as applicable, establish the terms of any limited tax bonds or other forms of indebtedness authorized hereby, including but not limited to, the amount or me issue, date, covenants, ctenommat10ns, interest rate or rates, matunty or matunt1es, redemption rights. tax status. manner of sale. and such other particulars as are necessary or desirable.
Section 3.60.150 Severability
If any word, phrase, sentence, part, section, subsection, or other portion of this ordinance, or any application thereof to any person or circumstance is declared void, unconstitutional, or invalid for any reason, then such word, phrase, sentence, part, section, subsection, or other portion, or the prescribed application thereof, shall be severable, and the remaining provisions of this Chapter, and all applications thereof, not having been declared void, unconstitutional or invalid, shall remain in full force and effect. The People of the City of South Lake Tahoe hereby declare that they would have passed this ordinance, and each section, subsection, sentence, clause, and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases had been declared invalid or unconstitutional.
Section 3.60.160 Savings Clause
No section, clause, part, or provision of this Chapter shall be construed as requiring the payment of anv tax that would be in violation of the Constitution or laws of the United States or of the Constitution or laws of the State of California.
Section 3.60.170 Liberal Construction
This Chapter shall be liberally construed to effectuate its purpose. 2208
Section 4. Increase Appropriations Limit
Pursuant to California Constitution Article XIII B and applicable laws, for four years from ovember 5, 2024, the appropriations limit for the City shall be increased by the aggregate sum collected by the levy of the special tax imposed under this ordinance.
Section 5. Amendments
The City Council may, by majority vote of the entire City Council, amend this Chapter in furtherance of the purposes of the Act, to increase penalties and fees, reduce the applicability of Vacancy Exclusion Periods, reduce the applicability of Exemptions, or to correct ambiguities or errors in language, provided that such amendments do not decrease the dollar amounts of the tax, penalties, or fees.
The City Council may, by two-thirds vote of the entire City Council, amend this chapter, in furtherance of the purposes of the Act, to add new Vacancy Exclusion Periods or Exemptions.
Section 6. Effective Date
This Ordinance, and all the provisions hereof, shall become effective only upon affirmative passage by a fifty (50) percent plus one (1) majority of the voters voting on the Ordinance. This Ordinance shall be considered adopted on the date that the City declares the results of the election at which it was voted upon and shall be effective ten (10) days thereafter. 2209
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
22 Appendix B – Analysis of Properties and Potential Vacancy Tax Revenue (prepared by HdL)
Scenario 1:
Excludes All
Owner-Occupied
Scenario 2:
Includes Half
Owner-Occupied
Scenario 3:
Includes All
Owner-Occupied
Property Tax Data Record Count 43,342 43,342 43,342
Removed Property Address Outside of South Lake
Tahoe (519) (519) (519)
Removed Non-Residential Properties (944) (944) (944)
Removed Records Without A Property Address (29,916) (29,916) (29,916) Removed Properties Not Listed As Absentee (3,734) (3,734) (3,734) Initial Target Group Subtotal 8,229 8,229 8,229
Removed Likely Owner-Occupied Properties
(Mailing Address = Property Address Or In-City) (485) (242) (0) Removed Properties With Voters Not Listed As
“Permanent Vote By Mail” (30) (30) (30)
Potential Vacant Properties
In South Lake Tahoe 7,714 7,257 8,199
Under the first scenario, we’ve laid out hypothetical revenue outcomes to show the impact of the new tax rate.
30% of Potential
Vacancies
60% of Potential
Vacancies
100% of Potential
Vacancies
Potential Vacancy After Reduction 2,314 4,628 7,714
First Year
Discovery Response Rate Year 1 (60%) 1,388 2,777 4,628
First Year Revenue @$3,000 $4,164,000 $8,331,000 $13,884,000 Second Year
Remaining Unresponsive 926 1,851 3,086
Discovery Response Rate Year 2 (60%) 556 1,111 1,852
Revenue From Newly Responded @$3,000 $1,668,000 $3,333,000 $5,556,000 Continued Vacancy 1,388 2,777 4,628
Revenue From Continued Vacancy @$6,000 $8,328,000 $16,662,000 $27,768,000 Total Second Year Revenue $9,996,000 $19,995,000 $33,324,000 2210
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
23 Appendix C - Comparison with Vacancy Taxes in Other Jurisdictions 2211
APPENDIX C
C-1
City
(effective
date of tax)
Amount of
tax
How
vacancy
defined
Types of homes
subject to tax
Exemption periods Special or
general tax
Type of
tax
South Lake
Tahoe (Jan.
1, 2026)
$3,000 per
housing unit
for first year,
$6,000 per
housing unit
for
subsequent
years
(adjusted by
CPI).
Unoccupied
by a natural
person for
more than
182 days in a
calendar year
Single-family,
condo, duplex,
townhome,
apartment,
VHR, time
shares.
Does not apply
to hotel units
used for
transient
occupancy,
ADUs, nursing
home rooms.
Occupant is
hospitalized or
absent when
serving as
firefighter,
emergency service
worker, or in
military, death of
owner who was sole
occupant, during
renovation, property
uninhabitable
because of natural
disaster, during
declared
emergency.
Special. Can be
used only for
housing, roads
and related
infrastructure,
transit, costs of
administering
tax, and legal
defense.
Excise
tax.
Berkeley
(Jan. 1, 2024)
For condo,
duplex,
single
family
dwelling,
townhome:
$3,000 per
housing unit
for first year,
$6,000 per
housing unit
for
subsequent
years
(adjusted by
CPI).
For all other
types of
residential
unit: $6,000
per housing
unit for first
year,
$12,000 per
housing unit
for
subsequent
years
(adjusted by
CPI).
Unoccupied,
uninhabited,
or unused for
more than
182 days in a
calendar
year.
Single-family,
condo, duplex,
townhome,
apartment,
VHR.
Does not apply
to hotel units or
nursing home
rooms.
Does not apply
to property with
4 or fewer units
that is owner’s
principal place
of residence.
Unit is owner’s
principal residence,
occupant is
hospitalized, death
of owner who was
sole occupant,
during renovation,
property
uninhabitable
because of natural
disaster, during
declared
emergency.
General. Excise
tax.
San
Francisco
(eff. Jan. 1,
2024; filing
and
payment
begin in
2025)
2024 Rates:
Less than
1,000 SF:
$2,500.
1,000 to
2,000 SF:
$3,500.
Unoccupied,
uninhabited,
or unused for
more than
182 days in a
calendar
year.
Condo,
townhome,
apartment,
mobile home
with three or
more units on
property.
Unit is owner’s
principal residence,
occupant is
hospitalized, death
of owner who was
sole occupant,
during renovation,
property
Special. Can
only be used for
housing and
costs of
administering
tax.
Excise
tax.
2212
APPENDIX C
C-2
City
(effective
date of tax)
Amount of
tax
How
vacancy
defined
Types of homes
subject to tax
Exemption periods Special or
general tax
Type of
tax
Over 2,000
SF: $5,000.
If kept
vacant in
2025:
Less than
1,000 SF:
$5,000.
1,000 to
2,000 SF:
$7,000.
Over 2,000
SF:
$10,000.
If kept
vacant in
2026:
Less than
1,000 SF:
$10,000.
1,000 to
2,000 SF:
$14,000.
Over 2,000
SF:
$20,000.
Does not apply
to units
occupied by
transients/vacat
ioners or nursing
home rooms.
Does not apply
to single-family
or duplex.
uninhabitable
because of natural
disaster.
Oakland
(effective
2019, filing
and
payment
began July 1,
2020,
sunsets in
20 years)
$6,000 per
parcel and
$3,000 per
condo,
townhouse,
and duplex
unit.
In use less
than 50 days
in a calendar
year.
Condo,
townhouse, or
duplex in
separate
ownership,
parcels with
residential units
(including
multifamily).
Owner has financial
hardship, owner is
low-income senior
or disabled, owner
has other
demonstrable
hardship (legal
dispute, military
deployment, owner
death, recent
inheritance).
Special. Can
only be used for
homeless
programs,
affordable
housing, and
cleanup of
blighted
properties, and
cost to
administer tax.
Parcel
tax.
Vancouver,
B.C. (Jan. 1,
2017)
2023 rate:
3% of
property’s
assessed
taxable
value.
Unoccupied
for more than
6 months in a
calendar
year.
Single-family,
condo, duplex,
apartment,
nursing homes,
seasonal
dwellings,
manufactured
home, some
vacant land,
farm buildings,
daycare
facilities.
Does not apply
to the principal
place of
Death of owner,
during renovation,
occupant
hospitalized, is in a
common interest
development with
pre-2017 bylaws
that prohibit
rentals, property
transfer, court order
prohibits
occupancy, vacant
parcel can be used
only for parking or
because of physical
limitations cannot
Funds are used
for affordable
housing and
cost to
administer tax.
Levy on
real
property
tax roll.
2213
APPENDIX C
C-3
City
(effective
date of tax)
Amount of
tax
How
vacancy
defined
Types of homes
subject to tax
Exemption periods Special or
general tax
Type of
tax
residence of
owner or tenant.
be developed,
owner-developed
new construction of
5 or more properties
actively offered for
sale, uninhabitable
because damaged
by natural disaster,
owner occupies for
less than 6 months
because of medical
reason.
Washington,
D.C. (Jan. 1,
2003)
$5.00 per
$100 of
assessed
value.
Unoccupied
for 30 days or
more; not
occupied
continuously.
Applies to
improved vacant
properties (both
residential and
nonresidential).
Does not apply
to principal
place of
residence of
owner or tenant.
During renovation,
while actively
marketed for rent or
sale, during
probate, pending
zoning change,
substantial undue
economic hardship.
Funds not
dedicated for
specific use.
Levy on
real
property
tax roll.
2214
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
24 Appendix D - Implementation Costs
2215
City of South Lake Tahoe
Impact Report for Vacancy Tax Initiative
June 2024
Appendix D - Implementation Costs
Finance
Director,
Budget
Purch, AP,
PR
Revenue/
Accountin
g
Audits,
Collections
Development
Services
Director
Program
Manager
Code
Enforceme
nt
Engineering
(Streets
Program
Manager)
IT
Supervisor
Network
Analyst
Program
Oversight
PIO Hearing
Officer
Legal
FULLY BURDENED HOURLY RATES 141$ 72$ 93$ 87$ 117$ 88$ 56$ 114$ 91 $ 82$ 168$ 75$ 65$ 160$ Hrs Amount START UP (January 2025 through December 2025)
Amend and test online system for collecting property data and remitting payment 50 7,050$ 0 100,000$ 20 1,860$ 20 1,740$ 5 585$ 0 -$ 0 -$ 0 -$ 60 5,460$ 60 4,920$ 5 840$ 0 -$ 0 -$ 0 -$ 220 122,455 Tax collection module add-on* 0 -$ 30,000$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 30,000Establish internal revenue tracking 10 1,410$ 0 -$ 10 930$ 10 870$ 0 -$ 0 -$ 0 -$ 0 -$ 10 910$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 40 4,120Adopt and implement ordinance 25 3,525$ 0 -$ 10 930$ 10 870$ 10 1,170$ 90 7,920$ 10 560$ 0 -$ 0 -$ 0 -$ 10 1,680$ 0 -$ 0 -$ 25 3,996$ 190 20,651 Initial mailers and outreach 4 564$ 0 15,000$ 25 2,325$ 0 -$ 0 -$ 20 1,760$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 30 2,250$ 0 -$ 0 -$ 79 21,899Setup the Residential Vacancy Tax Oversight Committee with bylaws 10 1,410$ 0 -$ 0 -$ 0 -$ 5 585$ 50 4,400$ 0 -$ 0 -$ 0 -$ 0 -$ 10 1,680$ 0 -$ 0 - $ 30 4,795$ 105 12,870 Committee members trainings 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 40 3,520$ 0 -$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 15 2,398$ 60 6,758Develop annual vacancy declaration process 35 4,935$ 0 -$ 35 3,255$ 35 3,045$ 10 1,170$ 120 10,560$ 5 280$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 20 3,197 $ 265 27,282 Develop annual audit process 35 4,935$ 0 -$ 35 3,255$ 35 3,045$ 10 1,170$ 35 3,080$ 5 280$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 20 3,197$ 180 19,802Develop annual tax imposition process 20 2,820$ 0 -$ 20 1,860$ 20 1,740$ 10 1,170$ 10 880$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 20 3,197$ 100 11,667 Develop process for administration and review of claimed exemptions 15 2,115$ 0 -$ 15 1,395$ 30 2,610$ 0 -$ 20 1,760$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 10 1,598$ 90 9,478 Develop process for CPI annual increase 5 705$ 5 360$ 0 -$ 0 -$ 0 -$ 5 440$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 1 160$ 16 1,665 Develop process for vetting use of funds 15 2,115$ 0 -$ 0 -$ 0 -$ 10 1,170$ 70 6,160$ 15 840$ 0 -$ 0 -$ 0 -$ 10 1,680$ 0 -$ 0 -$ 10 1,598$ 130 13,563 Develop and adopt appeal process 10 1,410$ 0 -$ 10 930$ 10 870$ 0 -$ 20 1,760$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 10 1,598$ 60 6,568 Setup enforcement mechanisms 15 2,115$ 0 -$ 0 -$ 0 -$ 5 585$ 5 440$ 15 840$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 15 2,398$ 60 7,218 Retain independent auditor 5 705$ 5 360$ 0 -$ 0 -$ 0 -$ 5 440$ 0 -$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 1 160$ 21 2,505Present to oversight committee all the above 10 1,410 $ 0 -$ 10 930$ 0 -$ 5 585$ 30 2,640$ 0 -$ 0 -$ 0 -$ 0 -$ 5 840$ 0 -$ 0 -$ 10 1,598$ 70 8,003 Website revisions/additions for all the above 10 1,410$ 0 -$ 10 930$ 10 870$ 0 -$ 10 880$ 5 280 $ 0 -$ 30 2,730$ 30 2,460$ 10 1,680$ 20 1,500$ 0 -$ 10 1,598$ 145 14,338 Policies and procedures and training for all the above 20 2,820$ 0 -$ 20 1,860$ 20 1,740$ 5 585$ 40 3,520$ 10 560$ 0 -$ 20 1,820$ 20 1,640$ 10 1,680$ 0 -$ 0 -$ 20 3,197$ 185 19,422 Forms and FAQ for all the above 20 2,820$ 0 -$ 20 1,860$ 20 1,740$ 5 585$ 20 1,760$ 20 1,120$ 0 -$ 0 -$ 0 -$ 20 3,360$ 20 1,500$ 0 -$ 20 3,197$ 165 17,942 Subtotal 314 44,274$ 10 145,720$ 240 22,320$ 220 19,140$ 80 9,360$ 590 51,920 $ 85 4,760$ 0 -$ 120 10,920$ 110 9,020$ 105 17,640$ 70 5,250$ 0 - $ 237 37,882$ 2,181 378,206$ ONGOING Residential Vacancy Tax Oversight Committee (Annually) Administration of the Residential Vacancy Tax Committee - agendas, meeting minutes. etc. 12 1,692$ 0 -$ 12 1,116$ 0 - $ 5 585$ 60 5,280$ 0 -$ 0 -$ 0 -$ 3 246$ 15 2,520$ 0 -$ 0 -$ 5 799$ 112 12,238Attend Residential Vacancy Tax Committee meetings 3 to 4 a year - staff time, prep, logistics, etc. 12 1,692$ 0 -$ 12 1,116$ 0 - $ 24 2,808$ 64 5,632$ 12 672$ 0 -$ 0 -$ 0 -$ 12 2,016$ 0 -$ 0 -$ 0 -$ 136 13,936Community meetings 1 to 2 a year - staff time, prep, outreach, logistics etc. 8 1,128$ 0 -$ 8 744$ 0 -$ 8 936$ 36 3,168$ 8 448$ 0 -$ 0 -$ 0 -$ 8 1,344$ 20 1,500$ 0 -$ 0 -$ 96 9,268Prepare ad-hoc reports and analysis for the Residential Vacancy Tax Committee 40 5,640$ 0 -$ 40 3,720$ 40 3,480$ 40 4,680$ 120 10,560$ 40 2,240$ 0 -$ 0 -$ 0 -$ 40 6,720$ 0 -$ 0 -$ 0 -$ 360 37,040 Annual Report 6 846$ 0 -$ 6 558 $ 6 522$ 12 1,404$ 32 2,816$ 6 336$ 0 -$ 0 -$ 0 -$ 6 1,008$ 6 450$ 0 -$ 0 -$ 80 7,940 Legal counsel 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 0 Subtotal 78 10,998$ 0 -$ 78 7,254$ 46 4,002$ 89 10,413$ 312 27,456$ 66 3,696$ 0 -$ 0 -$ 3 246$ 81 13,608$ 26 1,950$ 0 -$ 5 799$ 784 80,422$ ONGOING Administration (Annually)Outreach to all property owners regarding self-reporting requirements 10 1,410$ 0 -$ 40 3,720$ 40 3,480$ 10 1,170$ 40 3,520$ 20 1,120$ 0 -$ 0 -$ 0 -$ 5 840$ 30 2,250$ 0 -$ 0 -$ 195 17,510 Answer customer questions and respond to Public Records Act requests 20 2,820$ 0 -$ 100 9,300$ 100 8,700$ 0 -$ 100 8,800$ 30 1,680$ 0 -$ 0 -$ 0 -$ 10 1,680$ 30 2,250$ 20 1,296$ 20 3,197$ 430 39,723 Review/approve tax exemption (approx. 10,000) 30 4,230$ 0 -$ 30 2,790$ 1500 130,500$ 0 -$ 100 8,800$ 100 5,600$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 30 4,795$ 1,790 156,715 Review appeals 5 705$ 0 -$ 0 -$ 50 4,350$ 0 -$ 20 1,760$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 200 12,960$ 0 -$ 275 19,775 Review/follow up on non-respondents (25% of 16,000 = 4,000) 0 -$ 0 -$ 0 -$ 200 17,400$ 0 -$ 100 8,800$ 200 11,200$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 500 37,400 Prepare annual notices (16,000) 0 -$ 0 15,000$ 20 1,860$ 80 6,960$ 0 -$ 20 1,760$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 30 2,250$ 0 -$ 0 -$ 150 27,830 Process payments both electronic and checks (6,000) 0 -$ 0 -$ 200 18,600$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 200 18,600 Negotiate payment arrangements/plans 0 -$ 0 -$ 0 -$ 80 6,960$ 0 -$ 80 7,040$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 160 14,000Adjust tax rate annually for CPI changes 5 705$ 5 360$ 0 -$ 0 -$ 0 -$ 10 880$ 0 -$ 0 -$ 0 -$ 0 -$ 5 840$ 5 375$ 0 -$ 5 799$ 35 3,959 Annual audits/inspections to verify vacancy status 0 -$ 0 -$ 0 -$ 100 8,700$ 0 -$ 10 880$ 150 8,400$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 260 17,980 Independent Auditors Report 5 705$ 0 15,000$ 5 465$ 0 -$ 0 -$ 5 440$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 15 16,610 Issuing citations for non-compliance (25% of 16,000 = 4,000) 0 -$ 0 -$ 0 -$ 30 2,610$ 0 -$ 10 880$ 200 11,200$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 240 14,690 Program tax revenue for affordable housing 15 2,115$ 0 -$ 15 1,395$ 0 -$ 30 3,510$ 30 2,640$ 0 -$ 0 -$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 -$ 110 11,625 Residential Vacancy Tax Housing Creation and Project Management 0 -$ 0 -$ 0 -$ 0 -$ 120 14,040$ 240 21,120$ 80 4,480$ 0 -$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 -$ 460 41,605 Program tax revenue for roadworks and related infrastructure 15 2,115$ 0 -$ 15 1,395$ 0 -$ 0 -$ 15 1,320$ 0 -$ 15 1,710$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 -$ 80 8,505 Residential Vacancy Tax Roadworks Project Creation and Project Management0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 15 1,320$ 0 -$ 200 22,800$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 - $ 235 26,085 Program tax revenue for Transit projects and related infrastructure 15 2,115$ 0 -$ 15 1,395$ 0 -$ 0 -$ 15 1,320$ 0 -$ 15 1,710$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 -$ 80 8,505 Residential Vacancy Tax Transit projects and Project Management 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 15 1,320$ 0 -$ 200 22,800$ 0 -$ 0 -$ 5 840$ 15 1,125$ 0 -$ 0 -$ 235 26,085 Budgeting and analysis throughout the year 20 2,820$ 0 -$ 20 1,860$ 0 -$ 0 -$ 30 2,640$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 70 7,320 Quantifying administrative costs and perform accounting entries 20 2,820$ 0 -$ 20 1,860$ 0 -$ 0 -$ 10 880$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 0 -$ 50 5,560 Maintenance of online reporting/payment system 10 1,410$ 0 1,000$ 10 930$ 10 870$ 0 -$ 0 -$ 0 -$ 0 -$ 20 1,820$ 20 1,640$ 0 -$ 0 -$ 0 -$ 0 -$ 70 7,670 Subtotal 170 23,970$ 5 31,360$ 490 45,570$ 2,190 190,530$ 160 18,720$ 865 76,120$ 780 43,680$ 430 49,020$ 20 1,820$ 20 1,640$ 50 8,400$ 185 13,875$ 220 14,256$ 55 8,791$ 5,640 527,752$ Grand Total 562 79,242$ 15 177,080$ 808 75,144$ 2,456 213,672$ 329 38,493$ 1,767 155,496$ 931 52,136$ 430 49,020$ 140 12,740$ 133 10,906$ 236 39,648$ 281 21,075$ 220 14,256$ 297 47,472$ 8,605 986,380$ Ongoing Hours Subtotal 248 5 568 2,236 249 1,177 846 430 20 23 131 211 220 60 6,424 Grand Total Start-up 378,206$
Grand Total Ongoing Committee 80,422$
Grand Total Administrative 527,752$
Grand Total First Year 986,380$
Grand Total Ongoing 608,174$
*I.T. costs assume there is a commercial off-the- shelf (COTS) application available to serve this tax collection process. I.T. costs estimates will increase if the custom development of an EHT application is required.
City Manager TotalsDevelopment Services
Tax on Vacant Parcels ("Residential Vacancy Tax")Estimate of Annual Staff Time to Administer Program (in Hours) Finance Public Works IT
2216
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 18, 2024
Agenda Item #:23
Agenda Item: General Municipal Election Consolidation
Executive Summary: Under section 10403 of the California Elections Code, the City shall at least 88 days prior to the date of the election, file with the El Dorado County Board of Supervisors, and a copy with the City Clerk, a Resolution of the City Council ordering the election to be held and requesting consolidation with the statewide general election.
Requested Action / Suggested Motions: Pass a Resolution calling and ordering to be held in the City of South Lake Tahoe, County of El Dorado, a General Municipal Election to be consolidated with the Statewide General Election to be held on Tuesday, November 5, 2024, for the purpose of submitting to the electorate a Citizen’s Initiative entitled “An Initiative to Establish a Tax on Owners of Vacant Residential Units in the City of South Lake Tahoe” and for the purpose of the election of two (2) Council Members.
Responsible Staff Member: Susan Blankenship, City Clerk Reviewed and Approved By: Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Heather Stroud, City Attorney
Attachments:
01-Staff Report - General Municipal Election Consolidation.docx 02-Resolution-Ordering Election and Requesting EDC Consolidation.docx 03-Exhibit A - Full Text of Measure-Residential Vacancy Tax 2217
Council Agenda Report June 18, 2024 Page 1 of 2
City of South Lake Tahoe
Report to City Council
Meeting Date: June 18, 2024
Title: General Municipal Election Consolidation
Location: Citywide
Responsible Staff Member: Susan Blankenship, City Clerk Background:
Citizen’s Initiative
On April 22, 2024, Locals for Affordable Housing filed a citizen’s initiative containing 2,471 signatures purporting to be signatures of qualified electors with the City Clerk. The City Clerk delivered the petition via El Dorado County courier to the El Dorado County Elections Department in Shingle Springs for examination (Elections Code 9114, Examination of signatures and certification, full check).
On May 7, 2024, City Council passed a motion requesting an Elections Code section 9212 report for the Vacancy Tax Citizens Initiative to be presented at the June 18 City Council meeting to cover its fiscal impact, its effect on the use of land, availability of housing, and ability of the City to meet its regional housing needs, and its impact on funding for infrastructure including transportation infrastructure, contingent upon the City Clerk certifying the sufficiency of the petition. Council provided direction for this report to include fiscal impacts (positive and negative), methods for determining vacancy, impact on property values, a list of differences between comparable cities, implementation costs, an initial high-level legal analysis, and direction for the report to be as broad as possible given the time constraints.
On May 15, 2024, the City Clerk notified the proponents the petition exceeded the necessary number of valid signatures as certified by the El Dorado County Elections Department (1,159 or 10% of registered voters of the City of South Lake Tahoe at the time the Notice of Intent to Circulate was published) and found sufficient (Elections Code 9114 and 9211).
On June 4, 2024, the City Council Received and Filed the Certificate of Sufficiency of a petition entitled “An Initiative to Establish a Tax on Owners of Vacant Residential Units in the City of South Lake Tahoe.” The Initiative has qualified for the November 5, 2024, Election.
Elected Officials
Two (2) Council members terms of office expire in November 2024 (Councilmembers Creegan and Friedrich).
The City holds elections for elective offices concurrently with statewide general elections as required by South Lake Tahoe City Code section 2.01.030. 2218
Council Agenda Report June 18, 2024 Page 2 of 2
Consolidated Election with El Dorado County
Under section 10403 of the California Elections Code, the City shall at least 88 days prior to the date of the election, file with the El Dorado County Board of Supervisors, and a copy with the City Clerk, a Resolution of the City Council ordering the election to be held and requesting consolidation with the statewide general election.
Financial Implications: Costs associated with administering elections will be budgeted for within City Clerk Budget FY 2024-2025.
Environmental Considerations: This is not a “project” subject to review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15378(b)(2) (continuing administrative activities).
Policy Implications: An order calling the election and requesting consolidation with the County conforms to the City Code and California Elections Code. 2219
Resolution 2024-XXX June 18, 2024 Page 1 of 2
Resolution 2024-XXX
Adopted by the City of South Lake Tahoe
City Council
June 18, 2024
Calling and Ordering an Election in the City of South Lake Tahoe and Requesting the El Dorado County Board of Supervisors to consolidate a General Municipal Election with the Statewide General Election on November 5, 2024
BACKGROUND
A. The City Council of the City of South Lake Tahoe must order a General Municipal Election to be held on November 5, 2024, for the purpose of submitting to the electorate a Citizen’s Initiative entitled “An Initiative to Establish a Tax on Owners of Vacant Residential Units in the City of South Lake Tahoe”, and for the purpose of the election of two (2) Council Members.
B. Under South Lake Tahoe City Code section 2.01.030 and California Elections Code section 10403, the City Council is requesting that the General Municipal Election be consolidated with the Statewide General Election to be held on November 5, 2024.
BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1. Pursuant to the laws of the State of California relating to General Law Cities, calls and orders to be held in the City of South Lake Tahoe, County of El Dorado, a General Municipal Election to be consolidated with the Statewide General Election to be held on Tuesday, November 5, 2024, for the purpose of the election of two (2) Council Members, and for the purpose of submitting to the electorate a Citizen’s Initiative entitled “An Initiative to Establish a Tax on Owners of Vacant Residential Units in the City of South Lake Tahoe”.
2. Submits the Ordinance attached hereto as Exh. A to the qualified voters of the City on the general election on November 5, 2024, to impose a special tax on owners of certain vacant residential units.
3. Directs that the ballot label for the proposed Citizen’s Initiative Measure shall be submitted for a “Yes” or “No” vote as follows:
Shall the measure to tax property owners who keep nonexempt residential units in the City of South Lake Tahoe vacant more than 182 days/year, $3,000/unit for the first year of vacancy and $6,000/unit for subsequent consecutive years, subject to CPI adjustment, with exceptions, generating between $10,000,000 to $20,000,000 annually until ended by voters, to be used only for housing, roadworks, transit, and administrative and legal costs, with administration overseen by oversight committee, be adopted?
4. Declares that the type, rate, and method of collection of the tax are set forth in the Ordinance, the full text of which shall be printed and made available to voters pursuant to Sections 9119 and 9223 of the California Elections Code
2220
Resolution 2024-XXX June 18, 2024 Page 2 of 2
5. Directs that arguments for and against the measure may be filed in accordance with applicable law, and that neither City Council as a body or any individual member of Council is directed to file a written argument or any rebuttal argument for or against the measure.
6. Directs the City Clerk to consider arguments for and against the measure and rebuttal arguments filed by bona fide associations or individual residents who are eligible to vote in accordance with California Elections Code sections 9282 and 9285, and directs the City Clerk to send copies of the arguments selected for and against the measure that will be printed and distributed to the voters to the opposing authors of the primary arguments, pursuant to California Elections Code section 9285.
The authors, or a majority of the authors of the primary arguments, may prepare and submit rebuttal arguments not exceeding 250 words, or may authorize, in writing, others to submit a rebuttal argument. The rebuttal arguments shall be filed with the City Clerk, accompanied by the printed name(s) and signature(s) of the person(s) submitting it, or if submitted on behalf of an organization, the name of an organization, and the printed name and signature of at least one of its principal officers, not more than ten (10) days after the final date for filing direct arguments. Rebuttal arguments shall be printed in the same manner as primary arguments. Each rebuttal argument shall immediately follow the primary argument that it seeks to rebut.
7. Directs the City Clerk to transmit a copy of the Measure to the City Attorney who is directed to prepare an impartial analysis of the measure in accordance with California Elections Code section 9280.
8. Requests that the Board of Supervisors of the County of El Dorado approve consolidation of said election with the Statewide General Election to be held on November 5, 2024.
9. Acknowledges that the consolidated election will be held and conducted in the manner prescribed in California Elections Code section 10418.
10. Directs the City Clerk to file a certified copy of this resolution with the El Dorado County Board of Supervisors and the El Dorado County Recorder Clerk-Elections Division.
Adopted by the City of South Lake Tahoe City Council on June 18, 2024, by the following vote:
Yes:
No:
Absent:
Abstain:
________________________ Date:_________
Cody Bass, Mayor
Attest:
________________________
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.
2221
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
The people of the City of South Lake Tahoe do ordain as follows:
Section 1. Title
This Act shall be known and may be cited as the “City of South Lake Tahoe Residential Vacancy Tax Ordinance.” Section 2. Findings and Declarations
The People of the City of South Lake Tahoe find and declare as follows:
A. Residential vacancies are an increasing concern in South Lake Tahoe.
B. The 2022 American Community Survey (ACS) census indicates 7,150 out of 16,275 total housing units in the City of South Lake Tahoe are vacant. These vacant homes now account for approximately 44 percent of the total housing supply in South Lake Tahoe, up from approximately 33 percent in 2000.
C. The increase in vacant units has reduced available housing, contributing to a shrinking population, shortage of local workers, decline in school enrollment, and rising housing costs. Median home prices in the area have more than doubled since 2013. Approximately half of workers in the Tahoe area now live outside the region, and of those who do live here, nearly two-thirds do not earn enough to afford the living expenses of a typical family.
D. The housing affordability crisis has created an urgent need to fund additional services and programs including, but not limited to, construction of new affordable housing, housing acquisition and renovation, rental/deposit assistance programs, and homeowner assistance programs.
E. Existing funding from City, County, State, and Federal resources has been insufficient to meet the community’s current housing needs. The City currently has a growing waitlist of over 1,000 residents seeking affordable housing, and will need an additional 3,290 housing units to house the local workforce by 2026.
F. The City’s current transportation infrastructure is failing to meet the needs of the community and the environment. The City’s Public Works department has cited the need for $500 million to resolve existing deferred maintenance to the City’s roads, stormwater, and critical infrastructure. Additionally, the City will require significant funding to expand and improve public transit for the local workforce and community.
G. The City has identified the need to establish a local discretionary funding source to establish sufficient housing, road repair, and transit in the City of South Lake Tahoe’s adopted 2023-2028 Strategic Plan.
H. The Vacancy Tax establishes a local discretionary funding source for housing, road repair and transit, as outlined by the City’s Strategic Plan.
I. The Vacancy Tax introduces an annual fee for residential housing units that sit vacant for the majority of the year, with exemptions and exclusion periods for properties under renovation, elderly residents in care facilities, wildland firefighters, and active-duty military, among others. If a home is partially or fully occupied by an owner, tenant, or guest for more than 182 days throughout the year, no tax will be owed.
J. The Vacancy Tax is projected to generate more revenue than any other new funding source evaluated by the City by a significant margin, and could become the City’s single largest revenue source.
K. The taxes imposed under this ordinance are to be used solely for the purpose of funding the creation and operation of local housing, road infrastructure, transit infrastructure and operations, and related programs, described below. Because the proceeds of the Tax will be deposited into a special fund restricted for the services and programs specified in this Ordinance, the Tax is a special tax.
L. The Vacancy Tax addresses the City’s most pressing needs by simultaneously generating funds, adding available housing units, encouraging the active use of vacant property, and discouraging the loss of more housing units to vacancy, thereby promoting a healthy residential community and local economy.
Section 3. City of South Lake Tahoe Residential Vacancy Tax Ordinance Chapter 3.60 is added to the City of South Lake Tahoe City Code to read as follows:
Chapter 3.60: Residential Vacancy Tax
Section 3.60.010 Definitions 2222
Unless otherwise defined in this Chapter, the terms in this Chapter shall have the meanings given to them in Chapter 3 of the City Code, as amended from time to time.
For purposes of this Chapter, the following definitions shall apply:
A. “Act” means the City of South Lake Tahoe Residential Vacancy Tax Ordinance.
B. “City” means the City of South Lake Tahoe.
C. “City Council” means the City Council of the City of South Lake Tahoe.
D. “Residential Unit” means a house, an apartment, a group of rooms, or a single room that is designed as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have a kitchen and direct access from the outside of the building or through a common hall. For purposes of this Chapter, a Residential Unit shall not include:
1. A unit in a hotel, as defined below:
(a) Any lodging house, dwelling, motel, hotel, condo-hotel, inn, bed and breakfast, or other building or structure or portion thereof, maintained, advertised, or otherwise held out to the public in any manner as a place where sleeping, rooming, or any other type of visitor accommodations are furnished to transients, composed either in whole or in part of members of the public, whether with or without meals. (b) Vacation home rentals and time-sharing arrangements are not hotels for purposes of this Chapter.
2. An Accessory Dwelling Unit or Junior Accessory Dwelling Unit, as defined in City Code Chapter 6.85.050.
3. A unit in a currently operational nursing home, residential care facility, or other similar facility.
4. Any unit that is fully exempt from property tax under the welfare exemption under section 214(g) of the California Revenue and Taxation Code, as may be amended from time to time.
F. “Tax” means the Residential Vacancy Tax imposed by section 3.60.020.
G. “Vacant” means unoccupied by any natural person for more than 182 days, whether consecutive or nonconsecutive, within a given calendar year, except for the Exclusion Periods defined in section 3.60.030.
Section 3.60.020 Imposition of Tax
A. Except as otherwise provided in this Chapter, the City imposes an annual Residential Vacancy Tax on each person who owns a Residential Unit if that Residential Unit is Vacant.
B. The Residential Vacancy Tax on an owner of a Vacant Residential Unit shall be as follows:
1. For the first calendar year that the Residential Unit is Vacant, the tax shall be $3,000 per Residential Unit;
2. For the second consecutive calendar year and each subsequent consecutive calendar year thereafter that the Residential Unit is Vacant, the tax shall be $6,000 per Residential Unit.
C. The Residential Vacancy Tax shall take effect on January 1, 2026.
D. The rates set forth in subsection B shall be adjusted annually, beginning in 2027, in accordance with the increase in the Consumer Price Index: All Urban Consumers, or appropriate alternative or successor Consumer Price Index chosen by the City Manager or their designee, as reported by the United States Bureau of Labor Statistics, for October of the year preceding the subject year. The City shall publish the adjusted tax rates for the subject year no later than December 31 of the preceding year.
E. The Residential Vacancy Tax shall be payable by the person who owns the Vacant Residential Unit. Not more than one tax per Residential Unit shall be imposed under this section for a calendar year by reason of multiple liable owners. If there are multiple liable owners, each owner shall be jointly and severally liable for the Tax, which shall be the highest amount of tax payable by any owner for that Residential Unit for that calendar year.
F. In determining whether a Residential Unit is Vacant during a calendar year, days within any Vacancy Exclusion Period shall be counted as if occupied if that Vacancy Exclusion Period applies to an owner or tenant of that Residential Unit, as shall days in which the Residential Unit was not owned by the owner.
Section 3.60.030 Vacancy Exclusion Period
In determining whether a Residential Unit is Vacant during a calendar year, days within any Vacancy Exclusion Period shall be counted as if occupied if that Vacancy Exclusion Period applies to an owner or tenant of that Residential Unit.
Vacancy Exclusion Period means any of the following:
A. Care Period. The period during which a Residential Unit is unoccupied because the occupant of the Residential Unit who uses that Residential Unit as their principal residence is staying in a hospital, long term or supportive care facility, medical care or treatment facility, or other similar facility.
B. Civilian Service Period. The period during which a Residential Unit is unoccupied because an occupant of the Residential Unit who uses that Residential Unit as their principal residence is serving as a firefighter or other emergency service worker.
C. Disaster Period. The three-year period following the date that a Residential Unit was made uninhabitable or unusable due to fire, natural disaster, or other catastrophic event, except where a negligent, reckless or willful act or omission by the owner or agent of the owner contributed to or caused the Residential Unit to become uninhabitable or unusable due to fire, natural disaster, or other catastrophic event.
D. Emergency Period. The declared period during which the City Council, by a two-thirds vote of the City Council, finds that a declared emergency has undermined the ability of owners to fill vacancies in their Residential Units. Such a period shall last for no more than 60 days from its enactment by the City Council, but may be extended by 60-day increments, on or before its expiration, by a two-thirds vote of the City Council, for a total of no more than one year, so long as the emergency continues and the required findings continue to be made.
E. Military Service Period. The period during which a Residential Unit is unoccupied because an occupant of the Residential Unit who uses that Residential Unit as their principal residence is serving in the Military.
F. Owner Death Period. The period, with respect to a co-owner or decedent’s estate, heirs, or beneficiaries, during which a Residential Unit is unoccupied because of the death of any owner of a Residential Unit who was the sole occupant of that Residential Unit immediately prior to such owner’s death, provided that such period shall not exceed the longer of two years or the period during which the Residential Unit is subject to the authority of a probate court.
G. Rehabilitation Period. The period of active renovation or construction of a Residential Unit, for which a building permit was issued, and for which the City Manager or their designee determines, by way of documentation submitted by an owner, reasonably negatively impacted the habitability of that unit for a duration of time that the City Manager or their designee determines was reasonable for the permitted renovation or construction.
Section 3.60.040 Exemptions
A. For only so long as and to the extent that the City is prohibited by the Constitution or laws of the State of California or the Constitution or laws of the United States from imposing the Residential Vacancy Tax on any person, that person shall be exempt from the Residential Vacancy Tax.
B. Any organization that is exempt from income taxation under section 501(c)(3) of the Internal Revenue Code of 1986, as amended, shall be exempt from the Residential Vacancy Tax.
C. The federal government, the City, the State of California, and any county, municipal corporation, district, and other political subdivision of the State shall be exempt from the Residential Vacancy Tax, except where any constitutional or statutory immunity from taxation is waived or is not applicable.
D. Any Residential Unit on a parcel accessed by a road subject to seasonal winter road closures, or for which year-round access to the Residential Unit is otherwise seasonally restricted by agreement with a local, state, or federal government or government agency, or by a deed restriction that existed prior to January 1, 2024, shall be exempted from the Residential Vacancy Tax. The City Manager or their designee shall prescribe a manner for owners of Residential Units to claim this exemption.
E. Any Residential Unit that lacks suitable insulation or heating for winter habitability as of January 1, 2024 shall be exempted from the Residential Vacancy Tax. The City Manager or their designee shall prescribe a manner for owners of Residential Units to claim this exemption, which shall include an inspection of the Residential Unit. The City may charge a reasonable fee for this inspection. New Residential Units that are constructed without suitable insulation or heating for winter habitability, or existing Residential Units that are altered to remove suitable insulation or heating for winter habitability, after January 1, 2024, shall not be exempted from the Residential Vacancy Tax.
Section 3.60.050 Declaration of Occupancy & Returns
A. Vacancy Tax Due Date. The City Manager or their designee shall specify a Vacancy Tax Due Date, not to exceed six (6) months from the end of the subject year. The City Manager or their designee shall publish the Vacancy Tax Due Date no later than December 31 of the year preceding the subject year.
B. Declaration of Occupancy. Every owner of a residential unit, or a representative authorized to act on their behalf, shall file an annual Declaration of Occupancy with the City.
1. The City Manager or their designee shall prescribe the means and manner for submitting an annual Declaration of Occupancy for a Residential Unit, that shall include, but are not limited to, the following components:
(a) A means to declare the Residential Unit as Vacant, or not Vacant, or subject to an Exemption, and which may include the submission of supporting documentation;
(b) A website or online portal which explains the Tax and allows electronic submission of the Declaration of Occupancy; and (c) A paper declaration form which explains the Tax and provides for mail or in-person submission of the Declaration of Occupancy. Paper declaration forms shall be mailed to owners no later than October 31 of the subject year for which the Residential Vacancy Tax is being imposed. The City may allow owners to opt out of receiving paper forms related to this Tax.
2. All persons who own a Residential Unit, or their agent, or a representative authorized to declare on their behalf, shall submit an annual Declaration of Occupancy, by either electronic submission or paper declaration form, for each Residential Unit owned at any time during a calendar year, on a date specified by the City Manager or their designee and which is no later than the Vacancy Tax Due Date. The City Manager or their designee may elect to waive this requirement for owners who are exempt from the Residential Vacancy Tax with respect to that Residential Unit under Section 3.60.040.
3. Any person who fails to file a Declaration of Occupancy, as required by this Section for a Residential Unit, shall be presumed to have kept that Residential Unit Vacant for the calendar year for which the Declaration is required.
4. Any owner who submits a Declaration of Occupancy less than twelve (12) months late, and which declares the Residential Unit as not Vacant, or subject to an Exemption, shall have the Tax and any associated penalties and interest waived, but the owner shall pay a Late Fee as defined in section 3.60.070. 2223
5. Any person who fails to file the required Declaration of Occupancy may, at any time, rebut the presumption by producing satisfactory evidence, in a manner prescribed by the City Manager or their designee, that a Residential Unit that they owned was not Vacant during the calendar year for which the Declaration is required.
If satisfactory evidence is provided, the Tax and any associated penalties and interest shall be waived, but the owner shall pay a Late Fee as defined in section 3.60.070.
C. Each person who is required to pay the Residential Vacancy Tax, as outlined in Sections 3.60.020 to 3.60.040, shall file a return, along with a payment of the tax, in the form and manner prescribed by the City Manager or their designee. The return shall be submitted by the owner, their agent, or a representative authorized to file on their behalf, for each Residential Unit owned, no later than the Vacancy Tax Due Date. The Declaration of Occupancy and return may be combined into a single form to be submitted electronically, by mail, or in-person.
Section 3.60.060 Administration of the Residential Vacancy Tax A. The City Manager or their designee shall enforce the provisions of this Chapter and may prescribe, adopt, and enforce rules and regulations relating to the administration and enforcement of this Chapter.
B. Audits. The City Manager or their designee shall establish reasonable processes for auditing Residential Units to verify an associated return or Declaration of Occupancy and for owners to provide any supporting documentation as may be required to make a determination of vacancy. Audits may take place at any time for up to five (5) years after the applicable calendar year.
C. Any Residential Vacancy Tax owed is delinquent if not received by the City on or before the Vacancy Tax Due Date.
Section 3.60.070 Failure to Remit Tax - Penalties and Fees A. Late Fee. Any owner who submits a return or Declaration of Occupancy late, shall pay a late fee not less than $35.
B. Delinquency penalty. Any owner who fails to remit any delinquent remittance on or before a period of 30 days following the date on which the remittance first became delinquent shall pay a delinquency penalty of 10 percent of the amount of the Residential Vacancy Tax.
C. False Declaration. For each subject year within the preceding five (5) years, if the City Manager or their designee determines that:
1. A Residential Unit was Vacant for that subject year; and
2. The Tax was not paid in full for that subject year; and
3. A false statement was made on a Declaration of Occupancy for that subject year then a penalty of no less than 100 percent of the amount owed, exclusive of fees, interest, and penalties, shall be added thereto in addition to the penalties imposed in this section.
D. Repeated False Declaration. The City Manager or their designee may specify an increased penalty for owners who make repeated False Declarations.
E. Transactions with the principal purpose of avoiding or evading all or a portion of the Residential Vacancy Tax shall be disregarded for purposes of determining the amount of the Residential Vacancy Tax and whether the Residential Vacancy Tax is due. Any owner determined to have engaged in one or more transactions with the principal purpose of avoiding or evading all or a portion of the Residential Vacancy Tax shall be liable for the Residential Vacancy Tax and also liable for a penalty in an amount not less than the Residential Vacancy Tax.
F. Charge for Audits and Collection of Attorney’s Fees. A reasonable fee equal to the City’s costs for the audit of a Declaration of Occupancy, shall be charged to the owner of the Residential Unit where unpaid taxes are discovered as a result of the audit. If the City is the prevailing party in litigation filed to collect taxes, penalties, and/or interest due under this chapter, the City shall be entitled to recover reasonable attorney’s fees and costs.
G. Interest. In addition to the penalties imposed, any owner who fails to remit any tax imposed by this Chapter shall pay interest at the rate of one and one-half percent per month or fraction thereof on the amount of the tax, inclusive of penalties, from the date on which the remittance first became delinquent until paid.
H. Penalties Merged with Tax. Every penalty imposed and such interest as accrued under the provisions of this section shall become a part of the tax required to be paid.
I. Any tax required to be paid by an owner under the provisions of this Chapter shall be deemed a debt owed by the owner to the City. Any person owing money to the City under the provisions of this Chapter shall be liable to an action brought in the name of the City for the recovery of such amount, along with any collection costs incurred by the City as a result of the person’s noncompliance with this Chapter, including, but not limited to, reasonable attorney’s fees, plus interest and penalties as herein provided.
Section 3.60.080 Appeals
A person who owns a Residential Unit may, within fifteen (15) days of notification of an adverse decision by the City Manager or their designee under this Chapter, file with the City Clerk a written notice of appeal pursuant to the procedures described in Section 2.35 of the City Code.
Section 3.60.090 Residential Vacancy Tax Fund
There is hereby established in the Treasury of the City of South Lake Tahoe a special fund entitled the Residential Vacancy Tax Fund. All revenues generated by the Residential Vacancy Tax, together with any interest and penalties, shall be collected each fiscal year and deposited into the Fund. Revenues in the Fund shall be used exclusively to carry out the purposes of this Act as specified in Section 3.60.100.
Section 3.60.100 Use of Residential Vacancy Tax Ordinance Revenue Monies in the Residential Vacancy Tax Fund may be used for the following purposes:
A. Housing purposes:
1. The construction of housing within the City of South Lake Tahoe;
2. The purchase of property within the City of South Lake Tahoe for the purposes of creating new housing opportunities;
3. Paying property owners to add deed restrictions to property within the City of South Lake Tahoe;
4. The purchase of property containing existing housing within the City of South Lake Tahoe for the purpose of continuing its operation;
5. The renovation, maintenance, expansion, or operation of housing units, including rehabilitation loan programs;
6. Housing assistance programs, including but not limited to rental subsidies, security deposit assistance programs, and home buyer assistance programs;
7. Housing incentive programs, including but not limited to, property developer incentive programs, and landlord incentive programs;
8. Housing support services, including but not limited to, housing issues hotlines, legal aid, and fair housing programs; and
9. Enforcement of allowed uses of residential properties.
B. The City Council shall establish eligibility standards for each housing expenditure made under paragraphs 1 through 7 of subdivision A based on one or more of the following factors:
1. Occupant or household income;
2. Occupant or household wealth;
3. Occupant geographic employment;
4. Occupant disability;
5. Previous occupancy in government-subsidized housing;
6. Previous occupancy in housing with eligibility standards based on wealth, income, disability, or geographic employment; or
7. Prohibition on the property from becoming Vacant.
C. Roadworks and related infrastructure purposes:
1. The repair, maintenance, replacement, or new construction of road infrastructure within the City of South Lake Tahoe;
2. The repair, maintenance, replacement, or new construction of bicycle or multi-use paths within the City of South Lake Tahoe; and
3. The repair, maintenance, replacement, or new construction of infrastructure related to the management of stormwater as defined in section 7.15.030 of the City Code.
D. Transit projects and related infrastructure purposes:
1. The operational or capital equipment costs of public transit services, including but not limited to transit vehicles, transit related personnel, or transit related contract services, which operate within the City of South Lake Tahoe and which may additionally serve destinations outside of the City of South Lake Tahoe; and
2. The repair, maintenance, replacement, or new construction of public transit infrastructure, including but not limited to bus or rail infrastructure, within the City of South Lake Tahoe.
E. Reimbursing the City for the administrative costs of establishing the program for collecting the Residential Vacancy Tax, as well as all continuing costs of administering the Tax. Administrative costs include, but are not limited to costs associated with:
1. Independent third-party audits of the use of monies in the Fund;
2. Monitoring and enforcing compliance with this Chapter;
3. Developing ordinances and regulations to implement this Chapter;
4. Collecting the Tax;
5. Public communications relating to the Tax; and
6. Any legal defense of this Chapter.
F. Held in reserve and accumulated for spending in subsequent years for purposes listed in this section.
Section 3.60.110 Vacancy Tax Oversight Committee
A. The Vacancy Tax Oversight Committee is hereby established for community oversight of the Tax, to review expenditures and appropriations of the Tax revenue, to recommend new expenditures, and to make recommendations to the City to improve the implementation, compliance, and enforcement of the Tax.
B. The Committee shall consist of at least five (5) members who are all residents of the City, and appointed by City Council. Members of the Committee shall serve a term of four years, and no member may serve more than two consecutive four-year terms. A member’s position shall become vacant upon their death, resignation, or removal by the Council. In the case of such a vacancy, the Council shall appoint a successor to fill the unexpired term, subject to the approval of the majority of the Council.
C. A quorum of the Committee shall never be fewer than three (3) members. If there are vacancies on the Committee due to a lack of applicants, or the failure to appoint members, the Committee may operate with three (3) members.
D. The City Manager or designee shall provide clerical assistance, administrative support, and technical assistance to the Committee and may be present at the Committee meetings, or may send a designee. 2224
E. The Committee may convene community meetings to solicit community testimony and other input to build trust between the community, neighborhoods, and the City, and to address other similar and relevant subjects as determined by the Committee within its jurisdiction.
Section 3.60.120 Legal Defense
A. If this Act is approved by the voters of the City of South Lake Tahoe and thereafter subjected to a legal challenge, the City Attorney or appointed independent counsel shall, to the best of their abilities, faithfully defend this Chapter against any litigation and until all reasonable appeal options are exhausted. Costs associated with any defense of this Chapter may be reimbursed from monies in the Fund.
B. Nothing in this section shall prohibit the proponents of this Act from intervening to defend this Act.
Section 3.60.130 Annual Reports
Beginning in 2025, the City Manager shall file annually with the Council a report on the implementation, auditing, and enforcement of the Tax.
Section 3.60.140 Authorization and Limitation on Issuance of Bonds The City shall be authorized to pledge revenues generated by the Residential Vacancy Tax to the repayment of limited tax bonds or other forms of indebtedness authorized under this section. The Council shall by ordinance or resolution, as applicable, establish the terms of any limited tax bonds or other forms of indebtedness authorized hereby, including but not limited to, the amount of the issue, date, covenants, denominations, interest rate or rates, maturity or maturities, redemption rights, tax status, manner of sale, and such other particulars as are necessary or desirable.
Section 3.60.150 Severability
If any word, phrase, sentence, part, section, subsection, or other portion of this ordinance, or any application thereof to any person or circumstance is declared void, unconstitutional, or invalid for any reason, then such word, phrase, sentence, part, section, subsection, or other portion, or the prescribed application thereof, shall be severable, and the remaining provisions of this Chapter, and all applications thereof, not having been declared void, unconstitutional or invalid, shall remain in full force and effect. The People of the City of South Lake Tahoe hereby declare that they would have passed this ordinance, and each section, subsection, sentence, clause, and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases had been declared invalid or unconstitutional.
Section 3.60.160 Savings Clause
No section, clause, part, or provision of this Chapter shall be construed as requiring the payment of any tax that would be in violation of the Constitution or laws of the United States or of the Constitution or laws of the State of California.
Section 3.60.170 Liberal Construction
This Chapter shall be liberally construed to effectuate its purpose.
Section 4. Increase Appropriations Limit
Pursuant to California Constitution Article XIII B and applicable laws, for four years from November 5, 2024, the appropriations limit for the City shall be increased by the aggregate sum collected by the levy of the special tax imposed under this ordinance.
Section 5. Amendments
The City Council may, by majority vote of the entire City Council, amend this Chapter in furtherance of the purposes of the Act, to increase penalties and fees, reduce the applicability of Vacancy Exclusion Periods, reduce the applicability of Exemptions, or to correct ambiguities or errors in language, provided that such amendments do not decrease the dollar amounts of the tax, penalties, or fees.
The City Council may, by two-thirds vote of the entire City Council, amend this chapter, in furtherance of the purposes of the Act, to add new Vacancy Exclusion Periods or Exemptions.
Section 6. Effective Date
This Ordinance, and all the provisions hereof, shall become effective only upon affirmative passage by a fifty (50) percent plus one (1) majority of the voters voting on the Ordinance. This Ordinance shall be considered adopted on the date that the City declares the results of the election at which it was voted upon and shall be effective ten (10) days thereafter.
* * * * *
Notice of Intention to Circulate Petition
Notice is hereby given of the intention of the persons whose names appear hereon of their intention to circulate the petition within the City of South Lake Tahoe for the purpose of enacting a residential vacancy tax. A statement of the reasons for the proposed action as contemplated in the petition is as follows:
Median home prices in South Lake Tahoe have more than doubled since 2013. Half of Lake Tahoe’s workers now live outside the region, and of those who do live here, nearly two-thirds do not earn enough to afford the living expenses of a typical family.
As families struggle to find housing and local businesses struggle to find employees, 44% of all housing units in South Lake Tahoe - now over 7,000 houses - sit empty most of the year. Since 2000, the increase in vacancies has outpaced new housing construction, resulting in more vacant houses and fewer homes for residents.
This lack of local housing has contributed to a shortage of workers, a shrinking population, and a severe drop in school enrollment and attendance-based funding.
This measure addresses South Lake Tahoe’s housing crisis by introducing a tax on vacant houses. The Vacancy Tax simultaneously encourages the use of existing vacant properties while generating tens of millions of dollars in revenue. As a special-use tax, Vacancy Tax revenue can be used ONLY for local housing, road infrastructure, and transit, as well as enforcement and administration of the tax. Allowed uses include development of affordable housing, rental and home-buyer assistance, incentives for property owners to rent to residents, and addressing the $500 million backlog of deferred road repairs, and stormwater and infrastructure needs.
The tax applies ONLY to residential units that sit vacant for the majority of the year, with exclusions for properties under renovation, seasonal cabins, elderly residents in care facilities, wildland firefighters, and active-duty military, among others. As long as a home is occupied by an owner, tenant, or guest for more than 182 days throughout the year, consecutively or not, there is no tax.
Without bold action, the housing crisis will continue to escalate and roads will continue to deteriorate.
The Vacancy Tax is the only housing and funding solution that addresses the scale of our community’s critical needs.
Amelia Richmond
2225
REGISTERED VOTERS ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
1. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
2. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
3. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
4. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2226
REGISTERED VOTERS ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
5. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
6. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
7. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
8. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2227
REGISTERED VOTERS ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
9. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
10. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
11. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
12. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2228
REGISTERED VOTERS ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
13. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
14. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
15. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
16. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2229
REGISTERED VOTERS
ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
17. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
18. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
19. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
20. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2230
REGISTERED VOTERS ONLY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The city attorney has prepared the following title and summary of the chief purpose and points of the proposed measure:
AN INITIATIVE MEASURE TO ESTABLISH A TAX ON OWNERS OF VACANT RESIDENTIAL UNITS IN
THE CITY OF SOUTH LAKE TAHOE
If approved by the voters, this initiative would add Chapter 3.60 to the South Lake Tahoe City Code, establishing a tax on owners of residential units that are vacant more than 182 days within a calendar year. This would be a special tax, meaning that revenue could be used only for purposes specified in the measure. The tax would apply to various types of vacant residential units, including houses, apartments, and one or more rooms consisting of separate living quarters, but not to hotel rooms used for transient occupancy, accessory dwelling units, rooms in nursing homes, units owned by nonprofits or governmental agencies, or units not usable in the winter season.
Units would not be considered vacant when an occupant using the unit as their principal residence is hospitalized or absent while serving as a firefighter, emergency service worker, or in the military, when the residential unit is uninhabitable because of natural disaster, renovation, or construction, or because of the death of the owner who was the sole occupant, or during a declared emergency.
Beginning on January 1, 2026, annual tax rates would be established, subject to an annual CPI adjustment:
• $3,000 per vacant residential unit for the first year of vacancy • $6,000 per vacant residential unit for the second consecutive calendar year and each subsequent consecutive calendar year thereafter of vacancy
This measure would require every owner of a residential unit in the City to submit an annual declaration of occupancy. The City would be required to establish a process to annually audit residential units to confirm occupancy. Making a false declaration would result in a penalty of at least 100 percent of the tax owed in addition to other penalties and interest.
The use of the tax revenue would be restricted to specified purposes, including for repayment of bonds or other debt for the specified purposes: for housing purposes including constructing, purchasing, and operating housing properties and housing assistance, subsidy, and incentive programs; for roadworks and related infrastructure programs including construction, repair, maintenance, and replacement of roads, bicycle and multi-use paths, and stormwater infrastructure; for transit and related infrastructure purposes including bus and rail infrastructure within the City and operational and capital equipment costs of public transit services to serve areas within and outside the City; and for City costs of administering the tax and any legal defense of the measure.
A five-member Vacancy Tax Oversight Committee would be established to oversee the administration of the tax and make recommendations to City Council.
The measure would authorize the City to adopt rules and regulations for the implementation and administration of the tax, and would allow the City Council to amend Chapter 3.60 by majority vote to increase penalties and fees or reduce the applicability of exemptions, or by two-thirds vote to add new exemptions. A simple majority of votes is required to pass the measure.
OFFICIAL TOP FUNDERS. Valid only for January 2024.
Petition circulation paid for by
Locals for Affordable Housing Committee for a South Lake Tahoe Vacancy Tax Committee major funding from:
This Committee has no top funders
Latest info: www.tahoevacancytax.com/top-funders
NOTICE TO THE PUBLIC:
SIGN ONLY IF IT IS THE SAME MONTH SHOWN IN THE OFFICIAL TOP FUNDERS OR YOU SAW AN “OFFICIAL TOP FUNDERS” SHEET FOR THIS MONTH.
THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER.
YOU HAVE THE RIGHT TO ASK.
ALL SIGNERS MUST BE REGISTERED VOTERS OF THE CITY OF SOUTH LAKE TAHOE, CALIFORNIA Official Use Only
21. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
22. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
23. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________
24. Print Your
Name: ____________________________
Residence
Address Only: _________________________________
Sign as Registered
to Vote: ____________________________ City: ___________________________ Zip: ___________ 2231
DECLARATION OF CIRCULATOR
(to be completed in the circulator’s own hand after above signatures have been obtained) I, ________________________________________, am 18 years of age or older. My residence address is (print name) ___________________________________________________________. I circulated this section of the petition and witnessed (street address, city, state, zip) each of the appended signatures being written. Each signature on this petition is, to the best of my information and belief, the genuine signature of the person whose name it purports to be. All signatures on this document were obtained between the dates of __________ and __________. I declare under penalty of under the laws of the State of California that the foregoing is (month, day, year) (month, day, year)
true and correct.
Executed on ________________, _______ at ___________________________, California. (month and day) (year) (place of signing) Signature of Circulator _______________________________________________________ (complete signature including full name of circulator) 2232
City of South Lake Tahoe
Agenda Item Executive Summary
Joe Irvin, City Manager
__________________________________
Meeting Date: June 18, 2024
Agenda Item #:24
Agenda Item: Agenda Planning Calendar
Executive Summary: The attached Agenda Planning Calendar outlines a preliminary schedule for future City Council meeting agenda items.
Requested Action / Suggested Motions: A Councilmember may request that an item be placed on a future agenda. Upon the support of one (1) additional Council Member, direction shall be given to the City Manager to calendar the item for a convenient future agenda, but no sooner than the second meeting after the request was made, and/or modify the Agenda Planning Calendar as desired.
Responsible Staff Member: Joe Irvin, City Manager and Susan Blankenship, City Clerk Attachments:
APC - 06 13 2024.pdf
2233
2024 Agenda Planning Calendar (Updated 06 13 2024)
Agenda Item Agenda Section
Aug 13, 9 a.m. City Mngr. Resolution Authorizing Transportation Development Act Claim Consent Water Bottle Ban - League to Save Lake Tahoe Presentation CalRecycle Grant Award for 2023 SB 1383 Local Assistance Grant Program Consent Award of On-Call Electrical/Structural Engineering Consent Participatory Budget Survey Results UB
Real Estate and Economic Development Services PSA NB
Establishing an EV Charging Rate for the City's Public EV Chargers Consent Transit JPA Update UB
EV Charging Parking Ordinance (First Reading) NB
National Community Survey Results NB
Tax Sharing Resolution (AB 8) Clean-Up Annexation UB
Dev Services Quarterly Housing Report Consent
Mid-Town Policy Input UB
Finance Financial Policies Update Consent
Parks & Rec El Dorado Boat Ramp Lease Agreement Consent Department
2234
2024 Agenda Planning Calendar (Updated 06 13 2024)
Rec Center Donation Naming Rights Agreement NB
Award of Skate Park Renovation Contract Consent
Public Works Airport Master Plan Presentation NB
Update on Fire Station 3 and Allocation of funds from Station 1 NB 2024-25 CIP Recommendations NB
Airport Restaurant Lease Agreement NB
Award Upper Bijou Creek Drainage Project Consent
Award of Pioneer Safety HSIP Project Consent
TRPA and Rec Facilities JPA Funding for the Bijou Park Connector Consent Award of Tahoe Valley Greenbelt Phase 2 Consent
Award of PSA for Dennis Machida Greenway Consent
Aug 27, 9 a.m. *Budget Workshop City Council, STJPPFA
City Manager EV Charging Parking Ordinance (Second Reading) Consent Public Works Award of Bellamy Parking Garage Phase 2 Consent Award of PD Roof Repair Consent
Sept. 10, 9 a.m. City Manager Barton Community Health Needs and Harm Reduction Update Presentation 2235
2024 Agenda Planning Calendar (Updated 06 13 2024)
Website Redesign Update NB
SSTMA Agreement for Microtransit UB
Dev Services Review of Employee Housing Public and Business Outreach Campaign UB City/CTC land exchange agreement Consent
TAU Discussion NB
Annual Homelessness Report NB
Employee Housing Signage Ordinance PH
Finance Investment Policy update Consent
Public Works Award Pioneer Trail Phase II Project Consent Award James-Eloise Drainage Upgrade Consent
Sept. 24, 5:30 p.m City Clerk City Council Compensation Ordinance (First Reading) NB Conflict of Interest Code Update Consent
City Mngr Residential Organics Diversion Program Presentation Dev Services Disparate Impact Analysis Findings about Local Preference Ordinance UB Discussion: Second Home Cap/Permit Options NB
2236
2024 Agenda Planning Calendar (Updated 06 13 2024)
Finance Quarterly Budget and Financial Status Report as of June 2024 Consent Investment Portfolio Report as of June 2024 Consent
Public Works Award Lakeview and Ski Run Electrical Upgrades Consent Oct. 15, tbd
Oct. 22, 5:30 p.m. City Clerk City Council Compensation Ordinance (Second Reading) Consent Finance GAAN Limit Consent
Fiscal Year 2023-2024 Budgeted Funds Re-appropriation Consent Nov. 5, 9 a.m. Dev. Services Radon - Jeff Minor Presentation One-Year Results of Inclusionary Housing Ordinance
Finance TID Annual Report NB
Nov. 19, 5:30 p.m. Finance Annual ROPS approval STRSA Consent STRSA
Dec. 10, 5:30 p.m. City Clerk Certification of Election Oaths of Office
City Council Re-Organization
Quarterly Budget and Financial Status Report as of September 2024 Consent Investment Portfolio Report as of September 2024 Consent BOS/City Council Special Joint Meeting
2237
2024 Agenda Planning Calendar (Updated 06 13 2024)
City Clerk Records Management Policy (Updated) 1/2025
City Manager Comprehensive Energy Services Contract
Municipalization of Electric Utility - Feasability Analysis Dev Services REACH Code Adoption
Res. Area Plan to Accommodate SB9 and Remove Tourist Accomodation Building Code Appendix AW adoption-3D printed structures Finance Disolution STJPPFA
Public Works Hwy 50/89 Concrete/Pavement Option
Award High Priority Pipe Replacement Project
TTD US 50 Plans Presentation
Unscheduled/Pending
2238